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AREA LAND USE PLAN ( 49 BALANCE DEVELOPMENT AND CONSERVATION INTERESTS Concern was expressed by some residents about the loss of open space and the need to manage growth to protect trees, farms, and open space. Rural landowners also conveyed a desire to retain the right to sell or develop their land. Balancing these demands can be done through policies and design criteria that specify the role of open space in future development while providing flexibility to meet market demands. Survey respondents preferred conservation design over large lot conventional subdivisions more than 2 to I. • A land conservation approach to the subdivision of land, as permissible in the County's Open Space Subdivision Option and the Town's Conservation District should be encouragedto accomplish development in areas wherethe preservation of natural and cultural resourc- es is imperative and where conventional development would have a negative impact on the protection of such resources. - Improve regulations for increased development design flexibility, provided higher standards for conservation of valuable natural and cultural assets in the Harrisburg Planning Area are met For example, smaller lots may be permitted if open space area requirements are exceeded and the land set aside encompasses the"primary" resource types (Note:A public process should be conducted to define the"primary' open space types that the Harrisburg community values) • Build on the recent efforts of the Cabarets County Soil and Water Conservation District (CCSWCD) and NC Wildlife Resources Com- Analysesrecent - mission (NCWRC) to identify and conserve important natural re- vation subdivisions demonstrates sources in the Harrisburg Planning Area. Udlize input gained through an overall - the HALUP planning process to improve conservation of natural construction costs when - assetsthatarevaluedbytheresidentsofthe Planning Area. Basedon to conventional public input natural resource priorities included streams, buffers and wetlands that contribute to water quality, mature forests, and import- CONVENTIONAL SUBDIVISION DESIGN art wildlife habitats and corridors. • Consider amendments to the Town's UDO. Specifically, modify the Town's Conservation District requirements to incentivize conserva- tion design in target areas (e.g., Reedy Creek Watershed). - Allow by -right conservation design for subdivisions that do not exceed the maximum gross density of the zoning district, as a re- ®• view and permitting process that is no more onerous than that - associated with conventional subdivision design approval will help make conservation design an easy choice. The density bonus is ' built in. In other words, 100% ofthe total number of lots allowed CONSERVATION SUBDIVISION DESIGN could be accomplished. [Note: Conventional design typically cannot achieve 100% ofthe allowed lots once land area for infrastructure, floodplains, and other features are subtracted and the minimum lot dimensions (area and width) are met] - Evaluate the current standards with a specific assessment of the following: • The feasibility of open space provision and resulting lot saes.With a range of open space percentages (minimum and maximum), continue to relate density bonuses to the amount of open space - set aside. Reward those who choose to exceed the minimum open space requirements when using a conservation design Source: Randall Arendt approach. Reductions in dimensional requirements should help achieve lot sizes that are marketable. Consider standards that address both average lot sizes and minimum lots sizes. • Potential impacts to adjacent neighborhoods. Assess buffer yard requirements to ensure a positive transition from existing de- Rew•' ' developers_ _' ' ' ' __ velopment to new development and establish project boundary standards that require new lots to be equal to or greater than =_ space standards density b• the size ofthe lots abutting that project boundary in an existing subdivision. G-1 Page 170