Agenda - 08-25-1997 - E1b - Laserfiche WebLink

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3-6-97 Planning Board Minutes 20 The land drains to the west toward Back Creek. Two small intermittent streams flow near the northern and southern boundaries of the subdivision and then under Mill Creek Road. The streams are considered Primary Conservation Area. A stream buffer is provided along the streams;a 30-foot land use buffer is required adjacent to the right-of-way of Mill Creek Road. The wooded and cultivated portions of the site are considered Secondary Conservation Areas. The applicant obtained the services of a private consultant to determine the capacity of the soil in the open areas for subsurface sewage disposal. Areas found to be unsuitable are indicated on the conventional subdivision plan. The applicant has submitted two Concept Plans.The conventional subdivision plan proposes 63 new residential lots that average 1.81 acres in size. The lots will be served by new public roads and individual wells and septic systems. No new lots will have direct access to Mill Creek Road. A stubout is proposed to serve future development on 210 acres to the east that also has frontage on Harmony Church Road. In addition,the Planning Staff recommends another stubout to the south either at lot 49 or between lots 22 and 23 to provide additional access to 60 undeveloped acres with frontage on High Rock Road. The second Concept Plan follows the conservation option of Flexible Development. The layout of roads and lots is identical to the conventional plan. It features 40.7 acres(33%)open space which would be privately owned as part of the individual lots. The open space includes the streams and stream buffers,some of the steeper slopes, unsuitable soils,and additional wooded area to buffer the subdivision from the road and adjacent properties. Lots that do not have direct access to the open space could get there from most of the cul-de-sacs where pedestrian easements are reserved. The Neighborhood Information Meeting was held on February 18. Two neighbors attended. The meeting summary is an attachment to these minutes on pages According to Section III-D-1-f of the Subdivision Regulations,the Planning Board shall take action on both Concept Plans and"shall recommend to the subdivider which Development Option that it considers most appropriate,based on the characteristics of the site,its suitability for development,and the intent of the Flexible Development Standards.The Planning Board's recommendation shall be non-binding on the subdivider". The Planning Staff recommends approval of the Concept Plans for Mill Pointe Subdivision,Phases 3-8,with public road access subject to conditions for each option: Conventional Subdivision 1.Access to all lots shall be limited to the new subdivision roads;and 2.Provide a publicly dedicated right-of-way stubout to connect with the adjacent parcel to the south which is referenced as Cheeks Township,