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3 <br />Zoning district and the standards associated with it, seek to implement a <br />planning category that is being proposed tonight. Without those standards in <br />place, the project being presented would not be in a position to be evaluated. <br />THE PUBLIC HEARING WAS OPEN FOR QUESTIONS AND/OR COMMENTS FROM THE BOARD OF <br />COMMISSIONERS OR PLANNING BOARD <br />In response to a question from Commission Insko, Marvin Collins <br />indicated that the Board could request that the comments received at this <br />meeting be considered as part of the public record for the May 23rd meeting. <br />Collins indicated that if developers donated a certain amount of open <br />space to a conservancy and they were able to obtain tax credits or other <br />financial benefits, it might be possible to reduce the density based on the <br />open space that was preserved. The other possibility is that they might be <br />compensated by a conservancy or other organization for this open space, which <br />they could apply to the project cost. This would result in reduced density. <br />In response to a question, he indicated that the Lacefield property contains <br />176 lots. Also, he indicated that the 120 acre plot west of the wildlife <br />corridor drains toward the stream. <br />Roger Bernholtz, an attorney representing Arthur Cogswell and <br />Amerivest, Inc, the developers who are requesting that these amendments be <br />adopted, said that this proposal is actually a rural village. The land is <br />currently zoned R1 which would allow development of residential structures, <br />approximately 1 per acre, with septic tanks and wells. The plan is to create <br />an area where the land is protected with large areas of open space. The <br />amount of open space would be at least 30~. He feels that this proposed <br />development is the best choice for the land. To the west of this land is the <br />10 year transition area which has been designated in the Land Use Plan for the <br />expansion of water and sewer. To the east of this site is a trailer park. <br />He said that this land is particularly suited for the category that is being <br />proposed. It would create a slightly higher density development area than the <br />rural buffer. The open space category states that 30$ of the gross land area <br />of the tract be set aside as open space. That is a reasonable and progressive <br />amount of set aside land. He indicated that it is important to create a <br />development category that will allow for the development of water and sewer <br />for this project. He feels that managed and controlled growth for residential <br />development using water and sewer is the best approach. The density needs to <br />be established by using a formula. That formula would subtract the amount of <br />open space from the total amount of gross land area with the application of <br />a maximum density of two units per acre. He also indicated the need for a <br />variety of zoning categories in the land use designation. A rural village <br />development concept needs to be a possibility. Local or community commercial <br />areas will be necessary in this type of area. Open space normally includes <br />all areas which cannot be built. He suggested that open space include <br />vegetative recreation areas, buffers, setbacks for utility easements as well <br />as other areas which by their nature must be left open. The goal is to create <br />unified areas of open space. <br />THE PUBLIC BEARING WAS OPEN FOR CITIZEN COMMENTS <br />