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1 Commissioner Willhoit asked that a tally be kept which would track this information. Marvin Collins <br />2 indicated that this would occur. <br />3 Revised Section IV-D-10-E: There was consensus on this recommendation. <br />4 Commissioner Gordon referred to the top of page 38 regarding the detailed soil analysis. She <br />5 asked what could cause a greater number of lots to be allowed at the Preliminary Plan stage. Marvin Collins <br />6 indicated that initial work with Environmental Health and Planning Staff could indicate that only 75 lots could <br />7 be developed out of 100. After the Concept Plan is approved, it could be that the perk tests show that 85 lots <br />8 are developable. <br />9 Revised Section IV-D-10-G.1: There was consensus on this recommendation. <br />10 Commissioner Gordon asked if this was intended to be more restrictive. Commissioner Willhoit <br />11 indicated that qualifying for the density bonus by dedicating land off-site is contingent on the County <br />12 accepting dedication of that property. The County is not required to accept the land. If it does not meet the <br />13 County's needs, it can be refused. Commissioner Gordon asked for further clarification regarding the 5 <br />14 acres (primary) and 2 acres (secondary). She asked where the numbers come from. Marvin Collins referred <br />15 to page 42 G.1. He mentioned that studies have shown that the market value vs. the use value is generally <br />16 five to one. This Section IV-D-10-G-1 states that this 5 to 1 ratio must be used to preserve Primary <br />17 Conservation Areas. Five (5) acres would have to be preserved to get one unit. <br />18 A motion was made by Commissioner Crowther, seconded by Commissioner Willhoit, to approve <br />19 the proposed Flexible Development Ordinance amendments, including the recommended revisions, to be <br />20 effective July 1, 1996. <br />21 Commissioner Gordon mentioned the issue of conventional systems vs. the alternative community <br />22 systems; problems are more likely with the latter system. It was her understanding that approval could be <br />23 delayed until the financial arrangements are worked out by the attorney using the Wastewater Treatment <br />24 Monitoring Program. She noted that this does not seem to be included in this proposal. <br />25 Marvin Collins replied that he felt that if this was a concern it would be appropriate to have the <br />26 Board of Commissioners adopt a policy stating that flexible development proposals which use alternative <br />27 systems would have to have the financial security arrangements finalized prior to approval. <br />28 Commissioner Gordon asked how it would be handled. <br />29 Chair Carey stated that his understanding is that this could be handled by policy rather than <br />30 Ordinance. <br />31 It was suggested that page 37, D.6, 2nd bullet, be revised as follows "A community water and/or <br />32 sewage disposal system designed, constructed, and maintained in conformity with all applicable state, <br />33 federal and local rules, regulations and policies." Geof Gledhill indicated that he felt this could be reviewed <br />34 by the Board of Health and adopted by the end of the summer. <br />35 Commissioner Gordon felt that the village option did not have sufficient locational criteria. For <br />36 example, she felt that a village should be required to be on public water and sewer. In our Zoning Ordinance, <br />37 changes with comparable or even smaller impact generally include locational criteria. <br />38 Marvin Collins indicated that a 100 acre village could use wells and septic tanks. It is not true that <br />39 the village option would require a community system or public water and sewer. The village could be <br />40 clustered, surrounded by open space, and the septic field could be off-site in the woods or meadow. <br />41 Commissioner Crowther amended his motion, seconded by Commissioner Willhoit, to read "approve <br />42 the proposed Flexible Development Ordinance amendments, including the recommended revisions, and <br />43 policies on Section D-6, to be implemented on July 1, 1996. <br />44 VOTE ON THE AMENDED MOTION: AYES, 4; NOES, 1 (Commissioner Gordon) <br />45 <br />46 Commissioner Gordon stated her concerns about the Flexible Development Ordinance. She <br />47 opposes off-site easements for sewage disposal in critical water supply watersheds, such as University Lake <br />48 and Cane Creek. She also believes it is a mistake to allow the village options without specifying locational <br />49 criteria for villages. <br />50 VOTE ON THE MAIN MOTION AS AMENDED: AYES, 4; NOES, 1 (Commissioner Gordon)