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family home. In fact, research points out that agricultural land and open space in private ownership require approximately thirty three cents in services for each dollar in taxes paid while ~the average priced single family home requires more services than taxes paid. Questions for residents of Cabarrus County to consider include: Is the public willing to pay for capital improvements in both the western and eastern portions of the County simultaneously? Is it feasible to extend water and sewer infrastructure, improve transportation facilities, and construct new public facilities such as schools and fire stations in the east while at the same time funding is required for these types of improvements in the western portion of the County? During the community meetings several strategies and issues were introduced for discussion. The ideas explored include: · Cluster development techniques Changes to permitted densities · Defining Urban Service Areas · Transfer and/or Purchase of Development Rights · Taxation policies · Changes to the development review process · Voluntary Agricultural Districts This section will explain these potential strategies and recommend a course of action for the planning area. Cluster Development A cluster develop is one tool commonly used to preserve open space. This technique sets a maximum density limitation rather than a minimum lot size for each development. In exchange for greater lot size and setback flexibility the developer agrees to preserve a percentage of the project area as permanent open space. The resulting open space may be used for recreational and/or agricultural purposes. Most cluster development standards require that at least 30 to 50 percent of the total project area be preserved as open space in order to qualify as a cluster development. The concept of clustering development on smaller lots in exchange for the preservation of open space is being used successfully in several area communities including Cabarms County. Both the County and Town zoning regulations include provisions for the approval of cluster subdivisions. While the use of cluster subdivision techniques is being used successfully in the suburhanizing portions of the County they have not been widely used in this area. The major reason is poor soil conditions and the absence of public utilities in the unincorporated portions of the planning area. Because the area is already zoned to permit a density of one unit per acre and soil conditions in the area require an acre or more for a private septic system there is no incentive to use the cluster development techniques available. At this time the only feasible means for a cluster subdivision Ellen Goodwin, American Farmland Trust www. farmland.org/news/062700.htm