Open space subdivision design standards shall be required in
any single-family residential subdivision and be subject to all of
these regulations as set forth herein. In cases where, in the opinion
of the Commission, the goals of the open space subdivision regulations
as set forth above cannot be attained, the Commission may waive these
requirements and permit the applicant to proceed with a conventional
subdivision plan as otherwise provided in these regulations. Any applicant
wishing to utilize the conventional subdivision design standards shall
submit such a request to the Commission for its review prior to submitting
a formal application. The Commission may request any information it
deems necessary to evaluate any such request.
The Commission may refer for review and comment any subdivision
plan and proposal for the provision of open spaces and/or recreation
land to the Somers Conservation Commission, the Somers Recreation
Commission, the Somers Historical Society, or any other agency it
deems appropriate.
The maximum number of lots in an open space subdivision shall
be determined in accordance with § 214-141 of the Zoning
Regulations as amended.
The Commission may modify any application so as to designate
open space in locations other than those proposed, if it determines
that such modified location(s) will better serve the purposes, satisfy
the applicable criteria and standards of these regulations and the
Zoning regulations and the Plan of Conservation and Development.
A. The dimensional requirements for lots in an open space subdivision shall be as set forth in § 214-141 of the Somers Zoning Regulations as amended. In designing an open space subdivision, the applicant shall consider the purposes set forth in §
213-62 and §
213-30 of these regulations; the provisions and standards set forth in § 214-141 of the Zoning regulations, and the following:
(1) Proposed lots and improvements should be designed and situated so
as to minimize alteration of natural site features to be preserved.
(2) Proposed open space areas should include natural features located
in the tract (such as, but not limited to, stream beds, significant
stands of trees, individual trees of significant size, and significant
geological features).
(3) Proposed open space must have reasonable access points for maintenance
and to facilitate connection with other dedicated open space, existing
or future, to complete trails and wildlife corridors in accordance
with the Plan of Conservation and Development and the Planning and
Open Space Trails Subcommittee's Open Space Plan Priority List.
Access may be provided through abutting existing open space parcels
with written permission of the owners of the abutting parcel.
(4) Individual lots should be arranged and situated to relate to surrounding
properties, to improve the view from, and the view of, prospective
home sites, and to minimize the area devoted to motor access and travel.
B. Dwelling units shall be clustered so as to allow a significant portion of the parcel to remain as open space as set forth in §
213-62 herein.
C. The open space in any open space subdivision shall be located entirely within the undivided parcel and shall be in one contiguous piece except where the Commission finds that the purposes of §
213-62 would be more effectively served by separated parcels. The open space shall have a suitable shape, dimension, character and location to promote the purposes specified in §
213-62.
D. The Planning Commission reserves the right to require the involvement
of a licensed landscape architect in the design of an open space subdivision.
E. Lots shall be laid out to the greatest extent possible to achieve
the objectives listed below in order of priority:
(1) To place septic systems on the most suitable soils for subsurface
waste water disposal (in unsewered areas only);
(2) Within any woodland contained in the parcel, or along the far edges
of the open fields adjacent to any woodland (to reduce impact upon
agriculture, to provide summer shade and shelter from winter wind,
and to enable new construction to be visually absorbed by natural
landscape features);
(3) In locations least likely to block or interrupt scenic vistas, as
seen from the public roadway(s);
(4) On the least fertile soils for agricultural uses, and in a manner
which maximizes the usable area remaining for such agricultural use;
(5) In locations where the greatest number of units could be designed
to take maximum advantage of solar heating opportunities.
F. Wherever possible, ponds, streams, wetlands should be adjacent to,
contiguous to or included in the open space. Shade should be preserved
within wetland areas and at least 25 feet from ponds and streams.
G. All utilities in an open space subdivision shall conform with §
213-46 of these regulations.
H. The visual integrity of hilltops and ridgelines shall be maintained
by siting development so that building silhouettes will be below the
ridgeline or, if the area is heavily wooded, the building silhouettes
will be at least 10 feet lower than the average canopy height of the
trees on the ridgeline or hilltop.
All new public streets shall be designed to the standards of
the Somers subdivision regulations. Final design is site specific
and subject to the review and approval of the Town Engineer.
The dedication of open space shall be in accordance with the provisions set forth in §
213-30 of these regulations.