MTR CD 10 Minutes

8/9/2019 MTR CD 10 Minutes

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Conservation Development

Lois Balin

Urban Wildlife Biologist

Texas Parks and WildlifePhotos by Lois Balin

Graphics by John Davis

Conservation Development and SubdivisionDesign Process



Soils

Hydrology

Flora

Fauna

Urbanization Effects on Ecosystems



Most People Value the Natural World

Affordable housing and land conservation are not mutually exclusive



Conservation development can be applied to regional, county, municipal,

commercial, single family detached housing or even highdensity apartment dwellings.

A win-win for developers, homeowners, and our natural

resources



Benefits for Developers, Homeownersand Communities

Higher property and re-sale values Lower water and energy bills

Permanent natural resource amenities

Improved air and water quality

Reduces heat island effect

Economically attractive to businesses

Lower costs and higher market and resale values Goals met without reducing density



Ecological Benefits: Protects uplands and floodplains

Prevents soil erosion and pollutants

Increases water recharge, nutrientsand wildlife habitat



What is Conservation Development?

Maintains regions ecological integrity.

Preserves best areas and develops areasthat are least impacted.

Clustered development places open spaceinto permanent protection.



1. Analysis of Current Growth Practices

2. Protecting Open Space Through Conservation Planning

- Identify and Map Primary Conservation Areas (PCAs)- Identify and Map Secondary Conservation Areas (SCAs)- Use overlays to connect resources

Conservation Development Process

From Randall Arendts Conservation Design for Subdivisions



3. Conservation Zoning - A Menu of Choices

- Calculate sites yield using traditional zoning

- Provide density/open space choices

4. Conservation Subdivision Design

Conservation Development Process



Current City LimitCurrent City Limit

ETJETJ

Regional ExampleRegional Example

Future of the City/Region is being

planned..

Protecting Open Space Through Conservation Planning



Transportation, Existing Development, and AgriculturalTransportation, Existing Development, and Agricultural

Agricultural lands

Existing Development



EcologicalEcological

Arroyos and FloodplainsArroyos and Floodplains

Desert ScrubDesert Scrub

Sand Scrub

Remnants

Sand Scrub

Remnants

Desert GrasslandsDesert Grasslands



Cultural and RecreationalCultural and Recreational

Historic

Farmstead

Historic

Farmstead

CemeteriesCemeteries

Scenic ViewsScenic Views



CombineAll Categories

³Open Space Map´

CombineAll Categories

³Open Space Map´



LinkagesLinkagesConnected Network of

Resources and Linkages

Connected Network of

Resources and Linkages

Map of Areas to be Preserved in Future Development



Facilitates

Movement

Facilitates

Movement



Density

Placement

Density

Placement

HighHigh

MediumMedium

LowLow

How Conservation Development could Work



Zoned for Overall Density of 2 Acre Lots

100 Acres = 50 lots

Prime Desert Habitat



Fifty 2-Acre ³Large Lot´ Zoning Results

Extensive ³Fragmentation´

Maintain 2 Acres, Access 2 Acres

No Common ³Good´ (Trails, etc.)



1/2 Acre Conservation Development

(Still 50 Lots« All with a Premium)

Minimal Fragmentation

Maintain 1/2 Acre, Access 75.5 Acres

Common ³Good´ (Trails, etc.)

Development can occur withoutobliterating our open space network



Base Map 50 Acres

Mostly Desert Scrub

Cultural Sites

Arroyos (floodplain)

Arroyo Desert

Scrub

Historic Sites Stone Wall

Floodplain

Protecting Open Space Through Conservation Planning



Arroyo Desert

Scrub


Floodplain

Identify Primary Conservation

Areas (PCA¶s)

Arroyos

Floodplains Cultural Sites



Identify Secondary

ConservationAreas (SCA¶s)

Stone Wall

Natural Desert Habitat Areas



Arroyo Desert

Scrub


Floodplain

Best Places to Build

Determine the Buildable Land

Design Your Project



Pros:

Avoids Most PC A¶s

Saves SC A¶s High Density

Cons:

More Fragmentation

Many

Arroyo

Crossings No Common Amenities

25 homes on 2 acre lots

First Scenario ± 50Acres



Gazebo

Common

Open Space

Common

Open Space

Pros:

Avoids most PC A¶s and SC A¶s

1arroyo crossing Higher density, less breakup

Access to ~ 44 acres

Low infrastr ucture cost

Cons:

Smaller lot sizes

25 homes on 1/4 ac lotsConservation Development

Second Scenario 50 Acres



Calculate sitesyield usingtraditional

zoning

18 2-acre Lots

Randal Arendt

Conservation Zoning: A Menu of Choices



Option 1:

Density Neutral

18 Lots

Standard is arequired 50%

Open Space




Option 2:

25% Density Bonus 24 Lots

60% Open Space




Option 3:

100% Density Bonus 36 Lots

70% Open Space




Process of Subdivision Design

Density-NeutralSubdivisionwith Minimum of50% Open Space



32 Homes

Traditional Method of Subdivision Design

Densitydetermined on size

of entire lot

82 acres



Conservation Subdivision Design

Randal Arendt Secondary Conservation Areas

Primary Conservation Areas



Identify Development Area

Density determinedon size of buildable

land



Home site Placement

DensityNeutral!!DensityNeutral!!

Still 32Homes

Yet ALL Lots are Premium LotsRandal Arendt



Add Lot Lines and Amenities

Maintain less, but access to MORE!!

Randal Arendt



Conservation Development

Dis-Incentives for Anything but

Conservation Design Randal Arendt



Guiding PrinciplesGuiding Principles

A thing is right when it tends to preserve the integrity,

stability and beauty of the biotic community. It is wrongwhen it tends otherwise.

-Aldo Leopold

A thing is right when it tends to preserve the integrity,

stability and beauty of the biotic community. It is wrongwhen it tends otherwise.

-Aldo Leopold

For more information please contact:

Lois Balin, Urban Wildlife Biologist

Texas Parks and Wildlife

(915) 774-9603

loisbalin@tpwd state tx usPhoto by Lois Balin

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