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b) Redevelopment <br />The rebuilding or replacement of residential or nonresidential structures which <br />are defined as existing development according to Article 6.23.11 a is allowed, <br />provided that the rebuilding or replacement does not result in an increase in <br />the amount of. impervious surface, and does not encroach any farther into <br />stream buffers or setbacks from reservoirs than the previous development. A <br />structure which is rebuilt or replaced in accordance with these provisions is <br />deemed conforming with respect to setbacks from streams and reservoirs <br />required by Articles 6.23.7 and 6.23.8 of this Ordinance. <br />c) Existing Lots <br />An existing lot, for the purpose of determining compliance with Article 6.23, is <br />defined as a lot which was created prior to January 1, 1994, or a lot within the <br />Cane Creek watershed which was created prior to October 19, 1999, with <br />respect to the October 19, 1999, amendments related to the CANE -CA and <br />CANE -PW districts, and non - conforming lots of record. <br />Stream buffers as required by Article 6.23.7, and setbacks for septic systems <br />as required by Article 6.23.8 may be reduced to the extent necessary to allow <br />development of the lot, provided that all of the following criteria are met: <br />1. The septic system is sized to serve no more than four bedrooms; and <br />2. The septic tank, drainfield and repair area (where required) can be <br />accommodated on 20,000 square feet of area or less; and <br />3. The Orange County Planning Staff, in consultation with Orange County <br />Environmental Health and /or the Orange County Engineer has <br />determined that encroachment of the structure into the stream buffer <br />and /or encroachment, of the septic system or repair area into the <br />stream buffer or reservoir setback is necessary in order to provide <br />adequate area for septic disposal and repair while maintaining <br />required separations between wells, septic systems, structures and <br />property lines; and <br />4. The Orange County Planning Staff, in consultation with Orange County <br />Environmental Health and /or the Orange County Engineer, has <br />determined that the relative locations of the well, septic system and <br />structure maximize the amount of watershed protection that can be <br />achieved while allowing development of the lot. Generally, an <br />exception to setbacks for repair area is preferable to an exception for <br />the initial septic system, and encroachment of structures or gravity <br />septic systems into the setback is preferable to the installation of a <br />septic system pump. <br />5. The amount of encroachment into the stream or reservoir buffer is the <br />minimum amount which can be obtained while meeting the above <br />criteria. <br />6 -45 <br />