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M <br />This move was also necessitated to ensure adequate soils are present on each lot to support <br />active and repair areas for septic systems as required by the Health Department. <br />3. Secondary open space adjacent to Lot 2 was further defined to include a fire pond <br />approximately 12,377 sq. ft. in surface area with 81,048 cubic feet of water storage as <br />required by Orange County Emergency Services. <br />4. The Pedestrian Open Space Access (POSA) area was formally designated within the <br />Secondary Open Space. <br />A summary of the proposal is as follows: <br />Subdivision Type <br />Number of <br />Average Lot <br />Area in Open Space <br />Open Space <br />Lots <br />Size <br />(Proposed) <br />Percentage <br />Flexible Development <br />16 <br />62,578 sq. ft. / <br />16.53 acres in open <br />(35.66 %) in <br />Plan <br />1.43 acres <br />space <br />open space <br />STAFF COMMENT — UDO REQUIREMENTS: The proposal is in accordance with the <br />anticipated densities for properties located within the Rural Residential land use category as <br />defined within the adopted Comprehensive Plan and Rural Designated area as denoted on <br />the Growth Management Systems Map. <br />Roads: The proposal involves the creation of a 26' wide paved road (Laurel Oak Lane) within a 60' <br />wide public right -of -way that would terminate in a cul -de -sac. The road meets NC Department of <br />Transportation dimensional standards for a residential public road without curb and gutter. The <br />applicant is also proposing a 20 ft. wide emergency vehicle access onto Willet Drive. <br />STAFF COMMENT - ROADS: Staff has determined that the proposed roadway <br />construction and layout is consistent with the requirements of the UDO and the <br />approved Concept Plan for Pleasant Green Woods Phase IV. <br />Note: There was extensive discussion at the February 5, 2014 Planning Board meeting <br />related to the proposed cul -de -sac vs. requiring connectivity to Willet Drive. Staff <br />recommended, and the Planning Board approved, the Concept Plan without requiring <br />connectivity based on the following mitigating factors: <br />a. Limited sight distances along the project's Willet Road frontage; <br />b. Significant grade changes from Willet Drive to property; <br />c. Emergency access is provided via a 20' wide access easement to Willet Drive; <br />d. Fire truck turn around requirements are met via 20' wide Type "Y" aprons; <br />e. The proposed stormwater BMP along Willet Drive utilizes the site's existing <br />topography and drainage patterns in a manner that avoids excessive grading <br />along environmentally sensitive areas; and <br />f. The cul -de -sac allows for a 50' wide contiguous Secondary Open Space strip <br />along Willet Drive. <br />Utilities — Water and Sewer: The applicant is proposing to serve the project with individual wells <br />and septic systems developed on each lot. Sheet 2 of the major subdivision concept plan maps <br />denotes anticipated soil locations on each lot. <br />