(The following is a RNC scanning of a document the consultants Buckhurst Fish &
Jacquemart Inc. prepared.)
Preliminary Zoning Ideas
Zoning Workshop Discussion
December 2, 1999
1. New District: R-80
The future land use map contains a
designation "conservation residential" that is mapped in the mountainous
northwest section of Carmel. This proposed
new zoning district would implement that land use category.
The minimum lot size would be 80,000 sq. ft. per unit. The purpose of this zone is to reduce potential
development density in environmentally sensitive areas.
2. Environmentally Sensitive Lands
Environmentally sensitive lands would
include all wetlands and slopes over 25%. These
designated areas would be allowed to count toward the maximum permissible, density by a
maximum of 25%. For example, if a property
contained IO acres of wetlands only 2.5 acres would be permissible to count toward the
allowable density of the larger parcel. This
regulation is aimed at more carefully calibrating allowable density to environmental
conditions.
3. R-60 in Non-Sensitive Areas
All areas that are not served by public
sewer would require a minimum lot size for a residential development of 60,000 sq. ft. per
unit. The purpose of this is to ensure the
possibility of clustering developments in non-sewer areas while still ensuring enough
lands for septics to work. This density is
also aimed at discouraging unnecessary extension of sewer lines into areas not indicated
for such service in the master plan.
4. As-of-Right Cluster Development
Attached to this memo is an
illustrative example of a cluster development. Its
purpose is to conserve open space and protect environmentally sensitive lands without
effecting the maximum permitted density on a given parcel.
Cluster development achieves this by allowing lower minimum lot sizes and smaller
setbacks. It is suggested that the Planning
Board be given the authority by the Town Board to review all subdivision development that
are proposed as cluster developments. A
standard subdivision development is suggested to be by special permit of the Town Board.
The purpose of the above requirements
is to give the development community a clear incentive to utilize cluster developments in
the future within the Town of Carmel. If this approach is acceptable it is suggested that
the Planning Board and Town Board jointly agree upon minimum standards for cluster
development. For example, in non-sewered
areas the minimum lot size might be established at 30,000 sq. ft. to ensure the proper
functioning of septic systems. In sewered
areas the minimum lot size might be reduced to 7,500-10,000 sq. ft. Development experience elsewhere in the
metropolitan region indicates that these lot sizes are sufficient for single-family home
development.
5. Purchase of Development Rights
It is
suggested that the Town explore establishing a fund for the purpose of purchasing
development rights from property owners on a voluntary basis. This would allow property owners with oversized
parcels or significant undeveloped properties to sell some or all of the property rights
while retaining their existing homes or businesses. Funding
for this might come from various sources including not-for-profit entities such as the
Trust for Public Lands and potential tax revenues such as a levy on the transfer of
property.
6.
Transfer of Development Rights (TDR)
The transfer
of development rights would allow property owners in non-sewer areas to sell their
development rights to receiving areas or sewered areas. The
potential exists in the Town of Carmel to view all of the R-80 and R-60 areas as sending
areas under a TDR mechanism. It is also
possible to view existing 60/40, 60/30 and 60/20 zones as receiving areas. We would suggest, under this formula, that the
existing R-40/1 0 density (4 units to an acre) be seen as the maximum development density
of any receiving area. As an example, an
owner in an R-60/30 area could buy development rights from a more rural area of the Town
up to a maximum cap of four units to the acre for his property. This also assumes that his property is sewered.
7. Ridge
Line Protection and Scenic Vistas
Overlay
zones for ridge line protection and scenic vistas have become a common mechanism to
preserve environmental and aesthetic resources. Once
an overlay zone is established it can be applied to significant ridge lines within the
Town of Carmel and particularly sensitive viewsheds as determined by town land use
studies. Within these overlay zones,
development would be allowed but would be required to be clustered in such a way as to
preserve the ridge line or vista that is identified as a critical asset. These assets can also be treated as
environmentally sensitive lands in which the maximum development density is treated as
listed in Item 2 above.
8. Floor
Area Ratio (FAR)
Floor Area
Ratio is a common mechanism utilized to control the total amount of square footage in a
commercial zone. An illustration of FAR is
attached. It is suggested that a maximum
floor area ratio at 0.25-0.35 be established for the commercial zones of the Town of
Carmel. These FAR controls would work with
existing zoning controls that are currently enforced in the commercial zones but would
provide an added control on total square feet. By
accomplishing this the total development potential of all the commercial zones would be
more accurately controlled.
(Webhost's
comments: The original contains diagrams including a cluster development and floor area
ratio layouts that have not been scanned)