ohio balanced growth program codes and ordinances workshop: recommendations for development and site...

Ohio Balanced Growth Program

Codes and Ordinances Workshop:Recommendations for

Development and Site LayoutKirby Date, AICP, Cleveland State University

balancedgrowth.ohio.gov


• Location of development for minimum impact• Management and control of storm water and

erosion• Protection of stream and wetland areas so

they can do their job as storm water infrastructure

• Protection of scenic, historic and natural resources to help retain our “great place”

Local Governments Can Have a Big Impact on Watershed and Community Quality


RECOMMENDATIONS: 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


Conventional Conservation Development

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


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


Examples of Conservation Development

• 12 municipalities and 21 townships in Northeast Ohio alone, including:

• Aurora City• Hudson City• Hiram Village and Township• Pittsfield Township• …..


Summary: Recommendations for Subdivision Design

• For sites greater than 20-25 acres, adopt Conservation Development

• By-right, streamlined review• Quality open space, permanently

protected• Appropriate density, moderate bonuses• Dovetail with resource protection:

stream setbacks, woodland protection, floodplain protection; priorities

• Include incentives


Communities

• Summit County: supports conservation development- incentives: reduced road requirements

- similar development process- open space is defined

• Coventry Township: no real places to apply

• City of Norton: does have areas where CD could apply


RECOMMENDATIONS: Common Access Drives

• Up to 5 lots on one common drive

• Requires management agreement

• Provides access management benefits

• Reduced pavement• Retains frontage


Communities

• Summit County: permits common access drives, discourages flag lots

• Coventry Township: n/a – typically a county issue

• Norton: RU-1 district might be a good place to implement (larger lots)


RECOMMENDATIONS: Compact Development

• Residential, commercial or mixed use

• Strong neighborhood design

• Pedestrian walkability• Range of housing

choices• Range of transportation

choices• Development or

redevelopment


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


Cottage Development• Applies to small sites, 1-

5 acres• Focus on small homes,

1000 sf• Good design, • Central greenspace, room

for storm water LID• One parcel or separate

parcels• Infill or redevelopment• Kansas City, northwest US


Examples of Compact Development

• City of Hudson: First and Main• City of Shaker Heights:

Lee/Chagrin• City of Cleveland• Cleveland Heights• Your town center!


Summary: Recommendations for Compact Development

• Implement for new, redevelopment• Density 6 to 8 units per acre• Use design guidelines• Mix uses/housing types• Consider cottage development for

small infill sites


Communities• Summit County: n/a• Coventry Township: could consider

cottage development (needs infrastructure)

• Norton: Compact development would be appropriate – cluster district, max. 10 units per acre, might be useful- IT district allows mixed uses- may want to broaden allowable commercial uses to assist revitalization in neighborhoods


RECOMMENDATIONS: Stream And Wetland Setbacks

• Zoning setback similar to front and side yards

• Improves storm drainage infrastructure function of creeks and waterways

• Width determined by drainage area of the sub watershed, or wetland category

• Typical setback provisions apply (variances, grandfathering, enforcement)

• Floodplain regs also matter


Benefits of Riparian and Wetland Setbacks

• Provide free storm water and flood protection infrastructure

• Filter and settle out pollutants• Reduce capital and

maintenance costs • Work better than constructed

solutions• Enhance design quality of

development


Riparian setback in a conservation development


Wetland Protection in a Conservation Development


Examples of Riparian Setbacks in Communities

• 49 communities and 4 counties have adopted setback regulations in NE Ohio

• Data pending in rest of Basin• Auburn Township, 25 to 120 feet• City of Independence, 25 to 300 feet• City of Aurora, 25 to 120 feet• City of Green, 25 to 300 feet• Lake County, 25 to 120 feet


Communities• Summit County: Riparian Setbacks

– suitability for development regulation re: floodplain

• Coventry Township: Riparian Setback regulation

• Norton: Riparian Setback regulation• All include wetlands• County, city could consider

floodplain regulation alignment


RECOMMENDATIONS:Woodland Protection

• Filter and manage storm water

• Reduce erosion• Protect steep

slopes, wetlands and riparian areas

• Critical to scenic site character

• Enhance property values


Summary: Woodland Protection

• Adopt woodland protection code

• Address both pre-design and design phases

• Address construction and monitoring


Communities

• Summit County: n/a• Coventry Township: n/a• Norton: may want to consider


RECOMMENDATIONS: Steep Slope Protection

• Generally protect steeply sloping areas, most often along stream and riparian corridors

• Provides for riparian area protection, reduces erosion, and helps with flood control


Summary• Do engineering

study to identify vulnerable slopes and areas

• Require special construction conditions per study

• Expand stream setbacks to accommodate steep slopes


Communities

• Summit County: development suitability restrictions

• Coventry Township: n/a?• Norton: steep slopes are within

riparian protected areas


RECOMMENDATIONS: Natural Areas Establishment

• Allowing natural areas instead of horticultural lawns, especially in larger open space areas, helps to reduce surface water flows, filter storm water, and enhance the community environment

• Controls are needed to ensure landscape quality


Summary: Natural Areas Establishment

• Exempt natural areas from mowing ordinances

• Permit meadows, succession, young woodland, wetlands

• Provide an expert• Perhaps provide a review body• Provide community with authority to

remedy problems• Address education


Communities

• Summit County: n/a• Coventry Township: n/a?• Norton City: consider for larger

areas


Best Local Land Use Practices – Resources Available

• Web site www.balancedgrowth.ohio.gov

• Best Local Land Use Practices document – issues, guidance, recommendations

• Example regulations• UPDATE EARLY 2012• Ongoing technical assistance

http://www.balancedgrowth.ohio.gov/


Gail HesseExecutive DirectorSandra Kosek-SillsEnvironmental [email protected]

www.ohiodnr.com/owrc/ 614.644.2146

Kirby Date, AICPBest Local Land Use PracticesProgram [email protected]

mailto:[email protected]



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