Agenda - 12-01-1997 - 8g - Laserfiche WebLink

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13 (The subdivision will not be visible from the public road. The creek and wooded areas will be protected using conservation easements and dedicated open space.) c. The preservation of site features which directly enhance the special or unique cultural, historical, archaeological, or biological characteristics of the immediate area. (The open space as shown on the Preliminary Plan preserves the stream and adjacent wooded slopes as well as a buffer around the western half of the subdivision.) 2. The number, location and/or size of lots to be located in the subdivision are such that, even if constructed to State standards, the streets would not be accepted by the State for maintenance due to density or other State requirements; (The portion of the right-of-way between the proposed subdivision and Lebanon Road may not be available for public dedication, in which case NCDOT would not consider a request for maintenance of the subdivision roads. Refer to the Staff response regarding density requirements and dedicated right-of-way on page 1.) 3. Recreation and/or open space areas, including lands containing significant botanical, wildlife, historic and/or archaeological sites, are to be dedicated and/or preserved through restrictive covenants in amounts significantly greater than required by standards for recreation/open space dedication. (Recreation/open space dedication is voluntary at this location. The applicant has chosen to reserve a total of 6.98 acres or 34.6%of the subdivision as open space) 4. Significantly larger than required stream buffers and lot sizes, and/or other design features are proposed as part of a subdivision to be located in a Protected Watershed as designated on the Orange County Comprehensive Plan to reduce the amount of impervious surface and cause infiltration of storm water runoff to prevent the pollution of water supply reservoirs. (This subdivision is located in the Back Creek Protected Watershed. The designated open space will remain undisturbed and allow for infiltration of stormwater runoff. The proposed private roads will protect at least 30,000 square feet of wooded area in the right-of-way that would be cleared and seeded if the roads were built to State standards) 5. Topographic and environmental features, such as streams, steep slopes, or watersheds, that would be adversely affected by the use of roads constructed to State standards because of factors such as significant amounts of earthwork(cut and fill)that would contribute to increased runoff of stormwater and siltation. (Building the roads to State standards would require clearing and grading more area than with the proposed private roads. A proposed public right-of-way must be cleared entirely of all trees and underbrush. Trees and natural understory may remain in a private right-of-way,provided there is adequate clearance for larger vehicles.)