Open Space: Definitions, Case Studies, Standards and ... space_combo_4.17.06.… · 6 Case Studies of Planned Communities Conservation Communities (Rural/Agricultural preservation)

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Open Space Recommendations to

Blueprint for Good Growth

Ada County Development Services

April 2006

Open Space:

Definitions, Case Studies, Standards and Minimum Requirements

1. Definitions of Open Space

• Natural (conservation and preservation)

• Developed (passive and active)

2. Case Studies of Open Space in Planned Communities

• Review of several community typologies and levels of open space provided:

• Conservation/Preservation

• Hillside/Foothill

• Golf/Resort

• Flatland/Mixed Use Village

3. Open Space Minimum Requirements and Standards

• Methods of Calculation

• 4 Alternatives:

Minimum Standards

Definitions and Provisions

Define 7 types of development with varying open space standards

Provide mechanism for flexibility within requirements

• Staff Recommendation: Minimum Open Space Standards and Requirements

Presentation Outline

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Ada County Land Ownership outside

Areas of City Impact

Private Lands = 312 sq. miles

Public Lands = 542 sq. miles

Private Lands = 36.5%

Public Lands = 63.5%

Ada County Recommendation to Blueprint for Good Growth: Open Space Definitions and Classifications

Blueprint for Good Growth

Current Definition of Open Space: Any parcel of land maintained in an essentially un-built state and reserved for public or private uses, including, but not limited to habitat protection, water quality protection, passive recreational uses, livestock grazing or field crop production.

Definition

Open Space

Classification/Definition

Natural Open SpaceClassification/Definition

Developed Open Space

Natural Open Space Type Matrix

Developed Park Type Matrix

Sub-Definitions

Passive Recreation

Active Recreation

Developed Parks

Linear Connections

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Open Space DefinedOpen Space Definition:

•Land in an essentially undisturbed natural state or enhanced for the purpose(s) of resource preservation, conservation, or recreation uses and shall be protected from any future re-development.

•Land designated as open space may include any or a combination of the following characteristics:

•Ridges

•Hillside slopes

•Streams

•Natural shorelines

•Wetlands

•Scenic buffer areas

•Agricultural land

•Developed parks

•Linear connection and areas conducive to passive and recreational use

•There are two (2) classifications of Open Space (see definitions):

•Natural Open Space

•Developed Open Space

Natural Open Space Classification

Natural Open Space Definition:

•Open Space consisting of natural, undisturbed landscape set aside for the purpose of preservation or conservation of natural resources, natural features or scenic/aesthetic values.

•This classification may include:

•native vegetation

•geologic landforms

•historic/cultural sites

•water bodies/wetlands/riparian areas

•wildlife habitat

•hillside slopes

•ridgelines

•scenic buffer areas

•rangelands

•agricultural land

•trails

(See Natural Open Space Type Matrix)

Allowed Use Examples:

•Agricultural (non-commercial, community gardens/farms, forage crops, pasture or rangeland)

•Educational (resource based, environmental, cultural, or historic)

•Trails and trail improvements

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Parking, picnic tables, potable water, restrooms, interpretive signage, nature center, multi-purpose trails.

Nature study or observation, picnicking, hiking, mountain biking, fishing, equestrian riding, interpretive values.

Large area with natural resource values of regional significance for nature-oriented, passive outdoor recreation. Emphasis on resource preservation.

250+ acresRegional Reserve

Parking, picnic tables, restrooms, multi-purpose trails, seating.

Nature study or observation, picnicking, hiking, biking, horseback riding, interpretive values.

Area with natural resource values to serve nature-oriented, passive outdoor recreation. Secondary purpose of providing buffers between communities. May correspond to open space corridor along drainages and streams/rivers.

100+ acresNatural Areas

Minimal, access may be restricted or prohibited during critical periods, such as wildlife breeding/birthing.

Varies based on sensitivity of the resources present. Portions of environmentally-certified golf courses count toward natural open space requirement.

Protect areas with important environmental resource values, such as wildlife habitat, scenic/aesthetic areas, riparian/wetlands, rare plant communities.

20- 100 acres

Special Resource Areas

Boat launch, picnic tables, restrooms

Wakeless boating, fishing, nature observation, picnicking, swimming.

Water-based recreation with an emphasis on resource preservation.

50+ acresWater-based Areas

Dependent on useInterpretive or educationalProtect regionally significant historic,archaeologic or paleontologic sites or structures in conjunction with lands with open space or agricultural value.

VariableHistoric/Cultural Site

Orchards, garden plots, wildlife/domestic animal forage and pastures.

Community gardens, forage crops, pasture, rangeland

Preserve & promote community vision, goals & objectives.

VariableAgricultural land(Non-commercial)

10’ paved trail, 5’- 8’unpaved trail, benches, interpretive signage, trailheads, stream/river access points.

Recreational biking, horseback riding, walking, jogging, cross-country skiing, nature observation, interpretive opportunities

Provide opportunities for county residents with varying ability levels and athletic interests to experience the natural and cultural landscape without the influence of motorized vehicles.

50- 100 foot easement

Regional Trail

Unpaved trailMountain biking, hiking, jogging, horseback riding, cross-country skiing.

Access to public lands, links to other trails or to complete trail loop.

3- 4 foottrail width

Access Trail

Potential Facilities

Potential Passive Recreational Uses

Definition/PurposeSizeClassification

Natural Open Space Type Matrix

Developed Open Space Classification

Allowed Use Examples:

•Developed Parks (see definitions)

•Trails/pathways/linear connections (see definitions)

Developed Open Space Definition:

•Open Space consisting of enhanced or developed landscape set aside for the purpose of active or passive recreation (see definitions). This classification requires improvements necessary to accommodate and promote higher levels of use.

•Improvements may include:

•Irrigated and maintained green space

•Pedestrian/bicycle circulation systems

•Open play areas and play fields

•playgrounds

•Picnic shelters and seating

•Architectural features or buildings

• Community plazas

•Parking related strictly to use requirements

•Other recreational amenities

(See Developed Park Type Matrix)

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Developed Open Space Sub-Definitions

Developed Park: Developed parks consist of green space requiring turf, irrigation and maintenance promoting active and passive recreational uses. The size and configuration shall conform to the attached Developed Park Type Matrix.

Trail/Pathway/Linear Connections: Trails, pathways and linear connections are designed to provide walking, bicycling and other non-motorized means of linking various parts of the community, development or open space system. Both paved and unpaved trails are appropriate. The primary purpose is to provide a recreation experience. The secondary purpose is transportation to other parts of the community, development or open space system.

Active Recreation: Recreational opportunities involving moderate to high intensity use requiring modification of natural landforms and the provision of service facilities, playing fields or equipment. Examples may include playground equipment, sports fields, surfaced courts, volleyball courts, swimming pools, skate parks, multipurpose centers and open play areas.

Passive Recreation:Recreational opportunities that occur in a natural setting requiring minimal development or facilities and providing areas for informal, self-directed activities for individuals or small groups. Examples may include trails, pathways, picnic shelters, seating, interpretive signage and kiosks for educational purposes.

Landscape buffer areas, perimeter pathways separated from golf course per safety standards.

Contributes to scenic/aesthetic value of the community. Portions of environmentally-certified golf courses count toward developed open space requirement.

Public vs. PrivateVariesGolf Course

Multi-use facilities, multiple active & passive park facilities, benches, restrooms, drinking water, public parking

Serve the needs of all persons within the service area, reservation/user fee options

15 - 20 mile radius25 – 300 AcresRegional Park

Playground equipment, landscaping, paved pathways, ball fields, competitive sports fields, sport courts, skate parks, pools, amphitheaters, multiple picnic shelters, benches, restrooms, drinking water, public parking.

Both neighborhoods & communities, families, groups, sports teams, reservation/user fee options

5 mile radius6 – 25 AcresCommunity Park

Playground equipment, landscaping, paved pathways, open play areas for sport practice, surfaced courts, picnic shelter, benches, restrooms, drinking water, public parking

Neighborhood or several dwelling clusters1 mile radius1 – 6 AcresNeighborhood Park

Playground equipment, landscaping, surfaced courts, paved pathways, open play areas, benches, civic plaza

Immediate neighborhood, individuals, families, small groups

¼ mile radiusOne (1) Acre or less

Pocket Park

Paved/Unpaved pathways, landscaping, buffers from adjacent uses

All users and ability levelsLinkages to other park types

50 - 100 ft. min. width

Linear Parkway

Possible FacilitiesUserService AreaSizePark Type

Developed Park Type Matrix

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Case Studies of Planned Communities

Conservation Communities (Rural/Agricultural preservation)

Hidden Springs, ID (Foothill)

Prairie Crossing, IL (Flatland)

Hillside/Foothill Communities (Rural-to-Urban with Open Space preservation)

Ladera Ranch, CA

San Elijo Hills, CA

Issaquah Highlands, WA

Golf/Resort Communities (Estate-to-Urban with golf and other recreation)

Verrado, AZ (Flatland)

Santa Luz, CA (Hillside)

Flatland Communities (Urban with parks and recreation)

Playa Vista, CA (Wetlands/Mixed Use Village)

Stapleton, CO (Mixed Use Villages)

Hidden SpringsAda County, Idaho

% Open Space/Project Acres:

810 / 1,844 = 44% (min. required)

1,024 / 1,844 = 56% (planned)

Project Site: 1,844 AC (810 AC Net -excluding open space)

Average Net Density: 1.3 DU/AC

Total Residential: 1,035 DUs

Townhomes: 16 DU (2.7 gross DU/AC)

Civic/Schools: 29 AC

Comm./Office: café & live/work lofts in village center

Conservation Community (Hillside)

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Hidden Springs

Prairie Crossing45 miles north east of Chicago, Illinois


over 60% of 677 acres(rural farmstead-style planned community)

Project Site: 677 AC


Total Residential: 395 DUs

TOD: mixed use/condos at station

Civic/Schools: (1 Charter School)

Commercial/Office: (TOD uses)

Conservation Community (Flatland)

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Open Space & TrailsOver 60 percent of the 677-acre site is protected open land that is actively used by people and wildlife. Ten miles of trails wind through a landscape of farm fields, pastures, lakes and ponds, native prairies and wetlands. Residents use them to walk, run, bike, ski, ride horseback, and watch the many species of birds, butterflies and other wildlife that are attracted to a healthy ecosystem and native landscaping. In addition, Prairie Crossing is linked by regional trails to the Liberty Prairie Reserve, over 3,200 acres of legally protected land.

TransportationThe two Libertyville/Prairie Crossing Metra stations offer a wide range of transit options. From one station, passengers can reach Chicago's Union Station in a little over an hour on Metra's North line. From the other station, passengers can get to O'Hare International Airport in 35 minutes as well as to downtown Chicago on Metra's North Central line. Almost 300 trains a week stop at the two Prairie Crossing/Libertyville stations, offering virtually unprecedented rail access for a suburban community.

Prairie Crossing


Natural Open Space: 1,600 / 4,000 gross = 40% (including conservation areas and slopes along outer perimeter)

Developed Open Space: 157 / 2,400 net developed = 6.5% (local parks and open space within development perimeter)

Project Site: 4,000 AC (2,400 net acres)



Urban Activity: 111 AC, 854 SF max


Commercial/Office: 25 AC, 250,000 SF max

Ladera RanchOrange County, California

Retail

Schools

Parks

Recreation Center

Foothill/Hillside Community

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AVENDALE VILLAGE, WYCLIFFE & ECHO RIDGE:

Net Density: 5.3 DU/AC

TERRAMOR:


COVENANT HILLS:


Oak Knoll:


COVENANT HILLS:

Gated Community


BRIDGPARK, FLINTRIDGE, & TOWNSHIP:


Ladera Ranch Villages

Ladera Ranch is a planned community by developer Rancho Mission Viejo. There are four public schools and one private, a library, a fire station, childcare centers, places of worship, retail centers, four clubhouses, a park in every neighborhood, and miles of trails and pathways.

The community's villages and districts are linked by a long greenbelt promenade called the Sienna Botanica, a rambling park that also acts as a filter for urban runoff. A community intranet -LaderaLife - connects residents in a different way, with event listings down to the neighborhood level as well as club pages and community discussion boards.

Ladera Ranch

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San Elijo HillsSan Marcos, California (San Diego Area)


Natural Open Space = 777 AC, 40%

Refined Open Space = 265 AC, 14%

Project Site: 1,920 AC



Village Residential: row homes


Commercial/Office: (Town Center)


With over 1,115 acres devoted to preserving open space, San Elijo provides a sensible natural balance between development and preservation. Eighteen miles of walking and hiking trails wind through the community, offering breathtaking ocean and canyon views at every turn. Throughout the trail system are unique “discovery points” to help create a sense of adventure. Enjoy breathtaking vistas of the Pacific Ocean, local canyons, and follow the graceful soaring of a Red-tail hawk. Just step out your front door, and explore.

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•

•

Pedestrian oriented community

Over 50% of the land is dedicated to permanent open space

18-miles of walking and hiking trails throughout the community

Discovery points: poetic quotes, sculpture, view lookouts.

San Elijo Hills

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San Elijo Hills:

Mixed Use Town Center

Issaquah HighlandsIssaquah, Washington (17 miles east of Seattle)



1,250 / 2,200 = 57% natural open space

120 / 2,200 = 6% active recreation




M.U. Village Residential: 352 AC

Rural Residential: 40 lots/185 AC

Civic/Schools: 1 elementary school

Comm./Retail/Office: 3,875,000 SF

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Issaquah Highlands

Open Space Preservation with Residential and Mixed Use Village

Issaquah Highlands

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VerradoTown of Buckeye, Arizona (Sonora Desert 25 miles west of Phoenix)


325 / 8,800 = 3.7% parks/active open space

3,900 / 8,800 = 44.3% total open space


Average Net Density: 3.4 DU/AC (5.2 DU/AC max permitted)

Total Residential: 9,050 DUs(14,000 max DUs permitted)

M.U. Town Center: 300 acres, 45 apartment units over retail

Civic/Schools: 2 schools, 220 acres


Golf/Resort Community (Flatland)

Verrado Main Street District

•Density decreases as distance from the town center increases

•Almost every home is within two blocks from a neighborhood park

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Verrado: Phase I•1,145 acres

•2,040 dwellings

•20 neighborhood parks

•7,300 yard, 18-hole championship golf course

•Elementary and Middle school

•Village sports and health club (pool/fitness/ball courts)

•20 miles and trails/paths

Adjacent to White Tank Mountain Regional Park:

•30,000-acre park, Maricopa County's largest

•More than 20 miles of shared-use trails for hiking, mountain biking or sunset trail rides

Verrado Opens Space and Parks:Almost every home is within two blocks from a neighborhood park

Village Health Club Village Health Club/Recreation Center

Golf Course

Founder’s Park

Golf Club House

Golf Course

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SantaluzRancho Santa Fe, California (30 miles north of Downtown San Diego)


Natural Open Space: 1,000 / 3,800 = 26%

Recreation/Golf/Trails: 273 / 3,800 = 7.2%



Total Residential: 942 SFD DUs

Village Green w/Retail: 11 Acres

Golf Course = 250 Acres

Trail System: 6.5 miles (private), 44 miles total

Community/Civic: 19,000 SF Recreation Center & 35,000 SF Clubhouse/Spa

Golf/Resort Community (Hillside)

Village Green

Santaluz

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Santaluz: Open Space, Recreation, and Trails

•250-acres championship golf course

•Signature 35,000 square-foot Santaluz Clubhouse and Spa

•19,000 square-foot community center

•More than 44 miles of walking, hiking and biking trails

•6.5 mile private trails system

•Village Green: 11-acre lawn park for picnics, concerts, and gatherings

Playa VistaLos Angeles, California (former Howard Hughes aircraft facility)


Total Open Space = 70% of 1,086 acres

Project Site: 1,086 AC gross

Average Net Density: 24 DU/AC


Mixed-Use Village Residential: 2,600 DUs

Civic/Community: Recreation Centers and L.A. Library Branch

Office: 3,400,00 SF

Retail: 185,000 SF

Flatland/Mixed Use Village Community (Wetlands)

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Phase 1

Playa Vista: Phase 1 Community Map

Phase 2: The Village

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twenty-three active community parks at Playa Vista of varying size will offer a broad range of recreational experiences, social interaction and

cultural opportunities, and will be connected by a network of paths, sidewalks and nature trails.

Activities will range from children's play, dog recreation, chess, picnics and barbecues to jogging,

baseball, soccer, basketball, volleyball and competitive gardening.

Playa VistaParks and

Natural Open Space

Dog Park

Ballona Wetlands

Playa Vista: Mixed Uses and High Densities

Electronic Arts office campus: soccer, basketball and volleyball onsite for employee use

‘Green’ Office Building

The Village: Mixed Use District

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StapletonDenver, Colorado (former airport site)


1,700 / 4,700 = 36% total open space

1,116 / 4,700= 24% regional park system


Average Net Density: 11-12 DU/AC


M.U. Village Residential: AC

Civic/Schools:


Flatland/Mixed Use Village Community

Stapleton

Open Space, Trails, and Parks

•80-acre Central Park

•Bikeways and pathways

•Bike/trail linkage to 17,000-acre Rocky Mountain Arsenal National Wildlife Refuge

•123-acre Bluff Lake Nature Center

•23-acre Urban Farm

•30-acre Fred Thomas Park (soccer and picnic areas)

•Bladium Sports Club (in-line skating and fitness in former airport hangar)

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Stapleton Community

Planned Community Open Space Comparison Matrix

1 acre / 40 dwelling units = 10 acres / 1,000 population

Conservation/Preservation

Hidden Springs (Hillside) 56% NA NA 39.57 NA NA

Prairie Crossing (Flatland) 60% NA NA 41.13 NA NA

Foothill/Hillside

Ladera Ranch 47% 40% 7% 8.68 7.90 0.78

San Elijo Hills 54% 40% 14% 12.27 9.15 3.12

Issaquah Highlands 63% 57% 6% 16.86 15.38 1.48

Golf and Resort

Verrado (Flatland) 48% 44% 4% 18.67 17.24 1.44

Santaluz (Hillside) 33% 26% 7.2% 54.06 42.46 11.59

Flatland/Mixed Use Village

Playa Vista (Wetlands) 70% NA NA 5.07 NA NA

Stapleton 36% 12% 24% 5.23 1.80 3.43NA = Not Available

Community Typology% Total

Open Space

% Natural Open Space

% Developed

Open Space

Natural Open Space: Acres

per 40 Dwelling Units

Developed Open Space: Acres per 40

Dwelling Units

Percent (%) Open Space Acres of Open Space per 40 Dwelling Units

Urban with Open Space Preservation and Recreation

Rural and Agricultural Preservation/Conservation

Rural to Urban with Open Space Preservation and Recreation

Estate to Urban with Golf and other Recreation

Total Open Space: Acres

per 40 Dwelling Units

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Methods for Calculating Minimum Required Open Space:

•Acres per Dwelling Unit (ac/du)

•Acres per Population (ac/pop.)

•Percentage (%) of Gross Acreage

Examples:

•1-Acre of parks / 40 Dwelling Units

•10-Acres of parks / 1,000 Population

•10% of gross acreage for parks

Open Space:

Alternative Scenarios for Standards and Minimum Requirements

Open Space Calculation for One Square Mile by National Standards

640-acres x 4-dwelling units/acre x 2.59 people/dwelling unit

= 6,630 population in a square mile

6,630 pop. x 18.3 acres open space/1,000 pop. =121 acres open space required in a square mile

Assumptions:

GROSS ACREAGE: 640 acres (1-square mile)

BASE DENSITY: 4 dwelling units/gross acre (projected average density)

HOUSEHOLD SIZE: 2.59 persons/dwelling unit (COMPASS County Average Household Size)

OPEN SPACE STANDARD: 18.3 acres of total open space / 1,000 population

8.3 acres / 1,000 pop. Natural Open Space (City of Boise LOS in Parks Comp. Plan)

10 acres / 1,000 pop. Developed Open Space (National Park Standard)

121 acres / 640 acres =

1.

2.

3. 19% Total Open Space in a square mile

10.4% Developed Open Space

8.6% Natural Open Space

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Minimum Open Space Standard: Staff Recommendation

Square-Mile Open Space Calculation using National Standards (ac/du basis)

18.3 acres total open space / 1,000 population

19% Total Open Space

10.4% Developed Open Space

8.6% Natural Open Space

Ada County Development Services Recommendation for Minimum

Open Space Standards (% basis)

20% Total Open Space

10% Developed Open Space

10% Natural Open Space

Total Open Space = 20% of Gross Acreage

Developed Open Space = 10% of Gross Acreage

= 5% of Gross Acreage for Mixed Use Village

Natural Open Space = 10% of Gross Acreage

Total Open Space = 2-Acres per 40 Dwelling Units

Developed Open Space = 1-Acre per 40 Dwelling Units*

= 0.5-Acres/40 Dwelling Units for Mixed Use Village

Natural Open Space = 1-Acres per 40 Dwelling Units

% of ac

Total Open Space = 20-Acres per 1,000 population

Developed Open Space = 10-Acres per 1,000 population

= 5-Acres/1,000 Population for Mixed Use Village

Natural Open Space = 10-Acres per 1,000 population

ac/pop

ac/du

*Assuming average household size of 2.59 persons, 1-acre per 40 dwelling units equates to 9.7-acres/1,000 population

Open Space Standards

Alternative 1

•Minimum enforceable requirement of 20% for all residential developments

(Blueprint for Good Growth proposes 20% open space for development within City limits and Areas of Impact)

•‘Mixed Use Village’ development, commercial and residential uses at higher densities, are required to provide 15% open space

or…

Residential 20% of gross acreage 10% 10%

Mixed Use Village 15% of gross acreage 5% 10%

Office/Industrial/Major Retail 10% of gross acreage 0% 10%

Development TypeMinimum Required Total

Open SpaceNatural Open

SpaceDeveloped

Open Space

1-Acre per 40 Dw elling Units

10-Acres per 1,000 population

1-Acre per 40 Dw elling Units

10-Acres per 1,000 population

Research: Acres/10,000 sq.ft.

Research: Acres/Employee



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1. The developer shall dedicate park land at the ratio of 10% of the gross acreage, apportioned as follows:

A. A minimum of 3% of Developed Open Space shall contribute toward Neighborhood Parks(Neighborhood Parks are 1-6 acres in size); and

B. A minimum of 2% of Developed Open Space shall contribute toward Community Parks (Community Parks are 6-25 acres in size); and

C. The remainder of required Developed Open Space acreage, after the above minimums are met, may be apportioned within Pocket Parks, Linear Parks, Neighborhood Parks, Community Parks, or any other active or passive recreational uses allowed and/or approved by the applicable hearing body.


Alternative 2

•Footnote 1: This stipulation ensures that half of the required Developed Open Space (5% of 10%) is placed in substantial parks that provide usable acreage for larger-scale amenities that are not available in pocket parks (i.e. The residents would not be well served if the minimum 10% requirement was reached by providing several ‘leftover’ small parcels accommodating only pocket parks)

Residential 20% of gross acreage 10% 10%1

Mixed Use Village 15% of gross acreage 5% 10%1




SpaceDeveloped

Open Space

TYPICAL AMENITIESUSERSERVICE AREA

SIZEPARK TYPE

Multi-use facilities, multiple active & passive park facilities, benches, restrooms, drinking water, public parking

Serve the needs of all persons within the service area, reservation/user fee options

15 - 20 mile radius

25 – 300 Acres

Regional Park

Playground equipment, landscaping, paved pathways, ball fields, competitive sports fields, sport courts, skate parks, pools, amphitheaters, multiple picnic shelters, benches, restrooms, drinking water, public parking

Both neighborhoods & communities, families, groups, sports teams, reservation/user fee options

5 mile radius6 – 25 AcresCommunity Park

Playground equipment, landscaping, paved pathways, open play areas for sport practice, surfaced courts, picnic shelter, benches, restrooms, drinking water, public parking

Neighborhood or several dwelling clusters

1 mile radius1 – 6 AcresNeighborhood Park

Playground equipment, landscaping, surfaced courts, paved pathways, open play areas, benches

Immediate neighborhood, individuals, families, small groups

¼ mile radiusOne (1) Acre or less

Pocket Park

Paved pathways, landscaping, buffers from adjacent uses

All users and ability levels

Linkages to other park

types

100 ft. Min. width

Linear Parkway

National Park Standards: Developed Park Matrix

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Community Park Examples(6 – 25 acres)

Neighborhood Park Examples(1-6 acres)

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Pocket Park Examples(less than 1 acre)

Open Space Definitions and Provisions: Alternatives 1 & 2

1) Unbuildable land and Natural Open Space Provisions:

Define the following as ‘Unbuildable’ land:

Ridgelines and Slopes in Excess of 25%

Wetlands, Floodways, and Waterway Buffers

The unbuildable acreages shall not be credited to the Natural Open Space minimum requirement, with the following exception: A portion of unbuildable land which shall be restored/enhanced as wildlife habitat shall receive a credit toward the Natural Open Space requirement. (This will ensure that ridgelines, scenic views, wetlands, and slopes are preserved, and the development will provide an additional 10% of natural open space beyond the preserved unbuildable areas. The ‘unbuildable’ areas would likely not be developed in the absence of this restriction due to prohibitive costs and/or environmental issues.)

2) Golf Course Development Open Space Provisions:

A portion of the Developed Open Space requirement can be satisfied by public golf course acreage.

A portion of the Natural Open Space requirement can be satisfied by public and private golf courses through a visual/aesthetic credit.

If a public golf course shall be certified by the Audubon Society or Wildlife Links (National Fish and Wildlife Foundation), or other environmental certification program providing natural habitat for birds and mammals within the golf course, then a portion of the Natural Open Space requirement may be satisfied by public golf course acreage. Golf courses implementing a low-impact/minimal-grading design may also receive a credit toward the Natural Open Space requirement.

Private Golf Courses may not be eligible, or may receive a lesser credit toward satisfying the Natural Open Space and Developed Open Space requirement than public golf courses.






SpaceDeveloped

Open Space

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The Audubon Cooperative Sanctuary Program(ACSP) for Golf Courses seeks to address golf’s environmental concerns while maximizing golf course opportunities to provide open space benefits. This highly-regarded education and assistance program promotes participation in comprehensive environmental management, enhancement and protection of existing wildlife habitats, and recognition for those who are engaged in environmentally-responsible projects.http://www.auduboninternational.org/programs/acss/golf.htm

Open Space Standards: Provisions for Golf Courses as Developed and

Natural Open Space

Wildlife Links is a partnership between the United States Golf Association and the National Fish and Wildlife Foundation. Wildlife Links provides grants for cutting-edge research, management, and education projects that improve golf courses as habitat for wildlife, while also enhancing playing conditions for golfers. www.usga.org/turf


Alternative 3

*If a proposed development does not fit into the definition of any of these typologies, then the minimum Open Space Requirements that apply will be those of "Flatland" Development Type. If a proposed development includes combinations of the above typologies the open space requirements will be calculated accordingly to the proportion of acreage within each typology.

Encourage clustering of development in areas with scenic and environmental resources by requiring higher % of open space

Conservation/Preservation 40% of gross acreage 30% 10%1

Foothill/Hillside 40% of gross acreage 30% 10%1

Wetland/Floodplain 35% of gross acreage 25% 10%1

Golf/Resort 25% of gross acreage 15% 10%1

Flatland 20% of gross acreage 10% 10%1



Community Typologies* Minimum Required Total Open Space

Natural Open Space


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The unbuildable acreages shall be credited to the Natural Open Space minimum requirement.Because of the higher percentage Natural Open Space requirement on “Hillside/Foothill” and “Wetlands/Floodplain” Community Typology development compared to Alternative 1 & 2 (20%), The unbuldable areas will be credited toward satisfying the minimum Natural Open Space requirement.

2) ‘Golf/Resort’ Development Open Space Provisions:


A portion of the Natural Open Space requirement can be satisfied by public and private golf coursesthrough a visual/aesthetic credit.

If a public golf course shall be certified by the Audubon Society or Wildlife Links (National Fish and Wildlife Foundation), or other environmental certification program providing natural habitat for birds and mammals within the golf course, then a portion of the Natural Open Space requirement may be satisfied by public golf course acreage. Golf courses implementing a low-impact/minimal-grading design may also receive a credit toward the Natural Open Space requirement.

Private Golf Courses may not be eligible, or may receive a lesser credit toward satisfying the Natural Open Space and Developed Open Space requirement than public golf courses.

Open Space Definitions and Provisions: Alternative 3

Establish Definitions for each Community Type:

Conservation/Preservation: A development maintaining a rural and/or agricultural theme, preserving farmland and agricultural uses through cluster home sites or large-lot rural home sites.

Foothill/Hillside: A development area in which at least 20% of the gross acreage includes slopes in excess of 25%.

Wetland/Floodplain:A development area in which at least 20% of the gross acreage is designated as floodplain and/or wetlands.

Golf/Resort: A development area with a public or private golf course, with or without a hotel, spa, and/or other resort amenities.

Flatland: A development area in which less than 20% of the gross acreage includes slopes in excess of 25% (primarily desert lands, agricultural lands, or infill sites).

Open Space Provisions: Alternative 3

Enforceability: An application can be DENIED if it does not meet the minimum open space standards and requirements

Establish an Administrative Relief Process by Ordinance

Intent.The administrative relief procedure is intended to allow for flexibility in regulations when a standard is inapplicable or inappropriate to a specific use or design. Administrative relief for open space standards may be granted only in accordance with the provisions outlined in Section X-X and findings in Section X-X. (See examples in handout)

Flexibility: An application may be APPROVED if it does not meet the minimum open space requirements through an ADMINISTRATIVE RELIEF process









Natural Open Space


28

Open Space Comparison: Case Studies & Alternative 3

Case S

tudies

Altern

ative 3

Conservation/Preservation 40% 30% 10%

Foothill/Hillside 40% 30% 10%

Wetland/Floodplain 35% 25% 10%

Golf/Resort 25% 15% 10%

Flatland 20% 10% 10%

Mixed Use Village 15% 5% 10%

Community TypologiesMinimum Required Total Open Space

Natural Open Space


1.0

1.0

1.0

1.0

1.0

1.0

Developed Open Space: Acres per 40 Dwelling Units

NA = Not Available


Hidden Springs 56% NA NA NA

Prairie Crossing 60% NA NA NA

Foothill/Hillside

Ladera Ranch 47% 40% 7% 0.78

San Elijo Hills 54% 40% 14% 3.12

Issaquah Highlands 63% 57% 6% 1.48

Golf and Resort

Verrado (Flatland) 48% 44% 4% 1.44

Santaluz (Hillside) 33% 26% 7.2% 11.59


Playa Vista (Wetlands) 70% NA NA NA

Stapleton 36% 12% 24% 3.43







Open Space


% Developed

Open Space


Alternative 4

Alternative 3 compared to Alternative 4:

Required versus Recommended Community Typology Open Space Requirements

S T A N D A R D S (minimum enforceable requirement)

Residential2 20% of gross acreage 10% 10%1


Office/Industiral/Major Retail 10% of gross acreage 0% 10%

G U I D E L I N E S (recommended and reviewed on project-by-project basis by staff/commissioners)






2. See the Recommended Open Space Guidelines below for various community typologies.

Residential Community Typologies

Recommended Minimum Total Open Space

Natural Open Space


Development Type Minimum Required Total Open Space

Natural Open Space


29











2. See the Recommended Open Space Guidelines below for various community typologies.



Natural Open Space



Natural Open Space


Legal and Enforceability Issues:

Question: Can an application be DENIED if it does not meet the recommended minimum open space requirements? If not, then the County can only legally enforce the minimum 20% Total Open Space requirement and the recommendation matrix may be reduced to a symbolic gesture toward natural open space preservation. Will review on ‘case-by-case’ basis trigger due process issues?

Unbuildable Land Credit Issue:

Question: Will “unbuildable” land be credited toward the minimum open space requirement or not? It is difficult to determine how to credit unbuildable land if therecommended percentages are not enforceable: If a developer only provides 20% open space, then unbuildable land should NOT be credited; however, if a developer does abide by the recommendation, than he/she should receive credit for unbuildable land, and what about developments that provide above 20%, but less than the recommended percentage – How should these scenarios be adressedwithin a policy framework?

Open Space Definitions and Provisions: Alternative 4

Minimum Open Space Standards

Recommendation to Blueprint for Good GrowthAlternative 1, 2, 3, 4, combination, modification, or other?

1






SpaceDeveloped

Open Space

2






SpaceDeveloped

Open Space













Natural Open Space



Natural Open Space


4

3









Natural Open Space


30

Staff Recommendation: Modified Alternative 3


Advantages of Alternative 3:

•Encourages Clustered Development in areas with scenic, environmental, and recreational resources

•Offers Clear Enforceability because minimum standards are required, as opposed to recommended, corresponding with Community Typology definitions

•Provides Flexibility through administrative relief procedure

•Requires Reasonable Minimum Standards in-line with existing planned communities and national standards

Modification to Developed Open Space Standard:•Calculate Developed Open Space standard for residential development based on population (10-acres per 1,000 population)

Conservation/Preservation 30% of gross acreage 10 acres per 1,000 population1

Foothill/Hillside 30% of gross acreage 10 acres per 1,000 population1

Wetland/Floodplain 25% of gross acreage 10 acres per 1,000 population1

Golf/Resort 15% of gross acreage 10 acres per 1,000 population1

Flatland 10% of gross acreage 10 acres per 1,000 population1

Mixed Use Village 5% of gross acreage 10 acres per 1,000 population1

Office/Industrial/Major Retail 0% of gross acreage 10% of gross acreage

Community Typologies Minimum Required Natural Open Space

Minimum Required Developed Open Space

31

Modification to Developed Open Space Standard:

•Calculate Developed Open Space requirement for residential development based on population instead of gross percentage











Alternative 3









Natural Open Space


Open Space Calculation Method: Staff Recommendation

Ada County Development Services Recommendation for Minimum

Open Space Standards (% basis)

Total Open Space: 20%

Developed Open Space: 10%

Natural Open Space: 10%

Ada County Development Services Recommendation for Minimum Open Space

Standards (% and pop. basis)

Developed Open Space: 1-acre/1,000 pop.

Natural Open Space: 10% of gross acreage

Developed Open Space Calculation based Population &

Natural Open Space Calculation based Percentage:

•Developed Open Space/Parks are intended for use by people, so it makes sense to calculate the standard on a ‘per population’ basis, whereas Natural Open Space is not always intended for use by people (i.e., habitat preserves, sensitive environmental areas, steep slopes, etc.) so a percentage requirement is acceptable.

•The acres/population standard is consistent with national park standards and many other jurisdictions’ park standards – development community familiar with standard.

•The ‘percentage’ standard and ‘dwelling unit’ standard (10% or 1-acre/40 dwelling units Developed Open Space) may not adequately take into account population variations resulting from different densities and household sizes which will vary in every development and may fluctuate over time with changing housing markets.

32

Open Space Requirement Based on PopulationCalculating the required ‘acres per dwelling unit’ of Developed Open Space

based on a 10-acre/1,000 population minimum open space standard

Example from Existing Zoning

Ordinance in Irvine,

California:

Calculation of Population based on Average Household Size by Product TypeCOMPASS Data for Ada CountyProduct Type Average Household Size

Single Family 2.78 0.0278Multi Family 1.91 0.0191

Mobile Home 2.60 0.0260Total Average 2.59 0.0259

Calculation of Population based on Overall Average Household SizeU.S. Census 2004 Community Survey Data for Ada County

Density Average Household Size

(all densities) 2.57 0.0257

(SFD, SFA, MF,etc.)Average Number of Persons per

Dw elling Unit

*based on a 10-acre per 1,000 population requirement (National Standard: 10 acres of park/1,000 pop.)

Min. Acres of Developed Open Space PerDwelling Unit*

Dw elling Units per Net Acre

Average Number of Persons per Dw elling Unit

Min. Acres of Developed Open Space PerDwelling Unit*

*based on a 10-acre per 1,000 population requirement (National Standard: 10 acres of park/1,000 pop.)

City of Irvine, CaliforniaDensity Average Household Size

0 to 1.0 3.25 0.01631.1 to 6.5 2.94 0.0146

6.6 to 12.5 2.57 0.012812.6 to 31.0 2.29 0.011531.1 to 50.0 1.30 0.0065

Dw elling Units per Net Acre

Average Number of Persons per Dw elling Unit

*based on a 5-acre per 1,000 population requirement (Quimby Act - CA Legislation)

Acres of Developed Open Space Per Dwelling Unit

Staff Recommendation:

Alternative 3 Definitions and ProvisionsEstablish Definitions for each Community Type:

Conservation/Preservation: A development maintaining a rural and/or agricultural theme, preserving farmland and agricultural uses through cluster home sites or large-lot rural home sites.

Foothill/Hillside: A development area in which at least 20% of the gross acreage includes slopes in excess of 25%.

Wetland/Floodplain:A development area in which at least 20% of the gross acreage is designated as floodplain and/or wetlands.

Golf/Resort: A development area with a public or private golf course, with or without a hotel, spa, and/or other resort amenities.

Flatland: A development area in which less than 20% of the gross acreage includes slopes in excess of 25% (primarily desert lands, agricultural lands, or infill sites).





The unbuildable acreages shall be credited to the Natural Open Space minimum requirement.

2) ‘Golf/Resort’ Development Open Space Provisions:


A portion of the Natural Open Space requirement can be satisfied by public and private golf courses through a visual/aesthetic credit.

If a public golf course shall be certified by the Audubon Society or Wildlife Links (National Fish and Wildlife Foundation), or other environmental certification program providing natural habitat for birds and mammals within the golf course, then a portion of the Natural Open Space requirement may be satisfied by public golf course acreage. Golf courses implementing a low-impact/minimal-grading design may also receive a credit toward the Natural Open Spacerequirement.

Private Golf Courses may not be eligible, or may receive a lesser credit toward satisfying the Natural Open Space andDeveloped Open Space requirement than public golf courses.

33


Footnote 1: The developer shall dedicate park land at the rate of 10-acres per 1,000 population of the gross acreage, apportioned as follows:

A. A minimum of 3-acres of Developed Open Space shall contribute toward Neighborhood Parks (Neighborhood Parks are 1-6 acres in size); and

B. A minimum of 2-acres of Developed Open Space shall contribute toward Community Parks (Community Parks are 6-25 acres in size); and

C. The remainder of required Developed Open Space acreage, after the above minimums are met, may be apportioned within Pocket Parks, Linear Parks, Neighborhood Parks, Community Parks, or any other active or passive recreational uses allowed and/or approved by the applicable hearing body.










Open Space Comparison: Case Studies & Alternative 3

Case S

tudies

Altern

ative 3

Conservation/Preservation 40% 30% 10%

Foothill/Hillside 40% 30% 10%

Wetland/Floodplain 35% 25% 10%

Golf/Resort 25% 15% 10%

Flatland 20% 10% 10%

Mixed Use Village 15% 5% 10%

Community TypologiesMinimum Required Total Open Space

Natural Open Space


1.0

1.0

1.0

1.0

1.0

1.0


NA = Not Available


Hidden Springs 56% NA NA NA

Prairie Crossing 60% NA NA NA

Foothill/Hillside

Ladera Ranch 47% 40% 7% 0.78

San Elijo Hills 54% 40% 14% 3.12

Issaquah Highlands 63% 57% 6% 1.48

Golf and Resort

Verrado (Flatland) 48% 44% 4% 1.44

Santaluz (Hillside) 33% 26% 7.2% 11.59


Playa Vista (Wetlands) 70% NA NA NA

Stapleton 36% 12% 24% 3.43







Open Space


% Developed

Open Space

34

Minimum Open Space Standards: Conclusion

Discussion Points:

•Which Alternative best suits Ada County’s Open Space Goals?

•Are the Community Typology definitions appropriate for Ada County’s Goals?

•What should the minimum ‘natural’ and ‘developed’ open space requirements be?

•How should the requirements be calculated (%, ac/du, or ac/pop)?

•Does the staff recommendation provide the desired policy direction?

Alternative 1






SpaceDeveloped

Open Space

Alternative 2






SpaceDeveloped

Open Space

Alternative 4S T A N D A R D S (minimum enforceable requirement)












Natural Open Space



Natural Open Space


Modified Alternative 3: Staff Recommendation










Documents

Open Space: Definitions, Case Studies, Standards and ... space_combo_4.17.06.… · 6 Case Studies of Planned Communities Conservation Communities (Rural/Agricultural preservation)