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aoo~~~ Collins then cited the findings and noted that where noncompliance was found. conditions of approval were included which seek to address that element of noncompliance with a specific standard. Chair Willhoit inquired about the stub-out of Bradleq Drive to the right- of-way in condition ^14. Collins responded this right-of -way exists. There was a desire on the part of the Tawn of Chapel Hill to initially limit access far this project to this egiating 60 foot right-of--way. The two staffs working together felt that. given the arrangement of the properties to the north of Chandler's Green subdivision and if Sweeten Creek Road were developed as a principal access, over a period of time this 60-foot right .of way needed to be eliminated. The reason for the stub-out was to allow future access to the properties to the north and at that time the existing 60 fast right-af-way could be closed. Collins continued that this was a stipulation of the Town of Chapel Hill's staff. Roger Walden. Chapel Hill Planning Director. stated that the reason for the closing of the right-of -way was to prevent access onto two roads. thus preventing double-frontage lots. Commissioner Marshall asked if the dam should break how much water and how many houses would be involved. She noted that all safety standards should be met. Collins responded that he was not sure how much water would be released but that 4 or 5 lots would be affected. Marshall continued that public safety is a matter. the Planning Board should consider. She also pointed out that there is a Bradleq Road in Chapel Hill and perhaps the name of this road should be changed. Commissioner Carey asked again for explanation of the options for compliance with the floor area ratio. Collins responded that the applicant had proposed a total floor area of 287,OOD square feet. One option would be to decrease the size of some dwellings and perhaps increase the size of others within this maximum area. Another option would be to establish a floor area ratio of 2,660 sq. ft. for each dwelling. He noted this would be monitored by the County through the issuance of building permits. Commissioner Marshall noted this could create problems with the last few houses built. Collins agreed, but responded that the progress of the subdivision as a whole could be tracked and the developer informed how fast he was using up the maximum floor area allotted. the developer could be provided with projections as to what the usage might be if the development was continued along the same lines. Chair Willhoit inquired what would occur if at some later time a resident wanted to add to his/her home. Collins responded the only waq this could be done would be to apply to the Board of Adjustment for a variance or the developer could return to the Board of Commissioners and Town Council to request for a reconsideration of a condition of approval. David Godschalk inquired about the practical affect of condition ^23 on the plan which requires the 100' perimeter open space. Collins responded that one part of the buffer is related to the Major Transportation Corridor (MTC) and another part to local requirements. Staff recommendation was previously for a waiver of the buffer requirement. but after looking at the lot sizes and comparing them to adjacent property densities, this recommendation was changed to require the 100' buffer in accordance with the ordinance which was very specific on this point. He noted this did affect the number of buildable lots and that at least 2 lots would be lost. Gordon noted that the 100' buffer requirement was one that had been consistently applied in Orange County for other planned developments.