[RP TownTalk] U.S. Housing Bust!

[Alice Ewen Walker]

I noticed there were a couple of postings regarding intent of M-UTC Zoning
as well as some questions over what M-UTC zoning allows or does not allow.
Here's the link to the zoning:http://www.mncppc.org/cpd/riverdaleplan.htm

The M-UTC is a zoning overlay created through county enabling legislation.
It does provide the town with more control over what happens within the
zone, which is a strong benefit. Basically, the zoning spells out the kinds
of development the town would like to see, giving developers a road map for
creating projects that fit our vision.

Neither the Wachovia nor the Condominiums meet the zoning guidelines. Unless
the proposals are significantly altered, moving forward will require a
special permit process, which is a decision that the county makes in close
consultation with the town.  So, at that point, it becomes a decision that
gets voted on by the town council.

The Wachovia does not conform to guidelines because it is basically an
under-use.  Zoning calls for greater lot coverage, more square feet of
developed space on the site, and a mix of uses.  So in this case, the zoning
would indeed encourage greater density than what traditional suburban
development would propose.

In the case of the condominiums, the proposed project could be seen as an
over-use. The zoning calls for 3 stories in the area of the Dumm's
properties, not five.

Hope that makes the zoning clearer.  As to whether condos are marketable,
etc. that's another issue.  But, if a project is granted with a variance,
because it does not conform to the zoning, there are things that the town
government can extract in exchange for the variance.  For instance, the town
could theoretically set deadlines for occupancy or requirements regarding
the percent of units that must be owner occupied.

Alice Ewen Walker
(M-UTC Committee)
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