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Design Process <br />Two design scenarios were developed to illustrate the continued application of Conventional <br />Development practices in the Stony Creek Basin. The first scenario allows for intensive <br />residential development in the basin in accordance with existing zoning ordinances. In the <br />second scenario new residential development occurs at a density more consistent with that of <br />existing subdivisions in Orange County. Several assumptions were made in developing the two <br />design scenarios for Conventional Development: <br />• New development in areas constrained by steep slopes ( >15 %), soils unsuitable <br />for septic tanks, floodplains, or wetlands must conform to applicable ordinances <br />and guidelines. <br />• Within the Rural Buffer (RB), new development will occur at a density of no <br />more than one dwelling unit per two acres. <br />• An allowance of 15% is made to account for that portion of available land used <br />for new roads and infrastructure. <br />• All new residential development will be serviced by individual water wells and <br />septic systems. <br />• The pattern of new residential development will likely resemble traditional single - <br />family neighborhood design. <br />• A 50 -acre community park is planned for the corner of N.C. 10 and New Hope <br />Church Rd. <br />• While zoning densities may change within the planning area, no land use rezoning <br />is anticipated (i.e., no rezoning of land from residential to commercial). <br />Additional assumptions were made to achieve the goals of each design scenario: <br />Scenario I: Build -Out at Highest Allowable Density <br />Existing zoning (one dwelling unit per acre) in the planning area will not be <br />altered. <br />The net density for new residential development in the planning area will be one <br />dwelling unit per acre. <br />Scenario H: Build -Out at Lesser Density <br />The net density of new residential development in the planning area will be the <br />same as the current average net density for existing subdivisions in Orange <br />County (one dwelling unit per 1.85 acres). <br />The siting and density of new neighborhoods will account for natural constraints <br />and take advantage of natural features for recreational and aesthetic purposes <br />where practical. <br />The planning and design of new neighborhoods will take into account the existing <br />character of nearby areas. <br />Stoney Creek Basin Area Plan, Page4 <br />