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the Stoney Creek area and are described as follows (see map): • Lower intensity areas lie adjacent to most of the resource areas and best typify the area's remaining rural character. These areas are proposed to have the lowest future development densities and extension of water and sewer service is not envisioned. • Intermediate intensity areas are intended to provide a transition between lower and higher intensity. They are envisioned as being predominantly residential with density being determined largely by the character of existing development. Water and sewer extension is unlikely. • Higher intensity areas are adjacent to areas experiencing urban growth pressures and at some future date will likely be annexed into Hillsborough or Durham. A mix of land uses is possible and these areas will eventually be served by water and sewer. Implementation Options The Planning Group explored traditional legal tools for plan implementation such as changes in zoning (County regulations that govern land -uses, the location and number of uses on a lot, and lot size By offering incentives, the plan aims i.e., bonus units resulting from among other things) to promote to encourage types of development open space preserved here cannot consistency with recommendations in that protect rural character and the be used here, but must be the plan. However, a goal of the plan landowner's economic value. transferred elsewhere; is not to take . away any options the intermediate intensity area is a landowners currently have, so no Plate Group Recommendations sending and receiving area, i.e., zoning changes are recommended. density bonuses originating here The Planning Group suggests the can be used here as well as density In making recommendations on following modifications to Flexible from lower intensity areas; implementation, the Planning Group Development to make it specific to • the higher intensity area is a has relied extensively on a set of the Stoney Creek area: receiving area for density Flexible Development Options (a transferred from the lower and separate handout which gives 1) Flexible Development allows a intermediate areas; and additional detail is available) density bonus of an additional density bonuses created in the currently under review by the County housing unit for every acre of open Stoney Creek area can be utilized that have the following features: space preserved above the 33% as stated above, but density from minimum. For Stoney Creek: other areas cannot be transferred • Each option involves setting aside into the Stoney Creek area. at least 33% of the land in • Up to 50% open space allows half preserved open space; of the bonus units to be used in the 3) Flexible Development allows 50% • the number of buildable units is Stoney Creek area (for example, of active recreation land to count based on what current zoning and if two bonus units are allowed, one toward open space. The Planning health regulations allow; can be used in the Stoney Creek Group recommends that active • the layout of the buildable units area, but the other has to be used recreation uses continue to be follows a set of Rural Design outside the area); and permitted in the lower intensity areas, Guidelines for the creation of • preserved open space in excess of but that they not count toward open estate lots, conservation lots, or 50% permits the owner to use the space. cluster lots; and bonus units wherever desired (for • in certain areas, a landowner can example, if two bonus units are 4) To encourage the use of Flexible get additional housing units allowed, both can be used in Development, a package of (density bonus) by increasing the Stoney Creek, or one inside and incentives has been included (see amount of preserved open space one outside, or both outside). page 12 in the Flexible Development beyond the 33% minimum. handout). As an added incentive the 2) Where density bonuses can be Planning Group recommends It is important to remember that these used: expedited review and approval of are voluntary options and landowners projects that preserve large amounts still have the choice of conventional • The lower intensity area is a of open space and enhance rural subdivision development! sending area for density bonuses, character.