The goals in cluster description are indicated as providing open space, maintaining rural atmosphere, clustering of homes (10 or fewer homes in a cluster) separated from other clusters by open space or buffer strips, etc. This is virtually impossible to accomplish under the proposal.
Parcel size | 1/3 ac | 1/2 ac | 2/3 ac | 3/4 ac | 1ac | 2+ ac | total | lot acres | open space |
5 | 1 | 1 | 1 | 0 | 1 | 1 | 6 | 4.5 | 0.5 |
TROZ | 2 | 1 | 1 | 1 | 1 | 0 | 6 | 3.08 | 1.92 |
10 | 2 | 2 | 2 | 2 | 2 | 10 | 5.5 | 4.5 | |
TROZ | 3 | 3 | 2 | 2 | 2 | 0 | 12 | 12.33 | -2.33 |
15 | 2 | 3 | 3 | 3 | 1 | 3 | 15 | 5.92 | 9.08 |
TROZ | 4 | 3 | 3 | 3 | 3 | 2 | 0 | 14.08 | 0.92 |
large parcels" | |||||||||
16 | 3 | 3 | 3 | 2 | 0 | 1 | 12 | 8 | 8 |
TROZ | 4 | 4 | 4 | 2 | 1 | 0 | 15 | 8.5 | 7.5 |
60 | 10 | 10 | 8 | 7 | 10 | 0 | 45 | 28.91 | 31.09 |
TROZ | 14 | 14 | 14 | 14 | 0 | 0 | 56 | 31.5 | 28.5 |
80 | 15 | 15 | 12 | 10 | 4 | 4 | 60 | 39.99 | 40.01 |
TROZ | 18 | 18 | 18 | 18 | 3 | 0 | 75 | 43.5 | 36.5 |
100 | 18 | 18 | 18 | 13 | 3 | 5 | 75 | 49.75 | 50.25 |
TROZ | 23 | 23 | 23 | 23 | 0 | 0 | 92 | 51.75 | 48.25 |
Results:
As shown in the chart, with the 50% Open space the area required by the building lots alone will virtually consume all of the "buildable" space. There will be no room for "clustering", or for proposed buffer zones, not even enough room for streets using the proposed density, open space and lot size distribution. The TROZ parcels can NOT achieve the maximum proposed density with the criteria.
There will be little flexibility allowed, developments will be forced into a restricted design of 'exact' number of lots in each (smaller) category to achieve "maximum density." Most scenarios will only be able to have a few "large" lots (1 ac +)
The NEGATIVE FISCAL Impact to the remaining residents of the county needs to be considered. The primary avowed purpose of Zoning is the health, safety and welfare of the COMMUNITY.
As has been mentioned repeatedly, there is not sufficient information to make a reasonable planning and zoning decision. There is a mention of some 335 lots in the 5 to 10 acre range alone. Under this proposal each of these lots will be permitted (actually required to be approved as "standard subdivisions") with the full one dwelling per acre. By allowing smaller lots each smaller parcel will be developed to that full number and still have room for streets, as no open space would be required. At an average acreage of 7 acres this could be an addition 2,000 houses just on lots under 10 acres.
Temporary PROPOSAL
Consequently, let me again propose an RA zone allowing a PPD with one unit per 2.5 acres of parcel size, with 50% open space and a minimum lot size of 1/2 acre - with a 50% bonus in TROZ to implement the strategy of higher densities closer to incorporated towns. This would allow the flexibility of lot size variety and enough excess space for clustering and buffers, etc. or even a "standard" lot size development of 1 acre at the developer's discretion ( including 50 % open space).
Smaller parcels will be allowed fewer houses (than RA1) but a more open environment and still allow a variety of lot sizes. A few random sample distributions shown below:
Parcel size | 1/3 ac | 1/2 ac | 2/3 ac | 3/4 ac | 1ac | 2+ ac | total | lot acres | open space |
5 | 1 | 1 | 2 | 3 | 2 | ||||
TROZ | 1 | 2 | 3 | 2.75 | 2.25 | ||||
10 | 2 | 2 | 4 | 3.5 | 6.5 | ||||
TROZ | 3 | 2 | 5 | 3 | 7 | ||||
15 | 3 | 3 | 6 | 8.01 | 6.99 | ||||
TROZ | 3 | 5 | 1 | 9 | 7.76 | 7.24 | |||
large parcels" | |||||||||
16 | 3 | 2 | 2 | 7 | 7.5 | 8.5 | |||
TROZ | 5 | 2 | 2 | 1 | 10 | 8 | 8 | ||
60 | 4 | 4 | 10 | 6 | 24 | 27.68 | 32.32 | ||
TROZ | 10 | 10 | 10 | 5 | 1 | 36 | 26.2 | 33.8 | |
80 | 5 | 5 | 5 | 5 | 12 | 32 | 38.6 | 41.4 | |
80 | 20 | 5 | 5 | 2 | 32 | 21.1 | 58.9 | ||
80 | 2 | 10 | 10 | 10 | 32 | 35.2 | 44.8 | ||
TROZ | 10 | 15 | 5 | 10 | 5 | 45 | 38.8 | 41.2 | |
100 | 10 | 5 | 10 | 5 | 10 | 40 | 40.85 | 59.15 | |
TROZ | 20 | 2 | 26 | 10 | 2 | 60 | 44.84 | 55.16 |
This will effectively preserve open space per the moratorium, and it will allow development during the period of time a General Plan Land Use Study Committee is created to determine the desires of the community and formulate a long range plan to achieve that goal. It will also eliminate the problem imposed with Option 3 of the division of large lots into smaller ones to achieve more potential building lots.
Respectfully,
Robert Wren
member Planning Commission
No comments:
Post a Comment