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• The existing one-acre minimum x would be retained. <br /> Arendt Comment: Change highlighted wording to "density per dwelling unit",based <br /> on the presumption that the density of one dwelling unit per acre would be "net", <br /> after deducting street rights-of-way, wetlands and steep slopes (plus a percentage of <br /> floodplains) or at least deducting a percentage of land in each highly-constrained <br /> category. <br /> • .,..: . :x ..:.:.:... . :': .::: :.. ..::....:.:: �vt� . , .,,.,.:...ti�i <':`;lt: :�utxir.....;><��': `•:; :: :�> `••Id;:...,:::. .. ...:�.:.:_.: <br /> t�:::::x �u�:<::�:::::�.�.•. .. . ::::..� �:::»:::::��e::>f�r<::�:::: :��er�� ::::s���� s�a�::>:: d::<:: t�:::: � <br /> Arendt Comment: Consider leaving as optional but applying a density disincentive <br /> to conventional layouts-say 33% fewer units if not clustered as compared to current <br /> conventional by-right one-acre density. <br /> • At least one-third (33%) of the land within a subdivision must be preserved as open <br /> space which may be preserved through: <br /> • An "estate lot" approach where all land is subdivided into lots four (4) acres or <br /> greater in size, are established for each lot, and the open <br /> space outside such limits is preserved through restrictive covenants and/or <br /> conservation easements; or <br /> Arendt Comment: This only works well when estate lots are very large - as <br /> least 5 acres. Even then, enforcing the restrictions against clearing for <br /> suburban lawns pose a huge problem. Ask Ben Hutchinson, Planning <br /> Director for Lower Merian Township near Philadelphia. Additionally, would <br /> reduce "building limits" to 1 acre, possibly 1.5 acres at most, at this low <br /> density. <br /> • A "conservation" approach where all land is subdivided into lots, and open space <br /> is preserved through the use of conservation easements held by the County or a <br /> land conservancy; or <br /> • A "cluster" approach where lot sizes are reduced and the land saved through such <br /> reductions is dedicated to the County or a land conservancy, or owned and <br /> maintained by a homeowners' association; or <br /> • A "village" or modified cluster approach where dwelling units are clustered <br /> around a village green and supporting shops, and the village is surrounded by <br /> open space; or <br /> Arendt Comment: Should mention protection and ownership of open space <br /> here. <br /> Foreword 2 <br />