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2 <br />3 <br />4 <br />6 <br />7 <br />8 <br />9 <br />10 <br />11 <br />12 <br />13 <br />14 <br />15 <br />16 <br />17 <br />18 <br />19 <br />20 <br />21 <br />22 <br />23 <br />24 <br />25 <br />26 <br />27 <br />28 <br />29 <br />30 <br />31 <br />32 <br />33 <br />34 <br />35 <br />36 <br />37 <br />38 <br />39 <br />40 <br />41 <br />42 <br />43 <br />44 <br />45 <br />46 <br />11/�19/98DRAT COIF 0� PROPOSED NSAORINANE <br />.................. .. ......... ......... <br />incurred in the design of any proposed subdivision layout. The planning staff shall review this plan and <br />provide comment to the developer on the overall pattern of streets, houselots, open space, and the treatment <br />of primary and secondary conservation areas in light of the applicable requirements of this chapter. <br />(f) Each conceptual preliminary plan shall be prepared using the following four =step design <br />process: <br />(1) During the first step, all primary and secondary conservation areas are identified (and <br />shown on the site analysis plan described in subsection (b)). <br />(2) During the second step, potential sites are tentatively located. House sites should <br />generally be located not closer than 100 feet from primary conservation areas and 50 <br />feet from secondary conservation areas. <br />(3) The third step consists of aligning proposed streets to provide vehicular access to each <br />house in the most reasonable and economical way. When lots and access streets are <br />laid out, they shall be located in a way that avoids or at least minimizes adverse <br />impacts on primary and secondary conservation areas. To the greatest extent <br />practicable, wetland crossings. and streets traversing existing slopes over 15% shall be <br />strongly discouraged. Street connections shall comply with the provisions of Section <br />15 -214. <br />(4) The fourth step is to draw in the lot lines. <br />(g) The conceptual preliminary plan shall demonstrate that the proposed development will satisfy <br />the following objectives, as more particularly described in the remaining provisions of this chapter: <br />1. Protects and preserves all floodplains, wetlands, and steep slopes from clearing, <br />grading, filling, or construction (except as may be approved by the Town for <br />essential infrastructure or active or passive recreation amenities). <br />2. Preserves and maintains mature woodlands, existing fields, pastures, meadows, and <br />orchards, and creates sufficient buffer areas to minimize conflicts between <br />residential and agricultural uses. For example, locating houselots and driveways <br />within wooded areas is generally recommended, with two exceptions. The first <br />involves significant wildlife habitat or mature woodlands which raise an equal or <br />greater preservation concern, ad described in # 5 and # 8 below. The second <br />involves predominantly agricultural areas, where remnant tree groups provide the <br />only natural areas for wildlife habitat. <br />3. If development must be located on open fields or pastures because of greater <br />constraints in all other parts of the site, dwellings should be sited on the least prime <br />agricultural soils, or in locations at the far edge of a field, as seen from existing <br />public roads. Other considerations include whether the development will be <br />visually buffered from existing public roads, such as by a planting screen consisting <br />of a variety of indigenous native trees, shrubs and wildflowers (specifications for <br />which should be based upon a close examination of the distribution and frequency <br />of those species, found in a typical nearby roadside verge or hedgerow). <br />(Page 25 of 33 <br />