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balancedgrowth.ohio.gov
Case Studies in Implementation:Best Local Land Use Practices
Chris Riddle, Ohio Lake Erie CommissionKirby Date, AICP, Cleveland State University
John Aldrich, P.E., CDMMark McCabe, P.E., CDM
balancedgrowth.ohio.gov
Agenda• The Ohio Balanced Growth
Program• Best Local Land Use Practices• Case Study Project Description,
Issues• Triple Bottom Line Site Planning
Process• Next Steps
balancedgrowth.ohio.gov
Ohio Lake Erie Commission
Mission: Protect & Restore
Lake Erie
Department of AgricultureDepartment of DevelopmentDepartment of HealthDepartment of Natural ResourcesDepartment of TransportationEnvironmental Protection Agency
balancedgrowth.ohio.gov
Lake Erie Protection and Restoration Plan 2000
Balanced Growth Taskforce 2001-2004
Balanced Growth Strategy adopted by OLEC 2006 & 2010
Linking Land Use Watershed Planning Framework State Agency Policies and Incentives Linking Land Use
Best Local Land Use Practices
Three Watershed Balanced Growth Pilot Plans and Future Plans
Best Practices Training Program
Cre
dit:
Wen
dy K
ello
gg,
CSU
The Ohio Balanced Growth Program
balancedgrowth.ohio.gov
Priority Best Local Land Use Practices
1. Comprehensive Planning2. Compact Development 3. Conservation Development4. Storm Water Management5. Stream and Wetland Setbacks6. Meadow Protection
ProjectFocus
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3.CONSERVATION DEVELOPMENT
• Apply Conservation Development, with adequate standards, where appropriate
Priority Best Local Land Use Practices
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Conventional Conservation Development
•40-50% Permanent Open Space•Quality Open Space•Resource Protection•Appropriate Development Intensity
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balancedgrowth.ohio.gov
4. STORM WATER MANAGEMENT
Adopt storm water management and erosion control regulations for design and construction
Priority Best Local Land Use Practices
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5. STREAM AND WETLAND SETBACKS
• Adopt stream and wetland setback zoning regulations
Priority Best Local Land Use Practices
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Stream setback in a conservation development
Best Local Land Use PracticesBest Local Land Use Practices
Case Study Project
Developed by CDM, Inc.
Under the Direction of Ohio Lake Erie Commission and Cleveland State University
Project Description
Develop case studies: land development implications of implementing Best Local Land Use Practices
Engage stakeholders in land development in identifying key opportunities and barriers
Use case studies in training workshops
Project Process
Focus group 1: identify barriers/opportunities(developers, SWCD, planners, engineers)
Identify issues, case study site
Draft solutions Focus group 2: review
issues/solutions Prepare workshops
IssuesIssues
Regulatory – conflicting processes, delays, inconsistent review, overlapping regulations, requirement of duplication
Perception of impact on site developability Public perception of density, water on site Late integration of BMPs into design process Lack of education on BMPs and their
effectiveness Perception of increased cost Perception of increased maintenance
SolutionsSolutions
Improved design process: triple bottom line Improved design process: quantity emphasis Improved design process: early site planning Exploration of stream work possibilities Mythbusters research Cost analyses - comparisons
Project ObjectivesProject Objectives
Resolve real and perceived barriers to acceptance of best practices by: Developers Local Governments Buyers / tenants
Illustrate how properly-applied best practices can reduce costs and enhance property values
Provide adequate detail to support cost-effective implementation
Be repeatable for on-going education
RunoffConveyance /Diversion
StorageDetentionRetention
TreatmentPhysicalChemicalBiological
PeakAttenuation Discharge
Infiltration
Evapotranspiration
Pollutants(to Disposal)
Control Systems
What are Best Practices?
Runoff Source ControlPollutant Source Control
Impervious
Infiltration
Evapotranspiration
Pervious
Source Controls
PreservationRestoration
Resource Protection
““Mythbusters” FactsheetMythbusters” Factsheet
Objective: Question commonly accepted
development procedures Present documented support of
alternative development procedures
Factsheet Contents 6 different common development
storm water control practice areas Myths/facts for each
Decision Making Process for Site Decision Making Process for Site Planning in the Lake Erie BasinPlanning in the Lake Erie BasinGuiding Principles:
Design to established project objectives Integrate existing water and terrestrial
resources into site design Fix “dysfunctional” streams Focus on controlling the flow – pollution
control will follow– “Start at the Source” to manage runoff– Control all runoff per site conditions:
infiltrate & evapotranspirate & detain Use “Triple bottom line” approach to
identify multi-objective benefits: community & environment & financial
Step 2: Develop Site Layout Plan
Step 3: Site and Select Storm Water Controls
Step 1: Define Project Objectives and Performance Standards
START
STOP
Step 4: Assess Cost Effectiveness of Site Layout
Acceptable Site Layout?
NO
YES
Step 5: Prepare Final Improvement Plan
Designing to Project ObjectivesDesigning to Project Objectives Financial Viability Property value Construction costs Marketability Sustainability Maintenance
Environmental Values Quantity (Volume) discharges Quality (Pollutant) discharges Aquatic Habitat Terrestrial Habitat Regulations
Step 2: Develop Site Layout Plan
Step 3: Site and Select Storm Water Controls
Step 1: Define Project Objectives and Performance Standards
START
STOP
Step 4: Assess Cost Effectiveness of Site Layout
Acceptable Site Layout?
NO
YES
Step 5: Prepare Final Improvement Plan
Community Values Health Safety Welfare Aesthetics
(-) 0 (+)Public Health - Vector Control
Public Safety - Traffic Safety - Pedestrian Safety - Emergency Vehicle Access - Drowning Risk - Handicap Accessible - Roadway Flooding
Public Welfare - Land Use Compatibility - Risk of Property Damage - Aesthetics - Open Space - Recreation - Construction-Phase Impacts - Community Services - Public Infrastructure - Structure Flooding - Property Flooding
Total 100%
Potential ImpactObjective Issues / Considerations / Performance Standards Weight Score
Community Benefit Analysis / Performance Standards
A. Confirm Project Objectives
B. Provide Site-Specific Details
C. Establish Weights per Perceived Importance
Step 2: Develop Site Layout Plan
Step 3: Site and Select Storm Water Controls
Step 1: Define Project Objectives and Performance Standards
START
STOP
Step 4: Assess Cost Effectiveness of Site Layout
Acceptable Site Layout?
NO
YES
Step 5: Prepare Final Improvement Plan
Step 2d: Define Allowable Alterations to Water Resources on Project Site
Step 2e: Infrastructure Layout (i.e. Building Sites, Roads, Parking,
BMPs)
Step 2a: Identify Existing Drainage Patterns and Water
Resources
Proceed from Step 1
Proceed to Step 3
Does a Water Resource lie within the Project
Site?
Yes
No
Will the Project Alter the Water Resource
?
Yes
No
What is the Stream Classification?
Tier 3 or 4
Tier 1or 2
Mitigate Impacts to Water Resource per full Section 401 / 404
Requirements
Mimic Natural Hydrologic Function of Water Resource per Streamlined
Section 401 / 404 Requirements (Proposed)
For each Water Resource
Another Water Resource?
Step 2b: Define Characteristics of Water Resource and its Watershed
Step 2c: Define appropriate stream protection zones and allowable uses
Step 2a: ID Water Resources and Step 2a: ID Water Resources and Drainage PatternsDrainage Patterns
Primary Conservation Areas Regulated Waterbodies (Streams, Lakes, Wetlands) Riparian areas (floodplains, floodways, stream
meandering) Soils suited for infiltration (groundwater recharge
zones) Mature trees
Primary Development Areas Proximity to existing development (roads, utilities) Areas requiring minimal clearing, grading
Step 2b: Define Characteristics of Step 2b: Define Characteristics of Water Resource and its WatershedWater Resource and its Watershed
Flood Frequency 100-year floodplain 100-year floodway
Stream Meandering Streamway
Water Quality / Hydrologic Control Bank-full Channel Floodprone Areas
Watershed Characteristics Soils Vegetation Terrain Imperviousness
19891951
1966
19801997
Salt CreekVinton County, Ohio
Channels MoveChannels Move
Streamway (WSW) : Accommodates Meandering
(Approximately 10xWBF)
The streamway defines the zone for natural The streamway defines the zone for natural meander migration meander migration
Existing 100-Year Event
100-year Floodplain
WBF
Maintaining the hydrologic function of Maintaining the hydrologic function of a stream requires an understanding of a stream requires an understanding of the frequency of floodplain inundationthe frequency of floodplain inundation
100-year Floodplain
1.5-2 YearEvent
DBF1.5*DBF
2*DBF
Bank Full Channel
WBF
W1.5-BF
W2-BF
100-year Floodway
Maintaining the hydrologic function of Maintaining the hydrologic function of a stream requires an understanding of a stream requires an understanding of the frequency of floodplain inundationthe frequency of floodplain inundation
DBF1.5*DBF
2*DBF
Bank Full Channel
WBF A1.5-BF
ABF
W1.5-BFA2-BF
W2-BF
ASF
Streamway: WSW = Approximately 10xWBF
Stream corridor protection zones should be designated to provide specific benefits
Stream Corridor Protection ConsiderationsFloodprone area for water quality protectionStreamway for meandering100-year floodway100-year floodplainBankfull stream
Stream Meander Beltwidth
Habitat /Water Quality Protection
Floodway (100-yr)
Floodplain (100-yr)
Bankfull Stream
Recommended Stream Corridor Protection Zone
Step 2c: Define appropriate stream Step 2c: Define appropriate stream corridor zones and allowable usescorridor zones and allowable uses
Protection Goals by Stream Type
Appropriate Dimensions (from Step 2b)
Allowable Facilities / Activities
Step 2: Develop Site Layout Plan
Step 3: Site and Select Storm Water Controls
Step 1: Define Project Objectives and Performance Standards
START
STOP
Step 4: Assess Cost Effectiveness of Site Layout
Acceptable Site Layout?
NO
YES
Step 5: Prepare Final Improvement Plan
Step 3d. Evaluate Soil Amendments and Filter Media
Step 3c. Maximize Infiltration to Native Soil at Site
Step 3b: Define Conveyance Pathways Within Drainage Area
Design Infiltration BMP
Step 3e: Design Basin BMP
Proceed from Step 2
Proceed to Step 4
Are All Performance
Standards Met?
Determine Native Soil Infiltration Capacity
Step 3a: Delineate Drainage Area and Determine Control Volumes
Source Control – No Drainage System Needed Filter Strips and Swales Curb/Gutter/Pipe
Drainage System
All Volume Infiltrated
?
Amend Soil? Design Filter BMP
Step 3f: Design Conveyance for Outflow, Uncontrolled Runoff
NO
NO
YES
YES
NO
YES
NO
YES
For Each Site (Upstream to Downstream)
Another Site?
Determine Amended Soil Infiltration Capacity
Best Local Land Use Practices to Best Local Land Use Practices to Illustrate through Case StudiesIllustrate through Case Studies
Imperviousness control (e.g., reduce, disconnect, permeable materials,minimize disturbance, keep vegetation)
Vegetated filter strips and swales Infiltration practices (e.g., rain gardens, trenches, dry
wells) Filters / underdrains (bioretention, soil amendments,
sand, other) Basins (wet, dry, wetland, vaults) Stream, floodplain, and wetland enhancements /
setbacks Integrated Combinations of Practices
Source Controls
Control Systems
Resource ProtectionIntegration
Bruns Ave. Elementary School Wetland and Bruns Ave. Elementary School Wetland and BMP Demonstration Project; BMP Demonstration Project; Charlotte, NCCharlotte, NC
Opportunities and Barriers : Opportunities and Barriers : Integrated Water Quality / Quantity Control Integrated Water Quality / Quantity Control
Con
trol
Sys
tem
s fo
r Si
tes/
Reg
ions
CentralizedCentralizedApproachApproach
Rain Barrel Green Roof
Rain Garden Pocket Park
Bioretention
Rain Barrel/Cistern Green Roof
Rain Garden Pocket Park
Bioretention
Decentralized Decentralized ApproachApproach
Semi-Decentralized Semi-Decentralized ApproachApproach
Rain Barrel Green Roof
Rain Garden Pocket Park
Bioretention
Infiltration BasinInfiltration Basin
DBMP Surface Storage (VBMP = VNI + VET)
Native Soil (VNI)
Bedrock / Seasonal Groundwater
INI (in/hr)DGW
ET (in/hr), VET
Combination Filter / InfiltratorCombination Filter / Infiltrator
DBMP Surface Storage (VBMP = VET + VEI)
Filter / Planting Media – Soil, Sand, etc. (VEI)
Bedrock / Seasonal Groundwater
IEI (in/hr)
Native Soil (VNI)INI (in/hr)
DM
DGW
ET (in/hr), VET
Extended Dry Detention BasinExtended Dry Detention Basin
V ED
To S
ewer
/. S
trea
m:
-Res
tric
ted
/ Det
aine
d
DBMP Surface Storage (VBMP = VET + VNI + VED)
Native Soil (VNI)
Bedrock / Seasonal Groundwater
INI (in/hr)DNIDGW
ET (in/hr), VET
Infiltration & Filter & Detention in a Infiltration & Filter & Detention in a Single FacilitySingle Facility
DBMP Water Quality Storage (VBMP = VNI + VEI + VED + VET)
Filter / Planting Media – Soil, Sand, etc. (VEI)
Bedrock / Seasonal Groundwater
IEI (in/hr)
Native Soil (VNI)
INI (in/hr)
DM
V ED
& V
FCTo
Sew
er /.
Str
eam
:-R
estr
icte
d / D
etai
ned
Live (VED)Infiltrate (VNI)
Rock Reservoir
Flood Control Storage (VFC)DFC
DRock-EDDRock-NI
DNIDGW
ET (in/hr), VET
Permeable PavementPermeable PavementFigure 3. Native Soil Infiltrators
(b) Permeable Pavement
DBMP Rock Reservoir Storage in Subgrade (VBMP = VNI)
Native Soil (VNI)
Bedrock / Seasonal Groundwater
INI (in/hr)DGW
Permeable Pavement with Infiltration Permeable Pavement with Infiltration and Detentionand Detention
DRock-ED
DRock-NI
Rock Reservoir Storage in Subgrade(VBMP)
Native Soil (VNI)
Bedrock / Seasonal Groundwater
INI (in/hr)
Live (VED)
Infiltrate (VNI)
V ED
To S
ewer
/. S
trea
m:
-Res
tric
ted
/ Det
aine
d
DNIDGW
balancedgrowth.ohio.gov
One Maritime PlazaFourth FloorToledo, Ohio 43604419.245.2514http://lakeerie.ohio.govhttp://balancedgrowth.ohio.gov
Chris RiddleEnvironmental Specialistchrisriddle@ameritech.net
balancedgrowth.ohio.gov
Questions?
Kirby Date, AICPTel. 216-687-5477
k.date@csuohio.edu
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