Agenda - 11-27-1995 - C-6 - Laserfiche WebLink

Browse Search

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