Miami follow-up: New urban code finally approved

As was covered by city3BL in August, the city of Miami’s proposed zoning code overhaul — nicknamed Miami 21 — was previously dealt a serious set-back in a deadlocked vote by the city council.  It turns out that the blow wasn’t fatal.  A recent 4-1 council vote has now approved the ambitious form-based code that aims to transform Miami into a new urban vision of mixed uses, friendlier streetscapes, and pedestrian safety.

The Miami Herald referred to the plan as ”the cornerstone of Mayor Manny Diaz’s development plans for Miami,” and added that with the positive vote, according to the mayor, “Miami can look to oneday be compared to cities such as Chicago, New York, even Paris.” 

The newspaper cited “more than four years of debate and literally hundreds of public meetings.”  It was an exhaustive process, and the plan is sure to continue to generate controversy and debate.  But the vote is a large victory for the future of the city, and now we can look forward to watching Miami’s vision get put into action.

Bringing smart growth to the suburbs

Smart growth policies and principles are applicable anywhere, in terms of aligning development with the best management of resources.  But there’s something particularly rewarding about seeing traditional suburban areas – with the requisite sprawl, cul-de-sacs, and strip malls – taking a fresh look at their plans. 

That’s now the case in Montgomery County, Maryland, outside of the nation’s capital.  The county currently dissuades development where traffic congestion is high, but the planning board and county council are considering flipping that policy on its head.  As reported by The Washington Post, the plan “would reward developers who build near transit and create walkable, bikeable communities by giving them discounts and allowing them to avoid the usual requirements to fix congested roads nearby or make improvements so their developments don’t add to traffic.”

There will be much debate over whether the proposal is going too far or doing too little.  But the conversation is heading in the right direction.  At a minimum, this story brings up good questions about the past, present and future of the suburban development “model.”  At the same time, and maybe most importantly, there’s also a spot-on reminder about the importance of messaging in the promotion of smart growth — the need, as one council member warned, to stay away from impressions that ”a lifestyle of a suburban community is not respected.”

Light-rail, TOD linked to Phoenix-area land values

Staying on the topic of light-rail, is it really an economic development generator?  One just-released study says “yes,” but with an important qualifier.  As reported on the Arizona Republic website, a doctoral graduate at Arizona State University released a thesis looking at the Phoenix region’s light-rail system.  Katherine Kittrell focused on property values within a half-mile of stations, with a focus on sales prices for vacant properties.

Kittrell found that proerty values generally increased, often dramatically, but not consistently.  The determining factor?  Zoning.  Transit-oriented development (TOD).  The study concluded: “The highest land value appreciation occurred in station areas where high density zoning had been aligned with the rail access.”  Tempe rezoned properties, increased densities and encouraged mixed-uses — the average increase there was 429 percent.  Phoenix was more timid, and properties went up a relatively modest 129 percent.  There can be additional factors at play, which the study concedes, but the results are still indicative of a trend.

More density = less traffic, less energy, less emissions

The smart growth and sustainability fields have long championed an often unpopular argument — higher land-use density is good.  The concept is simple: increase population densities in existing metropolitan areas, and more people will live, work, shop and play without needing to make additional trips by car.   Potential benefits include less traffic, reduced natural resource consumption, and reduced greenhouse gas emissions.  But despite success stories, the concept runs up against some ingrained notions that more is better – more land, more house, more cars, etc. — not to mention NIMBY conflicts that invariably confront high-density projects.

However, the argument just took an important step forward, with the release of a report requested by Congress, funded by the U.S. Department of Energy, and produced by committees of the National Research Council, including the Transportation Research Board.  The title: ”Driving and the Built Environment: The Effects of Compact Development on Motorized Travel, Energy Use, and CO2 Emissions.”  As summarized by Reconnecting America, the report recommends ”encouraging policies that support more compact, mixed-use development and reinforce its ability to reduce VMT, energy use, and CO2 emissions.”

Higher density has to be paired with many other policies, it takes patience to see the benefits, and it’s not the solution for every neighborhood in every community.  But it’s also not the danger that it’s sometimes held up to be.  Years of planning and policies incentivized low-density sprawl in the U.S. – it did not occur as naturally as many assume – and maybe it’s time to rethink what kind of development we want to encourage.

Portland’s next step: “eco-districts”

The city of Portland, Oregon, often serves as a forward-thinking laboratory for sutainability issues.  Now Governing magazine reports in its August edition about the city’s plans for “eco-districts.”  The aim is to stop thinking merely about green buildings, and start thinking about what it takes to have truly green neighborhoods.

Two pilot areas are targeted for next year.  According to Governing: “At first glance, the eco-district framework, outlined in an eight-page city document, reads like a rehash of Sustainability 101: yet another plan to create green jobs, encourage smart growth and catalyze renewable energy development. A closer look reveals plenty of innovation, but the novelty is driven by economies of scale and integration of existing systems—not cutting-edge green technologies.”  For example, district heating and rainwater re-use are key components. 

The sustainability world has known for quite some time that comprehensive approaches and integrated solutions are needed to achieve the best results.  The momentum is building: more and more cities are reorganizing their efforts and devising sustainability plans; LEED for Neighborhood Development has proven to be a popular tool for limited uses; and the ambitious Star Community Index is under development.  In the meantime, as usual, it might be difficult to replicate Portland, but it’s worth keeping an eye on it.

EPA: Seniors benefit from smart growth

Kudos to the U.S. EPA for making an important sustainability connection, linking smart growth with the issues facing seniors.  Last week the agency released a new guidebook: “Growing Smarter, Living Healthier: A Guide to Smart Growth and Active Aging.”  According to the press release, the guide will “help older adults access information about the importance of environmentally friendly community design and how to become involved in decisions about what is termed as ‘smart growth.’”  The guide covers the predictable issues of how to stay active and healthy, but also includes chapters on “development and housing” and “transportation and mobility.”  The guidebook also includes a self-assessment tool that allows communities to rate themselves based on smart growth principles. 

Beside the connection to seniors, it’s notable that the agency is now fully and openly supportive of the smart growth concept.  As stated by the EPA: “Smart growth covers a range of development and conservation strategies that help protect our natural environment and make our communities more attractive, economically stronger and more socially diverse.”  

It’s encouraging to see the federal government connecting the dots on sustainability.  And it’s also encouraging to think that seniors might just be a potentially powerful voice in support of smart growth development.

Miami plan voted down

Miami 21, a proposed overhaul of the city’s zoning code aimed at comprehensively planning for vibrant, urban neighborhoods, was defeated in a surprising vote by the city commission.  The plan for a form-based code — influenced by new urbanism and smart growth principles — was a top priority of Mayor Manny Diaz, and the subject of hundreds of community meetings.

As could be expected, there were plenty of voices on both sides.  As reported by the Miami Herald: ”Backers cited a pedestrian-friendly environment with wide walkways, ample green spaces, and storefronts and restaurants on the ground level of condominiums.  Critics of the controversial zoning ordinance are concerned about the costs of getting high-rises approved. Some neighborhood groups worried about property rights.  Arguments for the movement included climate change and fighting obesity; those out of favor with the effort focused on lowering densities.”

Still, the inclusive process, visionary plan, and widespread support were held up nationally as a model and were expected to result in success — until the plan unexpectedly crashed in the vote.  Was this a sign that the community support just wasn’t there?  Or was it merely a victim of political maneuvering?  The mayor says he might renew his efforts another day, but in the meantime, other cities will need to search for lessons in this defeat.