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Article 7: Subdivisions Section 7.12: Flexible Developments Orange County, North Carolina – Unified Development Ordinance Page 7-57 (B) Where a Flexible Development has 12 lots or less, the street system may consist of different classes of private roads provided a logical hierarchy of private roads is planned, with those of lower classification connecting to those of higher classification. (C) Where a Flexible Development has more than 12 lots, the street system may consist of public streets and private roads provided: (1) The street system in the development forms a logical hierarchy of thoroughfares with streets of lower classification connecting to streets of higher classification; (2) The development contains no more than 50 lots; (3) All entrance roads serving the development are public streets; (4) All streets which stub-out at property lines to provide for the extension of or connection to future street systems are public streets; and (5) Private roads are not proposed as part of a Village (Section 7.13.4 (C))7.12.5 (C)) except in the Village Conservancy portion of the development. (D) Private, dead-end roads may be terminated in a cul-de-sac or "T" turnaround. Where a "T" turnaround is used as the terminus for a private road, the dimensions (e.g., turning radius) of the "T" shall be sufficient to allow emergency service and trash collection vehicles adequate room to turn around. (E) Existing street rights-of-way may not count toward the minimum 33% open space requirement. However, new street rights-of-way may be counted but only to the extent that they are required to pass through or by open space uses as defined herein to link one buildable portion of a site with another; and they are located and/or constructed so as to have no adverse impacts on Primary and Secondary Conservation Open Space Areas. 7.13.67.12.7 Water Supply and Sewage Disposal Facilities Water supply and sewage disposal facilities to serve Flexible Developments may be provided through the use of: (A) Individual wells and septic tanks provided either on each lot or in off-lot locations protected through recorded easements; or (B) A community water and/or sewage disposal system designed, constructed, and maintained in conformity with all applicable state, federal, and local rules, regulations, and policies; or (C) Connection to a water and/or sewage disposal system operated by a municipality, association, or water or sewer authority. System extensions are permitted only in accordance with applicable water and sewer, and land use policies and shall be sized only to serve the Flexible Development for which the system is extended; or (D) A combination of the above alternatives. 7.13.77.12.8 Design Guidelines (A) Determining Density or Lot Yield (1) Overall density shall be based upon the minimum lot size requirements of the zoning district in which the Flexible Development is to be located and on the basis of a Conventional Subdivision or "Yield" Plan conforming to the regulations governing lot dimensions, land suitable for development, and street design. Although such plans shall be conceptual in nature and are not intended to involve significant engineering or surveying costs, they must be realistic. (2) Potential building lots and streets must not be shown in areas that would not ordinarily be permitted in a Conventional Plan i.e., Special Flood Hazard Areas, wetlands, steep slopes, etc.). 87