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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. Roads: The applicant is proposing the creation of two private roads serving the proposed lots. Per Section 7.8.5 of the UDO the roads will have to be constructed to NC Department of Transportation (DOT) public road standards. 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 layout is consistent with the requirements of the UDO. The draft Road Maintenance Agreement, contained within Attachment 1, incorrectly indicates the roads will be constructed and maintained to a Class A road standard. This will have to be revised to comply with the provisions of the UDO. In reviewing the matter with Mr. D’Angelo Jones of NC DOT, 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. STAFF COMMENT - UTILITIES: Orange County Environmental Health has approved the Preliminary Plat layout identifying septic and well locations for each proposed lot. Please refer to Attachment 3 for additional information. 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. STAFF COMMENT - STORMWATER: Orange County Erosion Control has indicated the applicant will need to submit a detailed stormwater management plan for the project for review and approval prior to the commencement of land disturbing activities. The project will also require an Erosion Control permit. Please refer to Attachment 3 for additional information. 24