manchester community college urban geography chapter...

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Manchester Community CollegeSocial Sciences Division

Urban Geography

Lecture 12. Planning a Better City

Adjunct Lecturer:Donald J. Poland, MS, AICPE-mail: [email protected]

Web: www.donaldpoland.com

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Chapter Thirteen

Planning the Better City

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Make no little plans. They have no magic to stir men's blood and probably themselves will not be realized. Make big plans; aim high in hope and work, remembering that a noble, logical diagram once recorded will never die, but long after we are gone will be a living thing, asserting itself with ever-growing insistency. Remember that our sons and grandsons are going to do things that would stagger us. Let your watchword be order and your beacon beauty. Think big.

Daniel Burnham, Chicago architect. (1864-1912)

“For we must have the great things of the past to enjoy and study, but with that valuable experience and pleasure as guide and criterion, we must surely seek to live in the present and to try to create the new forms which are to be our legacy to the future."

- A. Everett “Chick” Austin, 1936, Hartford, CT

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A Context Planning

Today, planning is carried out by many people who would not necessarily be considered professional planners. Planning takes place whether or not “planners” are involved. Professional planning has evolved as a means to add rational thought, methods, and experience to the process. Sometimes planners leave a bigger mess than theyfound, but often they perform an important function of minimizing costs and increasing benefits. We will discuss the rationales, bases, and activities of modern urban planning. The tools of planning—the comprehensive plan, zoning, fiscal incentives, and others—developed throughout the course of the twentieth century. Today, some of these tools are under attack as helping to contribute to some of problems of modern urban society. At the same time new planning solutions have been devised and are beginning to be implemented in various communities across the country.

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Making the Case for Planning

Most would agree that some form of urban planning is desirable. The alternative—a city based on the unfettered exercise of the free market—would just be too chaotic. For this reason, every city, town, and village in North America is planned to some degree. Aesthetics: deals with the appearance of cities—buildings and uses. This was most evident during the Baroque era, prior to industrialization, many cities were designed according to the Grand Manner:

A coordinated design for streets and avenues that help connect various monuments, statutes, and other focal points. Attention to the topography of the site, as the city was aligned so as to create vistas that could overlook the city and certain urban landmarks. Attention to streetscapes, particularly for the main streets in the city. Broad tree-lined boulevards were the rule. Versailles and DC. The City Beautiful Movement (Daniel Burnham) emphasized the creation of an aesthetically pleasing public city.

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Efficiency: Planning also was motivated by efforts to create a city that could operate more efficiently. Modern examples of this are smart growth and the anti-sprawl movement. Cost of land uses and cost of sprawl.Social Equity Planning: Private urban development helps to create vibrant, bustling cities that can accommodate the needs and desires of many segments of the population. Yet, the poorest members of society are often left out. Land-use decisions are rarely made with their interests in mind. The poor are either neglected—given no housing choices, few shopping opportunities, and no green space—or they are exploited by lenders, high-interest “money-shops” and slumlords. Reforms to look out for and protect the poor collectively are referred to as social equity planning. Today, this is still true.

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Maintaining Property Values: The explosive growth of cities and the increased concentration let to a desire for the government to step in and regulate building and property use as means of minimizing negative externalities and maintaining property values. The issue of property value is closely tied to a property owner’s dilemma and the nature of landed property as a commodity.

If a property owner renovates her property but others doe not renovate theirs, she will not realize much in the way of increased property values. Conversely, if the neighbors renovate their property but she does not renovate hers, she property value will still increase. Thus, there are no individual incentives for people to maintain or improve their property.

Zoning came about as a way to control these negative externalities by regulating exactly what could be placed where. Zoning is simply the establishment of districts that permit only specific types of land use.

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Environmental Protection: The environmental planning movement started as a parks movement led by Fredrick Law Olmsted.

Vision of parks: “believed that parks helped to release workers from the drudgery of city life and were an antidote to the evil influences of the slum.

Central Park. Private Parks. Bushnell Park. Olmsted and Hartford.Today environmental planning covers many more issues and topics.

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Development of Modern Planning

Visionaries and the Urban Ideal: In the early twentieth century, advocates offered up a number of visions of what the modern cityshould be like. The utopian visions were even larger in scope than Burnham, and required the building of cities from the ground up. Like Burnham, the visionaries were private individuals with little public institutional authority. Most were architects. Nevertheless, they has a great deal of moral authority, and, as a result, their visions influenced the development of cities.

Ebenezer Howard and the Garden City Movement. Le Corbusier’s City of Towers. Frank Lloyd Wright’s Broadacre City.

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Legal Basis for Planning: The visions of what a city could be were important milestones. They furnished the ideas that helped guide urban design and helped the nascent field of urban planning to see the city as a whole. But the weakness is these visions was precisely that they assumed everything could be controlled by a central authority. In democratic countries, such was not possible, and ideals of urbandesign were forced to confront the realities of law. In all capitalist countries, planning must contend with the rights of property owners.

In the US, the right to private property is written into the Fifth Amendment of the Constitution, which states “nor shall private property be taken for public use, without just compensation.”This is called the takings clause of the Constitution.

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Comprehensive Plans and Tools of Modern Planning

Modern planning begins with a document known as the comprehensive plan. The comprehensive plan (plan of conservation and development in CT) is a plan that is intended first to catalog he existing land uses, population, and an economic profile within acommunity and then to guide community development well into the future. From a political point of view, the comprehensive plan becomes a critical document that helps to lay out the goals for a community, institutionalize the planning process, create a legal foundation for specific regulations, and bring together all of the different stakeholders with a community.

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Elements and Steps in Comprehensive Plan Development:1. A long-rang vision for the community that usually is presented as a series of goals for the community. 2. A snapshot of the physical and human geography of the community. Inventory of existing conditions. 3. An overview of historical and projected trends. 4. Implementation. Methods on how to handle the overall and specific community goals. 5. Review procedures that show how the community administration will handle these changes and implement any new proposals and how community citizens will be able to participate.

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Zoning: is a way to regulate the use of land. Land is divided into zones in which the number, types, and features of buildings are restricted, prohibited, or permitted. Zoning developed as a means of excluding incompatible uses.Problems with Zoning and Responses: Zoning has had a dramatic effect on the development of cities and towns. It alters the impact of land value and the land value curve. By prohibiting certain uses, zoning regulations may prevent a property owner from developing his or her property to its most lucrative use. Behind the more technical aspects of zoning are an array of local interests who stand to gain or losedepending on the delineation of zoning lines and the precise wording of zoning definitions.

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Exclusionary Zoning of Class and Race: Another problem of modern zoning is that it has been used to create uniform places designed to keep people out that a community may consider “undesirable.” The political of all this has to do with how local governments seek to encourage particular housing types and classes while they discourage all others. Generally, governments are interested in maximizing their property tax base, minimizing the need for certain services (those for low-income people), and promoting higher property values. The mechanisms for accomplishing this are fairly simple. The easiest way is through the use of zoning. Communities may designate a large minimum lot size—and they can also require such amenities as a two-car garage, a minimum square footage, a minimum number of bedrooms, or a required number of bathrooms. Zoning may also exclude multi-family housing; this tends to minimize rentals.

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Growth Management: has become a major aspect of planning, particularly in fast-growing suburban areas. Within newer suburbs residents often express concerns that their way of life is disappearing in the onslaught of new housing development, shopping centers, and more traffic. In many cases, the issue is focused on the loss offarmland. Strategies include agricultural zoning, building restrictions, growth boundaries, impact fees, and open space preservation.

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Growth of Planning as a Profession in the United States: The Bureau of Labor Statistics reports in 2004 there were 32,000 planners, up from 13,000 in 1980. Planning is still mainly a public-sector activity. Seventy percent of planners work for local government, private firms employ planners as well, a bit less than 20 percent of the total of planners. Growth in government, government services, and more complicated land use requirements are most likely the cause of such increase in planning as a profession.

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Political Nature of Planning: Regardless of the particular activities in which planners are involved, it is important to note that planning is a highly political activity. We can look at this reality in regardless to

(1) the different scales of planning concern and (2) the many different stakeholders involved in the planning process.

Planning takes place at several spatial scales. In most cases, local governments are on the frontlines of planning. It also occurs at county or regional levels, and state and federal levels. At any scale, planners have to be politically astute. Most planners are thrust in the middle of a very political process. The must consider the interests of many stakeholders who would be affected by the plans.

Stakeholders is an umbrella term that includes all of the interests involved: government, private developers, financiers, and residents. NIMBY and LULU.

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A Historical Context of Planning

A Greater Understanding of Planning

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Fundamentals of Cities and UrbanizationWhy do communities plan?

Planning as a Response to Problems of Urbanism

Do you need to plan for this?

Do you need to plan for this?

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Fundamentals of Cities and UrbanizationClassical Urbanism (Greeks and Romans)

Who cares?Greeks: City-states & ‘organic cities’

FormsAcropolis, Agora, Temples, Theaters, SportsUnplanned

HousingCourtyard styleMixed neighborhoods

Quality of Urban LifeUrban Design

Grids as a means of organizing space

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Fundamentals of Cities and UrbanizationClassical Urbanism (Greeks and Romans)

Context of an Economic/Military EmpireTrade, Colonialism, and Wealth

RoadsTrading townsMilitary settlements (castra towns)

Urbanization and Urban DevelopmentMassive investment in major cities Investment in Social & Physical Infrastructure

Innovations: The Roman Arch & ConcreteVaulted CeilingsBasilicasConcrete

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Fundamentals of Cities and UrbanizationThe Renaissance City

Planning and the CityTrade, Money, and PowerChanging defensive roll of the city

GunpowderRapid urbanization

Grid patterns reintroducedPublic spaces an city life-squares, piazzas, etc.

Practical usesSymbolic uses

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Fundamentals of Cities and UrbanizationThe Baroque Period

ContextEmpires, MonarchiesEarly Colonialism and its financial influencesCity as home to the wealthy

‘Formal’ CitiesElementsVersailles & Paris as model

Who cares?Impact on the communities of the western hemisphereBaroque planning and capital cities

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Fundamentals of Cities and UrbanizationThe Baroque Period

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Fundamentals of Cities and UrbanizationThe Origins of Planning Cities

Planning as a way to improve our livesPlanning becomes more important when we live in citiesEvolution of Cities/Planning

What were cities like prior to the 1800What was planning like prior to 1800Rural ideal in U.S.

Rebirth of capitalism & its urban influence

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Fundamentals of Cities and UrbanizationEarly Urban America

The 1st American citiesEuropean Traditions

New England, New Amsterdam & village traditionTidewater and the ‘Town Acts’The Carolinas/Georgia & Renaissance StyleL’Enfant-Washington DC & Baroque Style

The Economics of Transporting GoodsIn 1690 only 10% of the population was urbanResource Exploitation and TradePopulation lived in small coastal/river valley villages

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Fundamentals of Cities and UrbanizationUrbanizing America After the Revolutionary War

The Revolutionary War and its ImpactsIn 1800 only 6% of the population was urbanIn 1800 85-90% of the labor force were farmingOnly 24 communities with over 2500 inhabitantsNYC had 100,000 residents in 1800

Stabilizing the frontierExpansion of the frontierTrading routes into the interiorGrowing population providing markets for rural productsRelative drop in urban population

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Fundamentals of Cities and UrbanizationWhat Happens in the 1800s?

The frontier becomes more distant & less appealingThe topography of the new frontierConditions on the frontier

Massive immigrationmany East Coast cities top 100,000NYC 100,000 in 1800, over 2,000,00 by 1880

Technology Change & Urban GrowthWater power to steamTrainsElevators and steel

The Industrial and Urban Revolutions

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Fundamentals of Cities and PlanningGarden Cities of Tomorrow

Ebeneezer Howard ‘Garden Cities of Tomorrow’

Anti urban ‘satellite’ cities (village life as ideal)

Some good things to know….Small self-supporting communitiesLimited populationGreenbelts and open spaceLetchworth, Welwyn, Hampstead G.S.Columbia, MD

Leads to New Towns Movement in the U.S.‘Satellite’ cities in U.S.S.R

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Fundamentals of Cities and PlanningThe City Beautiful Movement

Big Projects as catalyst for growth & civic pride

See Adriaen’s Landing, Radio City, the Big Dig…

Some good things to know…The Columbian Exposition of 1893 ‘White City’Daniel Burnham’s Plan for Chicago (1909)

“Make no little plans they have no magic to stir men’s blood…”

1ST PLANNING COMMISSION-Hartford in 1907

What they learnedBeautification and adornment (at huge costs) had limited practicality for most cities. Hmmmm…

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Fundamentals of Cities and PlanningThe City Beautiful Movement - Hartford

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Fundamentals of Cities and PlanningWhat to do about the problem?

Zoning and the Public Health MovementRegulations to benefit the human condition

New Towns, Garden Cities, & Streetcar SuburbsBring housing to nature or start from scratch

The City Beautiful and City PlanningThe first generation of urban renewal

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Cities as unhealthy placesMassive migration/immigration/population growthIndustrial Impacts‘The Great Stink’, Cholera, Tuberculosis, Alcoholism….

Alcoholism, distillation & the Temperance MovementSome good things to know

Housing sanitation-NYC Tenement Law of 1867Housing safety-NYC Tenement Law of 1901

The ‘Dumbell’ TenementParks movement & F.L. Olmsted

Central Park (1866) Fenway (1880) Stanley Quarter Park1st Regulations against noxious uses in cities

Fundamentals of Cities and PlanningThe Public Health Movement

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Fundamentals of Cities and PlanningPlanning in the 1920s and 1930s

Planning and the CarPlanning and ArchitecturePlanning and Economic DevelopmentRegional PlanningPlanning RegulationsPlanning and the Courts

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Fundamentals of Cities and PlanningArchitects and the ‘Modern’ City

Industrial age urban constructsThe Progressive Movement

The ‘Modern’ context20th Century Architecture

The Culturalists / Romanticists

The ‘Traditional’ contextAchitectural inspirations from the past

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Fundamentals of Cities and PlanningThe Culturalists

Drawing from traditionEvolving from the public health movement

Garden Cities & Ebenezer HowardCity Beautiful & Burnham

NostalgicInspired by our cultural heritageCriticizes current situation in light of the pastWork with and/or add to existing urban context

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Fundamentals of Cities and PlanningThe Progressives

Breaking from traditionEvolving from the public health movement

BUTFuture orientedInspired by vision of social progressRevolutionary visionsBreaks with the existing urban contextProgressive evolves into ‘Modernism’

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Fundamentals of Cities and PlanningModernism

Modernism is a reaction against the crisis of urban disorder, impoverishment, congestion and anarchy through the imposition of rational order.Modern = Rational & efficient. Machine as metaphor.

The city is the factory of modern lifeThe machine is our medium of modern designThe house is a machine for modern living“Home is nothing more than a factory for the production of happiness” (Good Housekeeping, 1910)

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Fundamentals of Cities and PlanningModernist…

Modernists think…Large scale, metropolitan wide, rational, efficient, functionalist (form follows function), organized, and monumental

Modernists are trying to come to grips with…Explosive urban growth, industrialization, rural to urban migration, failing urban health, social uprisings, and the ‘despair of the cities’

You may be a modernist if you like…1970’s architecture, minimalism, multi-purpose sports stadiums (with the old kind of artificial turf), glass box architecture, or anything from IKEA.

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Fundamentals of Cities and PlanningDivergent trends in modernism

Arts & Crafts-Frank Lloyd WrightFuturist-Walter Gropius & Tony GarnierRadical-Le CorbusierWhy should we care…

Dominated architecture into the late 1980’s

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Fundamentals of Cities and PlanningUtopianism and Planning

What is Utopia?

Utopia as a concept in writing, design, thinkingThe Culturalist / Romantic UtopiaThe Progressive/Modernist Utopia

New Urbanism—a return to the “utopia’ of traditional neighborhoods and cities

What would we do with a blank slate?

Is one man’s utopia another man’s hell?

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Post-War Urbanism and Planning

A Greater Understandingof Planning

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Fundamentals of Cities and PlanningPutting Modernism to Work

Housing Modernist attempts at housingDifferent European contextsThe U.S.?

Garden Cities & New Towns1920’s and 1930’sUnwin and the ‘Greenbelt’ towns, Radburn N.J.Modern versions of garden cities.

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Fundamentals of Cities and PlanningPlanning and the Great Depression

Boom to Bust in the U.S. EconomyPlanning Impacts (the New Deal)

Economic Development PlanningEnvironmental ConservationEarly Urban RenewalLots of housing legislationFinance ProgramsFirst Efforts at Highway Planning (parkways)First Efforts at Regional Planning

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Evolutionary track of regulationsMilestones

First city plan (Cleveland 1903)First state ‘enabling legislation’ (WI 1909)First city-wide zoning ‘code’ (LA 1909)Standard State Zoning Enabling Act (1922)Cincy adopts 1st comprehensive plan (1925)Euclid vs. Ambler Realty (1926)Standard City Planning Enable Act (1928)

Fundamentals of Cities and PlanningRegulatory Planning

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Fundamentals of Cities and PlanningPlanning and the Post War Period

Building on foundations of the 1930’s+Growing car ownership +Population growth & the Baby Boomers +Urban Renewal and Economic Growth +Highway Planning and the Suburb +Growth in home ownership =

The 1960’s City

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Fundamentals of Cities and PlanningThe Car and the City

Growing automobile ownershipBenefits of the car vs. mass transitProblems of the car vs. mass transitLand use impacts of the carPlanning impacts of the carThe car and the suburbs

(See highway impacts)

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Fundamentals of Cities and PlanningThe Baby Boom and Housing Change

The Baby BoomPost-war fertility and birth rate growthShort and long term effects

Post War HousingFHA & VA loan programsSingle family housing dominatesLevittownMove up markets growChanges in who owns homes

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Fundamentals of Cities and PlanningEconomic Growth

The Post-War Economic Boom The U.S. Position after WWIIDevastation in EuropeThe lack of competition

Fueling GrowthHighwaysConsumer SpendingUrban Renewal

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Fundamentals of Cities and PlanningUrban Renewal

Basic ConceptsThe U.S. perspectiveThe European perspective

Impacts

Urban Renewal, Housing, Public Housing

ProblemsNegativesCostsAmbitionsEconomic downturns

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Fundamentals of Cities and PlanningThe Coming of the Highway

ParkwaysHighwaysJustification/funding for highwaysConstruction of the highwaysImpacts of highways between citiesImpacts of highways within cities

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Fundamentals of Cities and Planning1960s - The Urban Crisis

What was it?The causes

The world catches upIndustry moves outOut-migration and urban poverty

The taxation crisisDeclining urban environmentRacially/ethnically biased practices

CatalystsThe Vietnam WarThe assassinations of JFK & MLK

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Fundamentals of Cities and PlanningChildren of the 60s

Public awareness of the problemResponses to the Urban Crisis

Grassroots PlanningCivil rightsAdvocacy & Non profits

Environmental PlanningThe Media & ‘Silent Spring’Federal Government Actions

Regional Planning

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Fundamentals of Cities and PlanningThe Ragan Legacy

Limiting Federal InvolvementBig government ‘slims’ down

Independent CommunitiesHome rule not regions

Funds and not StructuresGrant programs

Planning for EconomicsGrowth pole economics

NIMBYism

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Planning, The Law, and Planning Documents


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Fundamentals of the Legal Foundation of Planning How does government get us to do what it wants us to do?

RegulationsZoningSubdivisionWetland

RewardsTax Incentives

AdvisingPublic Service Announcements

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Fundamentals of the Legal Foundation of Planning Planning as Land Use Regulations

Planning as a Police PowerPublic InterestPublic Health, Safety, and Welfare Public Participation

(These give government authority over us and the authority to create laws)

Legal Precedent

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Fundamentals of the Legal Foundation of Planning The Creation of Law

Enabling LegislationStatutory Laws

Vs.

Case Law

Enabling LegislationBasisTerms DefinedPowers EstablishedResponsibilities DefinedLinks to other StatutesAdministration

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Fundamentals of the Legal Foundation of Planning The Advancement of Government Power

How did government power advance during the 20th

Century?Power to Control Land Use (late 1800’s)Power to Plan (1920’s)Economic Development & Housing (1930’s)Civil Rights Powers (1950’s/1960’s)Environmental Preservation (1960’s/1970’s)Land Rights (1990’s)

Evolutionary track of regulationsMilestones

First city plan (Cleveland 1903)First state ‘enabling legislation’ (WI 1909)First city-wide zoning ‘code’(LA 1909)Standard State Zoning Enabling Act (1922)Cincy adopts 1st comprehensive plan (1925)Euclid vs. Ambler Realty (1926)Standard City Planning Enable Act (1928)

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Fundamentals of the Legal Foundation of Planning Why is land such an issue?

Control/direct developmentHow, when public only owns about 10% of the land?

Preserve/improve community characterHow do you preserve/improve what you don’t own?

Protect/conserve the environmentHow, when most of the property is privately owned?

Benefit the health & welfare of residentsHow does your community generate revenues?How does your community generate additional revenues?

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Fundamentals of the Legal Foundation of Planning Land as Property – Land as Rights?

Land Rights and the Cone of Ownership

Surface RightsSubsurface RightsSupersurface RightsRight of AccessBoundary EstablishmentAdverse OccupanceTransient Resources

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Fundamentals of the Legal Foundation of Planning What impacts land values?

LocationQuality of the landQuality of associated resources(unlimited use, reasonable

use, use rights)What is on the landFor what is the land usefulHow the land is usedRegulations affecting the landConfidence and Predictability

Land Value and Takings

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Fundamentals of the Legal Foundation of Planning What Empowers and Limits Government Power

Enabling Legislation (Statutory Laws)Case Law

(Both empower and limit)

vs.

The Constitution (limits)Amendment 1Amendment 5Amendment 14

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Fundamentals of the Legal Foundation of Planning Why Single Out the 5th Amendment?

Planning today deals extensively with property (mostly land) issues.

The ownership of propertyThe use of propertyThe value of property

The 5th Amendment - Trial and Punishment, Compensation for Takings

…nor shall any person…be deprived of life, liberty, or property, without due process of law; nor shall private property be taken for public use, without just compensation.

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Fundamentals of the Legal Foundation of Planning Land, Law, and ‘Takings’

5th Amendment and Property SeizureEminent Domain and CondemnationThe Concept of a Taking (by regulation)The Concept of Rational Nexus

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Fundamentals of the Legal Foundation of Planning Planning and the 1st Amendment

Free speech, religion, and sexWhen is a sign protected?When isn’t a sign protected?Does regulating a place of worship conflict with it?Does regulating adult entertainment conflict with it?

Amendment 1 - Freedom of Religion, Press, Expression.

Congress shall make no law respecting an establishment of religion, or prohibiting the free exercise thereof; or abridging the freedom of speech, or of the press; or the right of the people peaceably to assemble, and to petition the Government for a redress of grievances.

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Fundamentals of the Legal Foundation of Planning Government, the Law, and Ethics – The 14th Amendment

Why do ethics matter in a discussion of government powers?The 14th Amendment and Town Plans

A town plan presents the community’s goals. It indicates what is in the ‘best interest’ of the community.Planning is meant to make those goals a reality.How can you use the tools of planning without having a plan to justify them?

Amendment 14 - Citizenship Rights.

….No State shall make or enforce any law which shall abridge the privileges or immunities of citizens of the United States; nor shall any State deprive any person of life, liberty, or property, without due process of law; nor deny to any person within its jurisdiction the equal protection of the laws.

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A Little Bit About Zoning


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Fundamentals of the Land Use System Zoning Basics

‘By right’ and permitted uses

Conditionally or special permit uses

Non-permitted uses

Bulk and density limitations

Accessory uses vs. Accessory buildings

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Fundamentals of the Land Use System The Roles and Responsibilities of Land Use Agencies

Land Use Commissions

Authority and Role

Policy Legislative Administrative

Planning Commission

PolicyLegislativeAdministrative

Create, adopt, and implement Plan of C & D

Create and adopt Subdivision Regulations

Administer applications, permits, and enforcement

Zoning Commission

LegislativeAdministrative

X Create and adopt Zoning Regulations


Conservation Commission (wetlands)

LegislativeAdministrative

X Create and adopt Wetland Regulations


Zoning Board of Appeals

Quasi-JudicialAdministrative

X X Administer hearings for Appeals and variances

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Fundamentals of the Land Use System Purpose and Authority – Zoning Commission (Chapter 124)

C.G.S. Section 8-2 (Zoning Regulations):The zoning commission of each city, town or borough is authorized to regulate…the height, number of stories and size of buildings and other structures; the percentage of the area of the lot that may be occupied; the size of yards, courts and other open spaces; the density of population and the location and use of buildings, structures and land for trade, industry, residence or other purposes, including water-dependent uses…and the height, size and location of advertising signs and billboards.Such bulk regulations may allow for cluster development…Such zoning commission may divide the municipality into districts of such number, shape and area as may be best suited to carry out the purposes of this chapter; and, within such districts, it may regulate the erection, construction, reconstruction, alteration or use of buildings or structures and the use of land.

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Fundamentals of the Land Use System Purpose and Authority – Zoning Commission (Chapter 124)

C.G.S. Section 8-2 (Zoning Regulations): All such regulations shall be uniform for each class or kind of buildings, structures or use of land throughout each district, but the regulations in one district may differ from those in another district, and may provide that certain classes or kinds of buildings, structures or uses of land are permitted only after obtaining a special permit or special exception… the regulations may…designate, subject to standards set forth in the regulations and to conditions necessary to protect the public health, safety, convenience and property values. Such regulations shall be made in accordance with a comprehensive plan and in adopting such regulations the commission shall consider the plan of conservation and development…Such regulations shall be designed to lessen congestion in the streets; to secure safety from fire, panic, flood and other dangers; to promote health and the general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population and to facilitate the adequate provision for transportation, water, sewerage, schools, parks and other public requirements.

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Fundamentals of the Land Use System Land Use Applications and Permits

Land Use PermitsAuthorized

By Commissions

Explanation Comments

Site Plan The review of a proposed development to ensure the development complies with the regulations. No hearing required.

Less significant development proposals are sometimes approved by staff (example, interior change of use)

Special Permit orSpecial Exception

Site plan review for a development or use that may have adverse impacts and additional review/standards. Public hearing required.

Use/developments that may not be suitable for all locations with a zone.

Subdivision andResubdivision

The review of a proposal to divide land into 3 or lots or subsequent revision to approved lots and public infrastructure.

1st cut from a lot-of-record is exempt from approval.

Variance A permit to legally violate the zoning regulations where the regulations create an unusual hardship.

Hardship cannot be financial or self-created and must be unique to the parcel and not the zone.

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Fundamentals of the Land Use System Land Use Concepts – Setbacks and Yards

Minimum setbacks - front, side, and rear setbacks

Establishment of yards

Source: Bloomfield Zoning Regulations

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Fundamentals of the Land Use System Land Use Concepts – Height and Measurement

Maximum building height and measurement for Gable Roof

Maximum building height and measurement for Mansard Roof

Source: Bloomfield Zoning Regulations

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Calculating Average Grade

Measuring height

Source: Ridgefield Zoning Regulations

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Fundamentals of the Land Use System Land Use Concepts – Lot Coverage

Calculating Lot Coverage


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Fundamentals of the Land Use System Land Use Concepts – Types of Lots and Yard Locations

Displays the configuration of lots and location of required yards:

Front Lot (Corner)Front LotFront Lot (Pie Shaped)Rear Lot

Source: Bloomfield Zoning Regulations 80

Fundamentals of the Land Use System Land Use Concepts – Conservation Subdivision

Development is clustered to preserve more open space or to protect critical habitat.Regulations may provide for density bonuses or reduced minimum lot size.Designs standards often include low impact drainage design:

Narrower streetsSoft shouldersSwales in place of pipesWetlands used for drainage capacity

Source: Branford Plan of Conservation and Development

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Fundamentals of the Land Use System Site Development Plans and Subdivisions

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Planning as a Profession


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Fundamentals of Planning as a ProfessionWhat does it mean to be a professional?

Someone who provides a service for othersSomeone who is paidSomeone who is educatedSomeone who is experiencedSomeone who acts ‘professionally’Someone who is certified (or equivalent)

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Fundamentals of Planning as a ProfessionProfessional Applications of Planning

State/Regional/Town PlanningEnvironmental ManagementTransportation EngineersEmergency Management Land Use/Development LawEconomic Developers/RealtorsUrban Designers/Facility DesignCampus/Facilities Planners

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Fundamentals of Planning as a ProfessionTypes of Town Government in Connecticut

MayoralManagerialFirst Selectman/LegislativeTown Meeting(Chapters 7 & 8 of the CT State

Statutes)BENEFITS OF EACHLIABILITIES OF EACH

Planners are Civil Servants in government

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Fundamentals of Planning as a ProfessionThe job of planner in your town

Control/direct developmentPreserve/improve community characterProtect/conserve the environmentBenefit the health and welfare of community residents

***Provide Direction and Improve the Quality of Life***

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Fundamentals of Planning as a ProfessionWhat do planners really do?

Planning FunctionsConduct ResearchCreate PoliciesMake Plans and ProgramsImplement Plans/ProgramsFund Plans/Programs $$$$

Office FunctionsPublic OutreachTechnical AdvisingCoordinate public sector development activitiesReview ProposalsAdminister/EnforceBudget

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Fundamentals of Planning as a ProfessionPlanners don’t…

Approve policiesThey draft them for others’ approval

Approve plansThe create them for others’ approval

Decide on fundingThey make proposals that others consider

Planners role is advisoryWho do they advise?

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Understanding Plans and Planning


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Understanding Planning and Plans What is the planning process?

Regardless of where it is conducted or what it is called, the planning process involves identifying, analyzing and solving problems.

The planning process typically involves the following steps:WHERE WE ARE?WHERE WE WANT TO GO?HOW WE WILL GET THERE?IMPLEMENTATION?

The planning process works best as a continuous and iterative process. Planning should be conducted as cyclical process in which experience provides new insights that lead in new directions.

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Understanding Planning and Plans What is the most important part of the planning process?

Implementation is the real purpose of the planning process.

Preparing a plan may be an interesting and exciting venture, it will not be considered a success if it is not implemented.

Preparing a Plan of Conservation and Development may last one totwo years.

The implementation phase may last for ten to twenty years.

Implementation is the whole reason that we plan.

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Understanding Planning and Plans What are some planning principles?

Planning establishes a long term vision that is used to guide short-term decision making. Planning promotes:

coordinated efforts,consistent results, andefficiency and economy in implementation.

Long-term community vision should be established by an open discussion of current policies. Planning can help establish general agreement on future direction.The planning process should establish a basic framework for future decision making. Conditions may change through the planning process—readjustment may be needed.Planning must be flexible in the face of changing circumstances. No one has a crystal ball. Planning is most successful as a continuous, iterative process of self-improvement.

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Comprehensive Plans


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Fundamentals of Planning and PlansWhat empowers a community?

ACTUALLY HAVING A PLANNeed a reason to use the toolsNeed a goal for use of the of the toolsA plan may be needed or required in order to justify public expenditures

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Fundamentals of Planning and PlansComprehensive Plans

Comprehensive PlanDefinitionRequirements for Success In Connecticut (Plans of Development)Empowered by CT State Statutes10 year planning ‘windows’

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Fundamentals of Planning and PlansComprehensive Plans Lead to Other Planning

If you have a comprehensive plan then you have empowered…

Site PlanningDepartmental PlanningCapital Improvements PlanningZoningSubdivision RegulationsHistoric District RegulationsEtc. Etc. Etc.

These can be used to put the plan into effect

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Fundamentals of Planning and PlansThe ‘Rational’ Planning Method: Problems-Plans-Actions-Results

The FoundationWhat’s the problem?How do you know?What are our goals?Where are we now?What are our limits?What are our resourcesWhere are we going?

Projection/Prediction

Plan CreationCreating SolutionsTesting Solutions

Going ForwardEvaluation and SelectionImplementation

Looking BackReview

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Fundamentals of Planning and PlansThe Land Component of Comprehensive Plans

Tools of Comprehensive PlanningGoals

Avoid adversarial usesPromote complementary usesImprove the ‘look’ of a communityPromote efficient use of landMinimize public costsIncrease public revenuesPromote social equityProtect the public health, safety, and welfare

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Fundamentals of Planning and PlansPlans of Conservation and Development

What is a Plan of Conservation and Development?

Is a tool for guiding the growth of a community. Its purpose is to establish a vision for the future of a community and then determine policies that will help attain that vision. Primarily, it is a statement of recommendations addressing the physical development of our town. Wording of from Section 8-23 that best reflect what a Plan of Conservation and Development is all about:

"Such plan shall show the commission's recommendations for the most desirable use of land within the municipality for residential, recreational, commercial, industrial and other purposes and for the most desirable density of population in the several parts of the municipality."

The Plan should be viewed as outlining the future physical layout of the community as well as the means of arriving at that future layout. The Plan is also intended to address the social and economic development of the community.

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Typical Plan organization:Introduction

An introduction to town, Plans of C & D, and the recommendations.

Overall Conditions and TrendsInformation on issues that affect town residents as they prepare for the future.

Natural Resource ConservationOverview, assessment, and program for natural resource conservation.

Open SpaceOverview, assessment and program for open space protection and preservation.

Housing and Residential AreasOverview, assessment and program for housing and residential development.

Economic DevelopmentOverview, assessment and program for business and economic development.

Community FacilitiesOverview, assessment and program for town facilities and programs.

TransportationOverview, assessment and program for transportation and circulation.

Future Land Use PlanA compilation of the recommendations into an overall Plan for Roxbury.

ImplementationAn overview of how the Plan is to be implemented during the planning period.

ConclusionA summary of the plan and the planning process.

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Natural Resources—Land Cover

Types of cover:WaterFarmForestGrassUrban/developedLocations

What does it tell us?UseChange over time

Source: Woodbury Plan of Conservation and Development102


Natural Resources—Water Resources

LocationsType—streams, rivers, ponds, lakes, etc.Water Quality—surface, groundwaterAquifer protectionUse—Drinking, recreation, fire?

Source: Woodbury Plan of Conservation and Development

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Natural Resources—Water Resources

State Water Quality Classifications



Open SpaceLocationTypes of Open Space:

Managed Open SpacePreserved or Protected Open SpacePerceived Open Space


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Natural Resources—Open Space

Protected and “Temporary”or Perceived Open SpaceWhy do care about the location of both?

Plan for future open space acquisition to create larger areas and connections.



Natural Resources—Open Space

AnalysisWhere we are?Where we want to go?How we get there?


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Evaluation of Residential Development

Pattern of DevelopmentDeveloped LandUndeveloped Land

Residential Build-out Analysis

Intent and PurposeMathematical CalculationGIS AnalysisBenefitsIssues



Pattern of Residential Development

SubdivisionsExisting open spaceOpen Space acquired as a result of subdivisions


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Evaluation of Commercial Development

Pattern of DevelopmentDeveloped LandUndeveloped Land



Evaluation of Specific Interest or Concern

Pattern of DevelopmentDeveloped LandUndeveloped LandConcerns or issues?


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Community Facilities Planning

Location of existing facilitiesParks/RecreationGovernment AdministrationPublic SafetySewer/water facilities

Need for expansion?Potential for expansion?Available land?

Town ownedOther



Community Facilities – Case Study of Specific Facility and Area

Location of facilitiesNeed for expansionPotential for expansionAvailable landSite development


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Existing Zoning DesignationsTotal land by zone/districtResidential, commercial, industrialPotential needs?Opportunities?Available land?Developable land?



Future Land Use Plan (FLUP)

A geographic display of desired policy outcomes?Land to be developed for residential, commercial, and industrial useLand to be protected and preserved—open spaceRecreationAreas for historic preservation


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Fundamentals of Planning and PlansPlan of Conservation and Development

GOOD PLANNING SHOULD:

Establish a long-term vision that guides short-term decisions in a consistent way.Produce a vision based on open discussion and consensus.Result from open discussion and debate.Establish basic parameters for future decision making.Provide information on the logic and parameters of a recommendation.Be flexible in the face of changing circumstances.Be a continuous, iterative process where implementation leads to new goals.

NO PLANNING MAY:

Result in decisions that are inconsistent, inefficient, or conflict with other goals.Result in conflicts over the future direction of the community.Result in intuitive decision-making.Establish precedents that constrain solutions to future needs.Complicate future decisions due to the lack of understanding of previous efforts.Foreclose or constrain the consideration of future options.Result in a series of “one shot”efforts that are never implemented.