SOUTHERN WATERSHED AREA RURAL AREA PRESERVATION PROGRAM FINAL REPORT SEPTEMBER 30, 2001 Contents EXECUTIVE SUMMARY .......................................................................................................VI Background ................................................................................................................ vii The Southern Watershed Area ............................................................................. vii Understanding Rural Character ................................................................................. vii What It Is Is What It Isn’t ...................................................................................viii Unique Management Challenges ........................................................................viii Form and Function..............................................................................................viii The Pattern of Successive Change in the Rural Landscape ...................................................................... xi The Rural Area Preservation Plan .............................................................................. xi Protecting Rural Character ................................................................................... xi What the RAPP Does ........................................................................................... xi Rural Land Management Units............................................................................ xii Tools for Managing Rural Form .......................................................................... xii Tools for Managing Rural Function ...................................................................xiii Observations and Recommendations........................................................................ xvi Observations ....................................................................................................... xvi Recommendations .............................................................................................. xvi INTRODUCTION TO THE SOUTHERN WATERSHED AREA.................................XVIII Southern Watershed Area Geography and Natural Resources ..................................................................... xix The SWA’s Three Sub-Watersheds ........................................................................... xix Back Bay ............................................................................................................. xix North Landing River ........................................................................................... xix Northwest River................................................................................................... xx Demographics and Housing in the SWA ................................................................... xx Housing................................................................................................................ xx Pressure to Accommodate New Growth ............................................................ xxi Land Use Controls .............................................................................................. xxi Trends and Build-Out Scenarios ........................................................................xxii INTRODUCTION TO THE RURAL AREA PRESERVATION PROGRAM................... I-1 THE HOW OF DEVELOPMENT IN THE RURAL LANDSCAPE .................................II-1 The Rural Landscape in the SWA............................................................................ II-3 Specific Resource Values......................................................................................... II-3 Agricultural Productivity ................................................................................... II-3 Environmental Values........................................................................................ II-3 Aesthetics .......................................................................................................... II-4 Community Character........................................................................................ II-5 contents Rural Character Evaluation Criteria ........................................................................ II-6 Context .............................................................................................................. II-6 Building Mass .................................................................................................... II-6 Function ............................................................................................................. II-6 Visibility ............................................................................................................ II-7 Fiscal Integrity ................................................................................................... II-7 The Pattern of Successive Change in the Rural Landscape ......................................................................... II-8 RURAL LAND MANAGEMENT UNITS .......................................................................... III-1 Agricultural Lands .................................................................................................. III-3 Environmentally Sensitive Lands ........................................................................... III-3 Scenic Resources Lands ......................................................................................... III-5 Rural Infill Lands .................................................................................................... III-5 Rural Development Lands ...................................................................................... III-6 RURAL LANDSCAPE MANAGEMENT: FORM ............................................................ IV-1 Rural Landscape Management for Aesthetic Values ..............................................IV-2 The Aesthetic Toolbox ................................................................................................IV-3 Very Low Residential Density ................................................................................IV-3 General Description ..........................................................................................IV-3 Program Elements.............................................................................................IV-4 Practicality Analysis .........................................................................................IV-5 Sample Application ..........................................................................................IV-7 Cluster Development Option ..................................................................................IV-8 General Description ..........................................................................................IV-8 Program Elements.............................................................................................IV-9 Practicality Analysis .......................................................................................IV-10 Sample Application ........................................................................................IV-11 Rural Landscape Design Standards. .....................................................................IV-13 General Description. .......................................................................................IV-13 Program Elements...........................................................................................IV-14 Practicality Analysis .......................................................................................IV-15 Sample Application ........................................................................................IV-15 Model Ordinances ....................................................................................................IV-17 Very Low Residential Density Model Ordinance .................................................IV-17 Cluster Development Model Ordinance ...............................................................IV-22 Rural Landscape Design Standards Model Ordinance .........................................IV-29 contents RURAL LANDSCAPE MANAGEMENT FOR FUNCTIONAL AND FISCAL INTEGRITY ....................................................................... V-1 The Functional Dynamics of Exurban Development ............................................... V-2 Soil and Water ......................................................................................................... V-2 Cost of Land ............................................................................................................ V-2 Access to Agricultural Goods and Services ............................................................ V-3 The Functional Impact of Non-agricultural Development in the Rural Landscape ................................................................ V-3 “Peace and Quiet” is Elusive ................................................................................... V-3 The Fiscal Dynamics of Exurban Development ........................................................ V-6 Public Infrastructure Cost is Generally a Function of Distance ...................................................................... V-6 Exurban Residents Have High Expectations for Infrastructure and Services ................................................................................ V-7 The Functional Toolbox .............................................................................................. V-8 Rural Road Carrying Capacity Analysis