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113 <br /> with the smaller lots, they are subject to County <br /> approval. In terms of the estate lots issue, if <br /> off-site septic easements and wells are allowed, <br /> if uses listed by Joyner are permitted such as <br /> ponds, gardens, stables, etc. , then it is <br /> feasible. What remains is the basic question; 33% <br /> or 50% or what number for open space. Collins <br /> indicated that Arendt's opinion was that if a <br /> number cannot be agreed upon, at least try it, <br /> monitor it and re-evaluate in three to five <br /> years. At least get something started. Collins <br /> reminded the Board that this issue only concerns <br /> the amount of open space, not whether it should <br /> be mandatory or optional. That is another issue. <br /> Jobsis noted that she had felt the issue of <br /> mandatory versus optional had been discussed and <br /> it had been determined that a majority of the <br /> Board favored optional. She asked if this issue <br /> is being brought back to the table. Collins <br /> responded that he felt that issue is still <br /> out there. He noted that Arendt did not <br /> specifically say "go mandatory"; but the way he <br /> had his comment worded was: "Optional is okay, if <br /> it is tied to disincentive" . <br /> Waddell stated that he would like to get views <br /> and thoughts from all Planning Board members. If <br /> there appears to be a consensus on some issues, a <br /> vote could be taken. If that is not the case, <br /> then he suggested that all the comments and <br /> thoughts be compiled to pass on to the Board of <br /> Commissioners. <br /> Brown asked for a review of the definitions for <br /> primary and secondary conservation areas. Collins <br /> responded that primary conservation areas include <br /> wetlands, 100-year floodplains, alluvial soils, <br /> steep slopes (in primary areas greater than 25%) , <br /> natural areas and wildlife corridors, National <br /> Register Sites, locally designated historic <br /> landmarks, and any locally designated historic <br /> districts. <br /> Collins continued that secondary conservation <br /> areas would include prime farmlands, other <br /> historic sites, proposed park sites, scenic <br /> vistas identified on the scenic road survey, and <br /> woodlands. <br /> Hoecke asked for a definition of natural areas. <br /> Collins responded that natural areas are <br /> botanical and/or zoological. <br />