balancedgrowth.ohio.gov case studies in implementation: best local land use practices chris riddle,...

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


Agenda• The Ohio Balanced Growth

Program• Best Local Land Use Practices• Case Study Project Description,

Issues• Triple Bottom Line Site Planning

Process• Next Steps


Ohio Lake Erie Commission

Mission: Protect & Restore

Lake Erie

Department of AgricultureDepartment of DevelopmentDepartment of HealthDepartment of Natural ResourcesDepartment of TransportationEnvironmental Protection Agency


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


Priority Best Local Land Use Practices

1. Comprehensive Planning2. Compact Development 3. Conservation Development4. Storm Water Management5. Stream and Wetland Setbacks6. Meadow Protection

ProjectFocus


3.CONSERVATION DEVELOPMENT

• Apply Conservation Development, with adequate standards, where appropriate



Conventional Conservation Development

•40-50% Permanent Open Space•Quality Open Space•Resource Protection•Appropriate Development Intensity


4. STORM WATER MANAGEMENT

Adopt storm water management and erosion control regulations for design and construction



5. STREAM AND WETLAND SETBACKS

• Adopt stream and wetland setback zoning regulations



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

http://lakeerie.ohio.gov/

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


Detention

Detention

Detention


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




START

STOP



NO

YES


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





START

STOP



NO

YES


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





START

STOP



NO

YES


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


Bioretention

Decentralized Decentralized ApproachApproach


Semi-Decentralized Semi-Decentralized ApproachApproach

Rain Barrel Green Roof


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)


IEI (in/hr)

Native Soil (VNI)INI (in/hr)

DM

DGW

ET (in/hr), VET


Combination Filter / InfiltratorCombination Filter / Infiltrator


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)


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)


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)


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)


INI (in/hr)

Live (VED)

Infiltrate (VNI)

V ED

To S

ewer

/. S

trea

m:

-Res

tric

ted

/ Det

aine

d

DNIDGW


STEP 4: RE-ASSESS TRIPLE STEP 4: RE-ASSESS TRIPLE BOTTOM LINEBOTTOM LINE


Cost-Effectiveness EvaluationCost-Effectiveness Evaluation


Cost Tables – Conventional DesignCost Tables – Conventional Design


Cost Tables – Low Impact DesignCost Tables – Low Impact Design



One Maritime PlazaFourth FloorToledo, Ohio 43604419.245.2514http://lakeerie.ohio.govhttp://balancedgrowth.ohio.gov

Chris RiddleEnvironmental [email protected]


http://balancedgrowth.ohio.gov/

http://balancedgrowth.ohio.gov/


Questions?

Kirby Date, AICPTel. 216-687-5477

[email protected]

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