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227 <br /> Craig Benedict: Maybe on a smaller scale, we can show you where we've had 33-40% open space and you can <br /> see where we've preserved stream buffers and trees and things like that and the reason we're bringing this forward <br /> is this is suggesting to cluster down even more. We've been limited by 1-acre minimum in rural areas. The density <br /> and the lot size are 2 different things. <br /> Tony Blake: But your utilities can be shrunken down and concentrated. <br /> Patrick Mallett:Yeah. Examples would be Henderson Woods... <br /> Kim Piracci: Is there a sweet spot between too close and... Because I've lived in a subdivision and I loved it until I <br /> didn't. My son couldn't practice drums, I couldn't leave my house without getting barked at by a vicious dog, it was a <br /> great idea until it became difficult to live there and so I can see the idea but I suspect there's a sweet spot. Like half <br /> an acre is a good size. <br /> Craig Benedict: It depends on the residence. Sometimes we've had occasions where people bought rural areas and <br /> complained about rooster noises. Or somebody would say, "Don't you have required street lights?" and in rural <br /> areas we don't require street lights so it becomes a choice and sometimes it's a transition.So there are some pretty <br /> close environments so it's just consumer choices. What we should do is just not directly related to this but just to <br /> give you an example,we'll bring some maps and show you the conventional and then we'll take you in the field,just <br /> yesterday it was such a beautiful day, I was driving around to some subdivisions that we approved back in early <br /> 2000. I'll show you but I wont mention it but they're not pretty. They backed on roads onto roads and they're <br /> supposed to have some landscaping and trees back there and it just never happened. They died. So this, we <br /> should be able during the process to tuck these away off the road so when you go down a rural area you're going to <br /> still see the roadside trees and most likely we'll be able to tuck them off the road. Not too far to make the road cost <br /> but enough to take a rural character. <br /> Patrick Mallett:And I think if there's some people that want the 2 acres and more and then there's another group of <br /> people that kind of want to be in a rural setting but they don't necessarily want to maintain it all. I think maintaining 5 <br /> acres is a lot of work. <br /> Craig Benedict:And they might want a neighbor within a certain distance, versus so isolated. <br /> Patrick Mallett: This gives it more choices. I think that the realization that it doesn't need to be such a short drop off <br /> from Southern Village to the rural area. <br /> Tony Blake: Just as a comment; I like the fact that small family farms can set up an area like this, still keep the farm, <br /> and use this as an annuity, sell 1 lot one year,sell another lot the next year and so on. <br /> Kim Piracci:Are they going to be able to do that though? <br /> Patrick Mallett: So part of what this would allow, and that's another sort of short coming to the minor subdivision, is <br /> that you have to build it all at once and that includes the road. It sort of forces you to do all of it 100% up front. With <br /> this, just like with the major, you could include with your request a phasing plan. Many farms are faced with the <br /> proposition of... The average age of the farmer is pretty high. They're facing 300-acre family farm that's been in the <br /> family for generations and generations... <br /> Curtis Bane:And have to get put in there as a tenant farmer and never get anything in your name.And a lot of people <br /> can't even put their children in a place on their farm. <br /> Patrick Mallett: So this would allow them to maybe do some.. Let's just say that they get a subdivision approved for <br /> 8 units on 30 acres of the 300-acre farm and it's off to the farm. It doesn't gut the farm, it doesn't require 80 acres <br /> under the exempt subdivisions to get done, and it doesn't require them to sell all of those 8 lots at a time... And <br /> that's one of the other realizations to this. Just the land cost, I'm speaking very general terms, if you go way out <br /> past Hurdle Mills you're going to get a land cost that's cheaper but closer in you're going to get anywhere from <br /> 6 <br />