Ohio Balanced Growth Program

1. Ohio Balanced Growth Program BLLUP Implementation – Conservation Development and Compact Development Kirby Date, AICP, Cleveland State University

6. Conservation Development • A planned unit development with special standards for preserving resources • Residential, commercial, institutional or mixed use • Usually an option, with incentives • Concentrates permitted development capacity on the site, while conserving the rest in open space • Based on “neutral density” concept

9. Is it Conservation Development? • 40% of property is permanently protected open space • Open space is high quality • Open space is used for resource protection • Intensity of development is suitable for location

10. Benefits of Conservation Development • Property values are enhanced or remain the same • Diversity of housing product to accommodate diverse buyer market • Protects natural, scenic and cultural resources • Can reduce storm drainage, infrastructure costs • Reduces impervious surface • Open space provides options for riparian, wetland, and storm water protection • Provides opportunity to restore/enhance vegetation

25. Examples of Conservation Development • 12 municipalities and 21 townships in Northeast Ohio alone, including: • Aurora City • Hudson City • Hiram Village and Township • Pittsfield Township • …..

26. Conservation Development • A Planned Unit Development (PUD) with special characteristics to provide design flexibility and resource protection

27. Conservation Development: How it Works • Planned Unit Development: “A common zoning technique which allows an entire multi-acre development to be planned and developed as one unit, with its own internal road and drainage system” • Every PUD code is unique! Provisions for density, uses, amount of open space, setbacks, vegetation can be tailored to suit the community • Can be applied to residential, commercial, institutional, or a combination, of uses • Can be applied at a wide range of densities, with different results

28. Conservation Development: Issues • Wastewater and utilities • Roads: public, private and standards • Storm water, stream corridors, floodplains, and wetlands

29. Issues cont’d • Conservation Development and farmland protection • Other resource protection opportunities • Desired open space linkages and open space quality • Creating open space “from scratch”

30. Issues cont’d • Neutral Density and Density Bonuses • Need for streamlined review process • Perimeter Distances

31. Conservation Development: Decision Points • Structure of the regulation: permitted vs. conditional use • Density Calculation Method: Yield Plan and other solutions, bonuses (</= 10%) • Measurable Design Standards: open space, setbacks • Design Criteria: open space corridors, resource protection priorities, trails and linkages, vegetation • Review process (coordination with reviewing departments) • Incentives and disincentives

32. Homeowners’ Associations: Provisions for Management • Membership must be mandatory • Membership must pass with each sale of the home • HOA must have authority to levy funds for maintenance AND capital improvements • HOA must give local community authority to rectify problems if they occur, after notice (and be compensated) • Require review of bylaws/covenants and restrictions for project approval

33. Compact Development Creating traditional density with strong neighborhood design

34. Benefits of Compact Development • Provides diverse set of housing/commercial products for diverse buyer markets • Helps to revitalize small towns and existing neighborhoods • Fits well into new “lifestyle center” projects • Provides an exciting civic environment, enhancing community character • When implemented across a watershed, will improve overall runoff characteristics of the watershed

43. Examples of Compact Development • City of Hudson: First and Main • City of Shaker Heights: Lee/Chagrin

44. Compact Development:How it Works • Zoning code emphasizes structure, layout and design rather than simply use and intensity • Can be applied in a range of situations, from small crossroads, to suburban centers, to urban neighborhoods • Densities and intensities approximate those of development of our grandparents • A mix of uses is incorporated • A range of transportation options are accommodated, including/especially pedestrian

45. Compact Development: Issues and Decision Points • Involving the public • Where is compact development useful? • Hierarchy of areas and streets • Incorporating a mix of uses • Small scale, higher densities

46. Compact Development - Issues • Accommodating pedestrians and cars • Parking – shared uses

47. Compact Development - Issues • Civic spaces and appropriate open spaces • Design guidelines

48. Compact Development - Issues • Accommodating major retail

49. Form Based Zoning for Compact Development • Form Based Zoning specifies form and scale rather than use • Height, width, fenestration, materials, floor area, setbacks, sometimes landscaping are specified

50. Form Based Zoning ctd. • “Certain forms belong in certain environments” – urban, suburban and rural forms for housing, roads, commercial environments, civic spaces, open spaces, natural areas • Result is similar to the traditional neighborhoods of the early 20th century