As the original authors of the Board Matter that launched a comprehensive review of infill development in Fairfax County, we move approval of the Planning Commission recommendations, including its established priorities, with the following modifications:
- Return SC-5, "Allow cluster development by-right", to staff for further evaluation. Given likely state legislation which could mandate cluster by-right, we feel it is imperative that staff closely monitor that legislation and be prepared to begin drafting criteria that limits the impact of cluster development as soon as possible after the 2001 General Assembly session. This must include items such as:
-Tree preservation
-Buffer areas
-Conservation easements and parkland dedications
-Limits on clearing and grading
-EQC preservation
-Setbacks greater than the minimum yard requirements
-Innovative stormwater management and BMPs, and
-Right-of-way dedication and road improvements.
In addition, we feel any consideration that would allow cluster development by-right should be strictly limited to residential zones of R-2 and above and be limited to cases where cluster plans would allow no more homes than can be built by-right taking into account reductions in land area for RPAs.
- Modify SC-9, "Modify bulk regulation provisions in the Zoning Ordinance", with a directive to staff to come back to the Board of Supervisors with amendments to our dated (1977) "Transitional Screening" requirements. Specifically, we need to consider adding screening requirements between residential uses.
- Return TP-1, "Reduce grading to increase tree preservation", to staff for further review. Staff review should include an evaluation of additional environmental benefits associated with tree preservation above and beyond reductions in grading and runoff. The review should examine other methodology besides the coefficients looked at in this study.
- Amend TR-4A to delete references to "sidewalks" and replace with "sidewalks or trails". Also we support additional language to allow trails to meander around trees or other environmentally sensitive areas where possible.