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5. Topographic and environmental features, such as streams, steep slopes, or <br />watersheds, that would be adversely affected by the use of roads constructed <br />to State standards because of factors such as significant amounts of <br />earthwork (cut and fill) that would contribute to increased runoff of <br />stormwater and siltation. <br />(Building the road to State standards would require clearing and grading more <br />area than with the proposed private road. A proposed public right -of -way must be <br />cleared entirely of all trees and underbrush. Trees and natural understory may <br />remain in a private right -of -way, provided there is adequate clearance for larger <br />vehicles.) <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 more <br />conforming as a result of the proposed subdivision, and all conforming <br />aspects of the development will remain conforming. <br />(Not applicable.) <br />7. There is only one subdivision road proposed. Its length does not exceed 350 <br />feet. It serves no more than five lots. Its grade does not exceed nine <br />percent. The land being subdivided is not connected to or is part of another <br />subdivision required to be served by public roads. In addition, the average <br />lot size within the subdivision is at least 40,000 square feet. <br />(Not applicable) <br />EVALUATION SUMMARY: The proposed private road is justified through lower density <br />and protection of natural features through open space dedication. In addition, the subdivision is <br />located in a protected watershed where disturbance should be minimized. Planning Staff <br />recommends that the proposed road be approved as a Class A private road. <br />