Sprawl in AR-1 is a problem; it is actually the result of the problem – a lack of undeveloped, residentially zoned land in designated growth areas.
Virtually all county public hearings involve land zoned AR-1. Major subdivision applications, conditional-use applications and rezoning requests. Why? Try to find undeveloped property zoned residential. There is none other than AR-1. Either build in AR-1 or request a change of zone. The county has designated growth areas but has not increased undeveloped inventory in MR, GR or HR zoning districts since 1970.
Developers must consider if it is worth the cost and angst of going through the rezoning process and often must plan on negotiating down density to get approval. Developers are choosing to go the easy route and build to the allowable limits in AR-1. This results in the undesirable effect of increasing sprawl and reduced housing options. Then, there are unintentional effects of bulk standard and community design ordinances. There are building height limits, setbacks, buffers, stormwater management, open space, and road design requirements. Together they restrict housing options and overall density. These impact all residential zoning districts. Again, the result of these density-limiting restrictions are fewer housing options and increased sprawl.
The land-use working group recommended further restricting density in non-growth areas. The group decided increased density in particular areas, only to decrease density outside these areas is a solution to sprawl. Everyone thought this was a good idea except the farmer/business owner representing the ag community! Mind you, the ag community is the largest group of landowners in the county. The idea that limiting density in AR-1 will reduce sprawl is wrong. Lowering density increases sprawl and reduces housing options, while increasing density decreases sprawl and increases housing options. Sprawl is not what the ag community needs or wants, and increased restrictions are not what the affordable housing crisis needs!
If a property is going to be developed, it is in everyone's best interest to make the most intensive use of it possible. This would consume less land, decrease infrastructure cost and increase use of public transportation.
Trying to stop the result of the problem does not fix the problem. We need to take the handcuffs off developers in the areas targeted for growth. If we do this, development pressure on AR-1 land will slow dramatically. More housing choices will become available, helping alleviate the shortage of affordable homes and address workforce housing concerns.
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