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In reviewing the matter with Mr. D’Angelo Jones of NCDOT, staff has been informed there <br />are no concerns over the two proposed roadways gaining access from Triple Crown Drive <br />once it is accepted into the state maintained system. It was indicated that the roads could be <br />potentially accepted for State maintenance if they are constructed to NCDOT standards. <br /> <br />This development does not lend itself to a requirement of extending proposed right-of-way to <br />adjacent properties in an effort to promote street connectivity. Adjacent parcels, to the north, <br />south, and west are already developed. Further, requiring extension of proposed right-of- <br />way could impact environmentally sensitive areas (i.e. streams/waterways). <br /> <br />UTILITIES – WATER AND SEWER: The applicant is proposing to serve the project with individual <br />wells and septic systems developed on each lot. <br /> <br />STAFF COMMENT - UTILITIES: Orange County Environmental Health has approved the <br />Preliminary Plat layout identifying septic and well locations for each proposed lot. Please <br />refer to Attachment 3 for additional information. <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 recently <br />adopted stormwater management guidelines limiting total nitrogen runoff of 2.2 pounds per acre <br />annually and 0.82 pounds per acres annually for total phosphorus. <br /> <br />STAFF COMMENT - STORMWATER: Orange County Erosion Control has indicated the <br />applicant will need to submit a detailed stormwater management plan for the project for <br />review and approval prior to the commencement of land disturbing activities. The project will <br />also require an Erosion Control permit. Please refer to Attachment 3 for additional <br />information. <br /> <br />OPEN SPACE: The flexible development plan denotes the preservation of a 30-foot natural buffer <br />along Dairyland Road and a 100-foot building setback along the perimeter of the project. <br /> <br />Open space is identified in and around the existing streams. The total area reserved as open space <br />is approximately 1,678,305 square feet of land area or 38.53 acres. The proposed open space is <br />composed of existing, mature, vegetation and trees with an approximate height of between 50 to 70 <br />feet. <br /> <br />STAFF COMMENT – OPEN SPACE: Staff has determined the proposed open space and <br />land use buffers meet the requirements of the UDO. <br /> <br />Land Use Buffer: The site plan indicates there will be a 30-foot buffer along Dairyland Road <br />comprised of existing, dense, vegetation composed of existing, mature, shrubs and trees with an <br />approximate height of between 50 to 70 feet. <br /> <br />STAFF COMMENT – LAND USE BUFFER: Section 6.8.6 (D) of the UDO requires that this <br />project maintain a thirty (30) foot land use buffer separating the project from adjacent <br />roadways. Staff has determined the proposed open space and land use buffers meet the <br />requirements of the UDO. <br /> <br />Emergency Services: The Orange County Fire Marshal has indicated there are no concerns <br />with respect to the proposed road layout or construction. <br />12