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ARTICLE 7 - PLANNED DEVELOPMENT DISTRICTS 158 <br /> 7 . 1 PLANNED DEVELOPMENT DISTRICTS <br /> Planned Development (PD) districts may be established for <br /> specialized purposes where tracts suitable in location, area <br /> and character for the use and structures proposed are to be <br /> planned and developed on a unified basis . Suitability of <br /> tracts for the development proposed shall be determined pri- <br /> marily by reference to the Comprehensive Plan, but due <br /> consideration shall be given to the existing and prospective <br /> character of surrounding development. <br /> Planned Development districts may be used in all areas at <br /> Orange County subject to tbis ordinance. The Planned Devel <br /> opment technique is encouraged in the University Lake, Cane <br /> Creek and Upper Eno watershed areas to protect these <br /> important water supply areas from degradation . The technique <br /> may also be used in rural portions of Orange County where the <br /> size and/or complexity of the proposed development warrants <br /> its use. To this end suitable incentives, in the form of <br /> bonuses, over and above the intensity of permitted <br /> development under traditional lot by-lot development, shall <br /> be provided . <br /> The Planned Development technique offers distinct advantages <br /> to the public, while affording private property owners <br /> greater flexibility in the development of their land, the <br /> opportunity for the application of new and ingenious <br /> development techniques and more prudent use of time, money <br /> and effort. The public benefits include more efficient and <br /> effective use of land, more efficient use of energy, the <br /> reduction of the costs of continuing maintenance responsi- <br /> bilities and a higher average level of amenity in all types <br /> of development. <br /> PD districts shall be so related to the general development <br /> pattern and the objectives of the Comprehensive Plan as to <br /> provide for comfort and convenience of residents, facilitate <br /> protection of the character of surrounding neighborhoods, and <br /> reduce automotive traffic congestion by a reasonably close <br /> relationship (either' in distance or in time) between origins <br /> and destinations of persons living, working or visiting in <br /> such developments, or by availability of mass transit. <br /> Housing, commercial and service facilities and principal <br /> places of employment shall be so related by physical <br /> proximity, by major street networks, or by mass transit as to <br /> promote these objectives. <br /> Within PD districts, regulations adapted to such unified <br /> planning and development are intended to accomplish the <br /> purposes of zoning and other applicable regulations to an <br />