Minutes 03-27-2014 - Laserfiche WebLink

Browse Search

Michael Harvey said there are several ways to get this done. He said one way is to establish an HOA, and another way is to work with developers to have common areas donated and dedicated to local conservancy groups. Commissioner Dorosin questioned how density would be measured if, for example, he owned a 5 acre stand-alone lot and he wanted to sub-divide it and sell part of it. Michael Harvey said it would depend on when the lot was created. He said a subdivision would not be possible if the lot was created in 2000, as the density threshold has been reached for the area in question. Mayor Kleinschmidt arrived at 7:16 PM Commissioner Dorosin questioned whether subdivided lots from a parcel created earlier would still be grandfathered. Michael Harvey said it would be a lot created under provisions referenced in the plan, as well as in County zoning regulations. He said there is a density bonus that the plan recognizes. He said this allows for up to 5 lots at a 2 acre density; but once this is exhausted, every dwelling would have to meet the one dwelling unit per 5 acre density. Alderman Slade said this looks like a more attractive alternative for developers, and it may allow them to pursue the clustered subdivision as a way to save money. He questioned whether there might be ways to incentivize developers to make any existing nature corridors or County corridors publicly accessible space in exchange for the opportunity to do a cluster subdivision. Michael Harvey said the current County standards do not incentivize the cluster subdivision process. He said this plan merely provides the developer an opportunity to reduce cost and preserve open space. He said the only incentive in their regulations is to potentially allow for additional density, subject to the provision of lots for affordable housing. He said the County has had developers that have dedicated open space and allowed for public access corridors consistent with the Greenway Master Plan, which is monitored by the Department of Environment, Agriculture, Parks & Recreation (DEAPR). He said DEAPR is involved in the review process and makes recommendations on the reservation of such areas. Commissioner Price asked if staff can provide the statistics for which developers have used conventional plans versus clustering or conservation over the years. Michael Harvey said he can do this, but he would remind the Board that there are 4 types of major sub-division regulations in the County, most of which are conservation/clustering style subdivisions. He said the County has only had 2 major subdivisions in the past 3 years. Commissioner Price said there have been some in the past and she would like to have some idea of how this has gone. She said there were efforts in the 1990's to do this type of conservation, and a lot of the developers were choosing the conventional plan. Michael Harvey said he can provide this information. He said there is nothing in this plan other that it encourages and allows clustered subdivisions. He said it is the County's subdivision regulations that spell out the subdivision processes. Council Member Harrison said it was with the Dunhill subdivision off Mount Sinai Road that he first learned about the lack of cluster. He asked if this neighborhood had any other option besides conventional that would have given them more buffer against the Johnston Mill Preserve. Michael Harvey said the developer could have done a cluster sub-division, but this would have limited them to 2 acre lot sizes; therefore the conventional option was chosen. He said this amendment would have given the developer the option to cluster down to one acre with 33 percent open space. Council Member Harrison questioned whether this option would have reduced the number of lots.