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IMPACT ASSESSMENT NARRATIVE As shown in the above table, each impact was rated low, medium or high. The methodology and means of evaluating the impacts for the Rural Character design is the same as that performed by the students (Appendix A of student report). As stated in the Rural Character alternative, the numbers produced in the design are only one way that the area might develop. The choice of development options is that of the property owner, and could vary considerably from that chosen by staff in the site design process. In general, the Rural Character design created by staff performed well in terms of its impact on environmental and cultural impacts, including water quality, sedimentation, natural character and historic resources. Moderate impacts were found in water /sewer areas, primarily because of the mixture of lot types impacting both on -site and off -site services. The impact on schools, public safety and fiscal were the most significant. WATER QUALITY (stormwater, non -point source (NPS) pollution, and sedimentation): The mix of conventional and Open -Space Development (OSD) lots in the Rural Character design is not anticipated to have a significant impact on water quality. Large stream buffers have been designated along Stoney Creek and its tributaries, well beyond those required for watershed protection regulations. There would be no discharging wastewater systems in the area. The combination of stream buffers, areas of larger lots, and stormwater control measures in OSD's (as spelled out in the Erosion and Sedimentation Control Ordinance) should address any concerns about erosion - particularly in the developed portion of OSD's, where impacts are more concentrated. The most significant impacts would occur on the large open -space development in the center of the area, but these could also be addressed through comprehensive stormwater management and erosion control. Impacts on water quality from the golf course should be monitored, and environmentally - sensitive means of developing and maintaining the golf course should be employed. WILDLIFE HABITAT: The Rural Character design, using the study goals and action strategies, is very sensitive to the issue of protecting wildlife habitats. All areas of identified habitat, wetlands, and other likely areas used for wildlife corridors have been preserved on the interior of the 700 acres of open space, including substantial forested areas. However, the expansion of human activities in the basin will have some effect on "edge habitats" and some currently forested areas adjacent to development. NATURAL CHARACTER: The Rural Character alternative, as the name implies, is cognizant of the impact on the area's character, and uses a mixture of large lots consistent with the current character of the areal; protection of many current features in open space; and open -space lots, many of which will not affect visual character by using existing vegetative cover and topography in the design process. Additional open space will be provided in the undeveloped portions of large -lot developments, likely expanding the actual "open space" in the basin from one -third to nearly one -half of total area. The design alternative also recognizes the importance of certain long -time character variables like agricultural activities, and vistas - and attempts to retain their character in the design. HISTORIC RESOURCES: All identified sites in the area would be protected in permanent open space, with a surrounding "shield" or buffer of at least five acres. In addition, some sites that are of long -time community (like the Strayhorn home) but not yet historic character are also designed around so as to minimize any negative impact. WATER SERVICE: Of the 1,391 lots /units planned for the rural portions of the basin, a total of 984 (744 single - family lots, 80 townhomes and 160 apartments) would require water service from a source other than an individual on -site well, The remaining 407 lots would be expected to rely on individual wells for water supply. Based on what is currently known about hydrogeologic formations and ground water supplies in the area, the larger lots should be able to find wells with an adequate supply of water for residential