Agenda - 05-01-1996 - IX-A - Laserfiche WebLink

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38 or community sewage disposal system. Increases are permitted, however,at the Preliminary Plan stage where a more detailed soils analysis clearly demonstrates that a greater number of lots is achievable than shown on an approved Concept Plan. E.2 Design Process Flexible Development subdivisions shall be designed around both the Primary and Secondary Conservation Areas, which together constitute the total required open space. The design process should therefore commence with the delineation of all potential open space, after which potential house sites are located. Following that, access road alignments are identified, with lot lines being drawn in as the final step. This "four-step" design process is further described below. • Open Space Designation: During the first step, all potential Conservation Areas, both Primary and Secondary, shall be identified using a Site Analysis Map. Primary Conservation Areas shall consist of those features described in Section B.2.b. above. Secondary Conservation Areas shall comprise at least half of the remaining land and shall include the most sensitive and noteworthy natural, scenic, and cultural resources as described in Section B.2.c. above. Guidance as to which parts of the remaining land to classify Secondary Conservation Areas shall be based upon on-site visits; and the Evaluation Criteria contained in Section F below. - • House Site Location: During the second step, potential house sites are tentatively located. The proposed location of houses within each lot represents a significant decision with potential impacts on the ability of the development to meet the Evaluation Criteria contained in Section F below. Generally, house sites should be located no closer than 100 feet from Primary Conservation Areas. Such sites may be situated 50 feet from Secondary Conservation Areas to permit the enjoyment of scenic views without negatively impacting Primary Conservation Areas. • Street and Lot Layout: The third step consists of aligning proposed streets to provide vehicular access to each house in the most reasonable and economical manner. When lots and access streets are laid out, they shall be located in such a way that avoids or at least minimizes impacts on both Primary and Secondary Conservation Areas. To the greatest extent practical, wetland crossings and streets traversing slopes over 15 percent shall be strongly discouraged unless such streets link one buildable portion of a site with another and no other means of access is available. • Drawing in the Lot Lines: The fourth step consists of drawing in lot lines around potential house sites. Each lot must contain a buildable area of sufficient size to accommodate a single-family detached dwelling and customary accessory uses, including, but not limited to, storage buildings and garages, patios and decks, lawns, and driveways. Individual wells and septic systems, where these are to be provided, may be located within the undivided conservation lands if sufficient space is not available on the lots.