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037-13Action: BOARD OF SUPERVISORS: January 9, 2013 X APPROVED DENIED RESOLUTION DIRECTING THE PLANNING COMMISSION TO HOLD A PUBLIC HEARING REGARDING CHAPTER 165 ZONING ARTICLE VIII DEVELOPMENT PLANS AND APPROVALS PART 801 MASTER DEVELOPMENT PLANS 165 - 801.01 INTENT, 165-801.02 WHEN REQUIRED, 165- 801.03 WAIVERS, 165 - 801.04 REVIEW CONFERENCE, 165 - 801.05 PREAPPLICATION CONFERENCE, 165- 801.06 PRELIMINARY MASTER DEVELOPMENT PLAN, 165 - 801.07 FINAL MASTER DEVELOPMENT PLAN, 165 - 801.08 CHANGES TO APPROVED PLANS, 165- 801.09 PRELIMINARY MASTER DEVELOPMENT PLAN SUBMISSION, 165 - 801.10 CONTENTS OF PRELIMINARY MASTER DEVELOPMENT PLANS, 165 -801.11 FINAL MASTER DEVELOPMENT PLANS, 165 - 801.12 MASTER DEVELOPMENT PLAN REVIEW FEES ARTICLE I GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMI'T'S PART 101 GENERAL PROVISIONS 165 - 101.02 DEFINITIONS & WORD USAGE ARTICLE 11 SUPPLEMENTARY USE REGULATIONS; PARKING; BUFFERS; AND REGULATIONS FOR SPECIFIC USES PART 202 OFF- STREET PARKING, LOADING AND ACCESS 165 - 202.04 STREETS; INTER- PARCEL CONNECTORS ARTICLE IV AGRICULTURAL AND RESIDENTIAL DISTRICTS PART 402 RP RESIDENTIAL PERFORMANCE DISTRICT 165- 402.01 INTENT ARTICLE V PLANNED DEVELOPMENT DISTRICTS PART 501 R4 RESIDENTIAL PLANNED COMMUNITY DISTRICT 165 - 501.01 INTENT PART 502 R5 RESIDENT RECREATIONAL COMMUNITY DISTRICT 165- 502 -02 MASTER DEVELOPMENT PLAN, 165-502-05 DESIGN REQUIREMENTS PART 504 MS MEDICAL SUPPORT DISTRICT 165- 504.03 DISTRICT AREA, FLOOR -TO -AREA RATIOS, AND RESIDENTIAL GROSS DENSITIES WHEREAS, the Frederick County Planning Department has prepared changes to Chapter 165 Zoning to update the Master Development Plan requirements, revise how Master Development Plans are processed and reorganize the text for clarity. WHEREAS, The Development Review and Regulations Committee (DRRC) recommended approval of this amendment at their October 2012 meeting; and WHEREAS, the Planning Commission discussed the draft ordinance on December 5, 2012 and recornm.ended that a public hearing be held; and WHEREAS, the Frederick County Board of Supervisors finds that in the public necessity, convenience, general welfare, and good zoning practice, directs the Frederick County Planning Commission hold a public hearing regarding an amendment to Chapter 165 Zoning to update the Master Development Plan requirements, revise how Master Development Plans are processed and reorganize the text for clarity. NOW, THEREFORE, BE IT REQUESTED by the Frederick County Board of Supervisors that the Frederick County Planning Commission shall hold a public hearing to consider changes to CHAPTER 165 ZONING, PART 801 AND OTHER MASTER DEVELOPMENT PLAN REFERENCES IN CHAPTER 165 AS OUTLINED ABOVE. Passed this 9th day of January, 2013 by the following recorded vote: This resolution was approved by the following recorded vote: Richard C. Shickle, Chairman Aye Gary A. Lofton Aye Bill M. Ewing Aye Charles S. DeHaven, Jr. Aye Gene E. Fisher Aye Christopher E. Collins Aye A COPY ATTEST Jo AckCou�n�ty Fre Administrator BOS Res. #037 --13 COUNT' of FREDERICK R� Department of Planning and Development M FAX: 540/665 - 6345 To: Frederick County Board of Supervisors From: Candice E. Perkins, AICP, Senior Planner Subject: Discussion — Proposed Revisions to the Master Development Plan Review and Submission Requirements Date: December 31, 2012 '1530 Bill 1 :1 11 As the Board of Supervisors is aware, the way in which Master Development Plans (MDP's) are currently processed and reviewed by the Commission and the Board of Supervisors does not precisely follow the requirements outlined in Part 801 of the Zoning Ordinance. Specifically, the Zoning Ordinance requires the Planning Commission to make a recommendation to the Board of Supervisors on these plans and then, subsequently, the Board of Supervisors is required to approve or deny the MDP. However, due to the fact that MDP's demonstrate compliance with the County Code and are not scheduled for review at a public meeting until they meet all the requirements and have addressed all review agency comments, MPD's are only presented as an informational item to the Planning Commission and the Board of Supervisors (no action on the plan is required). Therefore, to bring the Zoning Ordinance into compliance with current practice, staff has prepared a revision to Part 801 of the Zoning Ordinance - Master Development Plans, to update the MDP requirements, revise how MDP's are processed, and reorganize the text for clarity. Proposed changes are as follows: ® The text has been reorganized as follows: • Review Conference and Preapplication conference have been combined. • The required content (plan information) for MDP's has been relocated from the end of the ordinance to the beginning (so that it is ahead of the MDP submission requirements). Ordinance updates: • intent — updated to include references to subdivisions. • MDP Process has been modified to remove the Planning Commission and Board of Supervisors approval requirement. MDP's are reviewed by County staff to ensure compliance with the County Code and then presented to the Planning Commission and the Board of Supervisors as an information item only (consistent with how MDP's are currently being processed). • Revised MDP Process flow chart. 1 07 North Kent Street, Suite 202 ® Winchester, Virginia 22601-5000 Board of Supervisors Discussion Master Development Plans December 31, 2012 This item was discussed by the DRRC at their October 2012 meeting. The DRRC endorsed the proposed revision as drafted and recommended it be sent to the Planning Commission for discussion. The Planning Commission discussed this item at their meeting on December 5, 2012; the Commission forwarded the amendment to the Board of Supervisors for discussion. The attached document shows the existing ordinance with the proposed changes supported by the DRRC (with strikethroughs for text eliminated and bold italic for text added). Staff is seeking direction from the Board of Supervisors on this Zoning Ordinance teat amendment; attached is a resolution directing the item to public hearing should the Board deem it appropriate. Attachments: 1. Draft revisions to Part 801 - revised ordinance with additions shown in bold underlined italics 2. Draft revisions to other MDP references in Chapter 165 3. Resolutions CEP/bad DRAFT REVISIONS TO PART 801 ARTICLE VIII DEVELOPMENT PLANS AND APPROVALS Part 801 — Master Development Plans § 165 - 801.01 Intent. The purpose of the master development plan (MDP) is to promote orderly and planned subdivision and development of property within Frederick County. It is the purpose of the MDP to ensure that such development occurs in a manner that suits the characteristics of the land, is harmonious with adjoining property and is in the best interest of the general public. The MDP shall be used to illustrate the characteristics of the property proposed for subdivision_ ondfor development and of surrounding properties and ensure that the requirements of the County Code have been satisfied. § 165- 801.02 When required. A. A przeliminap3 Master Development Plan (MDP) ;nd- a final nano shall be submitted to the Director of Planning and development, and shall be presented-to the Planning Commission the Board of Supervisors as an informational item._f9F PlanRiRg r.,...,,,i an d ReaFd o f S .,,� d strative approval from the Director o f Planning and Ultimately, the MDP must receive a dm ini strative Develop and the County Administrator p rior to any subdivision or development of property in any of the following zoning districts: RP Residential Performance District R4 Residential Planned Community District RS Residential Recreational Community District MH1 Mobile }dome Community District HE High Education District M5 Medical Support District B1 Neighborhood Business District B2 Business General District B3 Industrial Transition District OM Office - Manufacturing Park District MI industrial Light District M2 industrial General District L E M Extractive Manufacturing District DRAFT REVISIONS TO PART 801 B. The MDP shall at least include the subject nroperty pro osed for subdivision or development as well as all contiguous land under single or common ownership in the above zoning districts. C. A pr elarnina MDP may be submitted with an application for a rezoning but shall not be considered binding until approval of a final MDP. § 165 - 801.03 Waivers. A. RP, R4, R5, MIS and MH1 Districts. The Director of Planning and Development may waive the requirements of a MDP in the RP (Residential Performance District), the R4 (Residential Planned Community District), the R5 (Residential Recreational Community District), ne e di Ga l c,,.. DiS and the MH -1 (Mobile Home Community District), if the proposed property for subdivision or development: (1) Contains 10 or less single - family detached rural traditional, single - family detached traditional or single-family detached urban ,...,.,:* eRa detached r : F ^'^ fami dwelling units (all other p ermitted housing typ shall require a MDP (2) is not an integral portion of a property proposed or planned for future development or subdivision; (3) Is planned to be developed in a manner that is harmonious with surrounding properties and land uses; and (4) Does not substantially affect the purpose and intent of its zoning district and the intent of this article. B. M1, EM and M2 Districts. The Director of Planning and Development may waive the requirement of a MDP in the M1 (Light industrial), ZgRiRg PiStFkt, the EM (Extractive Manufacturing), Z aR i ng Parr"-+ or the M2 (industrial General) Zoning Districts if the proposed subdivision or development: (1) includes no new streets, roads or rights -of -way, does not further extend any existing or dedicated street, road or rights - of-way and does not significantly change the layout of any existing or dedicated street, road or rights -of -way; (2) Does not propose any stormwater management system designed to serve more than one lot and does not necessitate significant changes to existing stormwater management systems designed to serve more than one lot; (3) is not an integral portion of a property proposed or planned for future development or subdivision; (4) Is planned to be developed in a manner that is harmonious with surrounding properties and land uses; and (5) That such development does not substantially affect the purpose and intent of this chapter. C. B1, B2, B3, MS and HE Districts. The Director of Planning and Development may waive the requirement of a master development plan in the B1 (neighborhood Business), B2 (Business General), 83 (Industrial Transition), MS (Medical Support) or HE (Higher Education) Zoning Districts if the proposed subdivision or development: DRAFT REVISIONS TO PART 801 (1) Contains less than five acres in the 131 District and less than 10 acres in the B2, B3, M5 or HE District; (2) includes no new streets, roads or rights -of -way, does not further extend any existing or dedicated street and does not significantly change the layout of any existing or dedicated street; (3) Does not propose any stormwater management system designed to serve more than one lot and does not necessitate significant changes to existing stormwater management systems designed to serve more than one lot; (4) Is not an integral portion of a property proposed or planned for future development or subdivision; (5) Is planned to be developed in a manner that is harmonious with surrounding properties and land uses; and (6) That such development does not substantially affect the purpose and intent of this chapter. § 155 - 801.04 mew Preapplication_ conference. Prior to submission of a pF iaary master development plan for review appFevaf, the Department of Planning and Development staff mar require, or an applicant may request a +ha ° conference on con ca preapplitl a tae staff The purpos r equest � o,.ra.d, r„, �n +,. � +��_ e of the prealaplication r evie w conference is to review and discuss the nature of the proposal in relation to the requirements of the County Code and to discuss the preparation of a master development plan. A. if required, at the preapplication conference the applicant shall provide a land use plan describing the following (1) The general location of the site. f21 The general location of proposed roads. 3 The g eneral location and types ot proposed uses environmental Leatures on the site housin tVpes or op s ace. L41 The uses on adiaining properties. 3 (4) The u ses en adjoining praperties, C_ T-he Planning Gemmission i i p 4r- 45-54W4,1& 165 -$01.5 Contents a master development fans. A. The following items shaft be required for MDP's in all Zoning Districts. All required items shall be shown clearly on the plan. All pp eliminwy MDP's shall be prepared in accordance with the following specifications: (1) The scale shall be one inch equals 100 feet or larger (the ratio of feet to inches shall be no more than one hundred feet to one inch) or at a scale acceptable to the Director. The scale shall be sufficient so that all features are discernible. (2) No sheet shall exceed 42 inches in size unless approved by the Director of Planning and Development. If the MDP is prepared on more than one sheet, match lines shall clearly indicate where the sheets join. (3) All MDP's shall include a North arrow, a scale and a legend describing all symbols. (4) A boundary survey of the entire property related to true meridian and certified by a certified Virginia surveyor, architect or engineer, with all dimensions in feet and decimals of feet, is required for all MDP'S. (5) The total area of the property shall be specified on the MDP. (6) The topography shall be shown at contour intervals acceptable to the Director. (7) The title of the proposed project; the date, month, year the plan was prepared or revised; the name of the applicant(s), owner(s) and contract owner(s); and the names of the individuals or firms preparing the plan shall be clearly specified. 4 DRAFT REVISIONS TO PART 801 (8) A schedule of phases, with the approximate location of phase boundaries and the order in which the phases are to be developed, shall be provided. (9) The use of all adjoining properties shall be clearly designated on the MDP. (10) All existing, of approved or planned public roads, streets or rights -of -way on the project or within 2,000 feet of the boundaries of the project. ( III Any ap2roved proffers associated with p roperty. (12) The location and treatment proposed for all historical structures and sites recognized as sianifrcant by the Frederick County Board of Supervisors or as identified on the Vjrainia Historical landmarks Commission Survey for Frederick Ca-un_ty_ [ 13) .- A histoly ot all land divisions that have occurred in relation to the tract since the adop o this requirement. 144 Theggyroximate location of sewer and water mains with statements concerning the connection with and availability of existing #acuities. (IS) The ownership and use of all adjoining parcelL jncluding,garrels across road rjaht of ways. Contents of a ^F:y master development plan in the RP (Residential Performance) District, the R4 (Residential Planned Community) District, the R5 (Residential Recreational Community) District and the MH -1 (Mobile Home Community) District. The pFeliminapy MDP shall contain a conceptual plan, showing the location and functional relationship between all proposed housing types and land uses, including the following information: (1) A land use plan, showing the location, arrangement and approximate boundaries of all proposed land uses. (2) The approximate acreage in common open space, in each use and housing type and in roads, streets or rights -of -way for each phase and the total development. (3) The location and approximate boundaries of proposed housing types conceptually shown in accord with residential performance dimensional requirements. (4) The proposed number of dwelling units of each type in each phase and in the total development. (S) The location and approximate boundaries of existing environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater retention- areas, steep slopes and woodlands. (6) The location of environmental protection land to be included in common open space. (7) The approximate acreage of each type of environmental protection land, the amount and percentage of each type that is to be disturbed and the amount and percentage of each type to be placed in common open space. DRAFT REVISIONS TO PART 801 (S) The amount, approximate boundaries and location of common open space, with the percentage of the total acreage of the site to be placed in common open space. (9) The location and general configuration of recreational facilities, with a general statement of the types of recreational facilities to be provided. (10) The location and extent of proposed buffers, with statements, profiles, cross sections or examples clearly specifying the screening to be provided. (11) The proposed location, arrangement, and right -of -way widths of roads and streets, including roads and streets providing access to adjoining parcels, shall be in accordance with § 165 - 202.04. (12) The location and arrangement of street entrances, driveways and parking areas. LL31 A conceptual plan for stormwater management with the location of stormwater facilities designed to serve more than one lot. 14 Calculations describing all proposed bonus factors with the location of and specifications for bonus improvements, when proposed. GG R Cwr, ey for F;ederFrL Co C. Contents of a p @Fy master development plan in the M1 (Light industrial) District, the M2 (Industrial General) District, the EM (Extractive Manufacturing) District, the HE (Higher Education) District, the 61 (Neighborhood Business) District, the 62 (Business General) District, the B3 (industrial Transition) District, the OM (Office - Manufacturing Park District and the MS (Medical Support) District. The pF eIiFRwR@FY MDP shall contain a conceptual plan, showing the location and functional relationship between streets and land uses, including the following: (1) A conceptual plan, showing the location and arrangement of proposed uses. (2) The location and approximate boundaries of environmental features, including floodplains, lakes and ponds, wetlands, natural stormwater detention areas, steep slopes and woodlands, as defined, and the approximate acreage of each typ ot environmental feature includinq the amount and percentage of each type that is to be disturbed and the amount and P ercentage of each type to be p laced in open orlandscaped areas. (3) The proposed location and arrangement of all are d proposed and existing utility systems. DRAFT REVISIONS TO PART 801 (4) . The location and arrang existing and 12Mosed public or private roads, existing or proposed entrances, and driveways from existing and proposed public or Private streets (5) A conceptual plan for stormwater management and description and the location of all stormwater facilities designed to serve more than one parcel. (7) All ff9pesed bUfferiRg aRGsereeniAg FequiFed by this ehapter -7"he location and extent of p roposed buffers required by this Chapter with statements profiles, cross sections or exam les clearly sped ying the screening to be provided. $165- 801.06 Master development plan submission. Applicants shall submit 42 the number of copies of the pF elirniRa MDP to the Department of Planning and Development specified by the Department of_ Planning! and Development MDP_anplication, together with completed application materials required by the Department of Planning and Development. . A. Applicants shall provide approval comments on the proposed development from various review agencies or departments as required by the Department of Planning and Development. The submission shall be complete and the application shall commence throe h the public meetin process when the plans, application materials and review agency approval comments have been received by the Director of Planning and Development, w R a Feview Genfe;°^ee has been held Cl- When the submission is complete, the Director of Planning and Development shall submit the plans, application materials and review agency approval comments to the Planning Commission far as an informational item. 7 DRAFT REVISIONS TO PART 801 0C. Following the informational presentation of the MDF to aPt+ea sf the Planning Commission, copies of the plan, application materials and agency comments shall be submitted to the Board of Supervisors €ems its as an in ormati'anal item. G^^ € D. The ppel!FA!na y MDP submitted to the Board of Supervisors for review shall not be substantially changed from plans reviewed by the Planning Commission. Changes may be made that were discussed or requires by the Planning Commission. Other substantial changes to the plan shall require that the Planning Commission review the plan as a new pFelimiRaFy MDP. F. Site plans or final subdivision plats may be submitted concurrently with pr e li m il4apr master development plans for review according to the procedures set forth in this chapter and Chapter 144, Subdivision of Land, of the County Code. Master Development Plan Approval Process 0 UID P?s m8mted ru the Board pf Supero�snrs asan jnfnrnational item x t §165-801.07 Final !Waster development plan. 8 to d 1.vith the r1p t4p HAIM However-, the appl may cheese of C. pro -A 0C. Following the informational presentation of the MDF to aPt+ea sf the Planning Commission, copies of the plan, application materials and agency comments shall be submitted to the Board of Supervisors €ems its as an in ormati'anal item. G^^ € D. The ppel!FA!na y MDP submitted to the Board of Supervisors for review shall not be substantially changed from plans reviewed by the Planning Commission. Changes may be made that were discussed or requires by the Planning Commission. Other substantial changes to the plan shall require that the Planning Commission review the plan as a new pFelimiRaFy MDP. F. Site plans or final subdivision plats may be submitted concurrently with pr e li m il4apr master development plans for review according to the procedures set forth in this chapter and Chapter 144, Subdivision of Land, of the County Code. Master Development Plan Approval Process 0 UID P?s m8mted ru the Board pf Supero�snrs asan jnfnrnational item x t §165-801.07 Final !Waster development plan. 8 DRAFT REVISIONS TO PART 801 ARIAIIT®18M - A. The final MDP shall conform to all requirements of the County Code. A:g Applicants shall submit 14 minimum of five copies of the final MDP to the Department of Planning and Development. Final approval of the final MDP shall be given by the Director of Planning and Development and the my Administrator. ,Cain , C. The Director shall approve the final MDP i all requirements_ of the County Code and all review agencies have been met, and if a � RaFy MDP was Presented to a by the Plan ning Commission and Board of Supervisors and- if all requited Ehanges Dave — been —made and— D. A MDP shall not be considered final until it is signed by the Director of Planning and Development and the County Administrator. _.._ § 165 - 801.08 Changes to approved Master Development P lans. Changes to an approved MDP shall occur only after revie L appraval by the Planning Commission and the Board of Supervisors using the procedures required for the approval of a new plan. The Director of Planning and Development may approve minor changes without following the full procedures, if such approval does not violate the intent of this chapter and section. Such minor changes shall not include increases in the density or intensity of development, changes to entrance or street layout, changes to stormwater layout or other major design changes. § x.65 - 801.14 9 Master development plan review fees. The Board of Supervisors may adopt a schedule of fees to be paid by the applicant to the County for the costs associated with the review of the MDP. DRAFT REVISIONS TO PART 801 10 Wtth ruff Pra Appila.fi.n Canfereae. NVON P4nnllgl Cemmkdwr ><ubmisxia. a6 Prr9Ernin.ry IVWP, Applitraliam and Coma is to si.ff Review by Cons Ming Enplhler DeKiyn rN1t.. PeWews nary 8vbmWslm l! .,rd PC Appr Appravai Chwtacs Pat ,Am"— In R—d al tiVplrWiari Appr Appr"al A•nia4 with dh or.0 NIDP Appraved Fkw M Approved Si ai! by Stafi Final Svbdfvi:ian Fl— Subdivision q� 3lie Piatl M Wit PC— , 10 Various MBP References — Chapter 165 (Table of Contents) ARTICLE VIII DEVELOPMENT PLANS AND APPROVALS Part 801 — Master Development Plans 165 - 801.01 intent. 165- 801.02 When required. 165 - 801.03 Waivers. 165 - 801.04 Reviev. ^^ ^feresGe. PreMplication core ferente 165 - 801.05 °reap IiGat r--o Contents of master development plans 165- 801.06 r-& T Master development plan submission. 165 - 801.07 Final master development plan. 165 - 801.08 Changes to approved master development plans. 165 - 801.09 nr °linm nap, A as t e r d eve l opmen t P s a,n, ;. ^^. Master development plan review fees. 1 CBS -2-0- 1-49 Contents Of pFelirninap� masteF deyelepmen% plans. Z65 ^90141 Final master deve P 165 -801 42 _M d eyelapment plan r y faos. ARTICLE' I GENERAL PROVISIONS, AMENDMENTS, AND CONDITIONAL USE PERMITS Part 101— General Provisions § 165 - 101.02 Definitions & word usage. MASTER DEVELOPMENT PLAN - A general plan of development waved reviewed by the Board of Supervisors for new developments in certain zoning districts before subdivision or site plan approval, according to the requirements of this chapter. Part 202 — Off - Street Parking, Loading and Access § 165 - 202.04 Streets; Inter - parcel connectors. All residential subdivisions of more than 10 lots in the RP, R -4, R -5, and MS (with residential uses) Zoning Districts shall have streets connecting to adjoining parcels. If adjoining parcels are developed or have had a subdivision plat approved, the connecting street shall coordinate with the existing or platted streets in the adjoining parcel. If an adjoining parcel is undeveloped, the location of the connecting street shall be as shown on the Master Development Plan (MDP) approved reviewed by the Board of Supervisors. This requirement for inter - parcel connector streets may be waived by the Board of Supervisors if the Board finds: i) that a connector street to an adjoining parcel is not likely to be needed; ii) that the connector street would be required to be placed in a location which is impractical for location of a street; iii) that an adjoining undeveloped Various MDP References - Chapter 165 parcel is not likely to be developed in a manner to make a connector street necessary or appropriate; or iv) other good cause shown by the applicant not contrary to good planning policy. All inter - parcel connectors, public or private, shall be built to the Virginia Department of Transportation engineering standards. Part 402— RP Residential Performance District § 165 -402.01 Intent. B. Within this Part 402, a number of general performance requirements are identified. When a housing development has satisfied these requirements, this Part 402 is intended to provide a large degree of flexibility in development and housing design. This design process is accomplished through a master development plan which is designed in cooperation with the County staff and Planning Commission and adapted reviewed by the Board of Supervisors. The layout, phasing, density and intensity of a development is determined through the adoption of the master plan by the Planning Commission and the Board of Supervisors. C. It is the intent of this Part 402 to allow a mixture of housing types on the land within an approved master development plan. Within this Part 402, the permitted multifamily development percentages and densities are identified. Multifamily housing types are allowed only when they adjoin similar uses or are properly separated from different uses. The prefiminap¢ master development plan shall specify the amount and percentages of all proposed housing types. The ppelkniR@Fy M29teF develg..meRt ARTICLE V PLANNED DEVELOPMENT DISTRICTS Part 501— R4 Residential Planned Community District § 165 - 501.01 intent. The intention of the Residential Planned Community District is to provide for a mixture of housing types and uses within a carefully planned setting. All land to be contained within the Residential Planned Community District shall be included within an approved master development plan. The layout, phasing, density and intensity of development is determined through the rnal a rovai adept+an of the master development plan by the County the DlanninR and -W ^ „ '' ^ 9 - pewisers Special care is taken in the approval of the master development plan to ensure that the uses on the land are arranged to provide for compatibility of uses, to provide environmental protection and to avoid adverse impacts on surrounding properties and facilities. The district is intended to create new neighborhoods with an appropriate balance between residential, employment and service uses. Innovative design is encouraged. Special care is taken in the approval of R4 developments to ensure that necessary facilities, Various M[DP References - Chapter 165 roads and improvements are available or provided to support the R4 development. Planned community developments shall only be approved in conformance with the policies in the Comprehensive Plan. Part 502 — R5 Residential Recreational Community District § 165- 502.02 Master development plan. All land to be contained within the Residential Recreational Community District shall be included within an approved master development plan. The layout, phasing, density and intensity of development is determined through the final approval -a4qptk�n of the master development plan by the County t#e nj-,.,. i r amm i s si on and R of S upe isers Special care is taken in the approval of the master development plan to ensure that the uses on the land are arranged to provide for compatibility of uses, to provide environmental protection and to avoid adverse impacts on surrounding properties and facilities. Innovative design is encouraged. Special care is taken in the approval of R5 developments to ensure that necessary facilities, roads and improvements are available or provided to support the R5 development. Residential recreational community developments shall only be approved in conformance with the policies in the Comprehensive Plan. § 165- 502.05 Design requirements. M. Alternative access. A combined system of pedestrian and /or bicycle access, in the form of paved sidewalks, interior walkways or bike paths, shall be provided to allow walking or bicycling between every use, structure or recreational facility. Such access shall be connected with existing travelways adjacent to the residential recreational community development. In age - restricted communities, at the time of master development plan apprl review, the Baard of Supervisors may allow local streets without sidewalks to be used and incorporated into the system of pedestrian and bicycle access. The type and nature of trails to be used shall be identified, detailed and approved on the master development plan. Part 504 — M5 Medical Support District § 165 - 504.03 District area, floor -to -area ratios, and residential gross densities. C. The Board of Supervisors may provide for the administrative approval of a parcel subdivision which fronts on private street systems during the master development plan appmvai review process.