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11 <br />Commissioner Jacobs asked if there are specific dimensions for a public road. <br />Michael Harvey said 22 feet wide of pavement and a 50-foot right of way. He said curb <br />gutter and stormwater systems may changethis slightly. <br />Commissioner Jacobs said it is cheaper to do a private road and such roadsalso <br />provide for the least rural impact. He said as the County moves forward, it is good to consider <br />how to balance adequate public safety with minimizing environmental impact. He said the idea <br />of density bonuses and expedited reviews should be reviewed in the future. He referred to page <br />22, noting the suggestion ofpossible open spacetaxbreaks. <br />Craig Benedict said there has been previous discussion about how open spaces are <br />taxed. He said the tax assessor does not tax the open space but transfers some ofthat value <br />onto theindividual lots. <br />Commissioner Jacobs said it might be interesting to monitor this processduringthe <br />revaluation. <br />Michael Harvey resumed the power point presentation: <br />Within the Cluster Subdivision type lots can only be reduced to 40,000 sq.ft. in size with <br />the reservation of a minimum of 20% Open Space. <br />This Subdivision Type has applicabilitywithin the Rural Buffer(RB) general <br />use zoning category but nowhere else. <br />Staff has been successful in encouraging theFlexible Development— <br />Conservation Cluster model where lots can be reduced to 40,000 sq.ft. with <br />the reservation of 33% open space (i.e. Henderson Woods, Annandale at <br />Creek Wood, etc.). <br />OPTIONS <br />Eliminate the Cluster Development subdivision type and promote the Conservation- <br />cluster Flexible Developmentsubdivision option. <br />Allow for greater reductionof lot sizes through the Flexible Development design process <br />thereby increasing potential for additional open space. <br />Allow/recognize the use of off-site septic for wastewater processing, which could allow <br />for further reductionof lot sizes— including within watershed protection overlaydistricts. <br />Re-assessprivate road development standards. <br />Review potential forcreation/adoption of a Rural Master Plan Conditional Zoning district. <br />Commissioner Jacobs asked if there are advantages and disadvantages to the County <br />regarding private roads. <br />Craig Benedict said under the new storm water controls, it will behoove the developer to <br />have the road drain to a certain location and have a master stormwater system. He said new <br />regulations arebeing reviewed, and considering whether each lot should have its own <br />stormwater controls, or if a master system can control both the roadway disturbance, and that <br />on theindividual lots. He said there is new technology and new regulations which are favoring <br />the master system level. <br />Michael Harvey said staff will be developing and reviewing a rural master plan <br />conditional zoning district with theBOCC. <br />Remember <br />Staff is not recommendingchangingestablisheddensity standards. There will need to <br />be additionaldiscussion of this topic before action is taken. <br />Proposed modificationscannot impact property in the Rural Buffer. In order to change <br />density or minimum lot sizes for this area the Joint Planning Land Use Plan and <br /> 120