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While we want to encourage new development and redevelopment, the quality and design of that development can have a major impact on the future of our watersheds and open spaces. One of the ways we can have the biggest impact is to encourage more compact development whenever possible. Concentrated development requires less road and impervious surface; allows us to provide infrastructure, including stormwater management, in a more efficient fashion; and permits a wider range of cost-effective transportation options to be provided. Concentrated development can allow for the conservation of open space, natural and other resources that can be fit in around the development. It also enhances the efficiency of business, and enhances the quality of neighborhoods and the relationships (such as school and church) that develop within them. For these reasons, all communities are encouraged to explore ways in which they can make development more compact where appropriate.

Compact development regulations are sometimes identified as “traditional neighborhood design”, or TND. However, these principles can be applied in a wide range of situations that may not include traditional neighborhoods. Compact development will have a very different character, depending on whether it is occurring in an urban neighborhood, a small town center, a rural crossroads, or a major retail center. The following are some basic concepts characterizing compact development:

Compact development typically provides a mix of uses. This means that several types of housing, commercial, civic, and/or office space are provided in close proximity to each other to facilitate communication between them, good pedestrian access, and a balanced community.

Compact development typically incorporates a hierarchy of scales, starting with individual streets at the smallest scale, and moving up through neighborhoods, districts, and the town or city itself. Each sub-area will have its own recommendations for types of buildings and uses, travel distances, streets, central focus area, civic uses, and open spaces. Smaller compact development areas might be designed around one such district or neighborhood.

Compact development projects rely on careful attention to street design to meet practical access needs without impacting pedestrian scale. Blocks are short and provide maximum street frontage for uses. Buildings are often located right at the sidewalk or with minimal setback, with more extensive parking provided behind the buildings.

Compact development uses are usually at a fairly small scale, although there has been a lot of recent exploration into providing larger scale retail uses in smaller spaces. The challenge is to provide a balance of pedestrian-friendly walking distances between establishments, while accommodating cars needed for major retail or office spaces.

Compact developments provide civic spaces to foster a sense of community and provide opportunities for community interaction. Schools, meeting halls, parks, and recreation opportunities are woven into the fabric of the development area. Public waterfront, river or creek access can be a keystone of such projects.

Compact developments often provide shared parking, which can greatly reduce the amount of space needed by various uses. For example, movie theaters can share parking with office uses, one using the parking during daytime hours, the other at night. Restaurants can share parking with churches or schools. Specific parking requirements are highly individual to each situation, depending on expected uses and their anticipated markets. Parking requirements are usually calculated separately for each district.

Design guidelines are critical to maintain compactness, consistency, local and regional identity, and a lively street character. Many compact development regulations have a full set of illustrations accompanying guidelines for building location, parking area design, façade treatments, landscaping, and signage.

In the past year, The Countryside Program, jointly with the Oberlin Design Initiative, conducted a study to identify successful compact development projects in the Midwest that would be applicable to Northeast Ohio communities. In the next issue, I will summarize some of our findings with regard to what makes a compact development project successful, and provide resources for more information.

For more information, contact Kirby Date, AICP, Countryside Program Coordinator, at 216-295-0511 or k.date@urban.csuohio.edu.