Small Area Plan 1995 - Laserfiche WebLink

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significant natural or cultural resources, is defined and mapped. In the Stoney Creek Basin, secondary conservation areas consist of hardwood forests, open meadows, historic sites, and soils unsuitable for septic tanks. Once primary and secondary conservation areas have been mapped, the areas most suitable for development become evident because of their lack of resource constraints. Step 3: Locate sites for residential uses Identifying potential house site locations entails maximizing the number of lots that will have views of or access to open space. No lots are placed in primary conservation areas and, to the extent possible, lots are placed around but not in the secondary conservation areas. An optimal design would give each house direct access to an open space, either in front or back. Easements located between lots, especially at the end of cul -de -sacs, are included to ensure maximum access to open space for all homes on a street. These design concepts are reflected in the density - neutral design for the Stoney Creek Basin. No development is proposed within primary conservation areas. An effort was made to minimize development within secondary conservation areas and the cultural resources within them - -such as historical sites -- around which the land use plan was designed. The number of lots located next to stream corridors, open meadows and wooded hilltops were maximized to provide views, access to open space, and access to environmental amenities. Easements at the end of cul -de -sacs were included to facilitate access to open space areas. The design also reflects an effort to design around adverse site features; setbacks from the railroad and Interstate 85 were maintained to reduce potential noise and safety conflicts. Lot sizes vary from approximately one - quarter to three - quarters of an acre. There are two primary reasons for variable lot size. First, smaller lots provide the flexibility needed to design around unique amenities and resources while maintaining the ability to meet density requirements. Second, variation in lot size enhances marketing potential by increasing the variety of available products at different prices. Step 4: Design roads and trails Once open space has been identified and potential house sites located, the fourth step involves determining the layout of street and trail systems. Road rights -of -way are largely dictated by the location of home sites and by the need to respect existing topography. The design of the road network consists largely of curvilinear streets and cul -de- sacs. This design approach allows maximum sensitivity to topographic features and Stoney Creek Basin Area Plan, 23