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12 <br />way for Wood Thrush Lane is proposed to be extended north to serve four <br />(4) lots. <br />The alternative Concept Plan follows the conservation option for fleadble <br />development and includes the same number and a similar arrangement of <br />lots using the existing private easements for access and featuring 23.37 <br />acres (46°x6) open space permanently protected with deed restrictions. The <br />open space protects mature woodland on moderate to steep slopes, drainage <br />ways, and additional buffer next to the power line right -of -way. In both <br />Concept Plans, the lots will have individual wells and septic systems. <br />The applicant's private road justification and the Staffs evaluation of the <br />private road request are attachments to these minutes on pages / lo- 2 <br />The private roads are justified because the proposal maintains rural <br />character by proposing larger lot sizes and building setbacks, prohibiting <br />further subdivision, limiting tree removal, and minimizing disturbance and <br />grading- <br />The Planning Staff recommends approval of the Concept Plans for High <br />Point Woods, Phase III, with private roads and conditions as follows: <br />Conventional Plan <br />1. Sparrow Hawk Crest shall meet Class A private road standards <br />from the entrance to the intersection of Wood Thrush Lane. The <br />portion of Sparrow Hawk Crest south of Wood Thrush Lane shall <br />meet Class C standards; <br />2. Wood Thrush Lane shall meet Class B standards, including minimum <br />centerline curve radius; and <br />3. On the Preliminary Plan, indicate the watershed boundary based on the <br />location of the ridgeline as determined on site. <br />Conservation Option <br />1. Sparrow Hawk Crest shall meet Class A private road standards from <br />the subdivision entrance to the intersection of Wood Thrush Lane. The <br />portion of Sparrow Hawk Crest south of Wood Thrush Lane shall <br />meet Class C standards; <br />2. Wood Thrush Lane shall meet Class B standards; <br />3. On the Preliminary Plan, indicate the watershed boundary based on the <br />location of the ridgeline as determined on site; and <br />4. With the Preliminary Plan, submit draft forms of the homeowners <br />association documents, road maintenance agreements, and restrictive <br />covenants and/or a conservation easement which contain use and <br />maintenance provisions for the open space. The restrictive covenants <br />or the conservation easement shall designate a third party as an <br />alternate grantee, in the event the homeowners association is <br />eliminated. <br />Cameron noted that letters were sent out regarding the Neighborhood <br />Information Meeting. The developers and staff were the only ones present. <br />Brooks asked for clarification of the boundaries on the two plans. Cameron <br />responded indicating boundaries on the two plans. She continued that the <br />main difference between the two plans is that they are adding a private road on <br />