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. . <br /> 2 27 <br /> shifting the locations of lots 3 and 4 to the southeast. In <br /> addition the southern lot lines for lots 5 and 6 are moved to <br /> the north away from the stream and spring. <br /> Advantages of the variation to the preliminary plan are: <br /> (1) More open space is preserved to protect natural <br /> features such as a spring, a creek, large mature <br /> • hardwood trees, steep slopes, and rock <br /> outcroppings; <br /> (2) The open space also serves to protect water quality <br /> and buffer adverse impacts to adjacent properties; <br /> (3) Impact to the environment is reduced by shortening <br /> the road and clustering most of the homesites away <br /> from sensitive natural areas (slopes, streams, <br /> springs); <br /> • (4) If built to State standards, the new cul-de-sac <br /> could be accepted by NCDOT for maintenance since no <br /> sewage lines encroach on the right-of-way and <br /> minimum density requirements would be met when 4 of <br /> the 6 lots are developed. <br /> (5) A portion (approximately 30,000 square feet) of the <br /> open space is preserved adjacent to the New Hope <br /> Improvement Association for potential <br /> recreational/overflow parking use. <br /> (6) All lots have direct access to common open space. <br /> Each of the features listed above directly reflects the <br /> intent of the cluster provisions as described in the <br /> Subdivision Regulations. Refer to the attached cluster <br /> findings for the comparison of the applicant's preliminary <br /> plan to the requirements of the cluster regulations. <br /> Prior to the Planning Board meeting, the applicant indicated that <br /> he was willing to accept the variation of the preliminary plan. <br />