Minutes 03-27-2014 - Laserfiche WebLink

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Michael Harvey said all of these are possible with state permits and state engineered systems. He said a project in the rural buffer is prohibited from having water or sewer extended to it. Council Member Ward asked if developers can use the alternative strategies. Michael Harvey said yes. Commissioner Gordon said part of the reason for the rural buffer is to have a hard edge around the urban areas so that the urban areas can be developed in a more effective way. She said it is important to remember that whatever goes in the rural buffer needs to be able to survive on groundwater systems. She said there are possibilities to have soccer areas in other parts of the County, such as Millhouse Road Park and the Twin Creeks Park. Chair Jacobs referred to the clustering option and thanked the staff for bringing it forward. He said this is a gracious form of sprawl. He said the County loses the capacity to have significant connected open space and smaller yards. He said he has been asking for this for a long time. He said there has been frustration by this, and there has been hesitation to open the discussion about the rural buffer, but he trusts the wisdom of his colleagues. He thinks the County can do a better job, and he thinks this is a step in the right direction. He hopes this goes forward. Alderman Haven O'Donnell referred to the comments by Bolton Anthony. She said there are people in Carrboro that have been there a long time and are discussing an elder co-housing concept. She said this is not possible in Carrboro, as the lots are not large enough. She asked, if this was to go forward, if there would be flexibility for these kinds of special uses. Michael Harvey said his opinion is no, because there would still be a one acre minimum lot size with clustering. Alderman Haven O'Donnell said the County is rapidly approaching a time, with baby boomers retiring, when a wise use of land makes sense. She questioned whether the County is missing an opportunity to purposefully create an environment where transitional and affordable housing would work. Michael Harvey said it would require the efforts of the elected boards to put that type of flexibility in the proposed document. Chair Jacobs noted that the County's minimum lot size is .92 acres. Michael Harvey said there are areas in Orange County where water and sewer are available, and high density projects are encouraged and promoted. He said some of the projects Alderman Haven O'Donnell is suggesting could be developed through established processes; however this cannot be done in the current rural buffer. Commissioner McKee said he supports the plan overall, but his only concern is the one dwelling for every 5 acres in the University Lake Watershed. He said he is concerned about the issue of affordability. He said with this limitation and the land prices in that area, there is no talk of affordable houses— only mansions. Council Member Ward asked for an explanation of why the County could not create the ability to have smaller lot sizes. Michael Harvey said the reason for the lot size requirements is the availability of active repair septic and wells that require a 50 foot setback from structures and septic systems. He said the lot sizes can vary dramatically in areas that have water and sewer. Council Member Palmer said she understands the need for the septic system to support the population. She questioned having the land and clustering the people. She referenced the example of co-housing for the elderly. She said the homes in this setting are more like little apartments that open into common areas. She asked if this would be permitted, as you still have the density. Michael Harvey said there are areas in the County where that concept would work, but this would not work in the rural buffer unless this elected body wants to change this plan.