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2 <br /> 2. Intermediate intensity areas are intended to provide a transition between lower <br /> and higher intensity. They are envisioned as being predominantly residential <br /> with density being determined largely by the character of existing <br /> development. Water and sewer extension is li i . <br /> 3. Higher intensity areas are adjacent to areas experiencing urban growth and at <br /> some future date will likely be annexed by Hillsborough or Durham. A mix of <br /> eland-uses is possible along with.the eventual_extension of water and sewer. <br /> The Planning Group explored traditional legal tools for plan implementation such <br /> as rezoning to promote consistency. However, a key plan goal is to not take away <br /> any options landowners currently have and no zoning changes are recommended. <br /> The Planning Group relied extensively on the Flexible Development Options in <br /> making their recommendations and suggest the following modifications to <br /> Flexible Development to make it specific to the Stoney Creek area: <br /> 1. Flexible Development allows a density bonus of an additional housing unit <br /> for every acre of open space preserved above 33%. For Stoney Creek: <br /> • Up to 50% open space allows half of the bonus to be used in the area; and <br /> • open space in excess of 50% permits use of the bonus units wherever <br /> desired. <br /> 2. Where density bonuses can be used: <br /> • The lower intensity area is a sending area for density bonuses; <br /> • the intermediate intensity area is a sending Md receiving area; <br /> • the higher intensity area is a receiving area;and <br /> • density bonuses created in the Stoney Creek area can be utilized as stated <br /> above,]ul density from other areas cannot be transferred into the area. <br /> 3. In the lower intensity areas, 50% of active recreation land will not count <br /> toward open space, although such uses will continue to be permitted. <br /> 4. Expedited review and approval of projects that preserve large amounts of open <br /> space and enhance rural character should be included as an incentive. Two <br /> areas in which the group has consensus regarding expedited review are for: <br /> • Developments that preserve 70%open space; and <br /> • Rural subdivisions with lot sizes averaging five acres or more that follow <br /> the Flexible Development Rural Design Guidelines and ensure against <br /> further subdivision of lots. <br /> The proposed Stoney Creek Small Area Plan will modify the 1988 plan for the <br /> area by introducing the three land use intensity levels discussed above. However, <br />