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5 <br /> In reviewing the matter with Mr. D'Angelo Jones of NCDOT, staff has been informed there <br /> are no concerns over the two proposed roadways gaining access from Triple Crown Drive <br /> once it is accepted into the state maintained system. It was indicated that the roads could be <br /> potentially accepted for State maintenance if they are constructed to NCDOT standards. <br /> This development does not lend itself to a requirement of extending proposed right-of-way to <br /> adjacent properties in an effort to promote street connectivity. Adjacent parcels, to the north, <br /> south, and west are already developed. Further, requiring extension of proposed right-of- <br /> way could impact environmentally sensitive areas (i.e. streams/waterways). <br /> UTILITIES - WATER AND SEWER: The applicant is proposing to serve the project with individual <br /> wells and septic systems developed on each lot. <br /> STAFF COMMENT - UTILITIES: Orange County Environmental Health has approved the <br /> Preliminary Plat layout identifying septic and well locations for each proposed lot. Please <br /> refer to Attachment 3 for additional information. <br /> STORMWATER DRAINAGE: Drainage will be engineered according to Best Management Practices <br /> (BMP) at the time of permit application for construction. The property is subject to recently <br /> adopted stormwater management guidelines limiting total nitrogen runoff of 2.2 pounds per acre <br /> annually and 0.82 pounds per acres annually for total phosphorus. <br /> STAFF COMMENT - STORMWATER. Orange County Erosion Control has indicated the <br /> applicant will need to submit a detailed stormwater management plan for the project for <br /> review and approval prior to the commencement of land disturbing activities. The project will <br /> also require an Erosion Control permit. Please refer to Attachment 3 for additional <br /> information. <br /> OPEN SPACE: The flexible development plan denotes the preservation of a 30-foot natural buffer <br /> along Dairyland Road and a 100-foot building setback along the perimeter of the project. <br /> Open space is identified in and around the existing streams. The total area reserved as open space <br /> is approximately 1,678,305 square feet of land area or 38.53 acres. The proposed open space is <br /> composed of existing, mature, vegetation and trees with an approximate height of between 50 to 70 <br /> feet. <br /> STAFF COMMENT— OPEN SPACE. Staff has determined the proposed open space and <br /> land use buffers meet the requirements of the UDO. <br /> Land Use Buffer: The site plan indicates there will be a 30-foot buffer along Dairyland Road <br /> comprised of existing, dense, vegetation composed of existing, mature, shrubs and trees with an <br /> approximate height of between 50 to 70 feet. <br /> STAFF COMMENT— LAND USE BUFFER: Section 6.8.6 (D) of the UDO requires that this <br /> project maintain a thirty (30) foot land use buffer separating the project from adjacent <br /> roadways. Staff has determined the proposed open space and land use buffers meet the <br /> requirements of the UDO. <br /> Emergency Services: The Orange County Fire Marshal has indicated there are no concerns <br /> with respect to the proposed road layout or construction. <br />