1. Development and Stormwater The perils and the promise Joe Barron, SynTerra Tom Keith, Arbor Engineering

2. The competing goals of development Meeting the clients needsMeeting the clients needs –Affordable housing or luxury housing, retail shopping, offices, schools, churches Meeting economic realityMeeting economic reality –Matching pricing of product with cost of land and development Meeting regulationsMeeting regulations –zoning, traffic, fire, building, handicap, tree, wetlands, stormwater, flood zone, water and sewer regulations from local, state, and federal agencies – often conflicting Protecting the environmentProtecting the environment –Forests, waters, air quality

3. Characteristics of ‘developers’ Generally are risk-takers, but also are followers of the marketGenerally are risk-takers, but also are followers of the market Prefer to work proven techniques and marketable productsPrefer to work proven techniques and marketable products People vote for development with their dollars, successful stores and projects draw more, if trees sell the product then developers will provide treesPeople vote for development with their dollars, successful stores and projects draw more, if trees sell the product then developers will provide trees

4. Who is developing? Schools, churches, Habitat for Humanity, Big Box retailers, small box retail, restaurants, etc.Schools, churches, Habitat for Humanity, Big Box retailers, small box retail, restaurants, etc. Commercial real estate developersCommercial real estate developers Residential real estate developersResidential real estate developers Mom & Pop developing the family farm as high land values drive them from farmingMom & Pop developing the family farm as high land values drive them from farming Managing stormwater is important to each, but one of many important aspects to their projectsManaging stormwater is important to each, but one of many important aspects to their projects

5. Current Development vs Past development Past:Past: Large lot subdivisions low impervious surface ratiosLarge lot subdivisions low impervious surface ratios Little common area except for recreationLittle common area except for recreation No detention until 1993 and then case by caseNo detention until 1993 and then case by case Little recognitions of flood plains until 1970sLittle recognitions of flood plains until 1970s Current High density cluster housing, new urbanism, higher percent impervious Large common areas for flood plains, recreation, buffers, wetlands Detention, water quality ponds, erosion control

6. Examples of the new development Acadia residential community between Southern connector and Saluda RiverAcadia residential community between Southern connector and Saluda River New Urbanist Village – high density in the coreNew Urbanist Village – high density in the core Significant common area for flood plains, wetlands buffers, recreationSignificant common area for flood plains, wetlands buffers, recreation

7. Creative infill solutions Sara Collins & Washington Center schools Demo & rebuild in residential neighborhood with flooding problems Challenges, stormwater, rock, special needs children aesthetics Solution: under the ball field detention

8. I.C.A.R. & Millenium Campus Joint public – private initiative for 400 acres along I-85 Major road network, bike lanes, sidewalks, Green campus emphasis with green belt corridor along the flood plains Single detention pond for entire development

9. Clearcutting & Mass grading A new phenomenon in the up country of SCA new phenomenon in the up country of SC Cluster developments protect greenways but cause high density in the uplandsCluster developments protect greenways but cause high density in the uplands Better to cut trees and grade and plant new more suitable trees after the factBetter to cut trees and grade and plant new more suitable trees after the fact Woodland trees have poor survivability in dense new urbanism, wind & root damageWoodland trees have poor survivability in dense new urbanism, wind & root damage Protecting the buffers is key to stormwaterProtecting the buffers is key to stormwater

10. Retrofit existing First Presbyterian downtown parking Added stormwater filter strips for water quality without curbs Criticized by arborists and landscape architects No water quality requirement to “prove”

11. Types of Ponds Clear Cut and Grade PondClear Cut and Grade Pond Pond in Natural AreasPond in Natural Areas Utilization of Wet PondsUtilization of Wet Ponds Ponds as an AmenityPonds as an Amenity

12. Typical Design Utilitarian Destroys Natural Vegetation Requires Large Area Requires Fencing and More Maintenance

13. Natural Areas Wetland Becoming Established Meadow Becoming Established Fence Requirement Distracts From Amenity

14. Natural Areas Orchard Park Green Spaces Left Stream Buffers Left

15. Natural Areas Wildlife Habitat Native Vegetation

16. Natural Areas Woodlands Re-establishing No Maintenance No Fencing

17. Natural Areas Dense Vegetation Filters Run-off Emergent Wetlands

18. Natural Areas Gilder Creek Farm Green Spaces Left Stream Buffers Left

19. Natural Areas Dam Placed Through Wooded Area Part of Neighborhood Trail System

20. Natural Areas Existing Trees Left in Pond Area No Fencing

21. Wet Ponds Existing Pond Used for Detention No Fencing Required Requires Larger Surface Area Does Not Accommodate First Flush

22. Ponds as Amenities Allowed to Naturalize (Low Maintenance) Wildlife Habitat No Fencing Re-established Wetland Sunday Park - Ashton Springs

23. Ponds as Amenities Maintained Landscape Viewed as an Amenity Fence Requirement Distracts From Amenity Constructed Wetland Guardian Corporate Offices

24. Ponds as Amenities Riprap Stream Accommodates Pipe Discharge and 90% of Rain Events Balance of Pond is for Heavy Rain Events