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CONSERVATION BASED REGULATIONS

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Title: CONSERVATION BASED REGULATIONS


1
CONSERVATION BASED REGULATIONS
  • GROWTH READINESS WORKSHOP
  • (Northern Beltline Stakeholder Group Corridor X
    Task Force)
  • GARDENDALE CIVIC CENTER
  • SEPTEMBER 26, 2005
  • PRESENTED BY JOEY HESTER, AICP
  • REGIONAL PLANNING COMMISSION OF GREATER
    BIRMINGHAM

2
CONSERVATION BASED REGULATIONS
  • OVERVIEW/HISTORY OF CONSERVATION BASED
    REGULATIONS
  • IAN MCHARG Design With Nature, 1969
  • RANDALL ARENDT Conservation Design for
    Subdivisions, 1996
  • LEGAL AUTHORITY/CODE OF ALABAMA
  • TYPES
  • SUB REGS/CSD
  • OVERLAY ZONING, ETC.
  • BENEFITS
  • GETTING STARTED
  • OTHERS/RELATIONSHIPS
  • Q A

3
CONSERVATION BASED REGULATIONS
  • OVERVIEW/HISTORY OF CONSERVATION BASED
    REGULATIONS
  • Ian McHarg (1920-2001) - Luminary
  • Born near Glasgow, Scotland
  • Harvard University, Landscape Architecture and
    City Planning degrees
  • Created Department of Landscape Architecture at
    U. of Penn.
  • Hosted The House We Live In on CBS, 1960
    (humans/environment)
  • Design With Nature, 1969 (landmark
    book/environmental movement)
  • Created Overlay Mapping Forerunner to GIS
  • Before advanced computer technology, there was no
    way to store, process, or present large amounts
    of spatial data.

4
CONSERVATION BASED REGULATIONS
  • Quotes from Design with Nature
  • "The Task of the highway was to intervene with
    the least possible damage, to exploit and
    reveal the visual qualities of the landscape
    while meeting traffic requirements. So thatin
    the Palisades Parkway, and perhaps most clearly,
    in the Skyline Drive of the Blue Ridge Parkway,
    these objectives were accomplished."
  • McHarg argued that form must follow more than
    just function it must also respect the natural
    environment in which it is placed.

5
CONSERVATION BASED REGULATIONS
6
CONSERVATION BASED REGULATIONS
  • Randall Arendt - Luminary
  • Land-use planner, site designer, author,
    lecturer, and an advocate of "conservation
    planning"
  • Bachelor's degree from Wesleyan University
  • Master's degree in Urban Design and Regional
    Planning from the University of Edinburgh,
    Scotland
  • Author of more than 20 publications including
    "Rural by Design Maintaining Small Town
    Character" "Conservation Design for
    Subdivisions A Practical Guide to Creating Open
    Space Networks)" Growing Greener Putting
    Conservation into Local Plans and Ordinances"
    and "Crossroads, Hamlet, Village, Town Design
    Characteristics of Traditional Neighborhoods, Old
    and New

7
CONSERVATION BASED REGULATIONS
8
CONSERVATION BASED REGULATIONS
  • LEGAL AUTHORITY/CODE OF ALABAMA
  • Regulation of Subdivisions 11-24-1 et seq.
  • The county commission or governing body of each
    county is authorized to regulate the planning and
    construction of all public streets, public roads,
    and drainage structures, and require the proper
    placement of public utilities to be located in
    proposed subdivisions.
  • Planning commissions shall adopt regulations
    governing the subdivision of land within its
    jurisdiction. Such regulations may provide for
    the proper arrangement of streets in relation to
    other streets and the master plan.
  • A planning commission may require a developer to
    reserve property in a proposed subdivision for
    future streets according to a master street plan
    as a prerequisite for the approval of a
    subdivision plat, but the courts have noted there
    are limitations to this authority.

9
CONSERVATION BASED REGULATIONS
  • Regulation of Subdivisions 11-24-1 et seq.
  • Municipal planning commissions have territorial
    jurisdiction over the subdivision of land located
    within the municipality, and all land lying
    within five miles of the corporate limits of the
    municipality and not located in any other
    municipality. 11-52-30 et seq.
  • The county engineer must approve plats within the
    extraterritorial jurisdiction of a municipality.
    However, once the plat is approved, it is within
    the exclusive control of the municipal planning
    commission.
  • No county shall exercise jurisdiction within the
    jurisdiction of any municipal planning commission
    presently organized and functional.

10
CONSERVATION BASED REGULATIONS
  • Zoning 11-52-70 et seq.
  • The Legislature of Alabama has delegated
    legislative authority to the municipalities of
    the state to pass general zoning ordinances, and
    to establish planning and zoning commissions.
  • Each municipal corporation may divide its
    territory into zones or districts and may provide
    for the kind, character, and use of structures
    and improvements that may be erected or made
    within the zone.
  • Several counties have gained the power to plan
    and zone through the enactment by the legislature
    of individual amendments to the Alabama
    Constitution (Jefferson, Shelby and Baldwin).

11
CONSERVATION BASED REGULATIONS
  • Comprehensive Land-Use Management in Flood-Prone
    Areas 11-19-1 et seq.
  • Alabama enacted this statute to prevent economic
    and human loss in flood prone areas. This act
    provides a comprehensive land-use management plan
    for each county. The plan should constrict
    development in flood-prone areas, guide
    development away from flood-prone areas, assist
    in reducing damage caused by floods, and improve
    the long-range management and use of floodprone
    areas. The statute authorizes each county
    commission to adopt zoning ordinances and
    building codes for flood-prone areas that are
    outside the corporate limits of any municipality.
    The commissions have broad authority to control
    development in flood-prone zones, to establish
    building codes and health regulations, provide
    maps delineating flood-prone zones, conduct
    related studies, and adopt ordinances for the
    enforcement of regulations. The county shall
    provide for a county board of adjustment to hear
    appeals from this section.

12
CONSERVATION BASED REGULATIONS
  • TYPES CONSERVATION SUBDIVISION
    REGULATIONS/DESIGN (CSD)/ZONING OVERLAYS
  • CONSERVATION SUBDIVISION REGULATIONS
  • Characterized by common open space and clustered
    compact lots. The purpose of a conservation
    subdivision is to protect farmland and/or natural
    resources while allowing for the maximum number
    of residences under current zoning and
    subdivision regulations. In some cases a greater
    density (density bonus) to encourage this
    approach to residential development.
  • Generally, this tool is used for parcels 40
    acres or larger.

13
CONSERVATION BASED REGULATIONS
14
CONSERVATION BASED REGULATIONS
www.prairiecrossing.com
15
CONSERVATION BASED REGULATIONS
TYPICAL M.O.
16
CONSERVATION BASED REGULATIONS
  • CONSERVATION SUBDIVISION DESIGN
  • In contrast to conventional subdivision design,
    CSD, also referred to as "open space design," is
    basically a "green" version of an approach to
    subdivision design known as "clustering.

17
CONSERVATION BASED REGULATIONS
Represents the physical constraints sensitive
environmental features of the site floodplains,
wetlands, steep slopes, wooded areas, etc. (plus
context of surroundings)
18
CONSERVATION BASED REGULATIONS
Hypothetical plan by the developer to illustrate
the sites maximum build-out, based on
pertinent subdivision and zoning requirements,
but temporarily disregarding some environmental
constraints
19
CONSERVATION BASED REGULATIONS
Created by the developer to illustrate the
intended build-out of the site, in intensity
to the yield plan, but by design, results in a
more compact build-out than conventionally
permitted to avoid disturbance of environmental
features create on-site open space amenities
20
CONSERVATION BASED REGULATIONS
  • OVERLAY ZONING DISTRICTS
  • An Overlay District may be established to give
    specific protection to certain areas within a
    City or County having environmental, historical,
    scenic or some other significance, or to impose
    additional requirements in certain geographic
    areas of the City or County, that are not
    applicable to all areas, for resource protection
    or for the protection of lives and property.
  • An Overlay District does not negate the
    requirements of the underlying district, but may
    create additional requirements, regulations, or
    standards.

21
CONSERVATION BASED REGULATIONS
  • CAHABA RIVER, BUCK CREEK CONSERVATION OVERLAY
    DISTRICT Helena, AL
  • INTENT - Protect H2O quality environmental
    integrity, Cahaba south of CR52 additional
    measure of protection due to OAW Classification.
  • ADDITIONAL STANDARDS 100 foot min. lot width
    abutting river, 1 acre min. lot size south of
    CR52, max. impervious surface is 50 of lot area
    and stream setback/buffer requirements (200 ft.
    Cahaba 150 ft. Buck, from stream edge).
  • 3 ZONES
  • Streamside Zone (1) 50 foot min.
  • Middle Zone (2) 100 ft. min. for Cahaba 50 ft.
    min. for Buck Creek
  • Outer Zone (3) 50 ft. min.

22
CONSERVATION BASED REGULATIONS
  • CAHABA RIVER OVERLAY DISTRICT Trussville, AL
  • INTENT - Protect H2O quality environmental
    integrity of the Cahaba.
  • ADDITIONAL STANDARDS 100 foot min. lot width
    abutting river, max. impervious surface is 50 of
    lot area and stream setback/buffer requirements
    (125 ft. from center of river or floodway
    whichever is greater).
  • 3 ZONES
  • Streamside Zone (1) 25 foot min. from stream
    bank edge
  • Middle Zone (2) 50 ft. min. from Zone 1
  • Outer Zone (3) 25 ft. min. from Zone 2

23
CONSERVATION BASED REGULATIONS
  • OTHER ITEMS ADDRESSED (Helena and Trussville)
  • Permitted Uses Tied to underlying zoning
    district
  • Special Exceptions Same As Above
  • Stream Setback/Buffer Maintenance Management
  • Fertilizers, herbicides pesticides
  • On-Site Sewage Disposal
  • Development Controls

24
CONSERVATION BASED REGULATIONS
COTTAGE ZONING
25
CONSERVATION BASED REGULATIONS
  • BENEFITS
  • WHY? To protect preserve open space and
    natural areas, but reduce costs improve quality
    of life
  • protects streams and water quality
  • provides habitat for plants and animals
  • preserves rural "atmosphere or character"
  • provides recreational areas (public trails
    greenways)
  • protects home values
  • reduces costs of construction maintenance of
    infrastructure
  • reduces costs of municipal services
  • creates better places to live
  • Subdivision regulations are one of the principal
    tools (along with zoning) for shaping the
    physical form of our communities.
  • The subdivision review process assures that
    residential development is designed in a way
    which promotes community objectives such as the
    preservation of open space and natural areas.

26
CONSERVATION BASED REGULATIONS
  • GETTING STARTED
  • WHERE do Conservation Subdivisions fit in?
  • Most appropriate in low to medium density
    residential area where the zoning density is low
    enough to allow sufficient clustering and open
    space preservation.
  • In urban areas, mixed use developments designed
    as a TND or TOD may be the best option.
  • COMMUNITY INVOLVEMENT IS KEY!!!

27
CONSERVATION BASED REGULATIONS
  • HOW? Adopt Conservation Subdivision
    Regulations, etc.!!
  • Conservation subdivision approach involves
    small, but significant, changes to the
    subdivision design and review process.
  • Can be provided as an alternative to
    conventional subdivisions.
  • Integrate with a comprehensive plan and zoning
    that encourages the preservation of open space
    (over a of years this approach can protect an
    interconnected network of conservation lands.
  • Developers can easily become the community's
    leading conservationists, as each new subdivision
    adds another link to an area-wide open space
    system.

28
CONSERVATION BASED REGULATIONS

29
CONSERVATION BASED REGULATIONS
  • OTHERS/RELATIONSHIPS
  • CONSERVATION EASEMENTS/LAND
  • TRANSFER OF DEVELOPMENT RIGHTS (TDR)
  • SCENIC CORRIDOR OVERLAYS/BYWAYS
  • UPPER CAHABA STUDY I II
  • REGIONAL OPEN SPACE PLAN (RPC)
  • COMPREHENSIVE PLANS
  • GREEN INFRASTRUCTURE Shelby County Comp Plan
    (LEC, KPS)

30
CONSERVATION BASED REGULATIONS
  • CONSERVATION EASEMENTS
  • A nonpossessory interest in real property
    imposing limitations or affirmative obligations,
    the purposes of which include retaining or
    protecting natural, scenic or open space values
    of real property assuring its availability for
    agricultural, forest, recreational or open space
    use protecting natural, cultural, or historic
    resources or maintaining air or water quality
    and including preservation easements for historic
    or cultural resources.

31
CONSERVATION BASED REGULATIONS
  • CONSERVATION LAND
  • Land owned by a public body, land trust,
    conservation organization, or other group for the
    purpose of the protection of natural resources or
    scenic, cultural, historic or archeological
    values, the provision of open space, and/or for
    passive recreational use and which is permanently
    restricted from development or intensive use and
    protected in perpetuity in a substantially
    undeveloped state by legally binding
    arrangements.

32
CONSERVATION BASED REGULATIONS
  • TRANSFER OF DEVELOPMENT RIGHTS (TDR)
  • An administrative program or regulatory
    procedure by which an owner of environmentally
    sensitive land in a sending area sells the
    land's development potential to an owner of land
    located in a receiving area where higher
    density development is desirable.
  • The conveyance of development rights by deed,
    easement, or other legal instrument authorized by
    local law to another parcel of land and the
    recording of that conveyance.

33
CONSERVATION BASED REGULATIONS
  • SCENIC CORRIDOR OVERLAY
  • A Scenic Corridor Overlay District can be
    established to preserve, protect, enhance, and
    maintain the aesthetic, cultural, historical,
    scenic, architectural, and other significant
    elements of a corridor. These districts are
    intended to ensure that major access corridors
    are developed and maintained in a harmonious and
    compatible manner to encourage the improvement
    and/or protection of the visual character of this
    corridor.

34
CONSERVATION BASED REGULATIONS
  • IN CONCLUSION
  • You are empowered by the Code of Alabama
  • Different Choices/Options Available - One Size
    Does Not Fit All
  • You can do it!!!

35
CONSERVATION BASED REGULATIONS
  • Questions Answers!!
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