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10 1. Reduced Residential Densities in the Rural Areas — This strategy ties in directly with the CPLUC suggestion on density reduction. Density will vary, though generally it will decrease with distance from an urban area. Watersheds will serve as the geographic context in which density reductions will occur. Planning staff recommends the map titled "Growth Scenario III" on page 4a as the starting point for discussions on future rural densities. Also proposed (through amendments to the Subdivision Regulations) will be increases in the amount of preserved open space required of new development. For example, the Flexible Development provisions of the Subdivision Regulations at 50% require Areas of reduced density couldp space requirements will be targeted function as "sending areas" for a future TDR program. 2. Major Subdivisions Limited to Areas with Urban Infrastructure — Major subdivisions (five lots or more) are to be directed to urban or urbanizing areas (these areas will also serve as "receiving areas" for a. future TDR program). The means by which to mitigate the impacts of more intense development, e.g., water and sewer, storm - water drainage, transit, and street networks designed for heavy traffic volumes, exists (or will be provided) in such areas. Likewise, proximity to employment, shopping, schools, and services makes for more efficient commuting and, less total road miles traveled. Finally, the per capita costs of providing governmental services such as fire and police protection, education, sanitation, a recreational and cultural opportunities are less where development patter ns e compact as opposed to sprawling and uncoordinated. 3. A Clearly Defined Urban Growth Boundary (UGB1— A UGB.around Hillsborough is proposed. This boundary will be composed of interim (five year) and ultimate (20 year) components. A map would be developed with the Town of Hillsborough to propose such a boundary. The UGB provides the basis for items 1 and 2 discussed above to be accomplished. Reduced residential densities and greater open space will occur outside the boundary while major subdivision activity will occur within the UGB. Policies will be developed so that development occurs first in the interim UGB (including Efland, Durham, and Mebane) and proceeds outward in an incremental fashion. 4. Sustainable Minimum Lot Size (1996 USGS Water- Resources Report, "Ground - Water Recharge to the Regolith- Fractured Crystalline Rock Aquifer System, Orange County, North Carolina ") — The report states, "In order to determine the maximum population that can be supplied by ground water, planners and managers must know the amount of ground water that can be withdrawn without exceeding recharge and (or) overdrafting water in long -term storage." Ground -water resources in the 12 basins and sub - basins of Orange County were analyzed and recharge rates for each were estimated. Examples were given of the minimum sustainable lot size needed to serve a single - family residence using an individual well and on -site septic system. Utilizing a set of assumptions on floor area, daily water usage, impervious surface, and recharge rates for various types of ground cover and landscaping, the sub -basin average lot size ranged from 1.42 to 2.09 acres with a countywide average of 1.82 acres. Even though there is variability in minimum sustainable lot size in different sub - basins, a prudent measure would suggest using a two -acre minimum lot size 4