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59 <br /> ...an application for a conditional use permit is inconsistent in a substantial way with a previously <br /> approved master plan if the plan of development proposed under the conditional use permit application <br /> increases the residential density or commercial floor area permissible on the property or decreases or <br /> alters the location of open space areas." <br /> Article XII,Density and Dimensional Regulations provides for"cluster subdivisions"with reduced lot <br /> sizes in exchange for setting aside the land"saved"by reduced lot sizes as open space. <br /> Article XIII,Recreational Facilities and Open Space directs that open space should serve several <br /> objectives,including: <br /> • preservation of environmentally sensitive lands <br /> • preservation of habitat for wildlife <br /> Residential zoning districts,with a few exceptions,must be developed so that at least 40%of the total <br /> area is preserved as permanent open space. Two additional zoning districts must be developed with at <br /> least 20%of the total area preserved as open space. Carrboro defines primary and secondary conservation <br /> areas that must be identified and prioritized for open space in developments.Where primary open space <br /> exceeds 40%of the total area,the development plan should provide for preservation of these additional <br /> areas even if on privately owned lots.Residential subdivisions of fewer than 15 dwelling units or <br /> consisting solely of multi-family, single-room occupancy units are exempt from the open space <br /> requirements. Primary open space includes: <br /> • steep slopes(greater than 25%) <br /> • hardwood areas designated in the Town's GIS <br /> • wetlands as defined pursuant to Section 404 of the Clean Water Act <br /> • floodplain <br /> • water quality buffers on perennial and intermittent streams <br /> • lakes and ponds <br /> • road buffers <br /> Secondary open space includes: <br /> • slopes greater than 15%but not more than 25% <br /> • wooded areas other than hardwood areas designated in the Town's GIS <br /> • vistas along entranceways to the town <br /> • other areas containing unusual natural features (such as major rock formations) <br /> • 60-foot buffers for streams on the Town's adopted Stream Classification Map <br /> • other environmentally,historically, archeologically significant, or unique areas,including water <br /> quality buffers on ephemeral streams <br /> Article XVI,Part III requires protection of water quality buffers(with some exempt and allowable <br /> activities)in two zones: Zone 1, a streamside zone, should consist of mature forest. Zone 2 is an <br /> undisturbed area intended to protect Zone 1; grading and revegetating of Zone 2 are allowed provided that <br /> the vegetation of Zone 1 is not compromised. Required total buffer width(split equally between Zones 1 <br /> and 2)is 100 feet for perennial streams,ponds, lakes, and reservoirs and 60 feet for intermittent streams <br /> and ponds. In the University Lake Watershed,the entire buffer width should consist of Zone 1 buffer. <br /> Ephemeral streams and ponds with a contributing drainage area of at least 5 acres require 15-foot Zone 2 <br /> buffers(30 feet within the University Lake Watershed). <br /> PLANNING &COLLABORATION <br /> The transportation-related goal of the Facilitated Small Area Plan for Carrboro's Northern Study Area <br /> includes in its implementation measures two types of coordination: 1) coordination of transportation <br /> planning with Chapel Hill and other relevant agencies and 2)promotion of coordination between <br /> 46 A Landscape Plan for Wildlife Habitat Connectivity <br />