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9 Tony Blake: But your utilities can be shrunken down and concentrated. 431 432 Patrick Mallett: Yeah. Examples would be Henderson Woods… 433 434 Kim Piracci: Is there a sweet spot between too close and… Because I’ve lived in a subdivision and I loved it until I 435 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 436 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 437 an acre is a good size. 438 439 Craig Benedict: It depends on the residence. Sometimes we’ve had occasions where people bought rural areas and 440 complained about rooster noises. Or somebody would say, “Don’t you have required street lights?” and in rural 441 areas we don’t require street lights so it becomes a choice and sometimes it’s a transition. So there are some pretty 442 close environments so it’s just consumer choices. What we should do is just not directly related to this but just to 443 give you an example, we’ll bring some maps and show you the conventional and then we’ll take you in the field, just 444 yesterday it was such a beautiful day, I was driving around to some subdivisions that we approved back in early 445 2000. I’ll show you but I wont mention it but they’re not pretty. They backed on roads onto roads and they’re 446 supposed to have some landscaping and trees back there and it just never happened. They died. So this, we 447 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 448 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 449 but enough to take a rural character. 450 451 Patrick Mallett: And I think if there’s some people that want the 2 acres and more and then there’s another group of 452 people that kind of want to be in a rural setting but they don’t necessarily want to maintain it all. I think maintaining 5 453 acres is a lot of work. 454 455 Craig Benedict: And they might want a neighbor within a certain distance, versus so isolated. 456 457 Patrick Mallett: This gives it more choices. I think that the realization that it doesn’t need to be such a short drop off 458 from Southern Village to the rural area. 459 460 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, 461 and use this as an annuity, sell 1 lot one year, sell another lot the next year and so on. 462 463 Kim Piracci: Are they going to be able to do that though? 464 465 Patrick Mallett: So part of what this would allow, and that’s another sort of short coming to the minor subdivision, is 466 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 467 this, just like with the major, you could include with your request a phasing plan. Many farms are faced with the 468 proposition of… The average age of the farmer is pretty high. They’re facing 300-acre family farm that’s been in the 469 family for generations and generations… 470 471 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 472 can’t even put their children in a place on their farm. 473 474 Patrick Mallett: So this would allow them to maybe do some.. Let’s just say that they get a subdivision approved for 475 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 476 under the exempt subdivisions to get done, and it doesn’t require them to sell all of those 8 lots at a time… And 477 that’s one of the other realizations to this. Just the land cost, I’m speaking very general terms, if you go way out 478 past Hurdle Mills you’re going to get a land cost that’s cheaper but closer in you’re going to get anywhere from 479 $15,000-$30,000 an acre in land basis. If you got in the rural buffer a minimum density requirement and lot size of 2 480 acres or 5 acres, that’s a lot of money in the land that a working or even a middle class person may not be able to 481 afford. This isn’t going to be 100% cheaper but it, theoretically, would allow them to get into a rural setting without 482 having to pay such an exorbitant land cost. 483 484 13