SPRAWL

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SPRAWL GROWTH MANAGEMENT
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TOPICS

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

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URBAN GROWTH MANAGEMENT
PROCESS
INPUTS
OUTCOME
Population Economic growth

• Regulatory tools
• Fiscal tools
• Market tools

Livable communities
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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

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TRADITIONAL LAND USE TOOLS
LAND-USE TOOLS OBJECTIVES ADVANTAGES DISADVANTAGES
ZONING To divide communitys space into zoning districts. Three sets of issues are addressed Land Use Commercial Residential Industrial Agricultural Intensity Regulation of density Floor Area Ratios Bulk building size minimum size lot Externalities are minimized Land values increased Low-cost land use tool Effective tool due to government police power (Euclid vs. Amber) Too rigid Land speculation increases social externalities segregating people by social status Sterile Environment due to separation of land uses Traffic increases
SUBDIVISON CONTROL Regulates subdivisions layout and the provision of some infrastructure Paving Requirements Provision of curbs, sidewalks, internal sewers, water lines Infrastructure is provided synchronization of development and capital investment Rigid Increases housing costs
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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
• Reduces legal costs
• Internalizing costs
• Incorporates market mechanism

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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
  (SBi) lt (SB)

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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

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ECONOMICS OF GROWTH MANAGEMENT

with out s
with s
Q with out s
Q
Q with s
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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 1970s, 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

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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

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THE GROWTH MANAGEMENT PROCESS
Design Building codes

• 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
• LULUs

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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

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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

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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).
  

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