<strong>Hilliard</strong> <strong>Sustainability</strong> <strong>Plan</strong>Common barriers to communities around the country to developing sustainable,neighborhood-centric patterns are the long-standing codes andordinances governing their jurisdictions. 97 In some instances, development<strong>of</strong> undesirable character is allowed or even encouraged. On the other hand,potentially beneficial strategies such as mixed uses and higher densitiesmight be discouraged or even prohibited. <strong>The</strong> following strategies, brokendown over a long period <strong>of</strong> time based on ease <strong>of</strong> implementation, aremeant as a way to combat this issue in <strong>Hilliard</strong>. Adopting these measureshas the potential, over time, to move the measurements <strong>of</strong> all four proposedLand Use and Urban Ecology indicators (retail access, park access,pathway connectivity, and pedestrian infrastructure inventory) in a positivedirection.Short Term (1-3 years)» Amend the current zoning code to allow upper-story residences incommercial buildings as a conditional use in all existing commercialand mixed-use districts. Specifically, the B-1 NeighborhoodBusiness, B-2 Community Shopping Center, and B-3 Institutions andOffices Districts should be amended. 98 Along the same lines, thecity should amend the code so that small commercial operationsare a conditional use in residential districts. <strong>The</strong>se districts includeR-3 Medium Density Residential, R-4 Two Family Residential, and R-6Multi-Family Residential. According to an Environmental ProtectionAgency (EPA) report, this is a “modest adjustment,” which is a goodfirst step towards cultivating a city with a desirable mix <strong>of</strong> uses. 99Parties responsible: This action would be the responsibility <strong>of</strong> the<strong>City</strong>’s planning staff, perhaps in partnership with a city attorney.<strong>The</strong>y would need to research and draft the proposed zoningamendments. <strong>The</strong> American <strong>Plan</strong>ning Association publishes modelordinances which would be a good start. 100 Subsequently, thechanges will need to be adopted by <strong>City</strong> Council. Cost: A generousSidebar 3.3: Arlington County, Virginia CaseStudyOfficials in Arlington County, Virginia have made it a policyto incentivize sustainability within their jurisdiction’s builtenvironment. In this particular case, they have decided thatLEED certified construction is something they would like toencourage. In order to do this, the County has put into placea scheme where different LEED certifications <strong>of</strong> developmentprojects allow for an increase in maximum density under thecode (See figure 3.4). 6 This type <strong>of</strong> incentive pr<strong>of</strong>ile could bemodified by <strong>Hilliard</strong> to encourage development within theComprehensive <strong>Plan</strong>’s focus areas. See figure 3.5 for an example<strong>of</strong> a pr<strong>of</strong>ile that could be adopted by <strong>Hilliard</strong>. <strong>The</strong>se incentivescan be tailored specifically to the sustainability goals <strong>of</strong> <strong>Hilliard</strong>’sEnvironmental <strong>Sustainability</strong> Commission, <strong>City</strong> Council, <strong>Plan</strong>ningCommission, and Mayor.Figure 3.4: Arlington County, VA Incentive LevelsLEED Certification Floor-to-Area Ratio (FAR)IncreaseCertified .15Silver .25Platinum .35Figure 3.5: Example <strong>Hilliard</strong> Incentive Levels.Development Type inFocus AreaResidentialCommercialMixed-Use» Source: EDAW IncorporatedDensity Maximum Increase10% increase over base allowablemaximum in zoning district10% increase over base allowablemaximum in zoning district15% increase over base allowablemaximum in zoning districtECON. EXECUTIVELAND DEV. USESOCIAL SUMMARY& URBAN EQ.ECOLOGY65
<strong>Hilliard</strong> <strong>Sustainability</strong> <strong>Plan</strong>ECON. EXECUTIVELAND USE DEV.SOCIAL SUMMARY& URBAN EQ.ECOLOGYcost estimate would be 100 staff-hours plus any applicablefees charged by the attorney.» Draft and implement a policy <strong>of</strong> only subsidizingdevelopment in the near term inside the focus areasidentified in the Comprehensive <strong>Plan</strong>. <strong>The</strong> <strong>Plan</strong>recommends stopping subsidization outside the focusareas as one <strong>of</strong> the first steps toward encouragingneighborhood-centered infill development in <strong>Hilliard</strong>. 101However, it is also important to approach this issueusing an encouragement approach to go along withthat discouragement policy. To do this, the <strong>City</strong> shouldimplement an incentives program to encouragedevelopment within the focus areas. <strong>The</strong>re are manyDavidson, North Carolina Case StudyDavidson, North Carolina and <strong>Hilliard</strong> have a lot in common.Davidson is a small town outside the growing metropolis <strong>of</strong>Charlotte. <strong>The</strong> development pressure came from an influx <strong>of</strong>mostly single-family residential projects. 7 To ensure that thedevelopment that was coming to their community, elected<strong>of</strong>ficials implemented an innovative process for review designproposals, which their planning staff describe as “extremelyimportant to ensure that the residents and all the relevantstakeholders have meaningful input into the development<strong>of</strong> their community.” 8 After the normal preliminary meetingbetween developers and planning staff, applicants are requiredto invite all people living within one quarter mile <strong>of</strong> the site toa charrette meeting. 9 At this meeting, attendees participate in aprotracted design process where they indicate their preferencesfor issues such as aesthetics and form. Only after these meetingstake place do developers invest in detailed plans for finalsubmission. 10 <strong>The</strong> city won an EPA National Award for SmartGrowth Achievement in 2004 due to this and other efforts. 11Charrette DefinitionA charrette is a type <strong>of</strong> public meeting. Residents, businessowners, and other citizens who have a stake in a proposedproject are invited give and evaluate ideas regarding thedesign <strong>of</strong> that process. For example, they may be shown earlyrendering <strong>of</strong> a site plan or other images <strong>of</strong> the proposed projectwith different options. <strong>The</strong>y are subsequently asked for theirfeedback on which choices they prefer and what things areimportant to them. In some instances, attendees are able tocommunicate with pens and markers etc. the types <strong>of</strong> thingsthat that want right. <strong>The</strong> process is used to build trust betweenthe developer(s) and the public. 12 Additionally, it allows allstakeholders to collaborate to try and find a design solutionwhich is sensitive to the concerns <strong>of</strong> everyone who will beaffected. 13» Image 3.3. Charrette Source: http://northlakewharf.wordpress.com66