Commissioners consider striking rural cluster-density bonus, favor using pieces of it inside urban growth boundary

Marion County commissioners discussed whether to keep a cluster density bonus in the comprehensive plan for rural areas, with staff recommending removal or revision because the tool has seen little use and is seen as administratively heavy.

Blair Knighting of Kimley-Horn explained the bonus is limited to rural lands outside the urban growth boundary and farmland-preservation areas and requires a planned-unit development with at least 60% open space. Under the current language, the bonus changes an allocation from "1 per 10 acres" to "1 per 7 acres," which yields four additional lots on a 100-acre parcel.

"If no one's utilizing it, it's not working," Knighting said, describing the bonus as an interesting tool that is too complex relative to the reward.

Commissioner Curry and others raised a separate concern: they do not want incentives that encourage development in agricultural areas the board is trying to protect. Curry suggested keeping incentives inside the urban growth boundary instead.

County staff and several commissioners recommended striking the rural cluster-density bonus from the comp plan and adapting useful elements'for example, clustering, open-space design, and trail connectivity'for application inside the urban growth boundary or inside formally designated PSAs (public service areas) or hamlets.

Staff noted the county has used hamlet and clustered-development concepts in past projects and can provide examples; planning staff said hamlets were sometimes structured to keep open space at the perimeter and building lots in the center to preserve rural character.

The board directed staff to return with redlines: remove or simplify the rural cluster-density bonus and propose how to adapt its objectives for step-down zoning and targeted use inside urbanized areas.