NSN ORD-1996-010 Subdivision Regulations Text Amendments - Flexible Development-Open Space Proposal

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1 Commissioner Willhoit asked that a tally be kept which would track this information. Marvin Collins 2 indicated that this would occur. 3 Revised Section IV-D-10-E: There was consensus on this recommendation. 4 Commissioner Gordon referred to the top of page 38 regarding the detailed soil analysis. She 5 asked what could cause a greaten number of lots to be allowed at the Preliminary Plan stage. Marvin Collins 6 indicated that initial work with Environmental Health and Planning Staff could indicate that only 75 lots could 7 be developed out of 100. After the Concept Plan is approved, it could be that the perk tests show that 85 lots 8 are developable. 9 Revised Section IV-D-10-G.1: There was consensus on this recommendation. 10 Commissioner Gordon asked if this was intended to be more restrictive_ Commissioner Willhoit 11 indicated that qualifying for the density bonus by dedicating land off-site is contingent on the County 12 accepting dedication of that property. The County is not required to accept the land. If it does not meet the 13 County's needs, it can be refused. Commissioner Gordon asked for further clarification regarding the 5 14 acres (primary) and 2 acres (secondary). She asked where the numbers come from. Marvin Collins referred 15 to page 42 G.I. He mentioned that studies have shown that the market value vs. the use value is generally 16 five to one. This Section IV-D-10-G-1 states that this 5 to 1 ratio must be used to preserve Primary 17 Conservation Areas. Five (5) acres would have to be preserved to get one unit. 18 A motion was made by Commissioner Crowther, seconded by Commissioner Willhoit, to approve 19 the proposed Flexible Development Ordinance amendments, including the recommended revisions, to be 20 effective July 1, 1996. 21 Commissioner Gordon mentioned the issue of conventional systems vs. the alternative community 22 systems; problems are more likely with the latter system. It was her understanding that approval could be 23 delayed until the financial arrangements are worked out by the attorney using the Wastewater Treatment 24 Monitoring Program. She noted that this does not seem to be included in this proposal. 25 Marvin Collins replied that he felt that if this was a concern it would be appropriate to have the 26 Board of Commissioners adopt a policy stating that flexible development proposals which use alternative 27 systems would have to have the financial security arrangements finalized prior to approval. 28 Commissioner Gordon asked how it would be handled. 29 Chair Carey stated that his understanding is that this could be handled by policy rather than 30 Ordinance. 31 It was suggested that page 37, D.6, 2nd bullet, be revised as follows "A community water and/or 32 sewage disposal system designed, constructed, and maintained in conformity with all applicable state, 33 federal and local rules, regulations and policies" Geof Gledhill indicated that he felt this could be reviewed 34 by the Board of Health and adopted by the end of the summer. 35 Commissioner Gordon felt that the village option did not have sufficient locational criteria. For 36 example, she felt that a village should be required to be on public water and sewer. In our Zoning Ordinance, 37 changes with comparable or even smaller impact generally include locational criteria. 38 Marvin Collins indicated that a 100 acre village could use wells and septic tanks. It is not true that 39 the village option would require a community system or public water and sewer. The village could be 40 clustered, surrounded by open space, and the septic field could be off-site in the woods or meadow. 41 Commissioner Crowther amended his motion, seconded by Commissioner Willhoit, to read "approve 42 the proposed Flexible Development Ordinance amendments, including the recommended revisions, and 43 policies on Section D-6, to be implemented on July 1, 1996. 44 VOTE ON THE AMENDED MOTION: AYES, 4; NOES, 1 (Commissioner Gordon) 45 46 Commissioner Gordon stated her concerns about the Flexible Development Ordinance. She 47 opposes off-site easements for sewage disposal in critical water supply watersheds, such as University Lake 48 and Cane Creek. She also believes it is a mistake to allow the village options without specifying locational 49 criteria for villages. 50 VOTE ON THE MAIN MOTION AS AMENDED: AYES, 4; NOES, 1 (Commissioner Gordon)