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t <br /> • <br /> 120 <br /> Other items such as T-turnarounds instead of cul- <br /> de-sacs are also examples of relaxed standards. <br /> In certain cases, transition areas and designated <br /> service areas, the ability to have public water <br /> and sewer is also an incentive. <br /> The optimum form of incentive is bonuses. If <br /> open space greater than 33% is provided, the <br /> density could be increased but there are ceilings <br /> on the density. Another form of bonus is <br /> affordable housing, provided on or off site, also <br /> with a ceiling. He noted that Arendt had <br /> suggested that bonuses should be provided and <br /> tied to creating funding for homeowners, <br /> associations and land trusts for maintenance of <br /> the open space. Collins indicated he felt this <br /> would be a good option for a bonus. Any or all of <br /> the incentives reviewed by Collins could be <br /> combined into an incentive package. <br /> Katz asked if one assumption is the minimum lot <br /> size of 1-acre density whatever the zoning. <br /> Collins responded that the minimum is 40,000 <br /> square feet; however, with constraints, factoring <br /> and perc tests, the yield will not be 1-acre <br /> density. It could be much higher. Whatever you <br /> can get for perc sites is what the yield is. <br /> Brown asked if all the assumptions are being made <br /> using the yield plan and Collins responded yes. <br /> Continued discussion reminded Board members that <br /> the number of lots was dependent upon what the <br /> land would support (perc sites) . <br /> Rosemond stated that she felt all the options <br /> deserve consideration; they all have merit to <br /> promote open space. She felt that private roads <br /> was a powerful financial incentive. She was not <br /> in favor or extending water and sewer over areas <br /> not currently being served. <br /> Howie indicated that she felt density incentives <br /> and relaxed standards for 33% and above. She <br /> preferred roads and fee waivers for 50% and above <br /> open space. She expressed agreement with <br /> Rosemond regarding water and sewer extensions. <br /> She expressed concern with staff approval <br /> indicating she would like more interpretation <br /> regarding public notification and a cutoff point. <br /> Hoecke stated that he would like to have a whole <br /> range of incentives to "kick in" gradually. He <br /> expressed agreement with statements already made <br /> regarding water and sewer extensions. He also <br />