[Added 5-30-2006 by Ord. No. 302[1]]
All properties submitted for land development and/or subdivision (hereinafter
sometimes referred to as "developments") in the Conservation Design Overlay
District (sometimes referred to as "Conservation Design District") as defined
in § 150-84 of the Code of the Township of Antrim shall comply with
the requirements as set forth in this Article VI of Chapter 125.
A.
A conservation design sketch plan may be submitted by
the applicant as a diagrammatic basis for informal discussion with Township
staff, the Planning Commission and/or the Board of Supervisors regarding the
design of a proposed subdivision or land development. Sketch plan submission
is strongly encouraged by the Township as a way of helping applicants and
Township officials develop a better understanding of the property and to help
establish an overall design approach that respects its special or noteworthy
features while providing for the density permitted under the Zoning chapter.
B.
To provide a full understanding of the site's potential
and to facilitate the most effective exchange with Township staff, the Planning
Commission and/or the Board of Supervisors, the sketch plan should include
the information listed below. Many of these items can be taken from the existing
resources and site analysis plan [see § 125-62C(2)], a document
that must in any case be prepared and submitted no later than the date of
the site inspection, which precedes the conceptual preliminary plan (see § 125-62).
The conservation design sketch plan may be prepared as a simple overlay sheet
placed on top of the existing resources and site analysis plan.
(1)
Name and address of the legal owner, the equitable owner,
and/or the applicant;
(2)
Name and address of the professional engineer, surveyor,
planner, architect, landscape architect, or site designer responsible for
preparing the plan;
(3)
Graphic scale (not greater than one inch equals 200 feet;
however, dimensions on the plan need not be exact at this stage) and North
arrow;
(4)
Approximate tract boundaries, sufficient to locate the
tract on a map of the municipality;
(5)
Location map;
(6)
Zoning district;
(7)
Streets on and adjacent to the tract (both existing and
proposed);
(8)
One-hundred-year floodplain limits, and approximate location
of wetlands, if any;
(9)
Topographic, physical and cultural features, including
fields, pastures, meadows, wooded areas, trees with a diameter of 15 inches
or more, hedgerows and other significant vegetation, steep slopes (over 25%),
rock outcrops, soil types, ponds, swales, drains, dumps, storage tanks, streams
within 200 feet of the tract, and existing rights-of-way and easements and
cultural features such as all structures, foundations, walls, wells, trails,
and abandoned roads;
(10)
Schematic layout indicating a general concept for land
conservation and development ("bubble" format is acceptable for this delineation
of step one of the four-step design process described in § 125-72B
of this chapter);
(11)
Proposed general street and lot layout;
(12)
In the case of land development plans, proposed location
of buildings and major structures, parking areas and other improvements;
(13)
General description of proposed method of water supply,
sewage disposal, and stormwater management;
(14)
Examination for consistency with the Township's Comprehensive
Plan and its Sewage Facilities Plan (Act 537 Plan).
An application for a conservation design conceptual preliminary plan
shall be submitted for all properties submitted for subdivision and/or land
development in the Conservation by Design Overlay District and shall provide
the name, address and telephone number of the legal owner or equitable owner
of the subject property, the name, address and telephone number of the applicant
if not the same party, plus the following elements listed below. A deed or
agreement of sale evidencing that the applicant is the legal or equitable
owner of the land to be subdivided or developed shall be provided to the Township.
A.
Conceptual preliminary plan application submission requirements.
(1)
The submission requirements for a conceptual preliminary
plan shall consist of the following elements and shall be prepared in accordance
with the drafting standards and plan requirements described herein:
B.
Drafting standards.
(1)
The plan shall be drawn to a scale of either one inch
equals 100 feet or one inch equals 200 feet, whichever would fit best on a
standard size sheet (24 inches by 36 inches), unless otherwise approved by
Township staff.
(2)
Dimensions shall be set in feet.
(3)
Each sheet shall be numbered and the plan shall provide
an adequate legend indicating clearly which features are existing and which
are proposed.
(4)
All plans submitted shall be made on sheets no larger
than 30 inches by 42 inches nor smaller than 18 inches by 24 inches.
C.
Plan requirements. The following plans and maps shall
bear the name, signature, address, and telephone number of the engineer, land
surveyor, or landscape architect responsible for preparing the plan or map.
(1)
Site context map. A map showing the location of the proposed
subdivision/land development within its neighborhood context shall be submitted.
For sites under 100 acres in area, such maps shall be at a scale not less
than one inch equals 200 feet and shall show the relationship of the subject
property to natural and man-made features existing within 1,000 feet of the
site. For sites of 100 acres or more, the scale shall be one inch equals 400
feet and shall show the above relationships within 2,000 feet of the site.
The features that shall be shown on site context maps include topography (from
USGS maps), stream valleys, floodplains, wetlands (from maps published by
the U.S. Fish and Wildlife Service or the USDA Natural Resources Conservation
Service), woodlands over 1/2 acre in area (from aerial photographs), ridgelines,
public roads and trails, utility easements and rights-of-way, public land,
and land protected under conservation easements.
(2)
Existing resources and site analysis plan (ERSAP).
(a)
For all subdivisions/land developments (except those
in which all proposed lots are to be 10 or more acres in area), an existing
resources and site analysis plan (ERSAP) shall be prepared to provide the
applicant (also referred to herein as "developer") and the Township with a
comprehensive analysis of existing conditions, both on the proposed development
site and within 500 feet of the site. Conditions beyond the parcel boundaries
may be described on the basis of existing published data available from governmental
agencies and from aerial photographs. The plan shall be prepared in accordance
with the prioritized list of resources as set forth in § 125-72
and the general standards as set forth in § 125-70.
(b)
The Township shall review the plan to assess its accuracy,
conformance with municipal ordinances/regulations, and likely impact upon
the natural and cultural resources on the property. Unless otherwise specified
by Township staff, such plans shall generally be prepared at the scale of
one inch equals 100 feet or one inch equals 200 feet, whichever would fit
best on a single standard size sheet (24 inches by 36 inches). The following
information shall be included in this plan:
[1]
A vertical aerial photograph enlarged to a scale not
less detailed than one inch equals 400 feet, with the site boundaries clearly
marked.
[2]
Topography, the contour lines of which shall be at two-foot
intervals, determined by photogrammetry (although ten-foot intervals are permissible
beyond the parcel boundaries, interpolated from USGS published maps). Slopes
between 15 and 25% and exceeding 25% shall be clearly indicated. Topography
for subdivisions/land developments shall be prepared by a professional land
surveyor or professional engineer from an actual field survey of the site
or from stereoscopic aerial photography and shall be coordinated with official
USGS bench marks.
[3]
The location and delineation of ponds, streams, ditches,
drains and natural drainage swales, as well as the one-hundred-year floodplains
and wetlands.
[4]
Vegetative cover conditions on the property according
to general cover type including cultivated land, permanent grass land, meadow,
pasture, old field, hedgerow, woodland and wetland, trees with a caliper in
excess of 15 inches, the actual canopy line of existing trees and woodlands.
[5]
Soil series, types and phases, as mapped by the U.S.
Department of Agriculture, Natural Resources Conservation Service in the published
soil survey for the county, and accompanying data published for each soil
relating to its suitability for construction (and, in unsewered areas, for
septic suitability).
[6]
Ridgelines and watershed boundaries shall be identified.
[7]
Geologic formations on the proposed development parcel,
including rock outcroppings, cliffs, sinkholes, and fault lines, based on
available published information or more detailed data obtained by the applicant.
[8]
All existing man-made features, including but not limited
to streets, driveways, farm roads, wood roads, buildings, foundations, walls,
wells, drainage fields, dumps, utilities, fire hydrants and storm and sanitary
sewers.
[9]
Locations of all historically significant sites or structures
on the tract, including but not limited to cellarholes, stone walls, earthworks,
barns and graves.
[10]
Locations of trails that have been in public use (pedestrian,
equestrian, bicycle, etc.).
[11]
All easements and other encumbrances of property which
are or have been filed of record with the Recorder of Deeds of Franklin County
shall be shown on the plan.
[12]
Total acreage of the tract.
(3)
Four-step design process for conservation design subdivisions.
All conceptual preliminary plans in the Conservation Design Overlay District
shall include documentation of a four-step design process in determining the
layout of proposed greenway lands, house sites, streets and lot lines, as
described below.
(a)
Step 1: Delineation of greenway lands.
[1]
The minimum percentage and acreage of required greenway
lands shall be calculated by the applicant and submitted as part of the sketch
plan or conceptual preliminary plan in accordance with the provisions of this
article and of the Zoning chapter. Greenway lands shall include all primary
conservation areas and those parts of the remaining buildable lands with the
highest resource significance, as described below and in § 125-73A
and B.
[2]
Proposed greenway lands shall be designated using the
existing resources and site analysis plan (ERSAP) as a base map and complying
with §§ 150-86 and 150-88 of the Zoning chapter and §§ 125-71,
125-72 and 125-73 herein, dealing with resource conservation and greenway
delineation standards. The Township's Map of Potential Conservation Lands
in its Open Space Plan (Plates 1 and 3) shall also be referenced and considered.
To the maximum extent possible, greenway lands shall be coordinated with greenway
lands on adjacent tracts that have been developed or may be developed. Primary
conservation areas shall be delineated comprising floodplains, wetlands and
slopes over 25%.
[4]
On the basis of those priorities and practical considerations
given to the tract's configuration, its context in relation to resource areas
on adjoining and neighboring properties, secondary conservation areas shall
be delineated to meet at least the minimum area percentage requirements for
greenway lands and in a manner clearly indicating their boundaries as well
as the types of resources included within them.
(b)
Step 2: Location of house sites. Potential house sites
shall be tentatively located, using the proposed greenway lands as a base
map as well as other relevant data on the existing resources and site analysis
plan (ERSAP) such as topography and soils. House sites should generally be
located not closer than 100 feet from primary conservation areas and 20 feet
from secondary conservation areas, taking into consideration the potential
negative impacts of residential development on such areas as well as the potential
positive benefits of such locations to provide attractive views and visual
settings for residences.
(c)
Step 3: Alignment of streets and trails. Upon designating
the house sites, a street plan shall be designed to provide vehicular access
to each house, complying with the standards in § 125-77. Impacts
of the street plan on proposed greenway lands shall be minimized, particularly
with respect to crossing environmentally sensitive areas such as wetlands
and traversing slopes exceeding 15%. Street connections shall be designed
to minimize the number of new culs-de-sac to be maintained by the Township
and to facilitate access to and from homes in different parts of the tract
(and adjoining parcels).
(d)
Step 4: Drawing in the lot lines.
[1]
Upon completion of the preceding three steps, lot lines
are drawn as required to delineate the boundaries of individual residential
lots.
[2]
Applicants shall be prepared to submit four separate
maps indicating the findings of each step of the design process, if so requested
by Township staff, the Planning Commission or the Board of Supervisors.
(4)
Note on the four-step site design process for Option
4: hamlets and villages. The design process for laying out Option 4 (Hamlets
and Villages) shall be a variation on the four-step process for conservation
subdivisions, as described in § 125-62C(3) of this chapter. In hamlets
and villages, where traditional streetscape and "terminal vistas" are of greater
importance, Steps 2 and 3 may be reversed, so that streets and squares are
located during the second step, and house sites are located immediately thereafter.
The first step is to identify greenway lands, including both primary and secondary
conservation areas.
(5)
Preliminary resource impact and conservation plan.
(a)
A preliminary resource impact and conservation plan shall
be prepared for all subdivision and land development applications to categorize
the impacts of the proposed activities and physical alterations on those resources
shown on the existing resources and site analysis plan (ERSAP). All proposed
improvements, including but not necessarily limited to grading, fill, streets,
buildings, utilities and stormwater detention facilities, as proposed in the
other conceptual preliminary plan documents, shall be taken into account in
preparing the preliminary resource impact and conservation plan, which shall
clearly demonstrate that the applicant has minimized site disturbance to the
greatest extent practicable.
(b)
Using the existing resources and site analysis plan as
a base map, impact areas shall be mapped according to the following categories:
primary impact areas, i.e., areas directly impacted by the proposed subdivision;
secondary impact areas, i.e., areas in proximity to primary areas which may
be impacted; and designated protected areas, either to be included in a proposed
greenway or an equivalent designation such as dedication of a neighborhood
park site.
(6)
Preliminary improvements plan. This plan shall include
the following items:
(a)
Historic resources, trails and significant natural features,
including topography, areas of slope greater than 15% and 25%, wetlands, floodplains,
swales, rock outcroppings, vegetation, existing utilities, and other site
features, as indicated on the existing resources and site analysis plan (ERSAP).
(b)
Existing and proposed lot lines, lot areas, any existing
easements and rights-of-way, and the boundaries of greenway lands.
(c)
Location, alignment, width and tentative names of all
proposed streets and street rights-of-way, including all street extensions
or spurs that are reasonably necessary to provide adequate street connections
and facilities to adjoining development or undeveloped areas; preliminarily-engineered
profiles for proposed streets.
(d)
Location of proposed swales, drainage easements, stormwater
and other management facilities.
(e)
Where community sewage service is to be permitted, the
layout of proposed sewage systems, including but not limited to the tentative
locations of sewer mains and sewage treatment plants, showing the type and
degree of treatment intended and the size and capacity of treatment facilities.
(f)
Where central water service is to be permitted, the layout
of proposed water distribution facilities, including water mains, fire hydrants,
storage tanks and, where appropriate, wells or other water sources.
(g)
Location of all percolation tests as may be required
under the Code and/or other laws/regulations, including all failed test sites
or pits as well as those approved and including an approved alternate site
for each lot requiring a sand mound system. All approved sites shall be clearly
distinguished from unapproved sites.
(h)
Limit-of-disturbance line (must be exact in relation
to the retention of existing trees proposed to be saved).
(i)
Location and dimensions of proposed playgrounds, public
buildings, public areas and parcels of land proposed to be dedicated or reserved
for public use.
(j)
If land to be subdivided/developed lies partly in or
abuts another municipality, the applicant shall submit information concerning
the location and conceptual design of streets, layout and size of lots and
provisions of public improvements on land subject to his control within the
adjoining municipalities. The design of public improvements shall provide
for a smooth, practical transition where specifications vary between municipalities.
Evidence of approval of this information by appropriate officials of the adjoining
municipalities also shall be submitted.
(k)
Where the applicant proposes to install the improvements
in phases, he shall submit with the conceptual preliminary plan a delineation
of the proposed sections and a schedule of deadlines within which applications
for final approval of each section are intended to be filed.
(l)
Typical street cross-section drawing(s) for all proposed
streets shall be shown, including details relating to thickness, crowning
and construction materials.
(m)
Utilities and easements.
[1]
Exact locations of existing utility easements and locations
of proposed utility easements.
[2]
Layout of all proposed sanitary and storm sewers and
location of all inlets and culverts, and any proposed connections with existing
facilities.
[3]
The tentative location of proposed on-site sewage and
water facilities.
(n)
Approximate location of proposed shade trees, plus locations
of existing vegetation to be retained.
(o)
Recommendation and approval blocks for the Planning Commission,
Board of Supervisors, and the County Planning Commission shall be provided
on the preliminary improvements plan.
(7)
Preliminary studies and reports. The conceptual preliminary
plan submission shall include the following studies and documents to assist
in determination of the impact of the application upon municipal services
and facilities:
(a)
Sewer and water feasibility report.
(b)
Groundwater protection and replenishment study.
(c)
Erosion and sedimentation control plan.
(d)
Traffic impact study.
(e)
Community association document.
[1]
A community association document, also known as a homeowners'
association document or a condominium association document, shall be provided
for all subdivision and land development applications which propose lands
or facilities to be used or owned in common by all the residents of that subdivision
or land development and not deeded to the municipality.
[2]
The elements of the community association document shall
include, but shall not necessarily be limited to, the following:
[a]
The applicant shall provide the Township a description
of the organization of the proposed association, including its bylaws, and
all documents governing ownership, maintenance, and use restrictions for common
facilities and greenway;
[b]
The proposed association shall be established by the
owner or applicant and shall be operating (with financial subsidization by
the owner or applicant, if necessary) before the sale of any dwelling units
in the development;
[c]
Membership in the association shall be automatic (mandatory)
for all owners of dwelling units and/or lots therein and their successors
in title;
[d]
A description of all lands and facilities to be owned
by the association. This description shall include a map of the proposal highlighting
the precise location of those lands and facilities;
[e]
Statements setting forth the powers, duties and responsibilities
of the association, including the services to be provided;
[f]
The association shall be responsible for maintenance
and insurance of common facilities;
[g]
A declaration of covenants, conditions and restrictions,
giving a perpetual conservation easement to the lands and facilities owned
by the association. The document shall legally ensure that no development
of any kind shall occur in the greenway (open) space except as allowed by
§ 150-88. The declaration shall be a legal document and shall describe
the mechanism by which owners participate in the association, including voting,
elections and meetings. Furthermore, it shall give power to the association
to own and maintain the common property and to make and enforce rules;
[h]
Requirements for all owners to provide a pro rata share
of the cost of the operations of the community association;
[i]
A process of collection and enforcement to obtain funds
from owners who fail to comply.
[j]
The bylaws shall confer legal authority on the association
to place a lien on the real property of any member who falls delinquent in
his dues. Such dues shall be paid with the accrued interest before the lien
may be lifted;
[k]
Statements prescribing the process by which association
decisions are reached and setting forth the authority to act;
[l]
Written notice of any proposed transfer of common facilities
by the association or the assumption of maintenance for common facilities
must be given to all members of the association and to the Township no less
than 30 days prior to such event;
[m]
The association shall have adequate staff to administer,
maintain and operate such common facilities;
[n]
Statements setting cross covenants or contractual terms
binding each owner to all other owners for mutual benefit and enforcement;
[o]
A process for transition of control of the association
from the developer to the unit owners;
[p]
Statements describing how the lands and facilities of
the association will be insured, including limit of liability;
[q]
Provisions for the dissolution of the association, in
the event the association should become inviable.
D.
Preliminary greenway ownership and management plan. Using
the conceptual preliminary plan as a base map, the boundaries, acreage and
proposed ownership of all proposed greenway areas shall be shown. In addition,
the applicant shall also submit a preliminary greenway ownership and management
plan detailing the entities responsible for maintaining various elements of
the property, and describing management objectives and techniques for each
part of the property. Such management plans shall be consistent with the requirements
of § 150-91 of the Zoning chapter.
Final plans shall conform to the conceptual preliminary plan. A detailed
final plan shall consist of and be prepared in accordance with the following:
A.
Drafting standards. All drafting standards as required
in § 125-62B shall apply. Also, final plans shall be prepared at
the scale of one inch equals 100 feet. However, detailed final plans for low-density
Option 3 subdivisions shall generally not be required to be prepared at scales
finer than one inch equals 200 feet, unless special conditions exist on the
site.
B.
Existing resources and site analysis plan. A plan as
stipulated in § 125-62C(2) consistent with the terms of conceptual
preliminary plan approval and modified as necessary to reflect the proposal
for final approval.
C.
Final resource impact and conservation plan.
(1)
This plan shall comply with all of the requirements for
the preliminary resource impact and conservation plan, as set forth in § 125-62C(5)
to reflect all proposed improvements described in the other detailed final
plan documents as required under § 125-63 herein.
(2)
In addition to the requirements of § 125-62C(5),
the applicant shall submit an accompanying resource assessment report divided
into the following sections: description of existing resources [as documented
in § 125-62C(2)]; impacts of the proposed subdivision on existing
resources, correlated to the areas depicted in the final resource impact and
conservation plan; and measures taken to minimize and control such impacts
both during and following the period of site disturbance and construction.
The qualifications and experience of the preparer of this report shall be
provided.
D.
Final improvements construction plan. Where public or
private improvements other than street traffic signs are to be required for
any subdivision or land development, an improvements construction plan and
specifications, prepared by a registered professional engineer, shall be filed,
setting forth the precise nature and exact location of the work and all engineering
data necessary for completion of the work. The improvements construction plan
and specifications shall be subject to approval of the Municipal Engineer
and the Board as a prerequisite to approval of the detailed final plan. The
improvements construction plan shall conform with the following standards
and contain the following information:
(1)
All information required in § 125-61B and C(6)
relating to existing features and resources on the site.
(2)
Detailed profile sheets for all proposed streets within
the tract.
(3)
If required, a plan, details and specifications of streetlights
to be installed, together with the necessary contract for streetlight installation
for approval by the municipality.
(4)
Detailed design of any stormwater management facilities
that may be required.
(5)
Where off-site or community sewer service is to be provided,
the final detailed design of all facilities, including, but not limited to,
sewer mains, manholes, pumping stations and sewage treatment facilities.
(6)
Where off-site or central water service or water supply
is to be provided, the final detailed design, including location and size
of water service facilities within the subdivision, shall be shown, including
wells, storage tanks, pumps, mains, valves and hydrants.
(7)
Detailed designs for all other improvements as required
by this chapter and the Code.
E.
Final stormwater management and erosion and sedimentation
control plan. To be prepared in accordance with the stormwater management
and erosion and sedimentation control requirements of Chapter 125 of the Code.
F.
Final greenway ownership and management plan. Using the
detailed final plan as a base map, the precise boundaries, exact acreage,
and proposed ownership of all proposed greenway areas shall be shown. A narrative
report shall also be prepared indicating how and by whom such greenway areas
will be managed, and demonstrating compliance with Chapter 150, including
but not limited to, § 150-83.
G.
Final landscape plan. A plan depicting the landscaping
to be performed in the greenway as required by this article and Article XVIII
of Chapter 150, setting forth the type of grass or other appropriate ground
cover in the greenway, and in addition the planting of evergreen and deciduous
trees and shrubs, including the maintenance thereof, for the control of erosion,
retention of precipitation, promotion of human comfort and otherwise protecting
the public health, safety and welfare.
H.
Additional approvals, certificates and documents.
(1)
All offers of dedication of realty or structures and
all declarations, easements and covenants governing the reservation and maintenance
of undedicated greenway, for the detailed final plan shall be in such form
as shall be satisfactory to the Board.
(2)
A copy of such deed restrictions, easements, covenants
and declarations which are to be imposed upon the property to comply with
the detailed final plan as approved by the Board. All such documents shall
be in such form as is satisfactory to the Board and further subject to the
approval of the Township Solicitor.
A.
All preliminary and final subdivision or land development
plans subject to the requirements of this article shall be referred to and
reviewed by the Planning Commission and shall be approved or disapproved by
the Board of Supervisors in accordance with the procedures specified in this
article and in other sections of the chapter, including, but not limited to,
§§ 125-7, 125-9, 125-10, 125-11, 125-12, 125-13, 125-15, 125-16,
125-17, 125-18, 125-19, 125-20, 125-21, 125-22, 125-23, 125-43, 125-44, 125-45,
125-46, 125-47, 125-48, 125-49, 125-50, 125-51, 125-52, 125-53, 125-54, 125-55,
125-56, 125-57, 125-58, 125-59, 125-61 and 125-62. However, to the extent
that this article contains requirements that are in conflict with the above
listed sections and other sections of the chapter, then the requirements as
set forth in this article shall control. Any application not processed as
required herein shall be null and void unless it was made prior to the adoption
of these regulations.
B.
Overview of procedures. Subsections B(1) through (4)
and B(6) through (11) below are required under this article. Subsection B(5),
Sketch plan submission and review, is optional but strongly encouraged as
an important, valuable and highly recommended step that will speed the review
process and may result in lower costs for the project. These steps shall be
followed sequentially and may be combined only at the discretion of the municipality:
(1)
Preapplication meeting.
(2)
Existing resources and site analysis plan, as described
in § 125-62C(2) of this chapter.
(3)
Site inspection by Township staff and applicant.
(4)
Pre-sketch plan conference between Township staff and
applicant.
(5)
Sketch plan submission and review.
(6)
Conceptual preliminary plan: The plan shall comply with
the requirements as set forth in this article.
(7)
Sewage planning module must be submitted, reviewed and
approved by the appropriate governmental bodies.
(8)
Detailed final plan, preparation: Meeting the requirements
of this article and incorporating all conceptual preliminary plan approval
conditions. In addition, approval of other agencies as required shall be provided.
(9)
Detailed final plan, submission: determination of completeness,
review, and approval.
(10)
Board of Supervisors' signatures.
(11)
Recording of approved detailed final plan with County
Recorder of Deeds.
A.
Sketch plan. An informal diagrammatic sketch plan is
strongly encouraged for all land developments or subdivisions. Sketch plans,
as described in § 125-61, may be submitted to the Township for review
by the Planning Commission or Township staff. Such plans are for informal
discussion only. Submission of a sketch plan does not constitute formal filing
of a plan with the Township and shall not commence the statutory review period
as required by the Municipalities Planning Code. The procedures for submission
of a diagrammatic sketch plan are described in § 125-65F below and
may be altered only at the discretion of the Township or Township staff.
B.
Preapplication meeting. A preapplication meeting is encouraged
between the applicant, the site designer, and the Township staff and any Township
consultants, to introduce the applicant to the Township's zoning and subdivision
regulations and procedures, to discuss the applicant's objectives, and to
schedule site inspections, meetings and plan submissions as described below.
Applicants are also encouraged to present the existing resources and site
analysis plan at this meeting.
C.
Existing resources and site analysis plan. Applicants
shall submit an existing resources and site analysis plan, in its context,
prepared in accordance with the requirements contained in § 125-62C(2).
The purpose of this key submission is to familiarize officials with existing
conditions on the applicant's tract and within its immediate vicinity and
to provide a complete and factual reference for them in making a site inspection.
This plan shall be provided prior to or at the site inspection, and shall
form the basis for the development design as shown on the diagrammatic sketch
plan (or on the conceptual preliminary plan, if the optional sketch plan is
not submitted).
D.
Site inspection.
(1)
After preparing the existing resources and site analysis
plan, applicants shall arrange for a site inspection of the property by members
of the Township staff and any other interested Township officials, and shall
distribute copies of said site analysis plan at that on-site meeting. Applicants,
their site designers, and the landowner are encouraged to attend the site
inspection.
(2)
The purpose of the visit is to familiarize local officials
with the property's existing conditions and special features, to identify
potential site design issues, and to provide an informal opportunity to discuss
site design concepts, including the general layout of designated greenway
lands and potential locations for proposed buildings and street alignments.
Comments made by Township officials or their staff and consultants shall be
interpreted as being only suggestive. It shall be understood by all parties
that no formal recommendations can be offered, and no official decisions can
be made, at the site inspection.
E.
Pre-sketch conference. Following the site inspection
and prior to the submission of a diagrammatic sketch plan, the applicant shall
meet with the Township staff to discuss the findings of the site inspection
and to develop a mutual understanding on the general approach for subdividing
and/or developing the tract in accordance with the four-step design procedure
described in §§ 125-62C(3) and 125-72B of this chapter, where
applicable. At the discretion of the Township, this conference may be combined
with the site inspection.
F.
Sketch plan submission and review.
(1)
Copies of a diagrammatic sketch plan, meeting the requirements
set forth in § 125-61, may be submitted to the Township during regular
business hours for distribution to the Planning Commission, the Township Engineer
and any other applicable municipal advisory boards or consultants at least
seven days prior to the Planning Commission meeting at which the sketch plan
is to be discussed. The sketch plan diagrammatically illustrates initial thoughts
about a conceptual layout for greenway lands, house sites, and street alignments,
and shall be based closely upon the information contained in the existing
resources and site analysis plan. The sketch plan shall also be designed in
accordance with the four-step design process described in §§ 125-62C(3),
25-72B, and with the design review standards listed in 125-73A and B.
(2)
The Planning Commission or Township staff shall review
the sketch plan in accordance with the Code of Township of Antrim criteria
contained in this article and with other applicable chapters of the Township.
The review shall informally advise of the extent to which the proposed subdivision
or land development conforms to the relevant standards of this article and
may suggest possible plan modifications that would increase its degree of
conformance. Their review shall include but is not limited to:
(a)
The location of all areas proposed for land disturbance
(streets, foundations, yards, septic disposal systems, stormwater management
areas, etc.) with respect to notable features of natural or cultural significance
as identified on the applicant's existing resources and site analysis plan
and on the Township's Map of Potential Conservation Lands; (see Plates 1 and
2 attached to the open space portion of the Township Comprehensive Plan.)
(b)
The potential for street connections with existing streets,
other proposed streets, or potential developments on adjoining parcels;
(c)
The location of proposed access points along the existing
road network;
(d)
The proposed building density and impervious coverage;
(e)
The compatibility of the proposal with respect to the
objectives and policy recommendations of the Comprehensive Plan and the Open
Space Plan; and
(f)
Consistency with the Zoning chapter.
A.
Conceptual preliminary plan.
(1)
The conceptual preliminary plan is an engineered scale
drawing. If an applicant opts not to submit a sketch plan, the conceptual
preliminary plan shall include all information required for sketch plans listed
in § 125-61, specifically including the existing resources and site
analysis plan, plus further details as noted below in § 125-62,
in this article and in the Zoning chapter.
(2)
The applicant shall complete and sign the application
form provided by the Township and shall accompany such application form with
the type and number of plans, documents and other submissions required and
the appropriate filing fee(s). The applicant must identify the name, address
and telephone number of the record holder of legal title to the land involved
(if different from the applicant), the nature of the applicant's interest
in the land (whether holder of legal or equitable title or otherwise), and
the name, address, and telephone number of the agent, if any. No application
shall be deemed filed unless all requirements have been met and all fees therefore
paid in full. The review procedure requirements set forth in § 125-19
shall be complied with.
A.
Planning Commission review.
(1)
The Planning Commission shall review the plan and any
recommendations made by county, state and federal agencies, Township staff
and the Municipal Planner and the Municipal Engineer, to determine conformance
of the plan to this chapter, the Zoning chapter, and any other relevant regulations
of the municipality Code.
(2)
After such review, the Planning Commission shall submit
its report to the Board, containing its findings, recommendations and reasons,
citing specific sections of the statutes or regulations relied upon. A copy
of said report shall be given to the applicant.
(3)
If the applicant agrees that this review period shall
be extended for a period of 30 or more days, to provide additional time for
him to submit all the required materials and for the Planning Commission to
review the same, a written agreement to this effect shall be signed in duplicate,
with a file copy being retained by the Planning Commission and by the applicant.
Such an extension shall be entered in good faith and for specific reasons
relating to the review process, including but not limited to providing sufficient
time for the municipality to receive the written report of the County Planning
Commission, Township staff and the Municipal Engineer, or to allow the applicant
additional time in which to revise his/her application documents.
B.
Board review.
(1)
When the recommendations on the conceptual preliminary
plan have been officially submitted to the Board of Supervisors by the Planning
Commission, such recommendations shall be placed on the Board's agenda for
review and action.
(2)
In acting on the preliminary subdivision or land development
plan, the Board shall review the plan and the written comments of the Municipal
Engineer, Township staff, the Planning Commission, the County Planning Commission
and all other reviewing agencies, and comments from public hearings, if any.
The Board may specify conditions, changes, modifications or additions thereto
which it deems necessary or appropriate, and may make its decision to grant
preliminary approval subject to such conditions, changes, modifications or
additions. Whenever the approval of a conceptual preliminary plan is subject
to conditions, the written action of the Board should specify each condition
of approval.
(3)
If the conceptual preliminary plan is not approved, the
Board's decision shall specify the defects found in the plan, shall describe
the requirements that have not been met, and shall cite in each case the provisions
of the Code relied upon.
(4)
Notwithstanding the foregoing procedure, unless the applicant
agrees in writing to extend the period for decision, the Board shall render
a decision on all conceptual preliminary plans not more than 90 days from
the date of the first regular meeting of the Planning Commission held after
the complete application was filed. However, if that regular meeting of the
Planning Commission occurred more than 30 days after the complete application
was filed, the ninety-day period shall be measured from the 30th day following
the date the complete application was filed.
(5)
The decision of the Board shall be in writing and shall
be communicated to the applicant personally or mailed to him at his last known
address not later than 15 days following the decision. The form and content
of the decision shall comply with applicable requirements of the Municipalities
Planning Code.
A.
Within three years after approval of the conceptual preliminary
plan, a detailed final plan and all supplementary data, together with an application
form provided by the Municipality and filing fees shall be officially submitted
to the Township. The detailed final plan shall conform to the requirements
set forth in § 125-62. It shall also conform to the conceptual preliminary
plan as previously reviewed by the Planning Commission and the Board, and
shall incorporate all conditions set by the municipality in its approval of
the conceptual preliminary plan. No application shall be deemed filed unless
all requirements have been met and all fees paid in full.
B.
The Board may permit submission of the detailed final
plan in phases, each covering a reasonable portion of the entire proposed
development as shown on the approved conceptual preliminary plan, provided
that the first detailed final plan phase shall be submitted within one year
after approval of the conceptual preliminary plan. Each subsequent phase shall
be submitted within one year of approval of the previous phase, provided all
phases have been submitted within three years after the date of preliminary
plan approval.
A.
General.
(1)
The detailed final plan shall conform in all important
respects to the conceptual preliminary plan as previously reviewed and approved
by the Board and shall incorporate all modifications and revisions specified
by the Board in its approval.
(2)
The detailed final plan and supporting data (including
reports from the State Department of Environmental Protection, the Franklin
County office of the USDA Natural Resources Conservation Service, and the
Franklin County Planning Commission) shall comply with the provisions of this
chapter and those of the Zoning chapter. Failure to do so shall be cause for
denying the plan.
B.
Planning Commission review.
(1)
The Planning Commission will review the detailed final
plan and the recommendations of the Municipal Engineer and any other reviewing
agencies, to determine its conformance with the requirements of this chapter
and with those of the Zoning chapter.
(2)
After such review, and prior to any action by the Board
within the required ninety-day review period, the Planning Commission shall
forward its recommendations, and its reasons to the Board and the applicant.
C.
Board review.
(1)
Prior to the detailed final plan review process, the
Board should complete its review of the proposed sewage facilities planning
module in accordance with DEP and Franklin County regulations and procedures.
When approved or adopted by the Board, the planning module shall be forwarded
to DEP for review and approval.
(2)
No approval of the detailed final plan shall be granted
by the Board until the municipality receives notification of DEP's approval
of the sewage facilities planning module. Should such notification not be
received within the time limitations for detailed final plan approval in accord
with the act, the time limitations shall be extended for not more than 90
days at the written consent of the applicant. If the applicant refuses to
provide such written consent, the detailed final plan shall be disapproved.
(3)
Upon receipt of the Planning Commission's recommendation
and other supporting information, the Board may, at one or more regular or
special public meetings, review the detailed final plan and shall, within
the time limitations set forth herein below, either approve, approve with
conditions, or disapprove the plan. Whenever the approval of a detailed final
plan is subject to conditions, the written action of the Board shall specify
each condition of approval.
(4)
If the final plan is not approved, the decision shall
specify the defects found in the plan, shall describe the requirements that
have not been met, and shall, in each case, cite the provisions of the Code
relied upon.
(5)
Notwithstanding the foregoing procedure, unless the applicant
agrees in writing to extend the time period for decision, the Board shall
render a decision on all detailed final plans within the statutory time limitations.
(6)
The decision of the Board shall be in writing and shall
be communicated to the applicant as required by the act.
The standards for resource conservation and greenway delineation shall
apply to all subdivision and land developments within the Conservation Design
Residential Overlay District only.
A.
General standards to minimize adverse impacts. All subdivisions
and land developments in the Conservation Design Overlay District shall avoid
or minimize adverse impacts on the Township's natural, cultural and historic
resources, as defined below. In addition, all subdivisions and land developments
in the Conservation by Design Overlay District shall allocate land to the
greenway according to the prioritized list of resources to be conserved set
forth in § 125-73 below.
B.
Groundwater resources. Groundwater resources are to be
protected for purposes of providing water supplies for its residents and businesses
and to protect the base flow of the Township's surface waters. These regulations
shall be applied in conjunction with those provided for in other sections
of this chapter dealing with groundwater conservation and replenishment.
(1)
The proposed subdivision and land development of any
tract shall be designed to cause the least practicable disturbance to natural
infiltration and percolation of precipitation to the groundwater table, through
careful planning of vegetation and land disturbance activities, and the placement
of streets, buildings and other impervious surfaces in locations other than
those identified on the existing resources and site analysis plan as having
the greatest permeability where precipitation is most likely to infiltrate
and recharge the groundwater.
C.
Stream valleys, floodplain and wetlands. The Township's
Open Space Plan describes and maps stream valleys, floodplain and wetlands
as resources that warrant restrictive land use controls because of flooding
hazards to human life and property, their groundwater recharge functions,
their importance to water quality and the health of aquatic communities, and
their wildlife habitats. They are generally poorly suited for on-site subsurface
sewage disposal systems.
(1)
The following activities shall be minimized:
(a)
Disturbance to streams and drainage swales.
(b)
Disturbance to year-round wetlands, areas with seasonally
highwater tables, and areas of surface water concentration.
(c)
Because of their extreme limitations, stream valleys,
floodplain and wetlands warrant designation as greenway lands. Floodplain
and wetlands must be included as greenway lands. They may also require adjoining
buffer lands to be included in the greenway, to be determined by an analysis
of the protection requirements of such areas on a case-by-case basis. In certain
instances, seasonal highwater table soils may be excluded from the greenway
where it can be demonstrated that they are suitable for low-density residential
uses and conventional on-site sewage systems.
D.
Woodlands. Woodlands occur within the Township, often
in association with stream valleys and wet areas, poor and erodible agricultural
soils, and moderate to steep slopes.
(1)
Woodland conditions vary with respect to species composition,
age, stocking, and health. They range from relatively recent post-agricultural
young stands to mature mixed-age forests. Most woodlands represent one or
more of the following resource values:
(a)
As soil stabilizers, particularly on moderate to steep
slopes, thereby controlling erosion into nearby streams, ponds, impoundments
and roads. A closely related function is their enhancement of groundwater
recharge.
(b)
As a means of ameliorating harsh microclimatic conditions,
in both summer and winter.
(c)
As a source of wood products, i.e., poles, sawtimber,
veneer and firewood.
(d)
As habitat for woodland birds, mammals and other wildlife.
(e)
As recreation resources for walkers, equestrians, picnickers
and other related outdoor activities.
(f)
As visual buffers between areas of development and adjacent
roads and properties.
(2)
Because of their resource value, all woodlands on any
tract proposed for subdivision or land development shall be evaluated by the
applicant to determine the extent to which such woodlands should be designated
partly or entirely as greenway or development lands. Evaluation criteria shall
include:
(a)
Configuration and size.
(b)
Present conditions, i.e., stocking, health and species
composition.
(c)
Site potential, i.e., the site's capabilities to support
woodlands, based upon its topographic, soil and hydrologic characteristics.
(d)
Ecological functions: i.e., in protecting steep slopes,
erodible soils, maintaining stream quality and providing for wildlife habitats.
(e)
Relationship to woodlands on adjoining and nearby properties
and the potential for maintaining continuous woodland areas.
(3)
The evaluation of the tract's woodlands shall be undertaken
by a qualified professional acceptable to the Township. This evaluation shall
be submitted as a report and made a part of the conceptual preliminary plan
application. At a minimum, that report shall include mapping indicating boundaries
and conditions of woodland areas accompanied by a report addressing the criteria
in Subsection D(2) above.
(4)
In designing a subdivision and land development plan
for any tract, the applicant shall be guided by the following standards:
(a)
Healthy woodlands exceeding one acre shall be preserved
and designated as greenway areas, to the maximum extent possible. Proposed
site improvements shall be located, designed and constructed to minimize the
loss or degradation of woodland areas.
(b)
Subdivisions shall be designed to preserve woodlands
along roadways, property lines, and streams. Such lines and the native vegetation
associated with them shall be preserved as buffers between adjacent properties
and between areas being subdivided within a property. Preservation shall include
ground, shrub, understory and canopy vegetation.
(c)
Disturbance or removal of woodlands occupying environmentally
sensitive areas shall be undertaken only when approved by the Board and on
a limited, selective basis to minimize the adverse impacts of such actions.
This shall include but not necessarily be limited to, vegetation performing
important soil stabilizing functions on wet soils, stream banks and sloping
lands.
(d)
No clearing or earth disturbance (except for soil analysis
for proposed sewage disposal systems) shall be permitted on a site before
the completion of subdivision and land development agreements. The determination
of sight distance clearances along roadways shall be made graphically and
not by clearing on site prior to final plan approval.
E.
Upland rural-agricultural areas. These areas comprise
fields, pastures, meadows, and former agricultural areas in early stages of
woodlands succession. These comprise the Township's historic working landscape,
dotted with historic houses, barns and other structures. They give the Township
much of its rural character. They also contain the greatest concentration
of prime agricultural soils. Because of their openness and high visibility,
development in these areas is likely to be most readily seen and disruptive
to the historic landscape. They sometimes provide habitat for wildlife, in
conjunction with nearby woodlands and stream valleys.
(1)
Several elements of these working landscapes lend themselves
to incorporation into the Township's greenway network. These include Class
I, II and III agricultural soils and natural features which visually punctuate
the landscape, such as hedgerows, tree copses, stone walls, and visually prominent
places such as knolls and hilltops.
(2)
These areas can also accommodate development, with preferred
locations being the non-Class I, II and III agricultural soils and lower topographic
settings where development will be visually less obtrusive. Compact clustered
residential designs are encouraged in highly visible locations where future
development cannot be avoided (such as at the far edge of open fields).
(3)
Class I, II and III agricultural soils as defined by
the USDA Natural Resource Conservation Service shall be the first area located
in the greenway after wetlands, slopes greater than 25% and/or floodplain
land.
F.
Slopes. Moderately sloping lands (15% to 25%) and steeply
sloping lands (over 25%) are prone to severe erosion if disturbed. Erosion
and the resulting overland flow of soil sediments into streams, ponds and
public roads are detrimental to water quality and aquatic life and a potential
hazard to public safety. Areas of steep slope shall be preserved as required
below.
(1)
All grading and earthmoving on slopes exceeding 15% shall
be minimized.
(2)
No site disturbance shall be allowed on slopes exceeding
25%. Slopes exceeding 25% must be in the greenway.
(3)
On slopes of 15 to 25%, the only permitted grading beyond
the terms described above, shall be in conjunction with the siting of a single-family
dwelling, its access driveway and the septic system (which should typically
be designed with a long, narrow drainage field following the land contours).
(4)
Grading or earthmoving on all sloping lands of 15% or
greater shall not result in earth cuts or fills whose highest vertical dimension
exceeds six feet except where, in the judgment of the Board, no reasonable
alternatives exist for construction of roads, drainage structures and other
public improvements, in which case such vertical dimensions shall not exceed
12 feet. Roads and driveways shall follow the line of existing topography
to minimize the required cut and fill. Finished slopes of all cuts and fills
shall be as required to minimize disturbance of natural grades.
G.
Significant natural areas and features. Natural areas
containing rare or endangered plants and animals, as well as other features
of natural significance exist throughout the Township. Some of these have
been carefully documented by the Statewide Natural Diversity Inventory and
the County's Natural Areas Inventory, whereas for others only their general
locations are known. Subdivision applicants shall protect significant natural
areas and features either identified by the Township's Map of Potential Conservation
Lands or by the applicant's existing resources and site analysis plan [as
required in § 125-65C(2)] by incorporating them into proposed greenway
areas or avoiding their disturbance in areas proposed for development.
H.
Historic structures and sites. The Township's documented
historical resources begin with pre-Revolutionary War-era structures. Many
of these historic structures and sites have been extensively researched and
remain intact.
(1)
Plans requiring subdivision and land development approval
shall be designed to protect existing historic resources of all classes. The
protection of an existing historic resource shall include the conservation
of the landscape immediately associated with and significant to that resource,
to preserve its historic context. Where a plan will have an impact upon an
historic resource, the developer shall mitigate that impact by modifying the
design, relocating proposed lot lines, providing landscape buffers, or other
approved means.
(2)
Municipal participation, review and approval of the applicant's
interaction with the State Historical and Museum Commission with regard to
the preservation of historic resources, as required for DEP approval of proposed
sewage disposal systems, shall be required prior to detailed final plan approval.
I.
Trails.
(1)
When a subdivision or land development proposal is traversed
by or abuts an existing trail customarily used by pedestrians and/or equestrians,
the applicant shall make provisions for continued recreational use of the
trail.
(2)
The applicant may alter the course of the trail within
the tract for which development is proposed under the following conditions:
(a)
The points at which the trail enters and exits the tract
remain unchanged.
(b)
The proposed alteration exhibits quality trail design
according to generally accepted principles of landscape architecture (for
example: the Bureau of State Parks publication "Non-Motorized Trails").
(c)
The proposed alteration does not coincide with a paved
road intended for use by motorized vehicles.
(3)
When trails are intended for public or private use, they
shall be protected by a permanent conservation easement on the properties
on which they are located. The width of the protected area in which the trail
is located should be a minimum of 10 feet. The language of the conservation
easement shall be to the satisfaction of the Board upon recommendation of
the Township Solicitor.
(4)
The land area permanently designated for trails for public
use may be credited toward the greenway land requirement described in § 150-86
of the Zoning chapter.
(5)
An applicant may propose and develop a new trail. If
said trail is available for use by the general public and connects with an
existing trail, the land area protected for said trail may be credited toward
the open space requirement described in § 150-86 of the Zoning chapter.
(6)
Trail improvements shall demonstrate adherence to principles
of quality trail design.
(7)
Trails shall have a vertical clearance of no less than
10 feet.
(8)
Width of the trail surface may vary depending upon type
of use to be accommodated, but in no case shall be less than three feet or
greater than six feet.
(9)
No trail shall be designed with the intent to accommodate
motorized vehicles.
A.
Resource inventory and analysis. The tract's resources
shall be delineated on an existing resources and site analysis plan, as required
in § 125-62C(2).
B.
Four-step design process. Following the resource inventory
and analysis, all residential subdivisions with greenway lands shall generally
follow a four-step design process as described below. Applicants will be required
to document the design process as described in § 125-62C(3).
(1)
Step 1: Delineation of greenway lands and development
areas. Greenway lands and development areas shall be delineated according
to the applicable required percentage of required open space for the selected
design option in the subject zoning district. A yield plan illustrating the
potential development of the property shall be prepared to identify the intensity
of allowable development under the conservation design process.
(a)
The locations and boundaries of primary conservation
areas shall follow the actual boundaries of floodplains, wetlands and slopes.
(b)
The locations and boundaries of secondary conservation
areas shall be prepared using the design standards in this article. The prioritized
list of resources to be conserved as set forth in § 125-73 shall
be followed. The applicant shall also be guided by any recommendations provided
by the municipality regarding the delineation of secondary conservation areas
lands, following the site inspection or the pre-sketch conference and the
general standards as set forth in § 125-71.
(c)
Development areas constitute the remaining lands of the
tract outside of the designated greenway areas where house sites, streets
and lots are to be delineated in accordance with Steps 2, 3 and 4 below.
(2)
Step 2: Location of house sites.
(a)
Applicants shall identify house site locations in the
tract's designated development areas designed to: fit the tract's natural
topography, served by adequate water and sewerage facilities, and provide
views of and access to adjoining greenway areas. House sites should be located
no closer than 100 feet and 20 feet from primary and secondary conservation
areas, respectively.
(3)
Step 3: Alignment of streets and trails.
(a)
With house site locations identified, applicants shall
delineate a street system to provide vehicular access to each house in a manner
conforming to the tract's natural topography and providing for a safe pattern
of circulation and ingress and egress to and from the tract.
(b)
Streets shall minimize adverse impacts on the greenway
areas. To the greatest extent practicable, wetland crossings and new streets
or driveways traversing slopes over 15% shall be avoided.
(c)
Street connections shall generally be encouraged to minimize
the number of new culs-de-sac to be maintained by the Township and to facilitate
easy access to and from homes in different parts of the tract (and on adjoining
parcels).
(d)
A tentative network of trails shall also be shown, connecting
streets with various natural and cultural features in the conserved greenway
lands. Potential trail connections to adjacent parcels shall also be shown,
in areas where a Township trail network is envisioned.
(4)
Step 4: Design of lot lines. Lot lines for the subdivision
should be drawn as the last step in the design procedure. They should follow
the configuration of house sites and streets in a logical and flexible manner.
A.
Prioritized list of resources to be conserved.
(1)
The design of greenway lands in any subdivision or land
development plan shall reflect the standards set forth in § 125-71.
Land shall be allocated to be used as greenway land according to the following
priority list:
(a)
Wetlands, slopes greater than 25% and/or floodplain.
(b)
Class I, II and III agricultural soils as defined by
the USDA Natural Resource Conservation Service.
(c)
Stream channels, swales, springs and other lowland areas,
including adjacent buffer areas which may be required to ensure their protection.
(d)
Significant natural areas of species listed as endangered,
threatened, or of special concern, such as those listed in the Statewide Natural
Diversity Inventory and the County's Natural Areas Inventory.
(e)
Moderate slopes, particularly those adjoining watercourses
and ponds, where disturbance and resulting soil erosion and sedimentation
could be detrimental to water quality.
(f)
Healthy woodlands, particularly those performing important
ecological functions such as soil stabilization and protection of streams,
wetlands and wildlife habitats.
(g)
Areas where precipitation is most likely to recharge
local groundwater resources because of topographic and soil conditions affording
high rates of infiltration and percolation.
(h)
Historic structures and sites.
(i)
Existing trails connecting the tract to other locations
in the municipality. If any part of the tract is set aside to provide potential
connections with the Township's long range trail network, then this part of
the tract shall be ranked as No. 2 on this list and the remaining priorities
shall be adjusted accordingly.
(j)
Hedgerows, groups of trees, large individual trees of
botanic significance, and other vegetation features representing the site's
rural past.
(2)
The above priority list may be modified if the Township
determines that certain resources listed above deserve a higher priority due
to unique characteristics of the land to be developed/subdivided.
B.
Other design considerations. The configuration of proposed
greenway lands set aside for common use in residential subdivisions shall
comply with the following standards:
(1)
They shall be free of all structures except historic
buildings, stone walls, and structures related to greenway uses. Structures
and improvements required for storm drainage, sewage treatment and water supply
may be located within the greenway provided that such facilities would not
be detrimental to the greenway.
(2)
They shall not include parcels smaller than three acres,
have a length-to-width ratio of less than 4 to 1, or be less than 75 feet
in width, except for such lands specifically designed as neighborhood greens,
playing fields or trail links.
(3)
They shall be directly accessible to the largest practicable
number of lots within the subdivision. Nonadjoining lots shall be provided
with safe and convenient pedestrian access to greenway land.
(4)
They shall be suitable for active recreational uses to
the extent deemed necessary by the Board, without interfering with adjacent
dwelling units, parking, driveways and roads.
(5)
They shall be interconnected wherever possible to provide
a continuous network of greenway lands within and adjoining the subdivision.
(6)
They shall provide buffers to adjoining parks, preserves
or other protected lands.
(7)
Except in those cases where part of the greenway is located
within private house lots, they shall provide for pedestrian pathways for
use by the residents of the subdivision. Consideration shall be given to providing
for public access on such trails if they are linked to other publicly accessible
pathway systems within the Township. Provisions should be made for access
to the greenway lands, as required for land management and emergency purposes.
(8)
They shall be undivided by public or private streets,
except where necessary for proper traffic circulation.
(9)
They shall be suitably landscaped either by retaining
existing natural cover and wooded areas and/or according to a landscaping
plan to protect greenway resources.
(10)
They shall be made subject to such agreement with the
Township and such conservation easements duly recorded in the office of the
County Recorder of Deeds as may be required by the Board for the purpose of
preserving the common open space for such uses.
(11)
They shall be consistent with the Township's Open Space
Plan.
A.
Conservation practices during site preparation and cleanup.
(1)
Protection of vegetation from mechanical injury. Where
earthwork, grading or construction activities will take place in or adjacent
to woodlands, old fields or other significant vegetation or site features,
the limit of disturbance shall be delineated and vegetation protected through
installation of temporary fencing or other approved measures. Such fencing
shall be installed prior to commencing of and shall be maintained throughout
the period of construction activity.
(2)
Protection of vegetation from grading change. Grade changes
to occur at any location of the property shall not result in an alteration
to soil or drainage conditions which would adversely affect existing vegetation
to be retained following site disturbance, unless adequate provisions are
made to protect such vegetation and its root systems.
(3)
Protection of vegetation from excavations.
(4)
Protection of topsoil.
(a)
No topsoil shall be removed from the site during development
and construction.
(b)
Prior to grading operations or excavation, topsoil in
the area to be disturbed shall be removed and stored on site.
(c)
Topsoil removed shall be redistributed and stabilized
as quickly as possible following the establishment of required grades for
a project or project phase. All exposed earth surfaces shall be stabilized
by hydroseeding on slopes of less than 10%, and by sodding, hydroseeding,
or riprap on slopes exceeding 10%.
(d)
Grading and earthmoving operations shall be scheduled
to minimize site disturbance during the period from November 1 to April 1,
when revegetation of exposed ground is difficult.
(e)
A target minimum topsoil depth across the entire development
of six inches is desirable. Each lot within the development shall be provided
with adequate topsoil for site stabilization and the establishment of a healthy
lawn.
(5)
Tree protection. A tree protection plan shall be required
for each conservation design development. Said plan shall be prepared and
signed by a licensed landscape architect, arborist or other similarly qualified
professional.
This article is established to provide opportunities for creating compact
housing developments of a traditional character in the form of hamlets and
villages.
A.
The four-step site design process for hamlets and villages.
The design process for laying out hamlets and villages shall be a variation
on the four-step process for conservation subdivisions, as described in § 125-62C(3)
of this article. In hamlets and villages, where traditional streetscapes and
"terminal vistas" are of greater importance, Steps 2 and 3 are generally reversed,
so that streets and squares are located during the second step and house sites
are located immediately thereafter. The first step is to identify greenway
lands, including both primary and secondary conservation areas. An overall
architectural and landscaping plan shall be provided for Township review and
approval as part of the final plan for each hamlet and/or village proposal.
B.
Standards in both hamlets and villages. All lots shall
front onto a street or a green (except for flag lots, where permitted), and
shall be served by both a municipal water system and a municipal sanitary
sewer system.
C.
Building design standards for the mixed use/commercial
subdistrict.
(1)
New commercial buildings shall not contain more than
10,000 square feet (above grade), and those with more than 6,000 square feet
of floor space (above grade) shall be of two-story construction.
(2)
Buildings shall generally be designed for multiple uses,
with offices and/or residential units above.
D.
Building design standards for residential areas.
(1)
If garages, carports or other accessory structures designed
for accessory parking of automobiles in the residential areas are front-loaded
(i.e., having their large entry door facing the street), they shall generally
be set back at least 10 feet further from the front property line than the
foremost facade of the principal building facing the front property line (stoops,
porticos, open colonnades and open porches excluded).
(2)
Off-street parking for multifamily residences shall be
located at the rear of the lot, in garages accessed by lanes or alleys.
A.
Street design.
(1)
New streets proposed to be created as a part of any development
proposal shall be integrated closely with existing and future streets. The
conceptual preliminary plan shall show the realignment and redesign of certain
intersections and road segments to facilitate traffic flow and improve safety.
(2)
Rectilinear street layouts are generally preferred, with
occasional diagonal elements to enhance visual interest, although curvilinear
layouts shall be acceptable when designed to interconnect and to produce terminal
vistas of protected open (greenway) space or prominent structures.
(3)
Streets shall be aligned so that their terminal vistas
are of greens or other open (greenway) space, wherever possible.
(4)
Streets shall be interconnected as far as practicable
(employing culs-de-sac only where essential), and they may also be supplemented
with back lanes or alleys. Where culs-de-sac are deemed to be unavoidable,
continuous pedestrian circulation shall be provided for by connecting sidewalks
that link the end of the cul-de-sac with the next street or open (greenway)
space.
(5)
To the greatest extent practicable, streets shall be
designed to have maximum lengths of 600 feet between intersections, and maximum
lengths of 1,200 feet before terminating at three-way "T" intersections or
angling off in a diagonal direction. (This design approach helps to reduce
traffic speed, making the development more friendly to pedestrians.) Blocks
greater than 600 feet long shall generally be provided with cross-block pedestrian
connections at midblock locations.
(6)
Streets shall be laid out to promote pedestrian circulation
and ease of access from all points in the residential areas to the village
mixed use/commercial area.
(7)
Easements shall be reserved to permit streets to be extended
to allow adjoining properties to be connected in the future, if so desired.
(8)
Collector streets shall generally connect existing municipal
roads to central greens in each subdistrict.
(9)
The street width standards listed below take into account
the need for on-street parking spaces, which generally increase as lot widths
decrease.
B.
Street trees.
(1)
The coordinated planting of deciduous shade trees outside
the right-of-way of all streets is a central unifying feature of development
in villages and hamlets.
(2)
Such trees shall be two inch to 2.5 inch in diameter,
measured at chest height, when planted, and shall be spaced at intervals no
greater than 20 feet along both sides of each street, including arterial roads,
but not including rear access lanes or alleys.
(3)
Species shall be selected according to the following
criteria:
(a)
Cast moderate shade to dense shade in summer;
(b)
Long-lived (over 60 years);
(c)
Mature height of at least 50 feet;
(d)
Be tolerant of pollution and direct or reflected heat;
(e)
Require little maintenance, by being mechanically strong
(not brittle) and insect- and disease-resistant;
(f)
Be able to survive two years with no irrigation after
establishment; and
(g)
Be of native origin, provided they meet the above criteria.
C.
Streetscape standards.
(1)
All village streets shall be provided with sidewalks
at the discretion of the applicant. Streetlighting in villages shall utilize
decorative cast-iron posts. The final decision on their style, height, color
and brightness shall rest with Township.
(2)
When provided by the developer, sidewalks shall be constructed
in villages along at least one side of all streets on which on-street parking
is provided and in front of civic, institutional or community uses (however,
they are not required in back lanes or alleys). They shall be constructed
of concrete, asphalt, brick pavers, rectangular flagstones, or concrete paving
bricks or flagstones.
(3)
In village commercial areas and in neighborhoods where
lot sizes are 15,000 square feet or less, on-street parking shall be provided
in parking lanes parallel to curbs (which should also be required at such
building densities, to channelize runoff and to protect the paved edge from
damage by parked vehicles). Such on-street parking shall be supplemented,
wherever necessary, by off-street parking areas that are screened from the
street by landscaping and low fences or walls (vehicle hood-height).
(4)
Buildings in the village mixed-use/commercial area shall
generally be located close together with minimal side yard areas, in order
to form a fairly continuous row of shopfronts.
A.
The Board may, upon recommendation by the Planning Commission,
permit the modification of the provisions of this article in order to encourage
a well-planned traditional town center. Applicants must demonstrate that such
modifications would not substantially diminish the traditional character of
the proposed development, and that they would be within the spirit of this
article. However, in terms of modifying any dimensional requirement (lot area,
width, setbacks, etc.), such modification may not be greater than 25%.
B.
Any such modification shall be subject to the following
criteria:
(1)
The design and modifications shall be in harmony with
the purposes and the land-use standards contained in this article;
(2)
The design and modifications shall generally enhance
the development plan, the central core area, the streetscapes and the neighborhoods,
or at least not be any less desirable than the plan that could be created
in conformance with this article;
(3)
The design and modifications shall not produce lots or
street systems that would be impractical or detract from the appearance of
the district and shall not adversely affect emergency vehicle access or deprive
adjoining noncommercial properties of adequate light and air;
(4)
Increased residential density or intensification of nonresidential
uses shall be offset by corresponding special efforts by the applicant to
improve the appearance of the development through enhanced architectural and
landscaping efforts;
(5)
The applicant shall demonstrate that the proposed modifications
will produce equal or better results, from the Township's perspective, and
represent the minimum modification necessary.
C.
If the Board determines that the applicant has met his/her
burden, it may grant a modification of the requirements of this article. In
granting modifications, the Board may impose such conditions as will, in its
judgment, secure the objectives and purposes of this article.
