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184 <br /> O A"conservation"approach when all land is subdivided into lots,and open space is preserved through <br /> the use of conservation easements held by the County or a land conservancy; or <br /> O A "cluster" approach where lot sizes are reduced and the land saved through such reductions is <br /> dedicated to the County or a land conservancy, or owned and maintained by a homeowners' <br /> association; or <br /> O A"village"or modified cluster approach where dwelling units are clustered around a village green and <br /> supporting shops, and the village is urrounded by open space; or <br /> O Some combination of the above, including the use of"density averaging"to allow flexibility in areas <br /> where two-acre mummmm lot size requirements exist. <br /> 0 Density bonuses, while limited by the type of water supply/sewage disposal service available to the <br /> development, may be achieved by: <br /> O Providing greater amounts of open space then required; or <br /> O Providing affordable housing units either as part of the development or at an off-site location; or <br /> O Purchasing the development rights on farm or forest lands, natural areas, and similar resources, and <br /> transferring them to the developoaent; or <br /> O Some combination of the above. <br /> • Water supply and/or sewage disposal service may include: <br /> O Individual wells and septic systems on each lot or located off-lot wdbm a recorded easement,including <br /> subsurface disposal or spray ikon on open land; or <br /> O A community water and/or sewage disposal system, including subsn:face disposal or spray irrigation <br /> on open land,designed, untied, and maintained in conformity with all applicable state, federal, <br /> and local roles and regolatiaas; or <br /> O Commotion to a water and/or sewage disposal system operated by a municipality,association,or water <br /> or sewer authority. As part of such service provision, public water and sewer extensions would be <br /> permitted to defined "transit corridors" and "transition areas". <br /> The "Flexible Development" option has been prepared in the founaR of an amendment to the Subdrvrsron <br /> Regulations. The basic strategy is to substitute it for the current "Closter Development" standards. Associated with the <br /> would be the preparation of a Rural Design Guidebook to illustrate, through a case study approach, how <br /> to use the option in deaignmg open space or "flexible" developments. <br /> Foreword 2 <br />