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.
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) Existing resources and site analysis plan.
(c) Preliminary resource impact and conservation plan.
(d) Preliminary improvements plan.
(e) Preliminary studies and reports as required in other
parts of this article.
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%.
[3] In delineating secondary conservation areas, the applicant
shall prioritize natural and cultural resources on the tract in terms of their
highest to least suitabilities for inclusion in the proposed greenway, in
consultation with Township staff and in accordance with §
125-73A
and
B herein.
[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.
(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.
The standards for resource conservation and greenway delineation shall
apply to all subdivision and land developments within the Conservation Design
Residential Overlay District only.
This article is established to provide opportunities for creating compact
housing developments of a traditional character in the form of hamlets and
villages.