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meadows,scenic views into or out from the to designing subdivisions,described below, ;;:.: t'
<br /> property,watershed divides and drainage could be applied to the subject property.Ati', c >, t;,
<br /> ways,fences or stone walls,rock outcrops, the discretion of the Planning Commission
<br /> k. ..,...::41.1,,....‘ ° '
<br /> and existing structures,roads,tracks and this conference may be combined with the �'��;'� `
<br /> trails... on-site walkabout.
<br /> These Existing Resources(Site Analysis) 5.Conceptual Preliminary Plan. �
<br /> S
<br /> Plans shall identify both the Primary Con-
<br /> servation Areas(floodplains,wetlands,and After the pre submission conference,a z ._
<br /> sketch plan or a Conceptual Preliminary
<br /> steep slopes,and Secondary Conservation
<br /> Plan shall be submitted for all proposed ~
<br /> Areas...The Existing Resources(Site K
<br /> subdivisions.As used in this ordinance,the ,y.�- =
<br /> Analysis)Plan shall form the basis for the �- �--, � � .%� 4
<br /> term"Conceptual Preliminary Plan'refers \
<br /> conceptual Preliminary Plan,which shall - '..•::-.4' ....-j• "*"` .
<br /> to a preliminarily engineered sketch plan
<br /> show the tentative location of houses, •, "4,N.‹.-,
<br /> drawn to illustrate initial thoughts about a - ,�„: - j' -
<br /> streets,lot lines,and greenway lands in new \ t- =.� fF
<br /> subdivisions,according to the four-step conceptual layout for greenway lands, ,,, i . \ • ,* s r•, .,� -
<br /> house sites,and street alignments.This is
<br /> t
<br /> design process described below the stage where drawings are tentatively - ''.f.'-:::".-.'''''it`.
<br /> •
<br /> 3.On-Site Walkabout. + �'
<br /> illustrated,before heavy engineering costs
<br /> After the Existing Resources(Site Analy- are incurred in the design of any proposed
<br /> •
<br /> sis)Plan has been prepared,the Planning subdivision layout.... -. S-•
<br /> Commission shall schedule a mutually con- A Conceptual Preliminary Plan shall be
<br /> venient date to walk the property with the submitted by the applicant to the zoning Reducing runoff velocity allows
<br /> applicant and his/her site designer.The pur- officer who will then submit it to the Plan- stormwater to be absorbed into the soil
<br /> pose of this visit is to familiarize local offi- ping Commission for review for the pur- and be taken up by the vegetation.
<br /> cials with the property's special features,and pose of securing early agreement on the Buffers also offer important infiltration
<br /> to provide them an informal opportunity to overall pattern of streets,houselots,Primary and"recharge"benefits because they
<br /> offer guidance(or at least a response)to the and Secondary Conservation Areas,and help maintain adequate flows of fil-
<br /> applicant regarding the tentative location of potential trail linkages(where applicable),
<br /> the SecondaryConservation Areas and the tered water to underground aquifers.
<br /> prior to any significant expenditure on er Aquifer replenishment is essential for
<br /> potential house locations and street align- engineering costs in the design of streets, q
<br /> •ments.If this visit is not scheduled before stormwater management,or the accurate maintaining stream flow during dry
<br /> ubmission of the sketch plan or the Con- delineation of internal lot boundaries.... summer months,which is,in turn,
<br /> ceptual Preliminary Plan,it should occur 6.Four-step Process. necessary for the health of aquatic
<br /> soon thereafter. habitats.
<br /> Each sketch plan or Conceptual Plan
<br /> 4.Pre-Submission Conference. Although the groundwater impact of
<br /> shall follow a four-step design process,as
<br /> Prior to the submission of the sketch plan described below(See Figure 2 below) an individual development may not be
<br /> or a Conceptual Preliminary Plan,the appli- a.Designating the Open Space.During the terribly significant,the cumulative effect
<br /> cant shall meet with the Planning Commis- of hundreds of acres of native woodland
<br /> sion to discuss how the four-step approach continued on page 14 and meadows being evenly graded and
<br /> o ix 200 Fr - 0m11....1200 Foil CO 200 F. _
<br /> nr� t i -
<br /> wren 2. Inm p r�.`.: — —�� Nor
<br /> —
<br /> ® / _` — norm �. �—
<br /> g` branl.nd
<br /> ]p' J ,rte ® —1 4., `".
<br /> T /� I a r red ' "
<br /> 3 I l mr dw I Q 4-----
<br /> O ml rwrr
<br /> \\ / wrrrap ? '(\ v 41r1� s
<br /> .q.w wod, mraw • /
<br /> ! u ''''''M ' I \> I
<br /> .red Medseror *7
<br /> \1 ` ' eO /
<br /> '' � 1 --4. aaranl.nd
<br /> \1� -:
<br /> 40 --N.. '' '.'1.1 I—
<br /> fi
<br /> steep.lope greeter than 2e%
<br /> 100 year floodpleln
<br /> Figure 2.The Four-Step Process.Step 1,Part One. Step 1,Part Two.Identifying Secondary Step 1,Part Three.Identifying Potential
<br /> Identifying Primary Conservation Areas Conservation Areas Development Areas
<br /> PLANNING COMMISSIONERS JOURNAL / NUMBER 33 / WINTER 1999
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