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Article 7: Subdivisions <br /> Section 1.1: Cluster Developments <br /> <br /> <br />Orange County, North Carolina – Unified Development Ordinance Page 7-37 <br /> <br />Section 7.12: CLUSTER DEVELOPMENTS <br />7.12.1 Generally27 <br />(A) Cluster development: <br />(1) Allows for greater design flexibility and originality, <br />(2) Permits the reasonable use of land with difficult physical conditions (topography, <br />floodplain, unique natural areas, etc.), <br />(3) Respects the physical qualities of the land, <br />(4) Reduces the overall development and public costs, and <br />(5) Preserves open space to serve recreational, scenic and public service purposes. <br />(B) Cluster developments permit the modification and variation of lot and yard requirements <br />provided that the sum of reductions in lot area becomes common open and for recreation <br />space for the benefit of all residents of the cluster development or for dedication to public <br />use. <br />(C) Cluster development may be required where protection of environmental resources <br />identified in “An Inventory of Site of Cultural, Historic, Recreational, Biological, and <br />Geological Significance in the Unincorporated Portions of Orange County” or “Inventory <br />of the Natural Areas and Wildlife Habitats of Orange County, North Carolina” cannot be <br />accomplished through the development of a standard subdivision. <br />(D) If not required by (C) above, cluster developments are an option for the developer. <br />(E) All cluster developments, whether required or opted for by the developer, shall be done in <br />compliance with the provisions and standards related to or referring to cluster <br />developments contained in this Section. <br />7.12.2 Criteria in the Rural Buffer (RB) Zoning District28 <br />Cluster developments may be approved in the Rural Buffer zoning district upon the following <br />findings: <br />(A) The tract is a minimum of 400,000 square feet. <br />(B) Approved water supply and wastewater treatment systems are available and each lot is <br />served by separate water supply and sewerage connections. <br />(C) The total number of lots proposed for the tract, excluding parcels of reserved <br />recreation/open space is not greater than the number determined by dividing the gross <br />land area, excluding public and private road rights-of-way, by the minimum lot size <br />required for the Rural Buffer zoning district and Watershed Protection Overlay District <br />requirements for University Lake Watershed, if applicable. <br />(D) The recreation/open space reserved within the tract conforms Section 7.11. <br />(E) The minimum amount of land reserved as recreation/open space shall be the sum of all <br />reductions in minimum lot area as a result of the cluster form of development and/or the <br />minimum recreation/open space required in Section 7.11, whichever is greater. <br />(F) Cluster open space shall not include areas devoted to public or private vehicular streets. <br /> <br />27 As staff has indicated in previous presentations, the current Cluster Development section is never employed by a  <br />subdivider given the Flexible Development – Conservation Cluster option.  We are recommending the section be  <br />deleted in its entirety in favor of promoting the aforementioned Flexible Development option.  <br />28 Please note staff has moved the provisions contained in Section 7.12.2 to the Flexible Development –  <br />Conservation Cluster design standards to ensure continued compliance with established RB development  <br />standards as articulated within the County Comprehensive Plan as well as the Joint Planning Land Use Plan and  <br />Agreement.  <br /> 188