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20 <br /> argument is that some property owners who want to <br /> subdivide their land to create building lots for <br /> -their children will be prevented from doing so by <br /> the two (2) acre lot requirement. Their children <br /> will not be able to afford a two ( 2) acre lot near <br /> their parents because of the high cost and will be <br /> forced to live elsewhere. <br /> 3 . Environmental Impacts <br /> Reliance on on-site water and sewage disposal, will <br /> create undesirable environmental impacts. Soil <br /> conditions in the Rural Buffer are limited with <br /> regards to their capacity to absorb septic tank <br /> effluent. This will result in septic system <br /> failures that will contaminate surface and ground <br /> water. Since drinking water is being supplied from <br /> wells, well contamination is likely . The low <br /> density development will make retro- installation of <br /> public water and sewer in areas of septic field <br /> failures or well contamination very expensive. <br /> 4. Tax Increases <br /> The cost of providing public services to low <br /> density residential development exceeds the tax <br /> revenues produced by the development. The lower <br /> density in the Rural Buffer will produce a higher <br /> tax liability, resulting in higher taxes in the <br /> future. <br /> 5 . Leap Frog Development <br /> The more stringent requirements of the Rural Buffer <br /> will encourage development in areas beyond the <br /> Buffer . This will result in an undesirable devel - <br /> opment pattern . <br /> In the analysis of Rural Buffer implementation measures <br /> that follows, we attempt to address these concerns and the <br /> policy issues discussed earlier . <br /> n r4 ., .' <br />