Pre-Approved Plans Programs
A pre-approval program offers a portfolio of pre-reviewed architectural designs that are ready for expedited permitting. Effective programs offer a range of housing types—from compact cottages, duplexes, and garage apartments—making them versatile for meeting current housing demand in existing neighborhoods.
By eliminating the need for repetitive design reviews, pre-approval programs create a streamlined pathway for development that benefits both developers and local governments. With proper planning, implementation, and monitoring, pre-approval programs can become an important tool for housing in many of Ohio’s municipalities and counties.
Learn More: Top 10 Tips for Cities Considering Pre-Approved Housing Plans | Planetizen
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Existing Programs
Pre-approved Building Plan programs are in effect in at least 30 municipalities around the country. The vast majority of programs are on the West Coast but programs also exist in the South, Midwest, and in Texas.
Case Studies
Communities around the region have successfully implemented pre-approved plans programs in recent years. Read about the new housing being developed in Kalamazoo, South Bend, Cleveland Heights, and Fayetteville below.
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Kalamazoo has developed a set of pre-approved building plans and partnered with a local nonprofit, Kalamazoo Neighborhood Housing Services (KNHS) to build three of the designs, including the stacked duplex, a four-bedroom standard house, and a narrow single family house.
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The City of Cleveland Heights, through an AARP Livable Communities Grant, conducted a design competition to select Accessory Dwelling Units (ADUs) for a newly implemented pre-approved city program. Working with the Cuyahoga County Planning Commission, the city completed an ADU study prior to the design competition. The study assisted the city in identifying the benefits ADUs bring nationally, including aging in place. In total, the city selected five ADU designs through the process. The city plans to implement the pre-approval aspect of the ADU program in 2025.
Learn more about the competition here.
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South Bend, IN’s award-winning rezoning was done incrementally over nearly three years and aimed to streamline the code to make it more user-friendly (over time they reduced 500 land uses to 65), while also promoting walkability, a new mixture of Missing Middle building types, and city fiscal sustainability. The plan is credited with increasing development activity in the city.
The South Bend pre-approvals include designs for ADUs, single family homes, duplexes, and 6-unit apartments with several design variations available for each.
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The City of Fayetteville is creating a program that offers permit-ready architectural designs for residential construction in its Downtown and Walker Park neighborhoods. There will be a variety of designs to choose from, including single-family homes, townhomes, duplexes and “backyard cottages.”
Learn more about the Permit-Ready Building Design Program here.
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166.28 – Permit-Ready Building Design Program(A) Purpose. The purpose of this section is to encourage new buildings that are compatible with the existing development pattern of the neighborhood in scale, height and building placement. The program provides permit-ready building designs for infill construction and site redevelopment that are meant to fit the context of the existing building scale, styles and materials in the neighborhood.
(B) Applicability. The Permit-Ready Building Design Program applies to lots or parcels of land on which the Permit-Ready Building Design Program is utilized.
(C) General Requirements. The following general requirements are applicable only to residential building projects that use the Permit-Ready Building Design Program and submit building permit applications that utilize one (1) or more of the program's building plan sets.
1. Variability. Any contiguous set of three (3) or more lots or parcels with program buildings shall include at least two (2) distinct variations in building façade design.
2. Street-facing Orientation. All buildings which are adjacent to the street shall be oriented such that their primary facade as designated on the architectural plan set, or a secondary facade if also noted, faces the public street. Buildings which do not have a primary facade indicated on their architectural plans shall not be the primary, street-facing structure abutting a public street.
3. Solid Waste and Recycling Containers. All waste and recycling containers must be screened from view from public right-of-way except on designated days of service. Screening fences shall be opaque and constructed of wood fence, fiber cement, masonry, or a combination thereof, or may be dense shrubbery having year-round foliage within two (2) years of date of planting.
4. Stormwater. Where required, stormwater infiltration systems shall comply with the pre-approved stormwater facilities available from the Engineering Division. Where feasible stormwater facilities shall be located parallel and adjacent to any edge of the property.
(D) Parking and Driveways. The following general requirements are applicable only to residential building projects that use the Permit-Ready Building Design Program and submit building permit applications that utilize one (1) or more of the program's building plan sets.
1. Parking Areas. Site plans shall show required off-street parking spaces located to the rear or side of a principal dwelling, in a garage, or in a carport.
2. Number of Spaces. One (1) parking space per dwelling unit shall be required. Projects shall not utilize reductions for residential use. Up to two (2) parking spaces per dwelling unit is permitted. Any increase or reduction to the number of spaces permitted shall be allowed only by the Planning Commission as a variance and shall be granted in accordance with Chapter 156.03.
3. Parking Lot Standards. Parking lots or parking areas containing between five (5) and thirteen (13) spaces are exempt from Parking Lot Construction Standards and Parking Lot Design Standards unless the parking lot is located within a build-to zone.
4. Tandem Lots. Parking for dwelling units on tandem lots shall not be considered off-site parking if the parking spaces are located on the parent lot or another tandem lot related to the parent lot.
5. Driveway Width. The minimum driveway width is 8 feet.
6. Shared Driveways. Shared driveways must be utilized to access parking areas for attached townhouse dwellings. Individual driveways from the primary street frontage are not permitted.
(E) Sidewalks. Project sites with existing sidewalks which are not in need of repair or major relocation are encouraged to use fees in lieu of reconstruction and/or relocation.
1. Applicability. The provisions of this section shall only apply to the following property:
a. If a sidewalk does not exist, a new sidewalk must be constructed, or sidewalk fee-in-lieu must be paid.
b. Projects must bring existing sidewalks into good condition and into compliance with the Americans with Disabilities Act (ADA). Cracks with an offset greater than 0.5 inches must be ground flat and sidewalk segments with extensive spalling must be replaced.
c. If an existing sidewalk is required to be relocated, the fee-in-lieu option is preferred in lieu of construction. The building location shall accommodate the future sidewalk construction.
d. If an existing sidewalk is substandard, but in compliance with the ADA, the fee-in-lieu option is preferred for sidewalk replacement.
2. Sidewalk Fee-In-Lieu for Permit-Ready Building Program.
a. Fees will be set by the City Engineer in accordance with §171.13.
Contribution in lieu of construction of sidewalks shall be paid, or construction of the sidewalks shall be completed before issuance of a certificate of occupancy.
Frequently Asked Questions
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Pre-approved plans are designs reviewed by a jurisdiction’s chief building official before submission, ensuring compliance with building codes and receiving phased approval from the building safety official. This process significantly reduces permitting timelines.
Some municipalities prefer to use alternative terms like permit-ready or pre-reviewed because additional filings, such as a site plan, foundation plans, or energy code compliance documents, may still be required. These elements are finalized during the application process and verified through inspections and worksheets during construction.
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A pre-approved plans program helps address housing challenges with high-quality architecture while making it efficient to issue permits at scale.
A pre-approved plans program can:
Ease regulatory barriers: Simplifies housing development, especially in areas facing critical shortages, by promoting prudent infill strategies.
Reduce costs: Streamlined permitting lowers expenses for small-scale housing projects, which are more sensitive to budgetary impacts than large scale developments.
Preserve neighborhood character: High-quality, pre-approved designs ensure aesthetic and cultural compatibility, addressing common community concerns.
Stabilize existing neighborhoods: Focuses development in established neighborhoods, leveraging existing infrastructure and reducing urban sprawl.
Promote economic diversity: Encourages housing variety and social connections, fostering vibrant and diverse communities by making it easier for residents to develop projects themselves.
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Yes, but within specific limits. Jurisdictions can adopt a Minor and Major Modifications framework to guide their treatment of modification requests.
Minor Modifications: Changes like adjusting porch details or substituting materials (e.g., using brick instead of siding) can usually be accommodated while maintaining compliance.
Major Modifications: Substantial changes, such as altering the building’s footprint or adding rooms, require a full review and no longer qualify for expedited approval.
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Yes, Appendix A of the Technical Guide emphasizes the reusability of plans to enhance efficiency and reduce costs for developers. However, to maintain architectural diversity and neighborhood character, guidelines such as those described in the Curatorial Process section of Appendix A may be implemented. These include restricting identical designs from being used on adjacent properties or in the same block, ensuring a balanced streetscape.