Land Use PlanningLand Use Planning

BASIC PROCESSESBASIC PROCESSES

PrefacePreface

►Land Use Planning Is a Serious – High Land Use Planning Is a Serious – High Stakes GameStakes Game

► It Has Rules, Resources, and DynamicsIt Has Rules, Resources, and Dynamics► It Is Based on Competition Between It Is Based on Competition Between

Stakeholders, Players, and ManagersStakeholders, Players, and Managers► Its Outcome is “Opportunity”Its Outcome is “Opportunity”

The StakeholdersThe Stakeholders

►Market Oriented PlayersMarket Oriented Players Real EstateReal Estate DevelopersDevelopers BuildersBuilders Bankers Bankers Land OwnersLand Owners InvestorsInvestors

The StakeholdersThe Stakeholders

►The Special InterestsThe Special Interests Individual OwnersIndividual Owners NeighborhoodsNeighborhoods CoalitionsCoalitions EnvironmentalistsEnvironmentalists Special Interest GroupsSpecial Interest Groups

StakeholdersStakeholders

►Government InterestsGovernment Interests FederalFederal StateState RegionalRegional LocalLocal The Political ActorsThe Political Actors The PublicThe Public

The StakeholdersThe Stakeholders

►The PlannersThe Planners Current PlannersCurrent Planners Regulatory PlannersRegulatory Planners Advance PlannersAdvance Planners Transportation PlannersTransportation Planners Facilities PlannersFacilities Planners Civil EngineersCivil Engineers Urban DesignersUrban Designers

The SystemThe System

► In Theory, the system is governed by a In Theory, the system is governed by a set of rational studies that yield “a set of rational studies that yield “a best solution” for efficient land use best solution” for efficient land use

► In Practice, the system is continuously In Practice, the system is continuously in conflict, under tension, near warfarein conflict, under tension, near warfare

► In Actuality, the only moderating In Actuality, the only moderating influence is the ‘rules of the game’ influence is the ‘rules of the game’ composed of legal and governance composed of legal and governance systemssystems

In ShortIn Short

►AgonyAgony

OK – The Real DefinitionOK – The Real Definition

►Active land use planning affects the Active land use planning affects the development market by:development market by: Identifying land available for developmentIdentifying land available for development Limiting type, location, timing, densityLimiting type, location, timing, density Programming support infrastructureProgramming support infrastructure Allocating public and private costsAllocating public and private costs Creating standards and review policiesCreating standards and review policies

If This Is the Real DefinitionIf This Is the Real Definition

►The Planner Really Is:The Planner Really Is: Growth managerGrowth manager Change agentChange agent MediatorMediator Conflict mangerConflict manger Facilitator for CompromiseFacilitator for Compromise The ExpertThe Expert

For The PlannerFor The Planner

►Land Use Planning:Land Use Planning: Starts with a vision- what is the good life?Starts with a vision- what is the good life? Constantly demands the futurity of Constantly demands the futurity of

present decisionspresent decisions A sense of trends and futuresA sense of trends and futures A commitment to equityA commitment to equity SmartnessSmartness Always evaluating past experienceAlways evaluating past experience

AND …………………….AND …………………….

►A mature understanding that the A mature understanding that the future is not someplace we arrive – it future is not someplace we arrive – it is a journey. That there are no is a journey. That there are no solutions – only tough choicessolutions – only tough choices

Summary – Key ElementsSummary – Key Elements

►Ability to Think ComprehensivelyAbility to Think Comprehensively►Technical CompetenceTechnical Competence►FairnessFairness►Consensus BuildingConsensus Building► InnovationInnovation►AdvocacyAdvocacy

10 Steps to Land Use 10 Steps to Land Use PlanningPlanning

►One – The Challenge ConceptOne – The Challenge Concept Balance Three Competing Sets of Land Balance Three Competing Sets of Land

ValuesValues

SocialSocial MarketMarket EnvironmentalEnvironmental

The Core ConceptThe Core Concept

►Step TwoStep Two

The effort to influence the direction of The effort to influence the direction of land use change.land use change.

Carried out through the preparation and Carried out through the preparation and implementation of future land use policies implementation of future land use policies and plans through review, approval, and and plans through review, approval, and concurrencyconcurrency

Monitoring - ScanningMonitoring - Scanning

►Step ThreeStep Three

►Monitoring the on-going process of Monitoring the on-going process of change in our client communities. change in our client communities. Following the stocks and flows of Following the stocks and flows of urbanization and ruralization and urbanization and ruralization and estimating the impact of these estimating the impact of these incremental changes on land useincremental changes on land use

Using Theory for PracticeUsing Theory for Practice

►Step FourStep Four The rational modelThe rational model The incremental modelThe incremental model The Strategic ModelThe Strategic Model The Trans-Active ModelThe Trans-Active Model

The Rational ModelThe Rational Model

►Views Planning as a branch of Views Planning as a branch of applied science – uses technology applied science – uses technology and applied rational tools to arrive and applied rational tools to arrive at “best solution.”at “best solution.” Planner lists all actions and Planner lists all actions and

opportunitiesopportunities Identify all the consequences following Identify all the consequences following

from abovefrom above Select that action that has the most Select that action that has the most

preferred consequencespreferred consequences

Rational Model RequirementsRational Model Requirements

1.1. a well-defined problem; a well-defined problem; 2.2. a full array of alternatives to a full array of alternatives to

consider; consider; 3.3. full baseline information; complete full baseline information; complete

information about the consequences information about the consequences of each alternative; of each alternative;

4.4. full information about the values and full information about the values and preferences of citizens; and full preferences of citizens; and full adequate time, skill, and resources. adequate time, skill, and resources.

Incremental ModelIncremental Model

►Basic IdeasBasic Ideas Planning is perceived as a psycho/political Planning is perceived as a psycho/political

processprocess Planner focuses only on those problems that Planner focuses only on those problems that

differ incrementally from existing policiesdiffer incrementally from existing policies Small # of policy alternatives are consideredSmall # of policy alternatives are considered Only important consequences are studiedOnly important consequences are studied There is no one “right” decision but a whole There is no one “right” decision but a whole

array of possible attacks on the problemarray of possible attacks on the problem

Strategic Planning ModelsStrategic Planning Models

►Basic conceptsBasic concepts Origins in military then transferred to Origins in military then transferred to

corporate and public agenciescorporate and public agencies Key element is to achieve competitive Key element is to achieve competitive

advantageadvantage Short term orientation to discover the Short term orientation to discover the

core competencies of the organizationcore competencies of the organization S.W.O.TS.W.O.T

Urban Change ContextUrban Change Context

►Step Five – Understanding Land Step Five – Understanding Land ChangeChange Political Economy ModelsPolitical Economy Models Good City Form ModelsGood City Form Models Land Market TheoriesLand Market Theories Intervention models (Regulations]Intervention models (Regulations]

Land Use ValuesLand Use Values

►Step SixStep Six►Balancing Community Form Balancing Community Form ►Vitality – support for community form Vitality – support for community form

through appropriate infrastructurethrough appropriate infrastructure Sense – Resident’s perception of spaceSense – Resident’s perception of space Fit – Match between space and activityFit – Match between space and activity Efficiency – Maintaining controlEfficiency – Maintaining control

NeighborhoodsNeighborhoods

►Step Seven – Social/physical Step Seven – Social/physical neighborhoodneighborhood Core organizing device of land use Core organizing device of land use

planningplanning Defensive areaDefensive area Most responsive to local needsMost responsive to local needs Social information and controlSocial information and control Bounded AreaBounded Area

Market Driven ProcessMarket Driven Process

►Step Eight – Market ForcesStep Eight – Market Forces Land Use Outcomes are the result of Land Use Outcomes are the result of

private market forces influenced by private market forces influenced by governmental policiesgovernmental policies

Market substitutionMarket substitution Market failure and the cost of suppressionMarket failure and the cost of suppression Concept of attractive and repelative forceConcept of attractive and repelative force

Environmental ValuesEnvironmental Values

►Step Nine – Environment As An Step Nine – Environment As An Economic AssetEconomic Asset Integrity and SustainabilityIntegrity and Sustainability Preservation vs. ConservationPreservation vs. Conservation Land suitability and capacity without Land suitability and capacity without

undergoing irreversible changeundergoing irreversible change MitigationMitigation

Developing ValuesDeveloping Values

►Step 10 – The Planner’s ValuesStep 10 – The Planner’s Values Practice values often are conditional and Practice values often are conditional and

situational rather than generalsituational rather than general The underpinnings of these values are:The underpinnings of these values are: ParticipationParticipation BalanceBalance Constructing alternativesConstructing alternatives

The Functions of Land Use The Functions of Land Use PlanningPlanning

►#1#1

Intelligence – Gathering, organizing, Intelligence – Gathering, organizing, analyzing, and distributing information to analyzing, and distributing information to stakeholders. Alerts decision-makers to stakeholders. Alerts decision-makers to conditions, trends, and projections in land conditions, trends, and projections in land development and market trendsdevelopment and market trends

FunctionsFunctions

►#2#2

Advance Plan Making – The most Advance Plan Making – The most traditional function; consists of traditional function; consists of intermediate and long range planning. intermediate and long range planning. Involves goal setting – defining future Involves goal setting – defining future desirable land use patterns that balance desirable land use patterns that balance social, market, and environmental needs.social, market, and environmental needs.

FunctionsFunctions

►#3#3

Problem Solving – “Brush Fire Planning” – Problem Solving – “Brush Fire Planning” – Addressing issues not anticipated in Addressing issues not anticipated in advance planning. It is responsive – not advance planning. It is responsive – not anticipatory. It coordinates and isolates anticipatory. It coordinates and isolates the many features arising from the many features arising from community issuescommunity issues

FunctionsFunctions

►#4#4

Managing Development – The day-to-day Managing Development – The day-to-day management, enforcement, policy-management, enforcement, policy-making, regulations of the land use making, regulations of the land use program. Involves sanctions, rewards, site program. Involves sanctions, rewards, site review – in other words – all aspects of review – in other words – all aspects of implementation of plans.implementation of plans.