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145 <br /> RURAL BUFFER STUDY <br /> POLICY ANALYSIS - PHASE 2 <br /> Issues vs Policies <br /> HODS INQ <br /> The following housing issues were identified in the DATA <br /> & ANALYSIS phase of the study: <br /> (1) Residential development in the Rural Buffer Zone is <br /> occurring on lots larger than currently required by the <br /> zoning ordinance. The average subdivided lot size for <br /> Chapel Hill Township for the last three years is 2.43 <br /> acres. The required two acre minimum lot size may cause <br /> large subdivisions to have fewer lots but will have a <br /> limited effect on overall development activity. <br /> (2) Areas with soils unsuitable for conventional septic tank <br /> usage present an obstacle to development. Alternative • <br /> sanitation systems tend to cost more, require more land <br /> for operation or perform less effectively. <br /> • <br /> (3) Local residents feel that use of the second landfill <br /> site will lead to a decline in the local quality of life <br /> and area property values. <br /> Comparing/contrasting the issues with policies, goals, <br /> objectives, proposals, and standards identified in phase I of <br /> POLICY ANALYSIS yields: <br /> Issue 1 agrees generally with policy 1, i.e. , low <br /> residential densities in the rural areas, but diverges <br /> considerably in terms of minimum lot size (l acre vs 2.43 <br /> acres) . Policy 2 is very general as is its agreement with <br /> Issue 1. Standard 1 is quite specific with regard to Rural <br /> Buffer lot sizes and best addresses Issue 1. <br /> Issue 2 is not addressed. It is questionable whether it <br /> should be addressed under HOUSING. It is more appropriately <br /> addressed under HEALTH & SAFETY. <br /> Issue 3 is not addressed. It is questionable whether it <br /> should be addressed under HOUSING. Quality of life might be <br /> addressed better under HEALTH & SAFETY. Property values <br /> probably fits best under LAND USE. <br />