Fairhope, Alabama
'LOW IMPACT' DESIGN
With the help of Christopher Baker, Director of Planning at Thompson Engineering, the Planning Commission has been holding a series of discussions concerning possible new requirements that could reduce the negative impact of storm water runoff from future development projects in the city. A special commission meeting was held Aug. 21st, exclusively for the issue.
A state grant is funding the cost of the engineering and to prepare an 'LID manual' for the city.
Instead of the usual concrete culverts, pipes and drains leading to large retention basins that overflow into local watersheds (see the Winn Dixie basin pictured below), the new Low Impact Design seeks to soak storm water and pollutants into the ground locally -- using devices such as permeable pavement, bio-retention swales and ponds, constructed wetlands, rain gardens, sand filters, et al.
After lengthy discussion, the commission decided to recommend requiring the practice on 100% of the construction site; the new techniques may be used in conjunction with traditional ones in some cases, depending on soil conditions (heavy, clay "Grady" soil is problematic).
The Environmental Protection Agency has a new website encouraging the practices (click): also as part of its annual municipal stormwater permitting process (MS4).
(LID is sometimes referred to as "Green Infrastructure.")
According to a study completed in June by another consulting firm, the new LID methods would add somewhat to the overall cost of development: larger commercial projects (ie. shopping centers) would be impacted the least; smaller projects (ie. residential subdivisions) the most (considered as a percentage of overall project cost).
New residential subdivisons may involve additional long-term maintenance costs for the city's public works dept. as well, since much of the LID would be constructed in street right of ways, according to the study.
Costs may be lower for homeowner's associations, since high-maintenance retention basins are less necessary; many are neglected completely.
NEW ORDINANCES PROPOSED
Baker said changes to both the city's zoning ordinances and subdivision regulations will be needed to implement the new practices.
Ordinances about the design of parking lots would change to require permeable pavement (porous so that water sinks in) and in some cases require designated spaces dedicated just to compact cars (to limit overall lot size).
The interior design of the parking lots would need to be planned by a landscape architect to incorporate LID; and the city's Tree Ordinace may also need to be modified accordingly to incorporate the changes.
Subdivision regulations will need to be changed as well to incorporate LID into the site plan approval process.
LID is to be used to the "maximum extent possible" according to soil conditions present on the site. In some cases -- where heavy clay soils may be prohibitive -- conventional drainage designs will still be allowed.
NEXT STEPS
Planning Director Smith said the next step will be to advertise and hold public meetings with local developers (general public invited as well) to explain the proposed new requirements -- and seek their input.
Commission Chairman Lee Turner hoped the word would get out, so no one (especially engineers, developers) would be taken by surprise when and if the ordinances are eventually enacted -- as has happened with other actions taken by the commission (ie. requiring sidewalks to be installed earlier in the construction process).
Smith said he thought the new techniques would be good for the community overall -- and hopes to hold meetings in neighborhoods throughout town to explain the benefits to citizens.
The city council will eventually have to vote to make the final changes to the ordinances and regulations.
If adopted, Fairhope will be the first municipality in the state to require the practice.
The mayor, councilmembers Burrell and Brewer have expressed support"; Boone and Mueller less certain because of the additional costs..
Burrell said he thought Fairhope has always been a leader in environmental matters: "ahead of the curve."
A developer voluntarily designed an LID residential subdivision on west Twin Beech Rd. recently and the Publix grocery parking lot is sometimes cited by professional design organizations as an LID example in the state.
'LOW IMPACT' DESIGN
 |
| "low impact" parking lot example |
With the help of Christopher Baker, Director of Planning at Thompson Engineering, the Planning Commission has been holding a series of discussions concerning possible new requirements that could reduce the negative impact of storm water runoff from future development projects in the city. A special commission meeting was held Aug. 21st, exclusively for the issue.
A state grant is funding the cost of the engineering and to prepare an 'LID manual' for the city.
Instead of the usual concrete culverts, pipes and drains leading to large retention basins that overflow into local watersheds (see the Winn Dixie basin pictured below), the new Low Impact Design seeks to soak storm water and pollutants into the ground locally -- using devices such as permeable pavement, bio-retention swales and ponds, constructed wetlands, rain gardens, sand filters, et al.
After lengthy discussion, the commission decided to recommend requiring the practice on 100% of the construction site; the new techniques may be used in conjunction with traditional ones in some cases, depending on soil conditions (heavy, clay "Grady" soil is problematic).
The Environmental Protection Agency has a new website encouraging the practices (click): also as part of its annual municipal stormwater permitting process (MS4).
(LID is sometimes referred to as "Green Infrastructure.")
 |
| "permeable" pavement example |
New residential subdivisons may involve additional long-term maintenance costs for the city's public works dept. as well, since much of the LID would be constructed in street right of ways, according to the study.
Costs may be lower for homeowner's associations, since high-maintenance retention basins are less necessary; many are neglected completely.
NEW ORDINANCES PROPOSED
Baker said changes to both the city's zoning ordinances and subdivision regulations will be needed to implement the new practices.
Ordinances about the design of parking lots would change to require permeable pavement (porous so that water sinks in) and in some cases require designated spaces dedicated just to compact cars (to limit overall lot size).
 |
| "bio-swale" |
Subdivision regulations will need to be changed as well to incorporate LID into the site plan approval process.
LID is to be used to the "maximum extent possible" according to soil conditions present on the site. In some cases -- where heavy clay soils may be prohibitive -- conventional drainage designs will still be allowed.
NEXT STEPS
Planning Director Smith said the next step will be to advertise and hold public meetings with local developers (general public invited as well) to explain the proposed new requirements -- and seek their input.
 |
| Planning Commission |
Smith said he thought the new techniques would be good for the community overall -- and hopes to hold meetings in neighborhoods throughout town to explain the benefits to citizens.
The city council will eventually have to vote to make the final changes to the ordinances and regulations.
If adopted, Fairhope will be the first municipality in the state to require the practice.
The mayor, councilmembers Burrell and Brewer have expressed support"; Boone and Mueller less certain because of the additional costs..
Burrell said he thought Fairhope has always been a leader in environmental matters: "ahead of the curve."
A developer voluntarily designed an LID residential subdivision on west Twin Beech Rd. recently and the Publix grocery parking lot is sometimes cited by professional design organizations as an LID example in the state.
 |
| conventional drainage basin at Winn Dixie |
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