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http://www.ohm-advisors.com - Conservation development is a hot topic in community planning circles. It represents a new way of thinking about planning for development. Rather than choosing one of two extremes - rapid growth and anti-growth, community stakeholders and planners can pursue a third path. This presentation, Conservation Development in Jerome Village: A Case Study of Responsible Development on the Suburban Fringe, was created by Bird Houk, a division of OHM, based on one of its landmark projects. Jerome Village is a 1600-acre mixed-use development just outside metropolitan Columbus, Ohio. Jerome Village is a great example of a new planning philosophy, using the ‘best’ of Smart Growth and Conservation Development principles to create sustainable rural communities.
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Today’s Presenter:
Bird Houk CollaborativeGary Smith ASLA, APA
Market LeaderCommunity PlanningLand Development
Town Planners/Architects:
Bird Houk Collaborative
Multidisciplinary design firm offering: Planning Architecture Landscape Architecture Urban Design Economics
23 employees: Registered architects, planners and landscape architects 3 MBAs, Licensed Realtor, Former Director of Development
Presentation Goals
Present a regional case study of Conservation Development and Smart Growth planning
Demonstrate how these approaches to planned development can positively impact growing rural communities
Preview Conservation Development and Smart Growth from a developer’s perspective
Offer advice on how communities can encourage developers to utilize these planning practices
Presentation Overview
I. Jerome Township Overview:A. LocationB. HistoryC. FearsD. Options
II. ‘Grow Smart’ Model:A. Smart Growth PrinciplesB. Conservation Subdivision Principles
III. Jerome Village - A New Model for Rural Development on the Suburban Fringe
Presentation OverviewIV. Creating an Architectural Heritage:
A. Impact of Post War Planning and Development TrendsB. Goals for Jerome Village ArchitectureC. The Pattern Book
V. Why is Jerome Village Good for the Township?
IV. The Developer’s Perspective:A. Why a project like Jerome Village?B. Conservation Development ChallengesC. Jerome Village: Meeting the Challenges
V. “Take Away’s” – How can communities encourage developers to utilize these planning practices?
Central Ohio Area Map
MarysvilleMarysville
DelawareDelaware
ColumbusColumbus
JeromeTownship
JeromeTownship
Jerome VillageJerome Village
Dublin
Central Ohio – Regional Perspective
Between now and 2030, over 570,000 new residents will join the Columbus metro area
Nearly 200,000 new single family housing units will be needed by 2030.
Over 110,000 current housing units will need to be replaced
Sources: Urban Land Institute, 2006Arthur C. Nelson, Brookings Institute Report, Dec. 2004
Jerome Township Map
Jerome Township
DublinI-270
Route 33
Jerome Village
Glacier RidgeMetro Park
Dublin:1969-2,084 Acres-Population: 681
Jerome Township
Jerome Village
Dublin Growth
Glacier Ridge Metro Park
Dublin:1970-Present-15,712 Acres-Population: 38,909
Jerome Township
Jerome Village
Dublin Growth
Glacier Ridge Metro Park
Jerome Township Historically
Rural township situated between rapidly growing Dublin and Marysville communitiesSo Far -‘Sheltered’ from growth by resistant attitude of citizens and lack of infrastructure
Limited sewer and water servicesComprehensive Township Master Plan repeatedly stopped by public referendumsScattered, large-lot development – no interconnectivity, no town center
Jerome Township: Fears
Suburban development is now at Township’s doorstepExpansion of infrastructure has made the Township a target for developmentAnnexation threat from surrounding areas (Marysville and Dublin) Loss of Township identity and rural character No comprehensive plan in place to handle/guide growth
Not:“Will growth take place?”
But:“HOW will growth take place?”
Jerome Township – The Crossroads
Suburban Sprawl?
Jerome Township: Future Options
Option I – Annex into DublinOption II – Annex into MarysvilleOption III – Allow piecemeal developmentOption IV - Be proactive: ‘Grow Smart’
Implement smart planning practices to direct future development, enhance community identity and protect natural resources
‘Grow Smart’: Our Rural Growth Model
Using the ‘best’ of Smart Growth and Conservation Development principles to create sustainable rural communities.
‘Smart Growth’ Principles
Create a shared vision for the future…and Stick with itIdentify and sustain green infrastructureRemember that the right design in the wrong place is not smart growthProtect environmental systems and conserve resourcesProvide diverse housing types and opportunitiesBuild centers of concentrated mixed usesUse multiple connections to enhance mobility and circulationDeliver sustainable transportation choicesPreserve the community’s characterMake it easy to do the right thing
Source: Urban Land Institute, 2006
‘Conservation Design’
The purpose of Conservation Design is to protect farmland and/or other natural resources while allowing for the maximum number of residences under current community zoning and subdivision regulations
Source: The Center for Land Use Education, 2002
Conservation Design - Planning Principles
Preserve the most important natural featuresCluster dwelling units into smaller areas allowing for the permanent aggregation and preservation of open spaceUtilize large setbacks and narrow roads to preserve rural road characteristicsDiscourage large lot development on major roadwaysMajority of housing units should back on open space
Conservation Design
Note: Sketches taken from Conservation Design for
Subdivisions
Conventional Subdivision
Conservation Design
A New Model for Rural Development on the Suburban Fringe
Jerome Village Planning Objectives: ‘Grow Smart’
Consider/preserve the natural environmentConsider the existing built environment and project forward to the character that might naturally have occurred over timeConsider the community’s spirit of placeConsider the community’s existing social/civic amenities and provide opportunities to encourage interaction Consider community sustainability and incorporate lifestyle-responsive housing and a mix of uses to ensure that a community can ‘grow with’ its residents
Jerome Village Overview
Master planned community centered around public park system 1350 Acres, ± 2100 d/u, 544 acres of open spaceTown Center: Civic and social hub for TownshipNew SchoolsCommunity recreation facilitiesLifestyle-responsive housing optionsWill double the population of Jerome Township15-20 year build out
Planning Challenges for Jerome Village & Rural Communities.
Lack of adjacent utilitiesProperty ownership constraintsNatural/ significant features of the siteLack of Comprehensive Township Development PlanInflexible and out-of-date zoning codeCitizens/public officials’ lack of knowledge of Smart Growth/New Urbanism concepts No strong architectural character within TownshipHow do we maintain the existing rural character with ‘Suburban’ development?
Planning Process – How to go about it…
Address regional traffic issuesIdentify site’s natural featuresDefine conservation zonesDefine primary development zonesLink open space systems and development zones with pedestrian and vehicular circulation system.Develop unique identifiable neighborhoods
Address Regional Traffic Issues
Understand the Concerns of Growth Pressure on existing “rural” roads.Create an interior road network designed to handle traffic.Minimize new development accessing the existing rural roads.
Maintains rural character of existing roads
Address Regional Traffic Issues
Regional Circulation System
Identify Site Natural Features
Every site is unique in it’s natural features and the preservation of these features is key to the success of the development.
Define Development & Conservation Zones
Development PodsOpen Space
Link Circulation Systems
Proposed Roads
Existing Roads
Proposed Bike/ Pedestrian Path
Development Pods
Open Space
Circulation Overlay
Land Use Plan
Land Use Plan – Site Data
Total Site AreaRegional Office
Town Center
Regional Commercial
Single family
Attached residential
Open space
School
±1,350 Ac35 Ac.
36 Ac
73 Ac.
587 Ac.
67 Ac.
544 Ac.
35 Ac.
Land Use Plan – Site Data
Flex/ Office
Commercial
Single family
Attached residential
+/- 500,000 sq. ft.
+/- 756,500 sq. ft.
+/- 1,438 units
+/- 660 units
A mix of uses adds to the Projects long term viability.
Open Space Plan
• Preservation of tree stands, watersheds, wetlands and rookery key to this development.
Parkway Section
Jerome Parkway
Maintaining Environmental Quality
Low Impact Stormwater DesignMinimize Impervious ImpactsMaximize Flow LengthsMaximize InfiltrationProvide Water Quality FiltrationMinimize Flow VelocitiesProvide Controlled Flood Storage
Stormwater Bioretention DesignSurface Flow Paths and BioswalesFirst Flush Treatment WQ WetlandsLow Flow Channels and FloodplainsFloodplain Wetlands for InfiltrationMultiple Extended Detention BasinsHabitat DiversificationNature Trail Integration and Maintenance
Natural Drainage
Develop Identifiable Neighborhoods
District A-B-C: Village Center
District D: Eversol Run Neighborhood
District E: Glacier Park Neighborhood
Jerome Village Neighborhoods
Relevant for large tracts especially where unique environments exist in the same development.
District E: Glacier Park NeighborhoodTOTAL - 385 Acres166 Acres Open Space518 Units1.34 DU/AcresSchoolFounders Park
Entry at Founders Park
Conservation Neighborhoods
District D: Eversol Run Neighborhood
TOTAL– 330 Acres139 Acres Open Space 274 Units.83 DU/Acre
Conservation Neighborhoods
District A-B-C: Village Center
TOTAL - 387 Acres156 Acres Open Space1350 Units3.5 DU/Acre
District A – Commerce Center
600,000 Sq.Ft. Regional Retail300,000 Sq.Ft. Office
Retail Center
District A – Commerce Center
Office Campus
District C – Neighborhood Village
800 Units
550 Attached
50’-70’ Lots
Neighborhood Village Homes
District B - Town Center
TOTAL – 323,500 sq. ft. 116,000 sq. ft Retail/ Entertainment200,000 sq. ft. Office7,500 sq. ft. Civic
District B - Town Center District
Community heart –“Downtown Main Street”Within 10 minute walk of 60% of residentsSupports neighborhood lifestyle needs – retail, entertainment, municipal & civic
District B - Town Center District
Jerome Village is an opportunity to live differently in amulti-use community. Therefore, the architecture needsto be more than a typical subdivision…
Creating an Architectural Heritage
Jerome Village – Architectural Overview
Discontent with current subdivision architecture –Post war planningHistorical context – What is it?Goals for the development of Jerome Village
Impact of Post War Planning and Development Trends
Suburban sprawlDisconnected / separatedMass production building Loss of multi-dimensional communityLack of identity- no sense of place-no pride in place
Impact of Post War Planning and Development Trends
Modernism trendsMinimalist approach to designNo ornamentationLack of visual character Lack of human connection
Impact of Post War Planning and Development Trends
Zoning restrictionsBased on minimumsLittle requirements for diversityLeads to sameness and banality- “safe”
Historic Influences
Jerome TownshipVery rural – No real sense of architecture
Creates a “tie-in” with existing community and keeps project from appearing foreign.
Historic Influences
Regional influencesWorthingtonMount VernonGranville
Goals for Jerome Village Architecture
To blend with and preserve the existing “rural town” character of Jerome Township.
Goals for Jerome Village Architecture
To reflect and embody the heritage and traditional values of small town America
Goals for Jerome Village Architecture
To have consistency in quality, details, and scale throughout the community.To recreate a sense of pride in one’s community
To Achieve an Architectural Heritage
The Jerome Village Architectural Pattern Book
The Process for Developing the Pattern Book
Familiarize ourselves with the existing architecture of Jerome Township & surrounding communities.Research the history and development of Central Ohio architectureEstablish the architectural character desiredWork with the local residences and regulatory officialsGet input from builders and their architects
What is a Pattern Book?
Outlines the quality, detail, and scale desired throughout the developmentTo be used by architects, builders, and regulatory officials to guide them throughout the process of development of Jerome Village
What is a Pattern Book?
A book that outlines the styles of architecture appropriate for a development or redevelopment
What is a Pattern Book?
It can include:
Single Family
Multi-Family Commercial
What is a Pattern Book?
A guide book of appropriate details, materials, proportions, and arrangements for the architecture of a development
What is a Pattern Book?
It is usually based on regional context and historical relevance
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
The Jerome Village Pattern Book
Why is Jerome Village Good for the Township?
A large comprehensive development (PUD) is more effective than ‘piecemeal’ development in achieving the following for the Township:
Creation of a ‘template’ for positive growth and consistent design within the Township Creation of a sense of ‘place’ for the larger community by emphasizing and preserving its uniqueness Provides for amenities in a controlled developmentProvides a social and civic hub for entire Township Provides a funding mechanism to maintain natural areas without taxing existing Township residents
Jerome Village
The Developers Perspective
Developer:
Highland Management Group, Inc.
Founded in Columbus, Ohio in 2000Full service real estate development companyFocus on building “communities”
Why a project like Jerome Village?
Desire to build value for the long-term.Believe there is a better way for people to live, work and play.Desire to build true communities that respect the past and plan for the future.This is what the market wants & needs.J.C. Nichols – Country Club Plaza
Inspired by the projects that are still viable today.
Challenges of Conservation Development
Critical mass: land acquisitionSustain long-term vision while balancing short-term needWho pays for open space, parkland and community facilitiesCommunity and builder buy in for a new concept
Jerome Village:Meeting the ChallengesHave a Vision
Right location in a growing corridorRight time in the history of the Township/CountyRight solution as people will pay a premium to live in a “true” community
Jerome Village:Meeting the ChallengesSecure Strong Capital Base
NRI relationship enables a long-term perspectiveCommunity Development Authority (CDA) will be established to fund infrastructure, community services, parks, schools, etc.Builder participation
Jerome Village:Meeting the ChallengesLeverage Efficiencies of Scale
Project’s scale and design principles allow for efficient use of infrastructureHigher density village allows for lower density conservation area
Jerome Village:Meeting the ChallengesEducate & Communicate
Engage the public early & often with key messagesGrowth is inevitable “Grow Smart” or suffer from sprawl
Use a variety of forums (open houses, newsletters, jeromevillage.com, small group meetings, mail surveys, event sponsorships, PR)
Jerome Village:Meeting the ChallengesBrand the Community
Selling “lifestyle”, a better way to live.Not just selling “product” or another sub-divisionMust inspire the pride of the TownshipDesire to be viewed as a different kind of developer with a different kind of solutionUpfront investment is required ($, relationship equity, etc.)
“Take Aways” – How can communities encourage developers to do the right thing?
Make it easy to do the right things:Collaborate between developer and public officials…we all have a vested interest in doing the right thingDevelop a shared vision for the futureKeep the big picture in mindMaintain some flexibility relevant to current zoning codesHelp educate the citizens…this isn’t just another sub-division
Acknowledge the Economic RealitiesSustainability requires an economic engine (mixed use, job creation, tax generation)Creative financing (CDA, TIF, etc.)Density matters
“Take Aways” – How can communities encourage developers to do the right thing?
Be Courageous…Build a LegacyPassionately champion the project
“Take Aways” – How can communities encourage developers to do the right thing?
“Communities can be shaped by choice, or they can be shaped by chance. We can keep on accepting the
kind of communities we get, or we can start creating the kind of communities we want.” Richard Moe,
National Trust for Historic Preservation
Questions?
