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r <br /> 2 <br /> is twenty percent (16.38 acres) or the sum of all reductions in lot sizes (23.75 <br /> acres or 29%), whichever is greater. The Preliminary Plan proposed exceeds <br /> the minimum open space by 5.88 acres. <br /> Road Access: <br /> The proposed lots will be served by new private roads. Lots E and 20 will <br /> have direct access to Albert Road. The main entrance will be Glynmorgan <br /> Way, a Class A private road, which intersects Union Grove Church Road one- <br /> third mile south of Albert Road. Still Crossing South and Still Crossing North <br /> are proposed as Class B private roads forming a"T" at the western end of <br /> Glynmorgan Way. <br /> The applicant's private road justification is included in the attachments. The <br /> private roads are justified by the subdivision's location in a protected <br /> watershed, clustering of lots to protect natural and visual resources, and <br /> permanent open space that exceeds ordinance requirements. <br /> Water Supply and Septic Disposal: <br /> Lots will be served by individual wells and septic systems. <br /> Open Space: <br /> The 29.60 acres of open space will be owned and maintained by a homeowners <br /> association. It includes wooded habitat, streams, and stream buffers, as well as <br /> a 40-foot gas line right-of-way and a 100-foot power transmission line right-of- <br /> way. Two tributaries of Morgan Creek, located in the open space, flow <br /> southwest through the center of the site and along the northwest boundary. <br /> Moderate to steep slopes (7.5-15%) are found along the streams and the central <br /> part of the site. A portion of the Morgan Creek wildlife corridor designated in <br /> the Inventory of the Natural Areas and Wildlife Habitats of Orange County, <br /> NC, is located in the open space with a small area extending into lots 3, 9 and <br /> 10. <br /> Flag Lots <br /> Section IV-B-5-d of the Subdivision Regulations permits flag lots where it is <br /> unlikely that a road created in lieu of a flag lot would ever be extended, or <br /> otherwise needed to provide access to adjoining parcels. Flag lots are also <br /> permitted to reasonably utilize land with limited sites suitable for septic tank <br /> nitrification fields. Based on these creiteria, lots 3 and 5 are proposed as flag <br /> lots. <br />