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• Existing zoning designations would not be changed, and Flexible Developments <br /> would be permitted in all residential zoning districts except the RB -Rural Buffer <br /> district. <br /> • The provision of open space would be optional, however, a developer would be <br /> required to submit two concept plans - one for a conventional subdivision and <br /> another for a "flexible" or open space subdivision. (Although the Flexible <br /> Developmentproposal, as worded, allows the developer to choose which concept <br /> plan to pursue, the mandatory provision of open space is another option to be <br /> considered as part of this public hearing.) <br /> • If a Flexible Development option is chosen, at least one-third (33%) of the land <br /> within a subdivision must be preserved as open space which may be preserved <br /> through: <br /> • An "estate lot" approach where all land is subdivided into lots four (4) <br /> acres or greater in size, building limits (50%) are established for each lot, <br /> and the open space outside such limits is preserved through restrictive <br /> covenants and/or conservation easements; or <br /> • A "conservation" approach where all land is subdivided into lots, and <br /> open space is preserved through the use of conservation easements held <br /> by the County or a land conservancy, or owned and maintained by a <br /> homeowners association; or <br /> • A "cluster" approach where lot sizes are reduced and the land saved <br /> through such reductions is dedicated to the County or a land conservancy, <br /> or owned and maintained by a homeowners' association; or <br /> • A "village" or modified cluster approach where dwelling units are <br /> clustered around a village green and supporting shops, and the village is <br /> surrounded by open space; or <br /> • Some combination of the above, including the use of "density averaging" <br /> to allow flexibility in areas where two-acre minimum lot size requirements <br /> exist. <br /> • Density bonuses, while limited by the type of water supply and/or sewage <br /> disposal service available to the development, may be achieved by: <br /> • Providing greater amounts of open space than required; or <br /> • Providing affordable housing units either as part of the development or at <br /> an off-site location; or <br />