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11 <br /> Commissioner Jacobs asked if there are specific dimensions for a public road. <br /> Michael Harvey said 22 feet wide of pavement and a 50-foot right of way. He said curb <br /> gutter and stormwater systems may change this slightly. <br /> Commissioner Jacobs said it is cheaper to do a private road and such roads also <br /> provide for the least rural impact. He said as the County moves forward, it is good to consider <br /> how to balance adequate public safety with minimizing environmental impact. He said the idea <br /> of density bonuses and expedited reviews should be reviewed in the future. He referred to page <br /> 22, noting the suggestion of possible open space tax breaks. <br /> Craig Benedict said there has been previous discussion about how open spaces are <br /> taxed. He said the tax assessor does not tax the open space but transfers some of that value <br /> onto the individual lots. <br /> Commissioner Jacobs said it might be interesting to monitor this process during the <br /> revaluation. <br /> Michael Harvey resumed the power point presentation: <br /> • Within the Cluster Subdivision type lots can only be reduced to 40,000 sq.ft. in size with <br /> the reservation of a minimum of 20% Open Space. <br /> — This Subdivision Type has applicability within the Rural Buffer(RB) general <br /> use zoning category but nowhere else. <br /> — Staff has been successful in encouraging the Flexible Development— <br /> Conservation Cluster model where lots can be reduced to 40,000 sq.ft. with <br /> the reservation of 33% open space (i.e. Henderson Woods, Annandale at <br /> Creek Wood, etc.). <br /> OPTIONS <br /> • Eliminate the Cluster Development subdivision type and promote the Conservation- <br /> cluster Flexible Development subdivision option. <br /> • Allow for greater reduction of lot sizes through the Flexible Development design process <br /> thereby increasing potential for additional open space. <br /> • Allow/recognize the use of off-site septic for wastewater processing, which could allow <br /> for further reduction of lot sizes— including within watershed protection overlay districts. <br /> • Re-assess private road development standards. <br /> • Review potential for creation/adoption of a Rural Master Plan Conditional Zoning district. <br /> Commissioner Jacobs asked if there are advantages and disadvantages to the County <br /> regarding private roads. <br /> Craig Benedict said under the new storm water controls, it will behoove the developer to <br /> have the road drain to a certain location and have a master stormwater system. He said new <br /> regulations are being reviewed, and considering whether each lot should have its own <br /> stormwater controls, or if a master system can control both the roadway disturbance, and that <br /> on the individual lots. He said there is new technology and new regulations which are favoring <br /> the master system level. <br /> Michael Harvey said staff will be developing and reviewing a rural master plan <br /> conditional zoning district with the BOCC. <br /> Remember <br /> • Staff is not recommending changing established density standards. There will need to <br /> be additional discussion of this topic before action is taken. <br /> • Proposed modifications cannot impact property in the Rural Buffer. In order to change <br /> density or minimum lot sizes for this area the Joint Planning Land Use Plan and <br />