Conservation Development

Lois Balin
Urban Wildlife Biologist
Texas Parks and
Photo by Lois Balin Wildlife
 Conservation Development
• Urban Ecology
• Conservation Development Process
• Conservation Subdivision Design Process

Photo by Lois Balin

“The
“The future
future that
that faces
faces most
most communities
communities withwith standard
standard zoning
zoning
and
and subdivision
subdivision codes
codes is
is to
to witness
witness the
the systematic
systematic conversion
conversion
of
of every
every unprotected
unprotected acre
acre of
of natural
natural land
land into
into developed
developed
uses.”
uses.”
Randall
Randall Arendt
Arendt

Photo by Lois Balin

 `

Areas of natural open space that once provided

habitat for wildlife are quickly disappearing
Photo by Lois Balin
 Urbanization Effects on Ecosystems

• Soils
• Hydrology
• Flora
• Fauna

Photo by John Davis

 What Happens to the Soil?

Photo by Lois Balin

• “Scraping”
• Loss of organic matter
• Water balance
• Erosion and compaction

Photo by Lois Balin

What Happens to the Hydrology?

• “Water-proofed” Ground
• Increased Run-Off
• Decreased Water Infiltration

Photo by John Davis

 What Happens to Plant Communities?
• Altered Plant Structure
• Altered Succession
• Altered Species Composition

Photos by Lois Balin

Alien (non-native) Species Invade Native Habitats

Russian Thistle

Salt Cedar

Photo by Lois Balin •

What Happens to the Wildlife?

Decrease
in Specialists and
Large Mammals

Photo by TPWD

Photo by Lois Balin

Increase in Generalist
What Happens to the Wildlife? and Nuisance
Wildlife

Photos by TPWD
 People Prefer the Sounds of
Nature
#1...
Birds
#3...
Singing
Wind

#2...
Moving
Water

Photos by John Davis

 Things to keep in mind
• Nature is DYNAMIC
• Everything is INTERCONNECTED
• Everyone makes VALUE JUDGEMENTS

Photo by John Davis

 Most People Value the Natural
World Is This Okay With You?
Is This Okay With You?
Too often, affordable housing and land conservation are
viewed as either-or propositions.

All people deserve well-designed housing and the benefits of

protected natural systems and habitat.

Photos by Lois Balin

 What is Conservation Development?

• “Fits in” with the local environment and

maintains the region’s ecological integrity.

• Accomplished by analysis and identification

of the best areas to preserve and the areas
least impacted from development.

• Clusters homes and businesses and places

open space into permanent protection.
Conservation development concepts
can be applied to regional, county,
municipal, commercial, single family
detached housing or even high
density apartment dwellings.

“A win-win” for developers,

home owners, and our
natural resources
Benefits for the Developer
• Lower site development costs
• Less infrastructure costs
• Goals met without reducing densit
• All lots premium
• Less mitigation
• Higher market and resale
values
• Faster return on investment

Photo by John Davis

 Benefits for the Homeowner
ECONOMIC:
• Higher property and re-sale values
• Lower landscaping cost
• Lower energy bills

OTHERS:
• Less maintenance more access
• Permanent open vistas
• Natural resource amenities
• Wildlife!

Photo by Lois Balin

 ECOLOGICAL BENEFITS:
• Protects upland and floodplain buffers
• Native plants prevent soil erosion
• Traps nutrients and pollutants
• Increase water recharge
• Wildlife Habitat

Photo by Lois Balin

 Benefits for the Community

• Improves overall air and water quality

• Reduced urban heat island effect
• Improved social interaction
• Creates a healthier community
• Economically attractive to businesses
 Levels of Land-use Planning

• Regional
• County
• Municipal
• Local
• Project
• Lot
 C.E.D.A.R. Method

C cultural
A agricultural
R recreational
Sumner Swaner E ecological

(D developmental)

Create Overlays of
Resources and Flexible
Zoning
 Regional Example

Current City Limit

Future of the City/Region is being ETJ

planned…..
Drawing by John Davis
Transportation
Drawing by John Davis
 Development
Drawing by John Davis Homes, Commercial, etc.
 Views

Cemeteries
Historic
Farmstead

Cultural
Drawing by John Davis Historic Sites, Views, etc.
Drawing by John Davis Agricultural
Prime Farmland, etc.
 Recreational
Drawing by John Davis
Active Parks, Golf, etc.
 Riparian Habitat
(Arroyos, Floodplain)

Drawing by John Davis Ecological

Arroyos, Floodplains, Bajadas, Mountains, Wetlands, etc.
 Sand Scrub
Remnants

Desert Grasslands

Desert Scrub

Drawing by John Davis

Ecological
Undisturbed Native Desert Habitats
 Combine All Categories
Drawing by John Davis “Open Space Map”
Drawing by John Davis Linkages
 Connected Network of
Resources and Linkages
“Map of Areas to be Preserved in Future
Drawing by John Davis Development “
 Facilitates
Movement
Drawing by John Davis
How Conservation Development could
Work

High

Medium
Low

Density
Placement
Drawing by John Davis
Zoned for Overall Density of 2 Acre Lots
100 Acres = 50 lots

Prime Desert Habitat

Drawing by John Davis

 2-Acre “Large Lot” Zoning Results

•Extensive “Fragmentation”
•Maintain 2 Acres, Access 2 Acres
•No Common “Good” (Trails, etc.)

Drawing by John Davis

 1/2 Acre Conservation Development
(Still 50 Lots… All with a Premium)

•Minimal Fragmentation
•Maintain 1/2 Acre, Access 75.5 Acres
•Common “Good” (Trails, etc.)

Drawing by John Davis

 Development can occur without
obliterating our open space network

High

Medium
Low

Density
Placement
Drawing by John Davis
“God smiles on ecological planners”
Ian McHarg
Design by Nature
 Conservation Development
Process
I. PERFORM COMMUNITY AUDIT :
- Numerical Analysis of Development Trends
- Regulatory Evaluation
- Build-Out” Maps

II. PROTECTING OPEN SPACE NETWORKS THROUGH

CONSERVATION PLANNING
- Create “Map of Potential Conservation Lands”
- Identify “Primary and Secondary Conservation Areas”
- Use overlays to visualize how resource areas are connected to
one another
III. CONSERVATION ZONING A “MENU OF CHOICES”
- Calculate site’s yield using traditional zoning

IV. CONSERVATION SUBDIVISION DESIGN

- 4-step process
 Conservation
1. PERFORMDevelopment
COMMUNITY AUDIT :
- Numerical Analysis of Development Trends
- Regulatory Evaluation
- “Build-Out” Maps

2. PROTECTING OPEN SPACE NETWORKS THROUGH

CONSERVATION PLANNING
- Create “Map of Potential Conservation Lands”
- Identify “Primary and Secondary Conservation Areas”
- Use overlays to visualize how resource areas are connected to
one another
3. CONSERVATION ZONING A “MENU OF CHOICES”
- Calculate site’s yield using traditional zoning

4. CONSERVATION SUBDIVISION DESIGN

- 4-step process
 28 27
Opportunity
1 26
Areas
29
25
2

26
24

4
3
23
6
8

9 11
22
21
7 10 17 19 20

12 13
18

14

13

15 16
Draft for Review and Discussion
8-30-06 Draft for Review and
13
City of El Paso Planning Dept.
Discussion
8-30-06
 Conservation
1. PERFORMDevelopment
COMMUNITY AUDIT :
- Numerical Analysis of Development Trends
- Regulatory Evaluation
- Build-Out” Maps

2. PROTECTING OPEN SPACE NETWORKS THROUGH

CONSERVATION PLANNING
- Create “Map of Potential Conservation Lands”
- Identify “Primary and Secondary Conservation Areas”
- Use overlays to visualize how resource areas are connected to
one another
3. CONSERVATION ZONING A “MENU OF CHOICES”
- Calculate site’s yield using traditional zoning

4. CONSERVATION SUBDIVISION DESIGN

- 4-step process
Protecting Open Space Networks Through
Conservation
` Planning
Step 2: Identify all potential conservation
areas using C.A.R.E. (D.)
 Why Conservation Sub-division
Design?
1. Conventional methods produce house-lots and
streets that evolve into “wall to wall subdivisions.”

2. Density neutral alternative designs that preserve

>50% of the site are simple to master, sell easily
and appreciate faster than “house lot and streets.”

3. Smooth local review and approval processes by

responding proactively to environmental concerns.

4. Conservation sub-divisions are better places to

live.
4-Steps for Designing Conservation Subdivisions
(Growing Greener, Randall Arendt)

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites around the open s

pace
Step 3: Design street alignments

Step 4: Draw in lot lines

4-Steps for Designing Conservation Subdivisions

Step 1: Identify all potential conservation

areas

Step 2: Locate the house sites

Step 3: Design street alignments

Step 4: Draw in lot lines

 Base Map

•50 Acres
•Mostly Desert Scrub
•Cultural Sites
•Arroyos (floodplain)

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall

Drawing by John Davis

Primary Conservation
Areas (PCA’s)

•Arroyos
•Floodplains
•Cultural Sites

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall

Drawing by John Davis

Secondary Conservation
Areas (SCA’s)

•Stone Wall

Drawing by John Davis

 Secondary
Conservation Areas (SCA’s)

•Stone Wall
•Natural Desert Habitat Areas

Drawing by John Davis

Best Places to Build

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall

Drawing by John Davis

Design Your Project
Scenario 1
-5ac lots, 10 homes

Scenario 2
-2ac lots, 25 homes

Scenario 3
-Cons. Development
-25 homes

Scenario 4
-Mixed Use
-Conservation

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall

Show Roads, Pad Sites,

½ acre acre 3000 ft.
& Property Lines 1/4
Pad
Drawing by John Davis
First Scenario

•50 Acres
•5 ac lots
•10 homes
•3000ft2 home site

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall

Drawing by John Davis

 Pros and Cons?

Pros:
•Avoids Most PCA’s
•Limited Fragmentation
•Saves Stone Walls

Cons:
•2 Arroyo Crossings
•No Common Amenities
•Own 5ac., Access 5ac.
•Infrastructure Cost
(bridges, roads, utilities)
•No Mixed Use

Arroyo Desert
Scrub Floodplain
Historic Sites Stone Wall
Drawing by John Davis
 First Scenario
Version 2

Pros and Cons?

Pros:
•Limited Fragmentation
•Not Much Infrastructure

Cons:
•6 Arroyo Crossings
•Cuts Through PCA’s
•No Common Amenities
•Own 5ac., Access 5ac.
•No Mixed Use

5ac lots, 10 homes

Drawing by John Davis

Second Scenario

•50 Acres
•2 ac lots
•25 homes
•3000ft2 home site

Drawing by John Davis

 Pros and Cons?

Pros:
•Avoids Most PCA’s
•Saves Stone Walls
•Increased Density

Cons:
•More Fragmentation
•4 Arroyo Crossings
•No Common Amenities
•Own 2ac., Access 2ac.
•High Infrastructure Cost
(bridges, roads, utilities)
•No Mixed Use

Drawing by John Davis

Third Scenario

Cons. Development

•1/4 ac lots or more

•25 homes
•3000ft2 home site

Drawing by John Davis

 Third Scenario

Pros and Cons?

Pros:

Hik
•Avoids Most PCA’s and SCA’s

ing
•Saves Stone Walls

Tra
il
•Increased Density
•Minimal Fragmentation Gazebo

•1 Arroyo Crossing
•Common Amenities
•Own ~1/4ac., Access ~44ac.
•Low Infrastructure Cost
(bridges, roads, utilities) Common
Open Space

Cons: (?)
•Smaller Lot Sizes
•No Mixed Use

Drawing by John Davis

 Third Scenario
Version 2

Cons. Development

•1/4 ac lots or more

•25 homes
•3000ft2 home site
•Recreation
•Community
•Natural Resources
Storm Water
Wetlands

Drawing by John Davis

 Fourth Scenario

•Mixed Use
•1/4 ac lots or more
•25 homes
•3000ft2 home site
•Walk-friendly
•Community Comm.

•Natural Resources
•Quality of Life

Drawing by John Davis

 Fourth Scenario

Pros:

Hik
•Avoids Most PCA’s and SCA’s

ing
•Saves Stone Walls

Tra
•Increased Density

il
•Minimal Fragmentation
•1 Arroyo Crossing
•Common Amenities
•Own ~1/4ac., Access ~44ac.
•Low Infrastructure Cost Comm.

(bridges, roads, utilities)

•Mixed Use in Walking Dist.
Common
Open Space

Cons: (?)
•Smaller Lot Sizes
•Commercial Impervious
Surface (?)

Drawing by John Davis

 Conservation
1. PERFORMDevelopment
COMMUNITY AUDIT :
- Numerical Analysis of Development Trends
- Regulatory Evaluation
- Build-Out” Maps

2. PROTECTING OPEN SPACE NETWORKS THROUGH

CONSERVATION PLANNING
- Create “Map of Potential Conservation Lands”
- Identify “Primary and Secondary Conservation Areas”
- Use overlays to visualize how resource areas are connected to
one another
3. CONSERVATION ZONING A “MENU OF CHOICES”
- Calculate site’s yield using traditional zoning

4. CONSERVATION SUBDIVISION DESIGN

- 4-step process
“The power to plan and zone reposes in
municipalities alone…counties, states,
even the federal government
retains no power in this realm.”

- Ian McHarg
 “No
“Nocommunity
communityactively
activelyplans
plansto
tobecome
becomeaabland
blandsuburb
suburb
without
withoutopen
openspace.
space.However,
However,most
mostzoning
zoningcodes
codesprogram
program
exactly
exactlythis
thisoutcome.”
outcome.” Randall.
Randall.Arendt
Arendt
 Differences in Zoning Approaches
R. Arendt’s Growing Greener Conservation by Design
• Conditional use verses Conservation by Design “By-Right”
• Minimum Tract Size
• Calculating Open Space
Traditional: 25 – 23% of gross tract area; % of total parcel acreage
Growing Greener: % of the net buildable land not constrained by
law
• Inadequate Lot Size Reduction Potential
•Traditional: Allow marginal reductions in lot size
•Growing Greener: Lot size minima almost irrelevant, both density
and open space are established in another way
 Differences in Zoning Approaches,
cont.
• A New Look at Density Incentives
•Traditional: Density bonus incentives must be huge to work
•Growing Greener: “Earn” basic full standard density
through conservation design with significant open
space, standard becomes 50% open space
• The Modern Idea of “Density Disincentives”
•Discourages large-lot subdivisions by reducing overall density for
applicants electing not to participate in conservation design
• Requiring Conservation Design in Certain
Situations

R. Arendt’s Growing Greener Conservation by Design

 3. Conservation Zoning - A “Menu of
Choices”

• Calculate site’s yield using traditional

zoning
 3. Conservation Zoning - A “Menu of
Choices”

• Calculate site’s yield using traditional

zoning
• Full density permitted only if at least
50% buildable land maintained as
open space
3. Conservation Zoning - A “Menu of
Choices”

• Calculate site’s yield using traditional

zoning
• Full density permitted only if at least
50% buildable land maintained as
open space
• 25% density bonus if 60% preserved
 3. Conservation Zoning - A “Menu of
Choices”

• Calculate site’s yield using traditional zoning

• Full density permitted only if at least 50%
buildable land maintained as open space
• 25% density bonus if 60% preserved
• 100% density bonus if 70% preserved
 Conservation Zoning:
A Menu of Choices

• Calculate site’s yield using

traditional zoning

18 2-acre Lots
Randal Arendt
 Conservation Zoning:
A Menu of Choices

Option 1:
• Density Neutral
• 18 Lots
• 50% Open Space

Min Lot Size 100 X 200ft = 20,000ft2

Max Avg.. Lot 135 X 300ft = 40,500ft2
Randal Arendt
 Conservation Zoning:
A Menu of Choices

Option 2:
• 25% Density
Bonus
• 24 Lots
• 60% Open Space

Min Lot Size 80 X 150ft = 12,000ft2

Max Avg.. Lot 120 X 200ft = 24,000ft2
Randal Arendt
 Conservation Zoning:
A Menu of Choices

Option 3:
• 100% Density
Bonus
• 36 Lots
• 70% Open Space

Min Lot Size 50 X 120ft = 6000ft2

Max Avg. Lot 80 X 120ft = 9600ft2
Randal Arendt
It is not
There are only
limitspossible to develop
to minimum many
lot size and
properties
maximum % openin space…………..but
a more ecologically
sustainable manner, it is more
profitable to do so.
Traditional Subdivision Design

Randal Arendt
 Traditional Method of Subdivision Design
Density Calculations:
82.0 acres total
-17.0 acres Primary Conservation
Area
65.0 acres buildable land
remaining
-6.5 acres for streets (10%)
58.5 acres/80,000 ft2 per dwelling = 32
58.5
lots acres net

32 Homes

Randal Arendt
Density-Neutral Subdivision
with Minimum of 50% Open Space
• Identify the land to be preserved. Delineate
primary and secondary conservation areas

• Deduct un-buildabe areas from the total parcel

acreage

• Calculations determine # of dwellings by zoning

on remaining buildable area. Place units around,
not within the secondary conservation areas
 Conservation
1. PERFORMDevelopment
COMMUNITY AUDIT :
- Numerical Analysis of Development Trends
- Regulatory Evaluation
- Build-Out” Maps

2. PROTECTING OPEN SPACE NETWORKS THROUGH

CONSERVATION PLANNING
- Create “Map of Potential Conservation Lands”
- Identify “Primary and Secondary Conservation Areas”
- Use overlays to visualize how resource areas are connected to
one another
3. CONSERVATION ZONING A “MENU OF CHOICES”
- Calculate site’s yield using traditional zoning

4. CONSERVATION SUBDIVISION DESIGN

- 4-step process
 4-Steps for Designing Conservation Subdivisio

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites

Step 3: Design street alignments and trails

Step 4: Draw in lot lines

Conservation Subdivision Design

82 acres

Randal Arendt
 4-Steps for Designing Conservation Subdivisio

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites

Step 3: Design street alignments and trails

Step 4: Draw in lot lines

Primary Conservation Areas

Randal Arendt
Secondary Conservation Areas

Randal Arendt
 4-Steps for Designing Conservation Subdivisio

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites

Step 3: Design street alignments and trails

Step 4: Draw in lot lines

Identify Development Area

Randal Arendt
 Home site Placement

Density
Neutral!!

Still 32
Homes

… Yet ALL Lots are Premium

Lots Randal Arendt
 4-Steps for Designing Conservation Subdivisio

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites

Step 3: Design street alignments and trails

Step 4: Draw in lot lines

 Add Road Layout

Minimal Road = Less Infrastructure

Randal Arendt
 4-Steps for Designing Conservation Subdivisio

Step 1: Identify all potential conservation areas

Step 2: Locate the house sites

Step 3: Design street alignments and trails

Step 4: Draw in lot lines

 Add Lot Lines and Amenities

Randal Arendt

Maintain less, but access to

Conventional Method of Sub-division
Design

Randal Arendt
Conservation Method of Sub-division Design

Randal Arendt
 Traditional Development PERCENTAGE ACREAGE

TOTAL AREA 100% 82.0 acres

Total Conservation Area (Primary) 21% 17.0 acres

Developed Area 79% 65.0 acres

Conservation Development
Primary Conservation Area 21% 17.0 acres

Secondary Conservation Area 44% 36.5 acres

Total Conservation Land 65% 53.5 acres
Developed Area 35% 28.5 acres

Result is ~36 acres of additional open space

Conservation Development

Dis-Incentives for Anything but

Conservation Design Randal Arendt
 Guiding
Guiding Principles
Principles
AA thing
thing is
is right
right when
when it
it tends
tends to
to preserve
preserve the
the
integrity,
integrity, stability
stability and
and beauty
beauty ofof the
the biotic
biotic
community.
community. It It is
is wrong
wrong when
when it
it tends
tends otherwise.
otherwise.
-Aldo
-Aldo Leopold
Leopold

Work with local decision makers to

improve the status and management of
Photo by Lois Balin
natural systems
 Identify Primary Conservation
` – State Park
Areas: Recreational

Drawing by Lois Balin

 Identify Secondary Conservation
`
Areas:
Ecological - Arroyos

Drawing by Lois Balin

 Identify Secondary Conservation Areas:
` Habitat/Steep Slope
Ecological – Mountain

Drawing by Lois Balin

Identify Secondary Conservation Areas:
` Arroyo Buffers
Ecological – Riparian/

Drawing by Lois Balin

Identify Secondary Conservation Areas:
`
Ecological – Bajadas, Slopes, Habitats

Drawing by Lois Balin

Identify Secondary
` Conservation Areas:
Agriculture

Drawing by Lois Balin

Identify Secondary Conservation Areas:
Cultural – Historic
` sites, Views

Drawing by Lois Balin

 Future` Vision

Drawing by Lois Balin

Step 2: Locate House Sites on Buildable
Areas `
36 lots

Drawing by Lois Balin

Step 3: Design street alignments and
trails ` 36 lots

Drawing by Lois Balin

Step 4: Draw in lot lines
` 36 lots

Drawing by Lois Balin

Traditional Development with
Land Consumptive Layout

36 lots

Drawing by Lois Balin

 Traditional Development
`

36 lots

Drawing by Lois Balin

 Conservation Design
` 48 Lots

Drawing by Lois Balin