Linda Vista EstatesLinda Vista EstatesRezoning and SubdivisionRezoning and Subdivision

Policy Issue DiscussionPolicy Issue Discussion

April 23, 2008April 23, 2008

Zoning Policy IssuesZoning Policy Issues

Residential ReserveResidential Reserve Open spaceOpen space

Key Miller Creek Design Key Miller Creek Design PrinciplesPrinciples

Motor vehicle access Motor vehicle access improved prior to or improved prior to or concurrent with concurrent with significant development.significant development.

Residential focus; growth Residential focus; growth in clusters; avoid sprawlin clusters; avoid sprawl

Maintain rural character, Maintain rural character, especially along major especially along major roadways, ridgelines and roadways, ridgelines and trails. trails.

Create a logical Create a logical framework for phased framework for phased growth (pages 5 and 6)growth (pages 5 and 6)

Residential ReserveResidential Reserve

Excerpt from 1997 Miller Creek Area Comprehensive Excerpt from 1997 Miller Creek Area Comprehensive Plan:Plan:

The residential reserve areas are described as follows (page The residential reserve areas are described as follows (page 72):72):

The flat lands south of Miller Creek Road and north of Miller The flat lands south of Miller Creek Road and north of Miller Creek are recommended for a Creek are recommended for a densitydensity of one (1) dwelling of one (1) dwelling unit per five (5) acres. This land should be set aside as a unit per five (5) acres. This land should be set aside as a Residential Reserve Residential Reserve for future development. Any for future development. Any development or development or subdivisionsubdivision occurring in this area should occurring in this area should be clustered on smaller tracts allowing for variability in be clustered on smaller tracts allowing for variability in neighborhood designs. These Reserve lands may be neighborhood designs. These Reserve lands may be developed at a density of one (1) dwelling unit per five (5) developed at a density of one (1) dwelling unit per five (5) acres in clusters at any time, and when the urban area is acres in clusters at any time, and when the urban area is built out by 80%, the Reserve area would be reviewed by built out by 80%, the Reserve area would be reviewed by the governing bodies for a possible increase in density. the governing bodies for a possible increase in density.

Build outBuild out

““Build-out should be determined by Build-out should be determined by dividing approved platted lots by total dividing approved platted lots by total potential dwelling units allowed by potential dwelling units allowed by zoning or recommended by the zoning or recommended by the comprehensive plan. Further, in comprehensive plan. Further, in determining the extent of build-out, the determining the extent of build-out, the Board of County Commissioners should Board of County Commissioners should consider the degree to which approved consider the degree to which approved lots have been developed (page 70).” lots have been developed (page 70).”

Build out by zoningBuild out by zoning

Zoning districts of one du/acre or Zoning districts of one du/acre or higher densityhigher density

Potential build out of zoned capacity Potential build out of zoned capacity – 6,687 dwelling units– 6,687 dwelling units

Existing approved platted lots within Existing approved platted lots within zone districts – 2,171 lotszone districts – 2,171 lots

2,171/6,687 x 100 = 33%2,171/6,687 x 100 = 33% Does not meet “build out test.”Does not meet “build out test.”

Build out by land useBuild out by land use

Land use designations of one du/acre Land use designations of one du/acre or highter densityor highter density

Potential build out of land use Potential build out of land use capacity – 5,677 dwelling unitscapacity – 5,677 dwelling units

Existing approved platted lots within Existing approved platted lots within land use designations – 2,086 lotsland use designations – 2,086 lots

2,086/5,677 x 100 = 38%2,086/5,677 x 100 = 38% Does not meet “build out test.”Does not meet “build out test.”

Do we ever reach build out?Do we ever reach build out?

115 filed subdivisions – 2,130 lots115 filed subdivisions – 2,130 lots 5 preliminary plats – 1,186 lots5 preliminary plats – 1,186 lots Approved platted lots at build out of all Approved platted lots at build out of all

subdivisions as submitted – 3,316 lotssubdivisions as submitted – 3,316 lots 3,316/6,687 x 100 = 50% (zoning)3,316/6,687 x 100 = 50% (zoning) 3,316/5,677 x 100 = 58% (land use)3,316/5,677 x 100 = 58% (land use) Development per preliminary and final plats Development per preliminary and final plats

never reaches build out called for in Plan.never reaches build out called for in Plan.

What if we changed the What if we changed the target?target?

Shoot for 80% build out of the development as Shoot for 80% build out of the development as applied for by the development communityapplied for by the development community

115 filed subdivisions – 2,130 approved platted 115 filed subdivisions – 2,130 approved platted lotslots

5 preliminary plats – 1,186 lots5 preliminary plats – 1,186 lots Approved platted lots once all plats are filed – Approved platted lots once all plats are filed –

3,316 lots3,316 lots 2,130/3,316 x 100 = 64%2,130/3,316 x 100 = 64% Does not meet “build out test.”Does not meet “build out test.” Need to plat 523 additional lots to achieve 80% Need to plat 523 additional lots to achieve 80%

build out of this lower goal.build out of this lower goal.

Open Open spacespace

Miller Miller Creek Creek View View PUD PUD

ZoningZoning(disputed)(disputed)

FVLT Conservation FVLT Conservation EasementEasement

ExistingExisting

DiscussionDiscussion