The first consideration in formulation of a
design concept shall be the recognition of those areas of significant
or critical value identified on the site analysis map and the methods
of preservation or conservation, such as but not limited to reserved
areas, scenic easements, large lot easements, trail easements, limited
access easements and strategic placement of lot lines.
A. Areas having significant scenic, recreational, historic,
archaeological or ecological value shall be first considered for preservation
as reserved areas.
B. Other areas having unusual topographic or natural
features shall be considered for protection by means of scenic easements.
C. Open spaces shall be used to set aside significant
areas and for use as buffers to protect environmentally fragile areas.
D. Insofar as possible, open spaces shall be allocated
throughout the subdivision so as to make their benefits available
to all lot owners.
E. Open spaces shall be harmonized with land use patterns
in properties adjoining the proposed subdivision, and consideration
shall be given to linking the open spaces of adjacent properties or
adjacent subdivisions.
F. Insofar as possible, open spaces in different parts
of the proposed subdivision shall be linked by scenic easements.
G. Consideration shall be given to using open spaces
to provide a theme for the proposed subdivision, such as preservation,
conservation, passive recreation and active recreation.
H. Along public roads, residential subdivision plats
shall provide reserved area or scenic easement area for at least 10%
of the total depth of the subject parcel as a natural buffer from
development. The depth of said reserved area or scenic easement shall
generally not exceed 100 feet unless other legitimate planning reasons
exist for greater reserved area or scenic easement area.
After identification and selection of open space
areas and prior to the placement of proposed lot lines, building envelopes
shall be selected according to the following criteria:
A. Sufficient elevation above groundwater table to permit
proper installation of foundations, septic systems and drainage structures.
B. Relatively flat terrain, both at the home site and
along access drives, requiring a minimum of filling or cutting.
C. Availability of solar energy.
D. Shelter from prevailing storm and winter winds for
ease of heating.
After identification and selection of open spaces
and building envelopes, proposed lot lines shall be laid out according
to the following criteria:
A. Lot lines should bear a reasonable relationship to
topographic features and conditions.
B. Where slopes, depressions and elevations occur outside
open space areas, lot lines shall generally follow such topographic
irregularities so as to incorporate such irregularities into required
side and rear yards, rather than home sites.
C. In general, lots shall be rectangular in shape, somewhat
deeper than they are wide.
D. Except in the case of the applications pursuant to Chapter
193, Open Space Preservation, each lot shall comply with the requirements of Chapter
255, Zoning, of the Town Code.
[Amended 12-3-1999 by L.L. No. 33-1999]
After identification and selection of open space
areas, home sites and proposed lot lines, proposed streets and roads
shall be laid out according to the following criteria:
A. Proposed grades for streets and lot areas shall bear
a logical relationship to the natural topography. It is the policy
of the Town of East Hampton to discourage massive regrading where
such earthmoving would strip natural ground cover or destroy worthwhile
topographic features.
B. All streets and common driveways shall be laid out and constructed in accordance with the Standard Details sheets and specifications contained in Article
XIV and
XIX of this chapter and shall be suitably located, related to the topography,
adequately constructed to accommodate the prospective traffic, afford
access of emergency equipment, snow removal and other road maintenance
equipment and shall be coordinated to compose a convenient system.
The Planning Board shall design and lay out roads and common driveways
in such a manner as to enhance the rural and aesthetic qualities of
the community.
C. The arrangement of streets shall be such as to cause
no undue hardship to adjoining properties and shall, insofar as possible,
provide for the continuation of principal streets into adjoining properties.
Streets shall conform to the Town Comprehensive Plan.
D. Direct access from individual lots to existing state,
county or collector town roads shall not generally be allowed.
E. It is the policy of the Planning Board to recommend
the acceptance for dedication into the town highway system of all
street or road improvements, when they have been completed and maintained
in accordance with the specifications con-tained in this chapter.