CHAPTER 2 FUTURE LAND USE ELEMENT

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1 CHAPTER 2 FUTURE LAND USE ELEMENT 1

2 INTRODUCTION The Future Land Use Element is designed to guide future land use patterns, densities and intensities of land uses in areas which will best accommodate the projected population and development. The Future Land Use Element is dependent upon the goals and policies of all of the other elements in the Comprehensive Plan to minimize adverse impacts on natural resources and maintain essential facilities and services at desired levels to maintain the quality of life in the County. The element consists of an analysis of existing land use data and patterns, the projection of future needs and policies as well as a land use map series. The Future Land Use Map and associated policies and definitions will guide the review and permitting of new development. Land use designations on the Future Land Use Map will not have an effect on existing zoning or by-right development. 1. General History Spotsylvania County was established in 1721 from Essex, King and Queen, and King William counties, and stretched past the Blue Ridge Mountains. According to the U.S. Census Bureau, as of 1990, the county has a total area of 412 square miles, including 401 square miles of land and 11 square miles, or 2.77%, of water. The County is bounded on the north by the Rappahannock and Rapidan rivers and the independent city of Fredericksburg and the counties of Stafford and Culpeper; on the south by the North Anna River and its impoundment, Lake Anna, and by the counties of Hanover and Louisa; on the west by Orange County; and on the east by Caroline County. As of the 2000 census, the population was 90,395. The Census Bureau reported it at 119,529 on July 1st, 2006, a 32.2% increase, making it one of the fastest growing counties in the nation. This growth is in large part due to the high quality of life available and its location along Interstate 95, midway between metropolitan Washington and Richmond. Spotsylvania County's 412 square miles are still largely rural, but suburbia is spreading outward from the Fredericksburg city line. 2. Conformity With The Future Land Use Map The purpose of the Spotsylvania Future Land Use Map is to encourage the most appropriate use of land, water and other resources within the County, consistent with the interests of the citizens of Spotsylvania County. The Future Land Use Map is designed to guide development actions within the County and promote, preserve and protect the health, safety and general welfare of the citizens. All future development should be in conformance with the Future Land Use Map. A request for development approval, which is inconsistent with the Future Land Use Map, should also submit a Comprehensive Plan Amendment pursuant to Article of the Code of Virginia. A. LAND USE ANALYSIS In order to better guide and direct future land uses within the County of Spotsylvania, it is necessary to identify and categorize existing land use elements. This section of the Future Land Use Element summarizes existing conditions and potential development trends, opportunities and constraints. Included in the analysis will be population projections and the availability of urban services such as sewer, roadways and the availability of potable water. In addition, there is an analysis of potential limitations imposed by natural resources and man-made constraints. 2

3 1. Land Use Categories The land use categories as shown on the Future Land Use Maps are in accordance with requirements as set forth in Article of the Code of Virginia. In addition several other categories were created to better represent actual land use for certain properties within the County. a) Agricultural Land Use Category This category represents active agricultural land within the County. The agricultural land is used for both crops and livestock purposes. b) Residential Land Use Categories The County has identified four different residential land use categories. The land use should be determined by the type of residential development. The density s that are provided are simply guides. Ag/Forestal Residential - This category represents large rural residential estates usually five (5) acres in size or larger. These estates are served by wells and drainfields and are primarily located within the Ag/Forestal Development District. This land use is also intended for the preservation of land through conservation easements. While the primary goal of the Future Land Use Element in the rural portion of the County is the preservation of farms and open space, rural residents also need convenient commercial services. Therefore, neighborhood commercial rezonings will be considered in the rural areas provided that the applicant can demonstrate a need for the construction of a commercial node and provided that adequate infrastructure is in place or can be added by the applicant to accommodate the use. Need can be demonstrated by the lack of similar facilities in a five (5) mile service area and/or by population served, or underserved, in the same service area. If public water and sewer are not available, the applicant must demonstrate adequate well and septic capacity. Likewise, access in terms of adequate site distance, signage and road improvements must be provided by the applicant to assure safe and convenient access. Architectural elevations should also be provided to ensure that the commercial use is compatible with the rural architecture of the area. Rural Residential This category represents rural residential properties of two (2) to five (5) acres in size, and served almost exclusively by wells and drainfields. They are primarily located within the Rural Development District. The Rural Residential category serves as a transitional land use area between the Ag/Forestal Residential and the Primary Development Boundary. Low Density Residential (up to 4 units per gross acre) This category is reserved for single family detached residences with quarter acre lot sizes typical in a suburban area. High Density Residential (up to 12 units per gross acre) This urban scale residential category typically includes attached multi family housing at densities up to twelve units per acre, but clustered single family units could be found at the opposite end of the spectrum. Typical uses may include duplexes, villas, cluster 3

4 housing, town homes, condominiums and apartments up to twelve units per acre. Public water and sewer must be available for this type of development to occur. c) Mixed Land Use Category The purpose of this category is to create the opportunity for Traditional Neighborhood Developments (TNDs) which provide a self-sufficient new urban community. A place for Spotsylvania residents to live, work shop and play, as well as to provide for a variety of land uses and intensities within a development site, to reduce public investment in provision of services, to encourage flexible and creative site design, provide public amenities and preserve open space areas that provide an area wide benefit to the community. The Mixed Land Use category permits low, medium and high density residential; commercial uses (retail and office); light industrial; educational facilities; recreation facilities and compatible public and other civic facilities. Per the Planned Unit Development process, the intensity of the development within the mixed-use category will vary depending upon location, surrounding uses and the availability of mass transit. To ensure that the mixed use area is of a sufficient size to function as an integrated unit, this designation requires an area that has a minimum of five acres or 100,000 square feet of gross commercial floor space. A mixed use category may be comprised of several parcels under different ownership, as long as the parcels are approved as a unified master plan with legal documents recorded prior to development or redevelopment that tie the parcels together. The master plan must be submitted for approval at the time of rezoning. The master plan may include multiple phases of development. Alternative modes of transportation are desired within the planned development to encourage pedestrian access and discourage automobile reliance. Tracts of land should be developed as a whole throughout the property to provide continuity among the various land uses and to create a compact and walkable living environment and workplace. Transitional uses are required to protect lower intensity and density uses from higher uses. Building heights must be stepped down adjacent to lower intensity and density uses. 4

5 An example of the Mixed Land Use category is the Village Center. The intent of the Village Center is to establish a community focal point that is based upon neo-traditional standards for smart growth. The types of uses permitted within the Village Center include a mixture of residential and non-residential uses designed to encourage the variety of uses that ensure the economic viability of the center. Typical uses that are encouraged include shops, personal and business services, grocery stores, restaurants, cinemas, hotels, offices, civic facilities, day care, and residential (single family, apartments/condominiums, elderly housing, residential over commercial, townhouses and duplexes). Proposed development in the Village Center must be designed at densities and intensities that are compatible with adjacent existing developments. Below are some examples of mixed-use type developments and some of the infrastructural detail, design elements, and amenities typically provided within such a land use. Mixed-use type developments are typically multi-story structures with first floor retail establishments and commercial and/or residential uses on the upper floors. A critical density is needed to assure the development is active day and night. Due to their walkable nature, mixed use communities often are well served by pedestrian traffic and bicycles that reduce the dependence on vehicular travel to access employment, entertainment, and services. First floor retail is meant to interact with the street, with pedestrians as shown to the left with sidewalk cafes and pedestrian scale plantings. Because of the range of uses as employment centers, retail outlets, entertainment attractions, and spaces for living, mixed-use developments will often include both on and off street parking, sidewalks, bike lanes, benches, pedestrian scale lighting, tree lined streets that soften the hardscape and provide shade for pedestrians, fountains and other civic embellishments that create identity, a sense of community, and uniqueness. walkable sidewalks are also key components. Mixed-use developments often contain large components of varying residential development. In addition to the denser development provided by second and third story apartments, there are also villas, townhouses, duplexes and even single family detached houses that can be found within a TND. Some of the key features to note here are the small front setbacks bringing the structures closer to the street, as well as access from rear alleys to allow for the placement of garages in the rear of the houses. Availability of open space and 5

6 e) C ommercial The commercial land use category consist of a variety of retail and office uses, such as medical facilities, shopping centers, restaurants, automobile service and sales facilities, and similar uses. The majority of the existing commercial developments within the County are located along Jefferson Davis Highway (U.S. Route 1), Plank Road (U.S. Route 3), and Southpoint Parkway. f) Office/Industrial/Comm ercial Commercial land use within the Office/Industrial/Commercial land use category is intended supporting in nature to the other land uses. The Commercial land use primarily relates to retail and big box locations. General office uses are to be located in areas in close proximity to, or served by, the arterial and thoroughfare highway network as well as mass transit. General office areas shall not allow direct retail or wholesale sales except as a secondary service use. There is a rapidly growing demand for office and flexible space within the County. The industrial land use category includes both light and heavy industrial uses. Industrial uses are typically associated with manufacturing, assembly, processing, or storage of products. Industrial lands are located primarily in the east part of the County along U.S. Route 2 and U.S. Route 17. Industrial developments are intended to be located within industrial parks, but, as a major employer, may also be located adjacent to urban scale residential land use categories only if appropriate transitioning and buffers are provided per the Code of Ordinances and Design Standards Manual. Areas that are proximate to Office and Commercial Land Use should contain only light industrial uses and should be primarily dedicated to flexible designs that promote office space and clean industrial 6

7 development. Industries with large impacts on the surrounding environment are not appropriate for these locations. A prime example of this type of development is the Bowman Center which contains Commercial, Office and Industrial land uses in a symbiotic design. It is important that there be a balance between the different land uses with one supporting the others. This is particularly important in the Jackson Gateway where the commercial development is intended to support the office and industrial development. The County s commercial centers are intended to be in the Eastern Route 3 and Massaponax areas. g) R ecreation and Open Space This land use category includes park and recreation facilities owned and operated by the County, State and Federal Governments as well as recreation facilities located at area schools that are utilized by the County. Open space also includes those areas deemed worthy of preservation and conservation, such as common open spaces in private developments and significant right-of-way buffers along major roadways and drainage systems. The recreation use category includes lands committed to both active and passive recreational uses. 2. Analysis of Public Facilities Affecting Development It is important to ensure that public facilities and services that are necessary to support development are available to the extent necessary to mitigate the impact of new development. a. Potable Water & Sanitary Sewer Spotsylvania County currently owns, operates and maintains a potable water distribution system which consists of two water treatment plants and three potable water reservoirs. The County s potable water system provides water for both residential and non-residential purposes, including fire fighting demands. Spotsylvania County currently owns, operates and maintains three waste water treatment plants. The County s collection and treatment system provides service to both residential and non-residential users. The expansion of County water and sewer service is documented in the County s Water and Sewer Master Plan. Careful planning for expansion of these critical services also plays a role in determining where future development will occur. b. Transportation Principal modes of transportation within Spotsylvania County include vehicular, transit, rail, bicycle, and pedestrian. The secondary roadway system is one of the most extensive facilities provided that is directly affected by local land use decisions. Rail service, which is provided by Virginia Rail Express (VRE), a semi-public agency, provides service to Fredericksburg only but there are a number of Spotsylvania County users of VRE. The location of a VRE station within Spotsylvania County should be encouraged at a location with high density residential development, as well as office and commercial land uses to encourage both on-site employment opportunities as well as the potential for reverse commutes. Transit is provided by Fredericksburg Regional Transportation (FRED) through a purchase of service arrangement with the County as well as other private companies. 7

8 C. GOALS, OBJECTIVES AND POLICIES GOAL 1: Maintain Our Quality of Life. To effectively manage the land use pattern in the County to enhance the quality of life for its citizens; promote economic vitality; and, accommodate population and development growth in an environmentally acceptable manner. Objective 1: Regulate Land Use Categories. The County should maintain regulations for land use categories and a Future Land Use Map to ensure the coordination of future land uses with existing and adjacent land uses. Policy 1: The adopted Future Land Use Map should contain and identify appropriate locations for the designated land use categories, as defined in the data and analysis of this element. Policy 2: Zoning Districts. The County should maintain an adopted zoning ordinance which establishes zoning districts that generally correspond to the land use categories. The ordinance shall define allowable densities and intensities in each zoning district. Policy 3: Employment Opportunities. The Future Land Use Map should designate land uses that will provide sufficient employment opportunities so that those who wish to live and work within the County shall have the opportunity to do so. Policy 4: Conservation Overlay. The County should identify properties to be considered for designation as Conservation Overlays. These areas could potentially contain wildlife habitat areas, hydric soils/wetlands, streams, bodies of water, special vegetative communities, areas within a public water well radii of 500 feet, 100 year floodplain areas, and other areas subject to environmental or topographic constraints. Objective 2: Natural Resource Protection. The County should maintain land development regulations that protect natural resources (such as, groundwater, surface water, floodplains, wildlife habitat, wetlands and other vegetative communities) from the impact of development. Additionally, the County should limit development in areas that have inadequate soils, topography or other constraints to protect public health and welfare. Policy 1: Septic Tanks. The County will discourage the use of septic tanks within the primary development boundary to prevent potential soil and groundwater contamination. Policy 2: Floodplains. The County should maintain a floodplain management ordinance which includes development standards required for participation in the National Flood Insurance Program. Policy 3: Stormwater. The County should maintain stormwater management requirements in the Code of Ordinances which provide specific standards for the design of on-site stormwater systems, as well as strategies and measures to minimize runoff into natural water bodies. Policy 4: Stormwater Master Plan. The County should consider developing a Stormwate r Master Plan that would locate potential sites for regional storm water management ponds and a means for shared costs and maintenance for affected landowners. Policy 5: Environmental Study. The County should utilize the FEMA, USGS Soil Conservation Service and the Chesapeake Bay Guidelines to identify properties which have potential development constraints based upon hydric soils, wetland vegetation, 8

9 flood hazard potential or other topographic constraints, and, if necessary, require an Water Quality Impact Assessment, as defined by Chesapeake Bay Chapter 6A. Policy 6: Conservation Easements. Areas determined to need protection through the Environmental Impact Study process should be placed into a permanent conservation easement. Policy 7: Wetlands and Perennial Streams Buffers. Chesapeake Bay Guidelines should be f ollowed in all instances pertaining to identifying and protecting wetlands and perennial streams. Objective 3: Discourage Urban Sprawl and Encourage Redevelopment. The County should maintain regulations and procedures in the County Code of Ordinances to limit the proliferation of urban sprawl and encourage redevelopment and revitalization of blighted areas. Policy 1: The County should encourage infill and higher density and intensity developmen t within the Primary Development Boundary. Objective 4: Public Utilities. The County should maintain regulations and procedures in the Code of Ordinances which should require provision of land for utility facilities necessary to support development and should limit land development activities when such land for utility facilities is not available, as specified in the following policies: Policy 1: Proposed development should be reviewed in relation to existing and projected utility systems for any land needs of these systems; such as, water and sewer plants; transmission corridors for electric and other utilities; easements for maintenance; and, other requirements. Policy 2: No development orders should be issued unless it can be demonstrated that the land req uired by utility systems serving the County will be preserved. GOAL 2: Urban Development Areas. The County seeks to create Urban Development Areas (UDAs) based upon Traditional Neighborhood Development (TND) standards for development that will become the identifying focus of the Court House Village Center, Thornburg area, Towne Center Connector Road Vicinity, South Massponax area and Crossroads area. The primary and fundamental purpose of the UDA shall be a place where people can reside in a mix of single and multiple family dwellings, and also gather to shop, relax, be entertained, attend community events, and enjoy the natural beauty of lands located in the UDA. Objective 1: Location. The UDA should be located on land that has suitable public facility infrastructure, as depicted on the County s Future Land Use Map. Policy 1: In order to promote and enhance the development of the UDAs, the County should create innovative land development regulations to encourage mixed-use higher density/intensity with a neo-traditional urban pattern. Policy 2: The County should maintain a leadership position to protect the integrity of the UDAs and promote public and private investment and development therein. Policy 3: In the case of the Court House Village Center UDA, the County should promote construction of the second phase of the Spotsylvania Courthouse Bypass, which will extend the Bypass around Post Oak, cross the Ta River and reconnect with Route 208. The final location of the future Village Center roads should be determined by the County during the development permit procedure. 9

10 Policy 4: The Board of Supervisors may enter into a public/private partnership arrangement with property owners or a developer to develop the UDAs. Policy 5: To the extent financial resources are available, public money may be spent as a catalyst to encourage private investment within the UDAs. In coordination with private development, the County may undertake capital improvements for public infrastructure (e.g. sewer, water, roads, parks, stormwater) to enhance or assist private development to achieve the UDA Goal. Policy 6: To the extent financially feasible, the County may encourage private investment in the UDAs by enacting policies to provide economic incentives to private developers building within the UDAs, provided such development is consistent with the UDA Goal. To the extent allowed by law, incentives may include, but not be limited to: reserving infrastructure capacity; improving right-of-ways; providing public infrastructure and streamlining permit processing. Objective 2: Traditional Neighborhood Development. Promote and enhance the development of the Urban Development Areas (UDAs) by allowing a mixed-use higher density/intensity traditional neighborhood development (TND) urban pattern. Policy 1: Create innovative land development regulations to encourage mixed use higher density/intensity TND UDAs, utilizing, urban design concepts such as: Provide a variety of transportation choices Create walkable neighborhoods Mix land uses including a central civic building Create a range of housing types and choices, including affordable housing options Foster distinctive, attractive places that instill community pride Promote compact building Preserve open space, farmland, environmental and historical resources Strengthen and direct development toward existing communities Encourage community and stakeholder collaboration Make development decisions predictable, fair and cost effective Policy 2: Promote and permit a variety of places to gather, shop, relax, and enjoy the natural beauty of the UDAs. Sites for public spaces will be chosen because of their uniqueness or existing physical features. Policy 3: Promote and develop a network of public green spaces such as parks, squares, preserves, and open spaces that form the framework for the UDAs, and in doing so, promote and develop connectivity of natural features for habitat, continuity and sustainability, scenic vistas, and pedestrian ways. Designated areas for parks may include both passive and active space. Policy 4: Through the enactment of creative and flexible land development regulations, permit a variety of mixed-uses consistent, compatible, and in harmony with the UDA Goal, including single family residential, multiple family residential, office, commercial retail and services, public services buildings, and parks. Policy 5: Higher residential density should be permitted in the UDAs through the adoption of land development regulations, but such density should not exceed twentyfour (24) units per acre. 10

11 Policy 6: High density and intense commercial development should be allowed in the UDAs through the adoption of land development regulations, but such density and intensity should not exceed a floor area ratio of two (2.0) without structured parking and four (4) with structured parking and should not exceed four (4) stories in height. Objective 3: Affordable Housing. Promote and enhance the development of the Urban Development Areas (UDAs) by allowing a mixed-use higher density/intensity traditional neighborhood development (TND) urban pattern. Existing Conditions Housing: Rental vacancy rates between 5% and 7% are considered desirable in order to accommodate the free movement of prospective residents. Apartments where Section 8 Certificates are accepted have 100% occupancy. Consequently, the vacancy rate is considered very tight and restrictive indicating a market exists for a greater supply of rental apartments, particularly affordable apartments. Table 1, which represents a 2006 survey of apartments within Spotsylvania County, indicates a vacancy rate of 2.3% for apartments. The average beginning monthly rent is $877 + utilities. Table 1: Apartment living in Spotsylvania County Apartment Name Occupancy Rate Total Units Vacant Rent Schedule units Breezewood 99% $795 $830 Brittany Commons 96% $895 - $965 Greens at Salem Run 99% $945 Kilburn Crossing 96% $985 - $1085 Salem Run 99% $880 Courthouse Green 100% 40 0 Subsidized Mark at Salem Station 98% $845 - $945 Pines 100% 46 0 Subsidized Steeple Chase 92% $794 - $964 Average 97.7% $877 Source: 2006 Spotsylvania County Planning Department Survey Table 2 compares real estate trend indicators between 2000 and The average sales price for a housing unit increased by 125% over the last six and a half years. A 2 to 4 percent vacancy rate for owner occupied housing is considered normal. The vacancy rate for existing homes in Spotsylvania County for 2006 was 4.7% as 2,074 units were for sale of the 43,747 total units in existence in 2006, down from 7.6% the year before. The average number of days on the market decreased from 92 days in 2000 to 29 days in 2004, however had risen as high as 121 days during the first half of Most tellingly is the average sales price as a percentage of average list prices, which peaked in 2005, but has declined since then. Indeed, through the first half of 2007, house prices for Spotsylvania County have dropped relative to the previous two years. It thus appears that the market is in a down turn following the tremendous growth that the County experienced during the first half of the decade. 11

12 Table 2: Real Estate Trend Indicators for st Half of 2007 Total Sales $ Volume $263,676,568 $335,767,951 $438,155,508 $567,878,031 $783,186,384 $1,017,475,120 $719,447,635 $275,044,860 Average Sold Price $146,895 $162,994 $185,580 $215,759 $263,966 $336,467 $346,889 $330,186 Median Sold Price $135,000 $146,000 $167,500 $190,000 $241,680 $305,000 $315,000 $299,900 Total Units Sold 1,795 2,060 2,361 2,632 2,967 3,024 2, Average Days on Market Average List Price $148,151 $164,095 $187,068 $217,360 $264,841 $337,433 $351,254 $337,271 Avg Sales Price as a % of Avg List Price 99.15% 99.33% 99.20% 99.26% 99.67% 99.71% 98.75% 97.90% Source: Multiple Listing Service data for Spotsylvania County only Income: Data for 2005 from the Virginia Employment Commission indicates there were 27,367 jobs located in Spotsylvania County and the average wage was $16.25/hr, or $650 weekly, or $33,800 yearly. This equates to a jobs: housing ratio of 1.53 (41,802 units/27,367 jobs = 1.53), however 64% of the working households in Spotsylvania County commute to Northern Virginia (NOVA). Pay scales are much higher in NOVA. The median wage for commuters is $65,300. Looking at families, the median family income increased from $62,422 in 2000 to $72,453 in An Affordability analysis is provided below as Table 3. This table depicts a dual income household earning the median family income and illustrates that they can afford a maximum of $223,704 for a single-family house. This is based upon no more than 30% of gross income devoted to housing expenses (commonly called the front end ratio) and total debt to income not exceeding 36% (commonly called the back end ratio). Table 3: Affordability checklist Assumption: 2006 Spotsylvania County Median Family Income $72,453 A Gross Annual Household Income: $72,453 B. Gross Monthly Income: (A/12 months) $6,038 C. Total Debt permitted by lenders (.36 x B) $2,174 D. Monthly Allowable Housing Expense: D = $s available for Principal and Interest (PI) = B x 30% $1,811 E. Monthly Interest and Taxes Escrowed: (D x.14 = $'s available for Taxes and Insurance (TI) $254 F. Monthly Mortgage Amount: (D-E = $s available for PI $1,557 G. Estimated Housing Mortgage: $212,125 (F/7.34 x 1000) Affordable Price Range: $223,704 (G/.95) 95% consumer mortgage w/5% down Defining Affordable Housing - Affordable housing is often defined as percent of income devoted to housing costs. The typical percentage used by the Department of Housing Development, housing professionals, and the financial community is 30% of gross income. In addition, a percent of Area Median Income (AMI) adjusted for family size is used to define the population group. Table 4 depicts household income adjusted for family size and striated into 12

13 income percent categories that are commonly associated with defining very low, low, and moderate-income households in Spotsylvania County. Table 4: 2005 AMI by Family Size* Household Size Income % 30% $18,750 $21,450 $24,100 $26,800 $28,950 $31,100 $33,200 $35,350 50% $31,250 $35,700 $40,200 $44,650 $48,200 $51,800 $55,350 $58,950 80% $40,600 $46,400 $52,200 $58,000 $62,650 $67,300 $71,900 $76,550 Source: US Department of HUD s Median Family Incomes tables Table 5 identifies the common definition of affordability. Many high growth communities define affordability as 100% or 120% of AMI. Spotsylvania County should consider defining affordability as 100% of AMI adjusted for family size because of its housing market characteristics, and location in a high growth area with homes prices rising 30+ times faster than wages (Housing prices increased 126% over 5 years while mean family incomes rose 4% over the same time period). Table 5: Defining Affordable Housing for a family of four Income Category Area Median Income (AMI) Yearly Rent or Mortgage Payments Very Low ($26,800) <30% 30% x 30% AMI ($8,040) Low ($44,650) <50% 30% x 50% AMI ($13,395) Moderate ($58,000) <80% 30% x 80% AMI ($17,400) Housing Goals and Policies Goal 1: Policy 1: Policy 2: Ensure the availability of safe, accessible, integrated and affordable housing units to meet the needs of all current and future residents. Applicants seeking increased densities through the rezoning process should set aside a minimum of 10% of the units for households earning 100% or less of area median income, adjusted for family size. Define affordable housing for Spotsylvania County as housing available to a household earning 100% or less of area median income, adjusted for family size, which can be rented or purchased for a monthly payment of no more than 30% of household income. This should be done on a dynamic basis using the following formula: Gross Annual Income / 12 months = Gross Monthly Income; Gross Monthly Income * 30% (Front End Ratio) = Monthly Allowable Housing Expense; Monthly Housing Expense * 86% (Removing 14% for Taxes and Insurance) = Monthly Mortgage Amount; (Monthly Mortgage Amount / 7.34) * 1000 = Mortgage Amount; Mortgage Amount * 95% (to allow for 5% downpayment) = Affordable Mortgage Amount. Using 2006 data from the Census Bureau, and the methodology outlined above, this is a house that costs less than $223,704, or rent of less than $1,557 per month for a household unit (three bedrooms or more). For individuals, an affordable housing unit would be something less. Policy 3: Encourage mixed use developments that provide a range of housing types, complementary non-residential uses and access to alternative modes of transportation. 13

14 Policy 4: Policy 5: Policy 6: Promote the provision of a diverse housing mix by encouraging a range of housing sizes and types that meet the needs of citizens throughout all stages of life. Enhance the efficiency of development services in the County through increased use of technology and streamlining processes. Ensure consideration of disabled citizens in the design and construction of both new development and redevelopment. Goal 2: Policy 1: Policy 2: Policy 4: Preserve and expand the supply of good-quality affordable housing units by supporting the building of new units, improvement of substandard units, and the prevention of loss and deterioration of existing affordable units. Establish a Transfer of Development Right Ordinance that preserves Open Space in the sending zone while increasing affordable units in the receiving zone. Establish receiving zones within the Primary Development Boundary and establish as a priority that a portion of the units to be transferred shall be for affordable housing. Promote the rehabilitation of older existing houses that maintain the character of existing neighborhoods. Goal 3: Policy 1: Ensure that affordable housing remains affordable after its initial purchase. Deed restrictions should be in place for all designated affordable housing units that are purchased to ensure that their resale price falls within the designated affordable range. 14