Orange County NC Website
Browse       Search
31 <br />Heirs property should produce a value of roughly $200,000 and <br />that the Assessor's office had reduced the value to $221,000 <br />after a review, but later raised it to $500,000. <br />Mr. Hartwell noted that Mr. Barrett's calculations <br />indicated density based on residual land after deducting RCD <br />areas and sloped areas rather than the gross acreage. He <br />stated that his understanding was that although development <br />would be restricted from RCD areas and slopes, the density <br />requirements were based on gross acreage. Mr. Barrett <br />explained that was not true concerning the RCD but that it <br />may be true in the rough sense, because it forces toward <br />cluster development. <br />Ms. Marshall then--suggested that Mr. Waldon, Chapel Hill <br />Planning, be allowed to address the Board. Mr. Waldon <br />explained that the RCD was part of the ordinance which is <br />law, and the steep slope regulations were part of the <br />Comprehensive Plan and Design Guidelines, which are <br />guidelines rather than ordinances. The design guidelines <br />concerning steep slopes refers to the buildability of land <br />and slopes less that 10% being prime buildable land, 10% to <br />15% secondary buildable, 15% to 25% building can occur with <br />severe restrictions and customized architecture design, and <br />over 25% in -depth analysis and engineering study must be <br />conducted to determine acceptable building techniques. <br />Concerning the RCD, Mr. Waldon explained that these <br />ordinances did not exclude all of a parcel from being <br />developed if only part of the parcel was in the RCD.. <br />Mr. Hartwell asked Mr. Waldon about the implications of <br />these restrictions and guidelines on Multi - Family units. <br />Mr. Waldon explained that the intensity of development is <br />governed by floor area ratios and clustering development is <br />also encouraged. <br />Mr. Barrett pointed out that the Town's Land -Use Plan states <br />that all of the subject area should be developed as low <br />density residential. Mr. Barrett also pointed out that the <br />cluster development style is not a popular market style. He <br />further explained the impact of building a road thru a <br />parcel with steep slopes or grading for utilities, and <br />putting in a sewer line, etc. He explained that the steep <br />sloped areas decrease the developable potential and makes <br />development more expensive. His contention was that the <br />market value of land decreases as the cost of development <br />increases and that the net potential developable land is <br />much less today than it was prior to January 1, 1987 <br />Mr. Barrett then asked Mr. Dan Jewel, landscape architect, to <br />comment on lot layouts. Mr. Jewel presented maps indicating <br />site analysis of the three subject sites. He pointed out the <br />areas in the RCD, and the color coded areas indicating the <br />