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i <br /> e <br /> 22 <br /> 4. Significantly larger than required stream buffers and lot sizes, and/or <br /> other design features are proposed as part of a subdivision to be <br /> located in a Protected Watershed as designated on the Orange <br /> County Comprehensive Plan to reduce the amount of impervious <br /> surface and cause infiltration of storm water runoff to prevent the <br /> pollution of water supply reservoirs. <br /> (This subdivision is located in the Cane Creek protected watershed. Open <br /> space 35-1 00 feet wide is proposed along each side of the tributary to <br /> Tom's Creek A private road creates less disturbance and less impervious <br /> surface than a public road.) <br /> 5. Topographic and environmental features, such as streams, steep <br /> slopes, or watersheds, that would be adversely affected by the use of <br /> roads constructed to State standards because of factors such as <br /> significant amounts of earthwork(cut and fill) that would contribute <br /> to increased runoff of stormwater and siltation. <br /> (Building the roads to State standards would require clearing and grading <br /> significantly more area than with the proposed private roads. The stream <br /> crossing may require a more substantial culvert or bridge if the main road <br /> is approved as public.) <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 <br /> non-conforming aspects of existing development on the site will be <br /> made more conforming as a result of the proposed subdivision, and <br /> all conforming aspects of the development will remain conforming. <br /> (Not applicable) <br /> 7. There is only one subdivision road proposed. Its length does not <br /> exceed 350 feet. It serves no more than five lots. Its grade does not <br /> exceed nine percent. The land being subdivided is not connected to <br /> or is part of another subdivision required to be served by public <br /> roads. In addition,the average lot size within the subdivision is at <br /> least 40,000 square feet. <br /> (Not applicable.) <br /> EVALUATION SUMMARY: the proposed private roads are justified through larger <br /> lots, open space protection, and restrictive covenants. In addition, the subdivision is <br /> located in a protected watershed where disturbance and impervious surface should be <br /> minimized. Planning Staff recommends that Dairy Ridge Road be approved as a Class A <br /> private road and that Tom's Creek Court be approved as Class B. <br />