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Recently, I have had several occasions to explain to audiences the difference between three terms that are becoming more and more widely used in our region. A brief explanation might help us all do a better job applying them, for the better of our community prosperity and our environment.

PUD. A Planned Unit Development (or Planned Residential Development, Planned Conservation Development, Planned Development District, among many terms in use) is a common zoning technique which allows an entire multi-acre development to be planned and developed as one unit, with its own internal road and drainage system. Every PUD zoning code is unique depending on how it is set up. PUDs can provide flexibility in development design to avoid cookie cutter development. However, they only address environmental issues and conservation if they are set up to do so.

Conservation Development weaves development and open space areas together to help reduce the impact of the development on the sensitive resources on the site, which may be natural, agricultural, historic or scenic in nature. A Conservation Development PUD zoning code contains very specific requirements for large open space areas that are permanently protected; protection of sensitive resources on the site; and high quality open space.

Smart Growth development and planning approaches 1) provide for a mix of housing, commercial and institutional development choices; 2) reduce the dependence on the automobile; 3) ensure that infrastructure is efficiently used; 4) provide for conservation of sensitive resources. Smart Growth policies aim to conserve and enhance the quality of place and quality of life of our communities, while improving the efficiency and cost-effectiveness of our use of infrastructure and existing development areas. Both of these objectives have been shown to contribute substantially to long-term prosperity when implemented.

A Smart Growth approach for rural and exurban areas focuses on providing high quality, compact development to meet housing, commercial and institutional needs where infrastructure exists to support it. Development is targeted so people can work, live and recreate in close proximity to reduce travel miles. Outside targeted development areas, the focus is on retaining open space, farmland and greenways to provide “green infrastructure” enhancing the quality of our communities and environment. Development outside targeted areas utilizes a Conservation Development approach, with low average densities and plenty of open space, to reduce the impact of the development on the sensitive resources. And where resource protection is critical, especially in sensitive natural areas, and where protecting a farm economy is vital, land should be conserved in big blocks of contiguous parcels, with limited development, using the tools and resources available.

A PUD is Smart Growth only when it complies with development intensity goals for compact development (in targeted development areas) and substantial open space/resource conservation (outside targeted development areas). Conservation Development is Smart Growth only when it is part of a comprehensive planning effort that balances development areas, and conservation areas, community-wide. And all development efforts must allow for some areas that are so critical that they must be preserved outright. If we develop correctly, we stand to enhance even further our wonderful Northeast Ohio quality of life, and in the end bring our region out ahead of many other regions in this country. Every community, developer and citizen can do their part.

Kirby Date is the Coordinator of the Countryside Program. For more information, check out our web site at www.countrysideprogram.org, or e-mail her at k.date@csuohio.edu. Other web resources on this topic include:
The American Planning Association (www.planning.org), Smart Growth Online (www.smartgrowth.org), and the Ohio Lake Erie Commission’s Balanced Growth Program (www.epa.state.oh.us/oleo/openhouse.htm).