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36 <br /> 1-21-93 Final Version <br /> development option is proposed as a "base line" for those who wish <br /> to retain traditional subdivision patterns . The most significant <br /> aspect of this development option, though, is that it establishes <br /> the basic zoning density for the rural portions of the county. <br /> Instead of- a minimum lot size of 40 , 000 square feet, 80, 000 square <br /> feet would be required as the minimum average lot size for any <br /> development. For a property owner or developer to achieve a higher <br /> density, he/she would have to utilize one of the development <br /> options which require open-space set-asides . <br /> The lot size of 1 . 84 acres (8q, 000 square feet) is consistent with <br /> the current average of 1 . 90 acres and consistent with the lot size <br /> standards applied in both the WQCA and RB zoning districts. Lot <br /> sizes can be decreased if enough permanent open space is set aside <br /> to maintain the same density of development (clustering) . Site <br /> studies conducted to examine the application of this option <br /> indicated that the buildable part of a tract (excluding road <br /> rights-of-way) is approximately 93 percent of the total site. Thus, <br /> this development option could optimally yield 51 lots on 100 acres . <br /> Compared to conventional two-acre lot developments, open-space <br /> developments generally offer more opportunity to achieve the goals <br /> of preserving rural character. However, these techniques are <br /> somewhat new to development in Orange County. Experimentation with <br /> open-space techniques is encouraged as a means of discovering the <br /> potential for environmentally-sensitive development. <br /> Therefore, to provide opportunities for property owners and <br /> developers to visualize the possibilities of open-space <br /> development, it is recommended that all conventional development <br /> projects under Option 2 creating more than 15 residential <br /> lots/units must submit two concept plans for subdivision: 1) a <br /> conventional subdivision plan under the appropriate option, and 2) <br /> an open-space subdivision plan under one of the open-space <br /> development styles below. The choice of development style would be <br /> voluntary for the property owner/developer. <br /> 16 <br />