3.0 Subdivision Development Process
For all major subdivisions, an “Existing Features (Site Analysis) Plan” must be submitted as part of the application, in order to determine significant features to be preserved. The “Existing Features Plan” shall include, at a minimum, the following information:
- The location and area calculations of constraining features including wetlands, slopes over 25%, watercourses, intermittent streams and floodways, SWI.M. buffers (outside of floodways), watershed buffers, and all rights-of-way and easements.
- The location of significant features such as woodlands, tree lines, specimen and heritage trees, open fields or meadows, scenic views into or out of the property, watershed divides and drainage ways; existing structures, cemeteries, roads, tracks and trails; significant wildlife habitat; prime agricultural farmland; historic, archeological and cultural features listed (or eligible to be listed) on national, state or county registers or inventories; and aquifers and their recharge areas.
- The location of existing or planned utility easements (above and below ground) to include, but not limited to power/transmission, water, sewer, gas, phone, and cable.
- A topographical map showing original contours at intervals of not less than four feet and existing tree lines.
Following this analysis, for development located within the Rural and Transitional zoning districts, each subdivision sketch plan shall adhere to a four-step process:
- Step 1- Designation of Open Space. Areas to be designated should consist of wetlands, floodways, flood fringe and significant trees as well as sensitive and noteworthy natural, scenic and cultural resources on the property.
- Step 2 - Location of House Sites. Based on the designation of open space, potential house sites are tentatively located.
- Step 3 - Street and Lot Layout. Once open space and tentative house sites have been identified, streets can be located, taking care to avoid conservation areas and wetland crossings.
- Step 4 - Lot Lines. Following Steps 1-3, lot lines can be drawn, where applicable.
This process is intended to locate and position new development to minimize environmental impacts and avoid impacts on particularly sensitive and noteworthy natural, scenic and cultural resources on the property.