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o A "cluster" approach where lot sizes are reduced and the land saved through such <br /> reductions is dedicated to the County or a land conservancy, or owned and maintained by <br /> a homeowners' association; or <br /> o A "conservation" approach where all land is subdivided into lots, and open space is <br /> preserved through the use of conservation easements held by the County or a land <br /> conservancy; or <br /> o An "estate lot" approach where all land is subdivided into lots four (4) acres or greater in <br /> size, building limits (50%) are established for each lot, and the open space outside such <br /> limits is preserved through restrictive covenants and/or conservation easements; or <br /> o Some combination of the above,including the use of"density averaging' to allow flexibility <br /> in areas where two-acre'minimum lot size requirements exist. <br /> • Density bonuses are also to be provided, based on compliance with design guidelines rather than <br /> the amount of open space provided. Bonuses are also limited by the type of water supply/sewage <br /> disposal service available to the development. <br /> • Water supply/sewage disposal service may include, where permitted by local policy: <br /> o Individual wells and septic systems on each lot, including subsurface disposal or spray <br /> irrigation on open land; or <br /> o A community water and/or sewage disposal system, including subsurface disposal or spray <br /> irrigation on open land, designed, constructed, and maintained in conformity with all <br /> applicable state, federal, and local rules and regulations; or <br /> o Connection to a water and/or sewage disposal system operated by a municipality, <br /> association, or water or sewer authority. System extensions will be sized only to serve the <br /> open space development for which the system is extended. <br /> The "Flexible Development" option is being prepared in the format of an amendment to the <br /> Subdivision Regulations. The basic strategy is to substitute it for the current "Cluster Development" <br /> standards. Associated with the amendment would be the preparation of a Rural Design Guidebook to <br /> illustrate, through a case study approach, how to use the option is designing open space or "flexible" <br /> developments. <br /> Summary 2 <br />