Agenda - 06-03-2014 - 7c - Laserfiche WebLink

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25 1 Commissioner Dorosin questioned whether subdivided lots from a parcel created earlier 2 would still be grandfathered. 3 Michael Harvey said it would be a lot created under provisions referenced in the plan, as 4 well as in County zoning regulations. He said there is a density bonus that the plan recognizes. 5 He said this allows for up to 5 lots at a 2 acre density; but once this is exhausted, every dwelling 6 would have to meet the one dwelling unit per 5 acre density. 7 Alderman Slade said this looks like a more attractive alternative for developers, and it 8 may allow them to pursue the clustered subdivision as a way to save money. He questioned 9 whether there might be ways to incentivize developers to make any existing nature corridors or 10 County corridors publicly accessible space in exchange for the opportunity to do a cluster 11 subdivision. 12 Michael Harvey said the current County standards do not incentivize the cluster 13 subdivision process. He said this plan merely provides the developer an opportunity to reduce 14 cost and preserve open space. He said the only incentive in their regulations is to potentially 15 allow for additional density, subject to the provision of lots for affordable housing. He said the 16 County has had developers that have dedicated open space and allowed for public access 17 corridors consistent with the Greenway Master Plan, which is monitored by the Department of 18 Environment, Agriculture, Parks & Recreation ( DEAPR). He said DEAPR is involved in the 19 review process and makes recommendations on the reservation of such areas. 20 Commissioner Price asked if staff can provide the statistics for which developers have 21 used conventional plans versus clustering or conservation over the years. 22 Michael Harvey said he can do this, but he would remind the Board that there are 4 23 types of major sub - division regulations in the County, most of which are conservation /clustering 24 style subdivisions. He said the County has only had 2 major subdivisions in the past 3 years. 25 Commissioner Price said there have been some in the past and she would like to have 26 some idea of how this has gone. She said there were efforts in the 1990's to do this type of 27 conservation, and a lot of the developers were choosing the conventional plan. 28 Michael Harvey said he can provide this information. He said there is nothing in this 29 plan other that it encourages and allows clustered subdivisions. He said it is the County's 30 subdivision regulations that spell out the subdivision processes. 31 Council Member Harrison said it was with the Dunhill subdivision off Mount Sinai Road 32 that he first learned about the lack of cluster. He asked if this neighborhood had any other 33 option besides conventional that would have given them more buffer against the Johnston Mill 34 Preserve. 35 Michael Harvey said the developer could have done a cluster sub - division, but this would 36 have limited them to 2 acre lot sizes; therefore the conventional option was chosen. He said 37 this amendment would have given the developer the option to cluster down to one acre with 33 38 percent open space. 39 Council Member Harrison questioned whether this option would have reduced the 40 number of lots. 41 Michael Harvey said this is correct, but it would have been 2 acre minimum lot sizes. 42 Council Member Harrison said it could have increased the amount of open space 43 against neighboring properties. 44 Michael Harvey said this is correct, but the County cannot require that the developer go 45 through this process, because it was a special use permit. 46 Council Member Ward asked if this proposal is going to create any situations where 47 people will lose development opportunities. 48 Michael Harvey said he does not think so, because County planning staff already 49 interprets a de -facto one dwelling unit for every 2 acre density in the rural residential area. He 50 said this will simply allow people to reduce the lot size, cluster, get more open space, and 51 reduce the cost for development. He said the County gets the benefit of more open space.