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Agenda - 11-27-1995 - C-6
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Agenda - 11-27-1995 - C-6
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BOCC
Date
11/27/1995
Meeting Type
Public Hearing
Document Type
Agenda
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C-6
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Minutes - 19951127
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226 <br /> Comment Among the development options presented in the proposed Coneeatual Guidelines for Rural Orange <br /> was a "conventional two-acre development"option. That option suggested that the "base line"zoning <br /> density in rural portions of the county be changed from 40,000 sq.ft. (0.92 acres)lots to 80,000 sq.ft. <br /> (1.84 acres) lots. <br /> The proposed change in zoning density was based in part on the average lot size (1.9 acres) created <br /> through the major subdivision approval process(1987-1993). The change was also proposed to create <br /> an incentive for setting aside open space; e.g., density increases in return for open space. <br /> Subsequent studies of aU subdivision activity during the 1987-1993 period indicated that the average <br /> lot size was three times larger,• e.g., 6.0 acres. From such studies, arguments have been made that <br /> larger lot sues and "de facto"open space are more a product of consumer preference and/or soils <br /> limitations than increased lot sue requirements associated with issues such as watershed protection. <br /> The "conservation"option recommended as part of this Flexible Development proposal is similar to <br /> the "conventional two-acre development"option in that it results in larger lot sizes than the minimum <br /> required 40,000 sq.ft. lot. However, it differs significantly from the "two-acre"approach by relying <br /> on natural constraints to preserve open space instead of mandating a specific lot size standard. <br /> As an example, Primary Conservation Areas have been defined to include the following site features: <br /> • Wetlands; <br /> • Floodplains and alluvial soils;" <br /> • Slopes greater than 25%; and <br /> • Natural areas, and wildlife corridors and habitats. <br /> As shown on thefollowing "Building Constraints Map", wetlands,floodplains' and alluvial soils, and <br /> steep slopes are limiting factors for development. When combined with soils that do not pert well, the <br /> conservation approach produces lots which not only recognize the natural limitations of the land but <br /> contribute to the preservation of Primary and Secondary Conservation Areas. As an example, many <br /> natural areas and wildlife habitats, as well as much of the wildlife corridor system, are located in <br /> areas characterized by wetlands,jloodplains, and/or steep slopes. <br /> The following table provides a comparison of Rural Character and Flexible Development strategies. <br /> As noted in the table, it may be possible, on land that peres extremely well and has no Primary <br /> Conservation Areas, to achieve a density of 108 lots per 100 acres. <br /> Under the current regulations and ideal conditions, the maximum density is 100 lots per 100 acres. <br /> The di,8`erenee between the two is accounted for by the incentive of counting street right-of-way as part <br /> of the 40,000 sq f! lot size.A more typical situation, however, is one in which poor soils, separately <br /> or in eornbumWorn with other building constraints and natural features, would limit the density to <br /> approximately 72 lots or less per 100 acres. This figure is derived by subtracting 33 acres occupied <br /> such eonsdnints or features from 100 acres, leaving 67 acres of buildable area. Based on the minimum <br /> lot size requirement of 0.92 acres (40,000 sq.ft.), the number of lots which could be obtained would <br /> be 72. This number might be even lows; based on the average lot sue(1.9 acres)created through the <br /> major subdivision approval process between 1987 and 1993. <br /> Flexible Development 12 <br />
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