As a fellow builder like Commissioner Helton, and 38 year resident of Unincorporated Hamilton County, I want to express my concerns regarding his sponsored Resolution 825-18 for Plan Hamilton.
This resolution contains many of the Homebuilders requested amendments and does not protect Hamilton County residents from unwanted and unreasonable overdevelopment in low density A-1 rural areas. Several reasons I oppose Resolution 825-18 include:
(1) The proposed change to Countryside Residential density to 3 homes per acre if on sewer, and 2.75 homes per acre on a decentralized system.
That's a 50 % to 37.5 % density increase with most properties located in A-1 zoning. The definition of A-1 zoning is: (Low density residential, intended for agricultural uses and single family homes at 2 units per acre maximum).
Based on the requested density increases and current way density is calculated (using gross acreage) a 100 acre farm with 60 buildable acres of land could be approved for 300 homes or (5) homes per buildable acre on sewer and 275 homes on a decentralized system or (4.58) homes per buildable acre. Potentially being able to build (4.58 to 5) homes per acre in A-1 zoning far exceeds its 2 homes per acre maximum intended density.
(2) Resolution omits Geo technical, Environmental, Traffic, and Stormwater reports for new developments in Area 7 and seeks to omit logical growth patterns based on existing infrastructure in Area 7. Reduced regulations and increased density only benefits the Homebuilders interest and profit margins.
(3) Proposed plan changes 6 times per year is unreasonable and should be a maximum of 2 times per year to ensure plan integrity.
(4) Omits Hamilton County and RPA development criteria for plan changes.
This resolution disregards the input of thousands of Unincorporated Hamilton County residents who participated in the Plan Hamilton process. Based on input from County residents 2 priorities include:
(1) Slow down growth until existing infrastructure can be improved to keep up with current County construction demands.
(2) Stop permitting high density developments in low density A-1 rural areas that do not have the necessary infrastructure to support the high density request.
I think Hamilton County Planners should consider lowering A-1 density and change the minimum lot size requirement for all Unincorporated A-1 areas of Hamilton County to a minimum lot size of (either) 21,780 square feet (1/2 acre) or 43,560 square feet (1 acre). Regardless of whether you're on Sewer, Septic or Decentralized systems for all new developments moving forward. I also think site density should be based on Net actual buildable land and not Gross acreage calculations that typically inflate a site's density.
Over 80 percent of Unincorporated Hamilton County residents do not require or desire this resolution. I implore all County Commissioners listen to the will of the majority of their Hamilton County constituents before voting on this resolution.
Sincerely,
Barry Glasscock