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zoning. As such, we have found no evidence to counter the.findings of <br />the Cane Creek Watershed Study - that options #1 and #2 above will <br />not protect water quality to the same level of certainty as the OWASA- <br />recommended . approach ( #3) of large -lot zoning <br />design. /creative open space <br />In conducting the research, staff contacted planning jurisdictions that <br />had been identified in the American Water Works Association (AWWA) <br />publication REffective Watershed Management for . Surface Water' <br />Supplies" as currently .employing or-con idering employment of cluster <br />. development for water quality - purposes. Based on' the AWWA report <br />the following 'plan departments ' and agencies _ were, contacted: <br />Fairfax..County (VA) Planning; Prince William . County VA Plannin <br />Loudoun. -Coup ( ) 9,- <br />ty. (VA) Planning: and the .Northern Virginia' District <br />Planning. Commission*. All of these planning :entities hold responsibility <br />for protecting the water quality of the Occcoquan River bas!n. . <br />Discussions with the. identified :planning`. departments & `agencies <br />revealed that: .1) Fairfax: and Prince 1Nilliam Counties permit rural. <br />clutter. development, but do so for reasons other. than water quality <br />protection, 'and 2) both counties have a lower underlying .density than <br />is currently, or. anticipated to be,,: in place in. the Cane Creek. . <br />Watershed. As a result of this lower density, the need for alternative or <br />off -site wastewater systems .'necessitated under cluster, development <br />options Is eliminated. In addition, staff conducted an Internet -based <br />literature search to locate other` municipalities or counties. which <br />employed .cluster development. None were found. <br />Given this, staff recommended ..on' November 4 that, to simplify <br />matters for the public. hearing, only option #3. (OWASA .-recommended) <br />be taken. the November 23 public hearing. <br />Amendments to the Zoning Ordinance and Subdivision Regulations <br />have been drafted to implement this management option. The <br />amendments to the Zoning Ordinance will alter the definition of <br />Flexible Development to ' allow for 50% open space in Cane Creek <br />watershed, and to provide for a, five acre minimum lot size, with up to <br />five lots as small as two acres in size. The amendments to the <br />Subdivision Regulations would" amend the open space standards to <br />provide for 50 %. open space`. in Cane Creek, and to clarify other <br />sections that specified: 33% only: The draft amendment to. the Zoning <br />Ordinance recommends one modification to the OWASA package - that <br />the effective date for lots of record (the "up.to five lots as small as two <br />acres" test) be set at January 1,'1999, rather than the proposed date <br />