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first step,all potential conservation areas --` .,...-z43p,,, , r ,v��t}, '�t't :;r tit , ,s
<br /> w -•
<br /> '0 'fit 1,' ' 'i , , y, r. ` ;, :1 .. Y4�
<br /> (both primary and secondary)are identified, ., , r,
<br /> using the Existing Resources(Site Analysis) ".., <4x' ; `" , i y4` ` '` ;'•
<br /> Plan.Primary Conservation Areas shall w ok -..t.,•• ;!•;,.';'...1•::‘,:",' 'y _" ^� .,.i a itIrl
<br /> consist of wetlands,floodplain,slopes over fio.�� t �~� c ;W i .-Tv,,, \:•
<br /> ,and soils susceptible to slumping.Sec- _ - ,, % ' "�s
<br /> P , ,� k. ,-. ,>
<br /> ry Conservation Areas shall comprise ¢ "' 's',' r
<br /> 50%of the remaining land,and shall y ' g'�a;:° '' '., � '`3•, ;-+ • 15._
<br /> include the most sensitive and noteworthy , 1 ''i'.••,',<„�s '.'{ ;�:" s " • a
<br /> natural,scenic,and cultural resources on 3 7 ,>:*.
<br /> i y' ." '
<br /> that remaining half of the property ,- •
<br /> Guidance on which parts of the remain- ±4:.'",• ,$j •.-12::-;: ':�.; t S t,.in� --'. '"Vj�` �
<br /> ing land to classify as Secondary Conservara' . ...-•, ,.,
<br /> tion Areas shall be based upon: r, •k. ,,"• ' • F•-:• �"`�' , " •44 • �i *
<br /> • the procedures described in Conservation ..f4. b
<br /> Design for Subdivisions... s y '-‘a'...
<br /> •on-site visits or"walkabouts" 1,, . L"_ 1- ;,
<br /> °a "'1 ��` �. 7*,f '
<br /> •the open space locational criteria
<br /> •the evaluation criteria
<br /> •information from published data and Trail sign.Garnet Oaks development.Bethel Township,Delaware County,Pennsylvania.
<br /> reports,and
<br /> •conversations with existing or recent to keep annual dues low.And fourth, conservation land within a new subdi-
<br /> owners of the property,and members of the detailed maintenance plans for conser- vision,such as when that land has
<br /> planning commission. vation areas should be required-by the been identified in a municipal open
<br /> b.Location of House Sites.During the sec- municipality as a condition of space plan as a good location for a
<br /> and step,potential house sites are tentative- approval. The municipality has neighborhood park or for a link in a
<br /> ly located.Because the proposed location of
<br /> houses within each lot represents a signifi- enforcement rights and may place a community trail network. Developers
<br /> cant decision with potential impacts on the lien on the property should the HOA can be encouraged to sell or donate
<br /> ability of the development to meet the 14 fail to perform their obligations to certain acreage to municipalities
<br /> uation criteria,subdivision applicants4
<br /> maintain the conservation land. through additional density incentives,
<br /> l identify tentative house sites on the • Land Trusts although the final decision would
<br /> Conceptual Preliminary Plan and proposed Although homeowners'associa-
<br /> house
<br /> the developer's.
<br /> house sites on the detailed Final Plan. tions are generally the most logical Maintenance Issues.
<br /> House sites should generally be located not Local officials should require con-
<br /> closer than 100 feet from Primary Conser-
<br /> vation
<br /> recipients of conservation land within
<br /> vation Areas,but may be situated within 50 subdivisions,occasionally situations servation area management plans to be
<br /> feet of Secondary Conservation Areas,in arise where such ownership most submitted and approved prior to grant-
<br /> order to enjoy views of the latter without appropriately resides with a land trust ing final subdivision approval. •
<br /> negatively impacting the former.... (such as when a particularly rare or
<br /> c.Street and Lot Layout.The third step significant natural area is involved). Randall Arendt is a
<br /> consists of aligning proposed streets to pro- Land trusts are private,charitable land use planner, site
<br /> vide vehicular access to each house in the designer, author, lecturer,
<br /> groups whose principal purpose is to i
<br /> most reasonable and economical way.When protect land under its stewardship and advocate of conser- r
<br /> lots and access streets are laid out,they vation planning. He is ,--./.
<br /> from inappropriate change. Their most /
<br /> shall be located in a way that avoids or at vice president of conser- � : i� •
<br /> least minimizes adverse impacts on both common role is to hold easements or vation at the Natural
<br /> the Primary and Secondary Conservation fee simple title on conservation lands Lands Trust in Media :.
<br /> within new developments and else- Pennsylvania.Arendt is `
<br /> Areas.To the greatest extent practicable, p y •-
<br /> wetland crossings and streets traversing where in the community,to ensure that the principal author of Rural by Design:Main-
<br /> existing slopes over 15%shall be strongly all restrictions are observed. To cover taining Small Town Character (APA Planners
<br /> discouraged.Street connections shall gener- their costs in maintaining land they Press,1994),and authored"Open Space Zoning:
<br /> ally be encouraged to minimize the number own or in monitoring land they hold What It Is&Why It Works,"in PCJ#5(1992).
<br /> of new cul-de-sacs to be maintained by the easements on,land trusts typically If you have any questions, you can contact
<br /> township and to facilitate easy access to and Arendt at:Natural Lands Trust, 1031 Palmers
<br /> require some endowment funding.
<br /> from homes in different parts of the proper- Mill Rd., Media, PA 19063; 610-353-5587.
<br /> Wnd on adjoining parcels).... •Municipality or Other Public Agency More details on the Growing Greener approach
<br /> Lot Lines.The fourth step is simply to In special situations a local govern- outlined in this article can be found at the Natur-
<br /> draw in the lot lines(where applicable)....• ment might desire to own part of the al Lands Trust web site:www.natlands.org
<br /> PLANNING COMMISSIONERS JOURNAL / NUMBER 33 / WINTER 1 9 9 9
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