07/26/2000 Env Bd Packet - Laserfiche WebLink

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