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216 <br /> • To provide for the active and passive recreational needs of county residents, including implementation of the <br /> Master Recreation & P rk5 p an. <br /> • To provide greater efficiency in the siting of services and infrastructure by reducing road length, utility runs, <br /> and the amount of paving for development. <br /> • To create compact neighborhoods accessible to open space amenities and with a strong identity. <br /> Comment: The purpose of this section is to convey to landowner and developer alike what aspects of the county's <br /> rural character are to be addressed through Flexible Development design. The broad statement of <br /> purpose and specific objectives are based on the goals and action strategies outlined in the preceding <br /> section. <br /> Section B APPLICABILITY <br /> Flexible Development is permitted in all residential zoning districts except the Rural Buffer(RB) zoning district, but <br /> only upon approval of a Minor Subdivision Final Plat by the Planning Department or a Major Subdivision Preliminary <br /> Plat by the Board of County Commissioners. All Flexible Development subdivision plats Shall comply with the <br /> regrriremeots and standatds specified herein and in all respects with other applicable codes and ordinances to the extent <br /> that they are not in conflict with these provisions. <br /> Comment: A major aspect of this Flexible Development proposal is that existing zoning district designations <br /> would remain unchanged. In other words, minimum lot sue requirements would not be increased. The <br /> only instance where minimum lot sizes may be recommended for change is in Protected Watersheds <br /> where a technical study has been completed and such increases are recommended for water quality <br /> protection purposes. Only one such study is underway, Cane Creek Watershed, and no others are <br /> contemplated at this time. <br /> This approach is modeled on the Grafton, Massachusetts Flexible Development Bylaws which applies <br /> a single set of development standards in most zoning districts. the same approach is currently used <br /> in the application of Orange County's Chester Development standards. The wording is such that <br /> Flexible Development standards will not be used in the Rural Buffer zoning district until an amendment <br /> to the Joint Planning Area Land Use Plan and Agreement has been approved through which to <br /> implement the approach. <br /> Section C OPEN SPACE STANDARDS <br /> C.1 Nflnim Requhed Open Space <br /> Where a developer elects to seek approval of a Flexible Development as specified herein, at least thirty-three percent <br /> (33%)of the total land area in the Fkxihie Development mast be set aside as protected open.space. Such open space <br /> shall meet these standards Mesa the developer chooses to seek approval of a conventional subdivison as spmfied <br /> herein. <br /> Comntene During the debate/discussion of the amount of open space to be preserved, the possibilities ranged <br /> from a a hzen-recommended low of 10 parent to a high of 75 parent in the Montgomery County, <br /> Pennsylvania Land Preservation District. Whik the Rural Character Study Committee recommended <br /> a sliding scale of density bonuses and open space requirements, many reference materials and <br /> ordinances recommended or required that at least a certain percentage of the project area be set aside <br /> in open space. <br /> Flexible Development 2 <br />