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100 <br /> These are some of the specific things that <br /> developers asked for. <br /> Collins continued that some of the incentives are <br /> the same for the conservation option. An additional <br /> incentive for the conservation option is that public <br /> and private streets rights-of-way may be included in <br /> the calculation of lot size. That was also a <br /> specific request from developers. <br /> In terms of cluster development, you have the <br /> maximum flexibility/incentives in terms of <br /> modification of dimensional requirements, the <br /> minimum lot area could be reduced by 65% but no <br /> smaller than 5,000 square feet. The current cluster <br /> provisions are 50%. Also, public and private <br /> streets rights-of-way can be included in the <br /> calculations. Minimum lot width requirements may be <br /> reduced by 20%, but no less than 50-feet. Minimum <br /> setbacks can be reduced by 25% but shall be no less <br /> than 10-feet. <br /> There is a different incentive for village <br /> development and that is the allowance of more non- <br /> residential uses. There is a ceiling percentage that <br /> you cannot exceed the village proper. <br /> For all the flexible development options, one of the <br /> big provision is that the cutoff for private streets <br /> goes to 50 lots (currently 25 lots) . However, there <br /> are conditions. <br /> Collins continued that density bonuses are not an <br /> incentive. They are included to encourage more open <br /> space, not to encourage people to do open space <br /> either in the development or somewhere else. <br /> Brown asked for clarification of providing open <br /> space somewhere else. Collins responded that is the <br /> issue of going offsite to provide open space. He <br /> noted that issue was discussed at the public <br /> hearing. He continued that the discussion the <br /> Planning Board has had about this issue is whether <br /> it should be within the same township. This is <br /> included in the minutes in the agenda materials. <br /> This was also the discussion regarding affordable <br /> housing; whether or not that should be provided <br /> within the same township. <br /> Barrows asked about off-site septic systems. Collins <br /> responded that is also an incentive but they are <br /> sometimes incentives for different purposes. Not <br /> necessarily an incentive to do open space, but to <br /> allow the flexibility of doing open space <br />