The purpose of this article is to provide flexible design alternatives
in order to assure that subdivisions in the Seward area create functional
and attractive environments, minimize adverse effects, become assets
to the City's urban and natural setting, and adapt to their specific
situation. This article defines specific types of subdivisions that
have varying design characteristics, applicable to various settings
within the City of Seward and jurisdiction. It outlines specific design
criteria that should be incorporated into the concepts of various
types of subdivisions.
A.
Consideration of plans. The design of developments shall consider
all existing local and regional plans for Seward and its jurisdiction.
These include the Comprehensive Development Plan for the City of Seward.
B.
Grading plan required.
(1)
A grading plan is required for erosion and sediment control
on all construction sites greater than five acres in size. Prior to
grading or site-disturbing activity, the developer shall apply to
the Building Department for a grading permit. The application for
a grading permit shall include:
(2)
After submission of a complete application for a grading permit,
the Zoning Administrator shall review the application. As part of
the review, the Zoning Administrator shall circulate the petition
to any agency with statutory authority for the management of drainageways
and stormwater management.
(3)
A grading permit shall be issued within 10 working days if the
Zoning Administrator has received assurances from applicable state
agencies that the sediment and erosion control plan is compatible
with statute, and further that it is compatible with the objectives
and policies of the City's Comprehensive Development Plan and Unified
Land Development Ordinance. If the submitted sediment and erosion
control plan is deemed inadequate, the applicant will be given a list
of mitigation measures that must be included to ensure conformance.
The Zoning Administrator shall issue a grading permit to the applicant
upon certification that mitigation measures will be taken as prescribed,
consistent with applicable state and federal regulations regarding
soil and sediment erosion, and environmental water quality.
C.
National Pollutant Discharge Elimination System stormwater permit.
The subdivider shall obtain coverage under the general National Pollutant
Discharge Elimination System (NPDES) Permit (Number NER 100000) for
stormwater discharge. A copy of the general permit is available at
the office of the Public Works Superintendent. The subdivider shall
apply for authorization to discharge by submitting a notice of intent
(NOI) using Form CSW-NOI. The subdivider shall comply with the terms
and conditions of the general permit. A copy of the NOI shall be submitted
to the Public Works Superintendent along with the agreement prior
to the beginning of any construction activities. This item shall be
considered incidental to the project and shall not be subject to a
separate fee.
D.
Preservation of natural features and drainage patterns.
(1)
To the maximum extent possible, development shall be located
to preserve natural features of the site, to avoid areas of environmental
sensitivity, and to minimize negative impact and alteration of natural
features and drainage patterns.
(2)
The subdivider shall give maximum consideration to the preservation
of the following areas as open space, to the extent consistent with
reasonable utilization of land:
(a)
Wetlands and other unique environmental areas, as defined in
Section 404 of the Federal Water Pollution Control Act of 1972 and
delineated on wetlands maps prepared by the United States Fish and
Wildlife Service. Construction and fill activity shall be prohibited
on wetlands in excess of one acre in size. Development and fill upon
wetlands smaller than one acre in size should be avoided whenever
possible, but regulated by permit authority of applicable state and
federal agencies.
(b)
Significant stands or mature specimens of trees shall be designated
by required tree surveys.
[1]
Nonresidential and attached residential. No tree
taller than 20 feet or larger than 12 inches in diameter (measured
six inches above the ground) shall be removed except when approved
by the Zoning Administrator or his/her designee. Trees removed subject
to City approval shall be replaced as noted in Table 39A. The owner
of a site with natural landscaping that is unhealthful (for example,
spaced too closely) may be permitted to plant replacement trees in
the parkway or elsewhere in the City, if approved by the Zoning Administrator.
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Table 39A
Tree Replacement Schedule
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Diameter of Removed Tree
(inches)
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Number of Replacement Trees
| |
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12 to 25
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4 trees at 2" or 2 trees at 4"
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26 or greater
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6 trees at 2" or 3 trees at 4"
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[2]
Single-family residential. Placement of the building
must avoid trees taller than 20 feet or larger than 12 inches in diameter,
measured 54 inches above the ground. Any such tree removed or damaged
shall be replaced by a species compatible with existing trees, on
a one-to-one basis. The number of replacement trees will be limited
by what can be reasonably accommodated within the available lot area.
(c)
Floodplain lands, other than areas that have already experienced
substantial development.
(d)
Slopes in excess of 15% as measured over a ten-foot interval.
Development on slopes over 15% may be permitted only if an erosion
and slope stabilization plan is submitted and approved with the development
and if appropriate measures are taken in compliance with this approved
plan. The City may, at its discretion, require the review and certification
of such a plan by a licensed professional engineer.
(e)
Habitats of endangered species. Development shall avoid fill
or disturbance of habitat sites as identified on federal or state
lists administered by the United States Fish and Wildlife Service
of the United States Department of the Interior, and applicable state
environmental regulatory agencies. Developers are encouraged to preserve
habitat areas as a connected open space consistent with the parks
and greenways system designated in the Seward Comprehensive Development
Plan.
E.
General guidelines for subdivision layout. Subdivisions shall be
designed to comply with the following overall performance objectives:
(1)
Avoidance of adverse effects on groundwater and aquifer recharge.
(2)
Reduction and minimizing of cut and fill.
(3)
Avoidance or reduction of unnecessary impervious surfaces.
(4)
Prevention of flooding and encroachment of water onto other
properties.
(5)
Provision of adequate access to lots, including alternative
routes to lots and sites within the subdivision and minimizing of
culs-de-sac over 600 feet.
(6)
Mitigation of negative environmental effects on surrounding
properties, including effects of shadow, noise, odor, traffic, drainage,
and utilities.
(7)
Respect for the urban character and traditional layout of Seward,
including providing continuity to established street and community
facility networks; establishing linkages and connections between new
development and existing parts of the City; and preserving historically
and architecturally significant sites and buildings, determined as
those sites or districts either listed on or determined to be eligible
for listing on the National Register of Historic Places, as determined
by the State Historic Preservation Officer.
(8)
Dedication of arterial, collector, and key local streets on
the general alignments specified in the Comprehensive Development
Plan.
F.
Site design objectives and approval. The Planning Commission and
City Council shall take the above site design objectives into account
during their review and approval of subdivision applications.
