Bethany Fuller | .(JavaScript must be enabled to view this email address) | March 17, 2008

A proposed Iredell County subdivision ordinance might lessen the impact of new developments in the area, though some say it needs more definition.

Developers and county planners spent a brief period of time Thursday night discussing the new ordinances requirements, including dry hydrants, utilities and access roads.

Some developers were a bit skeptical about the possible impact the new ordinance would have on lot prices.

“Some of it is good, and some needs to be worked out,” said Brian Robinett with LKN Builders.

The new ordinance is stricter than the current one, which has been in place for 18 years.

“All of the development that has taken place is really straining the infrastructure,” said Iredell County Planning and Development Director Ron Smith.

One of the chief concerns in writing the new ordinance was bridging the gap between personal property rights and preparing the community for a development’s impact, Smith said.

One of the first items a developer will need to submit is a concept plan that gives a general outline on what the development looks like and how many lots it will have.

Among other things, the ordinance places additional requirements for traffic studies and utility hook-ups and will eventually have an open-space clause.

Smith said he is waiting to work on the open-space regulations until the county’s land-use plan and parks and recreation master plan is completed.

“We did not want to arbitrarily put open space in the ordinance,” he explained. “We wanted to have a plan behind it.”

Wis Brown with Tegland-Brown Construction said he doesn’t disagree with what the county is asking him to do, but he thinks they need to be clearer on some points.

For example, Lee Easter with EDC Homes pointed out the traffic studies. Right now, traffic studies are only required in certain areas.

A mandatory traffic study for developments with more than 100 lots will just inflate lot prices, he said.

Smith said the traffic studies were added to prevent adverse affects to the surrounding community.

New Ordinance Requirements Thresholds

Less than 30 lots
*Mandatory concept plan for multiphase or commercially zoned development
*Mandatory Water Connectivity (if applicable)
*Possible Traffic impact study (Commercially zoned property most likely affected)

Minimum of 30 lots
*Mandatory concept plan
*Possible Traffic impact study (Commercially zoned property *most likely affected)
*Mandatory water connectivity (if within distance specified)
*Mandatory 30-foot secondary access easement for fire department access
*Possible fire suppression required (if a water supply is available)

More than 100 lots
*Mandatory concept plan
*Mandatory Traffic impact study (Commercially zoned property most likely affected)
*Mandatory existing conditions survey
*Mandatory water connectivity
*Mandatory 30-foot secondary access easement for fire department access
*Possible fire suppression required (if a water supply is available)

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