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13 <br />planning area that not currently in Orange County's Primary Service Area should be <br />designated as Primary Service Area. <br />4. New residential subdivisions choosing to develop under existing density regulations (1 <br />unit per acre unless density bonuses related to affordable housing are awazded) should be <br />cluster subdivisions served by public or private water and sewer systems Cluster <br />subdivisions allow for preservation of open space and environmentally sensitive features <br />while permitting a reasonable amount of development on the overall parcel of land. <br />Higher density development can also be achieved through rezoning which would <br />consider development proposals on a case-by-case basis. Density may be slightly <br />increased if Transfer of Development Rights (TDR) credits are implemented. <br />Existing Rural Neighborhood Node <br />The current Future Land Use Map contains a Rural Neighborhood Node at the intersection of <br />Lebanon Road and Efland-Cedar Grove Road. Rural Neighborhood Nodes aze intended for <br />small-scale commercial uses chazacteristic of "Mom and Pop" convenience stores and gas <br />stations. The Rural Neighborhood Node is outside of Orange County's water and sewer Primary <br />Service Area as per the WSMPBA. Given the proximity of this Node (less than 2 miles) from <br />the core Efland area where services intended to be offered in a rural neighborhood node are <br />available, it is recommended that the Rural Neighborhood Node at this location be removed from <br />the Future Land Use map. <br />C. Transportation <br />Objective: Provision of an efficient, multi-modal transportation system. <br />The vehiculaz transportation system in the planning area generally functions well, but there are <br />some concerns, especially regazding motorized vehicle flows during peak traffic hours. <br />However, some peak hour congestion is also to be expected in an urban or suburban azea. The <br />key is managing the transportation system such that it can function as safely and efficiently as <br />possible. Additional concerns regazding the transportation system include pedestrian and <br />bicyclist safety and the general deficiency in the walkability/bikeability of the planning area, <br />connectivity to the Interstate for tractor-trailer traffic, and the idea that the current transportation <br />system encourages single-occupancy vehicle use while discouraging bicycling and walking. <br />Of particulaz concern in Efland is the volume of traffic occurring on Efland-Cedar Grove <br />Road/Forrest Avenue/Mount Willing Road during peak hours as people make their way to and <br />from Interstate 40/85. The fact that there is an at-grade train crossing on this route creates an <br />even lazger concern as trains passing through the area create a backup of 50 to 100 cars during <br />"rush hours." This also creates a safety concern as emergency vehicles cannot navigate this <br />essential route when trains pass through. Additionally, two roughly 90-degree turns are part of <br />this high-volume route. <br />71 <br />