Agenda - 05-01-1996 - IX-E - Laserfiche WebLink

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76 A . 1. Lower intensity areas lie adjacent to most of the resource areas and best typify the area's remaining rural character.They are proposed to have the lowest future development densities and water and sewer extension is not envisioned. 2. Intermediate intensity areas are intended to provide a transition between lower and higher density. They are envisioned as being predominantly residential with density being determined largely by the character of existing development. Water and sewer extension is unlikely. 3. Higher intensity areas are adjacent to areas experiencing urban growth and at some future date will likely be annexed by Hillsborough or Durham. A mix of land uses is possible along with the eventual extension of water and sewer. The Planning Group explored traditional legal tools for plan implementation such as rezoning to promote consistency. However,a key plan goal is to not take away any options landowners currently have and no zoning changes are recommended. The Planning Group relied extensively on the Flexible Development Options in making their recommendations and suggest the following modifications to Flexible Development to make it specific to the Stoney Creek area: 1. Flexible Development allows a density bonus of an additional housing unit for every acre of open space preserved above 33%.For Stoney Creek: Lip to 50%open space allows half of the bonus to be used in the area;and open space in excess of 50%permits use of the bonus units wherever desired. 2. Where density bonuses can be used: The lower intensity area is a sending area for density bonuses; the intermediate intensity area is a sending and receiving area; the higher intensity area is a receiving area;and density bonuses created in the Stoney Creek area can be utilized as stated above, but density from other areas cannot be transferred into the area. 3. In the lower intensity areas,50%of active recreation land will not count toward open space,although such uses will continue to be permitted. 4. Expedited review and approval of projects that preserve large amounts of open space and enhance rural character should be included as an incentive. The proposed Stoney Creek Small Area Plan will supersede the 1988 plan for the area by introducing the three land use intensity levels discussed. However,these will apply only where a landowner/developer chooses to use voluntary Flexible Development Options. Since no zoning changes are proposed,the zoning patterns as established by the current plan will remain in effect. Planning Staff recommends that the proposed plan and recommendations for implementation be advertised for public hearing on May 28, 1996. Jobsis stated that she was impressed with the work and amount of compromise that appears to have gone into the Plan. She felt it was a very positive document that would meet lots of people's needs. Walters agreed with Jobsis. Insko stated that the group worked very hard at the process and expressed a lot of patience with each other. She noted that a lot of energy and effort went into the