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- 2 - <br /> Scattered site residential development was permitted in the past in <br /> this vicinity and the following consensus have been identified: <br /> -- contamination of ground water <br /> -- depletion of groundwater <br /> -- increased storm water run-off <br /> -- increased school transportation costs <br /> -- increased demand for park services <br /> -- loss of perceived rural character <br /> Projected Population Forecast average in any given year, after <br /> development is complete, is 195 (at 3 . 25 persons per house ) . It is <br /> also reasonable to assume that each house will generate a school <br /> age population of 2-3 students during the next 20 years. <br /> Community/Neighborhood Character: <br /> Rural development ( located in non-sewered areas-) -has ranged from a <br /> high of around 1 . 2 units/gross acre to a low of 0 . 4 units/gross <br /> acre . Lot sizes range from 1/2 acre to 5+ acres . <br /> Perception is often affected by scale and terrain. Windsor Hills <br /> and Raintree are essentially 1/2 acre lots in wooded and rolling <br /> terrain. Wynbrooke is 5 acre lots in relatively open area. Both <br /> of these sites are generally acceptable in terms of neighborhood <br /> character and housing density. Terrace Park is generally 1/2 acre <br /> lots in open terrain and the perception is one of higher density <br /> and more urban character. <br /> It should be noted that the new subdivision standards require <br /> installation of amenities such as street trees etc. that have not <br /> been implemented previously and which may offset the "negative" <br /> perception of a R-1 development in an open area. <br /> Zoning alternatives for Rural Non-Farm Single Family Development . <br /> Current : <br /> A-1 - Agriculture , Single Family 100 ' wide 20 ,000 sq. ft . <br /> A-2 - Agriculture, Single Family - same. <br /> Proposed: <br /> R-1 - Single Family, 100 ' wide, 20 ,000 sq. ft . in area. <br /> R-2 - Single Family - same <br /> R-3 - Single Family - same <br /> RH-1 - Single Family and Livestock. 150 ' wide, 2 acres <br /> minimum. <br /> RH-2 - Same - 4 acres minimum. <br /> RH-3 - Same - 8 acres minimum. <br /> RH-4 - Same - 16 acres minimum. <br /> Recommendation: <br /> Table with direction to petitioner to address issues of ground <br /> water protection, neighborhood character , public facility and <br /> service impacts , and discussion of why other zoning districts were <br /> or were not considered. <br /> JB: jas <br />