17.104.040 Evaluation Criteria

17.104.040 Evaluation Criteria.

     A. Purpose. In evaluating the layout of lots and open space, the following criteria will be considered by the County as indicating design appropriate to the site’s natural, agricultural (farming/ranching), historic, and cultural features, and meeting the purposes of this section. Diversity and originality in lot layout shall be encouraged to achieve the best possible relationship between development and conservation areas. Accordingly, the County shall evaluate proposals to determine whether the proposed Rural Land Use Plan:
     1. Protects and preserves floodplains and wetlands;
     2. Preserves and maintains mature woodlands, existing fields, pastures, meadows, and orchards, and creates sufficient buffer areas to minimize conflicts between residential and agricultural uses;
     3. Development should be located on the least productive lands;
     4. Maintains or creates a buffer of natural native species vegetation of at least fifty (50) feet in depth adjacent to wetlands and surface waters, including creeks, streams, springs, lakes, and ponds;
     5. Preserves around existing hedgerows and tree lines between fields or meadows. Protects large woodlands (greater than five acres), especially those containing many mature trees or a significant wildlife habitat. However, woodlands in poor condition with limited management potential can provide suitable locations for residential development. When any woodland is developed, great care shall be taken to design all disturbed areas (for buildings, roads, yards, septic disposal fields, etc.) in locations where there are no large trees or obvious wildlife areas, to the fullest extent that is practicable;
     6. Preserves scenic views and vistas unblocked or uninterrupted, particularly as seen from public roadways. For example, in open agrarian landscapes, a deep "no build, no plant" buffer is recommended along the public roadway where those views or vistas are prominent or locally significant. In wooded areas where the sense of enclosure is a feature that should be maintained, a deep "no-build, or no-cut" buffer should be respected, to preserve existing vegetation;
     7. Protects significant wildlife habitat areas and migration routes;
     8. Protects and preserves sites of historic, archaeological or cultural value, and their environs, insofar as needed to safeguard the character of the feature, including spring houses, barn foundations, cellar holes, earthworks, burial grounds, etc.;
     9. Protects rural roadside character and improves public safety and vehicular carrying capacity by avoiding development fronting and/or accessing onto existing public roads. Establishes buffer zones along the scenic corridor of rural roads with historic buildings, windbreaks, etc.;
     10. If physically feasible, incorporate a means for pedestrian circulation connecting open space areas to the neighborhoods;
     11. Provides open space that is reasonably contiguous to the greatest extent practicable. Long thin strips of conservation land shall be avoided, unless the conservation feature is linear or unless such configuration is necessary to connect with other streams or trails;
     12. The open space shall generally abut existing or potential open space land on adjacent parcels, and shall be designed as part of larger contiguous and integrated greenway systems;
     13. Community plans: The applicant shall consider the relevant community plans recommendations and designations in designing the residential cluster and the open space.