Conservation Development in Jerome Village: A Case Study of Responsible Development on the Suburban Fringe

Today’s Presenter: Bird Houk Collaborative Gary Smith ASLA, APA Market Leader Community Planning Land 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. Location B. History C. Fears D. Options II. ‘Grow Smart’ Model: A. Smart Growth Principles B. Conservation Subdivision Principles III. Jerome Village - A New Model for Rural Development on the Suburban Fringe

Presentation Overview IV. Creating an Architectural Heritage: A. Impact of Post War Planning and Development Trends B. Goals for Jerome Village Architecture C. 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 Challenges C. Jerome Village: Meeting the Challenges V. “Take Away’s” – How can communities encourage developers to utilize these planning practices?

Central Ohio Area Map Delaware Delaware Marysville Marysville Jerome Village Jerome Village Jerome Jerome Township Township Dublin Columbus Columbus

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, 2006 Arthur C. Nelson, Brookings Institute Report, Dec. 2004

Jerome Township Map Jerome Village Glacier Ridge Jerome Metro Park Township Dublin I-270 Route 33

Jerome Village Dublin Growth Jerome Township Glacier Ridge Metro Park Dublin: 1969 -2,084 Acres -Population: 681

Jerome Village Dublin Growth Jerome Township Glacier Ridge Metro Park Dublin: 1970-Present -15,712 Acres -Population: 38,909

Jerome Township Historically Rural township situated between rapidly growing Dublin and Marysville communities So Far -‘Sheltered’ from growth by resistant attitude of citizens and lack of infrastructure Limited sewer and water services Comprehensive Township Master Plan repeatedly stopped by public referendums Scattered, large-lot development – no interconnectivity, no town center

Jerome Township: Fears Suburban development is now at Township’s doorstep Expansion of infrastructure has made the Township a target for development Annexation threat from surrounding areas (Marysville and Dublin) Loss of Township identity and rural character No comprehensive plan in place to handle/guide growth

Jerome Township – The Crossroads Not: “Will growth take place?” But: “HOW will growth take place?”

Suburban Sprawl?

Jerome Township: Future Options Option I – Annex into Dublin Option II – Annex into Marysville Option III – Allow piecemeal development Option 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 it Identify and sustain green infrastructure Remember that the right design in the wrong place is not smart growth Protect environmental systems and conserve resources Provide diverse housing types and opportunities Build centers of concentrated mixed uses Use multiple connections to enhance mobility and circulation Deliver sustainable transportation choices Preserve the community’s character Make 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 features Cluster dwelling units into smaller areas allowing for the permanent aggregation and preservation of open space Utilize large setbacks and narrow roads to preserve rural road characteristics Discourage large lot development on major roadways Majority of housing units should back on open space

Conservation Design Conventional Subdivision Note: Sketches taken from Conservation Design for Subdivisions Conservation Design

A New Model for Rural Development on the Suburban Fringe

Jerome Village Planning Objectives: ‘Grow Smart’ Consider/preserve the natural environment Consider the existing built environment and project forward to the character that might naturally have occurred over time Consider the community’s spirit of place Consider 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 space Town Center: Civic and social hub for Township New Schools Community recreation facilities Lifestyle-responsive housing options Will double the population of Jerome Township 15-20 year build out

Planning Challenges for Jerome Village & Rural Communities. Lack of adjacent utilities Property ownership constraints Natural/ significant features of the site Lack of Comprehensive Township Development Plan Inflexible and out-of-date zoning code Citizens/public officials’ lack of knowledge of Smart Growth/New Urbanism concepts No strong architectural character within Township How do we maintain the existing rural character with ‘Suburban’ development?

Planning Process – How to go about it… Address regional traffic issues Identify site’s natural features Define conservation zones Define primary development zones Link 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 Pods Open Space

Link Circulation Systems Proposed Roads Circulation Overlay Existing Roads Proposed Bike/ Pedestrian Path Development Pods Open Space

Land Use Plan

Land Use Plan – Site Data Total Site Area ±1,350 Ac Regional Office 35 Ac. Town Center 36 Ac Regional Commercial 73 Ac. Single family 587 Ac. Attached residential 67 Ac. Open space 544 Ac. School 35 Ac.

Land Use Plan – Site Data Flex/ Office +/- 500,000 sq. ft. Commercial +/- 756,500 sq. ft. Single family +/- 1,438 units Attached residential +/- 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 Design Minimize Impervious Impacts Maximize Flow Lengths Maximize Infiltration Provide Water Quality Filtration Minimize Flow Velocities Provide Controlled Flood Storage Stormwater Bioretention Design Surface Flow Paths and Bioswales First Flush Treatment WQ Wetlands Low Flow Channels and Floodplains Floodplain Wetlands for Infiltration Multiple Extended Detention Basins Habitat Diversification Nature Trail Integration and Maintenance

Natural Drainage

Develop Identifiable Neighborhoods Relevant for large tracts especially where unique environments exist in the same development. District A-B-C: Village Center District D: Eversol Run Neighborhood District E: Glacier Park Neighborhood Jerome Village Neighborhoods

District E: Glacier Park Neighborhood TOTAL - 385 Acres 166 Acres Open Space 518 Units 1.34 DU/Acres School Founders Park

Entry at Founders Park

Conservation Neighborhoods

District D: Eversol Run Neighborhood TOTAL– 330 Acres 139 Acres Open Space 274 Units .83 DU/Acre

Conservation Neighborhoods

District A-B-C: Village Center TOTAL - 387 Acres 156 Acres Open Space 1350 Units 3.5 DU/Acre

District A – Commerce Center 600,000 Sq.Ft. Regional Retail 300,000 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/ Entertainment 200,000 sq. ft. Office 7,500 sq. ft. Civic

District B - Town Center District Community heart – “Downtown Main Street” Within 10 minute walk of 60% of residents Supports neighborhood lifestyle needs – retail, entertainment, municipal & civic

District B - Town Center District

Creating an Architectural Heritage Jerome Village is an opportunity to live differently in a multi-use community. Therefore, the architecture needs to be more than a typical subdivision…

Jerome Village – Architectural Overview Discontent with current subdivision architecture – Post war planning Historical context – What is it? Goals for the development of Jerome Village

Impact of Post War Planning and Development Trends Suburban sprawl Disconnected / separated Mass production building Loss of multi-dimensional community Lack of identity- no sense of place-no pride in place

Impact of Post War Planning and Development Trends Modernism trends Minimalist approach to design No ornamentation Lack of visual character Lack of human connection

Impact of Post War Planning and Development Trends Zoning restrictions Based on minimums Little requirements for diversity Leads to sameness and banality- “safe”

Historic Influences Creates a “tie-in” with existing community and keeps project from appearing foreign. Jerome Township Very rural – No real sense of architecture

Historic Influences Regional influences Worthington Mount Vernon Granville

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 architecture Establish the architectural character desired Work with the local residences and regulatory officials Get input from builders and their architects

What is a Pattern Book? Outlines the quality, detail, and scale desired throughout the development To 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

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 development Provides 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 2000 Full service real estate development company Focus 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 acquisition Sustain long-term vision while balancing short-term need Who pays for open space, parkland and community facilities Community and builder buy in for a new concept

Jerome Village: Meeting the Challenges Have a Vision Right location in a growing corridor Right time in the history of the Township/County Right solution as people will pay a premium to live in a “true” community

Jerome Village: Meeting the Challenges Secure Strong Capital Base NRI relationship enables a long-term perspective Community Development Authority (CDA) will be established to fund infrastructure, community services, parks, schools, etc. Builder participation

Jerome Village: Meeting the Challenges Leverage Efficiencies of Scale Project’s scale and design principles allow for efficient use of infrastructure Higher density village allows for lower density conservation area

Jerome Village: Meeting the Challenges Educate & Communicate Engage the public early & often with key messages Growth 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 Challenges Brand the Community Selling “lifestyle”, a better way to live. Not just selling “product” or another sub-division Must inspire the pride of the Township Desire to be viewed as a different kind of developer with a different kind of solution Upfront 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 thing Develop a shared vision for the future Keep the big picture in mind Maintain some flexibility relevant to current zoning codes Help educate the citizens…this isn’t just another subdivision

“Take Aways” – How can communities encourage developers to do the right thing? Acknowledge the Economic Realities Sustainability 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 Legacy Passionately champion the project

“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

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Conservation Development in Jerome Village: A Case Study of Responsible Development on the Suburban Fringe

by OHM Advancing Communities on Aug 11, 2010

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