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10 <br /> SOUTHWEST ORANGE <br /> Summary of what we heard...Like five-acre lots with incentives- best of the bunch...two-acre <br /> lots more in keeping with area, one-acre lots not appropriate - leapfrog development from rural <br /> buffer...worried about alternative systems...OSD's got mixed reviews, not really in keeping with <br /> area - but some thought could work for larger-scale developments...OSD's too dense. <br /> Alternative 3? <br /> 1. All other RCS strategies as adopted. <br /> 2. Meet all applicable design guidelines. <br /> 3. Because no water/sewer expectations or stated desire, lower density of options more in <br /> keeping with character of area. <br /> Option I: Five-acre* lots with incentives (0.21 lots per gross acre) <br /> Option II: Two-acre* lot conventional (0.51 lots per gross acre) <br /> Option III: Five one-acre lots for lots of record <br /> Option IV: Open Space Developments (OSD's) (2 levels): <br /> IV(a). 33% open space. Meet all design guidelines. Number of lots based on site yield - <br /> up to maximum of 0.67 lots per gross acre, or 67 lots per 100 acres. Water and Sewer: <br /> Wells and septic tanks. <br /> IV(b).50% open space. Meet all design guidelines. Number of lots = 0.84 lots per gross <br /> acre, or 84 lots per 100 acres. Water provided via wells or community water system, <br /> wastewater by low-pressure or other gravity community wastewater systems (only if <br /> monitored by Health Department WTOP program). <br /> In Cane Creek watershed... <br /> In the Critical Area...allow open-space developments - but only in keeping with two-acre/6% , <br /> impervious standard. <br /> • In rest of watershed...allow both IV(a) and IV(b) open-space developments as shown below: <br /> • For IV(a)and IV(b), require two-acre lots overall (0.51 lots per gross acre overall), but allow <br /> impervious surface bonus on the developed portion of site (where overall impervious surface <br /> limit is still less than 12%, perhaps as low as 8%). For IV(b), allow a slightly higher <br /> impervious rate on the developed portion, because of greater open-space set-aside. Require <br /> open space be used to widen and enhance stream buffers. <br /> 2 <br />