HomeMy WebLinkAbout2004 11 22 Informational 301
COMMISSION AGENDA
ITEM 301
Consent
Informational X
Public Hearing
Regular
November 22, 2004
Meeting
Mgr. f--/
Authorization
Dept.
//Y
REQUEST:
The Community Development Department- Planning Division wishes to inform the Commission
of Seminole County's Myrtle Street Special Area Concept Study Final Report and Final Master
Plan for Myrtle Street Subdivision.
PURPOSE:
To inform the Commission of the general characteristics associated with conservation villages.
APPLICABLE LAW AND PUBLIC POLICY:
Part 27 Sections 30.481-30.487 Seminole County Land Development Code adopted August 10,
2004 which created the Urban Conservation Village Overlay Zoning classification.
FINDINGS:
The term, conservation subdivision was coined by Randall Arendt, to emphasize alternatives to
typical development as a means of preserving open space, rural character, and natural resources
in a community. Randall Arendt's publications on the topic include:
· Growing Greener, Putting Conservation into Local Plans and Ordinances, 1999
· Conservation Design for Subdivisions, a Practical Guide to Creating Open Space Networks, 1996
· Crossroads, Hamlet, Village, Town, Design Characteristics of Traditional Neighborhoods, Old and
New,2004
The conservation subdivision concept emphasizes the "clustering" of houses on reduced lot sizes
to maximize the natural features of the region, while reducing infrastructure costs and runoff.
Fifty (50) to seventy (70) percent of the land is set aside with the resulting open space utilized (as
evidenced in other parts of the country) for wildlife corridors; working orchards, equestrian sites,
wholesale nurseries, vineyards, and significant historical features.
Residential values within conservation subdivisions are comparative to (if not exceeding) those
sitting on larger lots without the benefit of a view. Sometimes referred to as "golf course
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112204 Informational Agenda Item 30 I
communities without the golf course", the amount of surrounding, shared, open space
compensates for smaller lot sizes.
The Seminole County Myrtle Street Subdivision is a twenty-nine (29) acre area with 48 lots,
located about a mile nOlih of Lake Jessup at Myrtle Street and Nolan Road. It is only a small
piece ofthe 620-acre environmentally sensitive area identified in the Myrtle Street Special Area
Concept Study Final Report, and which is currently being referred to as the Eureka Hammock
Urban Conservation Village.
While the conservation subdivision is an inviting altemative to traditional neighborhood
development, initially the Myrtle Street Subdivision does not appear all that different. The
stormwater retention ponds include fountains and are a central feature of each of the open space
areas. The open space areas are sodded with bahia grass. Road right-of-ways are fifty-feet with
a thirty-foot pavement width and include two cul-de-sacs rather than winding, interconnected
roads as illustrated in the Report. Lot sizes range from 7800-11,700 sq. feet and the project will
be connected to County water and sewer.
CONCLUSION:
Although it gives the appearance of a typical urban subdivision, the Myrtle Street Subdivision is
only one piece of a larger concept. Until more of the concept is developed, it is premature to
determine if the Eureka Hammock Urban Conservation Village accomplishes the purposes
intended.
Conservation subdivisions are working in many places around the country. They are ideal for
rural areas with development demands. Conservation subdivisions allow development but in
harmony with other uses such as agriculture or protection of environmentally sensitive areas.
This concept, if properly implemented would allow residents, for example, in the Black
Hammock, who have chosen the area for its privacy and agricultural lands, to not be encumbered
with typical residential development. Development can move forward, but in conjunction with
the preservation of agricultural lands.
STAFF RECOMMENDATION:
No action of the Commission required at this time.
However, in consideration of this concept, City Staff is reviewing Randall Arendt's materials to
determine how the City of Winter Springs might implement a conservation subdivision land use
or zoning classification and will be preparing draft language for Commission review. In the
mean time, a video entitled Creating Traditional Neighborhoods with Conservation Design
Principles: the Greener Aspects of New Urbanism is available (from Staff) for viewing if any of
the Commission is interested.
ATTACHMENTS:
Graphics follow which highlight the differences between a typical development and a
conservation development.
COMMISSION ACTION:
ATTACHMENT A
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Typical Development
Conservation Design for Subdivisons by Randall Arendt
Conservation Development
Conservation Design for Subdivisons by Randall Arendt
Figure B-1. Conventional Development .Plan
Figure B-2. Creative Development Plan (Option 1)
-Figure B-3. Creative Development Plan (Option 2)
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Improving the Street System
• Myrtle Street and other collectors are
improved to handle added capacity.
Improvements may include additional lanes,
striping and other urban improvements
• Traffic calming treatments such as traffic
circles are added to manage speed and
reduce "cut'-through" traffic. Medians at
strategic locations interrupt the straight
character of Myrtle Street with a natural,
forested "bulb"
• A portion of Nolan Road is removed in
Village Two to accommodate conservation
village design
Expanded Wildlife Habitat
• Increased open space placed strategically
near existing habitats can result in an
enhanced living environment for wildlife
Addltlena/ Opperlanftfes
Conservation Subdivision Design has the
flexibility to provide additional benefits that can
further meet the needs of the community.,
Drainage Improvements
• Conservation Subdivision Design can
incorporate recommendations of the Lake
Jesup Study
• added density (increased units) can be
granted to the developer to provide further
improvements, such as marshlands and
"low impact design", that address issues
such as improved drainage and pollution
control
• techniques such as density bonuses can
reward a developer with added number of
units for improving the drainage condition
beyond its current state, such as percentage
reduction of runoff below undeveloped level,
improved drainage of surrounding area, or
reduced level of pollutants.
Protecting Open Space
• sensitive areas and open spaces can be
preserved through use of "conservation
easements" that permanently protect the
property from future development
• traditionally, the property and the easement
are maintained by a land trust or public
entity
easements are maintained through an
"assessment"
Mixed Use Development
densities can vary throughout a site and may
include single family and multi-family units
number of units proposed in each example
is too small to support commercial activity,
but each design is capable of including
mixed use or commercial activity
services such as schools, police or fire are
easily supported
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Specia- Area Concept Study
Fina- Report
Seekfny a Selatlon...
In response to new subdivision development and
requests for land use changes in the area, the
Board of County Commissioners (BCC) directed
County Staff to conduct an initial special area
study to evaluate land use patterns and urban
services within The "Myrtle Street Special Area."
Since density was a key issue among these land
use requests, the BCC suggested that analysis
of the area include "theoretical" buildout at 1,
2.5 and 4 dwelling units per acre. For further
study, the special area was divided into three
smaller "sub-areas" and analyzed according
to development potential, the cost of improving
and expanding services, and environmental
conditions
Upon review of the initial Phase I study, BCC
directed County Staff to expand the Special Area
Study to a Phase II Concept Study specifically for
Sub-Area 1, the westernmost portion of the Study
Area.
Page 1
Subarea 1 was selected for further study because
it is perceived to have the highest potential for
development. At the same time, the area also
requires substantial investment to address issues
for roadways, drainage, and infrastructure
improvements. Characteristics of the area
include:
• 620 acres comprised of 239 parcels;
• 1 10 lots (378 acres) are vacant;
• 1 18.5 acres are wetlands;
• 23.5 acres of 100-year flood zone;
• 63 acres of industrial zoning;
• area includes Autumn Chase and two
additional proposed land use amendments;
• large buildable land area belonging to a
limited number of owners;
• wetland and floodzones are concentrated;
• urban services already exist in the area (water
and sewer services); and,
• good north-south/east-west traffic circulation
in the area.
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Abevt Subarea 1
Bvildiny Ypen Pvblie Commentary
A series of "charrettes" with a task force
comprised of area residents/property owners
generated a number of planning and design
objectives including:
• protect existing residential "villages';
• maintain the rural character, including the
ability to raise animals;
• protect and utilize wetlands, floodplain and
wildlife habitat;
• reduce drainage issues and minimize runoff
and pollutants;
• limit additional infrastructure/cost;
• protect attractive "viewsheds";
• minimize water consumption;
• develop amenities, but not at the cost of
character; and,
• maintain quality of life and property values.
Facilitated by Wilbur Smith Associates and Rick
Harrison Site Design, the task force researched
three innovative development techniques.
Water-focused Development turns an area's
drainage system into a marketable and highly
functional amenity.
Coving, a unique design created and marketed
by Rick Harrison, is noted by its distinctive
curvilinear street system and incredibly efficient
system of streets and infrastructure.
Conservation Subdivision Design, a process
initially developed by Randall Arendt, focused
on preservation of open spaces and area
character. Through creative design, conservation
subdivisions permanently preserve, and even
highlight, unique community characteristic.
Ultimately, staff and the task force determined
that conservation subdivision design offered the
greatest opportunity to meet the community's
needs.
Water Focused Development
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The Process in Action
• In each village, the first concern is protection
of sensitive areas including wetlands,
floodplains as "primary conservation areas
• Rural character and preservation of
additional open space is a second, but very
important, consideration
Protection of Existing ~Ilages
• Existing "villages", including Autumn Chase
and the riding stables, are protected and
buffered from development
Building Upon the Natural Features
• Woodlots and other amenities are protected
to the extent possible
• Woodlots and natural areas are restored to
buffer existing villages
Creating New Villages
• Residential areas are separated into small
"villages' surrounded by the rural character
that may include natural areas or farmland.
Existing and new villages may "glimpse'
each other if new development is designed to
fit the surrounding character
Additional Space Without Losing Units
• Additional open space is preserved by
allowing density to increase without
increasing the number of units permitted
Features of Myrtle Street Conservation ~Ilages
From Industrial to Residential Development
• The example scenario assumes that
residential development is more likely to
occur in the area than industrial
• forged around preservation of unique and
marketable features of the site
• clusters homes into "villages" surrounded by
open space
• particularly sensitive to preservation of
surrounding "rural" character
• relies upon ability to add density (not units) to
achieve open space
• enhanced street system results in reduced
infrastructure and impervious surfaces
• incorporates trails and pedestrian
opportunities
• has the capacity to address each of the major
issues raised by the community
• natural open space improves aesthetics and
local environment
• proven to be highly marketable and positively
impacts property values
• efficiency improves with scale
• can be integrated with other design
techniques, such as Water-Focused Design or
Traditional Neighborhood Design
The Design Process
Conservation Subdivision Design follows a
process contrary to typical, traditional subdivision
design.
Step One: Identify primary conservation areas
within the site. Primary conservation areas
represent unbuildable areas such as floodplain,
wetlands, or other areas deemed inappropriate
for development.
Step Two: Identify secondary conservation
areas within the site. Secondary conservation
areas represent areas that are buildable but
contain special features that the developer or the
community would to like to have remain, but are
not required to keep.
Pogo 3
of Conservation Subdivision
Step Three: Calculate and place the number
of units that may be developed on site. The
number of units is calculated based upon the
minimum lot size or number of dwelling units
per acre. Units are placed upon the site clustered
according to appropriateness to the site.
Step Four: Lot lines and streets are added to the
development and the final concept is developed.
Lot lines are placed with little regard to concerns
such as irregular lots or flag lots. Efficiency,
desirability of design and the preservation of
community character take primary precedence.
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General Faets Abeuf Censerrafion Example of Traditional Development
Subdivision Design
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Design by Randall Arendt
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Samples of Conservation Subdivision Design
in Subarea 1
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Total Acres: 104
Primary Conservation Acres: 47
Buildable Acreage: 57
Dwelling Units: 53
Options:
Preserving Woodlots
Trail System
Community Septic Fields
Site Water Retention System
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2.5 Dwelling Units Per Acre
Total Acres: 94
Primary Conservation Acres: 16
Buildable Acreage: 78
/ Dwelling Units: 191
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Options:
Preserving & Restoring Woodlots
Trail System
Open Space Preservation & Restoration
Water/Sewer Service
Extended Natural Filtration System
On & Off-Site Water Retention System
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1.5 Dwelling Units Per Acre
Total Acres: 199
Primary Conservation Acres: 72
Buildable Acreage: 127
Dwelling Units: 177
Options:
Preserving Woodlots
Trail System
Open Space Preservation
Water/Sewer Service
Natural Filtration System
Site Water Retention System