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(Continued tom Page 1) county” may be allowed by right with all other uses by special permit.
To cover flood plain areas, he suggested an “overlay zone” based on soil types. “Nothing should be allowed in flood plain except by special permit within a village.” McNear emphasized.
Rural R—id—tfad
In agricultural zones with slopes predominantly under 14 per cent grade, minimum lot size should be one dwelling unit per 25 acres unless the property is rezoned to a “rural residential" zone where the maximum density b one unit per five acres. McNear continued. The increased density should not be allowed by right, he cautioned, suggesting that other factors be taken into consideration. For instance, he said, if a landowner with 100 acres seeks a rezoning to rural residential, the planning commission should determine if any portions of the parcel are over 14 per cent slope or contain areas that are particularly sensitive to environmental damage, such as an aquafcr recharge. Those portions should be subtracted from the 100 acres in figuring allowable lots which may end up leaving the landowner with an overall density of one dwelling unit per 10 acres instead of one per five.
Streets serving rural residential subdivisions should continue to be built to state highway department specifications, according to McNear. Private streets should be allowed only in zones with a minimum lot size of at least 25 acres, he said, adding that lots on private streets should be covenanted to allow resubdivision only with permission from the governing body.
The revised zoning ordinance may also include special zoning districts such as "stream valley protection.” historic and scenic categories. McNear told the commissioners.
In another major departure from the county's current zoning regulations, McNear will differentiate in the draft ordinance between uses allowed by special permit and those authorized by special exception. Special permits for uses with a neighborhood impact are proposed to be issued by the board of zoning appeals. Uses with a countywide environmental or socioeconomic impact will be granted by the board of supervisors with a special exception permit. According to McNear. applications for special exception permits will be evaluated on the basb of more definitive criteria and will be required to meet additional standards for each proposed use.
For yean, the county has relied on rezoning as its primary tool for land use planning and development
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