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41 <br /> zoning. As such, we have found no.evidence to counter the.findings of <br /> the Cane Creek Watershed Study - that options #1 and #2 above will <br /> not protect water quality to the same level of certainty as the OWASA- <br /> recommended.approach (#3) of large-lot zoning / creative open space <br /> design.: <br /> In conducting the research, staff contacted planning jurisdictions that <br /> had been"Identified In the American Water Works Association (AWWA) <br /> publication "Effective:. watershed Management for . Surface :water, <br /> Supplies" as currently employing. or considering employment of cluster <br /> development for water quality purposes. Based on I the AWWA 'report.. <br /> the foilow.1ng planning departments and agencies were contacted: <br /> Fairfax County : (VA) Planning; Prince William . County (VA) Planning,. <br /> Loudoun -County. (VA) Planning and the Northern Virginia" District <br /> Planning Commission'. Ail of these planning .entities hold responsibility <br /> for protecting the water...quality of the Occcoquan River basin. . <br /> Discussions with the. identified planning'. departments & agencies <br /> revealed that: . 1) Falrfax. and Prince William Counties permit rural. <br /> cluster ,development, but do so for reasons other- than water quality <br /> protection, and 2) both counties have a lower underlying .density than <br /> is currently, or. anticipated to be, in place in. the Cane Creek. . <br /> watershed. As a result of this lower density, the need for alternative, or <br /> off-site wastewater systems necessitated under cluster development <br /> options is eliminated. In addition, staff conducted an Internet-based <br /> literature search to locate other municipalities. or counties. .which <br /> employed cluster development. None were found. <br /> Given this, staff* recommended on' November 4- that, to simplify <br /> matters for the pubtic.hearing, only option #3. (OWASA-recommended) <br /> be taken to the November 23 public hearing. <br /> Amendments to the Zoning Ordinance and Subdivision Regulations <br /> have been drafted to . implement this management option. The <br /> amendments to the Zoning Ordinance will alter the definition of, <br /> Flexible Development to allow for 50% open space in Cane Creek <br /> watershed, and to provide for a: five-acre minimum lot size, with up to <br /> five lots as small as two acres in size. The amendments I to the <br /> Subdivision Regulations would amend the open space standards to <br /> provide for 500/a. open space. in Cane Creek, and to clarify other <br /> sections that specified.: 33% only. The draft amendment to the Zoning <br /> Ordinance recommends one modification to the OWASA package - that <br /> the effective date for lots of record (the "Up.to five tots as small as two <br /> acres" test) be set at January 1.,'19991 rather than the proposed date <br />