Middle East Fork
Balanced Growth Initiative
FREQUENTLY ASKED QUESTIONS (FAQs)
What is the Ohio Balanced Growth Initiative?
The Ohio Balanced Growth Initiative was first piloted in 4 Lake Erie Basin watersheds in Northern Ohio in 2004. The initiative emerged in response to growing concerns about the degradation of water resources in the Basin, which were tied to unsustainable local land use practices. The initiative encourages local governments to develop a land use plan that balances community growth with protection of natural, cultural and historical resources. These resources are critical to maintaining the quality of life in local communities. Once a balanced growth plan is developed, entities within the target planning area implement best land use practices or tools to help achieve planning goals. Based upon the success of the initial pilot projects, the State of Ohio has provided additional funding to encourage balanced growth planning in other watersheds across Ohio. The Middle East Fork Balanced Growth Project is one of six projects underway in the Ohio River Basin in 2010-11.
Why here, why now?
Clermont citizens and local governments have long understood the importance of water resources to community growth and the quality of life throughout the County. There are many initiatives underway to help restore and protect these important resources, including watershed action plans for the entire 540 sq. mi. East Fork drainage basin. One of those plans completed in 2008, focuses on the Middle East Fork sub-watershed, a 50+ sq. mi. drainage area surrounding Batavia and the East Fork Lake. This area of rapid growth represents an opportunity to build upon existing planning efforts by incorporating balanced growth planning principles into local community land use planning efforts. This local pilot effort will hopefully encourage local governments in other nearby watersheds to evaluate and utilize a balanced growth approach to planning.
Is the Balanced Growth Initiative “anti-development” or “anti-growth”?
No. Neither this initiative nor its sponsors are anti-development or anti-growth. Growth and development is an essential element of life in Clermont County and across SW Ohio. Well planned growth enhances our communities and neighborhoods and enriches our quality of life in many ways (housing, transportation, recreational and cultural opportunities, public education, public safety, etc.). Balanced Growth will provide communities with a better planning framework for guiding future development. A balanced approach to growth will help insure that the impact on our natural resources, particularly critical water resources and other unique features of our landscape (cultural, historical, etc.) are minimized. The protection of these elements is essential to maintaining the quality of life in our local communities.
The Clermont Soil & Water Conservation District was awarded a grant to direct this local pilot planning project, based largely upon its past experience in watershed planning in the East Fork Watershed. The District is partnering with Clermont County Planning Dept. and local townships/communities in this effort. Although the District’s general focus is resource conservation, the agency has been a long-time proponent of the balanced growth concept.
A Watershed Planning Partnership has been formed to oversee the development and implementation of the Middle East Fork Balanced Growth plan. The Partnership is comprised of representatives from each Township and Village in the planning area, along with other key stakeholders representing public agencies and private organizations and interests.
Why develop a Balanced Growth Plan for only the Middle East Fork sub-watershed?
Watersheds are an area of land from which surface water drains into a common outlet, such as a river, lake or wetland. Impacts to the watershed from local development transcend political and geographic boundaries. Watershed-scale planning has become an accepted approach in Ohio and throughout the nation because collaboration across the watershed allows for more effective local solutions to be realized.
When the State expanded participation in the Balanced Growth program to all Ohio watersheds, they required the Watershed Planning Partnerships chose a “manageable” watershed (planning area) that included at least 5, but not more than 20, political jurisdictions. The Middle East Fork sub-watershed was selected because it is an urbanizing area that includes the boundaries of 9 Townships and 2 Villages, a total of 10 political jurisdictions that meets the State requirement for participation in the program.
My township/community already has a Growth Management or Land Use Plan. How will this plan differ and what is the benefit of an additional plan?
The Balanced Growth plan will have many similarities and consistencies with any existing land use plans. However, the Balanced Growth plan will utilize a more analytical, watershed-based approach to evaluate the impact of land use decisions on critical natural resources and other important features. In this way, the plan will actually build upon the important foundation created by any existing plans. Today we have a much better understanding of how poor land use decisions negatively impact water and other local resources. Utilizing balanced growth principles and practices, local governments can achieve a sustainable balance between community growth and resource protection. This will help protect and enhance the quality of life in our local communities.
Similar to other community planning tools (land use plans, growth management plans, etc.), a Balanced Growth plan will designate priority zones that are more suited to certain land uses than others (Priority Development Areas, Priority Conservation Areas, Priority Agriculture Areas).
If my property falls within an area designated as a “Priority Conservation Area (PCA) or Priority Agricultural Area (PAA),” will the Balanced Growth plan prevent me from developing the property or affect its future market value?
The priority designations (Priority Development Areas, Priority Conservation Areas, Priority Agriculture Areas) are “general planning guidelines” only and this designation does not prevent anyone from utilizing their property for any purpose allowed by law or zoning code. After completion of the plan, townships and communities may develop programs or ordinances to help achieve some or all of the elements set forth in the plan. Those will be local decisions made by each individual entity and its voting residents.
It’s impossible to predict the impact that any land use planning effort might have on future property values, but a Balanced Growth plan should have no greater impact than any other local plan in that regard. Balanced growth planning encourages communities to look at land valuation relative to its current and/or potential use. From an economic sustainability standpoint, an entity would want a land use mix that generates sufficient tax revenues to offset the cost of community services needed to support those various uses.
If my property falls within an area designated as a “Priority Development Area,” will the Balanced Growth plan prevent me from protecting or conserving the property?
No. Similar to other community planning tools (land use plans, growth management plans, etc.), a Balanced Growth plan will designate priority zones that are more suited to certain land uses than others (Priority Development Areas, Priority Conservation Areas, Priority Agriculture Areas). These are “general planning guidelines” only and this designation does not prevent anyone from utilizing their property for any purpose allowed by law or zoning code. After completion of the plan, townships and communities may develop programs or ordinances to help achieve some or all of the elements set forth in the plan. Those will be local decisions made by each individual entity and its voting residents.
What does it mean if my property falls within areas that have multiple land use designations (i.e. - Priority Conservation Area “and” Priority Agricultural Area or Priority Development Area)?
This means that your property may have areas that are best suited for multiple land uses. You may have a stream, wetland or significant feature on your land that is best suited for conservation. But the area surrounding this feature may be best suited for farming, development or both. Some of the features that make a piece of land valuable for one use, may also make it valuable for other uses (i.e. – good drainage, good access), which can lead to multiple designations. Will the Balanced Growth plan have any regulatory authority?
The plan itself has no regulatory authority. After completion of the plan, townships and communities may develop programs or ordinances to help achieve some or all of the elements set forth in the plan. Those will be local decisions made by each individual entity and its voting residents.
How will the Balanced Growth plan be implemented?
Once a Middle East Fork Balanced Growth plan is completed and endorsed by local entities, each entity may adopt and utilize best land use practices to achieve the goals of the plan. There are a number of best practices that can be utilized for that purpose. For instance, a “stream set-back” may be adopted to protect building too close to a stream, which can result in excessive erosion/landslides, flooding, and degradation of water quality. Or a “conservation development” or “open space subdivision” provision may be added to a local zoning code. This development strategy clusters dwellings on a building site to maximize the conservation of high quality open space or other significant resources on that site. Each jurisdiction will decide what practices are most appropriate for their planning area and can customize them to meet local needs.
If a local jurisdiction (county, township, municipality) enacts some ordinance or code to protect a certain type of sensitive conservation area (i.e. - stream setback to avoid building too close to streams) how will it affect my property value and its development potential?
As these type ordinances are developed, safeguards are normally written within the ordinance to protect property owners from incurring undue harm or loss of property value as a result of that ordinance. These often include provisions like “grandfathering” or “variances.” Model ordinances that have proven successful in other communities are available to help local communities craft ordinances that are fair and equitable, but still achieve desired outcomes.
The Balanced Growth Initiative is funded by a state grant. Is this an attempt by the state to exert more influence or regulatory authority over local jurisdictions and the planning process?
No. The Balanced Growth Initiative is a voluntary, incentive based program to encourage Ohio communities to consider balanced growth principles and practices in their land use planning process. It is a “bottom-up, locally led” approach and the endorsement and implementation of any local plan is at the sole discretion of each individual jurisdiction. As a home rule state, Ohio does not assume a direct role in land use planning. Some states have imposed “Smart Growth” laws aimed at achieving similar results, but the State of Ohio believes that a voluntary, incentive based approach is best for Ohio citizens and communities.
What type of incentives are available to encourage the adoption and implementation of a local Balanced Growth plan (for communities, developers, landowners)?
The incentives for townships and villages to develop and implement balanced growth plans thus far include: 1) state assistance in identifying technical and financial resources used to support PCAs and PDAs; 2) state will assist in developing methods to provide more advance predictability and streamlining for site related decisions in PCAs and PDAs; 3)state to provide list of all state programs and funding sources that could be used to support conservation in PCAs and development and redevelopment in PDAs; 4) higher scores or special consideration for selected grant opportunities, reduced interest rates for loans, special considerations in state programs.
The State of Ohio hopes to formalize and develop additional incentives and is seeking input from pilot projects in that regard.
As jurisdictions develop best practices to achieve balanced planning goals, there will be opportunities to create incentives within each practice, ordinance or program. These incentives are an extremely important element and help insure the success and equitability of each program. As an example, a community may adopt a “conservation development” provision within their zoning regulations. But if there are no incentives for developers to consider that option, it will obviously have very limited success. However, if incentives are provided (i.e. - lower development costs, higher density, enhanced profitability, etc.), then the ordinance may help achieve desired community outcomes such as green space protection, maintaining rural character, etc. It becomes a win-win situation for the developer and the community.
What measures are being taken to insure that all stakeholders (communities, developers, landowners, farmers, etc.) have a voice in this planning process?
The Watershed Planning Partnership is coordinating a series of stakeholder involvement meetings to explain the goals and objectives of the Balanced Growth project and incorporate stakeholder input into the planning process. The schedule for the stakeholder involvement meetings is provided below. In addition to these meetings, the Partnership also plans to organize focus groups meetings with landowners, developers and farmers to incorporate their ideas and perspectives into the development of the Balanced Growth plan.
Balanced Growth Stakeholder Meeting #1: August 10, 2010
Balanced Growth Stakeholder Meeting #2: October 13, 2010 5:00-7:00 pm
Balanced Growth Stakeholder Meeting #3: December 8, 2010 5:00-7:00 pm
All 3 stakeholder meetings will be held at the Batavia Township Administration Building located at 1535 Clough Pike Batavia, Ohio 45103