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i <br />plan approved in 1988 was for the maximum <br />number of lots allowed under zoning at that <br />time. Therefore, further subdivision would <br />be impossible without first rezoning to a <br />higher. density.) <br />4. Recreation and /or open space areas, <br />including lands containing significant <br />botanical, wildlife, historic and /or <br />archaeological sites, are to be dedicated <br />and /or preserved through restrictive <br />covenants in amounts greater than <br />required by standards for recreation /open <br />space dedication; and /or <br />(The preliminary plan included a site <br />analysis indicating steep slopes and <br />possibly significant mature hardwoods in <br />the open space to be preserved. The amount <br />of open space required by the cluster <br />provisions is the sum of all reductions in <br />lot sizes, or a minimum of 20% of the gross <br />land area. The plan for Chestnut Oaks was <br />approved with 31.42 acres in common open <br />space [approximately 45.7 %] including <br />improvements such as a trail, community <br />center and softball field.) <br />5. Larger than required stream buffers and <br />lot sizes, and /or other design features <br />are proposed as part of a subdivision to <br />be located in a Protected watershed as <br />designated on the Orange County <br />Comprehensive Plan to reduce the amount <br />of impervious surface and cause <br />infiltration of storm water runoff to <br />prevent the pollution of water supply <br />reservoirs. <br />(The subdivision is in the University Lake <br />Watershed. The stream buffers shown on the <br />preliminary plan are larger than required. <br />Impervious surfaces on the undeveloped <br />portion of the property will have to meet <br />current standards. Gravel is now included as <br />impervious surface.) <br />EVALUATION SUMMARY: As approved, Gemena Road could meet <br />NCDOT density requirements when 8 more units are occupied and <br />the roads are built to State standards. Habitat Circle would <br />need to access 4 lots. The open space, recreation improve- <br />ments, and restriction on further subdivision were required <br />for preliminary approval. The maximum density allowed at the <br />time of preliminary approval is still proposed, which exceeds <br />15 <br />