Digital Commons @ Georgia Law

Land Use Clinic Student Works and Organizations

10-1-2009

New RuralismEmily M. StrattonUniversity of Georgia School of Law

This Article is brought to you for free and open access by the Student Works and Organizations at Digital Commons @ Georgia Law. It has beenaccepted for inclusion in Land Use Clinic by an authorized administrator of Digital Commons @ Georgia Law. Please share how you have benefitedfrom this access For more information, please contact tstriepe@uga.edu.

Repository CitationStratton, Emily M., "New Ruralism" (2009). Land Use Clinic. 18.https://digitalcommons.law.uga.edu/landuse/18

School of Law and School of Ecology

New Ruralism Emily M. StrattonFall 2009

The UGA Land Use Clinic provides innovative legal tools and strategies to help preserve land, water and sce-nic beauty while promoting creation of communities responsive to human and environmental needs. The clinic helps local governments, state agencies, landowners, and non-profit organizations to develop quality land use and growth management policies and practices. The clinic also gives UGA law students an opportunity to de-velop practical skills and provides them with knowledge of land use law and policy.

For more information about the UGA Land Use Clinic contact:

Jamie Baker Roskie, Managing Attorney

UGA Land Use Clinic

110 Riverbend Road, Room 101

Athens, GA 30602-1510

(706) 583-0373 • Fax (706) 583-0612

jroskie@uga.edu

New Ruralism

Author: Emily M. Stratton

Editor: Jamie Baker RoskieUniversity of Georgia Land Use Clinic

Fall 2009

ContentsI. Introduction.....................................................................................1II. Discussion.......................................................................................1

A. The New Urbanism...................................................................1B. New Ruralism...............................................................................3C. Case Studies.................................................................................5D. How Communities Can Become New Ruralist...............6

III. Conclusion.....................................................................................7

1New Ruralism

New Ruralism

Emily M. StrattonFall 2009

I. IntroductionSince the Congress for the New Urbanism wasfounded in1993,1 themove to reawaken traditionalneighborhood development through a reconfiguration of the suburban sprawl model� and plannedconservationofthenaturalenvironmenthasbecomeanationwidephenomenon.Infact,almosteverystatein theU.S.3nowclaimsacommunity thathasbeenbuilt or revitalized with New Urbanist principles.Themovementhasnotonlygrownovertheyears,ithasrecentlybeguntomorphintoanewprogeny:anextension of New Urbanism into areas that are noturban. Communities on the edge of metropolitanareasaremostatriskforruinbyuncontrolledsprawl.ThelatestsolutiontothisproblemisNewRuralism,�

1 CongressFortheNewUrbanism,CNU History,http://www.cnu.org/history(lastvisitedNov.15,�009).2 SuburbansprawltookholdoftheUSafterWorldWarIIand is characterized by five separate components that lack connectivity:housingsubdivisions,shoppingcentersorstripmalls,businessparks,civicinstitutionsandpavedroadways.AndresDuany,ElizabethPlater-ZyberkandJeffSpeck,Suburban Nation: The Rise of Sprawl and the Decline of the American Dream�-7(�000).3 TheexceptionsincludeAlaska,Hawaii,Maine,Montana,NewHampshire,NorthDakota,SouthDakota,WestVir-giniaandWyoming.TheTownPaper,TND Neighborhoods,,http://www.tndtownpaper.com/neighborhoods.htm(lastvisitedNov.15,�009).ThislistdoesnotincludeoldercitiessuchasConcord,NewHampshire,thatwereoriginallybuiltonthetraditionalneighborhoodmodel.� The general concept defined loosely as balancing growth byminimizingdevelopmentandmaximizinglandavailableforsustainableagricultureandgreenspacehasbeenvariouslycalledNewRuralism,AgriculturalUrbanismandGreenUrban-ism.Thispaperwillusetheterm“NewRuralism”forclarity’ssake.

a philosophy known by different labels but withthe core idea of re-connecting with the land whileencouraging smart growth. This paper exploreshow New Ruralism expounds upon the principlesbehindNewUrbanism,showcasesexamplesoflocalcommunities experimenting with the novel idea,andaddressesthepotentialofthemovementtobeanationwideoccurrence.

II. Discussion

A. New Urbanism

To understand New Ruralism, one must first be familiar with the principles of New Urbanism. In essence,New Urbanism focuses on promoting walkable,neighborhood-baseddevelopmentasanalternativetosprawl.5Thisisachievedbyhavingzoninglawsthatallowformixeduseddevelopmentandhighdensity,withanassortmentofprivate,public,andcommercialbuildingswithinwalkingdistance.� Eliminatingtheseparationof landuses also eradicates theneed formiles of pavement, decreases the amount of timespent isolated in an automobile, and reinforces theconnectivitylosttosprawl.Traditionally-builtcitiessuch as Charleston and Savannah show that thisconcept is neither impracticable nor new-fangled;instead, this is the way towns and cities have beenbuilt for hundreds of years.7 New Urbanism justseekstobringthetraditionalneighborhoodback.However, New Urbanism is about more thanredesigning conventional subdivisions into small,integrated towns. It encompasses a comprehensivedesign strategy that works for the full continuumof development, from rural wilderness to densedowntown.� Many New Urbanists follow theSmartCode,anintegratedlanddevelopmentordinance

5 CongressfortheNewUrbanism,Who We Are,http://www.cnu.org/who_we_are(lastvisitedNov.15,�009).6 TheTownPaper,Welcome to the New Urbanism,http://www.tndtownpaper.com/welcome_to_nu.htm(lastvisitedNov.15,�009).7 Duanyetal.supranote�.8 AndresDuany,A New Theory of Urbanism,��3Sci.Am.�(�000)available athttp://www.dpz.com/transect.aspx.

2 New Ruralism

that combines zoning regulations, urban design,public works standards, and architecture controlsinto one document.9 The SmartCode codifies the principles of New Urbanism: promoting walkable,mixed-use neighborhoods; transportation options;andconservationofopen lands,whilediscouragingtypicalsuburbansprawl,lossofopenlandanddeserteddowntowns.10 SmartCode is based on the transect,a geographical slice of land through a sequence ofenvironments,fromwetlandtouplandorcountrysidetocity.11Densityincreasesbyincrement,witheachincrementhavingitsownsetofdesignprinciples.1�TheSmartCodeismeanttobeadoptedbymunicipalitiesor regions, and then individually tailored to meetthe specific needs of each community.13 Since theadoption of SmartCode by Petaluma, California, in�003,over�0othercommunitieshavefollowedsuitandadoptedsomeoralloftheCode.1�

New Urbanism is not without its critics. A majorcontention of opponents is that New Urbanistdevelopmentsareonlyforthewealthy.15Thiscriticismhasvalidity–particularlywhenapplied toSeaside,aluxurybeachsideresortinFloridathathasbecomethe quintessential example of New Urbanism.1�However,trueNewUrbanismprovidesforvarietyand

� SmartCodeCentral,About the Code,http://smartcodecen-tral.com/about�.html(lastvisitedNov.15,�009).10 SmartCodeCentral,supranote9.11 Duany,supranote�.12 Thetransectisbasedontheideathatsurvivalhingesonhabitat;ontheplanningside,thismeansthatpeoplehavedif-feringpreferencesfortheenvironmentinwhichtheychoosetoliveandwork.SmartCodeincludessixhabitatsinitsdesign,calledT-zones.Fromleasttomostdense,theyare:Natural(T-1),Rural(T-�),Sub-Urban(T-3),GeneralUrban(T-�),UrbanCenter(T-5),andUrbanZone(T-�).SmartCodeCentral,The Transect, http://smartcodecentral.com/transect.html(lastvisitedNov.15,�009).13 SmartCodeComplete,Learn All About the Code,http://www.smartcodecomplete.com/learn/facts.html(lastvisitedNov.15,�009).1� Foranexhaustivelist,seeSmartCodeComplete,Links and Resources, http://www.smartcodecomplete.com/learn/links.html(lastvisitedNov.15,�009).15 SandySorlein,Don’t Think of Seaside!,PeriodHomesMagazine(May�00�)available athttp://www.period-homes.com/article/seaside.htm.16 Seaside,Community History, http://seasidefl.com/commu-nityHistory3.asp(lastvisitedDec.3,�009).

integrationofhousingtypesandincome.17Thereisahugepotentialforincomediversityinacommunitywhere lofts and apartments can be in the sameneighborhoodasanupper-incomehome,muchmoresothaninaconventionalsubdivisioninwhichhousesare identical.1� Now that traditional neighborhooddevelopmentsarepoppingupacrossthecountry,theavailabilityandincreasedsupplyhasledtoadecreaseinthecostofsuchrealestate.19

Other critics of New Urbanism contend thatcommunities are artificial reproductions of small-townnostalgia,andthatmanyofthesedevelopmentsare largely isolated from the surrounding area.�0The latter may have occurred in some places,�1 butthe tenets of New Urbanism favor concentratingdevelopment in transit-servedareasand revitalizingdowntowns, not segregating communities.�� As forthe issue of artificiality, such disapproval is often mentioned in conjunction with Seaside, a vacationbeachresort,andCelebration,Florida,atownbuiltbyDisney.�3ThesearenottypicalexamplesoftheNewUrbanistcommunitiesacrossthecountry,whicharemore concerned with local community values thanattractingtourists.��

17 Duanyetal.,Suburban Nation,supranote�at�3-57.18 Sorlein,supranote15.1� ForanextensivelistofNewUrbanistdevelopmentsthatshowadiversityofrealestatepricesseeTheTownPaper,TND Neighborhoods,http://www.tndtownpaper.com/neighborhoods.htm(lastvisitedDec.�,�009).20 PBSOnlineNewsHour,New Urbanism Under Fire,http://www.pbs.org/newshour/newurbanism/criticism.html(lastvisitedDec.3,�009).21 Forexample,theNewUrbanisttownofCelebration,Fla,isa5,000acrecompoundbuiltfarfromthehustleofOrlando.Id.22 CongressFortheNewUrbanism,Learn About New Urbanism,http://www.cnu.org/Intro_to_new_urbanism(lastvisitedNov.15,�009).23 See CelebrationTownCenter,http://celebrationtowncen-ter.com/(lastvisitedDec.3,�009).2� TheTownPapersupra note3.

3New Ruralism

B. New Ruralism

ForaNewUrbanistcommunitytosucceed,thereistheprerequisiteofhavinganurbansettingwith thepopulation necessary to accommodate high-densitydevelopment.�5 Rural communities may have difficulty integratingNewUrbanistconcepts ina low-densityenvironment.NewRuralismisaresponseforthoseruralareasontheurbanedgethataremostatriskfortheencroachmentofsuburbanization,environmentaldegradation, and industrialization.�� New Ruralismcombinestwocurrenttrends:smartgrowth(organizingcitiesaroundcompactneighborhoods)andsustainableagriculture(cultivatingfoodinawaythatpromotesenvironmentalhealthandsocio-economicequality).�7NewRuralism is thepreservationandenhancementofruralareasasplacesthatareindispensabletotheeconomic,environmental,andculturalvitalityofcitiesandmetropolitanregions.��WhereasNewUrbanismseeks to bring back the traditional neighborhoodfeel,NewRuralistshopetore-connectwiththelanditself. This idea has been traced to an 1�9� bookby Ebenezer Howard,To-Morrow:A Peaceful Pathto Real Reform,�9 in which the author called for amergingofurbanandruralenvironmentsintoathirdalternativecalledtheGardenCity–acombinationoftownandcountry life.30 Overacenturyhaspassedandtheneedforsuchintegrationis justaspressingas it was in over-populated 19th century England.Thoughwedon’tfaceover-populationandsqualorinthesamewaythatHowarddid,thereisafearthatthelostconnectionwithnatureandourfoodsourceswillcreate troubling consequences such as widespreadobesity and disease outbreaks from mass-producedfoods.31

25 CongressFortheNewUrbanismsupranote��.26 SibellaKraus,A Call For New Ruralism,Frameworks(Spring�00�)available athttp://www.farmlandinfo.org/docu-ments/37�70/new-ruralism.pdf.27 RickWartzman,Can the City Save the Farm?,California(May/June�007)available athttp://www.newamerica.net/pub-lications/articles/�007/can_city_save_farm_5���.28 Kraus, supranote��.2� Republishedin190�asGarden Cities of To-MorrowbyEbenezerHoward.Anonlinecopyisavailableathttp://www.library.cornell.edu/Reps/DOCS/howard.htm(lastvisitedNov.1�,�009).30 Wartzman,supranote�7.31 Id. Forexample,therecentE.colioutbreaks.Id.

There are some basic principles that characterizeNewRuralism.First,theruralareaneedsanidentityrooted in the agricultural, ecological, geographical,or cultural attributes to be preserved.3� This couldbethetraditionofraisingcattleorgrowingacertaincrop, or the presence of an ecologically-sensitivemarshland in the area. Second, the primary use ofthe land dedicated to farming should be small tomedium-scale agriculture integrated with areasfor wildlife and habitat management.33 Keepingfarms from becoming industrialized should be arecognizablegoal;industrializedagricultureisjustasdangerousassprawl in its lackof regard fornatureand disrupting the connection between food sourceandtheconsumer.3�Thelandthatisnotmarkedforlivestockorcropsshouldbekeptinasnaturalastateaspossible;forinstance,nativeplantsshouldprevailover “novelty” landscaping. Asanexample, in thecommunityofSerenbe,35�0miles southofAtlanta,there are no green, manicured lawns in front ofresidences.Instead,thefrontyardsarecoveredwithnaturalfoliage.3�Lawnsrequirebothchemicalsandexcessivewateringtosurvive,twothingsthatdonotcoincidewithqualitygrowth.

Thepurposeofthepreservedlandcanbeconservationor sustainability, or a combination of both. TheNew Ruralism framework outlined by SustainableAgricultureEducation (SAGE) of the UC BerkeleyCollegeofEnvironmentalDesignfocusesheavilyonthesustainabilityaspect.37Thegoalistoeventuallyestablishpermanentagriculturepreservesassourcesoffreshfoodforurbanregions.3�Othercommunitiesfocusonamore localmarket–organiccommunitygardens supply restaurants and farmer’s marketswithinthecommunity.39

32 Kraus,supranote��.33 Kraus,supra note��.3� DavidMoffat,New Ruralism: Agriculture at the Metro-politan Edge,Places(December�00�)available at http://es-cholarship.org/uc/item/�3b9c9xw.35 Serenbe,Sustainability,http://www.serenbecommunity.com/sustain.html(lastvisitedNov.15,�009).36 Id.37 Moffat,supranote3�.38 Id.3� TheHil,arestaurantinSerenbe,draws95%ofitspro-ducefromnearbySerenbeFarmduringpeakgrowingseason.

� New Ruralism

ThethirdprincipleofNewRuralismismaintaininga public environment that is accessible to residentsand visitors alike from all segments of society.�0This puts an emphasis on the public value of theland rather than the worth it may have for privatelandownerswhowanttobuildsecludedmansionsastheir country estates. There is the threat, as in theearlyNewUrbanistdevelopments,thattheresidenceswill be available only for wealthy weekenders andnotthosewithbigdreamsandmodestincomes.�1Asproofofthis,oneFloridadevelopmenttoutingitselfas“NewRuralist”islittlemorethanaconventionalsubdivisionwithhousessetonlargelotssurroundedbypinetrees.��Byprovidingforadiversityofhousingtypes,andmaintainingtheinherentfocusonlandasavaluablecommodity, thisproblemcanbeavoidedthroughcarefulplanning.�3

The final principle, and perhaps the most important instrument for creating a successful New Ruralistdevelopment, is high-density mixed land use inthe areas where development occurs.�� Homes arearranged closely together on relatively small lotswhilethemajorityofthelandisleftforagriculture,creatingasenseofcommunitythatleadstoincreasedneighborhoodinteraction.�5 Restaurants,shops,and

Carolanna Griffith Roberts, Serenbe’s Local Hero,Southern Living Magazine(October�009).�0 Kraus, supranote��.�1 Kraus,supranote��.�2 TheSt.JoeCompanyisdevelopingsomeofits�00,000acresintheinteriorPanhandleintocommunitieswithhigh-pricedresidencesthataredisconnectedfromeachotherandtheland.Inreworkingthelandforthedevelopmentplan,thecompanythinnedtheforests,burnedunderbrush,andcon-verted former watermelon and peanut fields into home sites. AbbyGoodnough,In Florida, A Big Developer Is Counting on Rural Chic,TheNew York Times(Aug.��,�005)available at http://www.nytimes.com/�005/0�/��/national/��land.html.IntheRiverCampsdevelopment,lotsbeginat$100,000andavail-ablehomesarelistedathalfamilliondollars.RiverCampsatCrookedCreek,Community,http://www.joe.com/RiverCamps-community(lastvisitedDec.3,�009).�3 InterviewwithTomReed,President,ChattahoocheeCivicHillsAssociation,inChattahoocheeHills,Ga.(Oct.��,�009).�� GreenYour:YourGuidetoGreenLiving,Home Buying,http://www.greenyour.com/lifestyle/finance-politics/home-buy-ing/tips/buy-a-home-in-a-mixed-use-neighborhood(lastviewedDec.3,�009).�5 BrentBeecham,New Ruralism – A Return to Our

office buildings are within walking-distance of the residencesor,inthetowncenter,directlybelowloftsandapartmentsinlive/workzonedareas.Generally,thereisaminimizationofthelandusedforbuildingandamaximizationoflandkeptagriculturalorrural.Forexample,Serenbe,consistingof900acresintotal,has planned to maintain 70% of the land as greenspace.��Thispreservedlandcanbeleftinitsnaturalstate,developedintoacommunalgarden,preservedas agricultural fields, or maintained as equestrian pastures.�7InNewEngland,aseriesofcommunitiescollectivelyknownasQroeFarmshasconserved7�0acresoffarmlandand�,530acresofopenspaceoutofatotal3,3�0acresofproperty.��

In contrast to other types of preservation-mindedneighborhoods such as cluster developments andconservation subdivisions, which both proposethat a percentage of green space be kept safe fromdevelopment,�9NewRuralismapproachestheproblemonalargerscale.Insteadofhavingoneverydensetowncenter,withlessdenseareasradiatingoutward,NewRuralistdevelopmentsareinsteadmarkedbyacollectionofsmallvillagesorhamlets.50Thesehamletsareeachsurroundedbylandandareconnectedwithtrails and paths to promote pedestrian traffic. Think ofdrivingthroughtheEnglishcountryside;milesofpristine fields are occasionally interrupted by a small, compact village, but are quickly followed by morefields and breath-taking landscapes.51 Ideally, thehamletsshouldbebuiltintotheland,andnotinspiteofit,sothatthearrangementofthecommunityshould

American Roots,Ezine Articles.com(August�3,�009)http://ezinearticles.com/?New-Ruralism---A-Return-to-Our-Ameri-can-Roots&id=��0����.�6 Serenbe,Neighborhood Plan Overview,http://www.serenbecommunity.com/neighborhoodintro.html(lastvisitedNov.15,�009).�7 Beecham,supranote�5.�8 MarkleyBavinger,Qroe Farms – Combining Open Space, Farm and Residence,http://www.qroefarm.com/down-loads/community/mbavinger.pdf(lastvisitedDec.3,�009).�� DCA,Planning & Quality Growth, Cluster Development, http://www.dca.ga.gov/toolkit/ToolDetail.asp?GetTool=5�(lastvisitedDec.3,�009).50 DuanyPlater-Zyberk&Company,Projects – Sky,http://www.dpz.com/projects.aspx(lastvisitedNov.15,�009).See alsoSerenbe,Neighborhood Overview,supranote3�.51 InterviewwithTomReedsupranote�3.

5New Ruralism

requireminimallandgradingandlanddisturbances.5�The hamlet is in keeping with SmartCode, thetransect-based planning mentioned above. As onemoves from theedge to thecenterof ahamlet, thehousesgetclosertotheroadandtoeachother.53

C. Case Studies

Despite the relative newness of the New Ruralismmovement, there are already two examples inGeorgia: Monteluce, in Dahlonega, and Serenbe,mentioned several times above, in South FultonCounty.Monteluce,anhournorthofAtlanta,isa300-acrewineryestateinthefoothillsoftheBlueRidgeMountains.5� The development plan provides forthepreservationofatleast�0%ofthelandaseitheropen green space or agricultural.55 The residenceswill include a collection of Tuscan-style cottages,villas, and estate homes, and there will eventuallybeanareadedicatedtorecreationwithtenniscourts,picnickingfacilities,andhikingtrails.5�Atthecenterof the development is the winery, with a restaurantand weekly farmer’s market in the vicinity.57However, although thevineyard is a key featureofthe community, Monteluce does not fulfill all the requirementsofa trueNewRuralistdevelopment.5�Mostnotablyabsentisthecompactdensitymentionedabove, with buildings clustered together in hamletsand land lyinguntouchedandpure. AtMonteluce,housessiton lots that rangebetweenoneand threeacres,59 hardly in keeping with the principles thatseek to increase connectivity with one’s neighbors

52 Serenbe, Neighborhood Overview,supranote��.53 JasonMiller,Life in Balance: Serenbe,The Town Paper: NewTowns(�00�)http://www.tndtownpaper.com/Volume10/life_in_balance.htm.5� Beecham,supranote�5.55 Id.56 Monteluce,Real Estate Site Plan,http://www.montaluce.com/siteplan.html(lastvisitedNov.1�,�009).57 Id.58 Thedeveloperhascalledthecommunityas“NewRural-ism” but its lack of qualifications call into question that label. Beechamsupranote�5.Forexample,thereisadearthofaffordablehousing:lotsalonearepricedashighas$7�5,000andestatehomesarewelloveramilliondollars.Monteluce,supranote5�.5� Monteluce,supranote5�.

by decreasing isolation. In addition, there are noplannedretailorcommercialbuildingssited for thedevelopment;�0 residents will still have to get intotheir cars togoanywhere. Still, thegeneral theorybehindMonteluceisconducivewithNewRuralism:adeliberatepreservationofthelandanditsintegrationintothevaluesofthecommunity.Despiteitsfaults,Monteluceisatitsfoundationawinery,andthereisasolidplantopermanentlykeep�0%ofthelandfreefromdevelopment.

Incontrast,Serenbe,insouthFultonCounty,Georgia,istheparadigmofwhatNewRuralismcanbewhendonecorrectly.Thecoreprincipleisgrowththatallowsfor land preservation.�1 The 900-acre developmentconsistsofthreedistinctivehamlets,��withrestaurantsand retail shops, an organic farm, a wastewatertreatmentplant,andenoughwalkwaysthatstrollingbecomes more efficient than driving.�3 The entireplan was designed to flow with the natural terrain of theland,whichismarkedbyrollinghillsanddenseforests.��Serenbeisaninnovativecommunitywithafreshoutlookonthesolutiontosuburbansprawl.Thepreservedlandincludesforest,pasture,farm,andevena wildflower meadow.�5 Edible landscaping makesupmanyoftheplantingswithinthecommunity,withblueberry bushes, fig bushes, and peach and apple treesonstreetcorners.��

60 Id.61 LoganWard,Top 10 Cottage Neighborhoods,CottageLiving(August�00�)available athttp://www.serenbecommu-nity.com/docs/serenbe-cottageliving.pdf.62 Thethreehamlets,twoofwhicharecomplete,havedistinctivethemes.Selborneisthecenterforthearts(perform-ing,visualandculinary),theGrangeisthefarmhamlet,andMado(fromaCreekIndianwordmeaning“thingsinbalance”)willbethehealthandhealingcenteronceitisconstructed.Serenbe,Neighborhood Overview,supranote��.AswithMonteluce,thereiscurrentlyalackofwhataffordablehousing.However,aswithNewUrbanism,oncesupplymeetsdemandtherealestatepriceswilldecline.63 InterviewwithTomReed,supranote�3.6� Serenbe,Neighborhood Overview,supranote��.65 AlecAppelbaum,Growing With the Crops, Nearby Property Values,The New York Times Business(July1,�009)available at http://www.serenbecommunity.com/docs/serenbe-newyorktimes�009.pdf?_r=1&src=twt&twt=nytimes.66 Id.

6 New Ruralism

Serenbeworksformanyreasons:thelandisownedbylike-mindedfounderswhoarenottypicaldevelopers,�7thereisaclearcommitmentfromallresidentstowardsthe vision of sustainability, and, most importantly,the surrounding area is dedicated to preservation.��Serenbe is a small plot in �0,000 acres known asChattahoochee Hill Country, incorporated as thecity of Chattahoochee Hills.�9 Chattahoochee Hillshas a master plan that includes villages designatedfor mixed-use development, hamlets that providesmall local services, and agricultural developmentsdesignated to preserve the existing rural characterand natural features of the area.70 The plan callsfor thepermanentprotectionof�0%of the landasgreenspace.71Inthewakeofunprecedentedgrowthinthearea,FultonCounty’s�0-yearComprehensivePlan recognizes the need for preserving the landandcallsforprotectivemeasures7�toaccomplishitsgoals. In lightof this, thecountyhasalsoadoptedChattahoochee Hills’ Land Use Plan and promotesvillagesandhamletsasawaytoencouragecompactdevelopment and provide for the preservation ofopenspacethroughatransferofdevelopmentrightsprogram.73 Serenbe is the first development to have beenapprovedsincetheadoptionofthelanduseplanbyFultonCountyandthehopeisthattherewillsoonbefollowers.7�

67 Serenbe,Founders,http://www.serenbecommunity.com/founders.html(lastvisitedNov.1�,�009).68 ChattahoocheeHillsCivicAssociation,“AboutUs,”Civic History,http://www.chatthills.org/civic-history.htm(lastvisitedNov.15,�009).6� ChattahoocheeHillsCiviAssociation,supranote��.70 Id.71 Serenbe,Sustainability,supra note35.72 Thesemeasuresincludedesignatingecologically-sensitiveareasasopenspace,providingforlive/workareasanddirectingdevelopmenttowardthem,andsupportinginnovativeland-usetechniquesthatprovideforpedestrian-oriented,mixed-usecommunityenvironments.Fulton County Comprehensive Plan, Land Use Element,�-�7(�005).73 Idat�-��.7� Serenbe,Neighborhood Overview,supranote��.

D. How Communities Can Become New Ruralist

Chattahoochee Hills, twenty miles from the busiestairport in theworld, isanexampleofacommunitythat has joined together to stop suburban sprawlfrom choking its corridors. The proximity to theever-expanding metropolis of Atlanta, in additionto the relaxing, pastoral setting, have put the areadangerously at risk for an influx of inhabitants that leads to conventional subdivisions, strip malls,and crowded highways.75 Through support of thecommunity as a whole, particularly the out-spokencooperation of landowners, there is now a clearmissiontoprotecttheruralheritageofthearea.7�

The first step, therefore, is organizing the community around a vision to support the conservation ofexisting green space, promote land values, andencouragesustainabledevelopment.77Itiscrucialtogetthelandownersandmajorstakeholdersonboardto achieve success. Otherwise, farmers may see adeveloper’s check as their retirement fund.7� Next,the community should develop a master land useplan, delineating areas of development from thoseleft forconservation. This isbestaccomplishedbythe adoption of an official comprehensive plan that integrates a wide array of goals for conservation,economic development, housing, agriculturaldevelopment,andpublichealth.79Zoningordinancesshouldbeupdatedtoallowformixedlandusesandto create legitimate ways to advance walkabilityover driving. For instance, Chattahoochee Hills’zoning ordinance has a mixed-use district thatmandates a residential componentwith at least twoof the following: retail, service commercial, office, or institutional use.�0 Developments should create

75 Duanyetal.,Suburban Nation,supranote�.Thoughthe author doesn’t mention the city specifically, Atlanta is the perfectexampleofsuburbansprawl.76 ChattahoocheeHillCountryAssociation, supranote��.77 Id.78 Moffat,supra note3�.7� Kraus,supra note��.80 KnownasMIXdistricts,thenon-residentialcomponentscanincludechurches,hotels,researchlaboratoriesandstadi-ums.City of Chattahoochee Hills, Ga., Zoning Ordinance,Art.�.�(�009)

7New Ruralism

a cluster effect to achieve a town center or villageresult, and a single development cannot have morethanfourlarge-scaleretailestablishments.�1

The most important key to creating New Ruralistdevelopment, however, is establishing an apparatustoconservethelandinperpetuity.Itisrelativelyeasyfora900-acrecommunitysuchasSerenbetokeepitspromisetomaintain70%ofthelandasgreenspaceor agricultural land. It is quite another story for a�0,000-acre community like Chattahoochee Hillsto implementacomprehensiveconservationplan inwhichmostofthelandwillneverbedeveloped.Thesolution,atleastinFultonCounty,isthroughatransferof development rights ordinance.�� The ordinancedesignates areas meant for conservation, such asnatural, agricultural, environmental, historical, andcultural resources, while encouraging smart growthinappropriateareas likemixed-usedevelopments.�3TDRs are a practical, though complex, mechanismtopermanentlyprotectaruralenvironmentfromthedanger of development. Another way this can beachievedisthroughconservationeasements,wherebyprivatelandownersdonatetheirdevelopmentrightstoaconservationorganizationorgovernmentalagency,usuallyleadingtoataxbreakfortheeasementdonor.��The land protected by the easement can never bedeveloped.�5

81 Largescaleretailestablishmentsare75,000squarefeetorlarger.City of Chattahoochee Hills, Ga., Zoning Ordinance, Art.�.�.�(�009).82 Thetransferofdevelopmentrights(TDR)isamarketbasedimplementationtoolthatencouragesvoluntaryredirec-tionofgrowthfromplacesthatacommunitywantstosave(sendingareas)toplacesthatacommunitywantstogrow(receivingareas).RickPruetz,Beyond Takings and Givings: Saving Natural Areas, Farmlands and Historic Landmarks with Transfer of Development Rights and Density Transfer Charges��(�003).83 Code of Laws of Fulton County, Ga.,Art.IV§§5�-��0to5�-�55(�007).8� DCA,Planning & Quality Growth, Conservation Easements,http://www.dca.state.ga.us/toolkit/ToolDetail.asp?GetTool=35(lastvisitedDec.3,�009).85 Id.

III. Conclusion

ThefutureofNewRuralismisstillquitebright;themovementisrelativelynew,and,capitalizingonthesuccessofNewUrbanism,itisexpandingacrossthecountry. New Ruralist developments are poppingupinCalifornia,Maryland,theNewEnglandstates,andGeorgia. Oneof the foundersof theCongressfor theNewUrbanism,AndresDuany,has recentlybegun construction on his own ecologically-sensitiveprojectinFloridawithhisworld-renownedplanning and design company.�� However, there isnocomprehensiveplanthatrivalswhatisbeingdonelocally in Chattahoochee Hills. A deliberate anddetailedvisiontopreservea�0,000-acreregionthatabutsacityinfamousforcongestionandsprawlisnosmall feat. However it does fulfill the most crucial aspectofNewRuralism:atruevaluationofthelandinitsmostnaturalstate.Serenbeisagoodexampleofhowacommunitycanenmeshitselfwithnature,butitwouldultimatelybeafailureiftherewereneon-signedshoppingplazasandaplethoraofcookie-cuttersubdivisionsnearby.�7

Communities must create a cohesive, permanentconservationplanthathasanactiveimpactonthewaydevelopmentoccurs. Thereisagrowingawarenessacross the country of the problems that sprawlcauses– theisolationfromneighbors, theheadacheof traffic jams, and the utter disconnection from the land.��Communitiesseekingtopreservetheirnaturalresources and cultural heritage connected with thelandarenotalone.Thereisavaccineagainstsprawl,awaytowardofftheencroachmentofthosewhoseethelandasanaccessoryandnotacommodity,anditisNewRuralism.

86 Calledsimply“Sky,”thenewluxurydevelopmentwillhaveafocusonagricultureandlivinginconnectionwithnature.Thisincludessolar-poweredhomes,anenvironmen-tally-friendlywatertreatmentsystem,andgardensforeveryresidence.Ofthe573acres,�59areplannedforpreservedconservation,agriculture,andopenspace–therestwillbefilled with homes, live/work buildings, retail, hospitality and restaurants.Sky,Sky Life, http://www.skyflorida.net/01_sky-life_index.htm(lastvisitedNov.1�,�009).87 InterviewwithSteveNygren,Founder,SerenbeCommu-nityinSerenbe,Ga.(Oct.��,�009).88 Duanyetal.,Suburban Nationsupranote�.