(A) Process overview.
(1) The sequence of actions prescribed in this subchapter is as listed below.
(2) These steps shall followed sequentially, and may be combined only at the discretion of the Planning Commission Department:
(a) Pre-application discussion;
(b) Existing features (site analysis) plan. (Clock starts with the submission of this plan at the on-site walkabout or at a regularly scheduled meeting of the Planning Commission);
(c) On-site walkabout by Planning Department, Technical Advisory Committee members and applicant;
(d) Pre-submission conference;
(e) Conceptual preliminary plan (conceptual illustration of conservation areas land, potential house sites, street alignments and tentative lot lines, prepared according to the four-step design process described herein);
(f) Preliminary plan submission, determination of completeness, review of overall planning concepts and decision;
(g) Preliminary engineering certification;
(h) Final plan submission, determination completeness, review and decision;
(i) Plat signature; and
(j) Recording at County Recorder’s office.
(B) Elements of the preliminary plan process.
(1) Pre-application discussion. A pre-application discussion is strongly encouraged between the applicant, the site designer(s), and the Planning Department. The purpose of this informal meeting is to introduce the applicant and site designer(s) to the county zoning and subdivision regulations and procedures, and to discuss the applicants objectives in relation to the Plan Commission official policies and ordinance requirements. The Technical Advisory Committee and Department shall conduct such activities.
(2) Existing features (site analysis) plan.
(a) Existing features (site analysis) plans analyzing each sites special features are required for all proposed subdivisions, as they form the basis of the design process for conservation areas, house locations, street alignments and lot lines. The applicant or his or her representative shall bring a copy of the existing features (site analysis) plan to the on-site walkabout.
(b) Detailed requirements for existing features (site analysis) plans are contained in another section of this subchapter, but at the minimum must include:
1. A contour based at least upon topographical maps published by the U.S. Geological Survey;
2. The location of severely constraining elements such as steep slopes (over 25%), wetlands, watercourses, intermittent streams and 100-year floodplain, and all rights-of-way and easements;
3. Soil boundaries as shown on USDA Soil Conservation Service medium-intensity maps;
4. The location of significant scenic views into or out from the property, watershed divides and drainageways, fences or stone walls, rock outcrops and existing structures, roads, tracks and trails; and
5. Vegetation map showing woodlands.
(c) These existing features (site analysis) plans shall identify primary conservation areas (floodplain, wetlands and steep slopes, as defined in the process for computing adjusted tract acreage), and secondary conservation areas as described in § 154.186(D)(2)(c).
(3) On-site walkabout.
(a) After the existing features (site analysis) plan has been prepared, the Planning Department shall schedule a mutually convenient date to walk the property with the applicant and his or her site designer.
(b) The purpose of this visit is to familiarize Planning Department and Technical Advisory Committee with the property’s special features, and to provide them an informal opportunity to offer guidance (or at least a response to the applicant regarding the tentative location of primary conservation areas.
(4) Pre-submission conference. Prior to the submission of the sketch plan or conceptual preliminary plan, the applicant shall meet with the Planning Department to discuss how the four-step approach to designing subdivisions, described in division (B)(6) below, could be applied to the subject property. At the discretion of the Planning Department this conference be combined with the on-site walkabout.
(5) Conceptual preliminary plan.
(a) After the pre-sketch conference, a sketch plan or a conceptual preliminary plan shall be submitted for all proposed subdivision. As used in this subchapter, the term PRELIMINARY PLAN refers to the preliminarily engineered sketch plan drawn to illustrate initial thoughts about a conceptual layout for conservation lands, house sites and street alignments. This is the stage where drawings are tentatively illustrated, before heavy engineering costs are incurred in the design of any proposed subdivision layout.
(b) A conceptual preliminary plan shall be submitted by the applicant to the County Plan Director who will then submit it to the Planning Commission for review for the purpose of securing early agreement on the overall pattern of the streets, houselots, primary conservation areas and potential trail linkages (where applicable), prior to any significant expenditure on engineering costs in the design of streets, stormwater management, or the accurate delineation of internal lot boundaries.
(6) Four-step process.
(a) Each conceptual preliminary plan shall follow a four-step design process, as described below.
(b) When the conceptual preliminary plan is submitted, the applicant shall be prepared to demonstrate to the Planning Commission that these four design steps were followed by his or her site designers in determining the layout of their proposed streets, houselots and conservation lands.
1. Designating conservation areas. During the first step, all potential primary conservation areas, are identified, using the existing features (site analysis) plan. Primary conservation areas shall consist of wetlands, floodplain, slopes over 25% and soils susceptible to slumping, and agricultural lands.
2. Location of house sites. During the second step, potential house sites are tentatively located, because the proposed location of houses within each lot represents a significant decision with potential impacts on the ability of the development to meet the 13 evaluation criteria contained in § 154.186(E), subdivision applicants shall identify tentative house sites on the conceptual preliminary plan a proposed house sites on the detailed final plan. House sites should generally be located not closer than 100 feet from primary conservation areas. The building footprint of proposed residences may be changed by more than 50 feet in any direction, with majority approval of the members of the Planning Commission. Changes involving less that 50 feet do not require approval.
3. Street and lot layout. The third step consists of aligning proposed streets to provide vehicular access to each house in the most reasonable and economical way. When lots and access streets are laid out, they shall be located in a way that avoids or at least minimizes adverse impacts on the primary conservation areas. To the greatest extent practicable, wetland crossings and streets traversing existing slopes over 15% shall be strongly discouraged. Street connections shall generally be encouraged to minimize the number of cul-de-sacs to be maintained by the county and to facilitate easy access to and from homes in different parts of the property (and on adjoining parcels). Where cul-de-sacs are necessary, those serving six or fewer homes may be designed with hammerheads facilitating three-point turns. If cul-de-sacs are necessary, those serving six or fewer homes shall generally be designed with a central island containing indigenous trees and shrubs (either conserved on site, or planted). The county generally encourages the creation of single-loaded residential access streets, in order that the maximum number of homes in new developments may enjoy views of conservation areas. All streets and roads are subject to standards set forth in §§ 154.160 through 154.171 (Ord. 1996-7-1 as approved by the Board of Commissioners July 1, 1996, and recorded in Book 106 on pages 292 through 298 in County Records), with the exception of the surface which shall be determined by the Plan Commission with recommendation by the Technical Advisory Committee.
4. Lot lines. The fourth step is simply to draw in the lot lines, and to show the following information of the lots: width, depth and frontage.
(7) Preliminary engineering certification. Prior to approval of the conceptual preliminary plan, the applicant shall submit the Planning Commission a preliminary engineering certification that show the approximate layout of the proposed streets, house-lots and conservation land, complies with the county zoning and subdivision regulations, particularly those section governing the design of subdivision streets and storm water management facilities. This certification requirement is meant to provide the county with assurance the proposed plan is able to be accomplished writing the current regulations of the county. The certification shall also note any waivers needed to implement the plan as drawn.
(Ord. 1999-4-19, passed 4-19-1999)