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4 <br />• not allow required front and side yard setbacks to be counted as <br />open space unless those areas contain significant primary or <br />secondary conservation areas. (Please refer to the attached <br />proposed amendment to Section D. DEVELOPMENT STANDARDS, <br />D.1 Estate Lot Option.) <br />• will rename the Cluster Option to the Conservation-Cluster <br />Option to emphasize the intent of the flexible development <br />provisions for clustering. (Please refer to proposed amendments to <br />Section D.3 -Cluster Option. All provisions of the current Section D.2 <br />- Conservation Option - are included in Section D.3 so this <br />combination is appropriate to maintain the °conservation" intent of the <br />provisions.) <br />In addition to amendments proposed by the Planning Board, Planning <br />staff has included proposed amendments that: <br />• clarify provisions for open space and buildable lot area of Article <br />22 (Definitions) of the Zoning Ordinance and Section IV-B-10 <br />(Flexible Development) of the Subdivision regulations; <br />• increase the building envelope spacing standards for estate lots; <br />• reduce the amount of conservation area that may be used for <br />septic systems; <br />• provide for minimum spacing of 100 feet between building <br />envelopes and the subdivision boundary and/or off-site public <br />street right-of--way for conservation-cluster developments. <br />Amendments proposed by Planning staff are so noted on the attached <br />document of proposed amendments to Article 22 of the Orange <br />County Zoning Ordinance and to Section IV-B-10 of the Orange <br />County Subdivision Regulations. <br />RECOMMENDATION: The Administration recornmends approval of the attadied advertisement fior the <br />May 24,1999, quarterly public hearing. <br />-. <br />