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2 <br /> 50% open space in "natural state" by deed restriction to preserve <br /> unique features of natural state. The third issue would be to receive <br /> comments on the 1) desirability of clustering and 2) whether density <br /> bonuses should be offered as an incentive to clustering. Systematically <br /> addressing these issues is extremely important. Also, items on which <br /> consensus exists need to be identified. One dwelling unit for two acres <br /> has been established for two-thirds of the County. Resolution for the <br /> remainder of the County must be reached. The issue of density bonuses <br /> could then be addressed. <br /> Geoff Gledhill indicated that the proposal to amend the Zoning <br /> Ordinance to require a minimum lot size of two acres has not been to <br /> Public Hearing. Amendments to the Ordinance must go to Public Hearing <br /> before they are adopted. <br /> Commissioner Gordon indicated that the issues and options <br /> identified at the community meetings need to be discussed before the <br /> next step in the process is addressed. <br /> Commissioner Willhoit stated that the issue of one or two acre lots <br /> does seem to have consensus. He requested that action be taken on those <br /> issues. It is less clear whether consensus has been reached on other <br /> options. He proposed one unit per two acres or 80,000 feet. The idea <br /> of clustering in the watershed is not near resolution because the issue <br /> of water quality has not been properly addressed. The discussion of <br /> clustering options for 1/3 of the county is not an effective use of time <br /> until after the base density issue has been settled. It needs to be <br /> determined if clustering would be desirable with a base density of one <br /> unit per two acre and if a density bonus should be offered to encourage <br /> clustering. He recommended establishing the small area planning process <br /> in the central transportation "corridor". The University Station <br /> community is organized and enthusiastic and should be included in the <br /> process now, if possible. Neighborhood developments could be promoted <br /> through cooperative planning. The Liveable Communities group could be <br /> involved in this work. Lot size distribution information must be <br /> collected by Township so that it is clear what percentage of the <br /> County's area is in what size parcels. A cooperative planning effort <br /> for small parcels would encourage land owners to create neighborhoods. <br /> He indicated that he was not in favor of allowing 5 one-acre lots per <br /> lot of record as it defeats the purpose. The Planning Board could be <br /> requested to consider requiring a Special Use Permit for developments <br /> which require more than one driveway. This would encourage internal <br /> planning, even for minor subdivision, and would discourage development <br /> along thoroughfares. If additional roads are not necessary, the minor <br /> subdivision process could be used which would be an incentive for <br /> developers. <br /> Commissioner Gordon indicated that the six issues to be resolved <br /> which were outlined by David Stancil as well as the five (5) acre lot <br /> incentive option proposal need to be discussed. She indicated that as a <br /> conceptual agreement the maximum density for clusters should be one <br /> dwelling unit per acre. <br />