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4 <br /> Deleting the previous Concept Plan application and approval procedures had the unintended <br /> result of leaving no provisions for Concept Plan approval in the Rural Buffer. <br /> Since it was not the expressed intent of the Board of Commissioners to eliminate cluster <br /> subdivisions or Concept Plan requirements in the Rural Buffer, the Planning Staff recommends <br /> that the previous provisions be re-adopted. The text is modified as needed to reflect that the <br /> provisions are only applicable in the Rural Buffer. Approval of this amendment would maintain <br /> the opportunity to provide open space and protect sensitive resources through subdivision design <br /> until other regulations specific to the Rural Buffer are adopted by the three governing boards. <br /> EXISTING ORDINANCE PROVISIONS AND PROPOSED <br /> AMENDMENT: <br /> SECTION IV - REQUIRED MINIMUM DESIGN STANDARDS <br /> IV-B-9 CLUSTER DEVELOPMENTS <br /> IV-B-9-a Intent <br /> Cluster development allows for greater design flexibility and originality, <br /> permit the reasonable use of land with difficult physical conditions <br /> (topography, floodplain,�nique natural_ areas. etc.) respect the physical <br /> qualities of the land, reduce the overall development and public costs and. <br /> preserve open space to serve recreational. scenic and public service purposes. <br /> Cluster developments permit the modification and variation of lot and yard <br /> requirements provided that the sum of reductions in lot area becomes <br /> common oven and for recreation space for the benefit of all residents of the <br /> cluster development or for dedication to public use. <br /> Cluster development may be required where protection of environmental <br /> resources identified in "An Inventory of Site of Cultural. Historic. <br /> Recreational, Biological. and Geological Significance in the Unincorporated <br /> Portions of Orange Coun " or "Inventory of the Natural Areas and Wildlife <br /> Habitats of Orange County, North Carolina" cannot be accomplished through <br /> the development of a standard subdivision. Otherwise. cluster developments <br /> are an option for the developer. However. all cluster developments, whether <br /> tgquired or opted for by the developer. shall be done in compliance with the <br /> provisions and standards related to or referring to cluster developments. <br /> contained in this Section. <br /> IV-B-9-h Application Criteria <br /> Cluster developments may be approved in the Rural Buffer zoning distric e <br /> upon the following find <br /> al The tract is a minimum of 400,000 square feet <br />