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STAFF COMMENT – SUBDIVISION TYPES: The proposal is in accordance with the anticipated densities for properties located within the Rural Buffer land use category as defined within the adopted Comprehensive Plan, Rural Designated area as denoted on the Growth Management Systems Map, and the requirements of the Joint Planning Land Use Plan. The applicant has indicated he wishes to pursue the flexible development option and has not submitted a conventional option, which has the support of staff. Roads: The proposal involves the creation of two private roads to service the project, each constructed to NC Department of Transportation (DOT) standards. The applicant does not intend to turn these roads over to NC DOT for maintenance at this time. Specifically, the plan calls for: • Two cul-de-sac roadways. The first roadway will provide access to lots 12 through 20. The second roadway will provide access to lots 1 through 9. • Both roads will require stream crossings and the crossings will be engineered to meet NC DOT standards. STAFF COMMENT - ROADS: Staff has determined that the proposed roadway construction and layout is consistent with the requirements of the UDO. In reviewing the matter with Mr. D’Angelo Jones of NC DOT at the September 19, 2013 Development Advisory Committee (DAC) meeting, staff has been informed there are no concerns over the two proposed roadways gaining access from Triple Crown Drive once it is accepted into the state maintained system. It was indicated that the roads could be potentially accepted for state maintenance if they are constructed to DOT standards. This development does not lend itself to a requirement of extending proposed right-of-way to adjacent properties in an effort to promote street connectivity. Adjacent parcels, to the north, south, and west are already developed. Further, requiring extension of proposed right-of-way could impact environmentally sensitive areas. Utilities – Water and Sewer: The applicant is proposing to serve the project with individual wells and septic systems developed on each lot. Sheet 3 of the major subdivision concept plan maps denotes anticipated locations for well and septic sites for the lots. STAFF COMMENT - UTILITIES: Orange County Environmental Health indicated during the September 19, 2013 DAC meeting they did not see any potential problems with the proposed layout with respect to finding suitable soils to support septic tank development. As of the writing of this abstract, the Health Department has not submitted any additional, written, comments. Final approval of proposed lot layouts typically occurs at the Preliminary Plat application review stage of the subdivision process. Stormwater Drainage: Drainage will be engineered according to Best Management Practices (BMP) at the time of permit application for construction. The property is subject to recently adopted stormwater management guidelines limiting total nitrogen runoff of 2.2 pounds per acre annually and 0.82 pounds per acres annually for total phosphorus. 24