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4 <br />Lee Rafalow indicated that they were examples of types of development which would <br />be allowed in R1 zoning. The ability to create other desirable types of development is <br />not codified. <br />Bob Strayhorn mentioned that the Rural Character Study was intended to give <br />incentives for going beyond the guidelines. <br />Dan Teichman asked for a definition of "density neutral based on a yield plan for the <br />land ". He felt that this is not clearly articulated in this paragraph. He asked that an <br />example be included. <br />Gene Bell indicated that the generic definition of "density Neutral" means that the <br />overall number of dwellings allowed is not less that it would be in a conventional layout. <br />Dwellings not constructed on buildable conservation land are erected in other, more <br />appropriate, locations on the site. You would get the same number of units as would be <br />allowed under a conventional development plan. <br />David Yelton asked that the term density neutral not be confused with developing 50% <br />of the land being held as undevelopable. He did like emphasis on offering constructive <br />alternatives to meet the objectives. <br />Verla Insko indicated that the issue of "internally oriented commercial" needs to be <br />discussed further. <br />David Yelton mentioned that the goal of consensus is the middle ground. It does not <br />mean that you agree with everything that is said. It means that you can live with it. <br />There could be times when a majority vote would be taken to establish where the group <br />stands on an issue. <br />Verla mentioned that the outcome, based on the groundrules, incorporates the <br />following three values statements: 1) everyone makes a free and informed choice, 2) <br />there is access to valid information, and 3) lastly, commitment to the outcome is <br />essential. <br />Trudy Cuffe expressed concern the County Commissioners are not attending the <br />meetings. She also mentioned that she was hearing undertones of discontent out of <br />the meeting. <br />Gene Bell reported that this meeting is in conflict with several others that the <br />Commissioners were required to attend. <br />Renee Price suggested looking at how open space is defined for the purposes of this <br />group. <br />The subcommittees were charged with revising the Vision and Value statements. The <br />final proposals will be mailed out with the minutes of this meeting. The first agenda <br />item at the next meeting will be a consideration of those statements to determine if the <br />group has reached consensus. <br />