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Density - Neutral Development Design Concept "Density - Neutral" refers to a type of open space- oriented residential development that reserves 50 % of the buildable land as undivided, permanent open space. In a density - neutral development, the same number of houses are built in a subdivision as would be permitted under existing zoning, but the houses are clustered together on smaller lots to leave at least 50% of the land open. Half of the open space in such a development is left in a natural state, while the other half can be used for more active recreation such as community greens, parks, or ballfields. Density - neutral subdivisions are often described as "golf course developments without the golf courses" (Arendt, 1994) . Density - neutral developments allow residents immediate access to open space and natural areas via tree lined sidewalks, trails, and greenways. The creation of formal greens and commons in which neighbors can socialize also facilitates a greater degree of social interaction than is typically found in a suburban neighborhood. Comparative studies show that property values in such subdivisions appreciate faster than in conventional subdivisions, even though the lots are typically smaller (Arendt, 1994a). In addition, density - neutral designs allow lots to be placed with more consideration for environmentally sensitive areas and other constraints. Thus, streams, trees, historic sites, habitats, and other amenities can be preserved for the enjoyment of the residents and for their intrinsic environmental resource value. For example, preserved natural areas provide wildlife habitat, allow higher groundwater recharge rates than conventional subdivisions (due to decreased impervious cover), and help reduce non -point water pollution by absorbing and filtering runoff from developed areas that would otherwise be discharged into nearby waterways. At the same time, lots can be sited away from land uses or activities that conflict with residential development such as major roads or industrial areas. A primary constraint to utilizing the density - neutral design approach in the Stoney Creek Basin relates to land ownership. Density - neutral design works best on larger parcels of land where greater flexibility is permitted in terms of siting of land uses. Many of the lots within the Basin, especially in the area along Old Highway 86, are small in size. Therefore, a process of lot consolidation or land compacts would have to be developed to allow small lots to be combined into larger developable areas. Stoney Creek Basin Area Plan, 20