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Meg: Disappointed that this offers low baseline to work with, would like to see higher open space requirements among other changes. Would like to see expedited review offered for 50% set aside where the 50% is buildable land. Dan: Everything outside of primary conservation is buildable land, but that doesn't mean that its buildable vs unbuildable. It could be outside primary conservation and not be considered buildlable by owner of land. Lee: Let's take unbuildable out of conversation and talk about as primary conservation. Meg: Mean buildable as defined by County. Gene: As determined by yield plan. Elio: Meg re -state your additional incentive. Meg: Want to see expedited review and approval for development plans that set aside 50% or more of what the County already defines as buildable land. Curtis: Goes against what we've said before. Meg: Is an incentive for expedited review. Curtis: We've already said previously that open space should be determined from the total tract acreage. Meg: Not taking away what we've agreed to earlier. Expedited review is an incentive for doing more than is required. Dan: Let's discuss expedited review and how it relates to an incentive when we get to point 7 and stay with the 33% and 50% for these two bullet items. Dan: Have a question for the subcommittee regarding splitting the density bonus for preserving greater than 33% up to 50% open space and using the bonus wherever when preserving more than 50% open space. Lee: This originated at last Planning Group meeting where I proposed some restrictions on use of density bonus in the yellow zone vis -d -vis the FDO proposal. This suggestion was not widely endorsed. Bob said maybe we could do something that's graduated and that's what you see here. Overall goal was to try to get some kind of consistency in the buildout. We're not achieving that, but anything that helps move us in that direction seems desirable. Clint: What makes it attractive to me is that some of the better receiving area in a cash sense is this area (rust and pumpkin). So there's seems to be a real incentive to achieve better than 50% so you can use all of your bonus units in the study area. Dan: Re- iteration of key points of 33 %+ and 50 %+ proposal. Perhaps a third item as mentioned by Meg might be above another percentage, whatever that might be, you get double units to use wherever. Is that the idea of graduated density bonuses? Clint: Hate to see equations or things get real complicated. Think what we have is probably sufficient. Dan: Agree, satisfied with two steps. Meg: Would like to figure something really spectacular to do for people who set aside 70% of all the tract and not worry about buildable vs non - buildable. Dan: Is there any suggestion to add a third bullet above 70 %? If so what should that be and when do we discuss it? 4