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os8 " <br /> The flexible development provisions are applicable in all residential <br /> zoning districts except the Rural Buffer .Deleting the previous cluster <br /> regulations and Concept Plan application and approval procedures had the <br /> unintended result of eliminating those provisions in the Rural Buffer. The <br /> Planning Staff recommends that the previous provisions be re-adopted to <br /> apply to that district only. <br /> RECOMMENDATION: Section VII-D-3 of the Subdivision Regulations requires that <br /> proposed amendments to the text of the Subdivision Regulations <br /> be presented at a joint public hearing involving the Board of <br /> Commissioners and the Planning Board. It is at that time that the <br /> Planning Department's recommendation is presented. <br /> Planning Department Recommendation <br /> Provided that the Planning Board and Board of Commissioners <br /> find in the affirmative, the Planning Department recommends <br /> approval of the proposed text amendment. <br /> No decision is made on the proposed amendments by either the <br /> Planning Board or Board of Commissioners at the public hearing. <br /> Instead, the Planning Board has 75 days within which to prepare <br /> and submit a recommendation to the Board of Commissioners. <br /> Failure of the Planning Board to submit a recommendation within <br /> the required time shall be considered a favorable <br /> recommendation. <br /> AAministration Recommendation <br /> The Administration recommends that the proposed amendment be <br /> referred to the Planning Board for a recommendation to be <br /> returned to the Board no sooner than October 1, 1996 <br />