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9 Michael Harvey said developers have the right tobring forth a conventionalsubdivision designbut it may not successfully obtain a staff or Planning Board recommendation. Commissioner Jacobs saidthe County can state its design preference andthe flexible modelwas promoted and encouraged in the rural character study. Michael Harvey said in his tenureatOrangeCounty, he has mostly seen either flexible development subdivisions with open space or the conservation subdivision. He said until 2013, the Joint Planning Agreement did not allowclustering in thenorthern portion of the rural buffer. Chair McKee said historically, the buyer's preference was for a largelot configuration with clearly identified corners. He asked if there has been a transition in what buyers are wanting. Michael Harvey said possibly but he believes the biggest issue is cost. He said the conventional model requires greater expense by the developer and greater adherence to separate development regulatorystandards. Commissioner Rich asked if the openspaceneeds to be maintained. Michael Harvey said yes. He said if a storm comes through and knocks down trees there is an obligation to reestablish the required buffers and open space. Commissioner Dorosin asked if there is a densitybonus. Michael Harvey saidthe onlyrecognized density options are for affordable housing or if a greater area of open space if preserved. He said density bumps are not allowed in protected watershed areas as density is already set. He said density bumps are also not allowed in the northern part of the rural buffer as density is set by the joint planning land use plan and agreement. Commissioner Dorosin asked if density bumps arenot allowedanywhere in the rural buffer. Michael Harvey said correct. Commissioner Dorosin said it is cheaper for developers to do thisbutthe end result is very expensive housing. Commissioner Jacobs said there are different kinds of open space. He said the rural character study recommended 1.94 acre zoning throughout the County, which is the average lot size in OrangeCounty. Commissioner Jacobs said water and sewer management can be tricky but there are some ideas about this in the rural character study. Commissioner Dorosin asked if there are consequences when a homeowners' association fails to maintain the open space, a stormwater system, etc. Commissioner Jacobs said to call Michael Harvey. He added that he wanted the County to review homeowners' agreements to insure that such problems are avoided. Commissioner Rich said she lives in a neighborhood with dedicated open space which the entire community commits to maintainwith twice annual workdays. She asked if farms can be counted as open space. Michael Harvey said farms can be counted as part of secondary open space in flexible development projects. Commissioner Jacobs said it may be something as simple as hay fields but it can lead to potentialrevenue. Commissioner Price referred to the discussionbetween conventional and flexible models. She said there are developers that are happywith the flexible model and othersthat were not, as it reducedthe number of homes theycould build in the development due to septic issues. Commissioner Jacobs said some subdivisions use the open space as secondaryseptic areas which allows for no loss in density. Commissioner Pelissierasked if any changeswere made to septic rules, would there be any benefit to changing the rule for minor subdivision with five lots or less. 118