Balanced Land Use Strategies Using Density and Design to Achieve Your Community’s Goals

VISUAL PREFERENCE SURVEY It comes back to balance & a place for everything in your community. Which do people like… what about those photos do they like?

1.6 Units/Acre Grosse Pointe, MI Images: Lincoln Institute

3.8 Units/Acre Holdenville, Oklahoma Images: Lincoln Institute

10.2 Units/Acre Sandusky, Ohio Images: Lincoln Institute

11.2 Units/Acre Hamtramck, MI Images: Lincoln Institute

15.2 Units/Acre Shaker Heights, Ohio Images: Lincoln Institute

19.2 Units/Acre Shaker Heights, Ohio Images: Lincoln Institute

Visualizing Density Density: 10 units/ac Images: Lincoln Institute

Which has higher density? Density: 1.9 units/acDensity: 3.2 units/ac Images: Lincoln Institute

Setting Your Goals Where do you want development and conservation to occur? What type of development do you want, and what would you like it to look like? At what density is development most appropriate in any given area of your community?

How To Reach YOUR Goals What decisions can you make about land use? – County – Township – Municipality What aspects of land use can you impact? – Location – Type – Density Design – Pattern (compact vs dispersed)

Putting Development into Context Images: Lincoln Institute

Balancing Land Use Planning for the location of development Mix of uses and densities Not a limit on development, but a direction of where and how. To work with these strategies, density must be understood.

History of Density Aversion to density stems from historic overcrowding of the working class poor. Housing reforms & building codes typically led to a desire for more space. Source: NAHB

Blaming Density Density itself was not to blame, but the association with density took root. Poverty, poor sanitation, and poor health care were at the center of the problem. Today, areas with the highest density have the highest property values. – Washington DC, Philadelphia, Manhattan Density does not determine value Source: NAHB DESIGNDENSITY VALUE

What is Value? Aesthetics, Beauty, Visual Interest Feeling of light, air, space Property Value Value to homeowner Value to community Value to character Being “shoulder-to-shoulder”

“Growing” Communities US Census Population 1950 – 1,389,582 US Census Population 2002 – 1,393,978 Cuyahoga Co Land Use Maps – Cuyahoga Co Planning Commission

The Modern Household

Density as a Solution Density is not THE solution, it is A solution Without design considerations, any density can be problematic for value Crossings at Gresham Station, Gresham Oregon. Farmland loss Dade County, Florida.

Regardless of Density, Design Matters Density: 11.7 units/ac Images: Lincoln Institute

Density as a Solution A variety of densities are important for any community – it isn’t just about higher density. Higher density supports commercial ventures and houses employees and patrons. Balance of density protects rural landscapes and working farmlands. Several tools are available to help communities do both.

Levels of Density

Locating Density

Land Use Tools

Setting Your Goals Where do you want development and conservation to occur? What type of development do you want, and what would you like it to look like? At what density is development most appropriate in any given area of your community?

How To Reach YOUR Goals What decisions can you make about land use? – County – Township – Municipality What aspects of land use can you impact? – Location – Type – Density Design – Pattern (compact vs dispersed)

Strategies for Balanced Land Use UrbanSuburban Rural Compact Development Conservation Development Farmland Preservation Transfer of Development Rights Historic Protection Scenic Protection Net Increase Net Decrease No Net Change

Compact Development Historic Preservation Accessibility Local character

Compact Development Issues Mix of Uses Incorporate a hierarchy of scales Traditional street design (blocks, setbacks) Pedestrian-friendly walking distances Provides for civic spaces Shared parking & specific parking calculations Design guidelines to set local character

Compact Development Recommendations Locate compact development as part of a Comprehensive Planning Process Look for ways to incorporate multiple uses Develop specific planning concepts for individual districts or neighborhoods Develop street design and parking strategy that incorporates a range of transportation options. Develop design guidelines.

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

Conservation Development Issues Based on “neutral density” Water and wastewater must be addressed Public vs private roads Linkage of open spaces Wetlands, floodplains, and streamside setbacks need discussed in the code Perimeter distances must be considered Balancing of incentives with disincentives

Conservation Development Recommendations Permanent protection of open space should be provided for Not meant for protection of large tracts of land, but for critical areas Connectivity of open space and critical resource protection is important Minimum project size should be considered At least 40% open space and a maximum of 10-20% density bonus should be allowed

Historic Protection

Historic Protection Issues Inventory and classification of existing sites can be critical to future protection Design guidelines should be established to preserve character of the site Commission may be necessary to oversee the application process Public relations and education may be necessary

Historic Protection Recommendations Historic protection should be provided for through a comprehensive planning process Inventory, evaluation, and prioritization of historic sites should be done Site boundaries, design guidelines, variance procedures, and violation guidelines should be addressed in zoning.

Scenic Protection

Scenic Protection Issues Scenic protection impacts scenic enjoyment, tourism, and property values Designation of areas should be a part of comprehensive planning process A reviewing body may be needed to act as an enforcer of specified guidelines

Scenic Protection Recommendations Designated areas should be addressed through a comprehensive planning process Protection should be applied through zoning provisions Regulations should include design, setbacks, enforcement, and penalties

Agricultural Lands Protection

Ag Lands Protection Issues Best as part of a comprehensive plan, well before development pressure reaches an area Primary and secondary areas for protection can be identified Zoning codes vary widely in their provisions, for a county or township, they should not attempt to regulate agricultural purposes Tools include Agricultural Districts, CAUV, and Agricultural Security Areas

Ag Lands Protection Recommendations Thorough public education and involvement is important to designating lands Including other tools, such as TDR, should be used to help with agricultural lands protection Purchase of development rights and agricultural easements can be important to protecting ag lands.

Transfer of Development Rights Market-based technique that encourages the voluntary transfer of growth from places where a community would like to see little or no development, called sending areas, to places where increased development is considered appropriate, called receiving areas.

TDR Issues Conservation easement is placed on the sending areas to limit or prohibit future development of the site. Unlike Conservation Development, the value of protected areas can be realized through sale of the development rights TDR only works where a viable market exists Rights could be transferred as floor area, lot coverage, or structures per area

TDR Recommendations Sending areas should focus on key resources, much as conservation development would Size of sending & receiving areas impacts ability to create viable market &realize environmental benefits A TDR bank may be necessary to allow for the exchange of development rights between areas over a more flexible schedule It will not stop growth all together, and may be successful in comm./industrial settings first

Northeast Ohio Regions Conservation Development Zone Rural Preservation Zone Compact Development – Urban Core & First Suburbs Historic Preservation Zone Natural Resources/ Scenic Preservation Images: EcoCity Cleveland