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The Land Use Tracker
Volume 2, Issue 1
Summer 2002

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A Look at Conservation Subdivisions
bullet Wisconsin Supreme Court Ruling:  Agricultural Use Value Assessment
bullet COURT OF APPEALS UPHOLDS RULES FOR PRIVATE ONSITE WASTEWATER TREATMENT SYSTEMS
bullet IMPERVIOUS SURFACE - AN ENVIRONMENTAL INDICATOR
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Impervious Surface � an EnvironmentalPicture (97x85, 1.4Kb) Indicator


By Glenn Bowles

Impervious surfaces are one result of community growth that can be directly measured. It is an important indicator -- an understandable measure of our surroundings. It is used to show changes in environmental conditions and to gauge the health of our natural resources. This article will show how impervious surfaces can alter natural features.

Urban uses change the local water balance. As is illustrated in Figure 1, removal of natural land cover disrupts the water balance. Imperviousness changes the routing and timing for water to reach a lake or stream. Trees, shrubs and grasses are natural land covers. They shelter the soil surface from rain, wind and surface erosion, intercept precipitation, and filter rainwater. When rain reaches the ground, leaf litter and shallow roots are there to absorb it, as if they were a sponge, and recycle rainwater.  Some rainwater strikes a surface, wets it, and some of the water eventually evaporates into the atmosphere.  This absorption and recycling is called evapo-transpiration.  Natural land covers encourage the lateral movement of shallow infiltrated precipitation into wetlands, lakes and streams.  This movement of water is called �interflow.�  Natural covers also enhance the deeper water movement, or �base flow.�  On the average Wisconsin receives   about 32 inches of precipitation annually, this ranges from 29 inches at Spooner to 37 inches at Lake Geneva (Wisconsin State Climatology Office, 2002). At the latitude and climate of Wisconsin, the cumulative evapo-transpiration generally accounts for around 70% of the total amount of the annual precipitation. Another 13% becomes stream flow and 17% groundwater (Steuer and Hunt, 2001).  

Figure 1.  Water Balance Illustration
Picture (720x540, 35Kb)
Source:  Center for Watershed Protection

Land use consists of many different land covers. Some are impervious to water while others are not. For example, impervious roof, driveway and sidewalk land covers along with pervious lawns, flower gardens, trees, and shrubs, define residential land use.  Compacted lawn and agricultural field soils are a middle ground between hard, impervious surface runoffs and spongy natural land covers. Where a parking lot may be 95% impervious, a residential lawn may be 40% imperious and natural land covers are nearly zero (Anacostia, 1991).

Several studies have estimated imperviousness for different urban land use categories. The table below summarizes two such studies. The percentages estimated in the studies are reflective of the general urban use category, but only define a percentage range.  Each community should determine values that truly reflect their specific situation.

Table 1: Range of Reasonable Impervious Cover Percentages in Urban Environments

Land Use

Ultra Urban Connected Impervious Cover 1

Chesapeake Bay Results 2

High Density (lots < 0.5ac.) Residential

41%

33%

Multiple Family Residential

49%

44%

High Rise Residential

64%

--

Schools

39%

34%

Industrial

69%

53%

Commercial (strip malls and office parks)

83%

72%

Shopping Center

92%

--

Downtown Commercial

96%

--

1 Bannerman, 2001.
2 Cappiella, and Brown, 2001.

The unintended results of urban development attributed to imperviousness are:

  • Removal of natural storage, retention, and recycling of precipitation

  • Significant increases in overland runoff into surface waters

  • Decreases in stream base flow and groundwater recharge

  • Widening of stream channels

  • Increases in floodwater velocities

  • Increases in the magnitude and frequency of flooding

  • Channel morphology changes because of the altered hydrology (Anacostia, 1991).

Urban development requires the removal of some natural land cover to create a reliable hard surface and to facilitate access to and from our homes, work, schools, commercial, and recreational opportunities. It is essential that a system be developed which quickly and efficiently drains water away from these human activity areas.  Flooding or ponding, whether temporary or longer termed, are on acceptable.

In urbanizing communities, impervious surfaces have replaced roots, leaf litter, and forest canopies that were once available to absorb and recycle precipitation. Where precipitation was able to percolate into the ground and infiltrate to the watertable or contribute to stream and lake base flows, now most precipitation runs off directly into our wetlands, lakes, and streams. Natural processes are no longer available to absorb and recycle rainwater and snow melt. Under natural conditions, overland runoff is a relatively minor component of the water balance. Urbanization suddenly makes runoff a significant and probably the most visible component of the hydrologic cycle. The absolute change resulting from a single parking lot may not seem significant, but the cumulative impact of several parking lots, roof tops, roads, divided highways and the like are significant. More water is able to reach a stream or lake more quickly. Existing stream channels will likely not be able to effectively handle the added stormwaters. Waters flow over channel banks.  What had been small rain showers, which often never reached the streams as overland flow, now result in bank full floods or worse.

Our neighbors to the west in the Minneapolis area have been witness to these problems. Since 1993 and the Mississippi River flooding, communities in the metropolitan region have experienced three 100-year floods. This is either a very unfortunate statistical aberration, or the imperviousness of the watersheds has indeed altered the frequency and magnitude of flood events. Costs amounted to several million dollars to cities which involved removing residences and installing storm water retention facilities.

Community Actions

  • Adopt community planning policies to:

  • Identify surface water resources

  • Identify natural features associated with water resources, such as forested areas, steep slopes, and wetlands

  • Establish policy statements to create natural buffer zones around surface water bodies and wetlands

  • Establish policy statements to preserve and enhance natural features

  • Establish design policies to retain stormwater runoff and encourage inflow and base flow

  • Adopt tools to implement a comprehensive plan that will address the unintended impacts of imperviousness:

  • Enact overlay zoning districts, which encourage no development or construction activities within all surface water riparian zones

  • Enact cluster options or Planned Unit Development amendments to existing zoning ordinances, which provide methods and priorities to protect sensitive natural features from development in exchange for possible design incentives to private developers

  • Include conservation easements with third-party oversight provisions in subdivision control ordinance requirements to permanently preserve and maintain sensitive natural features

  • Enact landscaping ordinances to require tree planting and landscaping standards for new and renovated parking lots, street rights-of-way, and new subdivisions


Sources.

Anacostia Restoration Team, 1991.  Watershed restoration handbook, Department of Environmental Programs, Metropolitan Washington Council of Governments.

Arnold, Chester L. and C. James Gibbons, 1996.  Impervious surface coverages, Journal of the American Planning Association, Vol. 62(2), pages 243 to 258.

Bannerman, 2001, Ultra-urban connected impervious cover percentage.  Unpublished data from an email communication.

Cappiella and Brown, 2001. Land use and impervious cover in the Chesapeake Bay region, Urban Lake Management, pages 835-840.

NEMO, 2001.  Addressing imperviousness in plans, site design, and land use regulations, Nonpoint Education for Municipal Officials, University of Connecticut, College of Agriculture and Natural Resources.  http://www.caur.uconn.edu/ces/nemo.

SEMCOG, 2000.  Putting Southeast Michigan�s water quality plan into action, tools for local governments.  Southeast Michigan Council of Governments, Detroit, Michigan.

Steuer, J.J. and R.J. Hunt, 2001.  Use of a watershed modeling approach to assess hydrologic effects of urbanization, North Fork Pheasant Branch Basin near Middleton, Wisconsin, U.S.G.S. Water Resources Investigation Report 01-4113.  Middleton, Wisconsin.


John Haack, John Panuska, Alicia Acken, Kevin Struck, Sue O�Halloran and Brook Wallen reviewed this article for form and content.  Any errors, mistakes and omissions remain the responsibility of the author.

 

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