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17 <br /> Attorney. Such an approach would achieve the same purpose without delaying <br /> ."small-lot"cluster options implemented through other means. <br /> Village Option: Concerns have been expressed about the complicated nature of the <br /> Village Option and the need to conduct additional public hearings. <br /> Staff Comment: Staff does not feel that additional public hearings are warranted <br /> The Village Option was available five months prior to the November public hearing <br /> when the Planning Board was reviewing the Flexible Development proposal, and <br /> public comment could have been received(in writing) until mid-February when the <br /> Planning Board prepared its recommendations. <br /> Concerns about the Village Option were addressed in a Jamuny 4, 1996 <br /> memorandum, a copy of which is provided as an attachment. Part of the difficulty <br /> with the Village Option is that discussions about it have ahvays focused on <br /> University Station, Southern Village or similar projects, and, while such projects <br /> would certainly fall within the provisions, they would also be subject to greater open <br /> space requirements As an example, Southern Village contains approjamately 350 <br /> acres Because the Village Option sets a limit of 100 acres on the size of the Village <br /> Proper, the densely developed portion of the community, a Southern Village would <br /> be required to provide over 70%open space. This concept is detailed in Attachment <br /> D of the January 4 menKvw k m and sets a sample standard for villages of more <br /> than 150 acres-the greater the size of the village, the more open space that must be <br /> provided <br /> Another misunderstanding about the Village Option is the permitted density. Tyre <br /> same limitations that cgrply to any Flexible Development apply to villages, e.g., <br /> preparation of a 'yield plan" to determine the allowable_ number of units. <br /> Furthermore, density bonuses are limited to certain locations; e.g., utility service <br /> areas, transit corridors, and transition areas Thus, a 300-acre "rural" village <br /> outside these areas must provide 67%open space and would not quay for density <br /> bonuses <br /> Finally, there may be many pages of standards for various portions of a village, but <br /> they are based on widely used and recognized standards for "traditional" <br /> communities They gave substance to the Village Option and have been used by <br /> Ran"I Arendt in the model ordinance contained in the Albemarle Pamlico Region <br /> Open Space Design Guidebook Mr. Arendt also gpplied such standards to the <br /> Craven County(New Bern) case study where a portion of a historic plantation site <br /> was designated for village development to create an endowment to maintain the site. <br /> RECOMMENDATION: The Administration recommends approval of the proposed Flexible <br /> Development ordinance amendments, including the recommended <br /> revisions outlined above. Should the Board of Commissioners wish to <br />