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15 <br />5. Topographic and environmental features, such as streams, steep slopes, <br />or watersheds, that would be adversely affected by the use of roads <br />constructed to State standards because of factors such as significant <br />amounts of earthwork (cut and fill) that would contribute to increased <br />run-off of stormwater and siltation. <br />(Building the roads to State standards would require clearing and grading more area <br />than with the proposed private road A proposed public right- of-way must be cleared <br />entirely of all trees and underbrush. Trees and natural understory may remain in a <br />private right -of -way, provided there is adequate clearance for larger vehicles <br />Vegetation within a private road right- of-way sometimes provides an area for <br />immediate infiltration of runoff from the travelway, shoulders and ditches.) <br />6. The site is already developed to 100% of the capacity which could be <br />achieved after approval of the subdivision and some or all of the non- <br />conforming aspects of existing development on the site will be made <br />more conforming as a result of the proposed subdivision, and all <br />conforming aspects of the development will remain conforming. <br />(Not applicable.) <br />7. There is only one subdivision road proposed. Its length does not exceed <br />350 feet. It serves no more than five lots. Its grade does not exceed nine <br />percent. The land being subdivided is not connected to nor is part of <br />another subdivision required to be served by public roads. In addition, <br />the average lot size within the subdivision is at least 40,000 square feet. <br />(Not applicable.) <br />EVALUATION SUNIlvIARY: The proposed private mad is jusuf red through lower density, <br />larger setbacks, and protection of natural features through open space dedication. In addition, the <br />subdivision is located in a protected watershed where disturbance should be minimized finally, a <br />minor subdivision has been approved to the south of this tract that basically prevents the extension <br />of a public road in the future: Planning Staff 'recommends that the proposed road be approved as a <br />Class A private road. <br />G: robert/bradroad.doc/may1999 /rpd <br />