Ohio Balanced Growth Program

Best Local Land Use Practices

Development IncentivesKirby Date, AICP, Cleveland State University

balancedgrowth.ohio.gov

Balanced Growth in Ohio

• Linking Land Use and Water Resources

• Planning Framework– Document– Projects– Planning Process

• Best Local Land Use Practices- Recommendations for local government

- Case Studies- Statewide Program

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Linking Land Use and Lake Erie

A Planning Framework

Best Local Land Use Practices

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Balanced Growth Watershed Planning

•voluntary•locally led•incentive-based•support through alignment

of state policies and programs

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• 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

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Top Priority Best Local Land Use Practices

1. COMPREHENSIVE PLANNING

• Have a comprehensive plan that meets minimum standards; update it every 3 to 5 years

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2. COMPACT DEVELOPMENT

• Apply Compact Development where appropriate

Top Priority Best Local Land Use Practices

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Compact Development

• Residential, commercial or mixed use

• Strong neighborhood design

• Pedestrian walkability

• Range of housing choices

• Range of transportation choices

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3. STORM WATER MANAGEMENT

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

Top Priority Best Local Land Use Practices

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4. STREAM AND WETLAND SETBACKS

• Provide as appropriate through floodplain or zoning provisions

Top Priority Best Local Land Use Practices

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Stream And Wetland Protection

• Distance driven, similar to front and side yard set backs

• Improves storm drainage infrastructure function of creeks and waterways, protects property from flooding

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

• Typical provisions apply (variances, grandfathering, enforcement)

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5.CONSERVATION DEVELOPMENT

• Apply Conservation Development, with adequate standards, where appropriate

Top 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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Stream setback in a conservation development

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6. MEADOW PROTECTION

(NATURAL AREAS ESTABLISHMENT)

• Allow natural meadows, succession under controlled conditions

Top Priority Best Local Land Use Practices

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Comprehensive PlanningConservation Development

Compact Development

Transfer of Development Rights

Steep Slope Protection

Historic Preservation

Source Water Protection

Woodland Protection

Access Management

Brownfields Redevelopment

Scenic Protection

Agricultural Protection

Best Local Land Use PracticesBest Local Land Use Practices11 Guidance Documents

balancedgrowth.ohio.gov

Statewide BLLUP Program 2011+ Year

• State Agency Steering Committee – project oversight

• Broad review of BLLUP documents• Ohio Regions Strategies – identify local

providers and needed support for their missions

• Message and Materials Development – statewide relevance

• Network Development – statewide network of providers and others to provide support, education, training, materials, message

• Ongoing case study, research, and workshop development

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Next Steps:

• Detailed Review of BLLUP Recommendations

• Ohio Regions interviews• Message Development• Identify needed projects

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Development Incentives

• Lower costs• Increase revenues• Reduce risk

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Development Costs

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Reducing Development Costs

• Reduce Road, utility, sidewalk, curb/gutter requirements

• Reduce stormwater requirements• Streamline review processes• Provide flexibility for the designer• Reduce cost per unit for streets

(higher density)

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Increasing Development Revenues

• Allow density bonuses (moderate – 10%)

• Allow range of product types and sizes

• Allow conservation development – lot bonuses for site amenities, open space access

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Reducing Development Risk

• “By Right” PUD approvals

• Consistent development approvals

• Allow a range of products/types: encourage development of the Right Product in the Right Place

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Streamlined Review Process

1) Concept Plan• All agency

reviews2) Preliminary

Plan

3) Final Plat

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Decision Making Process for Site Planning 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

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Balanced Growth Watershed Plans and Development Incentives

• Provides for coordinated decision making, consistency among jurisdictions

• Reduces risk – improves knowledge about communities’ priorities

• Gives well-located development projects a competitive advantage for possible incentives

• Provides support for regulatory incentives such as conservation development, PUD by-right approvals

balancedgrowth.ohio.gov

Best Local Land Use Practices – Resources Available

• Web site www.balancedgrowth.ohio.gov

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

• Model and Example regulations• Education and technical workshops• Case studies• DVD for elected officials and business

interests• Ongoing technical assistance

balancedgrowth.ohio.gov

Ed HammettExecutive DirectorSandra Kosek-SillsEnvironmental Specialistlakeeriecommission@ameritech.net419.245.2514

Gail HesseAdministratorGail.Hesse@epa.state.oh.us614.644.2146

Kirby Date, AICPBest Local Land Use PracticesProgram Manager216.687.5477k.date@csuohio.edu