Agenda - 11-27-1995 - C-6 - Laserfiche WebLink

Browse Search

2119 • Scenic views, especially of natural and cultural features from designated scenic road corridors, including"views from the road"as well as views outward fmm potential home sites. Landscape buffers which screen the view of development and preserve the character of rural public roads are also included in this category. Secondary Conservation Areas may be comprised of any of the remaining open space uses identified above,and, unless specified otherwise, receive full credit toward meeting the minimum open space requirement in Flexible Developments. Comment: The distinction between "Primary"and'Secondary"Conservation Areas cited above is based generally on the system advocated by Randall Arendt in the Sussex County, Delaware open space design guidebook. A similar methodology was used by the University Station Planning Group in attempting to define open space areas. The list of features which form the basis of defining Conservation Areas is also based on the recommendations of the Rural Character Study Committee as well as the model provisions of the Montgomery County, Pennsylvania Land Preservation District. Arendt's approach is to set aside Primary Conservation Areas first, since such features are considered unbuildable for legal or practical reasons. In addition to wetlands and jloodplains, he suggests that the following features be included as part of designated Primary Conservation Areas: • Slopes of greater than 25`6; • State-listed habitats of threatened or endangered species; and/or • National Register sites (improved or renovated with federal funding)and locally designated historic districts. Slopes of 15% to 25%, natural areas, wildlife habitats and corridors, and historic and archaeological sites would thus be classified as Secondary Conservation Areas. One difference between the Arendt approach and the Flexible Development proposal is that all habitats and corridors as identified in the Inventory of Natural Areas and Wildlife Habitats have been categorized as Primary Conservation Areas. Of 64 sites identified in the Inv�torv. only eight contain threatened or endangered species. The inclusion of all sites as Primary Conservation Areas recognizes the limited number of such features as well as their diversity and significance. Another difJ`erenee involves historic and archaeological sites. Recent inventories have identified 649 historic sites, including sir National Register sites and 41 National Register study list sites. Of the study list sites, three are potential historic districts, and one is an archaeological site. No local historic district or landmark designations have been made. The inclusion of such sites as Primary Conservation Ar+erst recognizes thuar existing or potential significance. The inclusion of scenic new of preserved features, e.g., farmland and water bodies, as well as landscape buffers to screen the view of development from public roads is based on Arendt's approach to defining Secondary Conservation Areas. The provisions regarding active recreation sites have been included, in part, since the approach is consistent with the recommendations of the Rural Character Study Committee.It is also consistent with the general recommendations of Randall Arendt; e.g., not more than 50 percent of active recreation areas should be counted. Then are four"community pawls"(25 acres/48`,6 active recreation)and jour "district parks"(75 acres/16% active recreation)proposed in the Master Recreation and Parrs Plan. These parts will occupy 400 acres or 1/10th of one percent of the total county laird area. In comparison, the network of natural areas and wildlife corridors shown in Section 1 would encompass 21,147 acres or 8.3 percent of the county land area. Flexible Development 5