Open Space Residential Development Bylaw Town of Rehoboth.

Open Space Residential Development Bylaw

Town of Rehoboth

Milford

Sprawl development covers natural open space.

Sprawl development covers natural open space.

Wasted linear miles of asphalt, piping and utilities

Wasted linear miles of asphalt, piping and utilities

Berkshire County

Sprawl Development Maximizes Cost of Infrastructure

So What Is An OSRD…..Arranging homes in a compact form to…• preserve open space and respect resource

areas,• reduce disturbed area and minimize runoff,• establish green belts,

Standard Conservation Subdivision

The Problem

Loss of Open Space Smart Development

The Solution

OSRD provisions promote design flexibility related to minimum lot size, setbacks and frontage and can help streamline the permitting process.

So What Is It……

THE YIELD PLAN: The maximum number of lots achievable under conventional Zoning Bylaw provisions and Subdivision Rules and Regulations. The contents of this plan are similar to those of a Preliminary Subdivision Plan.

Step One: The Yield Plan

After The Yield is Calculated, the Four Step OSRD Design Process Follows…

1. Four Step Design Process• Step One: Evaluate the Site – Identify

Conservation and Resource Areas

Existing Natural Conditions Water Resources

Steep SlopesHistorical and Cultural Features

This leads to composite indicating areas for

conservation and areas for development.

• Step Two: Locate the Houses within development area.

• Step Three: Align Streets - meet subdivision road standards.

• Step Four: Draw in the Lot Lines

Comparison

Land Pre-Development

Conservation Design

Standard Design

Lots- Number

• Determine the number that could be constructed under Standard Subdivision approach meeting all regulations and that is number of lots under Conservation Subdivision. That is no increase in the number of homes that can be built.

Open Space• QuantityQuantity

– 50% of parcel must be permanently protected Open Space. Not more than 30% of this can be wetlands and detention/retention areas do not count as open space. Individual wells may be located in the open space.

• QualityQuality– More than just regulated lands – resource value

identified in the design process.– Related to other open space or recreational needs– Buffer of 50 feet from adjacent property and 100 feet

buffer from wetlands.

Open Space

• Ownership and Maintenance- Planning Board can determine who will

retain control of the property (Homeowner’s Association, Conservation Commission, Land Trust, etc)

- Permanent protection through a recorded Conservation Restriction

Water/Wastewater

• Bylaw prefers septic systems (soil absorption system) on individual lots with individual wells on lots or, if not possible, within common open space.

Water/Wastewater

• Other arrangements such as a community wastewater or community well system must meet Board of Health approval.

Special Permit Review Process

• Special Permit– Optional, standard subdivisions still possible.– Provides Planning Board more authority to

add conditions.– Requires 4 out of 5 vote rather than majority

of Planning Board– Typically Boards are given great discretion by

the courts (trade off of thus less secure for applicant)

In designing the Bylaw the Rehoboth OSRD Committee should

consulted with:

• Board of Health• Conservation Commission• Board of Selectmen• Solicited input from ZBA, Highway

Superintendent, Building Inspector/Zoning Official, Fire, and Police

Environmental

- Protects unique or fragile habitats

- Reduces the pollution impacts of stormwater runoff

- Promotes aquifer recharge

- Provides opportunities to link wildlife habitats

- Conservation values are part of the planning process

- Can further goals of open space and community

development plans

The planning process for OSRD inherently protects natural resources and promotes recharge to

underlying aquifers.

Benefits of OSRD

For the Developer and Realtor

- Streamlines plan review process; reduces time and costs

- Adds valuable amenities that can enhance marketing and sale prices

- Increases resale value; homes in OSRD subdivisions have shown to

appreciate faster than those in conventional subdivisions

- Decreases site development costs by designing with the terrain

The OSRD permitting structure encourages smart growth and facilitates a permitting process that is clear, easy to understand, and cost-effective to developers.

Benefits of OSRD

1) Reduced roadways and infrastructure

• Roadway construction costs are in the $400 - $600/ft range.

• Less roadway = Less impervious surface = less infiltration makeup areas.

2) Less impacts on wetlands

• Minimal wetland impacts = less wetland replication areas and expensive

crossings.

• Less time and risk in front of Conservation/DEP

3) Reduced lot areas and setbacks = cost savings on driveways and

landscaping

4) Time – geographically condensed construction is easier to

manage

5) Pride – OSRD plans are just more socially responsible

6) Sales advantages often include trail systems, open space, and

social community

Values Identified by OSRD Developers