"I think the fact that the Council unanimously supported the final ordinance shows we found a good solution," said Councilmember Dave Gossett. "We reduced density, cut by 2/3's the number of homes allowed in a cluster, and made other important changes."

The new design standards were years in development. "We heard from the citizens loud and clear," said Gossett. "They were deeply concerned with rural cluster developments and their impact on rural areas."

Concerns of citizens focused on several areas. One of the most common complaints was that the density bonuses allowed in rural clusters were far too high. Another was that clusters allowed too many homes in a single development. Landscaping and buffering requirements were also criticized as not strong enough.

"The old regulations allowed rural clusters to be too large and mimic suburban development," said Gossett. "We needed a more rural approach."

At the same time, many citizens opposed eliminating rural clusters. They stated that the rural cluster concept preserved open space permanently, which standard 5 acre development did not. Rural clusters to date have preserved 8,000 acres of open space at no cost to the taxpayer.

"We carefully listened to everyone and reached a balanced solution," said Gossett. "The Council unanimously supported the result and I think the public will be pleased as well."

Major changes in the code include:

• The density bonus Rural Residential (Basic) lands is reduced from 100% to the same 35% density bonus available in other areas
• Low impact development techniques are required
• The maximum number of lots in a cluster is reduced from 30 to 13
•  Multiple clusters must be separated by open space tracts 200 feet wide
• A minimum of 45% of the site must be preserved as open space on rural lands.  On resource lands, the minimum is 60%
• New landscaping requirements including minimum tree sizes and retention of trees in required buffers
• Setbacks from residential lots to farmland are increased from 50 to 100 feet, and open space tracts are required as buffers between rural clusters and roads and around the perimeter
• Site planning principles provide variation in building sites and connect open space and habitat with adjacent properties
• Any street lighting must be low-intensity and projected downward
• Access is limited to no more than two points per cluster and pedestrian facilities must be separated from vehicular roadways.

"These changes to rural design standards, when coupled with the urban design standards adopted two weeks ago, represent a proactive approach to land use," said Gossett. "We've made major strides in improving development in Snohomish County.