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6 in the southeast quadrant of the County. That area needs to be protected from development. He feels that the County needs to be concerned with biological resources and protect them the best they can. REX BENTLEY made reference to the Golden Rule. He feels that if one landowner develops their land in a cookie-cutter development, it is not the end of the world. However, if every landowner in the County developed their land that way, the County will end up like north Raleigh or Los Angeles. He feels that when that happens, every single person in the audience will want to move away. The decision is to stand by and let that happen or do something to keep that from happening. He is in favor of the open space planning and the two acre minimum lot size. He does not feel that landowners have to sacrifice anything. A developer can come in and develop the same number of houses as under conventional zoning and the developer will have substantial cost savings as well. No one losses under this situation. JAY ZARAGOZA feels the main issue is whether the County will get into the sewer extension business or allow package treatment plants or community wastewater facilities on site. He presented a written statement which is in the permanent agenda file. In summary, he indicated that open space-cluster development strategy should maintain the zoning district's density. Density should not be reduced from the 40,000 square foot minimum lot size to the average density typically achieved in conventional subdivisions served by individual wells and septic systems. Each lot within a cluster development should be capable of accommodating its own septic system. The quality and quantity of the open space within the development should be, for the most part, at the discretion of the subdivider. The rules governing cluster developments should be relatively easy to understand so that the general citizen will feel comfortable using the option. Lastly, the ordinance that creates the open space-cluster development options should require the establishment of a homeowner's association to own and be responsible for the open space. LEE RAFALOW asked that testimony from previous hearings on this same issue be included in the minutes for this meeting. The objective, as he understands it, is to preserve rural character or rural spaces. He asked that the Board think about rural spaces as farmland, forest, streams, and wildlife habitats. These are the kind of things found in rural spaces. The things not found in rural spaces would be recreation facilities, airports, etc. He feels that cluster development is an important concept in that it provides the tools to preserve large amounts of space and yet allow development. The key issue is to preserve the rural activities that are already going on in the County and allow them to continue. He asked that the Board consider Transfer of Development Rights to make sure that farmers have a mechanism whereby they can get money for the investment they have in the property and still allow that property to be used for farming activities. He believes that 50% is the necessary minimum buildable open space. He does share concerns heard this evening about low income housing and feels it important to have a mechanism to allow developers like Habitat for Humanity to continue to do the work they do in this County. In Ocala Florida they have a lot size minimum of 40 acres. He asked that the Board use the two acre minimum as a guideline and use small area plans as a method for applying the guidelines to specific neighborhoods and regions so that all the concerns can be addressed. LESTER RAY, Dairy Farmer from White Cross, thanked the members of the Rural Character committee. He is in favor of the recommendation -- of the minimum two acre lot size for AR and R-1, using clustering and the 50% open space requirement not to include the unbuildable areas. He is not in favor of the density bonus unless the open space set-aside is greater than 50%. He urged landowners who feel these measures to preserve rural character are too restrictive, and/or who believe that too much burden is being placed on those who have been preserving rural character all along, to support the Purchase of Development Rights. Then the voters can decide how important rural character is to them. He feels that