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Sustainable Development Incentives for Residential Subdivisions
Masterpiece on the Mississippi TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Sustainable Development Incentives for Residential Subdivisions DATE: March 14, 2011 Possible financial incentives include: Dubuque bead AlhAmedcalfty 11111f 2007 Planning Services Manager Laura Carstens is recommending adoption of a standard for sustainable development incentives for new major residential subdivisions that score at least 80 points in the Unified Development Code process by utilizing sustainable subdivision tools. The UDC incorporates sustainable design while meeting smart growth objectives. Sustainable design is the expectation. While traditional development is still allowed, it is the exception, and requires a waiver. Subdivision and site development regulations were extensively revised to promote sustainable design, such as conservation design, solar access, and low- impact development (LID) measures. New subdivisions must achieve a minimum score of 40 points by utilizing sustainable subdivision tools. The UDC has a residential density bonus for conservation subdivision. Additional sustainable development tools recommended that are not in the Uniform Development Code 40 point chart that could be used towards the 80 point standard are: • Use of LED street lights (5 -10 points, depending on size of subdivision), • Reduced pavement width for residential and collector streets, with parking restricted to one side (5 points), • Use of innovative infiltration or filtration techniques, such as bioswales, French drains or other approved low impact development methods (5 -15 points, depending on size of subdivision and extent of utilization), and • Mandatory provision of recreational open space (15 points). It would then be between the developer and the IRS on the deductibility of any land donation. • Assistance with financing of utility extensions to the development site and with utilities internal to the development, and • The possible use of special assessments on the project to help finance infrastructure improvements. I concur with the recommendation and respectfully request Mayor and City Council approval. MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager Michael C. Van Milligen Masterpiece on the Mississippi TO: Michael Van Milligen, City Manager FROM: Laura Carstens, Planning Services Manager ' OcS� SUBJECT: Sustainable Development Incentives for Residential Subdivisions DATE: March 16, 2011 Dubuque kzetal AH4metacfy 11111F 2007 INTRODUCTION This memorandum transmits City staff's recommendation for a standard for sustainable development incentives for residential subdivisions, as you requested. DISCUSSION You requested a comparison of the adopted Unified Development Code (UDC) sustainable subdivision point system and the initial recommendations of the Green Subdivision Committee. You asked for a recommendation as to what standard should be used for a new residential subdivision to qualify for sustainable development incentives based on this comparison. Unified Development Code The UDC incorporates sustainable design while meeting smart growth objectives. Sustainable design is the expectation. While traditional development is still allowed, it is the exception, and requires a waiver. Subdivision and site development regulations were extensively revised to promote sustainable design, such as conservation design, solar access, and low- impact development (LID) measures. New subdivisions must achieve a minimum score of 40- points by utilizing sustainable subdivision tools (see enclosed chart). The UDC has a residential density bonus for conservation subdivision. Initial UDC feedback from stakeholders during the City Council's public hearing, for the most part, was limited to parkland dedication and conservation subdivision concerns — with the cost of LID versus traditional design being in question. In response to the City Council's request for information on the costs of and incentives for sustainable design and conservation subdivisions, the enclosed information was submitted for City Council consideration with the September 29, 2009 memo from the City Manager without recommendations. This 2009 information is described below and enclosed again. AES Report Enclosed is a 2007 report by Applied Ecological Services (AES) that delineates the cost savings of conservation development over traditional subdivision design. AES studied Sustainable Development Incentives for Residential Subdivisions page 2 10 conservation developments, their costs, and sales (Enc. C). All 10 are in the Midwest and were completed in the since 1997. On page 2, AES states that the conservation subdivisions can save money and can make money. AES found average savings for these developments was 24 %. The chart on page 3 provides an itemized breakdown of costs and savings for the 10 projects. On page 3, additional information on increased property values and sales prices for lots in clustered /open space developments incorporating sustainable design. Paving Cost Comparison The City Council, at their last UDC work session in June 2009, asked how permeable paving compares in terms of cost to concrete and asphalt. Planning staff prepared the enclosed September 24, 2009 memo in response (Enc. D). While the cost of permeable paving is higher than asphalt or concrete, these costs can be offset with savings on stormwater management. NAHB Report In the enclosed July 23, 2007 memo from the City Manager, information on green building and conservation design from the National Association of Homebuilders (NAHB) is summarized (Enc. E). Additional information from the NAHB referenced in this memo is enclosed as well. The conclusion of the NAHB is that the costs of green building, conservation design, and smart growth are offset by the value added to the development. The memo references six case studies from the NAHB that describe conservation design benefits. Also referenced is a NAHB report on Smart Growth; this report describes the benefits of clustered development, or conservation design. This memo from the City Manager led to the formation of the Green Subdivision Committee. Green Subdivision Committee The enclosed August 25, 2008 memo from Public Health Specialist Mary Rose Corrigan provides the initial recommendations of the Green Subdivision Committee. The Committee was charged primarily with creating incentives that do not cost the City money, along with a policy and a scoring /evaluation system for determining if a green subdivision is created. The evaluation tool described this memo and shown in Attachment #1 was adapted to create the UDC's chart of Sustainable Subdivision Development Tools. Possible incentives described in the Green Subdivision Committee memo are: state revolving fund loans for sanitary and storm water infrastructure, voluntary special assessments for infrastructure, conservation easements, technical assistance and DMASWA grants for homebuilders, shorter setbacks, no curb and gutter required, partnerships with local banks, pre - development review /assistance, alternatives to storm water detention and management, assist with public promotion, and the economic and environmental benefits of green development. The Green Subdivision Committee Report was never recommended to the City Council and this recommendation does not include all of the Committee's ideas. Sustainable Development Incentives for Residential Subdivisions page 3 RECOMMENDATION City staff from the Planning Services, Engineering, Water, Economic Development, Housing & Community Development, Legal, and Budget Offices met with you several times to compare the UDC sustainable subdivision 40 -point system and the Green Subdivision Committee recommendations. The Green Subdivision Committee recommended 80 points to qualify for incentives. Based on our discussions, City staff recommends an 80 -point standard be used for a new residential subdivision to qualify for sustainable development incentives from the City of Dubuque. Standard for Sustainable Development Incentives New major residential subdivisions currently must score a minimum of 40 points to be approved by the City Council. A major subdivision involves public improvements (street, water, sanitary sewer, etc.) To qualify for sustainable development incentives, staff recommends that a new major residential subdivision must score twice the minimum, or 80 points. Additional sustainable development tools recommended by staff that are not called out in the UDC 40 -point chart that could be used toward this 80 -point standard are: • use of LED street lights (5 -10 points, depending on size of subdivision), • reduced pavement width for residential and collector streets, with parking restricted to one side (5 points), • use of innovative infiltration or filtration techniques, such as bioswales, French drains or other approved low impact development methods (5 -15 points, depending on size of subdivision and extent of utilization), and • mandatory provision of recreational open space (15 points). Mandatory Recreational Open Space A requirement for receiving sustainable development incentives would be that the subdivision must meet the guidelines for recreational open space set forth in the UDC. The guideline is 500 square feet of recreational open space per detached single - family home and 300 square feet of recreational open space per multi - family unit. Waterways, detention /retention areas, and ponds may constitute no more than 50% of the recreational open space. The question was raised during the City Council's 2009 UDC public hearing about park land dedication versus donation. The concern of two developers was that if park land dedication is a requirement, the donation of land would no longer be eligible for a tax deduction. These developers said this would increase the overall cost of development. Opinions were received from one developer's tax attorney and Legal staff about this question. The conclusion was that the current UDC provisions for recreational open space as a guideline, not a requirement, may or may not be deductible. Requiring the provision of recreational open space to receive sustainable development incentives may reduce the developer's ability to take a tax deduction. Ultimately, the decision will be made by the IRS. Sustainable Development Incentives for Residential Subdivisions page 4 Possible Financial Incentives Possible financial incentives for the development of qualified sustainable residential developments are discussed below. Not all incentives will be applicable or beneficial in the development of every subdivision. Incentives will need to be tailored to the development needs and opportunities of an individual subdivision. The list below provides examples of incentives. City staff also will consider proposals for other types of incentives proposed by developers on a case -by -case basis due to site - specific needs. Financing City Utilities: Cost Share The principal incentives used in the past for affordable owner - occupied housing developments have been financing of water and sanitary sewer services. Incentives for qualified sustainable subdivisions could be structured in a similar fashion, as follows. The City could participate in the financing of some or all costs for the extension of sanitary sewer and water for each phase of a qualified sustainable residential development, based on the availability of City funds. There also could be funding available for utilities internal to the development if deemed appropriate. The amount advanced by the City for each phase of a development would be allotted equally to the residential lots or units in each phase. The City's financial assistance would consist of a low- interest loan for up to five years, with repayment on a prorated basis for lots or units sold within that five -year period. As each lot or unit is sold, the developer would reimburse the City by an amount equal to the total cost incurred by the City divided by the number of residential lots or units in that phase. A balloon payment for the remaining balance of the loan would be due at the end of this five -year period. Financing City Utilities: Forgivable Loan Incentives for qualified sustainable subdivisions could be structured as a forgivable loan. The City could participate in the financing of some or all costs for the extension of sanitary sewer and water for each phase of a qualified sustainable residential development, based on the availability of City funds. This would not be applied to internal utilities. The City would finance the extension of sanitary sewer and /or water mains. The amount paid by the developer for each phase of a subdivision would be allotted equally to the residential lots or units in each phase. A promissory note would be secured by a mortgage on the real estate. This mortgage could be a second mortgage after the developer's principal financing for the subdivision. A portion of the City's costs for utility extensions would be forgiven for every lot that was sold within a set time frame. Final payment would be expected on any remaining balance. Voluntary Special Assessments Two possible financial incentives were recommended by the Green Subdivision Committee: state revolving fund (SRF) loans for sanitary and stormwater sewer infrastructure, and voluntary special assessments for infrastructure. SRF loans can be Sustainable Development Incentives for Residential Subdivisions page 5 complex and time - consuming; they are not recommended for further consideration at this time. With voluntary special assessment bond financing for external infrastructure improvements, the City would finance some or all of the external public improvements for the development with up to a 15 -year debt. The developer would repay this loan at a low fixed rate (1% initiation fee and %% over the lender's interest rate) which would include City administrative costs for tracking the project. Public improvements in this program would only include water and sewer connections to and through the site and off -site road improvements. It would not include streets or utilities to serve homes or businesses in the subdivision. The City would determine acceptable collateral for any City expenses related to loan(s) for the development of a project, such as a mortgage, a promissory note, personal guarantees or an irrevocable letter of credit for an amount not to exceed 100% of loan - to- value. The property value would be based on the assessed value or on the appraised value after improvements if the assessed value is not a good indicator. A variation of the voluntary special assessment option is explained further in Attachments #3 and #4 to the Green Subdivision Committee memo. REQUESTED ACTION The requested action is for the City Council to provide direction regarding the City staff's recommended standard for sustainable development incentives for residential subdivisions. The City Council is asked to establish the policy that this standard will be a minimum score of 80 points for sustainable development tools, including the mandatory provision of recreational open space (worth 15 points), in accordance with the UDC. No further action is requested on possible financial incentives. Development agreements for new residential subdivisions that qualify for sustainable development incentives will be submitted to the City Council for review and approval. Enclosures cc: Barry Lindahl, City Attorney James O'Brien, Assistant City Attorney Gus Psihoyos, City Engineer Bob Green, Water Department Manager David Heiar, Economic Development Director David Harris, Housing and Community Development Director Jenny Larson, Budget Director Mary Rose Corrigan, Public Health Specialist Kyle Kritz, Associate Planner Deron Muehring, Civil Engineer 11 Ron Turner, Surveyor f: \users \Icarsten \wp \unified development code \incentives \udc sustainable development incentives memo 031611.doc Conservation Subdivision: Development is clustered to optimize open space, preserve natural features, protect environmentally sensitive areas, and minimize infrastructure demands. 40 Solar Subdivision: Development includes 70% "solar lots" that have a minimum north -south dimension of 75 feet and a front line orientation that is within 30 degrees of the true east -west axis. 30 Cottage Design Subdivisions: Development reflects traditional neighborhood design, with smaller lots, reduced setbacks, narrower rights - of -way, smaller building footprints, alleys and /or clustering. 30 Mandatory provision of recreational open space as per UDC 15 The development incorporates walking /bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. 15 Permeable street pavement throughout the subdivision. 15 Complete street design throughout the subdivision. 15 Rain gardens required by covenant for at least 80% of lots throughout the subdivision. 10 Green Building Code compliance for 100% of dwelling units throughout the subdivision. 10 Green Building Code compliance for 50% of dwelling units throughout the subdivision. 5 Use of innovative infiltration or filtration techniques, such as bioswales, French drains or other approved low impact development methods (up to 15 points, depending on size of subdivision and extent of utilization) 5 Reduced pavement width for residential and collector streets with parking restricted to one side 5 UDC Sustainable Subdivision Development Tools: 1. The subdivider shall submit a preliminary plat and other written or graphic materials necessary to demonstrate what sustainable subdivision tools will be incorporated into the proposed subdivision. 2. New subdivisions shall achieve a minimum score of 40 points by utilizing the following list of sustainable subdivision development tools. 3. To qualify for sustainable development incentives, a new major residential subdivision must score twice the minimum, or 80 points. Use of LED street lights ( up to10 points, depending on size of subdivision) 5 Native and regionally appropriate trees and vegetation are preserved or planted which limits turf grass, limits water demand, improves infiltration or filtration, and enhances the natural environment. Such vegetation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30% of the landscaped area. 5 Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. 5 The development improvements innovative infiltration or filtration techniques, such as rain gardens, bioswales, French drains, etc. 5 Parkway /street trees are planted at approximately 35 -foot intervals to reduce wind speeds, help stabilize the soil, and improve air quality. 5 No curb or gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for property on -site stormwater management. Retention basins can be used as an open water amenity feature for on -site storm water management. 5 Use of any pavement that reduces the heat island effect throughout the subdivision, such as light- colored concrete. 5 Other best management practices, as per City Planner or City Engineer 5 Masterpiece on the Mississippi Dubuque hi All-America City 1 1 1F 2007 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Follow -Up to City Council Public Hearing - Unified Development Code DATE: September 29, 2009 Planning Services Manager Laura Carstens is transmitting additional information in response to issues raised by the City Council during the September 21, 2009 public hearing on the Unified Development Code. This information is for consideration during the second reading to be held October 5, 2009. Regarding Item #2 on park land dedication versus donation, several options have been identified, and it is recommended that the City Council refer these options to the Zoning Advisory Commission for their consideration, and request that the Commission provide a recommendation for the City Council's third reading of the Unified Development Code on October 19, 2009. MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Laura Carstens, Planning Services Manager �f / U" Michael C. Van Milligen Applied Ecological Services Helping developers go — and make — green. In Conservation Developments, permanent open space and native landscapes share center -stage with the homes. Anecdotal evidence suggests that homes and lots in Conservation Developments are more valuable than their traditional counterpartsJJ Now AES proves it with real -world numbers. Headquarters of Applied Ecological Services, Inc. (AES) is in farm country 5o miles south of Madi- son, Wisconsin. Nearby Brodhead (population 3,215) could be the photo under the dictionary definition of "Small Town." But what AES lacks in cosmopolitan location it makes up for in brain - power, expertise and reputation. "Depending on the day, we might have five PhDs working," owner Steve Apfelbaum said. While not a PhD, Apfelbaum is an environmental leg- end. Thirty years ago, he began pioneering and promoting ecological and natural alternatives to many "modern" systems. Back then, he was con- sidered "eccentric." "That was one of the nicer names," he says with a smile. He's smiling because, today, the world is starting to think his way, even if many don't know it's his way. He doesn't care as long as the environment benefits. Bringing the science of ecology to all land -use decisions. 1 But let's start at the beginning. In the early 7o's, Apfelbaum was an ecologist. One project re- quired native prairie plants and the only source provided such low - quality product that the proj- ect embarrassed Steve. So he became a source, adding a nursery to his fledgling research com- pany. From native stock, he grew plants for sale and seed production. Not only did he provide the right species, but the right genotypes for the area. Hardier and acclimated to local conditions, his local - genotypes [became the gold standard. Then, when he had trouble finding qualified installers, he added a Contracting division. Fast forward to today. The farmhouse where he started is surrounded by offices, greenhouses, equipment sheds, a seed processing facility and hundreds of acres of native plants. AES's staff — about 10o people in offices in Wisconsin, Min- nesota, Illinois, Kansas, New Jersey and Pennsyl- vania — includes cartographers, environmental al Applied Ecological Services, Inc. Project: P1 P2 P3 P4 P5 P6 P7 P8 P9 P10 Average ITEM Grading - $214,740 $257,832 $1,813,726 $2,215,025 $1,856,206 $1,862,988 $796,705 $291,957 $302,497 $2,852,312 51.00% Roadway $84,702 $18,754 - $16,477 - 5130,230 $1,464,599 $1,187,386 $205,168 $9,231 - $9,963 $801,484 18.00% Storm Sewer $181,611 $31,220 $6,648 $89,676 $974,689 $547,184 $210,289 $65,501 $110,021 $678,302 40.00% Sanitary Sewer $41,614 - $4,365 $0 - $203,064 $850,962 $224,776 $72,436 415,502 $5,960 $423,458 6.00% Water $44,483 - 54,671 463,680 - $215,881 $905,157 $240,064 $76,815 - 516,257 $5,973 $451,084 5.00% Ecological - $56,500 - $74,857 - $277,472 - $400,321 - 5407,131 4625,084 - 5160,341 - $93,954 - $264,513 - 5380,992 - 154.00% Amenities $17,572 - $16,202 - 594,399 - 5226,216 $552,667 $221,666 $7,825 - 515,749 439,274 $266,982 6.00% Contingencies 5132,055 $51,928 $342,087 $282,247 $1,549,287 $914,745 $302,225 $56,307 $27,675 $1,273,157 24.00% Total Savings $660,277 $259,639 $1,710,433 $1,411,235 $7,746,436 $4,573,725 $1,511,124 $281,534 $138,377 $6,365,787 Total Percent Savings 19.00% 20.00% 33.00% 15.00% 43.00% 32.00% 25.00% 15.00% 4.00% .37.00% 24.30 %* Cost Savings Per Lot $8,725.00 $6,978.00 $147,012.00 $29,012.00 $7,904.00 $20,077.00 $7,346.00 $4,078.00 d'ff t $4,959.00 $67,676.00 $30,376.70 Savings of Conservation Development over Traditional Subdivision Design (P= Project) Positive numbers are savings of Conservation Development over Traditional. Total Savings Percentage is not th e percentage savings o a in Items added together, because dollar - values of Items are i eren . Visit www.appliedeco.com for more detailed info. Making Money A recent study in Washington County, Minneso- ta, showed houses near public woods, fields and water are worth $15,000 more than those that aren't. Another study found higher prices in clustered developments with. permanent open space ver- sus conventional developments. For example, in a clustered /open -space development in Con- cord, Massachusetts, average lot size was 7,232 sq. ft. and sold for $136,894, while a nearby con- ventional development had an average lot size of 33,453 sq. ft. for $102,046. Appreciation for the clustered /open -space development was also greater, averaging 167.9% over eight years, ver- sus 146.8% for conventional developments. Realtors are less scientific but just as enthusias- tic. Said Eve Lee of Grayslake, Illinois, "It's easier to sell a half -acre lot with access to a hundred acres of permanent recreational open space than a three -acre lot without the open space for the same price." Transcending Housing Markets Conservation Developments often attract a dif- ferent kind of buyer. Their value systems are dif- ferent and it shows in the prices they are willing to pay for a lot or home in a true Conservation Development. Add the limited number of true Conservation Developments and you can see how sales can be less volatile. Bringing the science of ecology to all land -use decisions. 3 Changing a "No "to a "Yes" Finally, there is the story of a developer in the Twin Cities of Minnesota. The municipality gave him a firm "NO!" because previous develop- ments had overstressed the muni's watershed and ecology. The developer turned to Apfelbaum and AES. After redesign as a true Conservation Development, the project was approved by the municipality and went on to be a success and a showcase for the municipality. So What Does It All Mean? It means developers can build Conservation De- velopments with more open space and preserved natural features, yet fit in more lots and poten- tially increase their profits over traditional devel- opments. Conservation Developments can weather slow markets better than traditional housing. In municipalities that are passively resisting or have active moratoriums on development, devel- opers can change minds with Conservation De- velopments. AES's experience in designing and creating Con- servation Developments, permitting, and work- ing with municipalities and governmental units can make everyone involved - developers, in- vestors, municipalities, environmentalists and home - buyers and their families - very happy. +? Applied Ecological Services, Inc. And it means that, near Brodhead, Wiscon- sin, Steve Apfelbaum gets to smile the smile of someone who's right, even if he doesn't care about that part. "In the end, it's the environ- ment that matters," he said. Okay, Steve, but you don't mind if some developers profit from Conservation Developments, do you? "Just as long as they do it right," he said. Smiling. 1 Commissioned by Embrace Open Space, a collaboration of nonprofit organizations and public agencies aiming to protect natural space in the Twin Cities metro area 2 Lacy, Jeff "An Examination of Market Appreciation for Clustered Housing with Permanent Open Space" (Center for Rural Massachusetts, 1990) About Applied Ecological Services Applied Ecological Services, Inc. (AES) provides scientific ex- pertise and ecological strategies to resolve difficult and unique problems on any scale. AES has pioneered mitigation and res- toration techniques now considered cutting -edge and state -of- the -art, and which are now utilized across the United States and in many foreign countries. AES has also been the principal ecological consultant in many unique, large -scale restoration and site remediation projects, both here and abroad. Many of our projects have won awards and drawn national acclaim. AES specializes in projects in resource management, land reclamation and ecosystem restoration. We believe these are exemplary acts of environmental stewardship, and feel they demonstrate the values that are the driving force behind our philosophy: Bringing the science of ecology to all land -use de- cisions. Our experience demonstrates our ability to transcend Atlantic Coast 1100 E. Hector St., Ste 398 Conshohocken, PA 19428 (732) 833 -2140 Northwoods 21938 Mushtown Rd Prior Lake, MN 55372 (95 447 -1919 Midwest 17921 Smith Rd Brodhead, WI 5352o (608) 897-8641 4 The difference between traditional development design (left) and Conservation Development design ( Development has smaller lots (but more of them), is designed to preserve natural features and offers complex and chall -nging environmental problems while re- specting the cultur , ecology and economy surrounding them. Consulting Servic- .: Conservation Ecological Rest Stormwater M Environmental GIS Services Landscape Des Master Plannin Research Studi Stream and Po Wetland Mitig Municipal Or • - • t) is easy to see. Notice the Conservation uch, much more open space. velopment Planning and Design ration and Monitormg agement Planning and Design ermitting :n of Watersheds, Parks and Greenways s, Seminars and Classes d Restoration and Bioengineering ion and Delineation ante Advisement Installation and Management Services: Construction Oversight Long -Term Ecological Maintenance and Management Planting and Seeding Prescribed Bur ing Stream and Shor a Restoration /Retrofitting /Bioengineering Design Cost An lysis Woodland Rest ration /Selective Brush Removal Native Plant Nurse Products Services: Local Genotype Species Propagation Species Cost -E ciency Review Custom Seed- ix Design Contract Gro Site - Specific N g sery Creation P4- Val �iiiri►.3�i A 'rr1 Er- 41791c0 Sc,rkm 6ir' www.appliedeco.com Chi goland, Indiana 120 est Main St West undee, IL 60118 (847) 44-9385 Great Plains 1904 Elm St Eudora, KS 66025 (785) 542 -3090 © 2007 Applied Ecological Services, Inc. engineers, landscape architects, water resource engineers, soil scientists, botanists, horticultur- ists, geologists, arborists, hydrologists, ecologists, ecotoxicologists and more. The Wisconsin nurs- ery grows 500+ species of native plants; regional nurseries add specialty and rare species. Projects range from restoring two -acre prairies, to design- ing and installing ecological stormwater controls for municipalities, to creating the master plan for reclaiming several huge open -pit mines for the government of Romania. One area AES is known for is Conservation Hous- ing Developments. While people are aware of this type, Steve wants everyone to know that not all Conservation Developments are equal. "There are companies doing good work, but there are also a lot of `green- washers'," he said, losing his trademark smile for a moment. "They'll hire an ecologist or even an intern, or maybe they'll attend a seminar, and suddenly they're building `Conservation Developments.' I saw one touting `almost 40% open space' like that was a big deal!" (Conventional developments can easily reach 25- 30% open space.) "Pretenders harm the environment and public opinion about real Conservation Developments. Since most people don't know which is genuine and which isn't, fakes give real ones a black eye." Bringing the science of ecology to all land -use decisions. 2 Pretenders notwithstanding, genuine Conserva- tion Developments are popular with developers mainly because they're popular with buyers. Oth- er reasons are just as understandable: 1. They can save money. 2. They can make money. 3. They can transcend market trends 4. They can change a "No" to a "Yes." Saving Money AES studied ten Conservation Developments, their costs and sales. All are in the Midwest and were completed in the last ten years. By switching to Conservation Development de- sign and techniques, average savings for these developments was 24 %. The greatest savings were in infrastructure — grading, storm sewers, etc. (See chart; for more details, visit www.ap- pliedeco.com.) One cost, however, is always higher; true Conser- vation Developments have significantly higher landscaping costs since the design requires na- tive ecosystems in open spaces (they are part of the stormwater system). But increases are more than offset by savings. Smaller lots, clustered homes, large percentages of open space and higher values (perceived and real) are the hallmarks of conservation developments ... when done right. CA Applied Ecological Services, Inc. Masterpiece on the Mississippi TO: Laura Carstens, Planning Services Manager FROM: Kyle L. Kritz, Associate Planner SUBJECT: Cost Comparison between Permeable Paving, Concrete and Asphalt Paving DATE: September 24, 2009 Permeable pavers = $75,400 7" Hot mix asphalt (HMA) = $40,768 7" Portland concrete cement (PCC) = 39,728 Dubuque hierd AA- America City l n r 2 The City Council at their last work session on the Unified Development Code in June 2009, raised a question about how permeable paving compares in terms of cost to concrete and asphalt. The Engineering Department has provided a cost comparison between the types of paving based on costs obtained during recent projects including the City's use of permeable paving in the alley between 13 and 11 Streets. The cost comparison is for base stone and pavement surface only since the subgrade stabilization and curb and gutter should be the same in all cases. For permeable pavers with 16" of clean stone, the cost is $7.25 /square foot. For 7" of hot mix asphalt with 16" of base stone, the cost is $3.92 /square foot. For 7" of Portland concrete cement with 16" of base stone, the cost of $3.82 /square foot. Using a 400 foot long street with a typical residential cross section, the following costs are obtained: The engineers point out that the costs are subject to the bidding climate at the time of the project. While the permeable pavers are more expensive than either the HMA or PCC, staff point out that by utilizing the permeable pavers, the developer could avoid installing a storm water detention basin, which if the detention basin is even the size of one single - family lot, would save the developer approximately $40,000. The $40,000 would be Comparison of cost between permeable paving, concrete and asphalt paving Page 2 realized as the property can be sold as a building lot rather than in perpetuity be occupied by a storm water detention basin, which because it is a requirement the cost of the land is not tax deductible. The Engineering staff also pointed out that with the use of permeable pavers, the developer would save on the installation of underground storm water reinforced concrete pipe. Please let me know if you need additional information or clarification of the information in this memorandum. cc: Gus Psihoyos, City Engineer KLK/mkr f: \users \mrettenb\wp \cost comparison for paving lc memo.doc THE CITY OF DUCE MEMORANDUM Masterpiece on the Mississippi July 23, 2007 TO Laura Carstens 01an iin.g- s. David Heiar, Economic Development Director Jennifer Larson, Budget Director Gus Psihoyos, City Engineer Rich Russell, Building Services Manager FROM: Michael C. Van Milligen, City Manager SUBJECT: Green Building and Conservation Design I have been reviewing with you the concept of providing developers financial assistance, mainly through.assistance with debt on infrastructure needs. The main reason to consider this was to encourage annexation, but it would also be available to existing undeveloped land within the City limits, and to provide places for people to live in an expanding economic environment. I have been giving the issue some additional thought and I want to discuss with you potentially relating these financial incentives to the City Council's Green Community priority. I have recently learned more about a principle called Conservation Design. have visited the website for the National Association of Home.Builders (NAHB). They seem very supportive of Green Building, Conservation Design and Smart Growth as long as they are not mandated. Linking these principles to incentives does not mandate them, but the developer /builder does not get the incentives without using the principles. This of course, could diminish the effect of the incentives encouraging annexation if developers perceived the requirements as not equal to the incentives. Reading the NAHB materials appear to suggest that any costs generated by these principles is offset by the value added to the development. One section references a $12,000 to $15,000 per home cost if the U.S. Green Building Council's Leadership in Energy Efficient Design (LEED -H) were used and they do not support this program. A February 12, 2007 NAHB article (Attachment 1) says, (Jack) "Hebert who serves as a National Representative of the National Association of Home Builders, said that the nation's homebuiiders support green building and energy efficiency legislation that is voluntary, market - driven and cost - effective for builders and consumers." Attached is a 170 page document titled, "National Association of Home Builders Model Green Home Building Guidelines" (Attachment II) This includes a point system that provides for three levels of Green Buildings; Bronze, Silver and Gold (Page #7). The guidelines contain six primary sections: • Lot Preparation and Design • Resource Efficiency • Energy Efficiency • Water Efficiency and Conservation • Occupancy Comfort and Indoor Environmental Quality • Homeowner Guidance and How to Optimally Operate and Maintain the House Taking this a bit further the City could consider expanding on their first principle "Lot Preparation and Design" to a principle called "Conservation Design" A "Reason Public Policy Institute" document (Attachment 111) that I obtained off the NAHB web -site describes Conservation Subdivision Design as " also referred to as "open space design" is basically a "green" version of an approach to subdivision design known as "clustering ". With CSD, developers , are allowed to build homes on smaller lots, it they leave a portion of the land undisturbed as protected open space." The Reason Policy Institute is described as "a public policy think tank promoting choice, competition, and a dynamic market economy as the foundation for human dignity and progress." Attachment IV is a case study describing a four step process involved in Conservation Design. One very important point that I learned in St. Cloud is that this method is density neutral and is described in the case study as, "...the density permitted by right within a particular area is not affected by this method." In other words the number of housing units allowed is not decreased, just how those units are placed on the land. I have included five additional case studies (Attachment V). Attachment VI from the NAHB titled Smart Growth- Building Better Places to Live, Work and Play seems supportive of Conservation Design. The Executive Summary says on page #2, "within this publication you will find the National Association of Homebuilders Statement of Policy on Smart Growth. The statement generally defines smart growth as meeting the underlying demand for housing created by an ever - increasing population by building a political consensus and employing market - sensitive and innovative land -use planning concepts. It means understanding that suburban job growth and the public's overwhelming desire to live in single - family homes will continue to necessitate growth in suburbia. At the same time, Smart Growth means meeting that housing demand in smarter ways by planning for and building to higher densities; revitalizing our nation's cities and older suburbs; and preserving meaningful open space and protecting environmentally sensitive areas. Page 3 gives the NAHB six guiding principles of Smart Growth. On page 10, the publication says, "Smart Growth Mean Efficient Land -Use Techniques." They then describe cluster development, which I believe fits Conservation Design. They say, "Cluster Development groups homes or Tots tightly on the more buildable portions of a site, leaving more open space to preserve natural features such as trees, streams, valleys and steep slopes. For example, if zoning allows one unit per acre, a typical 50 -acre site would permit 50 homes on one -acre lots. With clustering, homes could be built on half -acre lots, leaving 25 acres of permanently protected open space. Cluster development is often opposed and misinterpreted as including higher densities and concessions to developers. In recent years, the cluster concept has come to be known as Open Space Development or Conservation Development because of its increasing tendency to preserve larger, more valuable open spaces." In addition to the concept of Green Building and Conservation Design we may want to discuss the donation of land for parks, requirements for fiber optic conduit and a requirement for radon protection an issue that has long caused Public Health Specialist Mary Rose Corrigan concern. I will ask Office Manager Juanita Hilkin to arrange a meeting to discuss this concept. MCVM /Iw Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager Teri Goodmann, Assistant City Manager Cori Burbach, Management Intern / 11 Michael C. Van Mil!igen I inallti, assi,ning a particular degree of importance to dif- fcrerrt criteria undoubtedly involves a certain amount of personal or local value judgment. Life - cycle assessment (LCA) tools are beginning to soli out such questions, bin the tools still remain in their infancv. 'Therefore. this set of green hoine building guidelines should be vacwed.as a dynamic document that «ill change. and evolve as new information becomes available, improvements are made to existing techniques and technologies, and new research tools are. developed. HOW TO USE THE GUIDELINES The guidelines are organized by the guiding principles listed above. However, there are two underlying ideas that everyone should. keep in mind before undertaking a green home project. First. environmental considerations should be incorporated into the project from the very beginning. It is much harder to weave green home concepts into a project after the house plans are finished. Second, the house should be looked at as a whole as the builder deter - minrs which of the green home guideline items to put into the house. For example; leaking a home's building enve- lope tighter through air sealing and quality building tech- niques can affect the way in which the builder designs the home's ventilation system. It is through such a forward - thinking process t }tat builders can gain cost efficiencies. Part One of these gslidclines contains the checklist of line items. leach entry ineludes the Zinc item title, the point value, and the items that should he provided by the builder to verify that die line item was implemented. The verification column assumes there. is a green building ln•ugrarn coordinator or other third pain'. 1 Iowevcr, the gni dclinas and point system can be used independently even if a formal green building program does not exist in a particular reg on. h is again recommended that a builder first: hectnnc familiar With the line items prior to designing a house to help intro- duce. concepts that a builder can incorporate into the home dcSi211. construction, and operation. "lit help a builder holistically incorporate green building into limes, the NA H.1 team csiahlished different point levels to achieve for each `raiding p at earls level of green hnilding. The point system is described below. N HE Model GREEN Horne Building Guideline:: POINT SYSTEM 'lucre are tlu•ec different levels of green building nvailahle to inlildcrs wishittg to use these guidelines to rare their prujeets- 13ro1iv:, Silver. and (mold. At atll levels, diem arc a Jttiniu.nutl ntuttber of points required fur each of the s<:ve:rt gtlid t principles to assure that all aspects of green building are addressed and that there is a balanced. whole. - systems approach. After reaching relic: thresholds, an additional 100 paints must be achieved by itnplcrstcnting any of the 1'et110.11lillg11T1e items. The table. below outlines the various green building level thresholds. Points Required for the Three Different Levels of Green Building Lot Design, Preparation, and Development Resource Efficiency Energy Efficiency Water Efficiency Indoor Environmental Quality Operation, Maintenance, and Homeowner Education Global Impact Additional Points From Sections of Your Choice Bronze Silveri 8 44 37 6 32 ' !PAR /mane does uvl hang n ducted distribution system fir heat- ing and cooling. (lethal. 1:5 prints from the requ6vd in the huer_'r• l fficienrr• section. A reduction n the required points for a Ilotue w]rhont duct- work for the space heating and cooling systems reflects the fact t there are enure ].Joints available for homes that do have ductwork. It is trot intended as an in<licarion of prefer - epee for one rvi'e of system ever another. To determine point values for each guiding principle a builder simply adds the points for each line itr..nr applied to the house for each guiding principle. Comparing the project's points for the individual guiding principles with the chart above will determine whether the project is deemed a Bronze-, Silver -, or Cold -level ,green home. INTRODUCTION ..ason Foundation free minds and free markets Reason Public Polic Inst l tu �arket economv the think l foundation forhuman ar competition, and a dynam progress. _ mentary !,ason.org igust 6, 2002 )nservation Subdivision Design: A Market- Friendly Approach to Local Environmental Protection j Leonard Gilroy ers would ►me new and unique residential subdivisions in the Atlanta woods, etlandsyand other nsider as the best of both worlds -- modern suburban homes surrounded by een spaces. A recent article in the Atlanta Journal- Constitution discussed enviromne tali is alike are bdivision design" (CSD) in several metro Atlanta counties P iding CSD increasingly appealing, and it offers a flexible, market- oriented approach to local environmental protection Drthy of greater attention. 3D represents a subtle, but significant, twist to the traditional subdivision design d review process. In a. more "traditional" subdivision design -- often referred to the "cookie cutter" approach -- all of the developable land within a tract is vided into roads and house lots, typically subject to minimum lot size quirements. Open space typically consists only of the undevelopable portions of e tract, p wetlands n d to individual lots as yards, or surfaced i t hey built upon, apportioned roads. t .;ontrast, CSD, also referred to as "open space design," is basicall a ": a -n" :rsion of an approach to subdivision design own as "clustering." With CSD :velopers are allowed to build homes on smaller lots if t ey leave a .onion of the n• undisturbed as protected open space. For example, if a "traditional" re feet, a sidential zoning ordinance requires a minimum lot size of 10, 000 square ) -acre parcel could yield roughly 200 houses. In contrast, a CSD - friendly zoning dinance might allow a developer to build the same 200 houses on 5,000 square of lots if the other half of the land is left undeveloped. Some communities have 'en adopted incentive -based ordinances that offer density bonuses to developers at utilize CSD, allowing them to build more homes on:a given parcel than would Ne been allowed under traditional zoning. )mpared to traditional subdivision design, CSD offers the full development Itential of a parcel while minimizing environmental impacts and protecting :sirable open spaces. The developed portion of the parcel is concentrated on ose areas most suitable for development, such as upland areas or areas with well - ained soils. The undeveloped portion of a conservation subdivision can incude ch ecologically or culturally -rich areas as wetlands, forest land, agricultural ad/buildings, historical or archeological resources, riparian zones (vegetated aterway buffers), wildlife habitat, and scenic viewsheds. rpically, the open space is permanently preserved via easement or dedication and tp://www.reason.org/phprint.phP ALLGt... un .... _ Related Links Atlanta Regional Commission. 2001. Conservation Subdivision Ordinances. Foth and Van Dyne Consultants - Engineers- Scientists. Conservation Desin /Cluste Fact Sheets. Metropolitan Area Planning Council. 2000. Oven Space Residential Develo'rnew: Four Case Studies. National Association of Home Builders. 2002. Building Greener Buildin Better: The Ouiet Revo 1 coon. State of Utah. Governor's Office of Planning and Budget. Conservation Design for Subdivisions: A Practical Guide to Creating Open Space Networks. Texas Center for Policy Studies. 2000. Developing Marketable and Environm Sens itive Conservation -Based Subdivisions. Worksho _ Pro_ceerdin.,s. 7/5/200 ianaged through a homeowners association, land trust (or other conservation rganization), or local government agency. In some conservation subdivisions, reserved areas have been leased to farmers for small -scale agricultural ro" -tion, used for community gardens, and even used as community -owned or.. _anus. rom the developer's perspective, CSD offers lower development - related expenses rith a high - quality, highly- marketable product as the end result. Having homes tustered on smaller lots reduces development costs since there are fewer trees to tear, less land to grade, and less road, water, and sewer infrastructure needed to • :rve the development. ' onservation subdivisions also target the growing consumer market for homes in atural settings with less property to maintain. Even with smaller lots, housing rites and resale values in conservation subdivisions compare favorably to those i traditional subdivisions. In fact, consumers have shown a willingness to pay a remium for the environmental amenities and quality of life that conservation ibdivisions offer. Many people would gladly trade lot size forproximity to atural scenery. he community -at -large can also benefit from CSD. It can be a useful tool to help Town of Cary, North Carolina Conservation Subdivision Design. University of Georgia. Institute of Ecology. Office of Public Service and Outreach. 1999. Conservation Subdivisions: Ecological. Landscape and Construction, and Legal Applications to Cherokee County, Georgia. University of Illinois Extension Service. Local Government Information and Education Network. 2000. Local Government Topics: Cluster /Conservation Development. University of Wisconsin Extension. 2000. A Model Ordinance for a Conservation Subdivision. ddress local concerns regarding the loss of environmental resources, farmland nd community character. Local governments can also use CSD as a vehicle for reating community -wide open -space networks, reducing the need to purchase and maintain new tracts of public land. :stablishing open -space networks and reducing impervious surface cover can benefit the community by providing new ;creation opportunities, protecting wildlife habitat, maintaining the ecological and water filtration functions of wetlands n ,arian areas, and reducing stormwater runoff and flooding. 'he Prairie Crossing development in Grayslake, Illinois is one of the more famous conservation subdivisions. It contains 37 single - family homes on 667 acres, with 350 acres of preserved prairies, farmland, wetlands and lakes and is the • /estem anchor of the 2,500 -acre Liberty Prairie Reserve. The development offers over a dozen different home styles that Inge in size from 1,100 square feet to over 3,400 square feet and in price from roughly $250,000 to $400,000. It also icludes a charter school, community horse stables, a community- supported organic garden, and a farmer's market. iolf course communities provide an interesting parallel to conservation subdivisions. Planning expert Randall Arendt, the ading proponent of CSD nationally, sometimes refers to conservation subdivisions as "golf course communities without ie golf courses." Surveys have shown that many homeowners in golf course communities do not actually play golf, ether, they enjoy the open space and park -like atmosphere that the golf course provides. Also, the high home values and ousing demand in these communities provide an example of the marketability and profit potential associated with open ?ace designs. ince CSD seems like a win -win for developers, consumers, and environmentalists, why aren't we seeing more onservation subdivisions in our communities? Put simply, developers are not allowed to build them in many parts of the auntry. Outdated and inflexible local zoning and subdivision codes make it difficult, if not impossible, for developers to • tilize CSD and other innovative designs. In this type of regulatory environment, developers often settle for tried -and -true •aditional subdivision designs rather than navigate a long, difficult, and expensive approval process for a non - traditional zbdivision. o - ourage the use of CSD, local governments need to modify their comprehensive plans, zoning ordinances, and lbw vision regulations to allow conservation subdivisions and to incorporate the flexibility into key development codes - ttp : / /www.reason.org/phprint.php 7/5/2007 iding incentives as lot sizes, building setbacks, and road frontages and standards projects ec needed is to implement furthe step that can as density bonuses to developers that incorporate CSD into p promote this type of high - quality, ecologically sensitive type of development. es of first step for local governments is to think strategically about ostaclearl) for their community, community preservat g hat oa s so that zees are most desirable to target for protection, and how clearly define lopers can easily understand them and incorporate t tls and that not t be appro for all to at ons and r stand that CSD is just one of many growth management to rpes of residential development. in er, CSD should be thought of as an option that should be made an effective toolin thei efforts to balance s loe al )gically- sensitive development. Communities may find CSD t o be omic growth with the preservation of environmental resources and community character. !ard Gilroy is a senior fellow in urban and land use policy at the Reason Foundation printed from: //www.reason.org/conunentaries/gilroy_ ,right © 2007 Reason Foundation /hxnxnul reacnn nw /nhnrint.nh13 7/5/2007 • Town of Cary Open Space and Historic Resources Plan Conservation Subdivision Design Description of the Process and A Case Study A recommendation within the Open Space and Historic Resources Plan is "Create Conservation Overlay Districts for Open Space Priority Areas. Ordinance would require conservation subdivision design to protect Significant Resource Areas identified in the OSHRP" (emphasis added). Conservation Subdivision Design (CSD) is a relatively simple, four -step process to identify the most significant natural and cultural resources on a given tract of land, and thereby determine the most suitable "building envelopes" from a preservation viewpoint. Description of the Four -Step Process'. The four -step conservation subdivision design technique can be applied within any residential zoning category, and is 'density neutral'; i.e., the density permitted by right within a particular area is not affected by this method. To illustrate, Figure 1 shows a tract of land subdivided in the conventional manner. This 140 -acre rural tract (located in Orange County, NC) is zoned R -80 (minimum lot size 80,000 ft and is located within a critical water supply watershed. After subtracting out unbuildable floodplains and steep slopes, this tract could yield 42 Tots averaging 3.2 acres. This conventional pattern of development has achieved much success in the Triangle region, and rural subdivisions such as this one are highly sought -after as potential homesites. However, this layout does not offer permanent protection for the most significant resources of the property. Figure 2 is an aerial representation of this tract, a parcel rich in natural and cultural resources. The site borders the Eno River, a tributary, of the Neuse. The tract contains both gentle and steep slopes oriented generally to the southwest. The site is distinguished by large areas of mature hardwoods and smaller areas of mixed pine forest that are linked by several hay meadows associated with the farm, which is located at the lower left corner of the tract. The farmhouse, built in the Federal style around 1830, is eligible for listing on the National Register of Historic Places. At the opposite end of the tract, a rock outcropping atop a steep slope offers a spectacular view of the Eno. The first step in the CSD process is the identification of significant resources extant on the site. For sites within Town of Cary's planning jurisdiction, this information would be readily available through the Town of Cary's GIS (Geographic as derived from the ecological and landscape assessments conducted for the OSHRP. In this example, resource identification is shown in three phases for the sake of clarity: (a) Identifying Steep Slopes and Unsuitable Soils (Figure 3); (b) Identifying Land and Water Resources (Figure 4) and (c) Identifying Vegetation, Wildlife, and Cultural Resources (Figure 5). Excerpted from Arendt et al: Open Space Design Guidebook for the Albemarle- Pamlico Estuarine Region, NC Association of County Commissioners, 1996. 2 Figures are shown beginning on page 6. The areas identified in Figure 3 represent the unbuildable portions of the tract, and would apply in either a conventional or CSD scenario. Continuing Step 1 of the CSD process, land and water resources are illustrated in Figure 4, Identifying Land and Water Resources. This includes stream buffers and moderate slopes (15- 25%). Figures 3 and 4 show resource areas that can be considered 'primary conservation areas'; i.e., areas inherently unbuildable that should be removed consideration for determining building envelopes. Figure 5, Identifying Vegetation, Wildlife, and Cultural Resources, illustrates 'secondary conservation areas' that represent significant resources that could be preserved but exist on land that lacks constraints to development. It identifies the woodlands, meadows, and historic features that constitute both important habitat for species diversity, and provide character and context to the landscape. Identifying Potential Development Areas is Step 2 of the CSD process, as shown in Figure 6. It illustrates the extent of the preservation area that would be targeted for protection through one or more of the techniques described in. the OSHRP Preservation Toolbox. In this example, a decision was made to use the large hay meadow as a location for building envelopes, in order • to maximize the amount of woodland to be left intact for wildlife and water quality benefits. This demonstrates how the conservation /development choice is sometimes an 'either /or' proposition. In this case, a compromise was reached, whereby the most critical contiguous areas of woodland and stream buffer habitat were preserved, while conserving some of the meadows and fields as usable open space for the future residents. Preservation of the historic farmhouse was also a priority consideration. The farmhouse and accessory buildings, placed within the conservation area, could be marketed as a premier home location. The prestige and benefits of listing on the National Register, along with the conservation easements and other protective measures, would make this a desirable property for a preservation- minded buyer. As well, the complex could remain as the residence of the landowner /subdivider. Step 2 logically proceeds to include locating of the house sites with the development envelopes. Our objective is to accommodate 42 houselots, as determined from the Yield Plan of Figure 1. Figure 7 illustrates how these home sites are distributed evenly throughout the building envelopes. In this case, the central hay meadow provides a focal point around which a housing group could. be situated. The meadow serves a central 'green common', and provides both an active and passive recreation area for residents. Steps 3 and 4 of the CSD process are simple and straightforward. Now that conservation areas, building envelopes, and house sites have been located, a street and trail network to link the homes can be easily drawn. Streets and trails are planned in a manner that minimizes stream crossings and disturbance to the woodlands. Informal footpaths follow the existing trails and woods roads that crisscross the farm, conforming to the working structure of the landscape (Figure 8). In the final step of the CSD process, lot lines are added, with each lot having at least 32,000 ft to accommodate individual septic fields and wells (Figure 9). The farmhouse complex remains on its own large lot to protect the historic integrity and context of the site. 2 Neighborhood access to the complex could be limited easily, since it is separated from the rest of the property by a small tributary stream and by existing woods. In the conservation subdivision design, just over 35 acres are taken by houselots, and the average lot size is 36,500 ft or 0.84 acres. Street rights -of -way consume an additional 7.3 acres, leaving 97.5 acres, or nearly 70% of the tract as undivided and permanently preserved open space. Aerial views of this development in the conventional manner (Figure 10) and with conservation design (Figure 11) illustrate the differences between these scenarios. Using conservation design, every houselot is enhanced by direct views and /or access to the open space. In addition, all residents are accessible to a network of informal neighborhood trails through woods or meadows. In essence, each resident is purchasing access to almost 100 acres of historic and scenic Piedmont landscape at a fraction of $1 million dollar price that an estate of this magnitude would command. From an investment standpoint, the initial value as well as the resale value of each lot is increased. From a natural resource and historic preservation viewpoint, the character and integrity of the property is well respected and largely preserved. Economic Aspects, Marketability, and Case Studies Conservation Developments typically cluster smaller lots on a tract of .land, instead of distributing them over the entire acreage. As a result, conservation subdivisions, neo- traditional villages, and other higher - density residential developments tend to be more cost effective to construct. The Smart Growth Network, a collaborative effort led by the International City /County Management Association, has published a report on the costs and savings of `green' development. A summary of this report is attached. Despite its advantages, conservation development has not replaced conventional large -lot subdivision layout as the dominant form of residential development. This is partly because many local governments either have not allowed conservation or cluster development or have established administratively complex review and approval procedures that have effectively discouraged its use. In addition, local officials and the public have not readily understood the cluster concept and have often associated it with higher densities and a lower standard of living. For their part, developers may not be familiar with this development alternative, or they may not be convinced that there is a market for this type of development. However, there is evidence that buyers appreciate the value of a smaller lot near to permanently protected open space. A 1990 study conducted by the Center for Rural Massachusetts compared the resale values of homes on Tots in cluster developments in two Massachusetts towns with those of comparable homes in conventionally planned subdivisions in the same communities. In both towns, the value of homes in cluster developments appreciated at a faster rate than did the value of homes in conventional developments, in spite of the facts that the Tots in the cluster developments were significantly smaller. A more recent (1995) study by the market research firm American LIVES found that home buyers place a premium on having lots of natural open space and walking and biking paths - amenities that can best be achieved through the use of cluster development. In the survey, customers identified "lots of natural open space" and plenty of "walking and biking paths" as the second- and third - highest rated features (out of 39) critically affecting their decisions. According 3 to the survey director, Brooke Warwick, these results demonstrate that consumers are becoming more selective and looking increasingly for the kinds of features that informal social interaction among neighborhood residents. Interestingly, golf developments ranked 29th on the list, just below tennis courts. Confirming this trend, Realen Homes found that Tots adjacent to open space in its award - winning Garnet Oaks subdivision in Bethel Township, Pennsylvania sold faster than other Tots despite their premium prices. Realen also created a short trail system through one of its conservation areas and produced a simple but attractive a , many trail guide he homeowners said distribution said thatt the open s space, trail tlsystem,eand In post-sales brochuresall interviews, many of influenced their decision to buy in Garnet Oaks. In Farmview, in Lower Makefield Township. Pennsylvania, Realen Homes built 332 houses on lots averaging 22,000 square feet in a one -acre zone, enabling 51 percent of the site to be conserved (137 acres of farmland and 76 acres of woods). Farmview quickly became the fastest - selling development in its price range ($250,000- $325,000) in the county. Similarly, at Hawksnest, in Delafield Township, Wisconsin, Siepmann Realty has used its 100 acres of open space to great advantage in marketing lots in its 180 -acre development. With an average development cost of $47,200 per one -acre lot, Hawksnest is producing an attractive return. It is also competing successfully against several nearby subdivisions offering lots three times larger but with no community open space. At Newpoint, a traditional neighborhood in Beaufort County, South Carolina, lot sizes have about 11,000 square feet, sell at twice the price of public 8,500 square- commons. Newport's lots, at foot lots in adjacent developments. • Staff has found numerous examples of conservation subdivision developments on the World Wide Web, including a recent Charlotte Observer article describing a conservation development near Banner Elk, NC. Following are brief summaries and Web links to several others: The Preserve at Hunters Lake, Ottawa, WI. Southeastern Wisconsin's scenic rolling hills provide the setting for The Preserve at Hunter's Lake, developed by Siepm Realty Corporation of Waukesha, WI, a project that includes 41 one - and - one - half -acre lots surrounded by over 185 acres of permanently preserved open space. The Preserve protects large areas of upland woods and prairies, steep slopes, wetlands, and lake shoreline. According to the project description on the National Association of Home Builders' website, "each lot sits within a cluster of six or fewer home sites that nestle up to woods. Each homeowner enjoys a sense of neighborhood, yet a walk out the back door gives the impression that individual residents own several acres on undisturbed land. Buyers are encouraged to let their landscape naturalize and enhance it with native plantings, thus minimizing the area devoted to manicured lawns and respecting The Preserve's philosophy. Prairie Crossing, Grayslake, III. Prairie Crossing is one of the most cited 'success stories' of the conservation design concept. This development contains 337 single - family homes on 667 acres. The conservation land contains 350 acres devoted to prairies, pastures, farms, fields, gardens, marshes and lakes and includes a community - supported organic garden. Homes are constructed using energy-saving tr a Reserve, techniques a 2,500-acre preserve of fohest, marshes, is the western anchor of the Liberty Prairie and farmland. 4 Four different kinds of home sites are available at Prairie Crossing. Sixty Village home sites are located in a neo- traditional village, which features a Market Square and Village Green. Prairie Crossing offers more than a dozen different home styles, in either the Settler or Homestead Series, that range in size from 1,140 square feet .to 3,428 square feet, with 2 to 5 bedrooms, and in price from $239,900 to $427.,900. Tryon Farm, Michigan City, IL. This project, located about_ an hour from Chicago, contains a combination of new simple houses and lofts ranging in size from 400 to 3,500 square feet, grouped in seven settlements. The settlements are formed according to landscape characteristics. The first settlement to be completed, called the Farmstead, is adjacent to the old farmhouse, barns and sheds that made up the origi d dairy far Other 170-acre landscape is will located amid meadows, woodlands, and dunes. Approximately will be permanently preserved. Baxter Village, Fort Mill, SC. This master - planned community is designed as a neotraditional village, complete with a mix of residential and commercial development. Projected for a 20 -year build -out, Baxter. Village will eventually contain an elementary school, a community center, a library, and an employment center. It was- recently cited by the Sierra Club as "an excellent example of smart growth that is committed to preserving open space and preventing sprawl." Homes will be built close to the streets creating walkable neighborhoods, and a range of commercial properties will be built within walking or biking distance. The entire development is planned around the 2,300 Anne Springs Close Greenway, which has 26 miles of hiking trails. Baxter Village contains 400 acres of green space, including woods, parks, and trails. The trail network links to a series of parks, fountains and playgrounds located throughout the community, including a village green and a 12 -acre park for active recreation. Eventually, the trail network will extend to a planned park at the Catawba River southwest of Baxter. 5 N AT IONAL AssoCiATlO M Attachment V ;tl+ W W. t+! A H B. O R G. cr HOME' BUILDERS SMART GROWTH CASE STUDY: ABRAHAM'S LANDING Normal View A Green Building /Cluster Development Project St. David's, Pa. This 13 -acre custom -home project in St. David's, Pa. provides a good example of taking measures to handle storm water runoff in a sensitive manner in order to protect adjacent wetlands. Pohlig Builders of Malvern, Pa., sought approval to construct seven high -end custom homes on a • former estate in a highly desirable residential area near the historic community of Radnor. The builder ran into substantial opposition from adjacent landowners who raised several concerns about the project. Well regarded for developing environmentally sensitive custom -made home projects, Pohlig Builders agreed to respond to the landowners' concerns by taking special measures to protect a wetlands area on the site and a streamhead adjoining the property. Adopting a comprehensive approach to wetlands protection, the builder considered both the quantity and quality of the site's stormwater runoff in relation to the adjoining wetlands. Further, Pohlig retained the services of the Philadelphia -based firm of Tourbier and Walmsley, an organization noted for its considerable experience in designing nonpoint source pollution abatement systems. Tourbier and Walmsley developed a vegetative filter strip for the area between the homes and the adjacent wetlands to purify the project's storm water runoff before it reaches the wetlands. Vegetative filter strips use vegetable matter such as rough grasses and forest litter to remove solids suspended in storm water runoff, thereby preventing the solids from reaching water courses. The 150 - foot -wide filter strip at Abraham's Lane includes three distinct elements: a dense, grassy primary filter constructed of a mix of hydroseeded grasses and planted perennial and ornamental grasses; an expansive section of trees, including downy shadblow, red maple,.and willow oak, overplanted into the grasses with bare -root whip stock; and a rooted barrier of erosion - resistant woody shrubs to protect the bare -root whip stock until it becomes established. The filter strip was designed to grow over time into a wooded area that will enhance the site. To ensure surface recharge of the fragile wetlands system with an appropriate water velocity, Toubier and Walmsley had to devise a method of managing storm water quantity. The consultants added a level spreader trench to the edge of the vegetative filter strip closest to the homes to alter the runoff from a concentrated to a sheet flow. Additional sediment and erosion control devices such as silt fences were deployed during active construction of the project. The total cost of all the nonpoint source pollution controls added $30,000 to the cost of the development. http:// www. nahb. org /generic.aspx ?genericContentlD= 508 §ionlD =87 &print =true 7/2/2007 N ATIQNAL W W.NAHD.ORG ASSOCIATION OF HOME BUILDERS SMART GROWTH CASE STUDY: THE PRESERVES AT HUNTER'S Normal View . LAKE A Green Building /Cluster Development Project Ottawa, Wisconsin Southeastern Wisconsin's scenic rolling hills provide the setting for The Preserve at Hunter's Lake, developed by Siepmann Realty Corporation of Waukesha, Wisc., a model project that features open space conservation. The Preserve permanently reserves large areas of buildable upland woods and prairies, steep slopes, wetlands, and shoreland for the enjoyment of its home owners. A one -mile segment of the 1,000 - mile -long Ice Age National Scenic Trail winds its way through the undulating terrain within the community's common area and connects to private subdivision trails. ? Located in the town of Ottawa, in Waukesha County, Wisconsin, The Preserve at =Hunters Lake includes 41 one- and -one- half -acre Tots surrounded by over 185 acres – of permanently preserved open space. The land, which was farmed in the mid - 1850s by the Hunter family from Ireland, has a rich history. In addition to farming the land, the Hunters built a beautiful small lannon stone mansion and established a small stone quarry to serve the area building industry. By the early 1900s, the quarry closed and a prominent Milwaukee brewing family took over the farming operation. In the mid- 1900s, the land was left fallow, g g way to native prairie flowers and towering hardwoods. The 285 -acre site includes three - fourths of a mile of undeveloped shoreline on Hunters lake, a small stream - fed lake. The shoreline encompasses over 65 acreas of wetlands marshes that are part of The Preserve. It was around these woods, prairies, and wetlands that The Preserve was designed and built in 1994. Planning and Design £..• Not only did the site's terrain pose a challenge to the development's design, but the ._ ._location of the proposed community about 40 minutes farther west than most people �' •• were believed to prefer. Accordingly, the goal was to create a community that would ake advantage of the site's interesting natural features by preserving them and surrounding them with homesites. In particular, the Kettle Moraine area, with its steep glacial hills, thick forests, and broad vistas, is an attractive setting for new homes. When planning and designing the home sites, the design team —Ron and Jim Siepmann of Siepmann Realty Corp., Nicholas R. Patera of Teska and Associates, Inc., of Evanston, Illinois, and engineer Jerry Wegner of Jahnke & Jahnke Associates of Waukesha, Wisconsin — carefully considered the site's large inventory of special landscape features. Under Wisconsin environmental law, the wetlands, wooded ridge, and Corridor. slopes rrounded by woods, the remain ng small meadows designated nd hayfields provided Environmental Corr p ovided ido excellent building sites that did not require wholesale deforestation. Each lot sits within a small cluster of six or f a Walk out the that gives the impression that home owner enjoys a sense of neighborhood, y individual residents own several acres on undisturbed land. Buyers are encouraged to let their landscape naturalize and enhance it with native plantings, t The project's n the ec e a o d ev oted to ity, manicured lawns and respecting The Preserve's philosophy. http : / /www.nahb . org /generi c. aspx? genericContentlD= 506 §ionID =g 7 &print =true 7/2/2007 clustered home sites and preserved open spaces serves as a model for regional and state officials who applaud The Preserve for preventing urban sprawl from destroying the countryside. Under most circumstances, landscaping is a primary issue for the developer. At The Preserve at Hunters Lake, however, the natural landscape stands on its own. Trees within rights -of -way were transplanted to common areas and cul -de -sac islands; in fact, a sumac grove became the center of one cul -de -sac. Where the development's main road crossed Scuppernong Creek, wetlands plants were stored in a wetlands nursery for transplanting after road construction. Roadways are lined with curb and gutter to reduce the need for ditches through the wooded area and to save a greater number of trees. The developer took great care during the tree - clearing operation to remove the minimum number of trees. Some roads were even realigned during construction to accomodate healthy or large trees within the right -of -way. In an effort to duplicate the original stone fences found throughout the farm, the entryway monuments are landscaped with native plantings. The Farmstead The unique farmstead provided the developer with many special features to be '�'+' ,. r� .,,preserved as amenities for the home owners. A stone caretaker's cottage was '= -' restored and converted into a neighborhood gathering place, complete with a r== , N children's play area The Hunter family's original farmhouse, dating to the 1850s, was entirely rehabilitated and meticulously finished. Road layouts were changed to save an old barn and silo, which became an aesthetic centerpiece for the neighborhood. Rustic split rail fencing and naturalized landscaping were added along many of the roadways to delineate the o•en s aces and emphasize the rural atmosphere. ` a'• : Lengthy hiking trails connect home owners to other neighborhood clusters within the development, to a large segment of the Ice Age National Scenic 'y4!* rail, and to a boardwalk that leads to the lake shore. The boardwalk provides access to paddleboats and canoes owned by the home owners' association. A self - guided nature tour identifies many native plant species along the boardwalk's meandering route through a sedge meadow, a calcareous fen, and an aspen and tamarack marsh. Marketing and Management Architectural plans for proposed homes must meet the developer's criteria regarding floor space (minimum 3,000 square feet), design (traditional styling and materials), roofs (cedar shakes), and natural materials (wood, stone, brick, or stucco on exterior walls). Homes built in The Preserve at Hunters Lake range from 3,000 to 7,000 square. feet, typically with four to • five bedrooms. Sales at The Preserve have been strong, considering that lot prices— ranging from $80,000 to $125,000 —are comparable to prices for three- to ten -acre sites in the area. When purchasing a lot in. The Preserve at Hunters Lake, potential buyers are won over by the fact that they own over 185 acres, yet need tend only their own one - and - one - half - acre lot. The open spaces, amenities, and rural character of the development are strong marketing advantages, a philosophy used by Siepman Realty for many years. Private wells and on -site sewage disposal systems are necessary for each home site. he open space, clustered -lot philosophy translates into minimal maintenance of .natural areas and reasonable home owners' association fees. In addition, the `'"preservation philosophy meant that widespread grading was unnecessary during construction. The compact pattern allowed street lengths and infrastructure run • , .!!to be shortened. All of these factors are important in the approval process —not 1 rjjust to the municipality, but also to surrounding home owners. In a traditionally conservative area, the notion of upscale homes on lots smaller than three acres was risky, especially given the distance to downtown Milwaukee. he success of The Preserve at Hunters Lake has demonstrated, however, that the market will accept smaller lots that enjoy access to permanently preserved open http:// www. nahb. org /generic.aspx ?genericContentlD= 506 §ionlD =87 &print =true 7/2/2007 http:// www. nahb. org /generic.aspx ?genericContentlD= 506 §ion1D=B 7 &print =true 7/2/2007 SMART GROWTH CASE STUDY: GARNET OAKS Normal View A Green Building /Cluster Development Project Bethel Township, PA Garnet Oaks exemplifies the best use of cluster development techniques to preserve open space and environmentally sensitive areas. The smaller lot sizes that resulted from this plan were not a deterent to sales. Rather, sales were brisk and prices rose significantly . during build out of the development. Features: Consumer focus groups conducted by Raelen Homes, a builder and developer based in Ambler, PA. revealed nearly unanimous agreement that mature landscaping and the look of an established neighborhood are critical considerations in home purchase decisions. To compete more effectively with older, existing communities, Realen Homes is devoting considerable effort to preserving trees, particularly specimen trees, thereby creating a more mature and established character in their new neighborhood. Realen believes that trees make an invaluable contribution to a community's sense of stability and maturity. Realen's tree preservation effort is a logical extension of the firm's goal to establish itself as a "green" builder of national repute. In developing the land plan design criteria for Garnet Oaks, Realen Homes focused on the results of one of its buyer satisfaction surveys. One -fifth of survey respondents indicated that Realen's new communities needed more trees, open space, and "natural landscaping ". Garnet Oaks consists of 80 single- family home sites on 58 acres in Bethel Township, Delaware County, Pa. The original site —hilly and heavily wooded— featured trees at least 40 years old, five acres of forested wetlands with a variety of ferns and sedges, and remnants of a bank barn, silo, stone wall, and overgrown tree -lined lane. The site's marketing and development activities have concentrated on tree preservation, a strategy that represents a departure from the norm for Realen. • 80 homes on 58 acres • 51% of land-preserved as open space • Cluster development • Preservation of•woodlands and specimen trees • Preservation of structures from original estate. X, •' 'F Y t J 4. NATIONAL WWW.NAr 3,ORG As-SOCiATION OF HOME BUILDERS http:// www. nahb. org /generic.aspx ?genericContentID= 493 §ionlD =87 &print =true 7/2/2007 - 1t�1 _��aw�S�izj • • 44'.- ;s }may: Sys- ' = _' -" :' �'r S`� .12414�. .. s,,m:.:ti_: = Realen set out to maintain the site's character by: • Obtaining a rezoning for the site to allow the clustering of homes, thereby preserving 51 percent of the tract in open space • Undertaking careful environmental planning and site analysis to design roadways, utilities, and home sites around the open space • Preserving woodlands as well as specimen trees that once lined a 200 - year - old farm lane • Uncovering and preserving a stone wall and spring house and sit eralriginal estate y agencies • Protecting wetlands through coordinated permitting state • Developing a tree protection training manual and course in conjunction with the Morris Arboretum of Chestnut Hill, Pa. for subcontractors involved in the Garnet Oaks project. A site analysis identified the areas best suited for development as well as the sensitive areas to be left undisturbed, including s perimeter lopes, buffer ane adjoining wetlands, prime recreation areas, specimen trees. Home sites were clustered to capitalize several unique open space features. Reduced lot sizes of approximately icar acre (minimum lot size 10,000 square feet) permitted what would typically have been excess private lot area to become common wooded open space, providing home owners with greater privacy. —4-- Tree res pervation was the guiding principle behind many of the innovative '-'=;f. a''> land planning and construction techniques incorporated into Garnet Oaks. { v • . :Before the design phase, the development team located specimen trees �,� : k ` 0 `' through aerial photography and field surveys and analyzed grading to minimize adverse effects on trees. Sequentially numbered clearing limit site minimized were used ize d d to to tree prevent accidental ts Before the st of construction, an a bor st trimmed throughout the the si limbs to prevent damage to trees slated for preservation. All subcontractors were required to attend the tree protection training course. Road alignment design during the planning stage respected topographic constraints and followed the old treelined farm lane. Township approval for tree islands within cul -de -sacs permitted increased island size and saved more trees. Sidewalks that follow a serpentine path through the open space saved still more trees. Negotiations with PECO Energy, the local utility, led to utility installation modifications that prevented r side of the damage to mature trees. Typically, utility company gas Ind to the other de of the street street behind the sidewalk. Field design changes http: / /www.nahb.org /generic. aspx ?genericContentlD =493 §ionlD =87 &print =true 7/2/2007 where it would not conflict with specimen trees. In addition, gas and electric lines were installed just behind the curb in some locations instead of behind the sidewalk. Further, a portion of one roadway was realigned to avoid any interference with tree roots. An in- stream storm water management system was designed to reduce the clearing requirements associated with a typical detention basin. The system allowed for the preservation of two acres of woodlands that would have otherwise been cleared. All construction encroachments into wetlands were avoided except for a .10 -acre segment. In addition, a wetlands mitigation plan called for the dispersion of storm water into a woodland area to create forested wetlands and eliminate the need for additional clearing. Open space amenities within the development attest to the massive tree and site preservation effort at Garnet Oaks. The plan includes a nature trail system that will wind through the preserved wooded area and include boardwalks in certain areas to allow pedestrians to view areas that would otherwise remain inaccessible. A local Boy Scout troop is building the trail. The history of the site is reflected in the preservation of an old stone silo foundation and spring house, which also function as unique landscape features. A large wooded area has been named the Rachel White Preserve in honor of the estate that once occupied the site. The site's natural and historic elements are highlighted in a nature trail guide that doubles as a marketing piece for Garnet Oaks. The relatively smaller lot sizes at Garnet Oaks as compared to competitors' offerings have not slowed sales. Since opening in January 1993, fifty -five homes have been sold. Sixty -five percent of the lots directly abut open space, giving them the appearance and privacy of a larger lot. In five cases, wide bands of treed open space dominate the streetscape and connect larger open areas with the • neighborhood sidewalk system. A picnic grove and a tot lot featuring unique play equipment further enhance community open space. By late 1994, home prices ranged from $21 rren� lot premiums range from $2 000 to $8,000 ase price offered during presales in January 1993. and are based largely on the lot size and proximity to open space. http : / /www.nahb. org /generi c. aspx ?generieContentlD =493 §ionlD =B 7 &print =tru e 7/2/2007 NATIONAL B ASSOCIATION WW'W..MAI l S.O#+ Ci OF IQiE aU1LDERS SMART GROWTH CASE STUDY: THE FIELDS OF ST. CROIX _ Normal View A Green Building /Cluster Development Project Lake Elmo, Minn. The Fields of St. Croix'is a conservation community located in the city of Lake Elmo, Minn. just 20 minutes northeast of the St. Paul central business district. The site plan preserves significant open space that includes farmland, organic farming, and restored native prairie. The "small town" atmosphere and services of the nearby lake Elmo Village Center, proximity to the historic city of Stillwater, and the natural beauty of the St. Croix River Valley make the Fields of St. Croix an exceptional place to live. Robert Engstrom Companies; the developer of the Fields of St. Croix, assembled the 226- acre from three owners. Inspired by its recent completion of Cloverdale Farm, a 250 -acre community of upper- bracket homes adjacent to the Fields, the Engstrom Companies set out to develop an environmentally sensitive alternative to the customary large -lot subdivision characterized by 2.5- and 10 -acre lots. • With Engstrom's submission of a concept plan that proposed duster development at the Fields, the city of Lake Elmo took the cluster concept a step further and considered its application to a larger area. After 18 months of study and deliberation, Lake Elmo passed an open space development ordinance that governs 4,400 acres. The ordinance provides a base density of six dwelling units per 20 acres with a density bonus for features such as common greens, pathways, and historic preservation. he final development plan for The Fields of St. Croix allocates more than 60 percent of the community's land to permanent open space comprised of farmland, a ree nursery, horticultural gardens, wooded slopes, two ponds, and restored native :prairie. The farmland along State Highway 5 retained as permanent open space that preserves the heavily trafficked highway view corridor. At the same time, home sites are clustered near a wooded ridge overlooking the site's ponds and open space. he first phase of 45 home sites underwent development during the summer of 1997, and the market response was excellent;•80 percent of the home sites sold within six months. A second phase with approximately the same number of housing units was completed in 1999. The lot sites are affordable, varying in price from $44,500 to $150,000. Innovative environmental and sustainable features that distinguish The Fields of St. Croix include the following: • The first large -scale cluster development in Minnesota that provides an example of an economically viable and marketable alternative to land- consuming and unattractive large -lot subdivisions. • A constructed wetlands wastewater system that provides central collection and environmentally compatible on -site treatment. • Natural Harvest CSA, a community- supported agriculture farm that each week provides organically grown fresh vegetables, fruits, and flowers to resident and non - resident http:// www. nahb. org /generic.aspx ?genericContentlD= 507 §ionID=87 &print =true 7/2/2007 subscribers. • The preservation and restoration of an historic Civil War -era barn to be owned by the community association and used as a community center and gathering place; • Energy - efficient homes built according to the standards of the Energy Star Program of the U.S. Environmental Protection Agency and the Premier Homes Program of Northern States Power, the local utility company. • Thirty acres of prairie restoration featuring native plants indigenous to the area. • On -site recreational opportunities with miles of pathways, a soccer field -sized park, tot lots, tennis courts, and the historic barn; a public transit stop located at the community's entrance. • Architectural standards for designs that encourage the lasting values of the rural, Craftsman, and prairie styles; a stormwater management design that provides for on -site retention, evaporation, and percolation. • The preservation of the existing wooded slopes, which are home to many specimen oak trees and provide excellent wildlife habitat. The open space owned by the community association and Robert Engstrom Companies is permanently guaranteed by a conservation easement granted to the Minnesota Land Trust. The easement provides both the municipality of Lake Elmo and The Fields' home owners with the perpetual protection of open space that they desired. While the statewide Minnesota Land Trust is well funded and has an endowment for continued operations, it is nonetheless important to ensure that all documentation associated with a conservation easement provides for possible successor entities, particularly when a newly formed local land trust is the recipient of the easement. Both the media's and the public's response to The Fields of St. Croix's environmental features has been overwhelming. According to Senn and Youngdahl, the primary home builder, potential home buyers have demonstrated a strong desire to be a part of a cohesive community that works with the natural environment. In April 1998, Wyn John, the mayor of Lake Elmo, announced the Fields of St. Croix was the 1998 recipient of -the Land Use and Community Development Award of the Minnesota Environmental Initiative (MEI). MEI promotes the continuous improvement and environmental performance of business, government, and advocacy organizations. http: / /www.nahb.org/ generic. aspx? genericContentlD= 507§ionID=87 &print =true 7/2/2007 B WWW.NAHin.0RG NATIONAL ASSOCIATION OF HOME BUILDERS SMART GROWTH CASE STUDY: VILLAGE HOMES Normal View A Green Building /Cluster Development Project Davis, Califorina In 1973, Judy and Michael Corbett conceived of a unique development to be built on property adjacent to the University of California at Davis, 14 miles west of Sacramento. Inspired by their academic work in ecology and by UC- Davis's commitment to conservation and reduced dependence on automobiles, the Corbetts sought to acquire 60 acres of tomato fields -- located 15 minutes by bicycle west of downtown Davis - -as the site for an ecologically sensitive, energy- efficient development. The Corbetts were motivated not only by issues of environment and energy but also by the potential of the site planning and land development processes to fostera sense of community and • neighborliness. Together, they undertook construction of Village Homes, which has been referred to as "one of the world's best examples of sustainable development." For the Corbetts, the keys to environmental responsibility were perceived as maintenance of agricultural productivity, minimization of rainwater runoff (and the piped systems commonly accommodating ft), reduction of automobile travel by promoting walking and cycling, and the use of solar energy. The key to a sense of neighborliness being frequent face -to -face participation in activities of mutual interest, the Corbett's predicated Village Homes on the active involvement of residents in the planning and 4ongoing operations of the community, attraction of a community of residents --with wide - ranging incomes -- committed to preservation of the environment and energy conservation, and development of a mutual stake through common ownership of valued facilities and income - producing properties. Realization of the Village Homes concept was difficult. The proposal called or areas designated for permanent agricultural use, ,n neighborhood rhoo commercial services, a broad range of housing prices, homes, and rental apartments as well - as single - family units. With.its unusual approach to land development, the project met with rejection by no less than 20 lenders. Finally, by failing to mention the experimental nature of their proposal and the somewhat controversial ecological basis for their design, the Corbetts obtained financing from Sacramento Savings and Loan and, in 1975, took title to the property and began construction. The result was an unprecedented, 60 -acre, solar community featuring community gardens, orchards, vineyards, 220 single - family detached homes, and 24 rental apartment units. Village Homes is a single superblock focused on a village green - -a central open space with adjacent commercial, community, and recreational facilities. The commercial center consists of 21 businesses and a restaurant. The community center provides a daycare facility and a small suite of offices with rental apartments above. The recreation center includes a solar- heated swimming pool and meeting rooms. A home owners' association owns all three centers. The commercial facilities, together with apartments owned by the association and the space leased for the daycare center, provide the association with income to maintain and enhance neighborhood services and amenities. Arlington Avenue wraps around the Village Homes superblock, bounding it on the north and east. This primary access street feeds into 20- to 26- foot -wide east /west cul -de -sacs that serve clusters of http:// www. nahb. org /generic.aspx ?genericContentlD= 510 §ionID =87 &print =true 7/2/2007 mes are located along the cul-de-sacs residences separated by greenbntpsia Ho er common areas leading to the v II ge een.ps of eight and focus on rear yards that open o 9 Forty percent of the 60 -acre site is dedicated to agriculture and green space. Twenty percent (12 acres) comprises perimeter greenbelts used for gardens at the community's western boundary and for orchards abutting Arlington Avenue at the community's northern and eastern boundaries. Between and among the residential units another 20 percent (12 acres) of the site is dedicated to greenways and vineyards. Bicycle and pedestrian paths located in the internal greenways permit travel throughout Village Homes without crossing a street and connect with bikeways leading to the UC- Davis campus and downtown Davis. The use of narrow residential streets held the land needed for streets to just 20 percent, thus reducing construction and maintenance - fi � costs, limiting summer heat buildup on the site, and minimizing 1 - ,, •,.z ", runoff. In lieu of piped storm drains, the site uses natural swa es, • ,...} -� with the land shaped to distribute excess water over the porous soils to irrigate agricultural areas. The city's planning review board was originally so skeptical of this innovation that they required the Corbetts to place a performance bond on the stormwater system. hey got the bond back quickly, however, when a 100 -year flood .i ..•. £" -.fir: :,' ".-- -' -._. occured several years later and the system handled not only its own stormwater, but the run -off from several neighboring developments whose traditional stormwater systems backed up. All of the homes in Village Homes are solar heated through passive or active systems and most have solar water heaters. Wide but shallow song eastern and western exposures and a broad southerne the east /west cul -de -sacs and provide narrow lass- enclosed exposure. This arrangement permits the capture of winter solar heat in south - facing g solaria. Energy use at Village Homes totals one -third to one -half that of other developments of comparable size. Single- family units at Village Homes range from a few 600- to 1,000-square-foot units and a cooperative house for nine residents to accommodate low- income individuals, to homes that exceed 2,000 square feet. By 1980, 160 single - family units and ten apartments had been built, with single - family units ranging in price from $35,000 to $150,000, but the majority between $70,000 and $90,000. A 2,200-square-foot h for $built 1 ( per square priced at e than ohomes comparable size in 99 Most units at Village Homes surrounding areas. Not all of the original design premises and expectations of Village Homes have been realized. The Davis Department of Health rejected a plan to recycle gray water for irrigating orchards. A cooperative store idea fell n y twayside, he power sources were terminated r by the elementary Reagan school. in the federal tax credits for alternate p 1980s, continued solar development on the Village Homes model experienced a major setback. Nonetheless, Village Homes has dealt effectively with reducing reliance on the automobile, creating h p ro v v ed T that pprov si io n limiting small-scale scale co al and office u and integration of agriculture, It has poehat rovisn oall -dominan for ener http: / /www.nahb.org /generic. aspx ?genericContentlD= 510 §ionlD =87 &print =true 7/2/2007 Figures Features - NATIONAL B SMART GROWTH CASE STUDY: PRAIRIE CROSSING A Green Building /Cluster Development Project WWW.NAti ASSOCIATION OF HOME ELllLDERS Grayslake, I1I. Prairie Crossing began as the dream of Gaylord and Dorothy Donnelly and other neighbors on the Liberty Prairie Reserve. They determined to build a community where people could enjoy the beautiful open landscape of Central Lake County, just as they did, and help to preserve it. • 337 single - family homes on 667 acres gardens, marshes and lakes • 350 acres devoted to prairies, pastures, farms, fields, g • 50% energy- saving construction techniques and materials • Community - supported organic garden Prairie Crossing is dedicated to preserving the distinctive open landscape of central Lake County and encouraging daily living in harmony with the environment. The community is t and farmland t rn chor of the Liberty Prairie Reserve, a 2,500 -acre preserve of forest, marshes, prairies, The Homes i.t°- - Four different kinds of home sites are available at Prairie Crossing. Sixty . Village home sites are located in a neo- tradit ion al village which features a Market Square and Village Green. Prairie Crossing offers more than doze in different home styles, in either the Settler or Homestead Series, :size from 1,140 square feet to 3,428 square feet, with 2 to 5 bedrooms, and price from $239,900 to $427,900. Charter School :; - T;:;i -. : Excellence in education is achieved by developing a rsfi `�` ' *-- .1 strong bond between the school and the community. The Prairie Crossing Charter School `blossomed forth in the midst of the Prairie Crossing Development. The Prairie Crossing Community is sharing many facilities with the school. It is important to instill respect for those facilities in all students and help students to find ways to give back generously to the neighborhood community. Students are also part of a much larger community. Each year the school is committed to either one long -term community project or several short-term ones. Ten guiding principles serve as the foundation upon which decisions are made at Prairie Crossing: 1. Economic viability 2. Aesthetic design and high - quality construction http:// www. nahb. org/ generic. aspx? genericContentlD= 512§ionID =87 &print =true Normal View 7/2/2007 3. Lifelong learning and education 4. Energy conservation 5. Convenient and efficient transportation 6. Economic and racial diversity 7. A sense of community 8. A sense of place 9. A healthy lifestyle 10. Environmental protection and enhancement http / / generic.aspx ?genericContentI 512 §ionID =87 &print =true 7/2/2007 NAHB's Smart Growth 'Report Executive .Summary N -Smart Growth Report UILDING BETTER PLACES TO LIVE, WORK AND PLAY. That has always been the work of the nation's home builders. And through the years, home builders have responded to changing definitions of "a better place to live" as each generation's needs and aspirations have changed. For those families that raised their children in the years after World War 1I, a better place to live meant a single- family home in the suburbs. Today, with the nation's population on the rise and a strong economy creating and supporting unprecedented demand for housing, Americans are increasingly concerned about traffic, crowded schools, and the loss of open space. Across America, growth is fast becoming one of the na- tion's most pressing concerns. At the local, state and national level, politicians are recognizing that voters care about the way growth affects their communities. A poll con- ducted by the Pew Center for Civic Journalism found that Americans now rank "sprawl" as their greatest concem, ahead of crime and education. 'Home builders are responding. We're responding with our own "Smart Growth" policy that calls for meeting the nation's housing needs in smarter ways. And we're responding as individuals seeking solutions to the unique conditions in our own markets. As a builder in suburban Maryland, just outside of Washington, D.C., 1 have been applying smart growth principles for years. My firm, Mitchell & Best Homebuilders, constructs new homes in the neotraditional Kentlands development in Gaithersburg, Md. The project incorporates Many of the best aspects of smart growth: mixed -use development; higher densities; a wide range of home prices; and traditional neighbor- hood designs that emphasize walking, varied housing types, town centers and public spaces. The Kentlands development in suburban Maryland is a good example of smart growth design. • My firm recognized the benefits of smart growth years ago, and we've been leaming from the experience and refining and improving our designs and construction technology to fit the changing needs of home buyers and the broader society. Despite the focus on the concept of smart growth, there is still debate over the .meaning of the term and how smart growth can fulfill the nation's housing demand and the desires of Americans for something "better." Within this publication you will find the National Association of Home Builders' Statement of Policy on Smart Growth. The statement q�enerally defines Smart Growth as meeting the underlying demand for housing created by an ever - increasing population by building a political consensus and employing market - sensitive and innovative land -use planning concepts. It means understanding that suburban job growth and the public's overwhelming desire to live in single- family homes will continue to necessitate rowth in suburbia. At the same time, Smart Growth means meetinc] that housing demand in smarter ways b planni g for and buildin to hi her densities; revitalizing our nation's cities and older suburbs; and preserving meaningful open space and protecting environmentally sensitive areas. Smart Growth acknowledges that no single growth plan will work - I for all communities. Every locality has unique housing, economic and environmental goals that are by no means mutually exclusive. The au- thority to determine land use is vested in local govemment, as it should be, and that's where Smart Growth strategies must begin. The challenge for local govemments is to devise, and have the willpower to implement, long -term, comprehensive growth plans that take consumer preferences into account along with other goals dictated by the factors of housing affordability, open space, infrastructure and the environment. Any comprehensive growth plan should also address means of reducing regulatory and discriminatory barriers to the amount and kind of hous- ing required to satisfy that plan. Many challenges remain. Our nation's growing population will need homes, and consumer choice will dictate that the majority will contin- ue to be single - family homes in the suburbs. The majority of families with children are unwilling to settle for anything other than a single - family home in the suburbs. In one NAHB survey of consumer attitudes, 88 percent of respondents said they prefer to live in a single - family home. And they adamantly oppose the idea of living in, or near, higher - density single - family homes, townhouses or multifamily rental apartments. Given these perceptions, how is Smart Growth to be achieved? Followin• are six •uidin• •rinci•les that can hel• us achi Robert L. Mitchell 2000 President National Association of Home Builders Smart it Anticipating and planning for economic development and growth in a timely, orderly and predictable manner. • Establishing in each local jurisdiction a long -term, comprehensive plan that makes available an ample supply of land for residential, commer- cial, recreational and industrial uses, as well as land set aside for meaningful open space and to protect environmentally sensitive areas. t Removing barriers to allow innovative land -use planning techniques to be used in building higher - density and mixed -use developments as well as infill developments in suburban and inner -city neighborhoods. ■ Planning and constructing new infrastructure in a timely manner to keep pace with the current and future demand for housing, and finding a fair and broad -based way to underwrite the costs of this necessary infrastructure investment. ■ Achieving a reasonable balance in the land -use planning process by using innovative planning concepts to protect the environment and preserve meaningful open space, improve traffic flow, relieve overcrowded schools and enhance quality of life. ■ Ensuring that the process for reviewing site - specific land development applications is reasonable, predictable and fair. n order to achieve Smart Growth, our nation's communities will need to unite in a spirit of participation, cooperation, acceptance of change and compromise. We will need to focus on innovative solutions that accom- modate an expanding population of a differing demographic profile. The nation's home builders are committed to working with Americans of all persuasions to make Smart Growth achievable. And we're commit- ted to implementing these Smart Growth principles. Home Builders Care deeply about the communities that we help to create. The use of Smart Growth principles demonstrates our serious commitment to plan, build and re -build communities that accommodate population and economic growth, while at the same time preserving our inherited environment and the heritage of the generations that preceded us. NAHB's Smart Crowth Report Smart Growth Principles HE NATIONAL ASSOCIATION of Home • Builders endorses the concept of Smart Growth as outlined in this statement. When used appropriate- ly and in concert with market forces, Smart Growth can serve as a blueprint for planning and building an even better America in the years ahead. To assist local communities in developing Smart Growth plans, NAHB supports and encourages imple -. mentation of the following concepts: Meeting the Nation's Housing Needs As a fundamental part of any Smart Growth plan, a community must plan for and accommodate its anticipated growth in eco- nomic activity, population and housing demand as well as on- going changes in demographics and lifestyles. For example, when setting aside meaningful open space, a local community should rezone other land to assure that an ample supply of land is avail- able for residential development. For the nation, annual increas- es in population mean that America's home builders will have to construct between 1.3 and 1.5 million new housing units per year to meet the underlying demand for shelter. Meeting this de- mand for shelter and increasing homeownership opportunities are compelling national goals that must be addressed in every community's comprehensive growth plan. It is the responsibili- ty of every community to plan for and embrace the growth that is naturally triggered by economic prosperity. pices have a to live. prefer- • when market id id clos- i p ective 'unities • y com- growth f needs u while g high- pnmen- tally- sensitive areas. And while recent gains in homeownership rates are commendable, the dream of owning a home or simply NAHB's Smart Growth Report : ca oni j cc d b` .i i ot =pesn it��co m pact'de eo meri t ;�and , vei n :W h en fan :fcsr Porri dE ,:,, 7 o ? 6siitbri aftisn 1e f e` at s'1uch ` us eent ;c ifiien .FF ;.. : I:! , 11- -, -:�_ Y_- _:; -:;::° •, t � r The fol low fore s o develo s lop r .i. ' : - e _Ioca o g Ints'ti ' Cluster�Deveiopment 9 r, on tJie °inure: buildable` portion - o illtei leav nq' m ore `r er pace:to preserye•:natural features : st)ch as trees streams valleys and . steepalopes: exa'mple,: ifzbnr lows line unit;peracie,'a typical 50= acresite.would.peiiriit:? �5043omes on -acre lots: WitiKtiusteririij bebuilt on h alf =tee Joie - +teavirig'25� cres of'perri�aneritl'y pmt acted open space: Cluster= deveopment is often _< -' misinterpreted asancludinq higher' densities and.con =; ce to'developers: I 'event years, the'cf co ncept " Spring'''; knoll wnh • \ia 28' dbh o? ,•hru oak ': :•••:-.',*- • .....f.a. ',.." • -, ...=,.c.:: ' ... - .... ' .'"- i..,.. ---.: Al.. .. .---,,,-- - :: 5 : = F vn _., • :.!- , .,4 • . -. ' ;.: 4 •• ir. 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R fga0 ii:9 .... ,.,. - :. ., :si..;;.. .. ,: _ :, ,.. 7 ... J... , :::: lan 1 her .. .., , .., i i b i o d 1 so °/...rs-°7"': &16.1"1e6iC5. 5 " --.'PYI*IICIi." .5 ' 1 ' .1 " ? '' •'-'-' ''' • ... . -''''''• '-i; • '; - -1'' ji;iiiiois in - ...t:-.. '-' 1 .: .9 11d199 - ; 9 -&" `-'• '" ' '." f '"' - - '' building - ''' . • '' Ayii ' Ilyise a mix of different . ORsI9 ,.._ ..-. attached homes : !. 1 . 7 ! ,, . ) Ipt -t t'. 1 . t r....!2"..Yi:-'--figiei , ....-.".' ; 'gj e . -far;;Ilii-icirtiPi, atta00: 9 - ! - - !.*:4 1 . c1 :: et i l . ... 4ignii Lt Cap boilc1994: y ,..,....,.......... ,....„.:. ..:. ....„ . e.s ... ,.. n , ..„._ _,......_ ...:: - kiji . Po - ..-- .- w----.. , -- --,-..,,• -• . -- -...-. . Ystr: u -• . •:-,---.,- -- ..-,••.-- ••• --'" "'" • - - - ments--:.-in different.clustr ty!T!,..7 .. t.easier•td a ... Si ..- agOs'E ' h . b cl§7-..a 'gili: i';eii:•- ig .... sl :::: ..,_ .. cle thiS"..".:C:cii;i.-444ictg-i:asliS...-!ii.,, r 1 -. ...r: ..- :::" %itra :..: :i . i lud . i7 .. gOffi .2 7 , reti!i i i,..h . o 71,._or If...,.. :.. ,.,.5... ..... late 1-9th and early 2 .. .... ..:.., .....,.....,„,..,.. . v,. ...,.. _.. , . , . -. nturtes, must . be overcome if ,.. ... _ ......:_ , - -- - -. . ---- = -•-, ,,---. T , ... 44";' '''''',,-....=. . : . 11 : 1:: ::" . 6 r d 1 na ' class and ti °,,,..: .-',. - .-- the overcrowded Working c ,.,.. ,.. . ''' ••''''' '''-/' . - 7 Cbiriniurii--- ------ ,41-4. ile;iint.tii-P-4e'r.ianii-:.?nd'iNild-n.-i...Oi..affordable rIOUSIrtg.:: , 4,..k... „.. 4....... , . ''''` .1 •-:.. v . 1 . -1,..„ CIND ...' = .; - '-',•-•-. Qu i.' ',:..... • .7'TraditiOn gefghbOr110od Devflqpr...T...T11 :s . ...`` V - :. ::.•1":...?aisci.lcnO•iisg.:.':hpo.":-.:irthJleloilai-8'i-:feifiL-'..ui"-b•dil. isrp irievooprn en !.,L__i..;.". — . emphasize viraliong•'-imix-bi hciitiriglypefind commercial iZeS, - _ -. tO0 ceritisAndiiiiiiiiiCipates.lkketfan 100 , p ublic ,:....- ..c.• - ...-:. :,-• ----. -;-,..:,:." -!- o' bodiood Orcijectsbave'been.bullt irt..the.11.5. Includmg -.1)-isneys: -. ;------ --- - celebration.-CiiiimUnity.pek pilandii, Town in MeMphis.. --. and Kentia.nds'intaitherSOUfgiVa-ryland another :100afe in:the:. I. , . : planning stages...2Oningl•cifteri.Tircifilbig this. . • Meht, lititiii0r4:i•oiilnitie$-,aie adOptibg codes to permit. it ;•-;:., Transit-dointeii. becielcipmentS :0e neighbor hoods bUilt•Aibunifirgi.isit stop,-espeCiOlji - rail - transit:The ion--_-_ . • r .. • - . • • --,:' .. • - . z • -' ' •;.. ", "- " '. ' • • ' - .. - -,-.':.:?; •7' !rig bbrei5t$.,er.nplOyed'iy INPsiiglier density, ivelkaiR16SCale,-:..;_: --- - - .---......"::::. rn lied luses- in -hi transit use i ..:-.:?:...-- ,-:--..,, •• -it ,:.p':--;::- •.;?' . - • • ---:• --, • anoi eliminate; tianierspr iti roafe- see tor r tn 4 : - • - iF {74C 2 'F {Tr� !' fill =.deveop -"marilhe iiafions:rriayors;_wrl - tSe J z sitie de ita ar d? i lerneritstra r= r — • 't�'�,5+�;�•"�� .._;3� =: �:iy� :�._: ;: x ,� = era• q.._.. -�: - f� t ash; a n - obstaclestmnewhousirg.iniirlat D_hillIiafbuilder'stgd_eit estdeet +fy ed b ai Asoufces.fof: iiiflCprojcts: I ro ip`.ofi ni finding decent, affordable housing is still an ongoing struggle for millions of American families. Any Smart Growth planning process, therefore, should provide for affordable housing at all income levels. A Comprehensive Process for Planning Growth NAHB supports comprehensive land -use planning that clearly identifies land to be made available for residential, commercial, recreational and industrial uses as well as land to be set aside as meaningful open space. Such plans should protect environ- mentally sensitive areas as well as take into account a commu- nity's projected economic growth rate, demand for new hous- ing and expanded infrastructure — roads, schools and other fa- cilities— required to serve a growing population. Builders, land developers and other industry members should be encouraged to lend their expertise and participate in the design and peri- odic review of a community's comprehensive planning process. T. Planning and Funding Infrastructure Improvements NAHB encourages local communities to adopt balanced and re- liable means to finance and pay for the construction and ex- ' pansion of roads, schools, water and sewer facilities and other infrastructure required to serve a prosperous community. Planning major infrastructure improvements -- particularly transportation— requires cooperation across govemmental boundaries to resolve issues, Reducing traffic congestion, relieving overcrowded class- rooms and providing other public facilities and services are abso- lutely essential components of any Smart Growth plan. Ensuring that the construction of schools, roads and other infrastructure . keeps pace with the anticipated growth in population and eco- nomic activity is one of the biggest challenges facing local com- munities today. Appropriate government bodies should adopt capital improvement plans (with timing, location and funding elements) designed to fund necessary infrastructure required to cte support new development. Ensuring that infrastructure is fund- ed equitably and that the cost is shared equitably throughout all segments of the community — existing residents as well as newcomers —is an even greater challenge. Using Land More Efficiently NAHB supports higher density development and innovative land - use policies to encourage mixed -use and pedestrian- friendly developments with access to open space and mass transit. Generating greater public support for this type of development, however, will require a change in thinking by people opposed to higher density development in their own backyards, by local governments that have erected barriers to higher density de- velopment and are easily influenced by citizen groups opposed to any new growth and by typical housing consumers who con- tinue to favor a single - family home on an individual lot. Revitalising Older Suburban and Inner -City Markets NAHB recognizes that revitalizing older suburban and inner city markets and encouraging infill development is universal- ly accepted as good public policy. But even under the best of conditions, infill development will satisfy only a small per- centage of a community's demand for new housing. The joint effort announced on February 4,_1999 by Vice President Al Gore, the U.S. Conference of Mayors and NAHB to construct 1. million additional market -rate housing units in the nation's cities and inner -ring of the suburbs over the next 10 years is an achievable goal. But to reach that goal, the Administration and nation's cities will have to work closely with the housing industry to overcome major impediments, such as aging in- frastructure that makes redevelopment costly and difficult, and federal liability laws that increase risks for. builders in- volved in the redevelopment of "brownfield" sites. Making cities safe from crime, improving the quality of schools and creating employment opportunities are prerequisites for re- building the nation's inner cities and for encouraging people to return to them. As we prepare to enter a new millennium, our nation faces many challenges. One of the most significant is ensuring that, as our population grows and our economy prospers, growth and development occur in a smart, orderly and predictable fashion. The nation's home builders and the 197,000 members of the National Association of Home Builders are committed to pursuing reasonable and market - driven Smart Growth How Local Governments Can - Encourage Infill Housing EJUVENATING AMERICA'S URBAN CORES and inner -ring suburbs with new housing requires a joint effort on the part of local governments and home builders. If people.don't want to buy close -in because of concerns about security, property values, or public schools, no amount of innovative housing will convince them otherwise. Likewise, if the costs associated with infill development are too high to allow for market- rate.homes, the only new housing going up in and around cities will be high -end homes. Cities can encourage infill housing and amplify its impact on existing development patterns by: • Providing /rebuilding infrastructure. is Cleaning environmentally tainted sites. ■ Revising liability laws for brownfields sites. s Increasing crime prevention. ■ Improving inner -city schools. • Promoting community support for projects. ■ Increasing predictability and efficiency in the'perrnitting process. ■ Streamlining and expediting development approvals. • Offering builder and buyer incentives, tax credits, financing, partnerships and contributing land. "We in government at all levels need to provide the environment and the context in which home builders can profitably build homes. We need to remove those barriers and let you (builders) get on with what you do best." Vice President Al Gore Remarks to the National Association of Horne Builders February 1999 . strategies that will meet the nation's housing needs, expand homeownership opportunities, help revitalize the nation's cities and inner suburbs, and build attractive and livable neighborhoods and communities and an even more prosperous America in the 21st Century. • NAHB's Smart Growth Report Masterpiece on the Mississippi TO: FROM: SUBJECT: DATE: Michael C. Van Milligen, City Manager Mary Rose Corrigan, RN, Public Health Specialist Green Subdivision Committee — Initial Recommendations August 25, 2008 Dubuque AB- America City 2007 INTRODUCTION This memorandum presents the initial recommendations of the Green Subdivision Committee. The Green Subdivision Committee has been meeting to design a program that would encourage, but not require, developers to use "green practices" when creating new residential subdivisions. The Committee was charged primarily with creating incentives that do not necessarily cost the City money, along with policy and a scoring /evaluation system for determining if a green subdivision is created. Members of the Committee include: Mary Rose Corrigan, RN, Public Health Specialist Steve Brown, Engineering Department Cori Burbach, City Manager's Office Laura Carstens, Planning Services Manager Robert Fritsch, Leisure Services Department Rich Russell, Building Services Manager Paul Schultz, Solid Waste Coordinator Cindy Steinhauser, Assistant City Manager Aaron DeJong, Economic Development David Johnson, Planning Services Kyle Kritz, Planning Services Deron Muehring, Engineering Gus Psihoyos, City Engineer Bob Schiesl, Engineering Ken TeKippe, Finance Director Jenny Larson, Budget Director BACKGROUND The Committee reviewed the NAHB (National Association of Home Builders) Model Green Home Building Guidelines, along with Green Initiatives from McHenry County, Illinois and Boulder, Colorado. The Committee reviewed existing City subdivision regulations and standards. Members of the Committee also met with two local developers, Marty McNamer and Larry McDermott, to gain insight on their green development views. The Committee had a phone conference with Don Hickman, Green Subdivision Committee — Initial Recommendations August 13, 2008 Page 2 Program Manager for Planning and Preservation at the Initiative Foundation, from Little Falls, Minnesota, who also provided insight on green development in Minnesota. RECOMMENDATION Based on the input from developers, staff, other cities, and NAHB materials, the Committee developed the following list of recommendations to be included in the program. Evaluation Scoring Tool The Committee formulated draft evaluation tools (attachments 1 and 2): one for the subdivision development and one for home construction. The scoring tools were modeled after the NAHB Model GREEN Home Building Guidelines. However, the Committee has selected and modified criteria to better fit development opportunities in Dubuque. These two tools will need to be tied to the subdivision /development agreement. The scoring system is designed to be flexible allowing the developer discretion as to which Site Design Criteria and Building Criteria they will employ to achieve the minimum score required for a development to be considered a Conservation Design Subdivision and eligible for incentives. We have included an example of how the evaluation scoring tool could be used for a proposed subdivision (see attached memo from David Johnson). Financing Incentives The following is a list of possible incentives developed by the Committee. It is important to keep in mind that not all incentives will be applicable or beneficial in the development of every subdivision. Offering multiple incentives should ensure that while developers may not benefit from all incentives, one or more of the incentives will appeal to them in the development of an individual subdivision. • Special assessment bond financing for infrastructure improvements. The City would finance some or all of the public improvements for the development with up to a 15 -year debt. The developer would repay this loan at a low fixed rate which would include City administrative costs for tracking the project. Public improvements could include design, construction management, water, sewer, streets, fiber, parks, and trails. The City could design, bid and oversee the infrastructure developments as a public project. A developer who wanted to bid on aspects of the infrastructure for their own development, could do so (see attachment 3 Voluntary Special Assessment Policy and attachment 4 Voluntary Assessment Process for details). The City will need to require a guarantee to protect the City from the financial obligation and develop a process or method for due diligence. This incentive requires 80 points for the conservation subdivision site design criteria. (see attached memo fromPlanning Services). Green Subdivision Committee — Initial Recommendations August 12, 2008 Page 3 The City would determine acceptable collateral for any City expenses related to loan(s) for the development of a project. Preferably, the City would require a mortgage, a promissory note, personal guarantees or an irrevocable letter of credit for an amount not to exceed 100% of loan -to- value. The property value would be based on the assessed value or on the appraised value after improvements if the assessed value is not a good indicator. • Use of SRF (State Revolving Funds) for sanitary sewer and stormwater infrastructure. City staff would apply for the loan on the developer's behalf to cover both the design and construction costs of the sanitary sewer and stormwater infrastructure for the subdivision. The City would also bid and oversee the construction of the infrastructure. An SRF loan typically has a 20 -year repayment period. The City would repay the loan from receipts from the developer as lots are sold or at an agreed -upon repayment schedule or special assessments. The SRF process takes approximately 1 to 2 years, which may not be conducive to the timing of a subdivision development. This approximate two -year process is not under control of the City. The SRF also has additional federal requirements, under environmental review, dealing with wetlands and archeological issues. These components could impact the points scored. SRF can also be used for planning and design costs, which is a much shorter and timely process. Budget impact $240 /application via ECIA services • City of Dubuque Affordable Housing Model The City Council established financial incentives for affordable owner - occupied housing in 2002 that could serve as a model for the conservation subdivision incentives. As is done with affordable owner - occupied housing subdivisions, the City would participate in a conservation subdivision on a case -by -case basis as funding is available. The City would participate by financing the water, sanitary sewer, and storm sewer extension and installation costs with a zero - interest loan for a subdivision that meets the site design criteria for a conservation subdivision. The loans would be paid back on a prorated basis as the Tots are sold, with a balloon payment at the end of 5 years. As an added reminder for this payment, the City would not issue a building permit for the lot until this fee has been paid. This option would only apply if the City had funds available. The City would establish a development agreement that gives the developer specific performance standards, and provides remedies for failure to meet these standards. The development agreement would be based on an approved development plan for the Green Subdivision Committee — Initial Recommendations August 13, 2008 Page 4 subject property, such as a subdivision plat, site development plan or conceptual plan for a planned unit development (PUD) that meets the site design criteria for a conservation subdivision. The development agreement would be approved by the City Council and recorded with the County, so that the terms and conditions would pass on to the homebuilders. The development agreement would require that homes built in the subdivision would be built to the building criteria for a conservation subdivision. In the event the developer or any of its successors violates any requirement or condition of the development agreement, the person violating the agreement must repay to the City any City Enterprise Funds borrowed by the developer would bear an interest rate of nine percent (9 %) per annum retroactive to the date the funds were borrowed. The City could design, bid and oversee the infrastructure developments as a public project. Sources of Potential Incentives /Benefits: • General Obligation (GO) Bond funding for water, storm or sanitary sewer, or associated grading. This would be subject to general election and debt service levy. However, GO Bond funding would not be available for streets and non - water, storm /sanitary sewer components. • Percentage of undeveloped open space provided through conservation easements to the City or through organization's such as Iowa Heritage Foundation, Nature Conservancy, etc. • Providing technical assistance for designing homes including radon - resistant construction methods, minimizing residuals (waste) associated with development, and /or landscaping with green concepts. It is important to focus not only on land development, but also home and landscape design when encouraging green practices. This incentive may be more attractive to homebuilders than land developers. This is a service that City staff does not currently provide. There will be a cost associated with City staff both becoming more acquainted with these techniques and disseminating them to builders. The attached building score sheet would determine eligibility. • The DMASWA offers funding of up to $25,000 to successful applicants whose efforts result in effective waste minimization and /or related education in Dubuque County. Waste minimization efforts for the purposes of this grant include, but are not limited to, source reduction, reuse methods, recycling, composting, and hazardous materials disposal and alternatives. A builder could apply for funds to assist in a pilot waste minimization program to demonstrate solid waste reduction practices for the subdivision development and for the residential construction. This program would be subject to availability of funds. Green Subdivision Committee – Initial Recommendations August 12, 2008 Page 5 • Consistent with affordable housing project, the City would budget for park equipment to create a neighborhood park in the public open space in the conservation subdivision. The park would be completed after the public street to • the park is installed, provided that the developer makes the acres of the parkland flat and usable. • "Free Advertising" or public education of subdivision on City website or Channel 8. The advertising would consist of the City letting citizens know about the City's involvement in the "green subdivision." • Allow shorter setbacks (shorter driveways, etc.). • No curb and gutter required. This necessitates a rural street profile with drainage swales. The installation of sidewalks, which promote walking —a green alternative to driving — should continue to be required. • Partnerships with local banks. Investigate the possibility of banks offering better loan rates for financing a green subdivision and /or to individuals for building a green house. • Some type of pre - development review /assistance from City staff to promote green practices, similar to or involving the existing interdepartmental Development Review Committee and expanding on the current requirement for a pre - application meeting with Planning Services staff for subdivision plats. The goal of the pre - development assistance would be to expedite the formal review process, assuming they could approve preliminary plats administratively. This would become more realistic with the addition of the Sustainability Coordinator position. • Alternatives to storm water detention and storm water management. This would not result in the relaxing of current City policies with regard to stormwater management. It simply allows the developer other options to accomplish the same goal, not increase the peak flow of runoff as a result of development. • Assistance with promotion of Green Development and Green Practices to public (Repeat City Focus issue, City News, CityChannel 8, etc.). • The "natural effects" of creating a green development (i.e. cost savings from having to put in fewer feet of storm sewer, streets, having less waste to dispose of, etc.). Green Subdivision Committee — Initial Recommendations August 13, 2008 Page 6 The Committee did study density bonuses, a popular incentive, and noted that Dubuque already allows smaller lot sizes than many communities. Dubuque requires a 5,000 sq. ft. minimum lot area in single - family zones, and has allowed smaller lots through clustered development since 1991. Since developers have not taken advantage of this provision, promotion of and education about cluster subdivisions is recommended. Cluster developments preserve environmentally sensitive areas for open space and parkland, resulting in compact development which requires less infrastructure and are more efficient for the provision of services. Cluster subdivisions designating a portion of the property as an outlot for park area and /or open space should be encouraged when any development is considered. Education The Committee also agreed that education for green development was needed in order to provide information to developers and builders and to help create a market from citizens and consumers. City staff education is also necessary in order to provide technical assistance and review. • City staff training (conferences, consultant, etc.) ▪ Budget impact - $2,500 /conference x 4 = $10,000 for first year • Partner with Sustainable Land Development to host a community and /or professional seminar /conference on green development and building. Offer scholarships for developers /builders to attend. ▪ Budget impact - $10,000- (already budgeted through NPDES stormwater permit compliance program) • Create City of Dubuque Green Design Guidelines in handbook form. ▪ Budget impact - $1,000- (funds can be utilized from the NPDES stormwater permit compliance program budget) • Multimedia community information on Green Development and Green Practices (i.e., City Focus issue, City News, CityChannel 8). • Development pre - application meetings with Planning, Engineering, Fire and Water Departments that could provide "green" education and information, once staff is appropriately educated on "green ". • Tracking emissions /setting reduction targets. Linkage with SDAT and UDC The development and implementation of incentives, evaluation scoring tools, educational efforts, and a pilot project should link with the SDAT (Sustainable Design Green Subdivision Committee — Initial Recommendations August 12, 2008 Page 7 Assessment Team) and Unified Development Code (UDC) processes already underway. This linkage will allow the Green Subdivision Committee and other City staff to take advantage of the expertise and final report of the SDAT team members and the UDC consultant, JEO Consulting Group. The SDAT process involves a multi - disciplinary team of experts assembled by the American Institute of Architects (AIA) to deal with five major, critical land use issues: 1 urban sprawl vs. planned and managed growth 2 bluff development vs. bluff preservation 3 stormwater run -off vs. stormwater management 4. traditional development vs. sustainable design 5. neighborhood disinvestment vs. neighborhood revitalization The UDC process involves the update and consolidation of the City's zoning, subdivision, sign and historic preservation regulations. Again, the Committee's research and initial recommendations can be shared with JEO Consulting as they prepare updated subdivision regulations for the UDC. The Green Subdivision Committee can meet with JEO as these draft regulations are reviewed with the UDC Technical Committee. CONCLUSION The Green Subdivision Committee would be happy to meet with you regarding our findings. MRC/cj Attachments cc: Green Subcommittee: Steve Brown, Engineering Department Cori Burbach, City Manager's Office Laura Carstens, Planning Services Manager Robert Fritsch, Leisure Services Department Rich Russell, Building Services Manager Paul Schultz, Solid Waste Coordinator Cindy Steinhauser, Assistant City Manager Aaron DeJong, Economic Development David Johnson, Planning Services Kyle Kritz, Planning Services Deron Muehring, Engineering Gus Psihoyos, City Engineer Bob Schiesl, Engineering Ken TeKippe, Finance Director Jenny Larson, Budget Director A detailed site plan prepared by a qualified professional depicting all proposed conservation design criteria and implementation strategies Required A minimum 20% of the development is committed and conveyed to meaningful and contiguous public open space that can be easily accessed. Required Development is clustered to optimize open space and natural features and minimize infrastructure demands Required The development protects and incorporates natural resources and amenities into the site design and avoids the disturbance of environmentally sensitive areas. 10 The development Incorporates walking /bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. 10 The development minimizes impervious surfaces and utilizes permeable materials for at least 50% of all non - street surfaces (parking areas, walkways, patios). 7 Avoid soil compaction by limiting heavy equipment use to building footprints and construction entrances. The areas to be avoided will be identified on the site plan and on -site. 7 Provide designated on street bicycle lanes to promote connected, pedestrian modes of transportation throughout the community 6 Native and regionally appropriate trees and vegegation are preserved or planted which limits turf grass, limits water demand, improves infiltration, and enhances the natural environment. Such vegation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30% of the landscaped area 6 Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. 5 The development implements innovative infiltration techniques such as rain gardens, bioswales, etc. 5 Prepare and execute an operation and maintenance plan (manual) for the transfer of common open spaces, utilities (storm water, wastewater), and environmental management. 5 Parkway /street trees are planted at approximate 35 foot intervals to reduce wind speeds, help stabilize the soil and improve air quality. 5 Concrete Pavement is used to reduce the heat island effect 4 No curb and gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for proper on site stormwater management 4 50 Points Required 74 Attachment #1 Conservation Subdivision Criteria Site Design Criteria Attachment #2 Building Criteria Points Score The home meets the requirements of the 2006 International Energy Conservation Codec (IECC) documented by a ResCheck analysis. Required Heating and Air Conditioning Units are sized per ANSI Manual J, 8th Edition Required Provide mechanical ventilation at °a rate of 7.5 cfm /bedroom plus 7.5 cfm, controlled automatically or continuous with manual override. The equipment may be exhaust or supply fan(s), balanced exhaust and supply fans, heat - recovery ventilator or energy - recovery ventilator. Required Provide passive radon mitigation system. Required Sun - Tempered Design is used: 10 Passive Solar Design is used, in addition to sun - tempered design 10 The home is Energy Star rated. 10 Third -party testing of envelope, HVAC ducts, balanced 7 Advanced Framing Techniques are used 7 Duct system is sized, designed and installed per ANSI Manual D 7 Fuel -fired space heating equipment is 90% efficient or better. 7 A ground source heat pump with an EER of 19+ for cooling and a COP of >_ 2.75 for heating is provided 7 Passive cooling design is used (shading and overhangs) 7 Water Heaters within 30 feet of bathrooms and kitchen 7 Green Label Carpet (Carpet and Rug Institute) 7 Paint has no VOC's 7 Mask HVAC outlets during construction and vacuum ducts prior to turning on system 7 Ultra Low Flow Toilets: Power Assist/dual flush 5 A heat pump with a SEER of 15+ for cooling and greater than 9.0 HSPF for heating is provided. 5 65 Points Required 110 Attachment #2 Building Criteria Points Masterpiece on the Mississippi TO: Laura Carstens, Planning Services Manager FROM: David Johnson, Assistant Planner SUBJECT: Conservation Subdivision Site Design Criteria DATE: July 14, 2008 A point by point explanation of the criteria reviewed is as follows: Dubuque hiltd All- America City 1111 r 2007 Introduction This memorandum provides information regarding the requested review of the North Branch Trails Preliminary Plat against the proposed Conservation Subdivision site design criteria. Background The Green Subdivision Committee has been meeting to design a program that would encourage, but not require, developers to use "green practices" when creating new residential subdivisions. The Committee was charged primarily with creating incentives that do not cost the City money, along with policy and a scoring /evaluation system for determining if a green subdivision is created. The criteria are based off of the National Association of Home Builders Model Green Home Building Guidelines. The Green Subdivision Committee has tailored those guidelines to better suit Dubuque. Discussion Per the request of the Green Subdivision Committee, I have reviewed the North Branch Trails Preliminary Plat against the proposed Conservation Subdivision site design criteria. Out of a total 74 points possible, the development received a score of 36 points. The discussed points required to qualify for Conservation Subdivision incentives is 50. 1. A detailed site plan prepared by a qualified professional depicting all proposed conservation design criteria and implementation strategies is required. A detailed preliminary plat was provided. It should be noted the plat was not provided with any knowledge of the proposed Conservation Subdivision Criteria. 1 believe if it were, other criteria could have easily been incorporated into the plat North Branch Trails -Site Design Conservation Subdivision Criteria July 15, 2008 Page 2 which would have helped the development score higher. By providing relatively simple criteria 8, 10, 12 and 13 the development would have scored 57. 2. A minimum 20% of the development is committed and conveyed to meaningful and contiguous public open space that can be easily accessed. This requirement was met. With the exception of Lot A, which is proposed to be dedicated to the City for a park, much of the open space is passive and located along slopes. Some slopes are gradual are some are steep (as much as 40 %). I would prefer to see open space more equitably distributed throughout a development. There is a nice trail proposed along the top of the slopes that can be easily accessed by everybody in the development. 1 felt this requirement was met. 3. The development is clustered to optimize open space and natural features and minimize infrastructure demands The Development is not clustered and therefore it does not meet one of the required criteria. Because it does not meet that specific required criterion, it would not qualify as a Conservation Subdivision. The layout of the subdivision is no different than a typical Dubuque subdivision. For the purposes of the project, 1 reviewed the remainder of the proposed criteria. 4. The development protects and incorporates natural resources and amenities into the site design and avoids the disturbance of environmentally sensitive areas. The proposed development met this criterion. To a great extent, the existing vegetation and features along the east side of the development will be preserved and incorporated into the development. Vegetation on the south and southeast side of the development is being removed for detention and lots. Determining eligibility for this criterion is subjective and some flexibility has to be granted since it would be the rare development that can preserve all the features on a development site. I do not have any knowledge of the quality of the features or vegetation (trees) being preserved. That is not information typically found in a site plan. 5. The development Incorporates walking /bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. The proposed walking path along the east side of the development meets this criterion. North Branch Trails -Site Design Conservation Subdivision Criteria July 15, 2008 Page 3 6. The development minimizes impervious surfaces and utilizes permeable materials for at least 50% of all non - street surfaces (parking areas, walkways, patios). The development does not meet the strict intent of this criterion; however in my opinion it exceeds it since the proposed streets will be permeable pavers. The criterion was written for non - street surfaces because the City has yet to fully accept permeable paver streets. The City is currently looking at this project as a pilot project. I felt this criterion was met. Future consideration should be given to extending this criterion to also include street systems constructed of permeable materials. 7. Avoid soil compaction by limiting heavy equipment use to building footprints and construction entrances. The areas to be avoided will be identified on the site plan and on -site. The proposed preliminary plat does not meet this criterion. It does not identify those areas to be avoided and left undisturbed. The plat is clear that those areas less conducive for development will be set aside. Because no attempt was made to cluster the development and provide more distributed open space, this criterion may not be able to be improved upon. 8. Provide designated on street bicycle lanes to promote connected, pedestrian modes of transportation throughout the community. No on street bicycle lanes are depicted on the plat. 9. Native and regionally appropriate trees and vegetation are preserved or planted which limits turf grass, limits water demand, improves infiltration, and enhances the natural environment. Such vegetation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30% of the landscaped area This criterion was not met. No information has been provided to indicate the use of native and regionally appropriate trees and vegetation in place of turf grass. 10.Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. This criterion was not met. No information has been provided identifying the type and location of trees. North Branch Trails -Site Design Conservation Subdivision Criteria July 15, 2008 Page 4 11.The development implements innovative infiltration techniques such as rain gardens, bioswales, etc. The development was given credit for this criterion. The preliminary plat states the developer wishes to implement "green" practices such as rain gradens, bio- swales, and others, if and where practical. 1 would request those areas be identified on the plat. 12. Prepare and execute an operation and maintenance plan (manual) for the transfer of common open spaces, utilities (storm water, wastewater), and environmental management. This criterion was not met. No such plan or manual was provided. 13. Parkway /street trees are planted at approximate 35 foot intervals to reduce wind speeds, help stabilize the soil and improve air quality. This criterion was not met. The preliminary plat does not show or make mention of parkway /street trees. 14. Concrete Pavement is used to reduce the heat island effect. This criterion was not met. The developer will be using permeable pavers in place of the concrete pavement option. /5. No curb and gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for proper on site stormwater management Requested Action No action is required. The memorandum and enclosed scoring sheet for the North Branch Trails Preliminary Plat is being provided for informational purposes. Enclosures The development meets this criterion. The development will use permeable pavers "framed in" by 6" portland cement concreter gutters that will be the same height as the pavers. A proposed detention basin is located in the southeast portion of the development if needed. cc Kyle Kritz, Associate City Planner Mary Rose Corrigan, Public Health Specialist A detailed site plan prepared by a qualified professional depicting all proposed conservation design criteria and implementation strategies Required __- Yes A minimum 20% of the development is committed and conveyed to meaningful and contiguous public open space that can be easily accessed. Required Yes Development is clustered to optimize open space and natural features and minimize infrastructure demands Required No The development protects and incorporates natural resources and amenities into the site design and avoids the disturbance of environmentally sensitive areas. 10 10 The development Incorporates walking /bike trails. These trails should be connected to the development and trails outside the development to the greatest extent possible. 10 10 The development minimizes impervious surfaces and utilizes permeable materials for at least 50% of all non - street surfaces (parking areas, walkways, patios). 7 7 Avoid soil compaction by limiting heavy equipment use to building footprints and construction entrances. The areas to be avoided will be identified on the site plan and on -site. 7 0 Provide designated on street bicycle lanes to promote connected, pedestrian modes of transportation throughout the community 6 0 Native and regionally appropriate trees and vegegation are preserved or planted which limits turf grass, limits water demand, improves infiltration, and enhances the natural environment. Such vegation is phased so denuded areas are quickly vegetated. Turf grass should not exceed 30% of the landscaped area 6 0 Specify the planting of trees on private property to increase site shading and reduce energy needs for houses. Place trees that lose their leaves in the fall on the south and west sides of the house to provide shade to lower cooling costs. Evergreen trees planted on the north and west sides protect against winter winds, which can help reduce heating costs. 5 0 The development implements innovative infiltration techniques such as rain gardens, bioswales, etc. 5 5 Prepare and execute an operation and maintenance plan (manual) for the transfer of common open spaces, utilities (storm water, wastewater), and environmental management. 5 0 Parkway /street trees are planted at approximate 35 foot intervals to reduce wind speeds, help stabilize the soil and improve air quality. 5 0 Concrete Pavement is used to reduce the heat island effect 4 0 North Branch Trails -Site Design Conservation Subdivision Criteria July 15, 2008 Page 5 Site Design and Building Conservation Subdivision Criteria Site Design Criteria The home meets the requirements of the 2006 International Energy Conservation Codec (IECC) documented by a ResCheck analysis. Required Heating and Air Conditioning Units are sized per ANSI Manual J, 8th Edition Required Provide mechanical ventilation at a rate of 7.5 cfm /bedroom plus 7.5 cfm, controlled automatically or continuous with manual override. The equipment may be exhaust or supply fan(s), balanced exhaust and supply fans, heat - recovery ventilator or energy- recovery ventilator. Required Provide passive radon mitigation system. Required Sun - Tempered Design is used: 10 Passive Solar Design is used, in addition to sun - tempered design 10 The home is Energy Star rated. 10 Third -party testing of envelope, HVAC ducts, balanced 7 Advanced Framing Techniques are used 7 Duct system is sized, designed and installed per ANSI Manual D 7 Fuel -fired space heating equipment is 90% efficient or better. 7 A ground source heat pump with an EER of 19+ for cooling and a COP of >_ 2.75 for heating is provided 7 Passive cooling design is used (shading and overhangs) 7 Water Heaters within 30 feet of bathrooms and kitchen 7 Green Label Carpet (Carpet and Rug Institute) 7 Paint has no VOC's 7 Mask HVAC outlets during construction and vacuum ducts prior to turning on system 7 Ultra Low Flow Toilets: Power Assist/dual flush 5 A heat pump with a SEER of 15+ for cooling and greater than 9.0 HSPF for heating is provided. 5 65 Points Required 110 North Branch Trails -Site Design Conservation Subdivision Criteria July 15, 2008 Page 6 No curb and gutter on city streets with appropriate bioswales and sidewalks. The development incorporates detention basins for proper on site stormwater management 4 4 50 Points Required 74 36 Building Criteria Points Score Attachment 3 City of Dubuque Voluntary Special Assessment Policy Working Draft 12/7/07 For residential subdivision projects which will utilize sustainable development standards, a developer may submit to the City Council a petition on a form approved by the City Manager, pursuant to Iowa Code § 384.41, requesting that the City enter into an agreement with the developer that special assessments may be levied against the developer's property to pay the cost of infrastructure improvements for the project. The petition shall include a description of any and all necessary governmental approvals, including without limitation, approval of zoning and platting which may be necessary or desirable in connection with the sale, transfer and development of the property. The developer shall also submit with the petition the approved preliminary plat and the proposed infrastructure improvements. The agreement shall be subject to the following conditions and such other conditions as the City Council may determine appropriate: • The City Council, in its discretion, may agree to include in or exclude from the special assessment agreement any required public improvements, including but not limited to, engineering (design, construction management, and inspection), fiber optics, water, sewer, storm water, grading, streets, parks and trails. • Special assessments may only be levied for a maximum of fifteen years. The interest rate may be the rate charged to the City for the borrowing on the special assessment bond or another rate within the statutory maximum, as determined by City Council • A developer may not have special assessment agreements with more than $4 million in special assessments outstanding at any one time. • A developer must agree to reimburse the City for any costs associated with the planning for or construction of the improvements that will be specially assessed, including, but not limited to, design, engineering, legal services, and preparation of bidding documents. As security for such obligation, at the time the developer submits a petition to the City Council, the developer shall submit with the petition a certified check, made payable to the City of Dubuque, in the amount of ten thousand dollars ($10,000.00) to be held by the City until the City Council approves a contract for the construction of the improvements. If the petition is withdrawn, or if the City Council does not approve a contract for the construction of the improvements within 180 days after the petition is submitted to the City Council, the City shall be authorized to retain an amount equal to all expenses incurred by the City, and the balance of such funds, if any, shall be returned to the developer. If the expenses incurred by the City exceed $10,000, the developer shall reimburse the City for such additional expenses at the time of withdrawal of the petition. If a contract for the construction of the improvements is approved by the City Council within such 180 day period and executed thereafter by the parties, the City shall return the certified check to the developer. • The developer shall have furnished the City with evidence, in a form satisfactory to the City (such as a letter of commitment from a bank or other lending institution or a subdivision bond), that the developer has firm financial commitments in an amount sufficient, together with equity commitments, to complete and maintain all improvements in this phase of the proposed development that will include the public improvements in conformance with the agreement or such other evidence of the developer's financial ability as the City requires. • The developer must agree in the special assessment agreement to waive the following: o The public hearing on the adoption of the Resolution of Necessity and the mailing and publication of notice thereof, and all other legal formalities of whatsoever kind or character required by the laws of Iowa for the construction of improvements to be assessed against private property; o The limitation provided in Iowa Code § 384.62 that an assessment may not exceed twenty -five percent of the value of the property assessed; and o The right to request the deferment of special assessment installments against agricultural property provided in Iowa Code § 384.62. • Special assessments will also include construction inspection fees and any City costs associated with the planning for or construction of the improvements including but not limited to design, engineering, legal services and preparation of bidding documents. F: \USERS \DHeiar \Voluntary Assessment.doc DRAFT 12/7/07 Attachment # 4 Voluntary Assessment Process 1. Developer must utilize the major subdivision review procedures. 2. Following approval of the preliminary plat the developer shall have prepared a final plat and improvement plans that include specifications and cost estimates for the proposed public improvements, including but not limited to, engineering (design, construction management, and inspection), fiber optics, water, sewer, storm water, grading, streets, parks and trails. 3. The plans, specifications and cost estimates will be reviewed and approved by appropriate city staff prior to placing the final plat on the City Council agenda. 4. The Developer shall then submit a petition and waiver as part of the final plat, to the City Council requesting that the City enter into an agreement to special assess some or all of the public infrastructure improvements as detailed in the City's Voluntary Assessment Policy (see attached). 5. The City Council, in its discretion may agree to include or exclude from the special assessment agreement any required public improvements. The Council will also establish an interest rate for any authorized special voluntary assessments. 6. Based on the City Councils approval, the developer shall furnish the City with evidence, that the developer has firm financial commitments, (in the form of subdivision bonds or letter of credit) to complete and maintain all improvements in this phase of the proposed development that will include the public improvements in conformance with the agreement. 7. After the financial assurances are in place, the City will proceed with a public bidding /award of the infrastructure improvements. 8. Upon acceptance of the project, the City Council will certify the voluntary assessments to the benefiting property per the agreement. ,voyeuvo ,,.., i,..�, � Project: o, � wow .. .... P1 .... ................._,...._. P2 .. _. _. P3 . __..._.._.. P4 P5 P6 P7 P8 P9 P10 Average ITEM Grading - 5214,740 $257,832 51,813,726 $2,215,025 $1,856,206 $1,862,988 5796,705 5291,957 $302,497 $2,852,312 51.00% Roadway $84,702 $18,754 - 516,477 - 5130,230 $1,464,599 $1,187,386 $205,168 $9,231 - $9,963 $801,484 18.00% Storm Sewer 5181,611 $31,220 56,648 $89,676 $974,689 $547,184 $210,289 $65,501 $110,021 $678,302 40.00% Sanitary Sewer $41,614 - 54,365 $0 - 5203,064 $850,962 $224,776 $72,436 - $15,502 $5,960 $423,458 6.00% Water $44,483 - 54,671 - 563,680 - $215,881 $905,157 $240,064 $76,815 - 516,257 $5,973 $451,084 5.00% Ecological - 556,500 - 574,857 - 5277,472 - 5400,321 - 5407,131 - 5625,084 - 5160,341 - $93,954 - 5264,513 - 5380,992 - 154.00% Amenities $17,572 - 516,202 - $94,399 - 5226,216 $552,667 $221,666 $7,825 - 515,749 - 539,274 $266,982 6.00% Contingencies $132,055 $51,928 $342,087 $282,247 $1,549,287 $914,745 $302,225 $56,307 $27,675 51,273,157 24.00% Total Savings $660,277 5259,639 51,710,433 51,411,235 $7,746,436 $4,573725 $1,511,124 $281,534 $138,377 $6,365,787 Total Percent Savings 19.00% 20.00% 33.00% 15.00% 43.00% 32.00% 25.00% 15.00% 4.00% 37.00% 24.30 %* Cost Savings Per Lot $8,725.00 $6,978.00 $147,012.00 $29,012.00 $7,904.00 $20,077.00 $7,346.00 $4,078.00 $4,959.00 $67,676.00 $30,376.70 Savings of Conservation Development over Traditional Subdivision Design (P= Project) Positive numbers are savings of Conservation Development over Traditional. • Total Savings Percentage is not the percentage savings of alt individual Items added together, because dollar - values of I tems are differen. Visit www.appliedeco.com for more detailed info. Making Money A recent study in Washington County, Minneso- ta, showed houses near public woods, fields and water are worth $15,000 more than those that aren't. Another study found higher prices in clustered developments with permanent open space ver- sus conventional developments. For example, in a clustered /open -space development in Con- cord, Massachusetts, average lot size was 7,232 sq. ft. and sold for $136,894, while a nearby con- ventional development had an average lot size of 33,453 sq. ft. for $102,046. Appreciation for the clustered /open -space development was also greater, averaging 167.9% over eight years, ver- sus 146.8% for conventional developments.' Realtors are less scientific but just as enthusias- tic. Said Eve Lee of Grayslake, Illinois, "It's easier to sell a half -acre lot with access to a hundred acres of permanent recreational open space than a three -acre lot without the open space for the same price." Transcending Housing Markets Conservation Developments often attract a dif- ferent kind of buyer. Their value systems are dif- ferent and it shows in the prices they are willing to pay for a lot or home in a true Conservation Development. Add the limited number of true Conservation Developments and you can see how sales can be less volatile. Bringing the science of ecology to all land -use decisions. 3 Changing a "No"to a "Yes" Finally, there is the story of a developer in the Twin Cities of Minnesota. The municipality gave him a firm "NO!" because previous develop- ments had overstressed the muni's watershed and ecology. The developer turned to Apfelbaum and AES. After redesign as a true Conservation Development, the project was approved by the municipality and went on to be a success and a showcase for the municipality. So What Does It All Mean? It means developers can build Conservation De- velopments with more open space and preserved natural features, yet fit in more lots and poten- tially increase their profits over traditional devel- opments. Conservation Developments can weather slow markets better than traditional housing. In municipalities that are passively resisting or have active moratoriums on development, devel- opers can change minds with Conservation De- velopments. AES's experience in designing and creating Con- servation Developments, permitting, and work- ing with municipalities and governmental units can make everyone involved - developers, in- vestors, municipalities, environmentalists and home - buyers and their families - very happy. .+;, Applied Ecological Services, Inc.