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 discusses the relationship between impervious surfaces and urban land uses.
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, thus recycling the rainwater. Some rainwater eventually evaporates into the atmosphere. This absorption and recycling is called evapotranspiration. Natural land covers encourage the movement of rain that has soaked into the ground into wetlands, lakes and streams. This movement of water is called “interflow.” Natural vegetation also enhances deeper water movement, or “base flow.” At the latitude and climate of our nearby state, Wisconsin, the cumulative evapotranspiration 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. Source: Center for Watershed Protection.
Land use consists of many different land covers. Some do not soak up water (impervious) while others do (pervious). For example, impervious roofs, driveways and sidewalks 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 surfaces and spongy natural land covers. Where a parking lot may be 95% impervious, a residential lawn may be 40% impervious 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 reflect the general urban use category, but each community should determine values that truly reflect their specific situation.
| Land Use |
Ultra Urban Connected Impervious Cover |
Chesapeake Bay Results |
| 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% |
— |
The unintended results of large percentages of impervious surfaces in urban areas include:
- 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.
- Stream morphology changes because of the altered hydrology (Anacostia, 1991).
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 once able to percolate into the ground and infiltrate to the water table 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 stormwater. Water flows over channel banks. Small rain showers, which often never reached the streams as overland flow, now result in bank full floods or worse. This has caused significant problems in Minnesota. Since the Mississippi flooded in 1993, communities in the Minneapolis/ St. Paul 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. Several million dollars of repairs and remediation have been necessary as a result of the floods.
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 thirdparty 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.
Modified from an article written by Glenn Bowles, AICP, Center for Land Use Education, UW-Stevens Point, www.uwsp.edu/cnr/landcenter, (715) 346-3783.
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.