Step 1 - Analyze the Site
The first step is to inventory existing site features, taking care to identify sensitive and noteworthy natural, scenic and cultural resources on the site, and to determine the connection of these important features to each other and strategies for protection.
Step 2 - Evaluate Site Context
The second step is to evaluate the site in its larger context of the neighborhood and Town by identifying physical (e.g., stream corridors, wetlands), transportation (e.g., street and bicycle networks), and cultural (e.g., open spaces, recreational opportunities) connections to surrounding land uses and activities.
Step 3 - Designate Potential Conservation Areas
The third step is to identify the areas on the site to be preserved on the site as open space. The open space shall at a minimum include portions of the site that are unsuitable for development and which constitute the most sensitive and noteworthy natural, cultural and recreational resources of the site. Where appropriate, areas that serve to extend neighborhood open space networks to/from surrounding property shall be identified. The designation of open space shall reflect consistency with the Middletown Comprehensive Plan.
Step 4 - Determine Maximum Number of Units
At the master plan stage for major subdivisions and major land development projects, and at the preliminary stage for minor subdivisions and minor land development projects, the applicant and Planning Board shall agree upon an initial number of dwelling units and total square foot area of non-residential uses that will be permitted in the conservation development or subdivision, using the Yield Plan approach as described in Section 10-10.6 or the density calculations specified in Article 25 of the Zoning Ordinance for the MXD zoning districts.
Step 5 - Locate Development Areas and Explore Conceptual Alternatives
The sixth step is to locate development areas and specific building sites, using the proposed open space as a base map as well as other relevant data on the Existing Resources and Site Analysis Map. The design shall take into account the potential negative impacts of development on nearby conservation areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences, with emphasis on consistency with Middletown's character.
Step 6 - Locate the Building Sites
The sixth step is to locate building sites, using the proposed open space as a base map as well as other relevant data on the Existing Resources and Site Analysis Map. The design shall take into account the potential negative impacts of development on nearby conservation areas as well as the potential positive benefits of such locations to provide attractive views and visual settings for residences, with emphasis on consistency with Middletown's character.
Step 7 - Lay Out Streets, Trails and Other Infrastructure
Upon designation of the building sites, a street plan shall be designed to provide vehicular access to each building, complying with the standards herein and bearing a logical relationship to topographic conditions. Detailed information regarding stormwater drainage, water supply and sewage disposal, trails, sidewalks and other infrastructure are also provided during this step.
Step 8 - Design and Program Open Space
Details regarding the use, design, ownership and management of proposed open spaces shall be developed during the review process. Starting with conceptual proposals at the early stages of review, the function of open space areas shall be developed and refined. Based on review by the Planning Board and other reviewers, these concepts shall be clarified during the review process to establish as clear an approach to the use and maintenance of open space as it does for development areas.
Step 9 - Draw in the Lot Lines
Upon completion of the preceding 8 steps, the next step is simply to draw in the lot lines to delineate the boundaries of individual residential lots (if applicable).
Step 10 - Establish Ownership and Management of Open Space and Other Community Elements
At the time of preliminary review for major land development projects or major subdivisions, or at the time of final review for minor land development projects or minor subdivisions, a more detailed open space use and management plan as described in Section 10-10.7.A shall be submitted.
Conclusions/Outcomes form Pre-application Review
• Agreement on areas for further investigation, necessary detail of field surveys, etc.
• Approximate location of natural, cultural and recreational resources and agreement on town's priorities for resource protection in the areas of the site.
• Understanding of resource systems within the site's larger context.
• Preliminary location of potential conservation and development areas.
• Agreement on approach to determining maximum number of units.
• Schedule for the site visit(s)
• Agreement regarding the consultants, if any, the community will use to assist in the review process.
Conclusions/Outcomes from Site Visit
• Agreement on areas for further investigation, necessary detail of field surveys, etc.
• Agreement on general location of natural, cultural and recreational resources within the site and the need for further surveys.
• Review of general boundaries of potential conservation and development areas.
• Agreement on the general visual and social character of the neighborhood, and the type of development that would best fit in.
Conclusions/outcomes from Master Plan Review
• Areas for further investigation, soil tests, borings, necessary detail of field surveys, Etc. to be done for the Preliminary Plan submission.
• Location and function of natural, cultural and recreational resources.
• Function and value of resource systems within the site's larger context
• Location of potential conservation and development areas
• Maximum number of units
• Design and uses of open space areas, trail connection, and other shared amenities
• Location and design of streets, homes and other elements
• Criteria for establishing lot lines, pending further site surveys and analysis
• Ownership, maintenance and management responsibility of open space areas
• Relevant town goals for the area.