(B) OS-PUD design process.
(1) A site plan for an OS-PUD shall be prepared according to the following process.
(C) Two plans. The applicant shall prepare two plans: a Natural Features and Development Area Map and a Preliminary Site Plan using the design process described below.
(1) The Natural Features and Development Area Map shall illustrate the primary conservation areas and those other areas on the site that are to be preserved as dedicated open space on the site.
(a) Primary conservation areas, for purposes of this chapter, shall be defined as existing wetlands, creeks, streams, ponds, lakes or other waterbodies, floodplains and slopes over 20%.
(b) The dedicated open space illustrated on this map shall comply with the requirements for open space of this subchapter.
(c) Only one-half of the primary conservation areas shall be counted toward the required amount of dedicated open space.
(2) Label other natural site features such as woods, stands of trees, specimen trees, farm lands and fields, meadows and hedgerows, farm buildings and fences.
(3) The dedicated open space as required by this subchapter shall be clearly labeled on the map. The areas outside the dedicated open space shall be illustrated on the map as the development area, which is the only area where house sites may be located.
(4) Next, determine the number of houses permitted for the site by this subchapter.
(5) On the same natural features and development area map illustrate the tentative location of house sites. House sites shall only be located within the development area. A house site shall not be located within the primary conservation areas or other areas illustrated as dedicated open space. The location of house sites should be done according to the following design standards.
(a) Houses should be placed so that the predominant view from the house is of open space and not of dwellings on the opposite side of the street.
(b) Houses should be placed so that scenic views are left unblocked or uninterrupted, particularly as seen from the public road right-of-way.
(c) In order to maintain scenic views and rural character, dwellings placed directly on hilltops shall be discouraged if the dwelling is unscreened from the view of nearby properties and roads. Dwellings that are three stories as viewed from nearby public streets shall also be discouraged as such dwellings can detract from the rural view.
(6) On the Natural Features and Development Area Map illustrate the conceptual location of streets that shall be designed to serve the allowed house sites. Trails shall also be illustrated on this plan. The location of streets should be designed according to the following design standards:
(a) Avoid crossing wetlands and wildlife habitat areas with streets;
(b) Street systems should be designed to produce terminal vistas (views) of open spaces, village greens, water features, meadows or playing fields;
(c) Streets should have houses on only one side as this will allow residents a view of open spaces within the development;
(d) Every effort should be made to connect each street with another to minimize dead-ends, to provide safe and efficient access for emergency and public service vehicles, and to avoid conditions where certain residential streets become collectors that carry the majority of neighborhood traffic;
(e) Where cul-de-sacs are unavoidable, they should be provided with pedestrian and bike linkages to nearby streets or adjoining neighborhoods;
(f) Streets serving new developments should be designed to connect with adjoining properties; and
(g) OS-PUD developments shall, where feasible and appropriate, provide a trail system that provides pedestrian and bicycle linkage throughout the development, that take advantage of the open space areas. Linkage to future neighborhoods and developments that may occur adjacent to the development may be provided and are encouraged.
(7) (a) Next, prepare a separate plan to be known as the Preliminary Site Plan in accordance with the requirements of §§ 154.160 through 154.171 of this chapter. Draw lot lines for each house site and the road rights-of-way within the development area. Illustrate the boundaries of the development area on the Preliminary Site Plan.
(b) The lots should be designed according to the following design standards.
1. Lots shall be of a size and width necessary to obtain approval from the county’s Health Department. If permitted by the Health Department, septic drain fields may be located within the dedicated open space areas outside the lot lines.
2. As part of the Preliminary Site Plan, the applicant shall provide documentation from the county’s Health Department that the soil types in the buildable areas are acceptable for on-site well and septic systems.
(8) The natural features map plan and the Preliminary Site Plan shall be submitted to the Planning Commission for Preliminary Site Plan review according to the procedures of this chapter.
(Ord. passed 7-12-2012, § 12.13)