Linda Vista Estates Rezoning and Subdivision Policy Issue Discussion April 23, 2008

Zoning Policy Issues Residential Reserve Residential Reserve Open space Open space

Key Miller Creek Design Principles Motor vehicle access improved prior to or concurrent with significant development. Motor vehicle access improved prior to or concurrent with significant development. Residential focus; growth in clusters; avoid sprawl Residential focus; growth in clusters; avoid sprawl Maintain rural character, especially along major roadways, ridgelines and trails. Maintain rural character, especially along major roadways, ridgelines and trails. Create a logical framework for phased growth (pages 5 and 6) Create a logical framework for phased growth (pages 5 and 6)

Residential Reserve Excerpt from 1997 Miller Creek Area Comprehensive Plan: The residential reserve areas are described as follows (page 72): The flat lands south of Miller Creek Road and north of Miller Creek are recommended for a density of one (1) dwelling unit per five (5) acres. This land should be set aside as a Residential Reserve for future development. Any development or subdivision occurring in this area should be clustered on smaller tracts allowing for variability in neighborhood designs. These Reserve lands may be developed at a density of one (1) dwelling unit per five (5) acres in clusters at any time, and when the urban area is built out by 80%, the Reserve area would be reviewed by the governing bodies for a possible increase in density.

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

Build out by zoning Zoning districts of one du/acre or higher density Zoning districts of one du/acre or higher density Potential build out of zoned capacity – 6,687 dwelling units Potential build out of zoned capacity – 6,687 dwelling units Existing approved platted lots within zone districts – 2,171 lots Existing approved platted lots within zone 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 use Land use designations of one du/acre or highter density Land use designations of one du/acre or highter density Potential build out of land use capacity – 5,677 dwelling units Potential build out of land use capacity – 5,677 dwelling units Existing approved platted lots within land use designations – 2,086 lots Existing approved platted lots within land 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? 115 filed subdivisions – 2,130 lots 115 filed subdivisions – 2,130 lots 5 preliminary plats – 1,186 lots 5 preliminary plats – 1,186 lots Approved platted lots at build out of all subdivisions as submitted – 3,316 lots Approved platted lots at build out of all subdivisions 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 never reaches build out called for in Plan. Development per preliminary and final plats never reaches build out called for in Plan.

What if we changed the target? Shoot for 80% build out of the development as applied for by the development community Shoot for 80% build out of the development as applied for by the development community 115 filed subdivisions – 2,130 approved platted lots 115 filed subdivisions – 2,130 approved platted lots 5 preliminary plats – 1,186 lots 5 preliminary plats – 1,186 lots Approved platted lots once all plats are filed – 3,316 lots Approved platted lots once all plats are filed – 3,316 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% build out of this lower goal. Need to plat 523 additional lots to achieve 80% build out of this lower goal.

Open space

Miller Creek View PUD Zoning (disputed)

FVLT Conservation Easement Existing

Discussion