Transcript NATURAL RESOURCES Lane Kendig Strategic Advisor Kendig Keast Collaborative Resource Protection  Sustainability is the current buzz word for resource management.  In the 1960’s and.

NATURAL RESOURCES
Lane Kendig
Strategic Advisor
Kendig Keast Collaborative
Resource Protection
 Sustainability is the current buzz word for
resource management.
 In the 1960’s and 1970’s there was a move
to protect the environment.
 Planners let it slip from their grasp.
 Some states made it a required plan element.
 Plans and codes did not follow through.
 The previous efforts were right in using
resources to direct planning.
Past Planning
Ian McHarg’s mapping and overlays.
1960-70’s
Others
Angus Hills
Environmental approach.
Philip Lewis
Landscape approach
Mapping Had Problems
 Mapping was very expensive even with
today’s GIS.
 Inaccuracy of data sources for site planning.
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Topography
Soils
Wetlands
Floodplains
 How does one apply the maps to to a site
plan?
Resource or System
 Discrete Resource
 Easily defined.
 Maps easily understood, but too many confuse.
 Systems
 Dynamic.
 Diagrams of system and quantification.
 Ecology is more abstract hard to understand.
 Neither approach identifies needed
protection level.
Protection Strategy
 Evaluate the impact of development on
systems.
 Look at natural land types and vegetative
covers for environmental benefits.
 Look for resources that are moderators of
systems.
 Develop protection levels.
The Water Cycle
 The water cycle is greatly impacted by
development.
 The impacts are on:
 Surface water.
 Flooding.
 Surface water quality.
 Low flows.
 Ground Water
 Aquifer recharge.
 Aquifer quality.
Rain Fall
Evapo-transpiration
Run-off
Shallow Recharge
Aquifer Recharge
Rain Fall
Evapo-transpiration
Run-off - Increased
Shallow Recharge
Aquifer Recharge - Reduced
LOADING RATE
RUNOFF
High
IMPERVIOUS SURFACES
Low
Pervious Land Cover
0.00
1.00
IMPERVIOUS SURFACE RATIO (ISR)
Low
Run-off
Run-off
Forest
Savannah
High
Grasslands
Lawn
House & Drive
Building & Parking
Ground Water
Pollution Potential
Slow
Fast
Soil Permeability
Shallow
Soil Depth
Deep
Layers of Impervious
Few Faults
Low
Potential
Geologic
Stability
Highly Fractured
High
Potential
Deep
Aquifer
Mining of aquifer.
Source: Illinois State Water Survey
A Comparison of Potentiometric
Surfaces…1995-2000
LK 56
Water Quality
High
Water Quality
Forest
Savannah
Low
Grasslands
Lawn
House & Drive
Building & Parking
Stable
Stream
Regime
Regime
Forest
Savannah
Unstable
Grasslands
Lawn
House & Drive
Building & Parking
Carbon
 Carbon is impacted by impervious
surfaces, clearing and grading.
 Vegetation takes up carbon and gives out
oxygen.
 The vegetation can store the carbon.
 Destroying through clearing or grading
can release long stored carbon.
Carbon Storage
Mixed Wood Plains
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Live above ground
Dead wood
Forest Floor
Live below ground
Soil organic
21.4
4.4
6.4
4.3
32.3
Source: EPA Carbon Storage in U.S. Forests 5 Oct. 2010
Low
Savannah
Grasslands
Lawn
House & Drive
Building &
Parking
High
Low
Forest
Carbon Loss
Storage
High
Carbon
Total Carbon
Cover Type
Phyisographic Region
Forest
Marine West Coast
119.8
Mixed Woods
74.8
Central Plains
68.5
Grass lands
Temperate Prairie
54.3
Wetlands
Everglades
81.1
Peat
750.0
Source: EPA Carbon Storage in U.S. Forests 5 Oct. 2010
Metric Tons per Acre
Average per acre carbon storage in forests in the U.S.
Metric tonnes per acre
0-40
41-55
56-70
71-85
85+
Weak Resource Protection
Generally result in less protection and
occasional failures.
 Floodplains – FEMA regulations are weak.
 Storm water – Mitigate.
 Wetlands – Northern Illinois strong, but highly
variable around the country.
 Trees – Cut and mitigate with young trees.
 Steep slopes -- Engineering to mitigate.
 Unstable soils – Engineering to stabilize.
St. Louis reliever airport in 90’s flooding when levees
were overtopped.
Engineers are asked how can I build here?
When they should not.
Protection Levels
Resource
Floodplain
Wetlands
Riparian Buffer
Drainageways
Woodlands, Mature
Woodlands, Young
Ravines
Aquifer Recharge Areas
Steep Slopes 25%+
Open Space Ratio
1.00
1.00
0.90
0.65
0.70
0.60
0.95
0.60
0.80
Approaches
 Avoidance is the best approach. No
damage is done. Residential development
in Northern Illinois can achieve this.
 Minimization is more practical for sites
having extensive resource coverage. It
minimizes destruction.
 Mitigation is last resort. Destruction is
offset and failures are predictable.
Development
 Impervious surface a major problems for
water and flooding.
 Clearing and grading disrupts resources
and carbon sinks.
 Density decreases impacts.
 Avoidance of resources protects carbon
sinks and provides best land cover.
Density Paradox
Pollutants versus Density
NITROGEN POLLUTION vs. DENSITY
lbs/acre
lbs/du
20.000
18.000
Lbs/du.
Lbs
Lbs/ac.
16.000
Lbs/ac.
14.000
12.000
10.000
8.000
6.000
4.000
2.000
0.000
0.200
1.000
lbs/du
3.000
5.000
Density
Density
lbs/acre
9.000
40.000
Increase Density
 At the regional level a density increase is
critical.
 Fewer square miles per 10,000 people.
 Less miles of road, water, sewer, telephone,
cable.
 Less destruction of ground cover.
 Less carbon and raw materials used for
infrastructure.
 Less to maintain.
 Fewer miles to drive.
Increase Urban Density
 Avoid areas with a high coverage of
sensitive resources.
 Convert Auto-Urban to Urban requires
structured parking.
 Permit higher buildings.
 Convert Auto-Urban to Urban Core.
 Convert Sub-urban to Urban.
Urban Town Street 1915
Parking on street and alley.
Auto-Urban Street
Parking occupies most of land.
AT GRADE PARKING
5 Spaces per thousand s.f.
Building Height
in Stories
Floor Area Ratio
Building
Coverage
Parking Coverage
One
0.33
0.33
0.67
Two
0.39
0.19
0.81
Three
0.42
0.14
0.86
Four
0.44
0.11
0.89
Eight
0.46
0.06
0.94
The entire site is disturbed. Density increases
at a declining rate. A lack of enclosure prevents
a true urban environment to be created.
PARKING
5 Spaces per thousand s.f.
At Grade
Parking FAR
2 stories
3 stories
5 stories
One
0.33
0.49
Na.
Na.
Two
0.39
0.65
0.83
Na.
Three
0.42
0.73
0.96
1.29
Four
0.44
0.78
1.05
1.45
Eight
0.46
0.86
1.20
1.77
Stories
Structured Parking FAR
The density can be increased from 48% to 436%
over one story auto-urban. More importantly the
pedestrian can travel on sidewalks instead of
navigating through parking areas.
Build to line with at grade parking.
Perrysburg, Ohio.
•Sidewalk build-to line.
•Maximize on street parking.
•Weak D/H 5+
The view from office.
AUTO-URBAN
Most customers will
have to use these
areas.
The view from townhouses.
Looks like good streetscape!
Plan is Auto-urban, more parking than buildings.
Urban Mixed Use
Residential above commercial.
The truth is revealed.
Its really Auto-Urban
Residents get this lovely view and
park here to walk to their unit.
Urban created with structured parking.
Urban with higher buildings and structured parking.
Urban Core
 Higher intensity auto-urban (3 story) has
an FAR of .42.
 Urban core with an average height of 15
stories has an FAR of 2.80
 With 30% residential at 15 stories FAR
increases to 3.47 by reducing the parking
demand.
Mega form area
Aerial photograph of Schaumburg, Illinois, edge city shopping and employment area.
Planned view of mega form
containing all the existing
uses in the edge city in a
small area.
Planning for 3 Million
Square Feet
Character of
Community
Square Feet Required
Acres Required
Auto-Urban
9,090,909 sf.
208 acres
Urban
2,857,143 sf.
66 acres
Urban Core
1,071,428 sf.
25 acres
Particularly in an area rich in resources the
amount of destruction can be limited. In
terms of carbon, the length of trips can be
greatly reduced as well.
Sub-urban to Urban
 It is easiest to get people to transfer to
higher density while preserving the
housing type.
 Suburban to Urban
 15,000 sf. 0.00 open space. - 2.46 du’s/ac.
 6,000 sf. 0.15 open space. - 4.44 du’s/ac.
 Estate to Urban
 2 acre 0.00 open space. – 0.45 du’s/ac.
 12,000 sf. 0.15 open space – 2.54 du’s/ac.
Shift to Urban
 The combination of commercial and office
shifts from auto-urban to urban or urban
core have greatest value.
 For residential multi-family shifts to urban
from auto-urban desirable.
 The sub-urban to urban shift also has
great value but has significant market
resistance.
Sub-urban Density
 Conventional, Euclidian, or Cookie Cutter
zoning is inefficient.
 It also has a built-in penalty for developers
trying to protect resources – lowering
density while increasing cost per unit.
 Clustering is a superior form of zoning.
 Reward extreme clustering with a density
bonus.
 95% Open
 98.5% Open
Unclustered
95% Open Unclustered
95% Open Paired Cluster
Clustering Creates Space
95% Open Unclustered
95% Open Three Clusters
More Clustering allows for preserving
corridors and large areas of resources
First subdivision borrows space.
Second one wipes out the
borrowed space.
Cluster development preserves
the borrowed space.
SUBURBAN DEVELOPMENT TYPES
Single Family
Conservation
OSR 0.00
OSR 0.50
Cluster
OSR 0.30
Preservation
OSR 0.80
Average Site
Site 30 ft wider.
Natural
Resource
EFFICIENCY = 0.85.
Site
squared
off.
Wetland
Ideal Site
Every lot:
minimum area
minimum frontage
No waste space.
EFFICIENCY = 1.00
Efficiency
Efficiency
Cluster &
Resources
Conventional
Resource
Protection
Convention
Resource
Protection
Risk of Tak
LAND USE EFFICIENCIES
Development Type
Average Median
Cookie Cutter (Euclidan) 80.7%
81.5%
Resource Protection
68.0%
77.0%
Cluster
95-100%
Cluster and
Resource Protection
90.3%
95.2%
Suburban
 Mandate clustering.
 Incentive of increased density for more
open space.
 Permit all dwelling unit types.
 Increased resource protection and
sustainability.
4
Performance Cluster
High Density Suburban
3
8,000 sf. SF
5,000 sf. SF
Standard Suburban
15,000 sf. SF
2
Density
3,500 sf. Town House
0
50
Percent Preserved Open Space
100
Protecting Resources
Maximum Resource
Protection without
Density Loss
3
Lake County
Avg. Resource
2
Density
4
Cookie
Cutter
0
50
Percent Preserved Open Space
100
SUBURBAN
Cluster
Open space 40%
All wetlands preserved
90% woodlands
70% drainage ways
85% of units have views to
open space.
Resources protected.
Enhanced storm water
management.
SUBURBAN CLUSTER
SUBURBAN CLUSTER
HIGH DENSITY SUBURBAN
Residential mid-rise with park over underground parking.
HIGH DENSITY SUBURBAN
Average Housing Type - Suburban
HIGH DENSITY SUBURBAN
Single Family Housing
HIGH DENSITY SUBURBAN
Large Open Spaces
Single family and mid-rise residential with suburban character
and about six dwelling units per acre. Tapiola, Finland.
Commercial and mid-rise residential with suburban
character. Tapiola, Finland.
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Protection in Zoning
 Mapping
 Expensive.
 What do maps mean? Uncertain
 Very time consuming
 Impact Studies.
 Very expensive.
 Uncertain outcome.
 Very time consuming.
 Performance Approach
 Generally moderate cost.
 Certain outcome.
 Modest time.