Agenda - 05-17-1994-X-B - Laserfiche WebLink

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6 5. DEVELOPMENT OPTIONS IN LITTLE RIVER, CANE CREEK AND UPPER ENO (CRITICAL AREA) WATERSHEDS Throughout the Little River and Cane Creek watersheds, and in the 1/2-mile critical area of the Upper Eno watersheds, current zoning requires a minimum lot size of two acres and an impervious surface limit of 6%. Thus the Committee's open-space development options, which exceed one unit per two acre density, would not be compatible with current zoning. The possibility of a density contradiction has been recognized for some time, both by the Committee and by staff. The Committee considered an early draft set of development options in 1991 that provided for watershed and non-watershed options. This approach was rejected by the Committee because of its complexity. Although the same zoning standard applies in all three of the aforementioned watersheds, the basis for the standards differ in each case. In the critical area of the Upper Eno watershed, the state mandates two acre lots or 6% impervious surface limits. In Cane Creek, the two-acre lot/6% impervious standard is based on requests from the Orange Water and Sewer Authority and previous preliminary recommendations in technical studies. In Little River watershed, the standard is based on recommendations from a technical study of the watershed. Possible resolutions of this dilemma might be adherence to either the two-acre lot, or the impervious limits, or by providing some other type of incentive for OSD's in watersheds (please see attached). OSD's can be used to protect water quality, by providing greatly-enhanced stream buffers within the protected open space. 6. DEFINITION OF OPEN-SPACE (%, TYPE, QUALITY, AND CALCULATION) This issue is the only one not directly tied to the development options. Discussion of this question dates back to hours of Committee deliberation, and it was also discussed at the east- central (New Hope) community meeting. The question revolves around the definition of what constitutes quality open space, how much should be required, and how it should be calculated. In terms of open space definition, the Committee discussed issues such as whether or not golf courses or other active recreation areas should count as open space in meeting requirements for OSD's? Are septic fields and utility easements, or portions thereof, quality open space? In the end, the Committee recommended a compromise approach which allows private or other public recreation facilities (including golf courses) to count one-half of the used land as open space. Up to 50% of septic nitrification fields may also count as open space, and 100% may count in cases where special conditions are met. Entrance roads to the development may count as open space if they adjoin undeveloped, platted open space on one side. Utility easements may count as open space. 4