SRR Language Update

The Semi-Rural Residential language in the Comprehensive Plan is problematic in a number of areas. The current version and suggested updated version is below, along with the reasoning for the changes.

Old Version

Issues with the original include a reference to "gross acres" that is unclear, unclear reference to "conventional development standards," and with higher densities being achieved through negotiation. All of these have been used to justify higher density. The problematic language is in red below.

Semi-Rural Residential (SRR). The purpose of the Semi-Rural Residential classification is to provide for areas where a wide range of larger-lot residential development can occur, as a transition between the largest-lot residential development in the Rural Area and the more dense residential development found in the Development Area. Residential development in the SRR areas shall occur as single-family dwellings at a density of one dwelling per 1-5 gross acres. Where more than two dwellings are constructed – as part of a             residential project in the SRR classification – the average density within that project should be 1 dwelling unit per 2.5 acres on a project-by-project basis. Cluster housing and the use of the planned unit development concept may occur, so long as the resulting residential density is no greater than that possible under conventional development standards and provided that such clustering furthers valuable environmental objectives such as stated in the Environment Plan and is consistent with fire and rescue service objectives. The lower end of the density range for the SRR classification should be proposed with a rezoning application. Higher densities shall be achieved through negotiation at the rezoning stage, not to exceed average densities established in this category.
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Updated Version

Those issues are addressed below, along with added emphasis on the 2.5 acre average density and calculating housing density without the Environmental Resource areas being included.

Semi-Rural Residential (SRR). The purpose of the Semi-Rural Residential classification is to provide for areas within the County where a range of larger-lot residential development can occur. The intent is to both protect our public drinking water and to establish a smooth transition between the largest-lot residential development in the Rural Area and the more dense residential development found in the Development Area.
 
Residential development in SRR areas shall occur as single-family dwellings, at a density of 1 dwelling unit per 2.5 gross acres, excluding areas that meet the Comprehensive Plan definition for Environmental Resource. Where more than two dwellings are constructed as part of a residential project in the SRR classification, different lot sizes may be employed, but the average density within that project should be 1 dwelling unit per 2.5 acres with a minimum individual lot size of one-half acre. 
 
Cluster housing may occur, where appropriate, provided that the resulting residential density is no greater than an average density of one dwelling per 2.5 acres; that clustering furthers environmental and open space objectives as stated in the Comprehensive Plan; and that single-family development occurs on a minimum of one-half acre lots. 
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