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• + ► . r q • 4 Landowners traditiozially cherish the ability to develop their land as they see fit. Today, most landowners recogniz6 the need for eo=un.i.ty standards -- or regulation --- of development, because the actiahs of one neighbor can have a large impact on others. The list of permitted land uses in an area may provide more flexibility than a community wants, or may restrict other uses that seen desirable. For example, in the Stoney creek Basin, the areas zoned R-1 permit cdnst of a large country club or government off ice building, a , With a s eciai -use permit, an airport, sewage treatment plan , or land f i1 But the ability to build an open - space, cluster -�ty1a d pment is limited. So is the ability to utilize the incentives and design guidelines in some of the large- lot options recommended by the Rural Character Study Committoo. Stoney Creek Basin landowners. should be able to choose from a variety of development options that are consistent with good land stewardahip, community health standards, and Rural character design guidelines. Offering landowners constructive alternatives to 2taet those objectives is better than forcing them into a very narrow range of options. Fro os The ®uboovmittee recommends: (1) preserving the density. perinitt$d under currerYt zoning and public health stan ards ( "density neutral based on a yield plan for the land"); (2) providing an array of flexible development options that will encourage landowners to preserve open spaoe and rural character such as those in the Rural Character Study and Randall Arendt's open space development plans; (3) considering some of the oreative tools available to direct dense development into urban growth areas rather than beyond and to create incentives for landowners and - developers to preserve some undeveloped open land in the majority of the Stoney Creek Basin which is beyond current urban growth boundaries. Tools that pain be considered within Orange county's jurisdiction include density bonuses and penalties, speedy approval pracesses,- adjustments to requirements for private roads, adjustments to rules about sharing and placement of septic fields, tax b taksi and purchase of development rights. Tools that require changes in state law include transferrable Bevel pment rights; (4 ) educating the entire community about land uses and densities that are currently permitted; about how new tools of land use policy work, and about the advantages and disadvantages of different development options.