The difficulty lies, not in the new ideas, but in escaping the old ones

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The difficulty lies, not in the new ideas, but in
escaping the old ones John Maynard Keynes
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The Galisteo Basin Preserve Santa Fe, New Mexico
Presented by Ted Harrison
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The Galisteo Basin Preserve Santa Fe, New Mexico
A Practice of Conservation-based Community
Development
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Presentation outline

• Origins Story

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Presentation outline

• Origins Story
• Community Vision

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Presentation outline

• Origins Story
• Community Vision
• Design Principles

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Presentation outline

• Origins Story
• Community Vision
• Design Principles
• Dark Secrets - Wild Ambitions

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Origins story
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Origins story
Lost innocence
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Emergency room conservation
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An unanticipated
Epiphany!
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Embracing complexity
Thornton Ranch

• 1,500-acre acquisition
• A 3.5MM public investment

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Embracing complexity
Thornton Ranch

• 1,500-acre acquisition
• A 3.5MM public investment

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A more systemic practice

• 1,500-acre acquisition
• A 3.5MM public investment

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A more systemic practice

• 12,000 acres
• 800 homes
• Hundreds of individual wells and septic systems
• 40 miles of roads

?
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Aikido Conservation

• 12,000 acres of publicly accessible open space
• Valued at 35,000,000

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Aikido Conservation
A 300-acre community development

• Affordable housing
• Education
• Economic development

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1970
The Unintended Consequences of Pseudo-Ruralism
1980
1990
2000
2010 (as platted)
2050 Business as Usual
Conservation Alternative
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1970
A Landscape under Siege
1980
1990
2000
2010 (as platted)
2050 Business as Usual
Conservation Alternative
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1970
Business as Usual 2010 AD
1980
1990
2000
2010 (as platted)
Thornton Ranch
2010 Business as Usual
Conservation Alternative
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1970
Business as Usual 2015 AD
1980
1990
2000
2010 (as platted)
Thornton Ranch
2015 Business as Usual
Conservation Alternative
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1970
Business as Usual 2020 AD
1980
1990
2000
2010 (as platted)
Thornton Ranch
2020 Business as Usual
Conservation Alternative
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1970
Business as Usual 2025 AD
1980
1990
2000
2010 (as platted)
Thornton Ranch
2025 Business as Usual
Conservation Alternative
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1970
Business as Usual 2030 AD
1980
1990
2000
2010 (as platted)
2030 Business as Usual
Conservation Alternative
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1970
Business as Usual 2035 AD
1980
1990
2000
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1970
Meanwhile Back at the Other Ranches
1980
1990
2000
2010 (as platted)
2015 Business as Usual
Saddleback Ranch
Conservation Alternative
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1970
Meanwhile Back at the other ranches
1980
1990
Spur Ranch
2000
2010 (as platted)
Going
2020 Business as Usual
Conservation Alternative
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1970
Meanwhile Back at the other ranches
1980
1990
2000
South Lamy
2010 (as platted)
2025 Business as Usual
Conservation Alternative
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1970
Meanwhile Back at the other ranches
1980
Rancho Viejo SW
1990
2000
2010 (as platted)
Going
2025 Business as Usual
Conservation Alternative
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1970
Meanwhile Back at the other ranches
1980
Rancho Viejo SW
1990
North Lamy
2000
CR 42 incursions
2010 (as platted)
2030 Business as Usual
Conservation Alternative
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1970
Meanwhile Back at the other ranches
1980
Rancho Viejo SW
1990
2000
2010 (as platted)
Going
2035 Business as Usual
Conservation Alternative
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1970
1980
Rancho Viejo SW
1990
2000
2010 (as platted)
2035 Business as Usual
Game Over
Conservation Alternative
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1970
1980
Rancho Viejo SW
1990
2000
2010 (as platted)

• Damage Assessment
• 50,000/- acres
• 3,700/- homes
• 350/- miles of roads
• 1,700/- water wells

2035 Business as Usual
Conservation Alternative
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1970
The Algorithm of Green Community Development
1980
1990
2000
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Green Infrastructure
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Green Infrastructure Green Building
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Green Infrastructure Green Building
Mixed-Use/Mixed Income Development
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Green Infrastructure Green Building
Mixed-Use/Mixed Income Development
1970s
Ecologically Responsible Community-building
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Green Infrastructure Green Building
Mixed-Use/Mixed Income Development
1970s
Ecologically Responsible Community-building
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
The Galisteo Basin Preserve
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)
2035 Business as Usual
Conservation Alternative
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1950s
Aikido Redux
1970s
1980s
1990s
2010 (as platted)

• Anticipated Outcomes
• 30,000 acres of public open space
• 60 miles of trails
• 1,500 homes
• 200,000 sf commercial/civic uses

2035 Business as Usual
Conservation Alternative
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Community building Values and principles
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• Community Dialogue
• Shared solution-finding

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• Community Dialogue
• Shared solution-finding

• Actively engage stakeholders
• Identify priority community concerns
• Craft a land use plan that effectively
• and fairly serves the communitys needs

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Core Values

• Environmental Stewardship

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Core Values

• Environmental Stewardship

• Grassland and riparian restoration
• View shed protection
• Cultural resource stewardship
• Water and energy conservation

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Core Values

• Land-sensitive Site Planning

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Core Values

• Land-sensitive Site Planning

• Concentrate development footprint
• Minimize disturbance to soils, plants and water
• Buffer riparian corridors
• Respect significant landscape features

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GIS Mapping
Soils and drainages
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GIS Mapping
Soils and drainages
Public view sheds
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GIS Mapping
Soils and drainages
Public view sheds
Skyline impacts
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GIS Mapping
Soils and drainages
Public view sheds
Skyline impacts
Slope
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GIS Mapping
Soils and drainages
Public view sheds
Skyline impacts
Slope
Solar orientation
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Site planning decision-making
Optimal Development Envelope
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The Master Plan Overview
Village Development Envelope 300 acres
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The land use program

• Residential program
• 655 market rate homes - single family
  detached, compounds, courtyard, lofts, live-work,
  cottages,town homes, condos
• 290 affordable homes - attached and detached
  single family

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The land use program

• Civic and commercial program
• 100,000 sf educational (i.e., Charter high
  school 37, elementary school, pre-school)
• 30,000 sf commercial (e.g., café, village
  market, pub, galleries, offices, live-work)
• 20,000 sf civic facilities (e.g., fire station,
  post office, environmental center, chapel,
  library)

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Organizing principles
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Connectivity and accessibility
Access to transit/trolley
Regional highway connections
Walking trails/bikeways
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A vibrant community core
Village Residential zone A diverse mix of
educational, commercial, civic, and
residential (10-25 du/ac in Village center)
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Neighborhoods defined by landforms and gathering
spaces
Neighborhood Residential 5-15 du/ac
Basin Residential 1-5 du/ac
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Reverence and celebration
Sacred spaces A chapel, ceremonial and
sculpture gardens
Green cemetery 10 acres
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Affordable housing

• Total affordable units - 290 homes
• Units by income category
• gt 65 AMI - 73 homes
• gt 80 AMI - 72 homes
• gt 100 AMI - 72 homes
• gt 115 AMI - 72 homes
• Broad geographic distribution
• Diverse household beneficiaries
• Elder households
• Young families
• Co-housing neighborhoods

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Long-lived affordability

• Green building criteria
• Smaller units (750-1200 sf)
• Construction standards
• Energy efficiency
• Durability/longevity
• Healthy homes
• Ownership alternatives
• 150 homes - 10 year restricted
• 140 homes - community land trust

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Low Impact Design Engineering

• 85 wastewater reuse (165 ac/ft) for toilets
• and outdoor irrigation
• 500,000 gal rainwater catchment
• Bio swales and riparian restoration for storm
  water
• Contour-based road design
• Xeric landscaping

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Environmentally conscious design and
construction

• Construction materials with high thermal and
  insulation values (windows, building systems)
• Solar orientation/passive design
• Sun shading/roof overhangs
• Strategic cross ventilation
• Low imbedded energy materials
• Material recycling
• Community power generation (CSP, wind, biomass)

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Transportation/Accessibility

• Mixed-use program
• Trolley service along existing rail
• Regional commuter trails/bikeways
• Vanpools/ride sharing/zip car plans

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Wild ambitions
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Wild ambitions

• A conservation-based community development
• that inspires and challenges
• A community that lives deeply, productively,
• and creatively
• A landscape that can evolve with health and
  diversity

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The Green Communities Imperative
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The Green Communities Imperative

• A significantly reduced consumptive footprint
  (i.e., land, energy, water, materials)
• A land ethic and social ethic informed by values
  of respect, love and wisdom

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Organizational imperatives
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Organizational imperatives

• A business culture that challenges the silo
  mentality of traditional environmental and
  housing/social justice organizations
• A need for more complex and layered
  partnerships among conservation, affordable
  housing, and social justice institutions
• Financial and regulatory incentives to
  encourage more integrative conservation-based
  community development

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