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The optimal design process begins with a site walk by the LA/planner and engineer,landowner,and developer,with
<br /> the Existing Resources Site Analysis Map in hand,usually reproduced on an aerial photo at the working scale.The
<br /> design is done in the field or immediately afterwards,on thin tracing paper so that the underlying resource
<br /> information is visible to the designers,who typically work with pencil and eraser.(CAD technology is never used at
<br /> this initial design stage,but is invaluable for later revisions.)
<br /> The resulting Sketch Plan is then shown to local officials,some of whom may have been invited to join the
<br /> designers on their initial site walk.Officials who have not yet walked the property are strongly urged to do so during
<br /> a subsequent site visit prior to voting on the Sketch Plan,whose merits(or lack thereof)will be come clear when
<br /> examining the drawing while standing on the property and observing the terrain,landscape elements,cultural
<br /> features,etc.
<br /> After completing the above procedures,the time is right to prepare the highly detailed,expensive,Preliminary and
<br /> Final Plans.Many municipalities inadvertently cripple their open space preservation efforts by skipping the
<br /> critically-important Sketch Plan stage,and allowing(or requiring)applicants to submit highly detailed engineering
<br /> documents at the so called"Preliminary Plan"stage.These cost so much to prepare that they lock applicants into
<br /> whatever initial layout is prepared,usually with minimal previous consultation with staff or officials.
<br /> The above paragraphs summarize the key points relating to necessary improvements to most local subdivision
<br /> ordinances.
<br /> Zoning ordinances work best when density is established directly(such as by designating density as three units per
<br /> acre in sewered areas,or two acres per dwelling in unsewered areas)instead of indirectly(such as through minimum
<br /> lot sizes,e.g. 12,000 sq.ft and 88,000 sq.ft).As long as density is regulated indirectly through lot size,subdivisions
<br /> `, will consist of nothing more than houselots(of that size)and streets,with no open space.
<br /> After separating the notions of lot size and density,treating them as independent variables,zoning works best when
<br /> conservation design is designated as a by-right Permitted Use,making applications simple,straight-forward,and
<br /> relatively easy.Conventional developments can be actively discouraged by re-classifying them as Conditional Uses.
<br /> The condition to be met is a clear and compelling showing at a public hearing,convincing officials that dividing
<br /> land into just houselots and streets better implements official Comprehensive Plan policies,such as farmland
<br /> preservation,habitat conservation,rural viewshed protection,etc.(a showing that is usually impossible,as
<br /> conventional developments are inherently contrary to such planning policies).
<br /> In the absence of any co-ordinated nationwide tallying,the informal records for land saved through conservation
<br /> design ordinances appear to be held at the municipal level by Hamburg Twp.,Livingston Co.,Ml with more than
<br /> 2000 acres,and at the county level by Hanover County VA,with more than 4400 acres(as of Summer 2006).
<br /> Conservation design can be blended with"traditional neighborhood design"(see the"New Urbanism"),and in areas
<br /> with public water and sewerage this is particularly achievable.There is no inherent conflict with designing such
<br /> development around significant site features and integrating mixed-use planning with the creation of greenway
<br /> networks.(See also Crossroads,Hamlet Village, Town:Design Characteristics of Traditional Neighborhoods, Old
<br /> and New,American Planning Association PAS Report No.523/524,2004).
<br /> Resources for further reading:www.landchoices.org,www.greenerprospects.com,www.natlands.org„and
<br /> www.mniand.org/prog-consplanning.html(containing many case studies).
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