| Smart growth directs development towards existing communities already served by infrastructure, seeking to utilize the resources that existing neighborhoods offer, and conserve open space and irreplaceable natural resources on the urban fringe. Development in existing neighborhoods also represents an approach to growth that can be more cost-effective, and improves the quality of life for its residents. By encouraging development in existing communities, communities benefit from a stronger tax base, closer proximity of a range of jobs and services, increased efficiency of already developed land and infrastructure, reduced development pressure in edge areas thereby preserving more open space, and, in some cases, strengthening rural communities. |
| The ease of greenfield development remains an obstacle to encouraging more development in existing neighborhoods. Development on the fringe remains attractive to developers for its ease of access and construction, lower land costs, and potential for developers to assemble larger parcels. Typical zoning requirements in fringe areas are often easier to comply with, as there are often few existing building types that new construction must complement, and a relative absence of residents who may object to the inconvenience or disruption caused by new construction.
Nevertheless, developers and communities are recognizing the opportunities presented by infill development, as suggested not only by demographic shifts, but also in response to a growing awareness of the fiscal, environmental, and social costs of development focused disproportionately on the urban fringe. Journals that track real estate trends routinely cite the investment appeal of the "24-hour city" for empty nesters, young professionals, and others, and developers are beginning to respond. A 2001 report by Urban Land Institute on urban infill housing states that, in 1999, the increase in housing permit activity in cities relative to average annual figures from the preceding decade exceeded that of the suburbs, indicating that infill development is possible and profitable.
Transfer of Development Rights (TDR) is one way to achieve infill development. Currently being investigated by the town of Avon, TDRs would let developers acquire rights to build more housing near the village center in exchange for paying landowners in out-of-the-way sections to keep their property undeveloped. State law does allow for TDR programs, but Avon would be the first town in the state to adopt the program if they decide to incorporate it into their zoning regulations.
I would propose that TDRs be used on a regional level. Instead of allowing landowners the right to transfer the right to develop one parcel of land to a different parcel of land within the same town, why not open the process up. Farmland in Avon or Canton could be exchanged for a brownfield in West Hartford or Harford, or open space in Farmington could be exchanged for property in New Britain. This would foster regional cooperation and require towns to designate growth zones.
For more on TDR, click here
For infill development case studies, click here |
