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11 <br /> 1 Commissioner Jacobs asked if there are specific dimensions for a public road. <br /> 2 Michael Harvey said 22 feet wide of pavement and a 50-foot right of way. He said curb <br /> 3 gutter and stormwater systems may change this slightly. <br /> 4 Commissioner Jacobs said it is cheaper to do a private road and such roads also <br /> 5 provide for the least rural impact. He said as the County moves forward, it is good to consider <br /> 6 how to balance adequate public safety with minimizing environmental impact. He said the idea <br /> 7 of density bonuses and expedited reviews should be reviewed in the future. He referred to page <br /> 8 22, noting the suggestion of possible open space tax breaks. <br /> 9 Craig Benedict said there has been previous discussion about how open spaces are <br /> 10 taxed. He said the tax assessor does not tax the open space but transfers some of that value <br /> 11 onto the individual lots. <br /> 12 Commissioner Jacobs said it might be interesting to monitor this process during the <br /> 13 revaluation. <br /> 14 Michael Harvey resumed the power point presentation: <br /> 15 <br /> 16 • Within the Cluster Subdivision type lots can only be reduced to 40,000 sq.ft. in size with <br /> 17 the reservation of a minimum of 20% Open Space. <br /> 18 - This Subdivision Type has applicability within the Rural Buffer (RB) general <br /> 19 use zoning category but nowhere else. <br /> 20 - Staff has been successful in encouraging the Flexible Development- <br /> 21 Conservation Cluster model where lots can be reduced to 40,000 sq.ft.with <br /> 22 the reservation of 33% open space (i.e. Henderson Woods, Annandale at <br /> 23 Creek Wood, etc.). <br /> 24 <br /> 25 OPTIONS <br /> 26 • Eliminate the Cluster Development subdivision type and promote the Conservation- <br /> 27 cluster Flexible Development subdivision option. <br /> 28 • Allow for greater reduction of lot sizes through the Flexible Development design process <br /> 29 thereby increasing potential for additional open space. <br /> 30 • Allow/recognize the use of off-site septic for wastewater processing, which could allow <br /> 31 for further reduction of lot sizes - including within watershed protection overlay districts. <br /> 32 • Re-assess private road development standards. <br /> 33 • Review potential for creation/adoption of a Rural Master Plan Conditional Zoning district. <br /> 34 <br /> 35 Commissioner Jacobs asked if there are advantages and disadvantages to the County <br /> 36 regarding private roads. <br /> 37 Craig Benedict said under the new storm water controls, it will behoove the developer to <br /> 38 have the road drain to a certain location and have a master stormwater system. He said new <br /> 39 regulations are being reviewed, and considering whether each lot should have its own <br /> 40 stormwater controls, or if a master system can control both the roadway disturbance, and that <br /> 41 on the individual lots. He said there is new technology and new regulations which are favoring <br /> 42 the master system level. <br /> 43 Michael Harvey said staff will be developing and reviewing a rural master plan <br /> 44 conditional zoning district with the BOCC. <br /> 45 <br /> 46 Remember <br /> 47 • Staff is not recommending changing established density standards. There will need to <br /> 48 be additional discussion of this topic before action is taken. <br /> 49 • Proposed modifications cannot impact property in the Rural Buffer. In order to change <br /> 50 density or minimum lot sizes for this area the Joint Planning Land Use Plan and <br />