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As previously indicated, the applicant has decided to submit a conservation cluster flexible <br />development layout with proposed lots adhering to the 1 acre minimum lot size and proposing <br />approximately 21 acres of open space (44% of the total site). A summary of the proposal is as <br />follows: <br /> <br /> <br /> <br /> <br />Subdivision Type Number of <br />Lots <br />Average Lot <br />Size <br />Area in Open Space Open Space <br />Percentage <br />Flexible Development <br />Plan <br />19 1.22 acres 21.21 acres 44% <br /> <br />STAFF COMMENT – SUBDIVISION TYPES: The proposal is in accordance with the anticipated <br />densities for properties located within the Rural Buffer land use category as defined within the <br />adopted Comprehensive Plan, Rural Designated area as denoted on the Growth Management <br />Systems Map, and the requirements of the Joint Planning Land Use Plan. The applicants have <br />indicated they wish to pursue the flexible development option versus the conventional option, which <br />has the support of staff. <br /> <br />Roads: The proposal involves the creation of three new public road to service the project, each will <br />constructed to NC Department of Transportation (DOT) standards and contain sidewalks. <br /> <br />STAFF COMMENT - ROADS: Staff has determined that the proposed roadway construction <br />and layout is consistent with the requirements of the UDO. Staff and NCDOT have also <br />determined that the limited access to Erwin Road and the properties to the north are sufficient <br />for services and emergency services. <br /> <br />Utilities – Water and Sewer: The applicant is proposing to serve the project with individual wells <br />and septic systems developed on each lot. The Concept Plan Sheet 6 denotes anticipated <br />locations for well and septic sites for the lots. <br /> <br />STAFF COMMENT - UTILITIES: Orange County Environmental Health has indicated that they <br />do did not foresee see any potential problems with the proposed layout with respect to finding <br />suitable soils to support septic tank development. <br /> <br />As of the writing of this abstract, the Health Department has not submitted any additional written <br />comments. Final approval of proposed lot layouts typically occurs at the Preliminary Plat <br />application review stage of the subdivision process. <br /> <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 adopted <br />stormwater management guidelines. The Concept Plan currently anticipates improving the old <br />farm pond to serve as their primary BMP. <br /> <br />STAFF COMMENT - STORMWATER: Orange County Erosion Control has not submitted <br />comments at this time as there is no formal stormwater management plan required as part of <br />the concept plan submittal. <br /> <br />8