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227 Planning Board in January. The Planning Board approved the package but recommended that the minimum lot size be 40, 000 sq.ft. This created distortion in terms of the sliding scale that the RCSC had developed in tho_ situations where there are better soils and the maximum density can be achieved. As an example, page 5 of the abstract under conventional development, if someone could achieve essentially one unit per acre, the scale drops down to .8 units and it is not until someone sets aside 50% open space that they start to achieve any kind of density bonus. In adjusting the scale to make it work, the units per acre increase to a very large density. Collins noted that in the agenda there are several options which take some of Arendt's basic ideas and apply them so that the full range of possibilities can be seen. One is a restrictive type of approach where no density bonuses are involved and the minimum lot size is increased to basically two acres so that the number of units from a conventional plan is what the developer must stay with. The only option would be to cluster and set aside open space. The advantage of this particular approach is that it does provide a lot more opportunities for people to cluster without using alternative systems. The last two options would award density bonuses on the basis of the quality of the open space rather than the quantity of open space. The issue of quality will be addressed in the next phase of the Rural Character study which involves developing the implementing ordinances and the design guidelines. The Planning Board has only discussed these options briefly. He suggested that the strategies adopted by the County Commissioners be turned over to staff. They will draft the ordinances and guidelines which will go through another series of meetings with advisory boards and interest groups for feedback which will be taken into consideration in drafting the final version....... He noted that for many of these strategies to have open space, it will h necessary to have alternative systems. The only way to avoid alternative systems is to create very low densities which will allow people to cluster and provide lot sizes of one acre. Clint Burklin, Chair of the RCSC stated that he feels they are close to a workable package. He noted that it has been a delegant balance between multiple interest groups. He asked that this be referred back to the Planning Board. He also invited the County Commissioners to attend this work session so the committee could receive their feedback. At the conclusion of this .prncess he suggests that the plan be taken to the Township-- -Advisory Councils for their input. Livy Ludington, member of the RCSC, submitted a written document for the record. She stated that her main concern is the overall increase with population with any plan developed. She feels that a decision needs to be made on how much ,the County wants the population to increase. If increased population happens, the trade off is less quality open space which would make for an even exchange. She made reference to a bar graft which showed population increase versus new Open Space. She asked the Board to look at the overall population growth and the impact on schools, roads, taxes and the quality of life. Dolly Hunter, Vice-Chair of the RCSC, made reference to the agenda abstract and page 53, 54 and 55 which states her position. She stated that rural Orange County is not the Rural Buffer. Much of the Rural Character options will raise housing costs and make a large part of rural orange undevelopable. She feels that abolishing the current one acre lot siz, without Open Space and raising the minimum lot size to two acres wil encourage elite suburban sprawl. The rural residents were assured in the township meetings that the one acre minimum would be retained. She feels it