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should be solicited. He emphasized that the County would not put in any lines or anything that is inconsistent with the Land Use Plan. He asked how the Extension Policy applies to the new elementary school in the Rural Buffer without creating a "strip" down NC 86. He also expressed concern with the reference to developments containing 500 acres. Collins responded that the school property is in two Land Use Plan classifications, R-1 and Rural Buffer. Water and sewer may be extended to the school as an essential public service. Collins continued explaining development restrictions within the R-1 and Rural Buffer classifications. He noted that the master-planned development projects which Hartwell referred to consisting of at least 500 acres would create the advantage of master planning for large tracts of land as opposed to "piece-meal" development. There is also the option of incentives (density bonuses) which allow for a portion to be developed as low/moderate income housing which could be one of the answers to affordable housing. Collins stated that a 500-acre limit would insure that there would be large projects to achieve goals and large master planning would be encouraged. Commissioner Hartwell expressed faith in "piece-meal" development. Commissioner Marshall indicated that she felt the large master planning _,. was good for developers who could do large projects but individuals would be at a disadvantage. She expressed the desire that individuals i:..;,,.:, be considered first. She also noted that she did not feel that a golf -~-~ course preserved the idea of "rural character" in the same way as open land. She stated the County should not go against the Land Use Plan and extend sewer lines into the Rural Buffer except in the case of a health hazard. Acting Chair Moses Carey asked about the five-year payback period referenced in the goal related to financial participation. John Link, indicated that a three to five year payback period is the most common practice in such projects. Commissioner Hartwell talked about the previous prohibition of public water and sewer in the Rural Buffer. He noted that if the County did run water and sewer lines in that buffer, perhaps the possible future failure of septic systems would be avoided. Commissioner Marshall stated that she felt once the Rural Character Study was completed, the Water/Sewer Policy could be amended and if found appropriate to allow public water and sewer in some parts of the Rural Suffer. She felt that every problem and issue could not be addressed at one time. Lindsey Efland did agree with the extension of public water and sewer services in the watersheds and rural buffer. He noted that the statement regarding the extension needed clarification and that two separate thoughts were included in one extremely long, complicated