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30 <br />The Rural Character Study Committee is currently involved in <br />ironing out details in their recommended plan for Rural Orange. <br />This plan is scheduled for adoption by the Committee on September <br />24, and public hearing is tentatively scheduled for November, 1992. <br />Ordinance language (zoning and subdivision) to implement these <br />recommendations could be considered by the Hoard in May 1993. <br />The applicants' site plan, while not relevant at this stage of the <br />process, is generally consistent with the "Planned Community" <br />standards considered by the Committee. The density proposed by the <br />applicants is slightly higher than the 1.74 standard recommended by <br />the Committee, and open space area of the project is 54 %, slightly <br />less than the 60% provision recommended. <br />F. ALTERNATE DEVELOPMENT OPTIONS FOR THIS SITE <br />Also useful in evaluating this proposed amendment is a comparison <br />of development possibilities for the property both under the <br />current plan designation/ zoning and potential scenarios that could <br />be achieved with approval of the proposed amendment or pending <br />rural character strategies. A chart comparing the various options <br />is provided on the following page. Since the applicant's conceptual <br />plan proposes a density which closely matches R -2 zoning densities, <br />a list of permitted uses is. provided for the current R -1 and <br />potential R -2 districts. <br />1. The Status Ouo. <br />If the proposed amendment is denied, the property could be <br />developed under its current zoning. Currently, this site is <br />designated "Rural Residential" on the Land Use Element Map and is <br />zoned R -1, which allows single- family lots of 40,000 square feet <br />served by wells and septic tanks. Thus, these 629 acres could be <br />developed as a large subdivision with the potential of up to 623 <br />40,000 square feet lots, depending on site constraints. <br />2. The A licant's Pro sad Project. <br />If the plan amendment is approved, the applicants have stated a <br />desire to proceed with plans to pursue approval of a Planned <br />Development application for construction of a "Rural Village" with <br />water and sewer service from Hillsborough. As currently shown on <br />the site plan, this village would contain: <br />• a commercial village core, <br />• a village square /commons area <br />• a public golf course, <br />• an inn, <br />12 <br />u <br />