A Tool to Address Ohio’s Housing Crisis
Greater Ohio Policy Center and the Ohio REALTORS® teamed up to create a tool to tackle infill housing production and address the housing crisis in Ohio, where homeownership rates are declining, production of new units is slowing, and housing costs are increasing. The resulting guidebook, Housing Ohio: Tools for Development offers three free voluntary tools that local governments, developers, land banks, and homeowners can use to promote infill housing across Ohio.Free Building Plans: Two pre-designed building plans (a single-family home and a duplex) with multiple variations are available free of charge. These plans help reduce design and architecture fees and can be incorporated into a pre-approved plans program to streamline permitting.A la Carte Zoning Adjustments: Actionable recommendations for zoning code adjustments that eliminate barriers to infill housing and encourage new development. These changes are simple enough to be implemented by city staff without requiring outside consultants.Pre-Approved Plans Program Guide: A how-to guide for municipalities to establish a pre-approved plans program, enabling expedited permitting and lowering development barriers in their communities.
Designed to be used individually or together, these tools offer local governments and builders resources to encourage the development of new housing. Early adopters of the tools are expected to be local government officials, land banks, for-profit developers, homeowners, aspiring small-scale developers, and community advocates.A multi-sector advisory committee made up of housing and development experts from around Ohio steered the development of the guidebook. They provided feedback on everything from local market conditions to the placement of doorways. This process ensured that the guidebook and its designs are appropriate for the Ohio infill context. Technical guidance and facilitation were coordinated by Pattern Zones Company with contributors Neighborhood Workshop and MBL Planning.Why Infill?
The guidebook aims to reduce barriers to new housing development, with a focus on infill development – building in established neighborhoods that already have existing homes, infrastructure, and amenities rather than promoting development at the fringe of developed areas. Many Ohio communities have seen demolition of residential buildings over the past two decades resulting in empty parcels in existing neighborhoods. County land banks and city reutilization offices (also known as ‘city land banks’) in Ohio typically hold a large inventory of these underutilized parcels and they represent a tremendous opportunity for redevelopment because the land is already secured and available at below-market prices. Building new housing on infill sites offers significant benefits for Ohio communities including neighborhood revitalization, utilization of existing infrastructure, and preservation of natural spaces.Free Building Plans
The guidebook offers two building plans, each with several variations, that are free to use throughout Ohio. The highest priority in the design process for these two buildings was to have buildings that could be constructed on most infill parcels in Ohio while addressing a wide variety of household sizes. The two plans offered are a narrow single-family house and a versatile front/back duplex. The 2 bed/2.5 bath, 1,122 square foot single-family house has been designed to fit on a 30’ wide lot with a small driveway. If alley access is available, even narrower lots can be accommodated. Optional additions include a first floor third bedroom (creating a 1,422 square foot house) and an enclosed 132 square foot sleeping porch to add additional living space.
Narrow single-family house with option third bedroom and sleeping porch.
The duplex offers a 3 bed/2.5 bath front unit (1,420 square feet) and the option of a two-story 2 bed/2.5 bath rear unit (1,160 square feet) or a one-story 1 bed/1 bath rear unit (580 square feet). There is also the possibility for an internal connection between the units, effectively creating a large, 4-bedroom single-family house (2,002 square feet)
Versatile front/back duplex with standard porch.
A la Carte Zoning Adjustments
There is widespread recognition that zoning codes in many places create obstacles to new housing production. They often prohibit the development of housing that meets market demands and dampen the amount of housing construction taking place. This is especially important in areas of Ohio that are not projected to grow in population and, therefore, will not have an influx of residents to help pay for the cost of new infrastructure expansions.This guidebook provides practical zoning adjustments, or “low-hanging fruit” adjustments, that can address these issues. Recommended adjustments include reducing lot size and setback requirements, permitting a mix of home types (such as ADUs and duplexes), and reducing parking requirements. Alongside each recommendation are local examples of zoning adjustments that have been implemented in Ohio communities.Guide for Implementing a Pre-Approved Plans Program
Pre-approved plans are a transformative tool for municipalities seeking to streamline housing development. They offer a portfolio of pre-reviewed architectural designs that are ready for expedited permitting. By providing pre-reviewed, high-quality housing designs, these programs simplify permitting processes, lower development costs, and promote efficient use of resources. The guidebook explores how pre-approved plans work, their benefits, the steps to implementation, and how to ensure long-term program success.Communities interested in creating a pre-approved plans program can include the Pattern Book designs as part of their program and/or curate their own designs. Pre-approved plans programs have been implemented throughout the country, as shown in this interactive map.
Pre-approved plan homes under construction in South Bend, IN.
“We are excited to see the impact this toolkit will have on Ohio municipalities and counties,” said Veronica Cardello, Assistant VP of External Engagement for the Ohio REALTORS®. “Our goal is to reduce barriers to housing development, especially in existing neighborhoods that have available land.”How to Download the Guidebook and Building Plans
Visit www.housingOH.org to download the guidebook, building plans, and explore additional resources. ABOUT GRATER OHIO POLICY CENTER:
The Greater Ohio Policy Center (GOPC) is a statewide nonprofit organization with a mission to improve Ohio’s communities through smart growth strategies and research. Our vision is a revitalized Ohio. GOPC is highly respected for its data-driven, nonpartisan policy analysis, research expertise, and policy development, and regularly provides expert analyses to public, private, and nonprofit leaders at the local, state, and national level.ABOUT OHIO REALTORS®:
Ohio REALTORS® advocates, engages and leads to protect private property rights and advance the real estate industry. We are the leading force driving real property ownership and promoting the value of a REALTOR® in strengthening Ohio's communities.Author bio:
Casey Terry is the Research Manager for the Greater Ohio Policy Center (GOPC), where she develops and manages research projects focused on legacy city revitalization. Casey is an AICP certified planner with a Master in Community Planning from the University of Cincinnati’s College of DAAP. Prior to her role at GOPC, she spent three years as the Planning Project Manager at Urban Fast Forward, a Cincinnati consulting firm. Her work there focused on neighborhood business district activation, urban design, and community engagement. Casey has designed and managed a variety of planning projects including neighborhood plans, market studies, and comprehensive plans.