SPRAWL & GROWTH MANAGEMENT

TOPICS Historical Overview Land use tools & techniques Economics of GM: Benefits & Costs Growth Management (GM) process How is GM implemented ? The case of Florida.

URBAN GROWTH MANAGEMENT Population & Economic growth INPUTS Regulatory tools Fiscal tools Market tools PROCESS OUTCOME Livable communities

HISTORICAL OVERVIEW Euclid vs. Amber Realty Co. (1926) The Court recognized zoning as a valid use of the police power of local communities zoning refers to the separation of functions(e.g. residential, commercial, etc.) Golden vs. The town of Ramapo (1969) The state court upheld a city ordinance(15 points development ) which became the foundation of growth management Growth management expanded substantially the scope of the police power

TRADITIONAL LAND USE TOOLS LAND-USE TOOLSOBJECTIVESADVANTAGESDISADVANTAGES ZONING To divide community’s space into zoning districts. Three sets of issues are addressed: 1.Land Use 2.Commercial 3.Residential 4.Industrial 5.Agricultural 6.Intensity 7.Regulation of density 8.Floor Area Ratios 9.Bulk 10.building size 11.minimum size lot 1.Externalities are minimized 2.Land values increased 3.Low-cost land use tool 4.Effective tool due to government police power (Euclid vs. Amber) 1.Too rigid 2.Land speculation increases 3.social externalities segregating people by social status 4.Sterile Environment due to separation of land uses 5.Traffic increases SUBDIVISON CONTROL Regulates subdivisions layout and the provision of some infrastructure 1.Paving Requirements 2.Provision of curbs, sidewalks, internal sewers, water lines 1.Infrastructure is provided 2.synchronization of development and capital investment 1.Rigid 2.Increases housing costs

RECENT LAND USE TOOLS TOOLS PUD Cluster zoning Performance zoning Development Agreements Exactions Impact fees Transfer of development rights KEY ISSUES Mixed uses Saved open space Focus on impacts not uses Reduces legal costs Internalizing costs Incorporates market mechanism

ECONOMICS OF GROWTH MANAGEMENT Land is a factor of production (input) that a community needs to allocate to obtain the maximum social benefit possible. Zoning and other techniques are allocation mechanisms of land into different uses. The marker would tend to revolve around the principle of the “highest and best use” but that does not mean that social benefit is maximized. The sum of the parts is less than the whole or (ΣBi) < (SB)

ECONOMICS OF GROWTH MANAGEMENT BENEFITS Reduces fiscal burden of development Internalizes costs of development Protects environmentally sensitive areas Land values may increase COSTS Limits the supply of land available for development Increases housing costs Creates a problem of affordable housing Higher cost of living may slow growth Promotes “rurbanization”

ECONOMICS OF GROWTH MANAGEMENT $ Q $ with s Q with s $ with out s Q with out s

Similar but different concepts Growth Control: It implies that growth is not only to be managed or guided but also limited. - Boulder, CO set caps on the number of building permits to limit the growth to 2% per year - In the late 1970’s, Davis, CA limited permits so that population would not exceed 50,000 by the year 2000 No growth: It implies an attempt to stop growth entirely. -Pasadena, CA declared a development moratorium

How is GM implemented? long-term coordination between land-use control and capital investment The objective is that infrastructure precedes development rather than follows it. A pay-as-you go type of approach to capital facilities. Running along with the rabbit instead of chasing it. Land-use control includes traditional zoning and new land-use tools developed by planners

THE GROWTH MANAGEMENT PROCESS Growth Management What are the aspects that GM regulates? Amount of Development: How much development is allowed? Timing of development: When can development take place? Location of development: Where will development be located? Character of development: What type of development is allowed ? Density Impacts Environment Social Economic Internalizing Externalities by pricing “right” Public & quasi-public goods Continuous growth Avoid leapfrog dev. Establishing UGB Locating uses Matching development with infrastructure (CIP) Finding a proper place for LULU’s Design Building codes

GM IN FLORIDA I. THE NEED FOR GROWTH MANAGEMENT Demographic & Spatial Natural II. GM HISTORY 1st. Generation 2nd. Generation III. GM IMPLEMENTATION IN FLORIDA Consistency & Concurrency IV. EFFECTIVENESS OF GM IN FLORIDA

THE NEED FOR GM IN FLORIDA DEMOGRAPHIC: Population Increase: Population doubled from 1970 (6.8m) to 1990 (12.9m) Population distribution is uneven: In 1980, 20% lived in North Florida, 43% lived in Central Florida, and 37% lived in South Florida. NATURAL AND/OR ENVIRONMENTAL Drought in 1970s showed the need for better management of resources Environmental legislation at the national level (Clean Water and Air Acts) Protection of Areas of Critical Concern: Everglades, Lake Okeechobee, Florida Keys

IMPLEMENTATION OF GM IN FLORIDA CONSISTENCY: Local plans need to be consistent with plans at the regional and state level: Vertical coordination of goals, policies, and implementation. CONCURRENCY: Local governments must adopt level of services (LOS) standards in the following areas prior to issuing permits: sewer, solid waste, drainage, potable water, parks & recreation, roads, mass transit (if applicable).

STATE COMPREHENSIVE PLAN STRATEGIC GROWTH & DEVELOPMENT PLAN STRATEGIC REGIONAL PLANS AGENCY STRATEGIC PLANS LOCAL GOVERNMENT COMPREHENSIVE PLAN LAND DEVELOPMENT REGULATIONS

EFFECTIVENESS OF GM IN FLORIDA 1. GM HAS NOT STOPPED URBAN SPRAWL 1 out of 310 applications are denied 2. GM DEALS WITH SYMPTONS NOT THE CAUSES Development still heavily subsidized: people pay average rather than marginal costs for services (Phillip Longman) 3. NEED FOR REDUCING REGIONAL DISPARITIES