Many nice housing arrangements seem possible in the space you have allotted. I have included five different potential housing arrangements. If you feel that are all acceptable, then we can write the regulations broadly; otherwise we should add qualifying clauses. Please let me know which you like best, which you like second best, what’s good and bad about each one, and if anything I’ve done should be off-limits.
A few notes on the designs:
All designs use the maximum lot areas – the parcels always add up to 2 acres. No lot is smaller than 12,000 square feet.
Randy & I thought we could limit housing to the west of the eastern edge of the zigzag. There’s plenty of space to develop in that area. Also, having a buffer from the road may make Caspar seem less highway-oriented, more part of the rural landscape. All of the designs that follow show housing west of this line.
Questions about Square Footage Requirements
It seems that you are intending for small houses to be built on the site. Is this correct? A house under the 1200 square foot limit would have 800 square feet left if they built a garage – a cozy 2-bedroom flat. I’m slightly concerned that the lots themselves could be unaffordable for your intended residents (young families who may have to move as their family grows? retirees? rich childless couples?). Michael reminded me of the difference between modest homes and "splendid" home, which was a helpful distinction. It seems that if you’re certain which type of house you want, then the lot location and square footage should be appropriate to that type. A modest-sized home in a lot with a splendid view and splendid price might be hard to sell, and vice versa.
These houses also seem somewhat small compared to others in the neighborhood – the house directly north along Caspar Rd. has a 1200 square foot footprint and several outbuildings. Buildings further south on Caspar Rd. appear to have footprints around 2400 square feet.
Would you want to use the requirements to encourage small rental units that could serve as affordable rental housing or for people’s elderly parents? You could say: primary building may not exceed 1200 square feet living space. Outbuilding not to exceed one story or 400 square feet; if a "granny" housing unit is built, a second story of 400 square feet would be allowed in the outbuilding.
Preliminary Housing Regulations
These are quite similar to yours. They do not currently include the clustering requirement, but they do require that all parcels somehow touch.
Lots: Six parcels shall be created of about 15,000 square feet each (all six fit on 2 acres). Minimum parcel size is 12,000. The six parcels must be contiguous (lot lines coincide with at least one other parcel or divided only by an access road). No parcel may extend [west of the zig-zag – to be appropriately defined].
Buildings: Properties may have up to two dwelling units. Height limit 25 feet. [Square footage requirements to be added.] Shared waste treatment if possible. All structures must be built on-site.
Water will be supplied by the Caspar water system. Shared waste treatment recommended.