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PRESERVATION and PROGRESS IN THE DRAGON
RUN
DRAFT
DRAGON RUN CONSERVATION OVERLAY DISTRICT
PRESERVATION and PROGRESS IN THE DRAGON
RUN
DRAFT
DRAGON RUN CONSERVATION OVERLAY DISTRICTPARADIGM DESIGN MAY 31, 2005 Work Session
GOALS from the MODEL COMP. PLAN DISTRICT
GOALS from the MODEL COMP. PLAN DISTRICT
• Maintain the health and quality of the Dragon Run stream system and associated natural areas
• Achieve the objectives of the Memorandum of
Agreement and reinforce the existing shared values for preserving the Dragon Run.
• Support the traditional economic base of the
Dragon Run area and its rural industries such as farming and forestry that are compatible with preserving the natural health of the stream system.
• Support new rural economic development and
industries that are compatible with the traditional pattern of rural land uses in the Dragon Run area.
• Maintain the health and quality of the Dragon Run stream system and associated natural areas
• Achieve the objectives of the Memorandum of
Agreement and reinforce the existing shared values for preserving the Dragon Run.
• Support the traditional economic base of the
Dragon Run area and its rural industries such as farming and forestry that are compatible with preserving the natural health of the stream system.
• Support new rural economic development and
industries that are compatible with the traditional pattern of rural land uses in the Dragon Run area.
KEY ISSUES for the MODEL ZONING OVERLAY
(from the April 26 Work Session)
KEY ISSUES for the MODEL ZONING OVERLAY
(from the April 26 Work Session)• Very little desire to change densities in the area
• Desire to use performance standards:• Don’t “reinvent the wheel”• Use Ches. Bay or other existing standards
• Desire to see standards both for the watershed and for “streamside”
• Work on a simple Table of Uses:• Apply to watershed as a whole• Only deal with clearly incompatible uses• May not be applicable to all counties (e.g. King &
Queen)
• Work on a Stream Buffer provision:• Shouldn’t create hardship for Forestry or Farming
(traditional industries)
• Look at Clustering Option
• Very little desire to change densities in the area
• Desire to use performance standards:• Don’t “reinvent the wheel”• Use Ches. Bay or other existing standards
• Desire to see standards both for the watershed and for “streamside”
• Work on a simple Table of Uses:• Apply to watershed as a whole• Only deal with clearly incompatible uses• May not be applicable to all counties (e.g. King &
Queen)
• Work on a Stream Buffer provision:• Shouldn’t create hardship for Forestry or Farming
(traditional industries)
• Look at Clustering Option
PROPOSED
DRAGON RUN CONSERVATION
OVERLAY DISTRICT (DRCOD)
PROPOSED
DRAGON RUN CONSERVATION
OVERLAY DISTRICT (DRCOD)
BASIC STRUCTUREBASIC STRUCTURETWO ZONES:
1. The Drainage Area Conservation Zone – the area that naturally drains into the Dragon Run (the “watershed”)
2. The Stream Buffer Zone – a 200 foot buffer
landward of the existing Chesapeake Bay Resource Protection Area within the overlay district.
TWO ZONES:
1. The Drainage Area Conservation Zone – the area that naturally drains into the Dragon Run (the “watershed”)
2. The Stream Buffer Zone – a 200 foot buffer
landward of the existing Chesapeake Bay Resource Protection Area within the overlay district.
KEY PROVISIONSKEY PROVISIONS1. THE WATERSHED SCALE (The Drainage Area
Conservation Zone)
• An Overlay Zone (modifies underlying zoning district standards)
• Most Uses are Not Changed
• List of Prohibited Uses
• List of Special Exception Uses
• Needs to be customized for each County
1. THE WATERSHED SCALE (The Drainage Area Conservation Zone)
• An Overlay Zone (modifies underlying zoning district standards)
• Most Uses are Not Changed
• List of Prohibited Uses
• List of Special Exception Uses
• Needs to be customized for each County
• Automotive Sales• Laundry Services• Mini-Warehouses• Detention Facilities• Garbage Service Companies• Heavy Industry• Meat Packing Operations• Scrap metal Processing Yards• Stockyards• Truck terminal • Vehicle Dismantling Yard• Parking Lots (except as accessory uses)• Commercial Feed Lot• Landfill• Surface or Subsurface Discharges from a Wastewater Treatment
Plant
PROHIBITED USES:
The Drainage Area Conservation Zone
PROHIBITED USES:
The Drainage Area Conservation Zone
• Camps and campgrounds• Marinas and boat yards• Sawmills and planning mills• Seafood processing plants• Farm implement sales• Feed, seed, and fertilizer
sales• Professional occupations• Service businesses• Convenience stores• Surface mining• Land application of biosolids• Manufactured homes• Golf courses• Commercial animal kennels• Publicly owned airports
SPECIAL EXCEPTION USES:
The Drainage Area Conservation Zone
SPECIAL EXCEPTION USES:
The Drainage Area Conservation Zone
• Homes for the aged• Private landing strips for
exclusive use of owners, clients and guests
• Public and private communications facilities
• Self-storage center• Repair garages• Automobile racetrack• Sport shooting facilities• Assembly and retreat facilities
KEY PROVISIONSKEY PROVISIONS2. THE STREAMSIDE SCALE (The Stream Buffer
Zone)
• An Overlay Zone (modifies underlying zoning district standards)
• List of Permitted Uses
• Restricts any new development
• No additional restrictions on Forestry / Farming,(other than BMP’s)
2. THE STREAMSIDE SCALE (The Stream Buffer Zone)
• An Overlay Zone (modifies underlying zoning district standards)
• List of Permitted Uses
• Restricts any new development
• No additional restrictions on Forestry / Farming,(other than BMP’s)
PERMITTED USES:
The Stream Buffer Zone
PERMITTED USES:
The Stream Buffer Zone
•Non-commercial catwalks, piers, fences, and duck blinds
•Cultivation and harvesting of shellfish and worms for bait.
• Small scale outdoor recreational activities
• Conservation, repletion, education, and research activities
• Maintenance, repair, or addition to existing roads, highways, or facilities
• Governmental activity on [publicly owned] wetlands or swamps
•Maintenance of existing man-made drainage ditches
• Agricultural management activities [with BMPs]
• Forestry management activities [with BMPs]
THE DRAGON RUN CONSERVATION OVERLAY DISTRICT
SUMMARY OF REQUIREMENTS
ZONE: Boundaries of Zone
Permitted Uses
Forestry Agriculture
DRAINAGE AREA CONSERVATION ZONE
Area naturally draining into the Dragon Run
All uses in Base Zone, except prohibited uses as listed
Permitted as in base zone (no additional restrictions)
Permitted as in base zone (no additional restrictions)
STREAM BUFFER ZONE
200 ft. landward of the Chesapeake Bay R.P.A.
Specific low-intensity uses as listed
Permitted with BMP’s
Permitted withBMP’s
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
KEY PROVISIONS
• An Optional method of subdivision
• Must be initiated by applicant
• “Density Neutral” Option (doesn’t change zoned density)
• Allows more design flexibility in exchange for permanent conservation
• Responds to issue of Incremental Minor Subdivision Development
KEY PROVISIONS
• An Optional method of subdivision
• Must be initiated by applicant
• “Density Neutral” Option (doesn’t change zoned density)
• Allows more design flexibility in exchange for permanent conservation
• Responds to issue of Incremental Minor Subdivision Development
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
HOW IT WORKS:
• Incentive: Allows up to 10 lots as Minor Subdivisions
• Applies only to tracts 50 ac. Or over
• At least 75% of Tract is set aside for Conservancy Lots
• Conservancy Lots are min. 25 ac. Size (private ownership)
• Remaining 25% of tract in Lots of 1-2 ac. (up to max. of 10 lots)
• Conservancy Lots protected by Legal Instrument (easement)
HOW IT WORKS:
• Incentive: Allows up to 10 lots as Minor Subdivisions
• Applies only to tracts 50 ac. Or over
• At least 75% of Tract is set aside for Conservancy Lots
• Conservancy Lots are min. 25 ac. Size (private ownership)
• Remaining 25% of tract in Lots of 1-2 ac. (up to max. of 10 lots)
• Conservancy Lots protected by Legal Instrument (easement)
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
HOW IT WORKS:HOW IT WORKS:
CONSERVATION SUBDIVISION OPTION
CONSERVATION SUBDIVISION OPTION
OTHER KEY FEATURES:
• Criteria for designating Conservancy Lot Area• Includes all sensitive natural areas, historic
sites, habitats, Ches. Bay RPA (Primary)• Should include prime forest, farm and
viewshed areas (Secondary)• At least 75% of area to be contiguous
• Easement Criteria:• Easement to be recorded on Deed• Easement to non-profit Conservation
Organization, OR• Governmental entity (must include County)
• Criteria for Approval (Grounds for Denial)
OTHER KEY FEATURES:
• Criteria for designating Conservancy Lot Area• Includes all sensitive natural areas, historic
sites, habitats, Ches. Bay RPA (Primary)• Should include prime forest, farm and
viewshed areas (Secondary)• At least 75% of area to be contiguous
• Easement Criteria:• Easement to be recorded on Deed• Easement to non-profit Conservation
Organization, OR• Governmental entity (must include County)
• Criteria for Approval (Grounds for Denial)
NEXT STEPSNEXT STEPS
DRAFT DRAGON RUN CONSERVATION OVERLAY DISTRICT
DRAFT DRAGON RUN CONSERVATION OVERLAY DISTRICT
NEXT STEPS:
• Key is Continuity of Purpose with Flexibility by County
• Finalize “Model” Ordinance
• Tech. Memos to begin customizing Model for each County
• Will need Staff / Legal Review
• Develop illustrations and public presentations
• Work with each County on Model Comp. Plan and Zoning drafts
NEXT STEPS:
• Key is Continuity of Purpose with Flexibility by County
• Finalize “Model” Ordinance
• Tech. Memos to begin customizing Model for each County
• Will need Staff / Legal Review
• Develop illustrations and public presentations
• Work with each County on Model Comp. Plan and Zoning drafts
