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17 <br /> in an increase in the amount of impervious surface, and <br /> does not encroach any farther into stream buffers or <br /> setbacks from reservoirs than the previous development. A <br /> structure which is rebuilt or replaced in accordance with <br /> these provisions is deemed conforming with respect to <br /> setbacks from streams and reservoirs required by Articles <br /> 6 .23 .7 and 6 .23.8 of this Ordinance. <br /> • <br /> 21 Existing Lots <br /> An existing lot , for the purpose of determining compliance <br /> with Article 6.23, is defined as a lot which was created <br /> prior to January 1, 1994 . <br /> Stream buffers as required by Article 6 .23 .7 , and setbacks <br /> for septic systems as required by Article 6. 23 .8 may be <br /> reduced to the extent necessary to allow development of the <br /> lot, provided that all of the following criteria are met: <br /> 1 . The septic system is sized to serve no more than four <br /> bedrooms; and <br /> 2 . The septic tank, drainfield and repair area (where <br /> required) can be accommodated on 20,000 square feet of <br /> area or less; and <br /> 3. The Orange County Planning Staff, in consultation with <br /> Orange County Environmental Health and/or the Orange <br /> County Engineer has determined that encroachment of <br /> the structure into the stream buffer and/or <br /> encroachment of the septic system or repair area into <br /> the stream buffer or reservoir setback is necessary in <br /> order to provide adequate area for septic disposal and <br /> repair while maintaining required separations between <br /> wells, septic systems, structures and property lines; <br /> and <br /> 4 . The Orange County Planning Staff, in consultation with <br /> Orange County Environmental Health and/or the Orange <br /> County Engineer, has determined that the relative <br /> locations of the well, septic system and structure <br /> maximize the amount of watershed shed protection that <br /> can be achieved while allowing development of the lot. <br /> Generally, an exception to setbacks for repair area is <br /> preferable to an exception for the initial septic <br /> system, and encroachment of structures or gravity <br /> septic systems into the setback is preferable to the <br /> installation of a septic system pump. <br /> 5. The amount of encroachment into the stream or <br /> reservoir buffer is the minimum amount which can be <br /> obtained while meeting the above criteria. <br /> 8 <br />