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Staff Comment – The BOCC is now scheduled to receive the Planning Board recommendation at its November 5, 2015 regular meeting. BACKGROUND: This item was presented at the May 26, 2015 Quarterly Public Hearing. Agenda materials from this meeting can be viewed at: http://www.orangecountync.gov/150526QPHKC.pdf. As articulated at the public hearing, the proposed project is a village style development with approximately 34 dwelling units and involves the preservation of the majority of the property as vegetative open space and farm area (i.e. pasture and crop production). The residential portion of the project would occupy approximately 22 acres of the parcel with another 5 to 8 acres being used to support the proposed septic system. The remaining acreage would be preserved as farmland and dedicated open space. During the public hearing the following comments were made: 1. There was general support for the project. 2. A BOCC member requested additional information on the ownership mechanism proposed by the applicant, expressing concern(s) over how residents will own their individual housing units and surrounding property. STAFF COMMENT: Please refer to Attachment 2 of the abstract for the applicant’s response. 3. A BOCC member asked for clarification on the imposition of conditions. STAFF COMMENT: As detailed in the public hearing abstract, mutually agreed upon conditions can be imposed as part this process only if they address: i. The compatibility of the proposed development with surrounding property, ii. Proposed support facilities (i.e. roadways and access points, parking, pedestrian and vehicular circulation systems, screening and buffer areas, etc.) and/or iii. All other matters the County may find appropriate or the petitioner may propose. 4. A BOCC member asked staff to clarify proposed and allowable density. STAFF COMMENT: The property is located within the Rural Residential (R-1) general use zoning district and the Upper Eno Protected Watershed Protection Overlay District allowing for a density of 1 dwelling unit for every 40,000 sq. ft. (0.92 acres) of property. The property is also located within the 20 Year Transition Area as denoted on the Future Land Use Map and is designated as being Urban on the Growth Management System Map indicating urban densities are permitted. This could result in a total of 112 dwelling units being developed on the property based purely on the size of the parcel and not taking other factors into consideration (i.e. adequate soils for septic, road access, permitting process, presence of stream and other environmental features, etc.). If approved the project would only allow for 1 dwelling unit for approximately every 3.2 acres of property and 34 dwelling units. 13