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11 <br /> (Individual lots with separate homesites are <br /> proposed. No clustering of units is proposed. ) <br /> 2. The number, location and/or size of lots to be <br /> located in the subdivision are such that, even if <br /> constructed to State standards, the streets would <br /> not be accepted by the State for maintenance due to <br /> density or other State requirements; <br /> (When 4 of the lots are developed, the proposed private <br /> road would meet the minimum density required by the <br /> State. Refer to first Staff evaluation comment. ) <br /> 3. Restrictive covenants are proposed which prevent <br /> further subdivision of the property and the same <br /> shall be made a condition of approval, thus <br /> maintaining project density; <br /> (Restrictive covenants are proposed to prohibit further <br /> subdivision. ) <br /> 4. Recreation and/or open space areas, including lands <br /> containing significant botanical, wildlife, <br /> historic and/or archaeological sites, are to be <br /> dedicated and/or preserved through restrictive <br /> covenants in amounts greater than required by <br /> standards for recreation/open space dedication; <br /> and/or <br /> (The applicant has proposed preservation of the area <br /> adjacent to the creek by providing a larger stream <br /> buffer than required. ) <br /> 5. Larger than required stream buffers and lot sizes, <br /> and/or other design features are proposed as part <br /> of a subdivision to be located in a Protected <br /> Watershed as designated on the Orange County <br /> Comprehensive Plan to reduce the amount of <br /> impervious surface and cause infiltration of storm <br /> water runoff to prevent the pollution of water <br /> supply reservoirs. <br /> (This property is not in a protected watershed, however, <br /> larger lot sizes, a gravel road, and tree protection are <br /> proposed to reduce stormwater runoff. A larger stream <br /> buffer is proposed to provide additional protection for <br /> the perennial stream. The larger stream buffer is <br /> mentioned in the justification, but not shown on the <br /> plan. ) <br /> EVALUATION SUMMARY: The proposed subdivision is located in a <br /> developing rural area. Most of the other subdivision roads in the area <br /> are private and unpaved. Design features are proposed such as larger <br /> lots, larger setbacks and buffers, protection of existing vegetation, <br /> and a prohibition on further subdivision. The Planning Staff <br /> recommends that a Class B private road be allowed for Falling Cedars <br /> Subdivision. <br />