|
1000 Friends of Connecticut
Smart Growth Development Scorecard Beta Version
Introduction
Among developers, political, civic and business
leaders it is becoming increasingly clear that building what and where it is
smart, sustainable and responsible, Connecticut’s towns and cities can enjoy
the fruits of growth without bearing the costs of poorly planned development.
Smart growth strategies help communities
generate more jobs, provide more choices in the location and cost of housing,
and build a healthy economy. At the same time smart growth allows us to reduce
our environmental impact, secure greater energy independence, reduce redundant
public expenditures, and create safe and healthy neighborhoods for our kids, our
seniors, and our families. Smart growth also improves our global competitiveness
for new talent and new investment.
Smart growth is a win and with the
prospect of ever-lengthening commutes, the desire to reduce carbon emissions to
meet Connecticut’s new greenhouse gas emission reduction targets, and rising
gas prices, now is the time to grow Connecticut smart!
More and more people are seeking homes and
business locations where they are not completely automobile-dependent. Gen
X-ers and empty-nesters are expressing a preference for neighborhoods where
they can walk or bike to the grocery store and take public transit to work and entertainment.
More and more people want to live where they can still be active citizens as
they age, and where their children and grandchildren can enjoy healthy physical
activity everyday.
Vociferously, Connecticut’s residents are
expressing frustration with the way shortsighted planning sacrifices the
long-term fiscal health of our communities -- starving our established downtown
businesses, under-utilizing the assets of our older communities, eating up our
farms and open spaces and ravaging our air and water.
Still, look closely and we can envision an
alternative future. Citizen activists are working to rebuild existing
communities and design new ones to better respond to the needs of this and
future generations, and to the evolving preferences of the market. 1000
Friends of Connecticut aims to advance that vision. Together we must act
quickly and decisively. We are living in times of extreme uncertainty. Can we
come together to mitigate the impacts of global climate change? Will the
tightening credit market and growing economic segregation mean still fewer
housing choices for low- and middle-income residents in Connecticut? How will
we weather ever-escalating gasoline prices? Can we slow the rate of asthma in
school kids in our cities? White Plains and Yonkers are speedily developing
transit accessible, waterfront neighborhoods. Stamford, Norwalk and Bridgeport
are hoping attract development to maintain their competitiveness. Will this
lead to increased prosperity in Hartford, New Haven, Waterbury, Windham, New
London and Norwich? Or, will investment lag as people choose to live and locate
their businesses in smart, transit oriented locations further south and west –
places like Maryland, New Jersey and Westchester County? Can the region’s
remaining farmers fight off the pressure of rising land and energy costs
successfully and take advantage of the growing locavore movement in Manhattan
and its suburbs?
Fairfield County is the tenth most
sprawling area of the country. Much of the state’s infrastructure is inadequate
and/or in decay. Shoreline traffic congestion is legendary. Housing
affordability is a challenge and, because subsidies are scant and land costs
high, most new housing is high-end.
Still, Connecticut is home to projects
like Harbor Point in Stamford, the Pratt and Whitney redevelopment in North
Haven, Storrs Center, the transit hub in Meriden, and plans for the West River
neighborhood in New Haven. If smartly implemented, these will not only improve
our quality of life, but will also be shining examples of smarter, more
sustainable, more responsible growth for the rest of the state. Those projects,
and plans and initiatives like them, won’t happen without supporting policies
and investments at the state and local levels. Smart growth developments
require a significant shift in the current development scheme. Many existing zoning practices, parking
requirements, road design speeds, and the form and content of our communities
must evolve.
Getting
to smart from here will require state and community leaders to overhaul
outdated plans. We’ll need to grant variances to, or rewrite laws and
regulations to meet modern standards. It
won’t be easy. 1000 Friends of Connecticut
drafted the Smart Growth Development
Scorecard Beta Version to:
·
help developers, citizens groups, municipal and
state decision makers develop a clearer understanding of what smart growth is,
·
support to regulations and investments that advance
smart growth, and
·
remove regulations and investment criteria that
impede smart, sustainable and responsible development.
1000 Friends modeled
its scorecard on the work of The Smart Growth Leadership Institute, the TND
Design Rating Standards, and the New Jersey Future Project Scorecard. The beta
version was developed by the following committee members: Dara Kovel, Jonathan
Rose Companies; John Guszkowski, CME Associates; Robert Santy, CERC, Inc.; Toni
Gold, Consultant Project for Public Spaces; Robert Orr, Robert Orr Associates;
Susan Bryson, Wiggin and Dana; Scotia Ryer, Wiggin and Dana; Dr. Robert
Painter; and Heidi Green, 1000 Friends
of Connecticut.
Developments will be reviewed by a committee of experts
including: architects, engineers, land use attorneys, developers, and community
activists.
The
Smart Code Development Scorecard Beta Version -- Organization
The Smart Growth Development
Scorecard is organized in the following categories:
·
Maximizes Existing Infrastructure,
·
Mix of uses,
·
Housing options,
·
Accessibility, mobility, & connectivity,
·
Compactness/Land Use Efficiency,
·
Environmental protection,
·
Pedestrian safety, streetscapes & parking
Categories are weighted on a scale of 100.
Points are allocated for each question within a category. The questions were
designed to gauge a developments’ correlation to the smart growth principles
below.
Ten
Principles of Smart Growth
1. Provide
a variety of transportation choices.
2. Mix
Land uses.
3. Create
a range of housing opportunities and choices.
4. Create
walkable neighborhoods.
5. Encourage
community and stakeholder collaboration.
6. Foster
distinctive, attractive communities with a strong sense of place.
7. Make
development decisions that are predictable, fair and cost effective.
8. Preserve
open space, farmland, natural beauty and critical environmental areas.
9. Strengthen
and direct development towards existing communities.
10. Take
advantage of compact building design and efficient infrastructure design.
The Smart
Growth Development Scorecard—the Questions
Greenfield
Connecticut is a small state with
centuries of human habitation. Until the 20th century, development
in Connecticut was concentrated in compact centers surrounded by large tracts
of field and woodlot. In recent years, however, we’ve moved away from those centers,
we’ve spread across farmland and green spaces. Until the mid-20th
Century, our development catered to the pedestrian, but recently we’ve pivoted
to make the car our locus of development. We’ve paved the land for car storage.
We’ve built ribbons of road to make it speedier and easier for cars. But, for
future generations, our development pattern needs to provide alternatives to
the single-person automobile. It must accommodate the needs of pedestrians, and
conserve our remaining farmland and open spaces. 1000 Friends of Connecticut is opposes the wasteful
consumption of land in low-density, poorly-planned development, new development
must be redirected back in to urbanized areas.
Development on greenfields, i.e.: forests & grassland, land that may have
been previously used as cropland, pasture land, wood lots, quarries, etc., but
was not previously developed AND Development on land that is not served by existing sewer and water
infrastructure at the time a development is planned is NOT smart growth
development.
Maximizes Existing Infrastructure
1.
Site Type 8
Points
Smart Growth redirects new development to
existing communities. Within those communities, smart growth directs
development to places already served by water, sewer, and transit infrastructure.
Smart growth seeks to maximize the resources of established neighborhoods while
conserving open space, farmland and irreplaceable natural resources. A project
surrounded on all sides by existing development is the most efficient site
placement. Therefore, 1000 Friends of
Connecticut awards points in this question for tight infill, and for projects
that tap into existing infrastructure. Infill development that cleans up and
reuses environmentally contaminated land receives additional points.
Projects more than a short walking
distance from existing development, or development where sewer, water, or
transit infrastructure is not available, will be awarded no points in this
section. (This question pertains to all development.)
2.
Brownfield 8
Points
Clearly, cleaning up environmentally
contaminated properties (or properties that are perceived to be contaminated)
to the highest standard of remediation carries the greatest potential cost to
the developer. The highest standard of remediation also allows the greatest
flexibility for reuse. In this section, 1000
Friends award points based on the options for reuse provided by the
remediation. (This question only pertains to sites requiring remediation.)
3.
New Roads 10
Points
Connecticut’s current road standards are engineered
to accommodate the highest number of cars travelling at the fastest possible
speeds. This compromises the character of streets, contributes to poor air
quality, high rates of greenhouse gas emissions, and higher mortality rates. In
this question, we award points to projects that humanize the road
infrastructure, slow speeds, disperse traffic into a wider grid, and make
streets friendlier for walkers and bikers. (This question pertains only to
projects that require roadway modifications.)
Compactness and Land Use Efficiency
4. Densities 3.3
Points
Before the automobile
dominated our planning, cities and villages were more densely concentrated,
lots were smaller, buildings taller and open spaces wider. People lived within
walking distance of work, school, cultural and social activities. Compact
development equates to lower energy and natural resource consumption. It
correlates to better health outcomes, and it tightens social networks.
Therefore, 1000 Friends awards
points in this section to development at historical densities. Development that
further distances us from one another receives no points. (This question
pertains to all projects.)
5. Area
of parking 3.3
Points
Standard parking requirements drive up
the cost of development forcing developers to dedicate valuable space to the
car, they also contribute to the dysfunctional spread of impervious surfaces,
and contribute to pedestrian-hostile environments. Smart growth provides residents and workers
alternatives to the single passenger automobile, preserves natural resources,
and orients to the pedestrian. This section awards points to development geared
to pedestrians and transit users. It awards the highest score to developments
that make no provisions for parking and awards no points for those that require
high minimum parking allowances. (This
question pertains to all projects.)
6. Parking
alternatives 3.3
Points
Currently and into the near future,
parking will continue to be a necessary evil. This question awards points to
developments that creatively accommodate the car within the uses of the
development. Plans that meter parking and allow for shared parking spaces score
highly. Projects that do not provide street parking or make no attempts to reduce
parking receive no points. (This
question pertains to all projects.)
Mix of Uses
7. Mix
of land uses
5 Points
A healthy mix of uses
is critical to community vitality. Without variety (single family detached
housing, small lot single family detached housing, single family row houses,
condominiums, rental units, grocery/convenience shopping, offices, libraries,
restaurants/entertainment), communities aren’t appealing to discriminating employers
and residents. Without variety, economies fail to be robust. 1000 Friends awards points (based on a
development’s size) for (1) the variety of the mix, and (2) the proximity of uses
within the mix. (This question pertains to all projects.)
8. Mix
of neighborhood uses 5
Points
Smart development
augments and strengthens established communities. This question awards points
to development that overcomes single-use zoning, and livens the mix of uses within
a walkable distance of the development. (This question pertains to all
projects.)
9. Jobs/housing
balance 5
Points
Smart growth places housing and
employment within a walkable distance of one-another. This question awards
points based on the likelihood that the residents of units created will be able
to walk to their jobs, and the workers in work sites created are able to walk
home. Projects in which a majority of workers and/or residents must commute 30
minutes or more receive 0 points. (This question pertains to all projects.)
Housing Options
10. Dwelling
unit types 3.25
Points
A wider variety of residential building
types provides texture to communities and helps insure a mix of house prices and
family-sizes are available even in projects without designated affordability
provisions. This question awards points
for diversity of dwelling types within a neighborhood. (This question pertains
to all projects with a residential component.)
11. Neighborhood
income diversity 3.25
Points
There may be times when by adding income
diversity to a development, the diversity of an entire neighborhood is
increased. This question awards points to developments that catalyze greater
income diversity for the surrounding areas. Because growth isn’t smart if incomes
are segregated, this question awards greater points for wider variance in affordability
standards. (This question pertains to
all development with a residential component.)
12. Affordability
protection 3.25
Points
Residential units in smart growth
locations increase value faster and hold their value longer than traditional
residential units. Therefore, a mix of affordability can’t always be assured
based on housing type design alone. This question awards points to developments
that guarantee affordability. Points are awarded based on depth of income
targeting, diversity of affordable units, and the length of time affordability
is protected. (This question pertains to all development with a residential
component.)
11.
Municipal income diversity 3.25
Points
Smart growth discourages segregation of
communities. Smart developments not only build diversity into their projects,
they can also catalyze diversity in the municipality. This question awards
points for projects that break down municipal segregation by income or
deconcentrate poverty. (This question pertains to all development with a
residential component.)
Accessibility,
Mobility and Connectivity
12.
Frequently visited uses within ¼ mile 3 Points
For residents and workers to leave their
cars behind and conveniently opt to travel by foot or bike, there must be a
healthy mix of housing, shopping, restaurants, work places, schools and
institutions within a relatively compact area. This question awards points
based on the mix of uses within a given proximity. High scoring projects will
have many uses within compact distances. (This question pertains to all
development.)
13.
Transit accessibility 6
Points
Transit access is a critical to reducing
our reliance on the automobile. This question awards points based on proximity
to high quality transit service (this refers to permanent transit – commuter
rail and bus rapid transit.) Top scoring projects will include a transit
station within a transit oriented development. Projects built with the
expectation that previously approved but as-yet-unbuilt transit service will
receive the minimum points. Auto-dependent development scores zero points in
this section. (This question pertains to
all development.)
14.
Street network connectivity 3
Points
Creating street networks that are tightly
interwoven disperses traffic congestion. Interconnectivity, coupled with slower
design speeds makes a development more convenient for pedestrian and bikes as
well. This question gauges the interconnectivity of streets created within a
development, the connection between the development, and the existing street
grid, and design speeds of new streets. (This question pertains to developments
that include new streets.)
Pedestrian
Safety, Streetscapes, Parking
15.
Access to parks .9
Points
Biophilic research has documented what we
all know intuitively. Humans need nature. This question looks at proximity of
the development to parks and public spaces. High scorers will be within a short
walking distance of a park. Or, the development’s design will increase the
general public’s pedestrian access to a park or public green space. (This question pertains to all developments.)
16.
Traffic calming .9
Points
Smart growth means creating environments
that are safe and inviting to pedestrians. Pedestrian mortality is nearly
assured in car/pedestrian collisions at 30 MPH. Reducing street widths and the
space allocated to parking lanes slows traffic and makes streets safer for
pedestrians and bicyclists. Yield streets, where the width accommodates only
one car with occasional turnouts, are an ideal design for residential
neighborhoods. This question awards points to streets that are designed to slow
traffic and ease pedestrian use. (This question pertains only to developments
that impact street design.)
17.
Safety of walkers and bikers .9
Points
This question awards points for having sidewalks,
the width of sidewalks, street speeds, bike lanes and crosswalks. (This
question pertains only to developments that impact street design.)
18.
Street trees .9
Points
Street trees provide shade. An
uninterrupted canopy adds elegance to a street. Leaves remove significant quantities
of particulate pollution, and sequester carbon. High-scoring developments will
provide street trees and will ensure that the trees are planted so as to guard
the trees from infestation, dehydration and undue stress. (This question pertains only to development
that impacts the street.)
19.
Building orientation .9
Points
People prefer walking on streets faced
with buildings that are scaled to humans and engage people on the street. This
question awards points to developments with buildings that hug the street and
welcome pedestrians, while hiding vehicle entrances and loading docks in the
rear. (This question pertains to all developments.)
20.
Historic preservation .9
Points
Historic structures add to the flavor, character
and uniqueness of a place. This question awards points to developments that reuse
all historic buildings, preserve them with accuracy, and design newer
components to meld with the historic features of existing buildings. (This
question pertains to all developments with identified historic structures and
to development with structures that contain potentially-historic, but not-yet
identified features.)
21.
Accessibility to differing abilities .9 Points
Connecticut’s population is rapidly aging
and the need for development that accommodates people whose abilities are
compromised is becoming increasingly salient. This question scores development
based on its level of accommodation for the differently-abled. (This question
pertains to all developments.)
22.
Appealing frontage .9
Points
This question regards penetrability,
massing of buildings, and design of pedestrian entrances within the
development. Closely related to question 21, this question highlights the pedestrian
experience entering and exiting buildings while the earlier question rewards
developments that reduce the impact of vehicle egress on the experience of the
development. (This question pertains to all development.)
23.
Tradition and architecture .9
Points
This question is the third in the series
of questions concerned with the experience of the development. It rewards
developments that integrate stylistically with and enhance their surroundings.
(This question pertains to all developments.)
24.
On-street parking design .9 Points
On-street parking provides a valuable
buffer between pedestrians and traffic. On-street parking also calms traffic
and reduced traffic incidents. On-street parking provides greater efficiency in
land use, and reduces the need for new impervious surfaces. This question
rewards projects that liberally employ on-street parking and design it for
safety. (This question pertains to all development that makes provisions for
parking.)
25.
Off-street parking .9
Points
The aim here is to improve the experience
of the development by reorienting places to people instead of cars. High points
are awarded to developments that make parking invisible by utilizing back
alleys, parking in the rear of buildings and reducing the prominence of garages.
(This question pertains to all development with a residential component.)
Greenness
26.
Highlight natural features. 1.6
Points
This question awards points based the
extent to which natural features are preserved, protected and made available to
the public. (This question pertains to development in which natural topographic
features are present.)
27.
Reuse of existing buildings 1.6
Points
When gauging the lifecycle environmental
costs, the greenest building is a building that is already here. Reuse of
buildings is less-resource intensive than destroying existing buildings to raise
new ones. This question rewards developments for the extent to which they
adaptively reuse existing buildings. (This question pertains to developments on
sites with existing buildings.)
28.
Green buildings 1.6
Points
This question seeks to reduce the
environmental impacts of development through the use of green building
techniques. (This question pertains to all development.)
29.
Alternative energies 1.6 Points
The goal is to encourage the use
of and stimulate demand for non-carbon generating energy systems and
alternative technologies to reduce the carbon footprint of proposed
projects. (This question pertains to all
development.)
30.
Wetlands, streams, shorelines, etc. 1.6 Points
This question seeks to protect existing
wetlands. High scoring projects will not only avoid disturbing wetlands, but
will also make efforts to improve local water quality. (This question pertains
to all development.)
31.
Slopes, floodplains, habitat, etc. 1.6
Points
The goal is to protect natural and
cultural assets within the development and to increase the public’s access to
these assets. High scorers will exceed regulatory requirements and open access
to key features. (This project pertains to development in which cultural or
natural assets are present.)
xx |