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57 <br /> D.2 Conservation-Cluster Option <br /> A conservation-cluster subdivision is one in which building lots are grouped together <br /> through a transfer of allowable density within the subdivided tract provided the transfer <br /> of density within the subdivision does not increase the average density in any overlay <br /> zoning district. In a conservation-cluster subdivision designed with density transfer, lots <br /> smaller than the minimum lot size permitted in the zoning district are allowed provided <br /> such lots and subdivisions are developed in accordance with the following standards: <br /> • Land saved through lot size reductions shall consist of designated Primary and/or <br /> Secondary Conservation Areas. <br /> • The total amount of land set aside as Primary and Secondary Conservation <br /> Areas shall equal the sum of all reductions in minimum lot area and shall <br /> comprise at least thirty-three percent (33%) of the total land area in the <br /> subdivision. <br /> • Both Primary and Secondary Conservation Areas shall be placed in undivided <br /> preserves which adjoin housing areas that have been designed more compactly <br /> to create larger conservation units that may be enjoyed by all residents of the <br /> subdivision and, if possible, enjoyed visually by the general public.. Such <br /> undivided open space shall be accessible to the largest number of lots within the <br /> development. To achieve this, the majority of houselots should abut undivided <br /> open space to provide residents with direct views and access. Safe and <br /> convenient pedestrian access to the open space from all adjoining houselots <br /> shall be provided, except in the case of farmland or other resource areas <br /> vulnerable to human disturbance. The design must meet Section F Evaluation <br /> Criteria which sets forth conservation area design characteristics. <br /> • Where undivided open space is designated as separate non-contiguous parcels, <br /> no parcel shall consist of less than three (3) acres in area, nor have a length-to- <br /> width ratio in excess of 4:1, except such areas that are specifically designed for <br /> neighborhood commons or greens; playfields; buffers adjacent to wetlands, <br /> watercourses, and rural roads; wildlife corridors; or trail links. <br /> • a buildable area of sufficient size to accommodate a single-family detached <br /> dwelling and customary accessory uses, including, but not limited to, storage <br /> buildings and garages, patios and decks, lawns, and driveways. A septic system <br /> and/or well site may be located in an open space area provided it does not <br /> occupy more than one quarter of the conservation area nor any part of a Primary <br /> Conservation Area. <br /> • Provided the arrangement, design, and shape of cluster lots is such that lots <br /> provide satisfactory and desirable sites for building, and contribute to the <br /> preservation of designated Primary and/or Secondary Conservation Areas, <br /> minimum lot area, lot width, and setback requirements as specified in Article <br />