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3 <br /> Commissioner Willhoit suggested that public comment be received on <br /> the proposal for 50% open space with no density bonus. <br /> Commissioner Gordon feels that, if conventional wastewater systems <br /> are to be used and clustering is allowed, then one unit per two acres is <br /> a viable option since even with 50% open space it would still be <br /> possible to have one acre lots. Regardless of the sewage system used <br /> one unit per acre is the maximum acceptable. Water and sewer should be <br /> prohibited in areas that are to remain rural. Density bonuses should <br /> not be offered which encourage the use of alternative systems. <br /> Developments should be designed to achieve the maximum number of units <br /> using conventional wells and septic tanks. Alternative systems could be <br /> allowed but not encouraged. <br /> Commissioner Willhoit indicated that it is possible to control <br /> density through zoning. Mr. Collins has indicated that the two-acre lot <br /> size will not support public sewer. He requested information about <br /> what fraction of the water quality impact comes from impervious surfaces <br /> and what comes from the development itself. If density bonuses are <br /> allowed which increases the automobile traffic to the extent that more <br /> run off is created, the advantage of offering the density bonuses could <br /> be lost. <br /> Commissioner Gordon indicated that the definition of quality open <br /> space and the percent of open space set-asides need to be determined. <br /> Commissioner Halkiotis asked how the 50% of septic nitrification <br /> fields figure was decided. David Stancil said that current standards <br /> were incorporated into the committee report, specifically the section of <br /> the Conceptual Guidelines For Rural Orange which reads as follows: <br /> Up to 50 percent of the area of nitrification fields for community <br /> and/or individual ground absorption sewage disposal systems, <br /> provided approval of such systems is obtained from the Orange <br /> County Division of Environmental Health or the North Carolina <br /> Division of Environmental Management, whichever is applicable may <br /> be counted as open space. <br /> However, there are two means by which 100% of the field may be <br /> counted as open space: <br /> A) Where nitrification fields are designed in accordance with <br /> environmentally-sensitive development recommendations in the <br /> Rural Orange Design Guidebook, provided the open space uses <br /> would not be active recreational facilities, or other uses <br /> deemed inappropriate as per state and local health <br /> regulations. <br /> B) Additionally, open space left entirely in its natural state <br /> (where the natural state is not active recreation) . <br /> Nitrification fields may not occupy portions of the site <br /> identified in 12, #3, and 17. <br /> Commissioner Halkiotis requested that the requirement for open <br />