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07/26/2000 Env Bd Packet
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07/26/2000 Env Bd Packet
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Environmental Board
Env Bd Document Type
Env Bd Packet
Meeting Date
07/26/2000
Env Bd Meeting Type
Regular
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Workshop <br />Figure 5 (above). Locatlng potential house sites. <br />Figure 6 (below). Desiging road alignments and trail links. <br />Continued from page 50 <br />in Fig. 1, which shows the legal develop- <br />ment potential to be 32 lots. <br />The second exercise involves producing <br />a plan showing existing features and site <br />analysis. This critical drawing identifies all <br />the special characteristics of the subject prop - <br />erty, from unbuildable areas such as wet - <br />lands, floodplains, and steep slopes to other <br />land types that are developable but which <br />contain certain features that merit the small <br />• <br />• <br />• <br />amount of additional effort needed for their <br />conservation (by designing around them <br />carefully). Such features might include ma- <br />ture or healthy and diverse woodlands, wild - <br />life habitats critical for breeding or feeding, <br />hedgerows and prime fannland, scenic views <br />into and out.from the site, and historic build- <br />ings in their.rural context. . <br />Production of:the plan showing existing <br />features and site analysis sets the stage for <br />beginning the four -step design process. <br />Step 1, which involves identifying ill <br />open space worthy of preservation, is divided <br />into two parts: primary conservation areas <br />limited to regulatory wetlands, floodplains <br />and steep slopes, and secondary conserva- <br />tion areas, including those elements of the <br />natural landscape that deserve to be spared <br />from clearing, grading, and development <br />(Figs. 2 and 3). <br />The act of delineating conservation areas <br />simultaneously defines the potential devel- <br />opment areas that occupy the rest of the site <br />(Fig. 4). This completes the first step and <br />virtually ensures that the site's fundamental <br />integrity will be protected, regardless of the <br />actual configuration of house lots and streets <br />that will follow. In other words, once the big <br />picture of conservation has been brought into <br />focus, the rest of the design process essen- <br />tially involves only lesser details. Those de- <br />tails, which are of critical importance to de; <br />velopers, home builders, realtors, and future <br />residents, are addressed during the last three <br />steps. <br />Step 2 involves locating the approximate <br />sites of individual houses which, for <br />keting and quality -of -life reasons, should <br />placed at a respectful proximity to the con- <br />servation areas, with homes backing up to <br />woodlands or hedgerows for privacy, <br />fronting onto a central common or wild- <br />flower. meadow, or enjoying long views <br />across open fields or boggy areas (Fig. 5). <br />In a typical open -space subdivision, the <br />number of house sites (32 in this example) <br />will be the same as that shown on the yield <br />plan, as this process is density - neutral. <br />Step 3 develops a logical street alignment <br />to provide access to the homes and a net- <br />work of informal footpaths to connect vari- <br />ous parts of the neighborhood, making it <br />easier for residents to enjoy walking through <br />the open space, observing seasonal changes <br />in the landscape, and possibly meeting folks <br />who live at the other end of the subdivision <br />(Fig. 6). <br />Step 4 is simply a matter of drawing in <br />the lot lines, perhaps the least important part <br />of the process (Fig, 7). Successful develop- <br />ers of conservation subdivisions know that <br />most buyers prefer homes located in attrac- <br />tive park -like settings and that views of pro- <br />tected open space accelerate the sale of <br />or houses and at premium prices. S <br />homes also tend to appreciate more in value <br />compared to those on lots in standard cookie - <br />cuuer developments that offer no views or <br />nearby open space. <br />While current zoning and subdivision <br />codes often pose obstacles to creative site <br />
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