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minimum lot sizes consistent with the plan recommendations. <br />However, this would be clearly at odds with the underlying premises <br />of the Plan and effectively undermine Planning Group efforts at <br />achieving consensus across a broad spectrum of landowner opinion. <br />The Property Value /Rights Subcommittee states that, "Stoney <br />Creek landowners should be able to choose from a variety of <br />development options that are consistent with good land stewardship, <br />community health standards, and Rural Character design guidelines. <br />Offering landowners constructive alternatives to meet these <br />objectives is better than forcing them into a very narrow range of <br />options." The Flexible Development proposal presented at public <br />hearing on November 27 is consistent with this statement and offers <br />an alternative to wholesale rezoning of the area (assuming it is <br />adopted in some form by the County Commissioners in early 1996). <br />The basic provisions of Flexible Development presented at the <br />public hearing are: <br />• The existing one -acre minimum lot size would be retained. <br />• The provision of open space would be optional, however a <br />developer would be required to submit two concept plans - one <br />for a conventional subdivision and another for a "flexible" or <br />open space subdivision. <br />• If a Flexible Development option is chosen, at least one -third <br />(33%) of the land within a subdivision must be preserved as open <br />space which may be preserved through: <br />o An "estate lot" approach where all land is subdivided into <br />lots four (4) acres or greater in size, building limits (50 %) <br />are established for each lot, and the open space outside such <br />limits is preserved through restrictive covenants and /or <br />conservation easements; or <br />O A "conservation" approach where all land is subdivided into <br />lots, and open space is preserved through the use of <br />conservation easements held by the County or a land <br />conservancy; or <br />o A "cluster" approach where lot sizes are reduced and the land <br />saved through such reductions is dedicated to the County or <br />a land conservancy, or owned and maintained by a homeowners' <br />association; or <br />O A "village" or modified cluster approach where dwelling units <br />are clustered around a village green and supporting shops, <br />and the village is surrounded by open space. <br />• Density bonuses, while limited by the type of water supply/ <br />sewage disposal service available to the development, may be <br />K <br />