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2 <br />Existing Site Conditions <br />Zoning . <br />• Rural Residential (R -1); Back Creek Protected Watershed (12% impervious surface) <br />• Minimum zoning lot size: 40,000 square feet <br />• Adjacent Land Uses: Single- family residential, agriculture and undeveloped lots. <br />Physical Description <br />• Gently rolling <br />• Predominately wooded <br />• Perennial stream /pond and unregulated wetlands along eastern boundary. <br />Proposed Site Conditions <br />Roads: <br />• The subdivision will be accessed from Mill Creek Road (SR 1343). <br />• All roads shall be public and built to North Carolina Department of Transportation <br />(NCDOT) standards and in accordance with County requirements. <br />Open Space <br />• Primary open space tracts 05 and 07 protect existing stream and pond and provide for <br />wildlife and water resource protection. <br />• Primary open space tract 03 consists primarily of existing hardwood and evergreen forest <br />and connects to large open space tract previously approved in Section One. <br />• Secondary open space tract 08 provides 1.66 acres to be dedicated to the Homeowners' <br />Association for future development of active recreation area. <br />• Proposed Section Two provides 40.82 acres of open space (41.5 %) <br />• Orange County Subdivision Regulations do not specify a minimum open space <br />requirement for conventional subdivision. <br />• Previously approved Section One provided 15.95 acres of open space (37.1 %). <br />• Total open space for both phases is 56.77 acres (40.5 %). <br />• Homeowners' Association required to maintain open space and land use buffers <br />• Protection of the intermittent stream (on entire tract) with stream buffer to be provided on <br />the final plat <br />• If project is to be phased, all open space shall be recorded and deeded to the Home <br />Owners' Association with the first phase. <br />Water — Sewer <br />• Individual wells and septic tanks provided for each lot. <br />Recreation & Parks <br />• Recreation dedication required: 2.751 acres (98.26 acres x.028) <br />• No recreational resources found on site; payment in lieu reasonable alternative to <br />dedication. [42 lots x $455 = $19,110] <br />Development Process, Schedule, and Action <br />• First Action: Concept Plan approved by the Planning Board (by unanimous vote) <br />November 2, 2000, with concerns raised about adequate ground water resources to <br />support additional houses without adversely affecting existing wells. <br />