HomeMy WebLinkAboutSensible Tools for Healthy CommunitiesA Decision-Making Workbook for Local Officials, Developers, and Community Leaders
DOUGLAS R. PORTER1 PRINCIPAL AU THO R
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Part I
Part II
Table of Contents
About the Workbook, ;
How to Use the Workbook, iii
Clarifying Concepts and Untangling Terminology, iv
Guiding Principles, v
Northeastern Illinois Housing Endorsement Criteria, vi
Checklist for Sensible Growth, ix
Ten Things You'll Always Hear at Public Hearings, xii
Questions and Actions
Comprehensive Plans: Adopting and Updating, 1
Annexations, 11
Zoni ng: Rezoning, Zoning Amendments, and Variances, 17
Work Sheet 1: Facts About Rezoning, 18
Work Sheet 2: Effects of Rezoning on Existing Community Facilities, 22
Subdivisions, 27
Work Sheet 3: Effects on Publte Facilities. 36
Site Plans, 39
Bas ic Information and Helpful Guidance
Best Development Practices, 43
Work Sheet 4: Community Goals for Development, 44
1 llinois Statutes. 62
Comprehe nsive Plans, 62
Zoning Ordinances, 64
Subdivision Regulations, 65
Annexation Agreements, 66
About the Workbook
L ivable, attractive communities are
created as a result of hundreds.
even thousands, of development
decisions. How can local elected and
appointed officials increase the odds that
they make the right decisions? This
Workbook was created to meet that need.
About th(~ Workbook
organizations has a stake in promoting sen-
sible gro\\'th Lhrough planning and develop-
ment Lhat enhance the quality of life
enjoyed by all residents or noriheastern
Illinois. As a re.5Ult of this unusual collabora-
tive effort, individual members of the respec·
tlve sponsors of this document may not agree
wtth every statement In h:. Just as a mu.ntcl-
pality must weigh a proposed development
based on its overall merits, these: organiza-
tions support the document as a whole.
Building on Sensible Growth PrinciplH
In preparing the \·Vorkbook, the three
organizations aimed to provide defmilion to
the principles spelled out on page v. These
principles, such as increasing choices of
housing crnd how people get Lo work; pru-
viding opt.ions for travel 11rou11d rhe region;
and prntening water. Jami, air, anrl species
rcso11n:cs provide broad guidelines for eva.l-
11aliug how proposed µrojc:cts can con-
tribute to qualiry com.munity growth.
Building on these p1iuciplcs, the \Vorkbook
is organized to help local officials, develop-
ers. and community leaders:
Propertv owners and developers in the
Chicag0 region frequentl)' ask public offi-
ci;tls w amend r1r 1 evise zoning or subdivi-
sion regulations to allo\ ... trpcs ot dcw~lop
n1ent thJ.L arc prohibiLed <.iccurding Lu the
applicable l~nv. Property owners also may ask
local government officials, such as planning
commi5sinners and village council mem-
bers, to consider ~mncxatiun of properties
bei11g proposed for development
Communities mu'H assess these reque~ts
i..vith the bPs! infrn ma1ion available an<l
make L.hc Iiglu detision based on the over-
all merits of the rcquc~l.
Many :mch proposals arr ditflrult to as.'iCSs.
Some may rJ.isc questions about the ctICcts
of a proposed pr~ject on adjacent neighbor-
hoods and the communiry at large. Ochers
may pose broader i-.sue.'i about the direction
and quaJity of hiture community growlh.
Developer requests may require close scruti-
ny and significant changes to conform to
community goals and dev<"lopment policies.
Communities thdt have adopted comprc-
heusi,·e plans already ha\'e some guidance
about eq\Juaring proposals, bm may have
rp.te'itions regarding con.si:n.ency with those
plans.
1. plan for the: community's future economic,
environmental, and social viability by incorpo·
rating the vision and goals of the commMnity,
In advance of development controversy;
2.. Identify the extent to which the project
would achieve the community's development
goals and standards;
J. quickly understand key pros and cons of a
proposal In the short time·frame of typical
public hearingsi
4. thoughtfully examine the project benefit<
claimed by applicantsi
5. carefully consider costs or Impacts, fnc.lud-
lng any that might be raised by the project's
opponents; and
6. identify changes that could Improve the
likelihood of project approval and dulred
community impact.
Discussion genera1ed by this information
can shed light on Lhc potcJJLial conu-ibu-
tiuns Llli.-tl ci proposed project migh l make to
the quality of Ji.fe in communities as they
grow <111d change.
Local officials know how important these
decisions can be for the future livability of
their communiry. They also know rhat cnn-
stitucnL'i and voters expect thcrn to make
informed and sensible decisions. This
\Vurkbook i=--intended to help local govern-
ment officials dt:"cide how to apply and/ or
amend rules and re-gularion.s that <iffen pro-
puscd dc\'clopmcnt projects. lt Glll help to
educate developers "nd builden about com-
munity expectations for development.
\Vhile it jq unlikely thar any particular pro-
posal will meet every goal of a com111unity.
local leaders need tools to balam:e the.se
needs and determine the besr pos.sible proj-
ect. in the cont.ext of the real estate market,
state and k dcr..tl regulations. and short ~uid
long term needs. It may be lhat a proposed
project conflicts wit.ha commun . .ity's com-
prehensive plan. Should rJ1e project he
automatically discarded, or should the corn-
munily think more broadlr aboul '"·hether
the existing phm a.nd zoning 1ueet sensible
growth goals'
The Me!rnpolitan Mayors Caucus,
Campaign for Sensible Growth, and
Meu·opolitan Planning C-0uncil cooperated
to produce the \·Vorkbook. Each of the
'->.'\JM'. CPOW;NCSFNSIB!\ o~c C.0.1PAICtl ~OP SENSIR!.E GROWTH i
Asking the Righi Questions. The Workbook's
subjects and format are based ou the con-
cepr thar asking rhe righr questions is neces-
sary to obtaining rhc right an~wrrs. The
\Vorkbook poses a series of questions to
help local oITicials en.luate requests for fh·e
common rypes of event.'i that u.;;ually re-qulre-
pubJic heatings, including adopting or revis.-
ing:
• local comprehensive plans;
• rezoning or zoning amendments;
• annexation of development sites;
• approval of subdivision plans; and
• approval of specific site plans.
The information generated by these qncs·
tions will help local planning commission-
ers, \illage hoards, city council members,
and zoning commissionrrs ro reach conclu-
sions about t11e sensibilicy of t11c actions
requcsh:d. At the samt..' time. it is hoped that
the questions will alert developers. bujlders
and their prnf~ssional consult.ants in
advance to the kinds of concerns that local
officials aud civic leaden will havt aboul
their proposals.
How to Use the Workbook
The Workbook has three major parts:
The introduction includes Sensible Growth
principles and techniques. It allows a
quick evaluation on the extent to which
development proposals will advance
Sensible Growth.
Part I is a list of questions for each of the
five major types of public decisions about
development. The questions are suggest-
ed ways to help local officials evaluate pro-
posed projects. Follow-up questions and
actions are also included, plus space to
add helpful information about your own
community's policies and regulations.
Part II presents helpful guidance for ways
to improve projects to meet the communi-
ty's objectives for development and better
achieve Sensible Growth outcomes.
Use the Workbook this way:
Before and/or during a public hearing or
other event concerning p1opo~ed deselo1>-
rnenc:
1. review th• Initial checklist of Sensible
Growth principles and criteria (page v) to
quickly assess how consistent a request-
ed action may be;
a. tum to the section about the specific
type of proposal (Annexations, page 11;
Zoning: Rezoning, Zoning Amendments,
and Variances, page 17; Subdivisions.
page 27; and Site Plans, page 39) and
refer to questions relating to typical proj-
ect issues;
3. check the most important topics to
raise for discussion of the proposal;
4. refresh your memory about your com-
munity's compNhmnslve plan goals for
future development; and
5. Nfer to Part II to find brief descriptions
of options and best practlce.s for your
consideration In reviewing the proposed
project.
The questions do not require compliraled
answers from applicants. They mav rf:"quire
cros!Heferencing the .,:arious sections, for
example, when a project nn·ds rezoning
and ~ubdivision approval while seeking
annex<ltion. Bur the questions ore intended
to rcrnind the user about chc concern.:) and
is.:,ucs often raised by proposed dcvelop-
menu. And llW)' might provide bome ideas
about how the proposed action might help
or hinrler a community as it attempts to
accommodate growth and change.
The sponsoring organization1' would like to
make the Workbook as u'cfi.tl as pos<iblc. In
order to get full \'alue from the Workbook,
add information about rour local plan, zon-
ing ordinance, anrl 01her rrgulatinn.s. Ff"el
frc>c to cusromize it t.o :-;rnir your ncc:rl.s.
Add ~md .subtract item~. pro,idc c.lddiU.onal
infonnation, re-phr11~e questions -all .tre
encouraged. Consider lhe \Vo1 kbook to be
yours to use in whale\·er V."a}" is mo.st
beneficial.
WWW Cl>OWltJCSfNSIBIYORC CAMPAiCN !:QR SFNSl8LF CROWTH iii
Clarifying Concepts and Untangling Terminology
In recent years. planners and public officials have invented some new terms about forms of development. They can be confusing, especially in the
heat of public discussions. Here are some definitions that might help to clarify terms:
Clust•r d•velopment Arrangement of development on one part of a site to save open space in the remainder of the site
Green architecture/infrastructure, greenways Tracts of land that connect one preserved area to another. often induding a hiking or biC)cling trail
Growth managem•nt Toois and techniques for implementing c.oordinatC?d planning and sensible growth
New Urbanism Design concepts that use traditional neighborhood and transit-oriented features to lay out neighborhoods and
communities
Planned unit development
Sensible Crowth
Smart Growth
Standard planning and zoning
Sustainable development
ll'aditional neighborhood
development
Transit-oriented development
Zoning for phasing relatively large developments, which usually allows several uses and some flexibility in
designing 11 site to make the best use of the property
Broad principles or goals for guiding community development toward quality growth, such as emphasizing
infill and redevelopment. protecting natural resources, and linking transportation and land use
Another term for sensible growth
Traditional planning and zoning, in use primarily smce 1945
Development that enhances people's well being within the environment's capacity
Neighborhood designs that include reatures or typical pre·l9'40S development. such as mixed-uses, pedestrian
friendly streets, and homes with front porches
Development focused around transit stations that is designed to improve transit use and neighborhood
walkab1lity
Guiding Principles
G uiding principles fo r balanced
community development have
been adopted by many organi-
zations and communities across the
United States Though techniques vary
across regions and community types, the
ten tools listed here can form the basis for
a sensible and effective smart growth
plan. This list, created by the Smart
Growth America coalition, has been
adopted by a variety of political and busi-
ness leaders, including the National
Governors Association, the International
City and County Management Association,
and the U.S. Environmental Protection
Agency.
i. Mix land uses: I\ew, clll.')tcrcd development
works bc~t if it includes a mix of stores, jobs.
and homes. Single·use districts make life less
conwmienr. anrl 1 eq11ire more driving.
2 . Strengthen and direct development toward
existing communttiet:: 1:-rom local pa1-ks to
neighborhood schools t.o tranc;it. S)':'item"", pub-
lie invest111enl<s "hould fon1' c111 geuiug the
most om ofwhar we'\'e ;1lrearly b11ilr. Before
we plow up more forests and farms, we should
look for opponunitics to gTOW in already
builH1pMea.s.
choices: '.'Jot cn:ryonc \\~.tnts thl' ~amc thing.
Co!llmunities should offer a range of option::;:
house'-, conctominium!I, aITmdable home<1. for
low-income families. a11<l "~ranny nat<.;" for
('ntpt\'ll<'SU'n.
4. Create walkable neighborhoods: Llvablt
pl.lees ofter not just the opportunity to walk
-siUewa.lks an· a 11tcessity -but somethi11g
to \\.:l.H .. to, .... hcLher i1's 1he corner ~lore, the
transit stop, or a school. A compac.t, walkable
neighborhood conuibutc.:S to people's sense
of comm unit~· beornst' udghtxn"J gt't lO know
f':ach olher, uot jnst. r:ach other's car~.
5. Foster distinctive, attnctive places with a
strong sense of place: In evt"ry conummity.
rhere :lrf" things that maJ.::f' each pl:ic:e special,
from train stations to local businesses. These
should be protected and cclebr.ucd.
6. Take advantage of compact building design:
Development should mkc into account the
ecology of a silt" and prott'n the most valu-
ablf' nalltrill f("SOUffr"S.
Northeastern Ill in ois Housing Endorsement Criteria
H omeownership studies show that
housing in high job growth areas
like DuPage, Lake, and north sub·
urban Cook counties, and in revitalizing neigh-
borhoods 1n Chicago, is beyond the reach of
the average working family and lower income
people. Data from the 2000 Census also con-
firms the findings of the Metropolitan
Planning Colmcil's 1999 Regional Rental
Market Analysis that rental housing is often
not available for households who cannot
afford homeownership. Where housing 1s
affordable, jobs and other opportunities are
scarce -contributing to the traffic conges-
tion, economic disparities, and racial segrega·
ti on that tax the region. Com pared to other
metropolitan hubs, the Chicago area is failing
in its ability to meet housing demands with
adequate supply. Focus groups and key
informant interviews with critical stakeholders
identify community resistance and poor com-
munication as primary obstacles preventing
local decision-makers from accepting propos-
als and policies that forward regional housing
objectives.
For northeastern Illinois to remain compet1·
tive, the supply of housing options must be
expanded to meet growing demands. By
securing broad.based support for these
Housing Endors~mcnt Criteria, municipal
leaders, neighbors, employers, and communi·
ty-based organizations can together more
effectively attract, identify, and support pro·
posals for quality developments. To promote
housing and mixed-use developments that
meet community needs while also addressing
broader regional sensible growth goals, new
housing should:
7. PNserve open space, farmland, natural
beauty, and critical enwironmental areas:
People want. to stay connecte-d to nature and
arc willing to take action to prou~ct farms.
\\'aLCrW'i'.l~S. l'COS)ISll'JliS, and w1ldhfc.
8. Provide a vari•ty of transportation choices:
Pcopk can't gc·1 uut of thnr c..t.n unless wc
p1ovidt: tlit"111 wuh a11othct ,,~ay to gt>t wl1crc
they're going. More ('(\mmunitie.c: need ~<tfe
and reliable public rrnnsporc.Idon. sidewalks,
~md bike path.s.
9. Make development dadslons predictable,
fair, and cost-effective: Buildc1s wishing lo
implement snMn growth should fiKe no more
ob.,tade'i thorn tho.,e contributing to sprawl. Jn
fact. comrnunitie'-may choo~e 10 pi ovide
incetuivcs for smarter development
10. Encourage commwnity and stakeholder
collaboralfon: Plans developed without strong
citizen involvement rlon't hav(" staying powt.·r.
\Vht"il pt>oplt-ft"t"l lett out of important ded-
sion.s, lhey won't he there 10 help when toogh
choices have to be made.
."\ drtm/.ed dvrkli<::t tlJ 1.w~ rn PVllLl.Vltmg how J>rrf
ects do or do not <'cl1icvr snuible growth i~ provided
011 page ix.
WWllt GROWINGSWSIBLYORC CAMPAIGN FOR SENSIBLE CROWTH v
1. Promote economic dewelopment and sus-
tainability. Housing, when appropriately
located, C'ncourages t.hc expansion of exist·
ing and the location of new businesses and
industl"ies within rJ1e region. The mismatch
between ""·hue the jobs arc aJJd where
\\Orkers cau afford to li\'c has sip1ificanl
costs. Increasingly, employers recogni1e that
local housing for ~u le"el" of their work-
force promotes stability :md productivity for
t.he workers as well as t.he im.liviclual
company.
2. Encourage an array of quality housing
options throughout the Ngion. De,'elopmen.ts
'"'ith units a1 price points acC('"~ible to a
'\.ide range of income levels arc needed tn
provide the local workforce aud rcsidcms
\,•ith a housing suppl)' Lhat ~ critically need-
ed anri cunenrly lackmg. Ry tht' year 2020,
northeastern lllinoio: is expected to incn•a51·
25 percent in population, or 1.3 million
people. a11d tht' housing n1ou-J...et must be
expanded at all price points to accommo-
rlate this dramatic t,rrowth.
Northe:~stcrn lll1nc1 s Ht)lJSing Endorsement Cr1teri~
J. Support innovative development and
design. Quality re:tidential and mixed-use
dt"'1.elopments m.1inL'lin, enhance, or creatt-
livab1c su-cclS. neighborhoods, and public
space oriented tu lhe pedestrian. A \<Iriel)'
of housing t1pe~ provides :1 heah'hy mix or
rc~idcnL~ trom different age group~. racial
an<l cultural backgrounc.ls. income levels
and household types. :\'t:\\' den:·lopmenb
foster a sense of conununity. while promot-
ing people's choice of hou.~ing, privary. anrl
convcuicnt .1Cc..:ss tO nearby amenities.
4. Pro•lde for mixed uses within neighbor-
hoods. In order to enhance community liv-
<lbility and decrease auto dependency . .1 mix
of land uses \\ithin a neighborhood com-
bint"s rf"siden1it:il with rrtail, rec;r;mranr.s,
schools and other amcnitic.s in dose prox-
imity. Tht· location of schools, cntcrl~·dn
menl distric1s. pctrks. businesses. instilu-
1ions, and 1ecrea1ional facilitie~ will be con-
sciously intcgr:Hcd \\-ith new and cxi;ung
residential dcvclopmcms Lo i.::ncour~\gc case
of pt"destrian access.
Northeastern l!lirio1s ! iousmg [ndorsement Criteria
SPECIFIC CRITERIA
Location
lntill development and redevelopment Mth-
in existing cities and towns, as well as flt'\\'
couservation de ... elopme1us, '"Ul receive
preference. Tn order r.o maximize compati-
bility with public transit and minimiLe auto
use. housing within one mile of major tran-
sit serYice, a job huh. or town center pro-
vides a future rnarket for 1rn.nsi1. The proj-
ctt may be withtn two miles of a rail uansit
~tat.io11 if prmisiou:i. ate m&de Lo pro\·ide
ongoing drnttle '\ervire to rhe futrne res1-
den1~. Y1ajor transit ~t'TV1Ct> is <le.fined ai ~
bus or rail 5top with peak period ·wait rimes
of no 111ore than 30 minutes. M;.tjor tr~u1sil
service also i.ududes ft.111ded, but not ret
built, tixt>d mil 11.1a1ions.
Land Use
:\'ew de\·elopments that aim to duster hous-
ing in an efficient manner, in context \\11h
the surrounding community, to preserve
natural resources and open space wilJ be
gh·en priorirv atlentjon. Higher deniities
and mixed rn;cs arc particularly appropri3r.e
near transit slJ.tion:, to reduce the hrrowth of
u·affic congecition on local and regional
rnadii.
viii
5. Minimize the cost of municipal tervices.
Clu•aer housing near existing infrnstructure
to mininule tht:"' prr capita costs of munici-
pal scniccs by allowing for more efficiency
and economics c1f scale.
6. Promot• the us• of public tn.nsit. Housing,
tog:cihcr \\ith commerdal sp~tce and public
amenities. should be planned for, and built
flrst, within walking disrance of existing or
planned transit scnicc:, in ordC'r tu strength-
en transit ridership and dcncasc traffic con-
gestion.
7. Support sensible growth. l'herc arc ample
opportuniUes wiLhin exisLing sen·ice areas
of c)UI older ci1ies and ~uburb5 to pro\ide
for a portion of proj<'ctcd housing ncecl~
over the next 20 ye~tn. Infill devclopmcrll
and rede\'elopmenl wilhin existing munici-
pal areas and conservacion developments
are of tremendous \"alue. Adhering to devel-
opment policies that cncoun.ge compact,
mixed-use development promoles au array
of housing ty1)es and expands individual
choice. Thi~ will ad,-ance orh~r rf'gional and
community needs. such a.11 the protection of
open ,)pace a11d the g1 owlh of the loc4tl L;uc.
ba•e.
WWW C~O'l'INCSFNSl!:llY.OlrC CAMPA•GN FOP SFNS18Lt CilOWTH Y'ii
AUalnabllltf
Mixed-income housing developments,
which inrlurte uni1s accf'ssible to moderate·
income working families and LO houschold'i
with lower-incomes along wilh mJ.1 ket rate
uniC.i in the same complex, will be given
prcfcn·ncr. Dr.\·clopmcuts thar hrlp balance
alfor<lJbility lc\ds \'\1.thin communtUcs,
while as'\ut ing t:onsistent qu(llity and desig-n,
will receh·e strong support.
Design
New developmt'nts lhal stres:i. qualily design
and construcci<Jn w help eno;;ure their long-
term con1ribu1ion 10 the. imp1 O\'emenl of
the neighborhood will be given preference.
"I11e proposed buildings will fit their set.ling.
complemeniing and enhancing the exis1ing
neighh0rhond, and promotjng a sense of
comm unit.\'. Thev will also feature pcdeslli-
an friend)~ de.!iign and the other principles
of goorl \illage dt:>"ign. Propn'>al" will
arlrlress rran"it use and access and, wlwre
appropriate. the potential for mixed uses.
Management
The management and maintenance of
developments are a.~ critical as rJ1e initial
design and construction to meeting the
goals of enhancing commtmilies. '1 herefore.
the capacity of the development team to
succcs~fully address long-term needs. a~ C\i-
deuccd by its track record in selling, leas-
ing, ~-rnd managing de\'elop111ent properties.
and ics history with neighhorhood and/or
tenant 1 ebc.ion.;; will bf> also consirl~red.
The Housing Endorsement Crilcria are a
joint initiative of Lhe MtLropolit.an Planning
Council and Metropolitan Marors Caucus
Housing Ta.ik Force. Tiu· Ta~k Force is led
b\· C<>-chairs ~layor Zcno\l~t Evan:, of
Riverdale and Mayor Rita Mullin• of
Pala1i1w. For further information ronra<:t
Robin Snydc:rman, Meoopolitan Planning
Council. at 312-863-6007 or
rsnydennan@metroplanning.org; or B("th
Oever, Merropolitan Marors Caucus, at 312-
201--!:l07 or beth.dever@mayorsca11cus.org.
Checklist for Sensible Growth u se this checklist to quickly
determine whether a proposed
project adheres to sensible
growth principles, or simply to remind
yourself about what project qualities make
for sensible. sustainable forms of develop-
ment. Check the factors that apply to a
proposed project. Not all factors will apply
to all projects, depending on types of pro-
posed uses and project size and complexi-
ty. The checklist 1s aimed at helping com-
munity leaders evaluate how beneficial a
project is likely to be to their communi-
ties. It is unlikely that any particular pro-
posal will meet every item on the check-
list. Focus attention on the most impor-
tant elements the community is trying to
foster. Over the long-term, a community
may be able to raise the standards, build-
ing on initial gains and successes.
How will the proposal provide desirable
and/or Innovative types of development and
dulgn? Does th• project ...
0 Provide a mi~ of interrelated uses within
a walkoble distance of each other' (See
mixed-U'<' principle belm\.)
n Prm·icle a plan for phasing de,elopment
and in<licare relationships between pro-
posed uses?
0 Cluste-r de-\'elopmenr in one part of the
site in orrler to retain open space in rhe
remainder of the site?
0 ln1erspt rse devdopment with prt'Stf\'t'd
opf'n spart"? {SN• prinripJe of prese1 \'at ion
of natural resources bclo\,·.)
Ii Provide eilioent lots (less than a quarter-
acre) for mo'it re'>irlential developmf'nt?
0 Redun· Lhc a1 ca dc\'oLcd to park.inK Ur
anange111ents such as shared, structw·ed, or
limirerl p<>rking?
0 Provide effenive, low-impact infra>Struc-
nu·e systems suc.·h as drainetge swalt"s tplant-
t>d, veger.ated land depres"ion~) in"tead of
pipes. pcmicablc pa,·cmems th:.H .Ulow
This chcdJist p1cscnts a broad ;.u-ray of
questions th.al communiLr leaders might ask
-but rou may think of or her'\, The authors
ITCflll\llWnd that rou copy t}H~ rhcckJi.'t and
use it for naluating each development pn>-
po~al until lhis becomes second rrnlure fur
your community.
How wlll this proposal promot• the economy
of the community? Does the development ...
D Ht"lp meet comrnunirv goals for econom-
ic dcn:lopmcnt. including cxpa11siun of
indu!'tllit:). co11u11ercial ce11te1s . ..t11d busi-
neM serrice~?
0 Meet (for commcrciJ1 dcvclupmeut)
standard l:Ommercial locaUun criteria th<\t
\."ill quickly arrracr de\•elopers? \\1i\J the
development attract retail/commercial
developers?
n Add ro economif actiYities that serve,
complement, and/or support t>xisring
industries and businesses?
i1 fall within, or reasonably near. both busi~
nes~ <Jnd rt-,idt>ntial art>as 10 srn•ng1hen
relationships with existing acc:ivitics?
0 Add Lo emplm ment oµµonunities~
0 Prmirle rea.<oonahle wage and o;,alal)' levels
for employees to par taxes for public
scniccs. to be provi<lnl fo1 llu.:m?
n Provide rlesirahle hou .. ing •rnrl neighbor-
hoods acrractivc for the existing and future
work forn:?
How will this proposal ancouraga an array of
quality housing options throughout th• 1'9gion
or in our community? Does the development ...
0 lncorporate anrl increase a \'tlriel)' of
housing types, sizes. and price/rent levels
within Lhc neighborhood area?
n Help meet community goal~ for afford-
able housing?
0 Rehabilitate or restore ex.isling housing
in neighbo1 hoods needing 1 e'~ralintion?
~· CPOWINCS~NS BIYORG C.U.1?A•CN FUFI SFNSIB! f C~OWTH !X
wah:r Lo be absorbed on site (instead of
impeniuus surfaces), walk-to-school oppor-
mnities. and naiTo\1,.' srree1.;~
How will the proposal contribute to a mi.x of
uses within the neighborhood? Does the
development ...
D Mix a vaiictv of related uses in a compal-
ibly dt'si1<ned ''r~t)' and within walk.able dis-
t.anct" of e.::ich otht'r?
0 1ncorporatc uses that will complement
or add variet~ to existing uses in the neigh-
borhood?
0 Provitk atlr<H::Li\'C: sLTCt:bc.:apc:, ;,mc.J path-
ways to ("Otlllf'CI the varie-n· nf ust's both
within the pr<~f"ct anrl in thf' neighhoi-
hood'
How will the proposal provide public facilities
to support development In a cost-effactiva
manner? Will the developer ...
D P1ovide on-site public facilities. su("h as
sewer an<l water fac:i litif"S, roads. walkwavs.
street lighting, connections to major rot.1ds,
schools, parks, a11cl recreation ar{"as as
required by 1oning and subdivision regula-
tion~?
0 Conm::c.:t public facilities to the exisliHK
infrastru("turr-adjacent to or near the site?
0 Pro~dc facilities with suflicicut cap.Kit\'
to serve project needs (as determined by
stafT or consultant planners) on site or
through existing facilitie:<-in the area?
0 Ensure that any inadequacies in facility
capacities specifically atu·ibuta.ble ro the new
development will be made up through
developer conuibut..ions (land, construction,
fee;)) ~u1d /or planned public \\Orks?
0 Di~cuss c..hc use of public funds a'ailablc
to pru,'idc the supplctth:rn~,J facilities (such
~t~ off-site road improvements or schools)
necessarv to support the needs generared
sp~cifically by the prnposerl rlevelopmenfr
How will the project promote efficient trans-
portation mobility In the neighborhood and
Nglon? Does the developmant ...
LJ Prmide or make possible o. range of trav-
el choices herween the prOJe-ct and impor-
tant dcsunations within the rommumcy and
neighborhood?
Che<.:klist for Sc1"1s1ble Gro'.vth
0 Pro\·itle com1ections and inq.non:·mttnts
to exterior high\\ a\ syste"ms that ate
de-c.;igne.<l m minimile. impacts on capadrie-c;
of the surrounding street network:
n I lave a designed -.m:-et system inte1·con·
necr.ed at multiple" inrer.,.ecr.ion" wir.h c.;r1eet~
outside the development,. and convcmcnt
access to cun-ent or f\Hure u.in)it service?
0 Incoq>0rate safe, attractive, and co1wen~
ien1 pa1J1ways so pedestrians and bicyclisr.is
can walk or ride to important destinations
rather than use cars?
0 Pro\·idc transit oprions on site or ¥-rithin
walking disto.utcc (011c.;.··half mile). or pro\ide
for public transit to be available 'vi thin a
reasonable pt"'riorl of rime?
0 Prm·ide antilal>le or plcrnned p11l>lic lrrm·
sit for satisfactory an:ess (in tt'rms of travel
rimes/ to major emplo~ment nodes and resi-
rlcn1jaJ conccntratlons outside the pn~jcct.?
n Incorporate densities and a n.1i..x of devel·
opment rr11eo; to estahli1J;h rorriclo~ of acrjvi.
tics thal will reduce dependence on drhing
and encourage walking. bicyding, and using
tra.nsifr
0 l la\'t' a llJ.u~µoitation dc=n1au<l ma1rngt'·
menL plan prepared to offer a \'(tfit't} of
r.raw·l mode.Ii and eliminate-rli.'ipara1t" out-of-
pockc.:t a·a\·cl cosL"i for rcsid<.'nts and cmploy·
ecs usinK tran">port~H.ion other th;u1 ~inglc
driver automobiles?
How wlll the proponl contribute to neighbor-
hood livability and sens• of place? Does the:
development ...
0 Provide uses, services, and/ or amenities
Lhat '"ill complcrncnL or enhance the exist-
ing character of the neighborhoodi
0 Rc·usc existing buildings. including
building~ of historic or architectural inter·
est?
0 Recycle abandoned, uudcrutihzcd. or
contamina1ed sites?
0 t:pgrade or 1 eplace deteriorating inf1 a-
stn.1ctnrc?
How will the proposal help to conserve natu·
ral resources? Does the development ...
D Preserve and/or rcslOrc cn"ironmentally
~nsiti\'e qualities and areas, including wet-
lands, wildlife habitats, flood plain.c.;, erod·
abk hill,, anrl su·cam vallC)'S. and native
eco.:'ly:stcms?
n Proten sce.11ic assets and views of nattu·al
features such ti.Ii woodlands. str~ams, hills,
and meadows?
n Minimi7e The proportion of hard, imper-
vious surfaces (on roofs or pavt>ments) that
promote st0rm waler runoff instead of
allowing ualural infiltr .. uiu11 into t.he uuder-
ground <'quifer?
0 \VcJ.vc un·sitc natural resource !<1]1Stems
£\mong de\"eloped areas lo create a "g-reen
infrastn1cture" system?
0 .Mitigate loss or damage of naturdl
resources b)' cont.ribuLious 10 off-sile natural
re-sou1ce preservation or restoration?
WW'I.'. CROWINCSENSJ!U.VORC. CAl.l?A.GN FOii: S(NSIRLF. Cil.0\llTH xi
Ten Things You'll Always Hear at Public Hearings
C ertain issues come up again and
again when development pro-
posals arf' evaluated. Some are
legal or moral issues, such as property
rights versus community needs. Others
relate to the costs and benefits of commu
nity growth or how closely plans and regu
lations are related.
Your local plannmg staff and legal counsel
can help you understand these issues and
how they might apply to specific propos-
als. But, here are brief explanations of ten
issues that often come up at public hear
mgs.
1. "The zoning must be changed to allow
me to build what I want to -that's my
Constitutional right as a property owner."
horn Colonial limC's to today, w~ Amcri(ans
hr:ive 1calously guarded our rtr,ht to own and
use pnvate property. Nevertheless, we own
property only through the sovereign power of
the nation. lhc Constitutional right given by
the hhh Amendment of the 8111 of Rights
states "nor shall pnvate property be taken for
public use, without just compensation."
Court<;, have affirmed rcpf'atC'dly that the fcdN-
al r,overnment and states, and throur,h them
local counties and municipalities. can, within
gwdclincs sN by law, regulate the use of prop·
erty. That means that local officials can decide
to control development and can regulate the
type of development that is allowed. Only
when a rrgulation would C'lim1natc all reason-
able economic use of a propc-rty vJOuld 1t
become a "talonp,." (For a detailed textbook on
the laking' issue see Robert MeltL. Dwight H.
Merriam, and Richard M. Frank, !he takings
Issue (Washineton, ll.C.: Island Press, 1999.)
2. '"The proposed development will ruin
my property value and destroy the quality
of life we hold near and dear." If the pro-
posed use may impact the visuril charricter,
traffic rond1t1on<;. or othcr aspN:ls of ad1ac:cnt
properties. cond1t1ons can be added to avoid
or alleviate problems (such a~ buffer areas.
height restrictions, etnd traHlc c.1lming
dcv1res). But 1f the property owner is com·
plaininc because the proposed use will bnnp,
different types of housmg (and households) to
th<' area, there is no CYidence that such devcl·
opmcnt will dnvc down property values.
Remember that housinr, diversity 1s one of the
principles of sensible growth and can add
valut'.
J. "We don't need any more ... (fill in the
proposed use here).'' Many people in grow-
ing (OmmuniliC'S w;;inl thc>ir neighborhood to
stay JU..,t the way it is. I hafc; a comfortable
idea but often doesn't take account of what
the community will need in the future.
CommunitiC's do change, even if they don't
p,row. and r,rowinc communities change more.
A specific use may not be appropriate in a
sprciflc location and neighbors CNtainly have
a nght to romplatn about that. Hut too many
people take the knee jerk attitude that any
thange is bad.
About Comprehensive Plans in Illinois
1. What a comprehensive plan is and does: Cornmunitics adopt comprehensive plans to pro-
\'ide policies and guideliues for lhe most desirable long-rau~e development of the communi-
ty. Comprehen~i,,·e plans allo\\.' loc"l leader.; to i.denrify and plan for 1he physical, economic.
soc:ial, poli1ical, acsrJ1ctic, and rclatrd factor~ that. aff~n community growt.h and change.
Such plans <lcmonsu-at.c that a community Yalucs planning dhcad Lo idcntit\: development
b:>ues and deal with them systematic~t.lly. Th;.H means that not only should comprehensi\'t:
plans be adopted and used to guide 1.oning and other decisions. but that the)' should be
periodically updated with broad public input.
-----· ........ 15
MAIN STREET BRIDGE ALIGNMENT
Bato11la Downtown Plan Communi~ies thot adopt
nnd implement comprehensive p/(lns explain and illustrate
the vision of tht community on a mop This downtriwm
pltm, pan of ih1 City of Batavm 's comprehensive plan, illus-
trates the. natural (linear watu) and man-mode. (st:waee
treatment) fe.otum in the. communily. II then ide.ntifies
where new development -residential. mixed-use buildings.
pedest.rion crossing, parl<s -will be placed. Tflis plan worl:s
to injOrm the public as .ueJI as developers mttrestr,d in doing
projects in Batavia. It alerts residents to ut1dcrrtand the
•vfiion~ of a redeveloped downtown with an emphasis on
naturt, bicycle travel, and historic flavor -public square
and strtet wall. It alerts develope~ ro projecrs they might be
intererted in -:he hotel or residen:i11/ buildings -and
shows them tl1e conttxi in which the comm11mty 1s seeking
developmtrJt.
W'J,/\S.1• CROWINCSCNSIAlY.ORG CAMPAIGN FOR SENSli!.lf CP.OWTH 1
About Comprehensive Plans :n :ll1ricm ..
2. Legal basis for comprehensive plans in Illinois: Rt:vicw the llJinois slatutes regarding com-
prehensive plans 011 page 62. The review includes the updated definilion of~ comprehen-
sh•e plan according 10 rhe 'Local Planning Technic<ll Assisrance Acr" enacted by the siate in
2002. recommended if a rewrite of the comprehensive plan i:; to be undertaken.
:J. Benefits of comprehensive plans: Illinois communities are not required to adopt compre-
hensive plans. rfthey do. howe'\'f"l, the Local Planning Technical A;;siM.ann· Acr t20 Tl.CS
662) pro\1dcs that they may obtain preference for state funding for scatc economic develop-
ment. tra11spon .. Hio111 pl.urning .• md n..1.turJ..l resource a.nd agriculture programs.
Traditional!~, a comprehensive plan is ad,·isory, but Lhe-Local Planning Tt'chnical Assistance
Act states fh(lt :.:i.ny mnnidpality or county r!"Cf'i\'ing stare a.'i~isra.r1ct" to writ~ or re\'ise a com-
prchcnsive plan <iihoul<l ensure that land dcvcloprnc:nt regulations. including zoning map
arncn<lmcnt.s and any oth1.:r land use actions, be consislcnl wiLh the new or rc\.iscd comprew
hensive plan.
2 SENS!BLE TOOLS FOR HEA;.THY COMMUNiTIES
JhC' Local Planning Technical Assistance Ac!
(?o ILCS 66?) defines a romprchcnmc plan
as includinr.; at a minimum the follow
ing elements:
• Issues and opporlunitics
•Land uc;c and natural rcc;ourccc;
•Transportation
•Community facilitii's (schools, parks, police,
fire. and water and sewer)
• Telecommunications infrastructure
•Housing
• E:conomic dcvelopmc-nt
• Natural resources
• l'ublK part1c.ipat1on
Comprehensive plans may also include the
following: natural hazards; agriculture ;.md
fores! preservation; human ser\/i(es; commu-
nity d<'sign; histonr preservation: and the
adoption of subplans, as needed.
I he authors of this Workbook stronr,ly urge
communities to adopt and update compre
hensive plans to provide basic guidelines for
making decisions on LOning. subdivision,
and other ordinances. as wC'll as prop.rams
the community uses to guide growth and
change. Once plans arc prepared and adopt·
cd, the community should <'XpC'cl to review
them at least every five years, and revise and
update them at least every ten years. to
ensure thC'y still reflC'ct communily trend..,
and goals.
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About Comprehensive Plans ~n ill1nois
4. Topics generally covered by comprehensive plans (in addition to the comprehensive plan ele-
ments defined in the state law, listed in Part II, pages 62 and 63)·
• Proposals for th.1.: gcnL~ral physlCal design of the fott1re coninnmity-such as where growth
should or should nol Lake place: -bai,t'<l on whal natm al systems should bt: µrolt:cttd:
how th<H developmenr should be dl:'signed and function; what infrastnicture expansions
will be needt>d; how special ai t"a\i ~hould be tre:Hed;
• l tistoric and existing C<Jfldilions that will aftCct future clevcloµmcnt -for <.:xamplc: popu-
lation, economic charncteri!itics and gro,1.-·th u·ends; current laud use and basic transporta-
tion '1nd other infras1ructure :>ys1.ems; envi1onmental conditions and identification of areas
(such a\i bnsinC's.s centers and rc!iidcntial neighborhood~) needing special consideration;
•Trends that wiH affect these conditions in the funire, and a summary of concerns and
i.li"Uf'S ahout fururf" growrh; and
•Goals (and/or a vi~ion statC'mc:nt) llrnl describe the desirable ch..u-.. tt:tcr of the fumrc com-
-4 srns18LE TOOLS FOR HEALTHY CO\,MUNlll£S
Kane County Critical Growtlr Area
Perspcctl11e lnc/udt:d m Kant Coumy's 2020 Llmd
Resowr'tt ManagtmcnJ Pion, lhl' (ounty'1 !:amprt:licnsive
plan, is thu map of the Cr1t1cal Growth Atta, which shows
tht: umrrol rtgi0rt of Kant: Ca1mty. Tiu art:a contains a
bltnd of land uses: open space, agr1cuh11ral, and residential
ortos, limiltd art:as of commt"ial strvirt:s, and specifit:d 11il·
lagu of 8oia11ia. Elburn, Kan1:v1llt, Lafox, Lily Lab, Plalo
Center, South Elgm, and Wasco. n1t1 2020 Plan '"ognius
rhat rt is crucj,-,f for tht: municipoht1ts (Ind the r.ounty :o
monagt growih m the Cntscal Growth Atta ivfiile proruting
tht tnvironmtr1!. This area, rht plan no:es, w1ff bt critical
-the count)•'s litmt.is ~t:si -whtrt lhe county and
municipnlir1es tither surrender ro con11tntio11af suburban
sprawl or make a stand for managed groi.vih and the presu-
vauon of countryside chart:icttr and open spact:. The co1mty
has stated the issues clearly for both residents a11d develop-
ers to 11ndustand, and illustratt:d the a11!QS 1t w.int.s to pro-
Lttt and whert de11tlopmMt is welcomed.
WWW. G1'0\lllNGSWS!AlY.OkC CAM?.AICN fOR SfMS,!UF CRO\.lfl'i.f 3
Aurora Countryside Land Use Plan Th• City
of Aurora creottd o Countryside Corrupt Plan for its Wtst
Sidt. In it, the City idtntifits parcels for existing pnd fir.ure
nort-rtsuien:ial development, noting tha: dtvtlopers art
encouraged to incorporate design faaiures advocated
throughout Jhe pJun into whattvtr de11elopmeni iht:y
tmtnd ro construct i11 tht: area.
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About Comprehensive Plans ;n illir101s
Often, communilics supplement the comprchC'nsivc plan \\ilh more detailed plans -for
example. about infr1Structure S}Stems, downtown areas. or certain neighborhoods.
5. Current status of the plan (for communities having adopted plans):
Dall' of most rcC1.:rll n.:vision or 1rn~jor up<lall':
Re\'isions or updates undt:rway: --------------------
Other ofiicia11y adopted plans and dates:
Court decisions affCcting the plan, if any:
Eval uating the Need for Pl an Revisions or Updates
1. Conformity with Community Goals and Objectives: Do the comprehensive plan's goals
anrl polide$ recogni7e the important trends anrl is·me;;; affecting the comnrnniry'o;; growth
and change?
FOLLOW-UP QUESTIONS:
a. Are the-y d~sirable cind reaJio;;ric objective'i? Do 1hey delicribe what i., wanted for the com-
munity?
b. Do the'' adequatdr retlen Sensible Gn.>\,1Lh µriuciples?
c. Du LlH')' make sense considering lhe pla.ns and cha11gi11g character uf sun-ounding-cum-
munitics, and potential annexaLions \\ilhin the mik and onc-h.1lf pl..1.nning and zoningjuri5-
diction of the cu1111nunitr?
cl. Have rJ1c plan's rccomrncndation.s or actions to implement the plan been taken? If not,
whv not? Is it because the communicy disagrees wir.h ri1c reconuncndat.ion.s, o r docs not have
the financial or 'Ila.ff resources necessary 10 carry tlwm out:
6 SENS1th.E TOOLS FOi> HtALnfY COM"-',UM!T;ES
FOLLOW-UP ACTIONS:
a. For rrore inforrnat;on on compreher.s1ve pla'is,
see:
The brief section on con-prehens1ve planning in
Local Too1sfor Smnn Growth C·X/ash1ngrnn. D.C.
National /\ssociatior; of Counties and Srnart
Grov-lth Network, 2002). pp. 9 12
The 111deo Be~t of Planning.for 7omng
Ad1ninisinJ!ors (Chicago: Amcr!c;;ri Planning
Assoc,~lion, 1994)
Gunror lsberg. Cr..;0:1ng S:.iurs;f1,i/ Ci:11ntnamt1r.s
(Mctropol1tar, (ouncii. 1997} 46 pages
!:.nc D2,....·1an Kellv and ~.c.rbaa ~ecker.
Comrntm1ty Plannir1e l\Vashington D.C.: Island
Press. 2ocOJ 478 pages
FOLLOW-UP ACTIONS:
CHECK THE FOLLOWING:
a. The i!lino<s Statute prov1s1ons for compre"1ens1ve
p1ar.s.
b. A s~rmmary of the cornmun1ty's c.urrer.t pi.ir.'s
rnvst ir"1po1tant goals and po!ic1es for g .. nd1ng
comnuu11ty growth and development
c. Tre adopted commi;nicy •115'0n stater"1ent (if any)
d. Work Sheet 4, page 4•
WWW. GR0'1i'INGSFrlSi~W.ORC <:AYl>A.IC.N FOR SfNSl81 F CROWT>-1 5
Monon Grove Comprehensive Plan
The Village of Mc~on Grove revised its comprehensive plcm
to accommodart mixed-1_.1sc development. Looking 10 riMvt
its reklif and ccmmtr(.ia/ areas. and io promott dtvt.lcp·
mtm in and around its transit stption, the Villllgt creaced o
plan chat mdudcd HCRH distrias, or thost w•hue de1.1tlop-
ment that mixed commtrcial und retail were welcomed.
The plaf'l, de11tloptd aftu many pr.1blic mteti11gsfor stake-
holder input, indicates to residents what sort of development
will bt comif'lg and to developers whert oppor:unitics art
foe med.
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£vraluat1r.g the Need for Pl.m Rc"·~ions or Upda•c:;
2. Zoning Consistency: A.1c-the c.0111p1ehensi\.t' pl~rn·s goal'.!!, pulkie'.!I. and olhe1 J(ui<ldim:s
consistent ,,ah tht' cunc::-111 £oning ordin~nce-and rt'C<:'Ut re-£oning de-dsions?
FOLLOW-UP QUESTIONS:
a. lf there ate 011ly minor i11rou~isLc11cic'.), do 1011ing: or rc1011ill)( provi:,iun~ gcncr~tll:V meet
the plan's goals or ol~jc;cti\'ts?
b. Arc there m~~or inconsistcncks due to a series of zoning or rezoning decisions that do
not conform to the c;onipn:hcusivc plan?
c. Dnes tha1 me:.in th::i1 the-plan i~ ob~olete-;md should be revie-wNI anrl 11prb1ed, or shoulrl
a major revision be 1mdcr1akcn? Or, ahcmat.iwly, rloes it mean 1.hat the zoning ordinance or
n:zoning d1..'cisions should be brought morC' into !in(' with the pl.m?
cl. In eitht"r case, do currenr s11bcli1,oision regularions and other de,,eJopnienl regulations
reflect the goals and policies of dtc comprehensive pl~·m? Should they be n:vicwc<l at; well to
reconcile them "ith Lhc phm?
[valuating the Ne~d for Plan Rev;s1ons or Updates
). Indications of Major Inconsistencies: Do rhe zonmg ordinance and recent zoning deci-
qions differ from the comprehensive plan goals and policies in any of rhe following ways?
a. Much of the de\'elopment recent.Iv appro,·ed is occurring in locations not proposed for
grm"''th by the plan. Many majnr types of development -shopping centers, businr.ss park~.
civic in.'lfjtutions, rcsid('nlial neighborhood.~ -arr being appro\•cd in locations not propo."lcd
by the plan.
b. The plan and zoning orclimmce do not alloi..· for innm·ac.ivc development typc5. such a.11
mixcd-u~c and co11S('rvatio11 dc,·cloprnc11l.
c. Densities proposed by the pl:.tn arc being increa.~rd en-rcduccrl in many d\:velopmcnB .
d. Existing neighhorhoorl1:1 irlentifit'd in rhe plan a.i;; <lesirahlt'" livmg arf"a .... are being a<lvt'"rse ly
affectt:d by incompJ.t.ible <lc,Tlopnwnt all0wcrl b~· zoning.
e. Roads and other puhlk infrastructu1e improvements proposed by the plan aie not being
fonded or constructed a .. ; neederl to se1Te growing area:s.
f. Historic area:, and citht'r "Pt'"Cial places that the pl;:in identifies a"I importm"ll community
a.'\Sets are being dra..~tirall)' affected hr new development or are de.clining or deteiiorating.
g. Open spaces <of all types) proposed by the plan are being developed.
h. Man}' lOning proposals are being opposed or fi~rceh debated because the proposed
development is incon,i"ltent '""'ith the adopted plan.
i. Communitv leaders, de\'elopers. and ci,·ic aclidsts complain that decisions about the loca-
tion and qualirv of growth are incre::isingly unprecHct<1ble and erraric.
j. Com111u1.1il)' le.tders ,tre jucreasingl)' .H odds \\·ith 1.1djoining Cf)IJJJJHlllitic~ O\'(·r Lunmg deci-
sions 1h;:u are inconsii1enr with uur plan and their plans.
8 SENS!Bl~ TOOLS FOR >--l~LTHY COMMUNITIES
FOLLOW-UP ACTIONS:
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Evah.;ating the Need for Plan Rev;sions or Updates
4. Caps in the Plan: Does the cmn prehensfre plan address the foHowjng important areas
(defln~rl tmrlt-r the I .oral Planning Tt-chniral Assi"ltanre Act):
a. Land use and natural rcsourn:s: I lave natural resources OCen irn:entorkd to protect them
from development~
b. Transportation: Arc n-ansportation options considered in the plan~
FOLLOW-UP ACTIONS FOR #J AND #4:
J. Dec de whether to rev;se the co~np-ehensive plan
Jr.d/N the zon;ng o"c<n.:rn::e to make :hem con
:>1stent with each other anc to meet sensible
grow:h pr nc1pies.
b. Determme whether wholesale re-thinkinp, and re·
writ1rg of rhe plan or zoninE ,ydinance is neces-
sary or w'le~her only cerra1n sect;or1" need revi-
sion.
c. Technology: Are new businesses that may require technological advancements considered?
d. A.flOrdablc housing: Docs the plan consider how to accommodate the needs of residents
for housin~ that the}' c.m afford?
c. Form1.;late a procedure (or rev sions that recog·
niteS the 'liC'WS o( 31! of the paruC5 irlcrested in
the cornm,m1ty's development
z Plans A varieiy of cornprehensi~e plans illurtia:es differ-~ tnt approaches communities ha~e takt.11. I
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Evaluating the Need for Plari R~~vis1ons or Updatf:S
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10 SENSIBLE TOOLS FOK 11EALThY COMMUNITIES
WWW GROWiN(SE"NSIBlY.ORG C:AMPAIGN FOR SfNSIBI t CRO\llT'"i 9
Motor Row District Historic areas ~hould be
delineated os important community assets. Many commu·
mt1es identifl historic districts to be prt.seNed, such as this
map of Chicago's di:signatrd landrnarl< Motor Row district..
Eac.h stmcture that contributes lo the J1stric.t is nwmbered
and identified with bor.h a shorr history and a photo,
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About Annexation Requests
P roperty owners and developers frequently request annexation of one or more properties
intended for development. Usually they hope to obtain access to urban services provid-
ed by municipalities (such as water and sewer service). Sometimes, they also want zon·
ing that will allow the kind of development they plan to undertdke. Annexarion requests often go
hand-in-hand with requests for a comprehensive plan and zoning changes, particularly because
local governments in Illinois have planning and zoning jurisdiction for one-and-a-half miles out-
side their boundaries. If approved by the municipality, the annexation is generally cemented by a
development agreement that spells out agreed-upon plan and zoning changes.
Neighboring jurisdictions also may claim responsibility for part or all of these "extraterritorial"
areas. !t's best for local governments to cooperate in working out a joint agreement dividing
responsibilities for overlapping territory.
1. St&te Lmv: ConsuJt Illinois Statutes. page 60 about the annexation provisions in the state
statutes.
2. Swtu.<; of cmnexarions:
~umber:
Total number of acres:
Total hou_c;ing unit'i:
Total nonresidenrial :SJXtce:
Recently
l\ppro\'ed
Questions to the Appl icant/Developer
Under
Con~iderat.ion
1. Consistency with Comprehensive Plan: How is the proposed aimexation and expecred
rlevelopmenr ron.1;i1;rent or inconsistent with rhe cnmmuniry's con1prelwn-,ive plan map and
wid1 the plan ·s goal.; and policies regarding preferred areas for fhture dcvclopmenfr
FOLLOW-UP QUESTIONS:
a. Ts the proposed annex<ition located in <ln area de.;;ignatrd by thr c.omprehrn~ive
plan for future deYelopmcnt?
b. \\till the annexarion require any amendrnent to rhe comprehensive plan?
2. Consistency with Facilities Planning Area (FPA): Due3 the am1exatio11 rt'qui1t: c:tu
a111~ndment 10 the jurisdiction's FPA?
FOLLOW-UP QUESTIONS:
a. If so. what i~ the r~nio11ale for expanding the are,t;
h. \Vil I adjoining com1111111ities be atl~rrrd by an exp •. u1sion of thr area?
c. I low will potentially harmful impacts on water qualilr and en\1irunment~tlly sern,itive areas
be eliminared or minimi1ed!-
ct. HO\\. would expansion of lhc FPA affect t.hc overall environment of the <lrc,t and region?
12 SENSIBLE TOOLS rQI\ HE.!.LTHY COMMUN!TiES
WV./'.J.'. CROWH~CSFNSlRl\',OltC. (A1.1?A!C"l FOP SF1'11S!fl:..f GRO\VTH 11
FOLLOW-UP ACTIONS:
a ('leek plan map for use<> de<>1gnatcd for t'11<; area.
ti. Rc'i!CW pla'l poiic1c~5 and goals ;n Part II , Work
Sheet 4, page 43.
c. Check community vision st3tcmcnt. 1f any.
d. Check ::iny ;ntergo'lernmental agreerrents w::h
adjo;n1ng ...:ornr-1uf1ir1es wnc.erntng :::(1l1ndar1~s.
FOLLOW-UP ACTIONS:
a. Ch~ck Non:heastern !!lmois Pi.mn;ng (0!'nrn1ssion
(NlPC) cnteria lwww 1ipc.cog 11.us/wq_docs.htm)
for expansmn of FP/\s
b. Check plan'.: and proposals for sewer facdities ;n
surrounding jurisdictions.
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NIPC FPA Map The Northeastern Illinois Plnnning
Commissio11 (NIPC) proi.iides mops atld other irtformation
on where F-aci/itits P/am11ng Arens are located throughout
the Chicago mttropo/itun tegion. Qt.icstions abo11t new or
expanding FPAs shoiJ/d be taken to NIPC. 311-454·0400.
WWW GROWiNGSWSlffi.Y.OkC CAMPAIGN FO~ SfNS!Bl F GPOWTH 13
3. Location and Timeliness: 'v\'hy is annex<irion and de\•elopment appropriate at rhis rime jn
thi.;; !oration?
FOLLOW-UP QUESTIONS:
<L Is the propose-d projecl contiguous to existing development? If not. hO\\ far a\\ay is il
from existing dt>,·elopment, and i' the interYening J::ind planned lCJ be de-veloped ()\lf>f time?
b. \Vhy is annt·xation and clevclopmcnL appro priate at this tinu:? Is sufficit·111 clevelopablc-
Jand avallable within the jurisclktion"s boundary? ff.such land is available, is it on the mar-
ket'
c. \\'ill a1mexa1io11 conuibute lO meeting exisling or emerg-ing needs for devdopme11t in this
area?
14 SENSIBLE TOOLS FOR HE/l.LTl-<Y COMM'.JNITIES
FOLLOW-UP ACTIONS:
d. Check existing lcrnd use er cie-i:1! maps for locat1on
and r1pt' of dcvcloprncnt 1n the v1c1n•ty
b. Ched existing bouncanes rnrnpared to annexa-
tion proposal.
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4. Community Consultation: Have rwighhorlnj.C rc:-.icfrnt~ .l!ld/or prop1·nv nwnt:"i-ii
and adjoinjng cornnumicir~ b{'<'ll contacted abour the proposed annexation:.
FOLLOW-UP QUESTIONS:
a. How many neighboring residents were consulted? How were they fonsulted and
when~ Wl1a1 were thri1 vif'Wli?
b. ls there a boundary agreement '"ith adjoi11ing commLmilic~. or ha\C they been consullcd
about d1e annexa1ion and the implications for the boundary!
5. Planned Development: Tu evaluatt' de\'t:lopntt'llt plauut·d for tht' µ1 opu~ed annexatio11
area, see "Comprehensive Plans: Adopting and t:pdating," page l.
FOLLOW-UP ACTIONS:
a See Best Development Practices. #io, page 61. on
opt o:~s for seeking agreement w1:h com mun it>
groJpS
WWW CROol/INGSFNS!8tY0flG CAMP&10.1 FOR ~FNS RI f C::i0\1/TH 15
Questions for Discussion Among Public Officials
1. Staff and Agency Recommendations: ~'hat recommendations, if any. have staff and/or
any or.her commission or agency rhm might ha\'e comment' or concerns about the proposal
made(
2 . Sensible Growth Evaluation: Tn what ways <lof'."' 1he propn!ied annf''<atinn help the com-
munity to meet Sensible Growth principles?
3. Cumulative Effiacts: Tf adrled to or.her previous annexations, \"ill approvfll of rhe proposed
annexation affcn the community':i development enough to consider an ovcnill revision
dl1tl/or updatin~ of the co1111.nehen':>i\e µIan? Should that on.Lu bdUn: 01 afle1· deli'>iOll':> ou
thi~ µropo~aJ a1e made?
4. Associated Actions: '\\'h~n other action,) -such dS deci!)io u:i 011 Louing· revi:iio11':> or pub-
lic facility impto,·ements (.such a.~ su·eets, schools, w;irer and sewer fadJitit'S, infrastrucnin:')
-.,.,;11 be-ne:ce\sary LO ;1pprow: thi.s reque~r?
5. Regional Impacts: Will the pi oposed de\'elnpment affect other jurisdictions in the ;:irea
and Lhro11ghout rl1e region:J {Examples of impacti might be traffic generalecl b} the pro-
posed dc\.'clopmcnt through adjoiningjmisdictions, or dc\·cloping in planned or cxbting
nalural corridors or agricultural p1ese1 vat ion areas.)
16 SENS!i!LE TOOLS FOR HEJ\LTMV COMMUNITl£S
FOLLOW-UP ACTION:
a. Cteate a checklist of Jgen.:1es relevant to tbis deci·
St011.
FOLLOW-UP ACTION:
a. Se:e Part II, Best OevelopMe·lt Practices, #8 (page
58) and tt9 (page 59) about rrain:aining public
fa.::;l;ty capacities at levels adequate to serve
approved development and fscai impact st1;d es
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About a Community's Zoning Ordinance
P roperty owners and developers may request rezoning for development that may not be
allowed by existing zoning. To allow higher densities, different uses, or changes in yard
and other requirements, they may request replacement of the current district with either
a new zoning district tailored to their needs or another d1str1ct in the zoning ordinance.
Or, they may request changes in specific requirements or ask for a variance in the current district
regulations. These requests raise questions about the character of the proposed development
and how it wdl fit 1n with the surrounding area.
A. About th• Community's Zoning Ordinance:
1. What the stat• law says about zoning amendments and variancu: See. page 64 on whac
lllinois starutcs rC'quire for zoning ordinances.
2.. Currant status of th• community's zoning ordinance:
Date of adoption of current ordmancc: ___________________ _
~umber. dates. µrima11· purµoses of1en:nl ame11<lments:
Worksheet 1: Facts About Rezoning
Guidelines for Zoning Decisions
The courts in two lll1r101s cJses defmed stan-
d"uds 10 be us<'d in cvaluatint~ challenges to
municipal zoning decisions. LocJI planners,
mcmbN<; of plannine commissions and boards
of appeals, and municipal attorneys should con-
sider thc-sc-<;tandarJ.:; in m;1king /Oning drti-
sions_ PreferJbly. they should prepare a written
statcmrnt c11:plaininr, how lh('ir d('(ision is con-
sistent with the standards and include the state·
m!'nl as part of tht:' fin<linp,s of fan mad<' by the
boards involved
The two cases were: LJ1SoJJe Nationaf Bank v.
Cmml~· of Cook (H))7) and S1'1don P1pd111r Co. v.
Richton Pork (1960). The courts established the
followinp, factors 10 bl' cons1dc-rcd in 1oning
decisions:
• rxi'\ting tJSCS :::ind /Oninp, of nearby properly .
.. extent to which the part1n1lar zoning restric·
tions diminish propc-1ty valuc-<>
.. extent to which the destruction of a plaintiff's
propC'rty valu('<:. prorno!C's thC' hC'alth. s<if<'ty,
mordlS. or r,:eneral welfare of the public.
•suitability ofthC' st1bjNI propt·rty fm thC' <OnC'd
purpose:,
• f('ngth of time thC' p1opcrty has heC'n v<ic<-1nt as
zoned, considcrinr the conteli.t of land develop
rnC'nt in thr v1cirnty
•community need for the proposed land use
.. car(' with which the community h<td und('r!<ik·
en to plan ii"> land use dc11clopmc-nt.
Baslc Facts About the Proposed Rezoning: List the fac:t~ about chang<'s in development that would be allowed by the rcquc.;;tcd rezoning.
PERMITTED USES CONDITIONAL USES
Maximum Density
Lot Size
Residential Floo1 Area Ratio (FAR)
Non·Residential FAR
Required Open Space
Required Parking
Other Factors
18 SENSIBLE TOOLS rDR HU.LTf-'Y COMMU._.!TIES
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Questions to the Applicant/Developer
1. Sensible Growth Evaluation: How <lo('S rhe proposed rezoning help or hinder ac.hieve-
ll1f"nt of .Se.n.sihlt" Growrh principles :is rle.srrihed in P;ir1 F
2.. Basic Facts about the Proposed Rezoning: List the basic facts about changes in develop-
ment that would be allmn:·d by the requested rezoning.
FOLLOW-UP QUESTIONS:
a. \i\:'iJI this require a change to a.nor.her district already in the zoning ordinance. changes in
provisions of r.he existing district, or rormula1ion of a new zoning rli."1_ric.t?
b. Could this proposal be allowed in the current zoning distriCL as .1 vari.uH .. e. special use per-
mit, or exception:-
c. Could the development usc one of the alternativC' fon11s of zoning pcrmiucd in our ordi-
nam.:e, such as planned uniL dcvl'loprneuts, floating ur vvcrlay zones, or spcc.:ial-pcrmit zon-
ing?
rl. \Vould this be cons1dl'rcd "spot'' zoning for an ar<:a too small to be considered as an
appropda.Lc zoi1i11g district?
REFERENCES:
a. s ..... 1: Part II. Illinois Statutes, page 64, SLirtlmary of
ti1e 'v,1hereas'' plHpose~ of:ornng that 1ntrodL1ce
tbe ordinance . .Aiso. se-e adoptec comfl"'un;ty
vision st3tement (i' any)
FOLLOW-UP ACTIONS:
a. Confirm answers by cher:k;'1g zon ng ord nance
arid map for a li;.wed uses, densities. and other
regulations 1n !he rnrfent d1strid compared to the
teques:ed Jist'1Ct.
b. Refer to Part !l, Best Development Practices. #2,
page 47, about fle>1ble zoning !echniq:,;es
IJ.'WW. Cll:OWlt.iCSFNSlfllY.QRC CA.MP.A1G-.; FOR S~NSIB! F. Cil:OWTH 19
Q!..i<-:stions to the Appl!cantjDevelopcr
J. Consistency with Plan: Is rhe proposed rezoning consistent with tJ1e romprehensive plan
map and wirh plan goals and policies?
FOLLOW-UP QUESTIONS:
a. How does the proposal help Lo achieve communiry goals and poJicjes u1s expressed in the
comprehen;;;ivf' plan) for the location and characre1 of furure growth?
h. An: proposed usC'~ and ck\'dopnH:·nl densities consislenl with the plan's goals and policies
for the area affected by the proposed re1oning?
c. \Vill lhc proposed rezoning require amending the comprehensive plan?
20 :SENSIS~t TOOLS FOR HU\LTHY COMMUtJ!T1£S
FOLLOW-UP ACTIONS:
a.Check pian pol1e1e~ and g0ais in Part II, Work
Sheet 4, page 4J
b Review con·=rnun1ty visio'1 staternem, 1f any
Schaumburg Wetland Overlay Som• com-
munitits uu: avtday districts in il;tir zoning maps. s1.1perim·
poiing certain additional rtq!1irtmtnls upon a basic ust
zo11ing disrnci withovt dim..1r'oir.g the req1.1iremr.nt5 of the
basic use district. Most ovtrltiy districts thtit exttnd Ott top
of more tha11 011t base district art intendtd to protect r;u-
toi11 c.n'ticof ftoturts and resouru.s. Whtre the standards of
thr. overlo'l' and base zoning district art different, the more
rutrictive rta11dards apply.
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Qucstiori:> lo the Appl.car.tiDevclopcr
4. Effects on Existing Community Facilities (such as highways, strHts, water supply,
schools, and other infrastnactura): How will deve-loprnt"nt allowt"rl hy tht" propo~erl rf"1nn-
in.g spccificall~ attc:CI the capac1Lics of cxis1in.g puhlk tarilitics m 1lic: area. c .... pcriallv the fol·
lowinK tacilillcs. h1~hwavs, strct.'l:,, .')choub. water suµph1• )\'\\'Cn, tlrdinaKt' sy~tl.!m!t, µarks a11d
recrearjon areas. and police and fire stations?
FOLLOW-UP QUESTIONS FOR EACH TYPE OF FACILITY:
a. What \'Xis Ling fac:.iliLics are available to scrYc the· proposed p1 ojcn, c.md where arc th1.:v
located in rc:."lation to th(' sitt-?
b. \\!hat i.s the existing unused cap.icltv? How much capacH>' will be rcqrnrcd if the dc\Tlop·
ment is allowed undt'r thi:-requt"stC""d n:·t:oni11g?
c. ff existing cnpacit) ls inadequate to sen1e development aJIO\,e<l by the requested re1oning,
arc there planned incrcascs in capactt\' tha1 would c1tsurc adequacy?
d. Ilas the tunernhle for planned impro\'ement.s been checked LO see if it matches the t.i1ning
or df"\'f"lnpmf"nr?
e. \Vh:.n conuibutions to cap.:i.city will ix· ma<lc by the .i.pplica.1Jt/dcvclopcr based on the
direct impact oft.he proposed development:-0
r. \Vho would pay fnr capacity imprmcmcnl.'i (gcnl'rtl.i hurlgt·t, ..,pedal financing di.su;ct.
1.tgency fees, dc\'clopers?)
g. Hm·e 1he agencies 1·espon.sible fm fldministeiing each r;'Pe offacilitv het'n hrlefed on 1his
proposal. and what \\"Crc 1J1cir re;sponsesf
h. I las a fiscal impact study b~en prepared based on faciHty requirements? if not. should one
be-pre-parrrl befni t> a rlPcisinn on 1 t>7fmi11g is app1 nvf"rl?
FOLLOW-UP ACTIONS:
a Re·11€'\..,. C·.Jmmur:it'( phn'\ for pub;< faci!it11•s._ 1f
ary
b Rev ew !he rornrrunily sop> a! mprovements
p rogrtim. 1f 'Inv.
c I' agencies' .cspons~-s arr. ~ack:rig or incompictc
r~quc!'l inform,1t1on frorn agencies' staffs.
d Sec Part 11, Best Development Practices, #8 (page
s8) and #9 (page 59) abo;,.t ma;rtaining pub:ic
fac1lit} capach1es ~t leveb 3dequate tc' serv~
approved development, and f,scat impact stutjies.
IJ/'1'.~.J.' CROW rJC$FN\18!'1'0f<C CAMPA.ICN rap srNS fU F GRO>\'Ti-4 21
Work Sheet 2: Effects of Rezoning on Existing Community Faci lities
EXISTING OK REQUIRES NEW
CONSTRUCTION
Highways and streets
Schools
Water Supply
Sewer Service
Drainage Systems
Park and Recreation Areas
Fire and Police
22 S[NSIBLE -ooLS FOii HEA~T..;Y C0~-.41.4UN TIES
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Question~. to the AppLcantjiJevdopcr
5. Adjacent Uses and Zoning: How does the proposed zoning compare to zoning i11 adjoin·
ing rlisr.rk l1'? \Vhat eff~ri might the ::illow~hle 11<\es unrlt"r rhe propost>rl 1oning hti.ve on 111't"S
in adjoining zoning rlLitricL'\ and/or arljacern properties(
FOLLOW-UP QUESTIONS:
a. Oo acijoining dis1ricts allow similar or dlffe-n:•.nt uses (Ind den'jltic::s? Tf differenr, how coni·
pa ti bk are the\· with the prnposcd rezoning?
b. Are uses allowed by the proposed rezoning compatible in size, appearance, and types of
<icri\irie" wir.h u~e' in the ~urrounding a1e;1?
c. Does Lhe re.zoni11g-relpiesl . .tffrct existing developmenl ;met 1eside11ts wit..hin the propost'd
distrin? \\!ithin adjacent districts? In what wa}1s?
6. Community Consultation: I las the proµose<l rczoninK been discussed \\i d1 n:si<lcw..:,
and/ or properl)' own<:rs in 1oning districts .. qjoining llw proposed disuiCL? 111 acljacenL
neighborhood.;;? The entire community?
FOLLOW·UP QUESTIONS:
a. How many residents were contacted and when was the cont.act made:;
b. \•Vhat were thcu view;;, abont TJH: proposal:·
c. \·\'er~ am· n:·vi::.ious made in the proposal as a resldt:·
FOLLOW-UP ACTIONS:
a Check zoning mJp teo determine tvpc~ of ;.id1Jcent
di!.tncts.
b Cf-ier:k uses p~rm~tted iri. the d1str"cts.
c. Check current lane use 1n'/entory map.
d See Par1 II, Best Development Practices, #1 , page
46, about adjacent zo11ng d1st!"i.:ts
FOLLOW-UP ACTIONS:
a See Part II, Best Deve!oprierit Practices, tho,
page 61, on processes fo-see~1r.g suppor: from
ccm··riunity groups
W'J.'11.: CkOWlNCSFNS!BIY.OflC CAMPAICtl rop; SfNS!fl• F CR(JWTl-1 23
Questions for Discussion Among Pu blic Offi cials
1. Staff and Agency Recommendations: \Vhnt recommendtttions, if any. have been received
from sr.aff a11d 1 01 any other commis,inn oi ;:igency that migh1 h01ve concern<J about rhe pro--
posal?
2. Sensible Crowth Evaluation: Tn \1.·hat ways does 1he propo~e<l rezon.jng ht>lp the con1mu--
nit} to meet Sensible Growth principles as spelled out in Part I?
3. Cumulative Effects: Added ro previow .. 7.oning a1nendmenr.s. \ii:nuld ::ipproving this request
sufficicnth-affect the plan's goaJs and zoning regulations so as tu wanant an overall rc\ision
and/or up<latin~ uf Lhc .£011i11g· urdi11a11c.e~ Shuul<l tl1at occ.u1 before or after d. dt:cision on
this prnposal i~ made?
24 SENSIBLE TOOL!: FOR HrALTf.<Y COMML'l~lilES
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Q\.lestioJ"!s for Di~cws-:.ion Arnont,: Publi' Officials
4. Regional Impacts: \\fill rhe proposed developmetH affect other jurjsd:ictions in the area
and 1hro11ghour lh"' rf"gion~ (F;xarnples of imp;u·t, migh1 br-tr:-ifnr: genf"t<tlt>d h)· tht> p10-
poscrl de\'clopmcnt 1hrough acljoiningjmisrlictions, or d<'vdopmcnt in planned or c:-.;isting
natural corridors or ~tb'Ticultur..tl prcsenalivn zonl'~ in the area.)
FOLLOW-UP QUESTIONS:
a. Do adjoining districts allow similar or diJlCrent u°'cs and densities? If diffcrc1H1 how com-
patiblt· •m.:: Lhc\ with the pru_pusc<l rcLoning:
b. Are u,qes allowerl hy rhe proposerl rezoning comp::irihlt:" in si1e, appearanct>, an<l t:ypt:"s or
at:ti\'itics with uses in the surrounding area?
c. Does tht' rc:-zoning-request affN't exisling developmt"nl and resident.s witJ1in the proposl."d
distrin? \Vithin adjacent disrrkts? Jn what "':ay..,?
Q!.lestioris: for D1s<.:uss1on Arnong PL1blrc Officials
.Nrl<.'JinripJ>!le _,,_,,,...,.,. -· i'Mflt"'°'1~
""~mikJis--Nllit' ....... _ ~~~Mli -~~t~OT -------o==*OW>f ~kl~~
o.Jirt~~ ~~
FOLLOW-UP ACTIONS:
a Che(.k zvnin~ rnap to rleter~1ne t.(pes of adjacent
disrnct'>
c Check rnrrCrlt land LlSe ;nvcntory rrap.
d_ See Pan II. Best Developmenl Practices, #1, page
L6. abo~t adjacent :<:>mr:g d:~tn("t~.
'UIWW C.ROWINCSFNS.fm.Qil:(, O MPA!CN FOR Sf/\rrSIS! F GROWTH 2~
Morton Grove Zoning Alternatives The Vi/lag•
of Morton Grove's comprthtnsivt plan fias o vision for a
rnixed·use dt11tlopment aro1.md its transit station, in the
Lehigh A11tnue subart:a. The ~oning map was updated in
the ..vmttr of 1002 to ttnpfement lht l<'ISJOn, wrth the ere·
orion of o con1mercial-res1dtn:iol d·srrict thor promotes
fra,mt-oner1ttd developmer1t in lht vilfagt. Zonmg of:una·
twes oVl'rt presented to the p:.1blic
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About the Community's Requirements for Subdivision Plans
D evelopers must apply for formal approval of proposed subdivisions by submitting
plans as required by state law and the community's subdivision regulations. Usually,
subdivision plans show the general design of street systems, locations of major build-
ings, lot sizes, and locations and general nature of parks, other open spaces and community
facil>ties (such as potential school sites). Applications for subdivision approval generally are pre-
pared by licensed land planning and/or engineering firms. Generally, local governments employ
professional staff or consultants to review applications for conformity with the written regula-
t1ons.
Some subdivision regulations offer optional methods of subdivision development and design.
Regulations may allow some flexibil ity in standards and requirements to allow for unusual site
conditions and innovative designs. Reviews of proposed subdivisions using these optional
approaches will require thoughtful and informed evaluation and decisions by public officials.
A developer's first formal submission is usually a map with accompanying documents providing
the mformation required by the ordinance about the proposed subdivision, including the name of
the subdivison and its !ocat1on, acreage, and owner. A preliminary plan of a subd1v1son or land
development •ndudes all reqc>iied supplementary data, showing approximate proposed street
and lot or site layout, or a plan of existing private streets to be dedicated to public use, as a basis
for consideration by the planning department. Following review and d1scuss1on by the Plan
Commission, the Zoning Board and other municipal entities involved, changes may be made to
the map and cond1t1ons may be agreed to by the mun1c1pality and the developer, leading to final
approval by the village, town or county board or the city council.
About the Cornmur11ty's Rtq:.;1rernents for Subd1vis1on Pl:ins
1. What the state law says: See Pa.rt !I, page 65, for Illinois Stan1te provisions for subdi,·i-
sion plans.
2 . Statement of purpose from our subdivision regulations:
3. Cunent status of subdivision plan reviews:
4. References:
Have on hand:
Lnl ~ eM's ~ubdivision plans
).:umber of applications:
Xmubc:r apprun:cl:
Total dwellmg units in
apprm t"d plan':
Year-m-date
:Xumbt-r of applications:
Xumber approved:
~umber disapproved:
;\umber under rc,~cw:
• an out.line of Lh.c application procc~s;
• a summ..u-y lbt of required clcrncnl'i of sul>diyision plan:t;
WWW Gf!OWINCSHlSlfHYOl<C CAMP,t.IGN FOr< SFNS181 f CPOWTH 27
• a summary of the most important goals and policies in the current comprehensive plan for
guiding community growth and change; and
• 1he comn11miry's adopted vision swtcmcnt (iL.my).
28 SWSl8~£ TOOLS mi:: .-1£ALil"iY C0!.1!..liJNtilES
J ] a
Questions to the Applicant/Developer
1. Consistency with Comprehensive Plan: Hm•" js the snbdtvision plan co11'istenl or incon-
-.i.~rem with thl"' rommunity's romp1t"ht"n~iv<> plan goal~ and polirit"s?
FOLLOW-UP QUESTIONS:
a. ls t.he proposed subdi\'ision located h1 an area designated by the plan for future growth?
b. Arc pt·oposed uses and dcvclop1ncnt densities consistent with plan goals and policies for
the art·a?
r. \-\.ill the pJ opn~ert 5Uh<ih·i'l\ion plan require any zoning amrnrlmenrs~
~N\l'J:'NrLY
~:?!:Mt:'
~N-il".C.JMN.t:NrN.
FOLLOW-UP ACTIONS:
a. Check plan policies and goats 1n Part It, Work
She.i 4, page 44, Sections A,B,C.
b Rev1ev.' community v s1on ~1aterr1ent, if an)
Wiii County Conservation De~e/opment
Map /11 comt:rvation dt:vdopmt:nt a significtmt amoun~
of opt11 spaa is ir.dudtd 111 a dtvtlopmtm design. The open
spoce is prtsi:rvtd and homt.s "" c!ustt.rtd tcgetlir.r. SiU.s
that dust€r buildings in a devtlopmMt c:ot1 pro-.i1dt n zoning
di~n,t's a/Jowublt number of units by mmcmging them m
..voys ihai rttm11 areas for rlQIUrt. Theft areas strve as vaflJ·
able amenities, enha11cirig ihe .1ew dtvtlopmMt and cm1ng
as rturvts for plants and animals ll0t1ve to ti-it region.
WWW. CROWINC:SFNSll\l~'.O?C C~M?AICN FOii: SffltS!iil ~GROWTH 29
Q;..iestions t<.) the Applicant; Developer
2.. Conformance to Regulations: Does this subdivision plan meet the stan<laHts and rt"qnire-
mC"nt111; of the 11:11hdhi!-ion regulation~:
FOLLOW-UP QUESTIONS:
a. How does the plan deal with site is Hies sue b as:
• unbuildable or Pnvi1nnmentally 'ir"n'iitivf'" land;
•existing streams. w.ner bocilc-... \Vl'tlands. \\Ot>dl:.l1ub. and oth(:r signific.mt naturdl fl>a-
tures:
• steep terrain;
•existing huildin~ or areas of hisroric or architectural intere<.1; anrl
• irregular propcrl) lines(
FOLLOW-UP ACTION:
d. S~t Cr:ef descr:pt:Or1S :('. l-'dll I aest
Ocve opnient Practices. pages 49 ard 50, of how
tr ese 'eatures or t-e treatei:l ... subd:~·,::ic1
SJrcet Layouts A grid system is o sttits of dtJigntd
para/It( stntts mttrstcting wit.k o suond set of porafJtl
si1ur.s. S:rtt: grid pot:tms /ink the r.omr11u11h"y togttliu
and do not iso(ate one rmghborhood from another: tiity
aho help east ilit flow of traffic with more than one
tmranu t:md exit from t~1t subdivmon. ModifiuJ grid net·
works woti in if1t same wLJy, wi01 /us rigid nru: ltngths.
HOMttvtr, the strtcts stil/ r:rou one anothtr frequently and
allow for o flow of trajjic from different d1ru1ior1s. A l1m1ttd
occen stretl ntiu>0tk, charocitnztd by mnny cui·rle·sac.s.
makes traffic flow difficult i1nd isolorts samt ntighbo.-+ioods
from others within the community.
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Questiol'!s to the AppLc:rntjDcvcloper
b. How tlul'S this subdivi:sion plan (unnccl Lhc subdi\'lsion LO ~l<.ljoining ncighhorhoo&:i and
public facilll~ system:i? 13~:
• connening 111re111al ~11 ee1;i 10 1hc e~io;.1i11g p=i.uern of filreet.-, in :\cljnining o:.uhdi\·i,1cHv• and
to majn arterial strct'Lfi;
• conncct.ing irncrnal upcn :,pan·s, n:Hurill ct.•rridor!'.. ~md tt.uls Lu pallcnis of µrocrvcd
open spate and trails arou11d Ll1c silt';
•providing access by furn re site residents and emplo~·ees to facilities, services. and employ-
ment opponunities in adjoining <1reas; and / or
• pro\riding for cn .. ·ncuctl s<.-r\·icc bv bus or rail transit?
c. Does the plan require any exceptions, variances. or waive1 of cmhdi1,oision regulation~~ A.re
the-st> necessary to imp1·mp Lhe site dei;ign?
Qi.iE:Stiono:; to the Apolican11Developer
J. Innovative Design: Does the subdivision plan use any innovamrt' desjgi1 t('chniques or
regulat.nry alternative~ to ~rnnrlard rlt>signs?
FOLLOW-UP QUESTIONS:
a. Does the plau emplo~· iunovalhe design L('Chniques. such as:
• clusiered development:
•conservation or enhancement of natural fCaturcs:
• reel union of impermeable surfaces:
• proteC""tion of natural corridors (somerhnes called "greenw;ws"');
• use of namral rlrainage facilir.ie';
•designs Lhdl cncourJgc con~tnJcttun of ''green" buildings?
)2 ,Sff';$1i!L£ TOOLS FOR HEALTHY COMWUNIT1£S
b (r.ed regulc.t01"f COrt'1Jr~1.:i.~~ce vd'1 staff Vt CO•
su!tar~ Subdiv1S•On rev ener.
c See Clar fy1ng Concepts and Unta1ghng
Terminology, pag~ iv, fo~ br:ef def1n:tions of wo1ds.
phrases. and descript~urs d rechr:;q..;es
.Accessory Housing Accessory dwelling units. o.ftu1
called "grann¥ flats,~ con bt onached or detached from tht
pnmary dwe/lmg unit. Accessory umis can ir:crtast numbrrs
of rtsident.s: acr.01nmodated iv1rliin a Sl.4bdit.1isio11 witfmut
subnam1afly cha11ging the o"'eroll de.sign.
'J/WW CNO\lt!NCSFtlSl!llY.OllC CAMP•!GN ;:oM SF~S!8l F CRO\WTH 31
FOLLOW-UP ACTION:
a. See bri~f des<:ript1ons 1n Clanfying Concepts and
Jntangling Terminology. page 1v, of :;Qn·,e in nova·
1.\·e te.:hniques
Waler Resou"e Protea/on Slftams and
crub sfiou/d be protected wrih buffers, s:Ac/1 as rhu one in
rural Lakt Courrty. Thi county ordmance specifies buffer
widih~
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Qvcstior.s to the Appl:cantiDevclopcr
b. Does the applicant intend w ul!e any oplional regula1ory techniques such as
planned 11nit dcYclopmcnt. dcnsiry bonuses. tran.~fcrablc rlcYclopmcnt right\, or
mixed~usc <levelupm<.'ltl?
FOLLOW-UP ACTIONS:
a. 5.;-e bnef descriptions o'these tedm1ques in
Clarifying Concepts and Untangling Terminology.
page iv, and Part II, Best Development Practices,
page 45.
h See reJc1ng l1sr for more nform;;;'.1on or fr;ese
techniq!..ie">
Tellabs Corporate Headquarters
Susta1mJb/e storm wattr manngemen: is a crucial d~ign
component io ensure a saund and hwlrhy nctural wow·
cycle. Often, sustainable stcrm worer management is int.e·
grattd with a nativt landscape design. Bioswales, 11atural-
ized detention ponds, (lfld permeable paving mnten·a/s nllow
wattr to nat.uralJy drain into the land, as evidenced in this
plan for le/labs' corporott: locarion in Lisle.
"WWW CRC."W1NCSrNS!BLYORC CAl/f'A;CN FOR SFtiSHHf CROwrH 33
4. Effects on Public Facilities: How will development allowed by the subdivision plan afkct
the capacities of existing public facilities iu the area, e~pecidlly the followi11g:
FOLLOW-UP QUESTIONS:
a. What public or common facilities will be pro,·idcd bv the developer to st""rvc the dc,·clop-
men t proposed by this subdivision plan?
h. \.\il1at exis1ing fadlhies are available to .serve the propo'ied proje-ct, and where are they
located in relalion to the site(
c. \Vhat amount or unu .. ed capacity of exlsti ng faciUties will be requh·ed b~· the proposed
development (taking into acc.ount faciliry capacitirs propost"d to be prm.;<led by thr de\'clop~
c1)i-
rl. Jr the capacity adequacy rlepends on planned impn.wemenr.s, \\-ill that capaciry he a\<'lil-
ablc in time to serve the drvclopmcnt as it occurs?
d. If the capacit~· adequaC)' depends on planned jmpro,·ements, will that capacit~ be a\rail-
able in time to sen.:e the development as it occurs?
c. \\'ho is cxpcu cd to pay for the planned addilion to capadt\" (general budget, spcd<tl
finan<.:ing dislricLS, agencies that cover costs with fees. developers)?
f. Has the agc:nc.y rcspon:'iblc for administering each ~vc of facility been briefed 0 11 rhb pro-
pos~u. ... rnd \Vhat was iL'i tTsp~ms<.·~
g. If re-<]uire-d, hJs a fiscal impar.t smdy he-en preparer! ro f''\timat.f' rhe public rosr-. for fariJi ry
investments to sen·c the proposed dc,·clopmcnl compared to the rcn.'ll\lCS to be generated(
lfso, what ,,·cic the findings. anc..l ,vill impact fi.:c.s be Jl'quirl'd, and ~t \\'hat lcvt"l~ lfnot,
should a fiscal impact su1dy be required~
34 Sf.NSIBLE TOOLS FOP HEALTHY COMMU~ITIES
FOLLOW0UP ACTIONS:
a. Re1iew community publ;c facilities pians, 1f c:r.y.
b. Revie~.Y the ccmmun1tfs capital 1mprovernents
prvgram, if any, 10 determine 1im;nr, md costs of
p!annec improvements.
•. Req Jire result:; or 1evie1,v:; of t!"le propoo;ed '>Ubdi-
vi'>t0n ala(! b.1 any tigenc.ips tha! ha ... e no( been
bncfed or have~ r Cl reported the !('Suits or thc;r
rev•ev.s.
St-c Part II, Best Development PretctH.:es. #6, page
56, ab0t1t m11intaining public facility c:ip::icit1cs <1t
levels. adeql«He to ~erve-approved ::eve!opment.
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5. Adjacent Uses: How does the type of development proposed by the subdivision plan com·
rm"' l.O f"~iiiting uses and 7oning in 1tw arljac~nl ;ll"t";:)?
FOLLOW-UP QUESTIONS:
a. llow wtlJ development propc)sed by the subdi\'ision plan be compatible in sve. appearance.
and f)Vt"S of ncti\ides \\-irh existing or planned developmen1 in tht' 'iurrounding area?
b. I low will public facilities such il!! ~Lre..:ts and upcn sp~ices cmmcn to ~uch fatililics i11
a~jolning areas? \·Vil! facilities to be developed on the site be available for use by reside1H.s or
f"m ploree.-: in rhe stuTotmrling Jrt"a?
c:. I lavt: prope1 ty O\\-'rt~rs an<l residt'ul~ in tJie ac!jact'nl area been informed about lhc: pro·
posc.:-d subdidsion plan. and what '"'t"re Lhe-ir views?
FOLLOW-UP A.CTIONS:
;:;. (heck l~nd 1;<;,c 1110 .'On.,:g rn:;po;,; ;o Jc;crrninl'
l'<pcs ol c.tist:n~ and 'Orcd uses '"adjacent d1~
\6ds.
b_ Sec P:ir: II, Best Dcve rJpmert Pr:ic:icc::.. #10.
page 61, on p•o(E~~e~ for seeb1g ~upport from
cornrriun1ty groups.
Site Plan This .mmple site plan retams the cienSJ"ty of
Che developu's original "cookie-cutur~ plan but arranges
the dtllefopment in u more compuct, village·like mamier
that preserves o substantial grunbeli of 1.VOodlarids and
farm fields around its pen meter
W'l/IJI C.ROW1NCSrnSlflLYOF<C CAMPAIGN FOFI. S-fN5!8l F CR01.1t7H J5
Work Sheet 3: Effects on Public Facilities
EXISTING OK REQUIRES REQUIRES NEW
UPGRADE CONSTRUCTION
Highways and Streets
Schools
Water Supply
Sewer Service
Drainage Systems
Park and Recreation Areas
Fire and Police Protection
36 SENSlEILE TOOLS ;:QR 1-iEALTH'l' COMMUNIT!~S
I t
Q;;c5tiof!~. to the ApplicantjDcvelopcr
• Commercial Use: 3)4.5 acres
Residential Use: 294.5 acres
Public Open Space: 471 5 acres
The Cieri of
Nortt>
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Tlte Glen In rulrvelopir.g the Glenview Naval Air
Station, Glenvieu•, Ill. officials identified a number of 5ptcific
areas far commercial and 11or1-commuciol uses. Wi1/Jin tlie
non-commercial uses, htmsmg was idtntified m bting part
of the moft'! gridded areas '1r.d pubiic open space was idr.ntl·
fiui thmugliov: rhe deveiopment
WWW. Cl10W1NCSFNSHllY.ORC CAMPAICN FOP s;NSl8i ~ ci.:own-1 37
Questions for Discussion Among Publ ic Officials
1. Staff, Consultant, and Agency Recommendations: \\.'hat findjngs and recomnl.e-ndations
ha\'e been rect"ive<l from 1J1e sta.IT or consultant review of this. 'lubrlivision plan and/or any
other commission or agency tliat might have concerns about the proposal?
2 . Sensible Growth Evaluation: \Vil! the develupmenl propuseU by this su!Jdivhion µIan
advance Sensible Gro,-,.th principles as described jn Pan I?
3. Subdivision Plan Improvements: Should this plan bt" recommended to (1) bring-it more
in line \-dth Sensible Growth principles and/or (2) incorporate inno\<lliv~· 1.ed1niques that
::ipperir appropriare for rli~ location, site. conrlitlon.fl, :mrl porential 111a.1 krr for tht: rlPve.lop-
mt:nt?
4. Additional Studies: Should additional studies be-required LO anal;.-,,e-special conditions
or effects of the proposed subdivision, such as 1J1e etlects it would have on environment.ally
sensitive lands (such as wt·tlan<ls or '\iltl1ifc haliitat..,). rt:.sourccs, and 1h~ possible fiscal
impacts on the community's l>t1dget of public se-rvice and facility costs to serve the develop-
menfr
5. Cumulative Effects: If added to pi eviou.5 subdi.vi~ion plan approvals, \\"OU id this reque.sl
~ufficien tly affect t.he comprehensive plan goals ~o as to \\'arrant an overall re\i~ir>n and/or
upda1ing of either the comprehensive plan or the sul..u.1ivision regulations? Should that
occur before or after a decision is made on Lhis propo:>al?
6. Regional Impacts: 'WiU the proposed development affect other jurisdictions in the are:a
and throughoul the region? F.xamples of impacts might be traffic generated bv 1he pro-
posed development through acljniningjuri~dictions, or the development of plannerl or exi;;:1 ..
ing 11:..ttural coii-idon or agricultural prcservatio11 zonc-s in the area.
J8 SE.NSIBLE TOOLS FOR HEALTHY COMMUN!TiES
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About a Community's Re quirements for Site Plans
A fter local officials approve a subdivision plan (with or without conditions), the appli-
cant prepares and submits a site plan with detailed drawings and accompanying
data. The site plan is important because it will become the legal document for pur-
poses of constructing required improvements and transferring titles to lots acquired by buyers. In
addition, for local officials, the application for site plan approval represents the last oppo1tunity
for public input into the character and quality of the subdivision.
In some communities, site plan approval is required whether or not a subdivision of property
occurs. It gives public officials a final chance to approve the physical layout and use of the prop·
erty. They may require a review of site plan features similar to those considered in subdivision
plans, such as:
• arrangement of structures on the site;
• open space and landscape improvements;
• organization of the circulation system;
• design of off-street parking;
• landscape screening: and
• site illumination.
The information provided in the final site plan should be carefully reviewed in detail by profcs-
sional staff or consultants, and circulated for review to all departments and agencies potentially
affected by the development. The staff or consultants should work with the applicant to iron out
problems or issues before making recommendations to the planning commission or local council
responsible for approving or disapproving the site plan.
Abou! a Corr1rnuruty's R~q1J1rerncnts for S11e Plans
1. What the state law says: See Part II, Illinois Statutes, page 65, for Illinois Statute provisions
for site plans.
2. Statement of purpose from the subdivision regulations:
3. Curntnt status of site plan reviews and approvals:
Year-to-ela te appHcations:
Nu1nber approved:
Number disappro,ed:
Nt1rnbe1 un<ler rt\'il:!w;
4. Refe ... nces:
Have ready;
• an outline of 1hc application proccs(:
• a surnrnary of required ckmcnl~ of site plan,:,;
'/.WW. GROW1NC5fl~S18lYOl(C C.A~F'AIGN FOR SFNSllll F CRO',llTH J9
• <:t summary of lhe nwsl importanl goals and policies in the current nunprehens1\e pbn for
guirling community grow1h anrl change; anrl
• the community'~ adoplcd 1,.ision .statement (if any).
40 $~ ... S;!-.E TOO;..$ FOP l-1EA~THY COMMUr.:TlES
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Questions to the Applicant/Developer
1. Comparison with Approved Subdivision Plan; How cto {he cletaJl5 of rhis sire pJan com-
parf' with !ht" approved o;uhrlivi.,ion pl:1n?
FOLLOW-UP QUESTIONS:
a. I ltne an} signiHcant changes been made lO the design and unpro"enwnts represented on
the approved subdidsion plan? \.\'hat anrl whyf
b. Dues the site plm1 rdku omy <.:onditiotb m~td~ in apprm i11g Lhc subdi\-ision plan?
2. Variances to Site Plan Requirements: Ha\·c the board .. Haff or C1)11sultant responsible
for revi~,.,.·ing thi: site plan agreed upon any yariances to lht' It"J(lll.nion!' to KI..t.nt telief from
unusual burdens or impac1s of Lhc 1e-gula1ion~? \.\.1l.at are-the~ and \dl} ;ue the,· neC'essary?
(Examples include change~ to lot 5i1es, street inle1section angk:,, ltng1hs ot cul-de c;~r"
"Widths of stream buffcn, u.~c: ot dra1nagc swaks, or inno\0:1tivc dc,ign-s.J
3. Transfer of Public or Common Facilities: \Vhat dPditarinn.11, re!len·;nion.;;, or nrlw1 1ran~
fcrs of pubhc or common facil11ics or casements \"ill bt' made:
FOLLOW-UP QUESTIONS:
a. \\'hat facilitie~ or C"a111"11'1t'nl'i \Vill he rledk<tterl to tht> local or ~late go"ernment for public
u.sc?
b. \\'l1a1 facilities or easemt'IHS "'ill bt' 1ransfe-rred 1.hrough doualiun <'r sale 10 am ulilitv,
public au1horir}. hnrnt"owners assoda1ion, or nonprofir organi101fion~
c. \Vhat l.u.1d i:> lx:ing rc:-H.Tvcd for future donation or sale to any public ur mmpi-ufit entity?
Questions: to the Applicant;Developer
d. \Vhal facililics or cascmt·nts \'\ill be trcmsfcrn:d to a community assod .u.ion cslabli!Jhcd to
rnanage their u..se?
c. Ha~ thr comrnunit~· or <lcvclopcr/app1icant secun•d agrccmcnt.'i frorn all su(h cnlitirs to
accepl tr,msfrn-cd fJ.cilitics or 1:~l5cmc11L1i~
4. Timing and Phasing: In what rime frame docs the apphcan11·dc\·clopcr ex.peer to initiare
J.Hd complete dl'\'cloµmcllt accurdin){ to this ~itc pl.rn?
FOLLOW-UP QUESTIONS:
a. How \\'ill the 1.iming and phasing of rkvclopment concspond to the dming of facihry
improvements rc.·quirt·<.I to provide needed capacity tu scnc thl' dcvclopmcnti"
h. Have anr conditions bef•n idenritied ll1at could speed up or ~low clown the expected rime
frame?
42 SE'NSISi.£ TOOLS fOR HEALT>iY COMMUNITIES
FOLLOW-UP ACTIONS:
a c..-ed record oi !iubd1v;sion ~l~n appro·1a
b Che-d approved subdi\115 on plln.
FOLLOW-UP ACTION:
a Obtain confirmation and coMinerits by rev>ew
staff or C0'1Sliltan1
FOLLOW-UP ACTIONS:
a Chedc site plan for io.:at1cns of Sl..Ch facilities ana
easements
b. Rc-.. ·1cw w·1~lcn agrcc.rncnls ,.,c1'1 a I cnt1l1t·~
WWW CRO'N1NCSFNS!8LYORG CAM?AICN FOR SfNSIB! F c;iowTH 41
FOLLOW-UP ACTIONS:
a CrecK development umir;g \',«th sched;.;le of cap,.
ta! urproverr~nts program
b Check past record of developer in complet;!'lg
other pro1ects
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Best Development Practices
W hen property owners and developers request changes in plans and r.egulations, it
helps to have some ideas about the kind of development that would be best for
the community. Remember. developers and property owners are trying to make
money. Public officials are trying to make a desirable community. These need not be adversarial.
But it makes sense for public officials to at least consider up-to-date practices that might improve
proposed developments -for future residents or employees and the community as a whole.
Here are some ideas that have been used in other developments. Certainly not complete. addi-
tional and perhaps better ideas can be added.
For convenient reference, these techniques and concepts are grouped under the major goals for
Sensible Growth -which sometimes means some repetition from one goal to another. These
are also referenced in the chtcklist of questions (page ix).
Row Houses Homes on smoll lou and 11ear sidewalks
crtott frie,,dly nl!ighborhoods, with ecsy pe.1est.ria11 tre1vef
and contact w1rh 11e1glihors
'11'1/W C.ROWINCSF•JSHllYORC (".AMPA!GN ~Oil SFNS.8! f CROWiH 43
Work Sheet 4: Community Goals for Development
A. Summary of the Comprehensive Plan's Coals and Policies for Community Development [to be inserted by the local official or staff)
B. Vision Statement for the Community's Futuno Development (If any, to be Inserted by local official or staff)
C. Purposes of th• Community's Zoning Ordinance [from introductory "whe,.as" section of ordinance)
44 5EM18lE TOOLS FOR HEALTHY COMMUt~1m:s
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Best Devdopmenl Practices
1. ACHIEVING COMPACT, CONTIGUOUS DEVELOPMENT
Cluster development arranges developme1u on one p:lrt of~ site to save th~ remain<lt'r of
the 'iilr ris open ~parr. Tlw silt> will roniain no mort> homf's th::in if it were rlt"~ignt"rl as a
ronvcnfjonal s1.1brlh·isio11. The rlc\dopcd part is <ks1gnt~rl for rompan <kn~itics (Slll'h as
srn .. tlkr lots) than tvµicJI subc.livhion:,. The µreserved oµ('n space may be n:taim:d as farzn ...
land or natural areas that ha\'e environmental features that might be h;u·nwd b,· develop ...
meni. Cluster de"velopment saves on infrasrrucnire ('OSIS and re<luce.~ impacts on the site's
uarural qualities. A homeowners· association. the developer, or a gon·n1mencal c-ntirv can
own the pre!)cn·cd space.
Planned unit development {mw of many tcnns for sin1ilar developments) pro\.idcs for
phasing relati'\el~ large or unique de\'elop1nents. and usually <:ll1ows several uses and some
nexihiliry in de,.igning the .~ite larou1 ro tn;lke the best use of 1he property. Planned uni1
devcloprncn1." often design a variety nf housing P,V('S and tlwretorc: reach clc:nsitic:-beyond
lvpic;:il .;uburb;.m, ~ingJc ... family project~. But I.heir larg<: sea.le often allows fur mcorpuraUng
more amenities and higher quality design.
Zone for appropriate density cievelopment hy raising rlensir.y standards in at least sonw rt"si·
dcntial districts and dcsignaLing locations for such districl,.:) un the comprchcnsi\"C plan dlld
zoning map. This eliminates re-quirements for case ... by--case negotiation for any ex<.·ept low ...
den.~iry cte-velop1nent. A more predictable "hr-right" process for hjgher density development.
inrluding conservation design, with approprit\te standards for appea.ranr.e and am.enides.
,\;II pro\'ide a more predictable markcL for boLh devclopc-r'i and community residents.
Allow "traditional neighborhood development" tha1 designs hnmt"~ on small lots and near
sidewalks, thu~ clf'<:rcasing the amounl of land re-quired for dcvrlopmc-nt. ''T:'\D," a.~ it b
lrnowll. trades off small kit silcs to obtain nwrc g.._·n...:rou~ civic sp~Kcs, incluclmg plccisJ.nc
stree~capes t(Jld ~nhtll ''pocket'' p<1rk.~. The closer sp<.tcing of homes is also intended tu pn.>-
mute neighb<>rli1H:·s~.
Be:a D~velopn;enl Prnctices
Employ density bonuses 10 help compensate de\•elopers for providing special design fra-
mres or cornm11nity ;:ur1enir.ies in builrlin~ and sir.e.~. For t>X<lmple, dewlopers v,•ho agree to
incorporate civic spaces, natural areas. public artworks. or affordable housing in their <level"
oµmeub can be rewarded \\'it.h a1lowa1Kes for additional devdopmenL
Require connections to adjacent development to allow the orderly-extension of roads,
sidc,\.·alks, trails, school senricc areas, sewer and wall'r lines, grccnways, and other aspects Cof
communit) dcvdopml.'nt. rather Lhan skipping over -leap--frogging -undeveloped lands
for development that requires more expensive i nfra..~tructure development.
Use urban service limits Lo extend urban seniles in :m cffi(.:ic.:nt manner. Plans for the
major comµoneuL' of infrasu·ucture S}'Stems indicate ll1e most efficiently served areas for
gnw .. ·th. F.sc.ahli<Jhing Jimits based on ~uch plans ruts CO:'ts for e...:tending facilities and reduces
leap-frngging development into rnral <ir~a.~.
46 SENSIBLE TOOLS FOil: HEALTH' COMMUNill~S
For rr.or'! 1rifwrnation and e-<ampleo;, of prcrnot ng
(Ompact development, see
'Take Advant;;ge 0f Comi)act 8.ii!dirg Design" :r
G.:ttlflg io Smort Crowif? (Washi1gton, D.C.: Smart
Growth Network. 2002). pp. 9-16
Trod!t!OY!Ui Nl1ght)orhood Dt:v'1op,...1u;t (Wash1r.gro:\
DC.. lnsuure of Transport.J.tion Engineers, 1999),
44 pages: or chaptet on compact. rn1'(ed-use devel-
opment in Dougi<J~ R. Porter. Makmg Smcl/1 Crowih
\Vork {Washington. D.C Urban Land Institute.
1002). pp 13-2S
Steven Fader, Dem1ty bF Dts:g11 tVlashington, 0.C ·
Urban Land Institute. zooo). i37 pr.ges: or Peter
Katz, New Urbanism. Taivard a~ Architecture~(
(ommur.it'( (New York McGrav1-H1I, 19s-4). 2.t.5
pages
Traditional Neighborhoods T••dWonnl ne;gh·
bor'hood dtYtlopment (TNOJ /oo.lcsjOr a continv1ty of the
biock fact and oritnts doors, windows. and porr:ht~ toward
tht strut to tncouragt social imerac:tion.
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Best Developmerit Practices
2. MIXING USES
Zoning for mixed use~ is replacing t.hc old type of toning invcnLl."d to keep us<.·s scpan.ttc,
especially hea"~ indusu-y from residential neighborhoods. lla,ing taken thal idea too fur.
man~ ac1iviries are roo isc1b1ed from on~ ano1her. Thar increase.'-the arnoun1 of dt iv111g pt"o-
plc do instead of v·:alking. Changing 1.oning lO allow a mix of lL"e" c:ln m::ikc it ca.'\ic1 to serve
arca!'i by bui; an<l rail as \vcll as allm .. · murc c.:hildrcn to walk to ~<..hool and lucal parks.
Use overlay or floating zones w in1plc11u:11t mix .. :d-lbt' tu11i11~:. J\reas wh~·1c u~l'S could he
mixed may be dc:-signaced by overlay zonc:-s that allow somt" \'<lnativns on provision~ in the
11nrlerlying 1011e .. .'\n n\t.•1 la\'1ont-\or a husmr,s aJt'a, for f"'\;'arnplr. mighr allow ::i \\oidC"r li"t n[
pcrmiucd uses (such as rcsirlcnU.J.I uses) under certain conditions. Flo.Jting zones a1-c
<lescribrd i11 the Loning texl bul art" nol initially dt'SiHriated on the lolling nup. A dc:n:luµe1
must n:q11c:"SI :tnd obrnin ;1.pproval to ust' the speci<tl pro\'iswns of a t1o::iting tone {for t'x<tm-
plf', f01 mixerl u"irs). Roth t)Vt:"i of cli:ndn.'i typically 1 ""q11i1t• 'recial lu"~n ings anrl .:ippr<>val~.
Retrofit existing development 10 pro'vidc opportunities for recycling undcr-u~cd or declin-
ing areas. Examples are rescuing seuu-abanctouc:.d strip commn o al cencers tmd 1.1ld mdusu·i-
al huilcllngs hy ;Hiapting thern for rf'"iirlf'ntial \llif"S, 11onwcimes prn\i rling hnmt>\ ahov~ ~tort"s,
sometimes adding aparunc-nts to old shopping centers. or rc:usmg historic build111gs for nc\,.
U!)t:s, such as schools for i csidcnti~tl u~c Done rig-ht. such prujccu can be very successful and
improve both the neighborhood and the tax base.
~ 8 ,, z z z ~ ,
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9
~ ........... ~'"""'"""'"""~"'-~~~~~"""'-"'-'-~~·
Downtown Rcdet1clopmcnt Downtfl Cro,ie,
Ill. 11std histon< preservation, streets.cap< improvements,
and ntw sidtwolks to reju1m 1ot« the dowmown bv.<iness
district.
V.Nl'J.. CRQW,NGSFNS:R1YO>IC (Ah.4PAiCN FOR SFNSl'llF CRO~'TH .p
Oest Devdopmf.'nt PrActices
48 SENSIBLE TOOl.S FOR
Fer '1'1Cre info·mat·O"\ anc eK.:.moles on rn1x,ng uses.
see·
The chzpter en zoning for sn'J1t growth 111 Local
Tools tor Sm3rt Growth (Washington. DC National
Associ<1on of Ccu11ties. 2002) pp. £7·29
Jnfopadet (a compi ar:on c.f articles aro references}
on 'MiJCed Use Deveivpmen!'' (Washi ... gton. D.C.:
Urt>an _anc lnst1t:.ne, '.!:..03}
Dean Schwanl<.e e· al, M1ted·Use Deve.opment
Handbook (Wa:fr1ing1on, 0 C · U·~;, 1 Land institute.
2003), 400 pages
Flkn ShuD.:irt .:ind Carrie Mak.lrcwi{' Hi5to1u;
PrtserilJtion. Ofd Ru;.1di·;gs tis New Tools for S1:ns.!;iit!
Crowih (Chicago: Campaign -or Scn$1b:e Growth.
Deccrrb('r 2002)
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Best Development Pr-actic.es
3. PROTECTING NATURAL QUALITIES OF LAND, WATER, AND AIR
Know the area's landscape and groundw·.:.ttcr characteristic:) to proLCct the natural !ff5tems
already in place. Yluch developmem can be planned to mahnaiu basic natural S)Stems,
including rerainmg ;ind even 1c-;rnring landforms. naU\'e \;ege1a1ion, ~u·e:-im~ :-ind \\"("!lands,
and \\ildlifr habilats. Learn 10 under.mrnd how thc'C narn1al a.111,f'ts can be pH'Sl'n'Nl or
adapted ~b dL'\'clopmcnt occurs.
Identify valuable natural featuru in advance of development to alert landOl•ners and
builders to nee-d'i for prott!cting valued namnil features beforf" dt>ciding to build.
Communities th.it identify important aspccb of the mi.tm;,il cm'ironment in compn:hcn~i\'c
pla11s. hacked up with prolecti\e measures in to11ing and suUdhbion regulations, elicit coop-
eration rather than oppoo;:ition when den·lopment occur'l.
Use development techniques that minimize the percentage of impermeable surface
areas (roads, diive,1,.-ays, parking lms, and 1oofs) in orrler Lo allow 1ain ro soa.k into rhe
group an<l miuimizt.: storm water runoff. This helps rcµlcmsh groundw·.itc1 supplies and pro-
lt:C.:b local suc:am., a11d rii,.t:1~.
Best Dev~loprr:enl Pr<\ctices
Create plans to weave "green infrastructure" into development, ie-cognizmg rhat narure
doesn't ~tart or 4\top at the edgt> o[ <l~\'elopment. Srream \<llle-y bu.fTer.~ and prntenion of
wildlife habitat1111 wet1ands, and floodplams can be intc,1,rrated '"ith parks. trails. and rccre-
.-ttio11al sµace~ lu CJ e~Ht' g1 <::t'll cul ri<lor'i \"g-1 t'e11wa~-s") that Lu:11dit bolh 11.-tlllrt' .-t11<l J-lt'.'Oplc-.
Communitie-s can plai1 for prt>serving corridors aud opt'u 11pare1!1 as subdi,,isio1u,. a1t' designed
and b11llt.
Plan conservation subdivisions that are a type of cluster development \ \f'e iv fo1 a defini·
tion of duster development) tf• conscn·c and even restore n.itural resources -fo r example.
by restotini;r wetlancl1.; to reduce storm \\-atcr runoff or l'C'\'i\.ing prairie bnd~ thcil providC'
enjo~ahle-Yisras for 1 csidents.
Establish conservation easements artd/or zoning to pe-rmanently set aside significant open
c;pan·.111. \.\!ork with nonprofit conservarion group'> \\ir.h f>Xpf'rtic;f: m tht<:se program.\ to idf"ntify
and establish t'ascmcnt"i and open spaet• toning (includmg farmldnd prot,:ction zoning) that
can be feasible i 11 111at1\' i'\n:..ts.
Think .. green .. In development and building br urging dn'Clopcrs LU think about protect·
ing the-landscape and \11-aterscape. Encom·age builders rouse recyc1ed or recyclable mate-rials
and t>mploy "!Olar or geo-the1111al energy, nat11ral lighting, a.nrl other greening technique.,.
Do the same ,,·ith public so-ucmrcs and equipment.
Designate growth areas or draw growth bounrlarics to separate areas to be developed from
those to remain as open-space uses. Zone areas outside growLh areas to di.scourag-e develop-
ment, either b~, farmland prou."ction requirements ur minimum lot sizes (usually 20 or more
acres) that \\ill make development difficult.
Establish transferabl• d•velopm•nt rights (TDR) programs to help compem•r. proper!)'
owners in ru.ml arca.s for prohibiting urban rlcvclopmcnt. TDR programs allm, developers to
purchase development rights iu <.1rcas inlcndcd to remain in op("11 space uses and Lransfcr
them cu "recehing" areas , ... ,here dense-r growth is desirnble.
so srn~tSlE TOOLS FOR HEA~TH\ COMMUNITIE!
St. Charles Creenwo' Map Cc.ttrmunitit:s rccog·
nize that de11elopment l1"1d nolurol pro1ect1on f.On go ho11d·
in· hand through the ust of good planning. The Si. Ch<lrlts
tJJ. Park D1str1c: hof mopped 1:S grctri mftost-ri"lure, linking
natural orros along rlu For R•v(~
for i""'~re 1rfo'mat10~ ana ex.:.moles on preser ... ;ng
cpen space, see·
£'111iro1;menrai Co11s:dermio'1S i•i Compttheniv.!
Platlt1ing· A Ma1~r.1af for Local Ojj1C1(Jf5 (Chicago:
N::mreclsterr; i!!ino s Planr.:ng C:::imm1ss1on. 1994);
·he c"apter on Open Sp.!.:e ar.d 1-arm':and
Pro:ect.or. ;,..., L~ica! i0. ;s for 5,.!1~1rt Gr.Ju:r!i
fW;;s~ 1ng:or-, D.C Na:;eiml A.ssoc1a·~cn d
Countes. 2co2}. pp. SS-59
Ore St:>ao:· Th~ Cvmm,v; G'r;.ir.d ()f
Ctin11nunit}, On Car'l~mon C'"-'"'"CJ !W:i1sh1ngtor·,
D.C. 1\J;a;oral A(j,sor;atror, of Rea:lor>, Summer
:ioc1}. 56 p.:igc-;
Video lape on ··s~·burba 1 Open Space P:an:;ing a,,d
Dc~'.gr .. (Chicago: Ame•1i;.an P:anning A~sooJtion.
1995)
Ral"ld,dl Arendt. Gn1w1t1g G1r.r11r1 (W;.shingron. D C
!sl3nd Press. 1999). 26• pages
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Bc~.t De·.,ieloprner'll Pr<1ctices
4. WIDENING CHOICES OF TRAVEL
Promote compact, mixed .. use development to reduce needs for land. and impacts on
st.ream", forest,;;, ::tnrl wilrllife while incrt-a..;;ing oppnrtunitit":s for 1e<l11cing air pollution
through greater rclianc:c on transit, walking, and bicycling.
Encourage subdivision designs that provide interconnected street networks. Subdivision
"treet sy'items should n01 all arrive <It rhe same inrersecrion wirh J major highway, but ra1he1
allow a \'aricry of tra\'(~I routes that reduce <:ongcstion at rnajor int('rscctions. Consirkr pro-
hibiting "gatt:d" communiLics Lhat don't connect to any others.
R•quire sidewalks and/or pedestrian pathways rh1 nughour rlt'vt"\opnwnt projt-rt1<.. ;it least
on one side of t:\'cry su-cn and both s1dc:s if possible. These ,,jlJ promote more walLing with-
in Lhe Jlt•it(hborhood, especially if de~ig-nt'd as µan of an inlt'ITOlllleLll~d slrct"t 11t:twork.
Best Development Prt1ctices
Promote "transit-ready" development. which designs new development areas ro be capable
ofacrepting bus or rail trans.it a.:; tie\'elopment mamres. Sn-eer S.\'stems huilr to be a<laptable
to fumrc transit routes. \·l.'ith sidewalks and parhway systems that can prmidc easy access co
:,uch route~, an<l development, over time, of mixed-use compact center~ lhat can reduce u·av-
el .needs are some of lhe measures that can be est.ablished as subdivisions are designed.
Cluster d•velopment around transit stations anrl rreme systems to promote walkable acrjvi-
ty centers and encourngc transit ridership. Creating mixed-use centers in wldd1 many desti-
uations cau be reo.tched ou foot helps to make trausit <itu·actfre au<l c<Jnvtnient. thus re-due~
ing needs for dri\ing. Transit-oriented de,elopment benefits fro1n a combination of residen-
tial a1Hl emplo,1nenr uses.
52 SENSIBLE TOOLS FOR HEA~TMY CO~.H.1UNITIES
z z ~
Consewat.lon Design A subdivision wiih consttva·
:ion design protecti11g woods, waw, aml trails.
Biqcle Paths More communities nttd safe and reh-
able publir. tronsportolion, sidewalks, and bike paths.
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Bc;.t Dt~vclopment Pr.i.ctrces
Make strategic use of existing federal and state housing assistance programs b\' coordi-
nating program' in target nt'ighborhoorl5 ro anracr pri\'Jtt' in\'est.mt"'nrs for renovation.s and
rcrlcvclopmcnt. by focusing local infras1s11cr11rc and facility invc5trnen1.s in .surh neighbor-
hoods, ~md by working lo reconnect intcrn:laL('d qualities -<.:<..onomic, social, phrsk<.-11 -of
the neighborhood.
Provide incentives to encourage people to live near their worlc:places or easilr reach near-
by major acriYity centers. These include employer-assisted housing forgivable loan programs
so cmploy(·cs <..an move d o:.:i...-r lO work. E.mploycrs gain by reducing-lost Lime on t.ardincss
and absenteeism, and companies gain wi1..h stable workforces and declines in park.mg costs
rhey 01_h('nvise must ~ubsidiz.e. Many communities 11re finding th;it an increa~ing number of
pcopk c1uo~· m-town living or residing in and around rc\1talizcd downt11\ .. ·11~. Short trips ~rnd
grealer use of tranl!it ~rnd w...tlk.ing will ITducc prcssun .. ·s on highway congcslion.
Allow shared parking lU reduce total p~'lrking dem~mds in mixed-use ~ireas Lhat Lall gel dou·
ble duty from parking are;"'ls for daytime and nighttime activities.
Work with employers to manage travel demands br locating employment centers tlt..'as
transit lines. Or, have emplO)'t:rs subsidize employee Lrausit use. car-pooling, and other \'\«m;
of avoiding single-perso11 car commuting-.
f-cr more info·n1ati0'"1 anc examples 011 ir'l'~pmv,ng
transportation systems, see:
Robert 1 Durphy, 1ranspc.rtat1-;·r. and Ctoivth, i\'1yth
and r-<1ct (Washington. O.C Urban Land Institute
'996) ;6 pages
The chr..pters "Provide a Variety of Transportatior
Options· and ';Create Walkable Communiries" 1n
Cr.1t;11g io Sma11 Cruwth {\X/ac;hi'lgton. D.C.: Smart
Gr0· . ..vth Network, ?001). op. 61-67
The r.i"J;;pterc; or' ··~0.o;t Tr<in<>portation P1acr1r('~·· n
Rc1c\ f wing, Besi OP.vt:lc-pmr.nt Procl1cn (Chicago:
American Planning As':ioc.:3tion and Urban I and
insU~•I·~-1996i, 180 pag ... s (abo ..:.;a;!,.;bl.._ on :-iud10
ldpc frorn APA1
Robt'"! Dunph), et al. Dt1e.topu;g ArJ!Arrd Tr:msir
\Washington, D.C · Urb3n Land lr,sr tu:e. 2co3).
abe>u~ 200 pages
V.~1• CMOW1NCS!:.NSlttLY.O~G CAMPAi(.N W K Sl:.NSli!-!.l: CM:OWI H B
Bes-t Developrnent Practices
5. PRODUCING AFFORDABLE HOUSING
Maximize collaborative working relationships ro leverage funding for alTordable housing.
Many comrnnnifje.:; find th::n nerworking among pnblir agencies, nnnprolit organiz::11ion"\,
and private sector companies arc productive in securing funds and organizational kl1ow-how
tu package ft-a)ible" affon.lablt' huu.sing pn~jt'cts.
Zone for higher densities, a mix ofhow•ing t11Jf"'i, and J(Ce'.\ory url\l' ro lowt>r land coSL'.
usually on<' of the major factors in developers' <ibilities tn reduce housing costs. :\.1.1xing
housi11~ l}'JJ<:S allows highC'r dC'nsitv dc,'Cloprnent of new projects. while allowing accessory
units increases housing :wa.ilability even in single-family horn(' neighborhoods.
Establish community land trusts and housing trust funds to pru\.idc si tes .:1.nd cost subsi-
dies for development of affonlable housi11g. Cummm1ity laud trtt,')~ a<.:quire housing siles
from many source'il., including donations from puhlic agencies and nnnprofit orga.nizatjon~.
and parkage 1hem fnr developmenl. Honsing rntst fund" can anracl funding from many
sources w use in reducing new housing cost;: and/or rchabtlitdting existing housing. Both
concept.\ cncour~'lge co11u·jbutio11s from 111a11y sources.
Adopt inclusionary housing programs that t>ncourage or re-quirP developers of re.sidential
projects in desirabll! housing markets to incvrporatc a percentage of affordable units. Not
only do such programs generate signifitcmt numbers of affordable units, but they are dis-
persed Vli thin projects and across the communiry. Jnclusiona.ry hous.ing programs are
increasingly effective as; hundred" of communi1ies have gained experience with adminis1er·
ing them,
S4 S£NS!2L£ TOOl.5 FOR '""EALTH'r' COMMUNITIES
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Promote adaptive reuse of underutilized land and buildings ro g<Jin doubly: to r('cycle
rthanrlont"rl or declining <irt"as :uirl huilcljngs, ::i1i<l ;:irlrl both m:irke:1-rate ~nrl afforrlahle units
to the hOltsing stock Adapting Jiis1 oric: or architcnurall~ attrac.ti\·C l:mildinbrs for new uses,
espcdalJy housing. h~ts pro\cH economitdlly rc\\'anling for both dcvt:lc)pcrs aucl commwii-
ties, and keeps the cournurniry charaner intacL.
Adopt tax and other incentives for building and renovating housing to attract <lc\•clopc:rs
by lowC"ring dcH·lupmc11l custs. ·n,x abatements, wahi.ug ur deferring development fc\:s, pro-
viding d{"tlSJt\' bonuses. arranging low-cost loans for fu'5t-tjm{" homebuyl.."rs, and othrr incen-
tives ht"lp tn makr it fina1wially fea.-.ihle to huild ;:ifforrbhle hmt-.ing-. ~fany communities haw·
programmed a battery of such inccntin:s to prornotc affordability.
Improve permitting processes to cut development costs b)' reducing the lc:-ngth and com-
plexity of the pennittlng process. In-cit)' markets bene-fit to the ~xrent that communities
make 1t as caw to develop tJ1cre as in suburban grccnfickh, where: developers are tt'iua!Jy
able tu obt..tin pcnHits more quickly.
'"Or more 1nfo·mt\t:on ar~d et.:;i;mp!es on stirnwi.::.t ng
prod.in:on cf affordable hous:r g, see:
'Arta;ncble How sing'' 1n L.JCa! Tool~ fOr Smon
Gmwih {W?.\hmgron. 0 C Nar1cnal Asso.:iation of
C0tmt1es. 2001), pp ... p·46
Crowi>'lg $1'/"IOtier wn/-, l\partri~t.1'!!> (\'Vashingto~1.
f) ( Nat1or-.3! V1ultd-iO;•Si'1g Coun(ti. 1998). 9
pages
S. Mar~ White. 4ffordoole Hoiis~ng iChicago:
Ameriun Pi<1nning A::.'::>UU<il;Ort P . .\S Report 4.~l.
19:;i~), 16 pages {~rnd 3ud;<.' t·Jpe a. so fro~r APA)
'Create J R.:...nge of Houi1ng Op::ic-i.;nities and
Choices in Grtw1g to Srnar. Crowtl'l {V/Jshtngton,
D.C Smart CfovJth Ne:wvrk. 2001 !, pp. l/·24
Varv Anderson, OpErl'r!fl r~.: 0001 to l·:chmoriClry
Housing (Ch1cagv: fh.i;ines:; .:ir:d Professicna! People
for ~r.e P'Ji:'lic lnte'esr, 200)), ;06 pages
IWIW CROWiNGSHJSl!llY.ORC CA"'4PAICN FOlt S~NSIBi ~ CROWl'H SS
Best Development Practices
6. REDEVELOPING BUILT-UP AREAS AND EMPHASIZING INFILL DEVELOPMENT
Target public investments in high-prioriry and ''winnable" areas to promote revitaliz;:uion of
rl.ereriorared or declining parts of the cnmmnniry. Somr> neighhorhoorls ~md hwiines~ centr.1.i
possess strong leadership ::md desirable location .. ~ that need just a push in the right direction
to stimulau: revitaliatiou. Jdernifying ~n<l wod..ing ,,·ith such areas frequently produces g1 ati-
f1-ing resuhs that can st:>rve as role models for other areas.
Prepare special plans for special areas, including histoncal buildings and spaces, t\·h1.:rc
\'ision and inspired actions can produce highly desirable places in which to eqjoy }j,·ing and
\vorking. An action program bast'd on a plan bem·fits "place~making," attracts chic leader-
.:;hip. and provirle'i tangible ci,~c: devflopmt"nt such as $trfetc;capf' improvement\, parks, or
community centers.
Find new uses for underutilized land and buildings tha1 ac1 a_;; a dr;1g 011 the nrn1 ke-t and
ye1 rt"presetH opp01 t11nifies for recycling ol<l busint".ss centers and neighborliooc:k l'\e lht>:
targeting and planning approaches described abo\'c w reinvent such areas .md stn1ctnrcs tlS
active co111pone11t~ of U1e com1nunitr.
56 S£NSi8L~ TOOLS rm: ).l£AlTHY CCMMUNITJES
For more mfo·mat1or. and examples on planning
and nit.ating :nfli! and r·eae•1elopment pro1ects. see
The chapte1· on Strengthen a·1d Duect
Development Towards Ex1s:ing Cvrrim1;11it1es,"
C1W1r1g to Smar; c,.owth (W.1sh1.-;gton. D.C .. Smart
Growth Network, 2002), pp. 51-60
Suzanne C. Dane, Mam Street s~1ccess Storie~
{\Vashington, D.C Na:icrnl Tr:..s! fer Historic
Preservction, 1997). 1;1 pares
Audi.) tape on' Infill De\•e!oprr.e"t end the Recjes•gn
of St.ow•ba;1 Ct:nters" (Ci"icacc· Arner:crn P!.mning
k;>ot:a!ion. i999)
CcolTrcy 3oofr c; .:ii., Tn~·rsforf'Yl:t?g $:;burl>Or'!
B!Asine~s Dis1ricH· (Washing lo;\ D.C.. Urban t a11d
!nstihit'.!. ~ou1), 229 p:~ge~
Nahourn Cohen, U:bun Piani:111g Cot1servM:on or1li
Prr.;er.1ut1011 {New York i\.kGraw·Hh, 200;). 3~9
rages
D:ane R. Suc1n-.an. Dn·elvp 11g St•fft:S~f~.' lnflf
Ho11s:ng (Washington, D.C.· Urt>an L~nd Institute,
1997) 122 ooges
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Best Development Practices
7. CREATING LIVABLE NEIGHBORHOODS
Expect to improve infrastructure because su·eets, sidev.--alk.s, sewer and wmer svsrem:s. and
other public facilirit"S oftt'n hnvr not hrf'n adeq11Jtt'l7· ma.inrnin~d ~nrl may need ~nhsrnn1ial
upgrading or even replacement. to suppo1 t new and 'nr additional dc\'clopmcnt.
Plan to avoid or alleviate displacement of existing residents whose reals or property
taxes mav rise as renovations r.ake place. iVlc1s1 have livt'.cl rherr because how~ing is <tffnrdable,
and even small increases in housing prices .rnd rents will dri\·c some away. Plan to retain a
subst;mlial share uf ~tffordablc huusiug in n.:\'ilalizing neighburhouds thruugh use of commu·
n.1ty land u·uscs. housing trus.t funds, inclusionary zoning c1rdinance-s, and homeownership
as11:1'\tance programs.
Build communities that will last .rnd <1dapt w drn11ging u.mclltiun:-.. !'11blic pla11nm~ and
regulatory programs can es1abl1sh a le\el of qua1ily in new dt:'velopment. <lnd add public facil-
ities that will make communities desirabk places to li\'t:' ;ind ,,·ork in f01 yt'11rs. At the samt:
time, public officials should c:xpcct change OHT time -changc'i in hot1'iing nc:eds or lmc;i-
llC:>S :,cniccs, for t:xampk -tliat ,.,.jll require fkxibility iu atlaptin~ building~ and space:> lO
new uses. Sustaining Ii\ able neighborhoods and communities mea115 continual support and
respon.:--1" ro changing ronditions.
Remember that building communities, not projecu, Is the main focus in nalualing ckvl'i-
opment pruposa~. Individual project:; ma) or may not contribute in positive ways lo building
rht' comnrnnit}', whic:b sho11kl Mrivt> Jo rre::i re compatihl~ >'t>-l runr.tional land 1t11:e :lnrl rlfsign
rclarionships in nc\..-ly developing, infill, and rcdcvrlopment .irc:ls. Esprc.ia!ly when many
small projcct.s otre being µropos\•d, it is imµonant to <·stablish the ronw.:ction~ and relation-
ships t.hat create whole communities.
Neighborhoods consist of many activities and groups that \\.ill thrive in a. diverse bm we ll
designed mix of lhing J.nd working cn\'ironmt•nt..s. ~'cighburhoods need not prize sameness
and uniformity to succeed. Diversit\· of people. buildings. spaces. and relationships among
them makes neighhorhoods living organisms thnt huild strong communities.
!-or rr,ore u;fo·matiori 11nd exam oles on cre11t1ng 11•1
abie :::orrmu.'1ities. s~e
1-oste• Distin:::uve, Attract1·;e C:in1:nun;t;es with:;.
Strong Sense o! Place · in G.:tting ;o Sn~ort Grcwtl:
{Washington, D.C.: Smart Growth Nerwod·. ioo2).
PP 333-41
Wenneiyn A Martz Ne1ghOorf:ood Based P!ar:r;mg
(Ch;cago_ Ar"er·un Pianrnr,g Asc:ociatlon. PAS
»,..port ..;55. llJJ)} .. '3 page<>
Tr.;d:1io1~al Neighi1orhoori l/t'y,./(11m•r1 r {W~c;hinglon,
DC.. nsut.;tc ofTran~pcrla!ion tng1n.'C'rS. 1999),
+a µages
i=rcdcnc.k D. jc1•vis, S:tc Piun1111~g OY/d Con:rnumty
Design jo,. Gmit Nt:1gf1borhovds {\l13~h1,...:gtor1, DC
!'"!ome Swider Press. 19~3). 1 }) ;-ages
W'.,.,..i: CP.OW:tlCSFNS;SL'fOliC CAMPAICN FOR St:NSIP.f.F CROWHl 57
8. PROMOTING ECONOMIC DEVELOPMENT
Create strong centers of activities to encouragt> mteraction and mwual suppon among
bnsine~s~~ and between h11sine.~s and resi<lentiCll aret1~. Snch ce-ntt>ri alln1."· choir~s of living
cn\ironmt:nti, create opportunities for ffc.wcl by means orher than cars, and add to the nct-
\\·urk of t.:lu:>lt:'rt:'tl auidtic-:, thal make co11m1unities work.
Don't bet on a losing hand. Know the fiscal ton~equt"tlt:t's of decisions before 1uaking mi~
takc:s that ,\;n affect the c:om1nu11it)'·s bottom-line ccon()mics and financial capabilities to
provide S:('rvicc:s. Luring shopping CC'IH(·rs or new industriC'~ with inccmivC's to generate tax
revenues will present cominuniry problerns in rhe long run ir they faiL I<nowing the fiscal
pros and tons nf prnposaJs is imponam for the community's financial heahJL
Build on existing strengths and assets of~·our busiuesses and h11Jor force. In m.:my com-
munities, ~xpansion or exi5ting businesses and industries is pi oponionallv more important
than bringing in new i11dusrries. \\'ork wilh !lit" loral b11sinrss community 10 identify needs
for expansion th~n could be aided by public actions such as <lsscmbling suitable sires, making
iufrastruclure improvements. and sponsoriug tr..ti11ing programs to support greater ecouom-
ic activity.
Expedite project approvals for economically Important projecu that cannot afford
lengthy permil procedure,.;. Expediting can include assigning specific staff to guide applica-
tions through the process and cmting red rnpe in both requitements and procedures. But
be c:i.reful 10 make these exceprjon!'i fair.
::or rY'Ore ir,!o-mat1on ard t>.ampies on pL:inning fo·
econoni•c deve!opmer:t. see.
Rick Cole, et :ii., The' ~hWtiht1u Princ1,olesjor Sniart
E.:0·1on11c Development. An lmpleme,•tatioi:
Cuidc.boiJk (Sacran1e:mo: Local Government
Commission's Center for livable Communities,
1993). 74 pages
The u1apter on ·strengthe:'i c:nd Direct
Deveiopment Towards Existing Com'l1wn1ties" in
Ccrrng to Smart Crrwth (':t.lashinern'l, D.C.: Smart
Cr0\...,1h Network, 2002), p;:-. 51-60
The che.pte1 on ecoro'l'll( deveiopn-ienl 1r tocol
Tools jC1 S.nart C1owth {Wa'>hingto'1, D.C: N<1tronal
A5soc1at;on of(our.t'cs ct al., :>oo:i). pp. 34·.;1
Edward j B!akciy <md Ted!<.. 81adshaw, P!ar.niflg
Low! Economic Dtveio.ume1;: l New York: Sage
Public;:it1on~. 2002), 398 pages
m i
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Best Development Pr~ct,ces
9. PLANNING AND FUNDING SUPPORTIVE INFRASTRUCTURE SYSTEMS
Plan ahead of service need, re-rognizmg rhar many infrasrrurture fociliries and systems
rt"fjlli.re" lr:art 1imf" fo1 pl:inning, <lesign, fnnrhng, anrl <'nn<11l 11rtion Rnnning lmv on wa1e1
suppl)'? It ma} talc ~cart\ 1.n idcnuty 'i<HtrC<'S and pnt new pipcf'. :-itorngc lO\'ioCrs. and pumps 111
1hc ground. A m~jor high\h\\ llJ.>KTiH.k oftt.•n n:quin·s tom 10 ~ix )'\,'~'\rs in dc~1gn <md <.011~
sLruclion. In manr cases. int<·1govern111.enrnl permits or ttgreernents m:ar be required. further
lengthening the proce~.
Program improvements based on realistic funding resources. Thb suund) scu~iblc but i:,
too often ignored 111 the rush to satisfy citizen corn plaints. ''Realislic'' funding sources
include 1raditional ferlerJI, sr::ne, and local ~ources of rt:"vt>n\le, bo1 c:rn al..-o inclu<le--.pecial
La."Xing disLricts sHch as 1.a.x-incrt.•mcnl finance lTlfJ disu·icts. a varn:ty ot dc\'dopcr Jnci user
ft"e.:,, and fu11ds raised b)' intergo\'et nmeutal authoritie~ .rnd Jg-eut.it"s.
Develop a "fair~share" allocation of public and private costs to fund infrasLrtKturt-i1west-
111cnts. Man~ conmmnilics expect dc\'clopcrs to fund on-atld oft-site impro\'c:mc11t-;, without
allowing for and idcntit)'lng rcH·11ue sources for major sysLC...·m imprO\"t•mcnu. 1h.al require
public funding. Other commuuitjes, in theil' rush to attracr development. fail to devi.se a
o;ihare-rl pi ograrn of in\'e.~rmf'nt in public facilities. A hle-nrle-rl approach i.s usually nef'rle-cl in
area..; where llC\\.' growth is t~\king place.
Require adequate facilities .t.S J. condition of developmem permis!'ion. This polk~ has been
u~ed for \'ears in many cnmmunirje~. hut abhorrl':<l by orhrrs rhar will cln ;:ilmo~t anything to
a\·oid shutting rlown development, CH'n development that will su·ain the capacities of local
facilities. But communitic'> imposing adequate tacility rcquircr11<.'nls tin<l the~ arc forced into
planning for funding and finding a balance lxl\'1-een public a11d private inve:>llnents -gen·
erall\' a benefkfal policy-mllking proce~s to think 1hrough.
WWW GRO..VINC.SfriSllJiY.ORC CAMP.t..IGN FOi( S~NS!81 i' CROWTH 59
Best De·veloprnent Pr 41.ctices
Use innovative systems to reduce Nhardware" costs of infrastnirnire, such as reducing
need~ for expm1ding drainage ~~·stem capacitie.i:-, by 11~ing pe1 mt""ahle pa\'t'mf"nT ... ro allow
more infilu-ation to groundwater !'i)'StcnlS, using wetlands as n.ui<1U cleansing and holding
basins, and ad<liug trer) and olher Vt'gel~Hjou tu ab-,orb stvnn water. Simil..tr inno\'at.ive-
slrategies for roads and other syst.euis (conuectivhy and transit) should be considered.
Use urban service limits to reduce expansion cosL"> to cxu:nd urban scni<:C's in an efficient
mannC'r. Locate major componrnts of infrastructurC' systems in Lhc most c·fficicnl places to
sen·e growth. Establishing limits based on such plans cues cosrs for extending facilities and
reduce'"-leap-frog rlr,·elopmenc inw rural areas.
60 SENSIBLE TOOLS FO=I HEAL""~~ COMMU""ITIES
"Or m,:ve: 1rfo·rrat1or". and e:nmple:s en planning for
1nfrasrructufe Sf'.ilems, see
Robert A Bowyer, Capital !mprovm;enrs Programs
(Ch.o!!c: APA Planner5 Press. PAS Report 4-f.2,
1993). SJ P•r,es
Cha pier oq n1rra-;tnKtur"' n Dout;las R ::>0ner,
Man,;s;ing Crow01111 4mcrrc<''s Co1mrn)l).f/e.'i
{Wad;ington, D.C. l5!:ind Pre<;'"-, 'Cj96). J19 pagr.4'
Wtilter M. Kulash. Resu1c11tiol St•uts (Washington,
D.C Urbar L(lrtd lnsl1!lHC. 2001). 76 p.igcs
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Best Dc,..elopment Practices
10. PROMOTING COLLABORATION RATHER THAN CONFLICT
Remember that reg•ons are collections of communities and couununitics arc ccjJlcctions
of neighborhoods, rc:coguiLing that i1iclivich1dl local gm0crn111cnts will beiiefit frou1 crcatiug
and then workmg '"ithin a regional deH·lopment sUrtlCg) that can guide local actions.
ln1eracrive and inrergo"ermnental compacrs and agreements ran h<'lp to implement Stt;"tte-
gic directions for r<'gional dcn~lopmcnt.
Understand that the "Big Systems'' are regional in nature. The•e include m~jor mfra·
structure .sy.~rem~ (roarl.s, transit. sewer. water ~11pply, anrl drainage) a'i \\·ell :is emironmenr:il
S\-Stcms, housing needs anrl economic dc\·clopmcnt. Acknowledging the uucrdepcndence of
individual commtmitits, and their t.01111Ji11ed deµ~1H.knct 011 effectivt' functioning anc..J
fin'lncing of :iucl1 S)'Slems is a big sLc-p in thinking rt'gionall) \\hilc-acting locall~.
Reach decisions after broad consultation with the community at large. allowing ideas to
filter into discu3sions from m;my sou1-cc3 and clirectioth anti hclpinK Lo insLill confidence in
decisiorn: anrl chr auions uet:cled to unµlt-mcnt rhem.
Engage trained facilitators 1f ncccss.u-v to hdp reach agreements and rcsoh«: contro\'crs1cs
over growt.h and n.:guhnory i~SUl'S. Skilkd faciliLator~ cau piupuinl ~m . .:~lS ofagn.:t:Hll'lll, r:.1isc
questions to idenufr points at issu~. '1nd lead discussions to £ind ;igreeable altern'1Uve:i to
conflictive rlifft>1 t"!lres.
Use project-rating systems Lo measure the cxtcnl to whid1 proposab acbicn· Scn~ibk
Cro\'..th principles. Organit.at.ions in se'eral metropolhan areas haH· formulated lists of
Sensible Growth rharacreristics that are useful in e\'aluating p1 oposed deYtlopments. The
"Housing Endorscnicllt Criteria" prcparl'cl by the Yktropolitan Mayors Caucus (an<l found
on p~\gc ,;) is a gcneraliLc<l vcn,iuH of such a system. The chcckli!<it on page ix of Lhc work·
book is a more specific exarnple. R...:'lung svscems in ocher meu-opolitau areas prO\ide even
mort> df't:illrrl criteria (for e~amplr, chr project-endcnsement program ofthf' Smart Growth
Alliance in \Vashington, D.C.).
I-er rnc-re on reg1on,1i col.ab'Jrat,on see.
i he en; pter on Reg o~'al Cvoperat1orr ,,.. Locai
fools ]01 Smatt Growih {Wash.rgton. O.C.: Nat,onal
Assoc:ai.on of Ccurities. et ::i.I., i.oo::). pp. lL-19
Coed guides to rrethods of acnie'ling consensus
include.
The ci"Gpter 'Encour;;.ee Commur 1ly and Stake
rioider Ccl!1hontion n Devi;:lopm,..nt Deci:;:ons 1n
Ctff1ng i-0 Smait Crvwth (Washi1gton, DC.: Smart
Gro.nth N('t\'•Crk, ?UO.>), s;p 77·86
The chapter '(1ti1e;1 Par;;cipat1on•· 1n lo~a! fr.vi"> JC•'
Sm.in G1owt>-1 !Wash1 igton. D.C: Nat:onal
A~~oc.,<:1t10n '>1 Ccunuc:., ct ctl 2002L pp. 20·26
1"afti; .. t.\1t1on -:-oo!s jot Bft:rr Lar.ri·Use Piam1:11g
!Sacrt1rre,..to. Caiif ·Center for L1\•at> e Comml•ni1,es.
1 ~9Ji . .!4 oages
;:vr 1'1form,non Jtio~.t pro1ect rating sys~erns, -;ee
Do;.1gl~'s R. Porte1 :;t-c:t1on on ·St'r'a!t Growth
RJtings and Scorecards." tvl.:1k.r1g S11:Jrt Growth
\Vork {\Vash1rgton. D.C Ur~an ~and l11:;11tu1e
2002). pp ~67-171
'J."J.'W Cl(OWINCSFNS181YORC. CAlv'!P.AiC.1~ FOR S~NSH~I F CPO'.\'T .... 61
Illinois Statutes and Reference Concerning Plans and Development Regulations
1. Comprehensive Plans:
lllinoi~ f)~) II .c:s ;,, 11-12.;') law enahle1; the nrnnidpal pl;1n rornmi'l.,.inn tn prep:lre and 1f"rom·
mend to the v1llagl' board or c1ry council a cumµrchensivc plan ··rur the present and future
devdopment or n:·devt:lupmt'nl of the municipalitv." A µl~m llld.~ include "1ea~oni:ible
requirement~·· r~garclmg su·eets. all~\S. public grounds. and otht'f improu·men1s. Once
adt1pted if mav apph ''tn land situated Mthin rhe co1 por~1r limit.;; and ronliguouc. ren it Or)·
nor more than m1c and one-half mile~ beyond the cmporatc limits and not iucludl'd in anv
municipalitv." Such a plan may be aclupLed as an official map and implcmc·1ned hv \-ariou~
ordinances lsud1 as 70ning and subdhision regulariont.L
Section 11-12-6 savs lhe plan shall be dkct.ivc only .ther tonnd...I aduplion lw the corporate
aull101itie:> ~md is dlhison -it dot's 11ol rt'guLHe the u.'Se of µrivale p1opt'l'l\ except a:, impJe-
mented by ordinance.;,.
Section 5:J IL(~ 5/5-1-1000 says much the sd!ne for counoc.:> of less ih~m :)OU.000 population
located in the ..trea ~t'n-ed by the ~orthettMeru Illinois Pht11ning Cornmi~'iion. A COlllllY plan,
\vhen adopted. recommends public improvements looking to the presenr C\nd future clevel-
opmenr of r.he county. To provide for t.h~ h~alth, saJff)'· c:omfort, and convf'nit:nct> of the
inhabitams of the tou11 ty, such plans may l~stablish rc.uu11J.blc ;,rmdards of design for .:>ubdi-
visions and for resubdivisious of unimproved land and areas subject Lo rede\'elopment.
including reasonable requirements for public streets. alley. '~")'5 for public service facilities,
s1orm or flood walf"r runoff channels and basin.;, parks, pla}gr0lmds, school grounds. and
other public grounds.
' I • l
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lll1rm1s S;atutcs and Refonmcc Concerning Plans '.ind De1:cioprncr11 Rcgulc1.11ons
lllinuis ~O ILC. .. i.; 66'.!. inforn1allv k11m..,T1 ~ts die Lt.>ft.il Planning l'cchnic;.1\ A'\:o.i.suuH.c Al L,
enacted jn ~U<.I~. ptO\ide:s the first definilion of what a comprehc:nsiw JJlan is and requl1es
municipal11ie5 "ieeking funding under rhe A.er 1n 7!dopr pl<1n<o 1ha1 addH'''I 1he foJJowing elc··
trl('Jl[<l.:
( lJ bsU<.'S ..tnd upponmiillcs.
C!J L.md use dIId natural l't:'~ource~. The l .. md use element musL be in Lext ~md
map iorm. It nrnsr 1nclude suppo1 ung stud1es on population, tht' local e("unom~. and
n;;111iral re..;0111c~"'· ;:rn<l an inventory of exbting l .. w<l 11..;e-..
(3) 'l'ranspurWtiun.
(-1:) Comrnu11it~ facilitie~ (schoub. p.tr~. police. lire. and water and se\,·er).
(fl) Telecom1m1111catio115 infra.11.u-ucture.
(OJ Hou ... ing, induding affor<lahle hou'\tng and "Pe-rial neecl" hnusing: takmg into
account thl' housing needs of a largc1 region: idcnUfying ban icrs to Lhc
p1uductio1J of huu:si11p;, l11dudi11K affordable housi11~; a'i~t"~~iug· the <.011dilio11 tJf
the local housing fitock: find den·loping "\tl<ttegie~. program'i. and orher actions
to addrc~'i the nrcds for a rangr of hou1.,lng optio1111o
(7) Econom.ic dc\.·doprnt•nt: coordin.uing local ccouomic development iniUdti\'es
with tho~e of the St.ale.
(8) >Jatural resources, by identifying and defining the natural rt:'iource-s in the
comnnmity with rt>spect t.o water, land, f101a, and fauna.
rn) Public p.u·ticipaLion.
i-01 mc-e =~·t1:n1~.:1t10" ;mcu: zo;-,,ng o·c1n<°ln(e~. <;~~
...,e1tle't H. Srn.tn, Ct1Zlr'·s Gr.1,M ro L:.1m11e
1(.h:ogo: Ar~'!•,can P!J~""ir"g Assoc0atior;. i933) 242
p:iges
Ch3r es A. Lerabie, Prepa1 ng o Co11v~·~1101~'1f :0111r1g
Or'11nar:ce {Chicac-v: Ar-ier:c:rn P1~nn.ng Association.
PAS Report 4f.0, 1995l. 61 ~aet-.>
[1i( Unrn1;rn r~eilt. Cnfo,.r,:t:g Zur111-:g ri Lar,d·U~c
(onlr<1!\ {Chr(apc: Arncr;Can Plann;"r, A-;soc•aticn,
DAS Report 4.:19, 1~8~). 30 pag''"
V;dcot<iDCS o~. ··Bcsl of P ar.nrn~ 101 7oning
Adrnini~trattir'.) · (1994) :.-1nc Dc-...1.:loµ:ng a rod
Slr..;:ami1111:ig Zoning AJmi-:,sw~t or. 0994} cir the
audio t?.De 'Fund1HJ1t-'1tab ofUpdatir'g the Zoning
Ordin<1rice (1998). all available from the Arner' car.
Pl:;tnn;n6 Association. Ch:cagc
Dollg'as R_ Porter. et<::' Fl.:x."b!( Zomng
(Wash ng:on. O.C · Urban L.rnd Inst !Ute 9881, 200
pages
'WWW GROWl~CSfl iSHUYOHC CAVPA:CN fOR 5F'll~lfl! F CRO'.llTH 63
lll1no1s Statu'es and Refefence Cor1cerning Plans :rnd Deveiaprntnt Regulattons
:o.. Zoning Ordinances:
JJlinois 6!> ILCS 51l1·1:1.l ~ays that municipalities have varied power'\ in order to:
•provide adequate light, pnrc air. and safety from fin.· and other dangers:
• µreserve the taxable \.',.tlut of !anti and buildings Lhrouglwul the ruunidpahty:
• lessen or avoid congestion iu the public streets:
• le"isen or avoid ha1.arcl' to per.,ons and damage to propen) resulting from the ac<:umul:J·
tion or runoff of stom1 or llood waters:
• prornou: LhC" public health, safCl)'. comfort. morals. and welfar('; and
• ensure and facilitate dw preservation of sites, arf:"aS, and strucnJrt"s of historkal, architer·
rura1. anrl aest.hecic irnportanre.
·11ie power~ itt<.:ludc regulation of:
• ht"ighr ~ind bulk of buildings;
• buiJ<ling ~etback lines;
• mtcnsity of thc.· use ot lou;
• aiea of opc:11 ~p<1ces; ornd
• location uf trades <lnd indu~rrit-s and of buildings ch:·.signed fo1 :,pecifi.ed uses.
The\' allu,,-the 111unicipalitr to:
•establish di~uitt:i. LO imµlemt'lll these regulations:
• fix building standards;
•prohibit n~es, buildings, or <1trunure.c; incompatible with such distrin5:
•prevent addilion:-. lO or d.lteration of existing buildings or su-ucturcs;
• classif~ the use of propert~ on the basis of famil~, relalio11ship: and
• regulate any srn1crure or acth·ity that may hinder aCC('S-S 10 solar energy.
The powers may be exercised wilhin the corporate limil.i or ,,;thin contiguous lcnitory not
more than one and one-half miles beyond the corporate JjmilS and noc included withjn am·
munidpaliry.
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Illinois St:ttutes and Reference Concerning Plans 1nd Devt'ioprrienl Regulations
3. Subdivision Regulations:
Municipal Powers According to ll1inois Stalnlt" 65 ll.C.:S!>/ll-12-12. no mt'lp 01 pla1 ofa .;11h-
division prcscntcrl affecting land wit.hin a comm unit"':.; cc1rpora1c limiti; or wi1hin contiguous
tcrritoJ)' not ruon: than one an<l onl·-half miles bc)on<l the corporate limits of any rnuniu-
pality that has adopted an official plan shall be valid unless the public ways, ways fo1 public
<i>t'r\ice facilities, s1orm and floodwate1· run-off channds, and basins and public groundo;; are
111 conformity wtrh applicable nrrlin:mccs. including the ollicial map.
llhnois 65 ILCS j / l l-1 ~-8 saYs if rt"asouabll"' requiremt·ncs prm1ided by the ordinance.
inl'luding rlw official m:ip, in<licHe the nece~t:il)' for providing for a fl.t hnol (II p:irk '-Ht", m
otht:r public l:.tnds ''ithin :.my prop1..1scd Sllbdivision for which apprm..tl h..ts been requested,
tht:' lllllllidµal aulhotity m.1y 1equi1c-lha1 land.~ l.>t." dc-sign..ttt"d fo1 :mch µublic purpoit'
bt"fore approving sud1 pla.n. After approval of a plat dt·.51gn<Hlllf{ pro' il;\ion of such fonluies.
tht' community has the abillr}· to an1uhe 1hc:-land by purch'1se 01 C'ondemnarion h•ithin one
~car of plat appn)\'al. If not, the land ma~ thtn h<: Uied by the owners i11 an} other manner
cou)islt.:ul with the on.linanc<: and official m~tp an<l :t.oniug ortliu.mce.
The "l.:1.tutf'\ al"O p10\.irlf" ~ p10('f"dure !or •mhmitral and app1t)\'al ofa prl"Hminary plat and
then thC' final plat, which, after approval, becomes the oificial plat.
County PONltlts lllinoj~ 5[, JLCS 5-10-11 says a county board ma) prescribe. by rcsoh1Ll.on or
mrlimmcr., rea~ontthle nile!< ::1nd rt-gul::uionfl. gow·rning tht> lor:uion, wirhh, ::1nd conr;e of
!'ltrcets and highways, .rnd of floodplain, storm W•Ht'r. anrl floodwater runoft channels and
basilH, anti prmi~ion of nece~:sary public gTounds for schoob, public libraries. µarks, or play-
~rounds, in a11~ map, plm, or subdivision of any block. lot, or sub-101 or any par1 or pared of
li1nd, no1 lwing wi1hin any ciry. village, or incoqJ01 ated ro"11. Rules and 1 egulations may
include reasonable rcquirl'mcnts wirJ1 rcspcrt 10 water supply and se1r\"1gc collccuon and
trc..itmenl. floodplain and sLUnn w·,ner management, a11d ::ilrcct drainage and surfacing
according to rules established by other agencies. The Statute also describes procedures for
arloprion n( f1.t1ch plans and plars.
~er rnC're 1rfo·mat1011 about sub<h•is1on plJns. plats.
arid appro,ai orocecures, ~ee
D.:i·.r1d L1stor,:r' and Ca1ole Walker. 5JJbd:visrot: an.i
Sm~ Piori Hc111dboo~ (Rutgers Ur ;·.1ers1tr Center for
Ufba'1 Policy Research. 1939), 430 pages
Qobert H rrei'irh rind Michcei S~uitz Model
Subd:vis:or. Pegula+ion ;Ch1(3go· Affeno11 Planninr,
A-:o;;oi;-,;u:or., 1995}. 39"' P"P,t">
W• 1trwy Rrown;t·l~I. t1t:tkr S1ti• Dn•gn fAf•.(;;ndrt?.,
v~~. (Crll.(" for \Va~c.:nhcd P•rJl('Cl-0". ·9~8}. ?11)
pCigcs
For ;nforr'!1a~1on .ib;)L.l 1r=no·~<1l1.,1~ ~ubd .,.,~,on
Jes;gr,~. see page iv c!r.r1h'rig concept~ :'if1d riag~ .+5
.:-oncern,ng cb~tf!r des:gris. rra.:::tonal ~e·ghborrood
designs, Nev. Urbanist designs. ar.d large-scale
.:omr•'wni!y designs.
WWW GFtOWiNCSrtlSIB: Y.OPG CAMP4.IC~ F01' SfNS•Bl F CROWT>-1 65
Illinois S:-:1tutes and Reference Coric.erning Plans :rnd Deveioprntnt Rep.L.larions
4. Annexation Agreements:
Jllinoi.;; fir) II.CS :)f 11-15.1-l .;,,1~., municipal officials ma\· emrr into an a11nt"'l:'i1t10n ::1greemen1
, .. ,rh one or more landowners in unincorporated rcrnton:. Th,1t IJ.nd may be annexed to the
municipalitv at the timt: tht' land b or bt.:'totw:s conti~·uous to tht' munidµalit~··
Proctchire.!;j for execution, enforcement, validarion, ;rnd exten!;jion!;j of agreemr-nt.~ are includ-
ed in the Statute.
66 srnsiBLE TOOLS FOl:i l-IEJ•rH'r' COMMUNITIES
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PARA ASSOCIATfiS
~.,-~,·:r rtt Ptnn~mo ~'"W""-'•·nr.N1
Crealing Sustalnable-
Hum.-in Environments
Hl:.t L(.ltJ Lili! "7..1 ~H~ .t:t:« 4<.Jf.:
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m MID-AMERICA 1"'9 nr:AL EWT'ATE ('OJ1P
PEGGY F. BLANCHARD
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Here's to people wtio are not afraid to snare iueas no matter tiow unconvem1onal or ser.saticmal.
Bonk of An>er;~n Is proud ro support Mctropolnnn P4;nn.n!l, Council nnd n'I those who hrtng rho
power of American ingenu>t)' a~d innO\cation into our everyday hves.
Visit us at t>ankotamenca.com.
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Vll/!W our project po1tfofio on our new web'!lit.e.
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CAMPAIGN
FOR SENSIBLE
GROWTH
25 East Washington SHeet
Suite 1600
Chicago, IL 60602
Phone: 312.863.6009
Fa)(: 312.922.5619
www.growir:gsens1bly.org
MPC is deeply grateful to the following
for their funding of the Campaign for
Sensible Growth:
Grand Victoria Foundation
The Joyce Foundation
Gaylord and Dorothy Donnelley
Foundatfon
The Allstate Foundation
Bank One
Bank of America
Thanks also to the following for their
funding of M PC's Regional Action
Agenda, ofwhlch the Campaign for
Sensible Growth is a component:
The John D. and Catherine T. MacArthur
Foundation
The Chicago Community Trust
McCormick Tribune Foundation
Aon Corporation
Staff
Ellen Shub;irt. ""h.nger, Campo1zn fer Stnsi!i!e cf(! .. 1h
Scott Goldstein, Vice President af Po!1q ;md
Plann:ng. Metrvpolt1ar1 P!Qnning Council
Kim Grimshaw Bolton, Communicat1ons-
Oi1t<.!or, Mrrrnpo/11011 Pla1ming Council
Hannah l.&ituman, Edi:or. Meucpo/11an Planning
Cour:ci/
Katherine B1.1c~r. Dcsigne1. Metropolitan
P;Qn"ingC.hm,i/
Miida Crigate, Rcscan:.h Assistant, Campoigll JOr
Stnsible GrC>11>fh