Collaborative Planning: Who? What? Why? How? - …landuse.org/wp-content/uploads/chapter1.pdfCollaborative Land Use Planning — 3 Success — Byram, New Jersey Conflict resolved between

Collaborative Land Use Planning — 1

CHAPTER ONE

Collaborative Planning:Who? What? Why? How?Collaborative Planning:

Who? What? Why? How?Contents

Success – Byram, New Jersey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

Who Benefits from Collaborative Land Use Planning? . . . 4

Why Read This Book? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

What Is Smarter Land Use? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

Smart Growth vs. Sprawl . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Summary of the Current Land Development Process . . . . 9

A New Paradigm for Land Development . . . . . . . . . . . . . . . . 12

Current Conceptualization Process Is Incomplete . . . . . . . 16

Completing the Conceptualization Process . . . . . . . . . . . . . . 16

Four Principles of Collaborative Land Use Planning . . . 17

Principle #1: Inclusive Team-building . . . . . . . . . . . . . . . 18

Principle #2: Outward Focus . . . . . . . . . . . . . . . . . . . . . . . . 20

Principle #3: Enhancement . . . . . . . . . . . . . . . . . . . . . . . . . . 22

Principle #4: Sustainability . . . . . . . . . . . . . . . . . . . . . . . . . . 24

How to Apply the Four Principles . . . . . . . . . . . . . . . . . . . . . . . 25

2 — Collaborative Land Use Planning

CHAPTER ONE

If you selected a shirt to wear the same way we selecta land development to build, you would let the shirt

manufacturer make your selection based on shirt regulations. That process alone is not likely to achieve

“Smart Dressing.” See page 16 for the solution.

Collaborative Planning:Who? What? Why? How?Collaborative Planning:

Who? What? Why? How?


Success — Byram, New JerseyConflict resolved between neighbors and planning board over traffic from proposed project. Solution: Relationships improved. Roads narrowed. Density reduced. Walkwaysand park added.

In Byram the collaborative planning team revised a conventional twelve lot subdivision toinclude a walkway that made a loop through the project connecting two adjacent neighbor-hoods. They also created a totlot park near a small hemlock grove and rock outcrop that wasto be blasted away for the new road. They recommended that the new road be narrower and follow the existing contours of the land so that the hemlock grove would be spared andbecome part of the park.

“They had been battling for almost two years.There was a developer, two sets of neighbors andthe planning board. Everybody was pretty frus -trated. When we started the collaboration, no onewas really talking to each other or knowing what todo. The big issue was that no one was talking toanybody! I mean feelings were that hurt! The plan-ning board was in the hot seat.

“We said, ‘Well, it’s our community; what if wedo it this way!’ We met at one of the neighbors’houses with neighbors from both sides of the devel-opment and the developer. In six months it wasresolved! We relocated buildings and put in lots ofwalking paths and green space. It’s going toenhance the whole community; it’s going to be areally pretty development, and it’s going to work!”

Audrey O’Connell, Collaborative Planning team

“We had been locked in a difficult, disjointed situation with a lot of misunderstanding and nospirit of cooperation. With this process we foundourselves sitting in someone’s dining room discussing the issues calmly. It was a whole otherballpark! In a private setting with a relaxed atmos-phere, they can see who you are, you see who yourneighbors are, and you address each other’s con-cerns. It’s much easier and much more fruitful. You

get a better understanding between neighbor anddeveloper. No question about it!

“Now we are on excellent terms! I think it’sreally excellent. There is faith and trust on bothsides. The greatest thing is when you sit down withthe neighbors you get a feeling about those peoplewho will be participating in the public meeting. Forus, we actually saved some money because of whatthey wanted to see developed there. We don’t haveto do the wider roads mandated by the munici -pality. We have smaller roads and a little park andsidewalks. They came up with some good sugges-tions that are saleable items. So, we learned a lot,and we benefited.”

Dennis McConnell, Developer and Attorney

The best thing about this collaborative planningis that it asked us to play a real role in the develop-ment of our community. We shared the table andspoke freely with the developer and local officials.We now can make ourselves a powerful part of theconceptualization process at the very start, whenwe have a real chance to help design good develop-ment. People share very similar ideas about what acommunity should be. This was our best chance toachieve it – and we did!” Margaret McGarrity, Environmental Commission

COLLABORATIVE PLANNING: WHO? WHAT? WHY? HOW?


NeighborAre you a neighbor of a proposed land development

who is concerned about the effect the proposed project willhave on the quality of your life and your property values? Ifso, this book shows you how a proposed project is anopportunity for you to make your neighborhood better.

DeveloperAre you a developer proposing a project in a settled

area who is concerned about an expensive and protractedpermitting process that may wind up in the courts? Thenthis book is for you. It teaches a way to use your develop-ment expertise to work with local residents and environ-mental experts so that your project steadily improves andconsistently gains public support throughout an efficientand even enjoyable approval process.

EnvironmentalistAre you an environmentalist who is dismayed by

Sprawl and the damage it is causing to the environment?Collaborative Land Use Planning gives you a way to insurethat your voice can be heard and shows how a proposeddevelopment is a way to solve existing environmental prob-lems.

Planning Commission MemberAre you a planning commission member or elected

official who wishes that your work would achieve moreproductive improvement of your community with shorter,less controversial meetings? This book provides a techniquefor unifying the energy and expertise of neighbors, developers, and environmentalists to help you efficientlygenerate truly beneficial projects.

Who benefits from Collabortive Land Use Planning?

CHAPTER ONE

NEIGHBOR

DEVELOPER

ENVIRONMENTALIST

PLANNING COMMISSION MEMBER


PlannerAre you a planner who would like to help create

projects that incorporate the best ideas for communityimprovement? This book gives you a process you can use toachieve stake holder agreement on profitable projects thattruly enhance the community.

RealtorAre you a realtor who avoids developable properties

because closings can be complex, risky, and time-con -suming? By using collaborative planning, you can smoothlyget to closing on tough development projects while forgingnew friendships and improving land values.

AttorneyAre you an attorney who wishes that land development

did not have to be an adversarial proceeding? This bookshows you a pro cess for settling litigation that not only satisfies the litigants but actually improves the proposedproject for the community.

Business PersonAre you a business person who wants to build a new

headquarters building or manufacturing plant? This bookshows you a process you can use to work together with thecommunity and build good will as you get your permits.

PLANNER

REALTOR

ATTORNEY

BUSINESS PERSON

“I really benefited from partaking in collaborativeplanning by being involvedwith citizens that care. Itenabled us to work in a positive emotional environ-ment. It’s a positive way tobe creative in engineeringand planning.”

Peter Meyer, President,Professional Planning

and Engineering, Cedar Knolls, NJ

The illustrations in this guidebook are not intended to stereotypeany profession.



CHAPTER ONE

Why Read This Book?This book is a practical guide to help you build a better

place to live.

We all want to live in nice communities that become bet-ter and better with every new “development,” yet many peo-ple are dissatisfied with the way their communities are evolv-ing. During 12 years of meetings with boards, neighborhoodgroups, developers, and environmental groups, the SmarterLand Use Project discovered a new way of thinking aboutland development. In the end, the Project devised a collabo-rative planning process that results in smarter land use.

The rest of this chapter will give you background information on the collaborative approach. Chapters Twothrough Seven and the Appendix give you a practical guideso that you can initiate and benefit from a collaborativeland use planning process, regardless of your role or experience. Chapter Eight tells the history of the SmarterLand Use Project.

What Is Smarter Land Use?Smarter land use results when land development is

specifically designed to benefit its adjacent human andwildlife communities.

We all live on land that has been developed. Humanschange the environment that nature provides in an effort tohave more comfort, security, and beauty. Our ancestorsbuilt houses, farms, trails, and workplaces. Our towns areenriched by libraries, theaters, playgrounds, and meetingplaces. We are ready for an effective way to improve our environment and enhance our sense of community as we continue to create habitat for our increasing population andour changing needs.

Every proposed landdevelopment

is an opportunity toimprove its surrounding

neighborhood.

Smarter land use adds community-enhancing projects to existing

settled areas.


A collaborative planning process that integrates proposed projects into their existing neighborhoods hasemerged after years of experimentation. This process doesn’t change the current legal and adminis trative struc-tures that control land develop ment. Rather, it adds a voluntary but powerful technique that helps the existingadministrative procedures work more smoothly and pro-ductively. Arguing and lawsuits decrease, and projects andtheir surrounding neighborhoods improve. This collabora-tive process achieves smarter land use and enables SmartGrowth.

Smart Growth vs. SprawlRecently the public’s concern about the problems

caused by land development has been deepening. Theterms Sprawl and Smart Growth are now widely used tohelp us think about these issues. Urban decay makes peopleflee to the suburbs. Unfortunately, the same land develop-ment process which caused urban decay has been used todevelop suburban areas. Sprawl has been the result.

Although it is clearly understood that there are problems associated with Sprawl, it is still the most com-mon type of new land development. These projects inten -sify traffic, environ mental, and social problems to the pointwhere people want to escape, creating a demand for newland development in less densely populated areas and perpetuating the Sprawl cycle.

Collaborative planningis an effective way toinclude community-enhancing features in

every project.

Sprawl adds to environmental, traffic, and social problems.

“Residents had been lookingto reestablish their roots, sowhen they say, ‘I’m FROMsomeplace,’ it’s a place people will recognize andsay, ‘Oh, yes, that’s a lovelyplace to be from.’ ”

Ted Chase, Planning BoardChairman, Lewisboro, NY



To break the cycle, many communities are seeking toadopt laws to minimize the spread of Sprawl. Unfor -tunately, laws haven’t worked well for this. Rather thanmake more laws, an alternate strategy is to end the demandfor Sprawl, thereby making it obsolete. The way to end thedemand for Sprawl is to improve the quality of life in set-tled areas so that people do not wish to flee to less settledareas. Edge, in-fill, and revitalization development in exist-ing neighborhoods can be planned expressly to accomplishthis task. The collaborative planning process, explained inthe following chapters, makes this possible.

Smarter land development or redevelopment isdesigned specifically to benefit its adjacent human andwildlife commu nity. It builds community spirit, solves existing problems, and further develops the best characterand iden tity of the area. It increases property values andreduces the expense of community services. Smarter landdevelopment is supported by both residents and developersand is easily approved through existing administrativechannels.

Smarter land development is how Smart Growth isachieved – one project at a time.

Smart Growth isachieved one

project at a time.

End Sprawl with projects designed

expressly to enhance existing neighborhoods.

The current approved process focuses on minimizing damage ratherthan maximizing enhancement.

CHAPTER ONE


Building uses andheights, parking, lotsizes, set backs, and

buffers can be regulated by

ordinances . . .

Summary of the Current Land DevelopmentProcess

Developers use their resources to acquire land and“develop” it to make a profit. Often a project provides aprofit for the developer but causes problems for the adjacentcommunity.

In response, towns adopt development regulations toprotect the interests of their citizens. The regulations gener-ally focus on minimizing the damage caused by develop-ment. They do this by regulating the permitted types ofland use (residential, commercial, industrial) and by limit-ing the amount of negative impact development can haveon noise, traffic, scenery, natural and historic resources, etc.Each stakeholder (developer, citizens, environmentalists)fights for adoption of regulations that help protect theirown special interests.

Each political jurisdiction (borough, town, township,city, etc.) has a planning commission or board that isappointed by elected officials. Responsibilities of the plan-ning commission include overseeing and coordinatingdevelopment, reviewing proposed land development proj-ects to ensure they comply with development regulations,and then approving the plans for construction if they com-ply. Another responsibility of the planning commission isto recommend improvements to the development regula-tions (or ordinances) to the elected officials, who then voteto adopt them.

Communities that have development regulations usuallyhave divided the town into development zones (residential, commercial, industrial, etc.). Each zone has differentrequirements for lot size, building use and height, parkingspaces, road width, etc. Some political jurisdictions alsoappoint a zoning board of adjustment which can reviewcertain projects that do not comply with the developmentregulations. This board has the authority to permit certainvariances to the regulations and to approve projects for con-struction even if they do not comply with the regulations.Zoning boards provide a degree of flexibility to develop-ment regulations. Such flexibility is needed, but the currentsystem is often the source of very contentious debate.

. . . but how do we getpublic greens,

connecting walkways,recreational facilities,diversified housing,

and other community-enhancing features?

“What greater reassurancecan the planning board havethat this is the right thingthan have the citizens oftheir town and the neigh-bors of this particular project and the owner ofthe land or the personthat’s going to ultimatelydevelop it come to themtogether and say, ‘This iswhat we would like to seeon this land!’ ”

Peter Meyer, President,Professional Planning and

Engineering, Cedar Knolls, NJ



The developer must create a plan that complies withthe regulations or obtain necessary variances. The projectalso must be profitable for the developer to build. Thedeveloper usually acquires the property, creates thedevelop ment plan, presents the plan for approval, and thenbuilds the project. In some situations the developer is thelandowner. In such cases, once development plans for theproperty are approved, they may be sold with the propertyto a builder.

After the developer discusses the proposed plan withthe planning commission, the plan must be presented to theneighbors by the developer in a public hearing. If theneighbors do not like some aspect of the developer’s plan,they have no legal right to force a change in the plan if theplan complies with the regulations. There is usually little orno focus on community-enhancing features.

Today’s developer

CHAPTER ONE

The developer must create a plan that complies with the regulations and is profitable to build.

Today, the neighbors are notified after the developer has created the plan.


If the requested changes reduce the developer’s profitand are not required for the plan to comply with the regula-tions, the developer does not have to make the changes.This can be frustrating for the neighbors, planning board,and developer. The response of the board is most often tosuggest to the neighbors that they help upgrade the regula-tions so that it doesn’t happen the next time. There is nothing they can do about it this time.

Environmental commissions are usually appointed byelected officials. Their responsibilities may include creatinga natural resources inventory for the town and suggestingregulations that protect the environment from unnecessarilydestructive land development. They also may review thedeveloper’s proposed plans and suggest changes that protectwater quality and other natural features.

The planning commission, developer, environmental commission, and neighbors use attorneys, planners, and engineers as necessary to provide expertise in interpretingthe development regulations and defending their particularrights. Each participant in the project planning andapproval process takes on a role – wears a specific hat – asthe drama unfolds.

“The focus is on a subjectthat people are very, verymuch concerned about andcare so terribly muchabout, and just allow themto work together. I’m talk-ing about the developersand local residents andlocal officials. Just get themtogether and let them focuson the short term and longterm needs and the common solutions to thoseneeds.”




Usually planning commissions, zoning boards, andenvironmental commissions are comprised of citizens whoserve without compensation. Developers, planners, attor-neys, engineers, and realtors generally earn their livingfrom land development work.

The roles played by these individuals and boards maydiffer slightly from state to state. Detailed information canbe found in the municipal or state regulations or from alocal land-use attorney.

A New Paradigm for Land DevelopmentDevelopment plans must comply with the regulations

and receive approval from the planning board before thedeveloper can build the project. Thus, each project isplanned by the developer to comply with the regu lationswhile earning a satisfactory profit.

CHAPTER ONE

Planning commissions,zoning boards, and

environmental commissions usually

serve without compensation.


The current planning and approval system is based on a paradigm (set of assumptions) in which land developmentis expected to have at least some negative impact on thequality of life. This paradigm generates the vigilance whichcan set environmental groups and neighbors of proposedprojects against the developer. Despite the regulations andthe hard work of the planning board, which is often caughtin the middle, the resulting project is often a compromise,impacting negatively on the surrounding community andincluding few community-enhancing features. Research bythe Smarter Land Use Project over the last twelve yearsdiscovered that some assumptions of this paradigm are nottrue and these false assumptions yield confrontation andSprawl.

The research shows that a different paradigm is actuallytrue. A land development procedure in accordance with thenew paradigm will yield community-enhancing land development, end Sprawl, and achieve Smart Growth. Byimproving the assumptions that guide our thinking aboutland development, we shift the paradigm.

“Coming out of this Iwould expect would be a better sense of commu -nity, a better sense oftown, a better sense ofwholeness.”

Peter Meyer, President,Professional Planning

and Engineering, Cedar Knolls, NJ

Sprawl occurs becausetoday’s paradigm

assumes developmentto have negative impact.

Mistaken assumptions are yielding confrontation and Sprawl.



Focus is inward on the project itself to insure thatit complies with regulationsand minimizes damage tothe environment and adjacent neighborhoods.

Focus is outward on the surrounding neighborhoodand how the project can maximally enhance the quality of life and the environment.

Development is governedby master plan, regulations,and the permitting process.

Development is governedby master plan, regulations, voluntary creative collabo-ration, and the permittingprocess.

Environmentalists want tostop the project or changeit to maintain environ -mental quality.

Environmentalists and developer can work together to configure theproject to solve environ-mental problems andenhance the environment.

Current LandDevelopment

Paradigm

New LandDevelopment

Paradigm

Proposed development is likely to have negativeimpact on the surroundingneighborhood.

Proposed development isan opportunity to make the surrounding neighborhoodbetter.

Developer’s goal is tomaxi mize profit whilecomplying with regula-tions. Neighbors are vigi-lant that the project mini-mizes damage to their quality of life.

Developer will make agood profit building a project that maximizesenhancement to the qualityof life in the surroundingneighborhood.

The developer frequentlywants more development,while the neighbors wantless development with bigger buffers and setbacks.

Developer’s expertise andneighbors’ awareness ofneighborhood conditionstogether can create theproject of greatest value tothe neighborhood.

Better assumptions allow better solutions

CHAPTER ONE

Let’s compare the assumptions of the current paradigmwith the improved assumptions of the new paradigm.

A truer paradigm yieldscommunity-enhancing

land development. The developer can

become a hero.


Smart Growth occurs when the paradigm for landdevelop ment shifts to the expectation that each proposedproject in a settled area will be designed expressly to benefitthe surrounding neighborhood. How can developmentenhance life in the surrounding neighborhood? Thisbecomes the new focus for develop ment. Voluntary, creative collaboration will find ways to do this and allowthe developer to make a good profit. The developer, neighbors, city planner, and environmentalists can supportthe neighborhood-enhancing agenda and work as a team tocon ceptalize the project. The larger agenda also allowsthem to achieve their special-interest goals.

Just reading the table on the preceding page starts toshift your paradigm about land development. It doesn’t hurttoo much, does it? It doesn’t hurt, but you might feel con-fused about what you should do now. The rest of this chapter provides additional mind-expanding ideas so thatyou will be ready for roll-up-your-sleeves, practical advicein Chapter Two.

Enhancing life in the surrounding neighborhood becomes the newfocus of land development plans.

Smart Growth occurswhen the paradigm

shifts to the expectation ofenhancement.



Current Conceptualization Process IsIncomplete

The current land development conceptualizationprocess often produces Sprawl instead of Smart Growthbecause the process is limited to these elements:

Development concept complies with regulationsDeveloper makes a profit

These elements are not enough. More issues must be considered when land development plans are conceived.

Completing the Conceptualization ProcessHere are the considerations that are missing from the

current process:• How can the project benefit neighborhood life?• How can the project bring out the best in the

community?• What architecture expresses the best existing

character?• What configuration looks best on the landscape?• What design features most help the environment?• Which configuration most supports neighborhood

values?• Are the facilities sustainable? Will they last?

CHAPTER ONE

Community-enhancing considerations complete the conceptualization process and yield “smart dressing.”

Sprawl results from anincomplete project

design process.


When project designers deal with these considerations,community-enhancing features dominate the plans theycreate.

Examples of community-enhancing features are publicgreens, recreational facilities, affordable housing, architec-ture in the best character of the existing neighborhood,wildlife sanc tuaries, and walkways through the projectfrom adjacent neighborhoods directly to important destina-tions. Many more are included on the Checklist ofCommunity-Enhancing Features in the Appendix. Thesefeatures foster a sense of community, increase safety andemotional support, help the aging population and childrenat risk, reduce traffic congestion, and enhance the naturalenvironment, the surrounding neighborhood, and the project itself.

Community-enhancing features are generally notincluded in projects today because (1) there is no coopera-tive forum for a systematic evaluation of the surroundingneighborhood to see which features would be of greatestbenefit, and (2) the approval process is confrontational, preoccupying the developer, the neighbors, and the boardswith defending their agendas and building a basis for successful litigation.

Four Principles of Collaborative Land UsePlanning

How can project designers be encouraged to deal withthese additional considerations and include the appropriate community-enhancing features? Since every project islocated in a different place and helps a different neighbor-hood, zoning regu lations cannot require these features orspecify which ones to include. Our research discovered thatthe above questions will be consistently considered and theappropriate community-enhancing features will be includedwhenever the four principles of Inclusive Team-building,Outward Focus, Enhancement, and Sustainability areapplied in planning a project. The following pages revieweach of these principles and how they are applied to landdevelopment conceptualization to consistently achievesmarter land use and ultimately Smart Growth.

Smart Growth projects include

community-enhancingfeatures such as public

greens, connectingwalkways, affordable

housing, wildlife sanctuaries, and

recreational facilities.

“Collaborative planningimproves the plan because ithas input from three differ-ent areas as opposed to justcoming from a developer’sidea. And any plan that hasmore input, you know, it’sgot more profit abilitybecause it’s more creative.So it’s definitely improved.”

Audrey O’Connell,collaborative planning team,Environmental Commission,

Byram, NJ

Community-enhancingfeatures will be included in land

development planswhen four principles

are applied.



Principle #1: Inclusive Team-buildingThe goal of smarter land development is to add as

much value and vitality to the surrounding neighborhoodas possible. When the project designers understand theneighborhood surrounding the project, its assets, liabilities,problems, and potential, they know which community-enhancing features to include in the project.

When the design team includes expertise in construc-tion, financing, marketing, and the environment, they canfind ways to include the most community-enhancing features in the project. Voluntary, creative collaboration ofneighbors, developer, city planner, environmentalists, andother interested citizens is the best forum for producingsmarter land use. Our research shows that the more inclusive and unified the collaborative team, the more community-enhancing features will be included in the project.

CHAPTER ONE

Inclusive team-buildingbetween neighbors, developer, and environmentalistsyields community-enhancing projects.


Today, when the developer’s pre-made plan is presentedto the planning board, neighbors and environmentalistsduring the approval process, confrontation frequentlyresults because they must review the plan from the perspec-tive of minimizing damage to their specific interests. Thedamage control mentality polarizes the neighbors, thedeveloper, and the environmentalists by placing each ofthem on the defensive. The defensive posture shuts down community-oriented thinking and results in a costlyapproval process and a compromised project with few, ifany, community-enhancing features.

The community-enhancing features of smarter land usebegin to appear when the neighbors, city planners, developers, and environ mentalists start to work together.Inclusive teambuilding can work well in land developmentplanning because the neighbors, developer, and environ-mentalists can each visualize and support an overall com-munity-building agenda that includes their special interestagendas. Once collaboration begins, participants see thatthe more they cooperate and share their expertise, the bettertheir opportunity for achieving their special interest agen-das. The teamwork generates a wealth of creative synergyand clear, relaxed thinking that can result in projects thatactually exceed individual special-interest agendas and yieldsignificant community-enhancing features.

Inclusive team-building in achieving smarter land usemeans that neighbors, developer, city planner, and environ-mentalists work as a team to conceptualize the project. Thecollaborative planning process detailed in Chapter Twogives them the forum, the steps, and the tools for steadilyimproving their teamwork. Chapter Four provides specificcollaboration aids that will help unify the neighbors, developer, and environmentalists concerned about a specificproject, regardless of their history.

Defensiveness amongthe stakeholders shuts

down creative thinking.

Inclusive team-buildingworks because the team’s community-

building agendaincludes each

member’s special-interest agenda.

“It’s a win-win situation forus because basically whatwe’re trying to do is createan option for a better wayto develop the land. We arenot ruling out the conven-tional approach and, there-fore, when you have anoption, you’re always betteroff.”

John deNeufville, developer, Mendham, NJ



Principle #2: Outward FocusToday, the focus of land development planning is

inward on the project site and on planning the project to beprofitable and comply with regulations. It is assumed thatthe land development regulations will protect quality of lifeand property values in the neighborhood surrounding theproject. There is no requirement or procedure for specifi -cally planning the project to include features that enhancethe surrounding neighborhood. Surrounding neighbor-hoods are not shown on plans except for structures within100 feet of the property line.

Projects that are planned with this inward focus tend toencourage isolation because they are not connected to adjacent projects with walkways, architecture, and othercommunity-enhancing features. Since they are not plannedexpressly to solve social and environmental problems in thesurrounding neighborhood, they usually increase automo-bile traffic and intensify the social and environmental problems, thereby adding to Sprawl.

For smarter land use to occur, collaborative projectplanning must use an “outward focus.” Assets and liabili-ties of the surrounding neighborhood must be inventoriedand evaluated so that the project can be planned expresslyto benefit its surrounding area.

With an outward focus, neighbors, developer, and environmentalists evaluate social, environmental, and economic characteristics of the surrounding neighborhoodto determine where there are opportunities for improve-ment. Then, as the project is configured, community-enhancing features are selected to solve existing problemsand improve life as much as possible.

The proposed project site, when seen as the “center ofthe donut,” becomes the key to knitting the surroundingneighborhood together. Walkways/bikeways can beplanned on the site to directly connect important gatheringplaces, such as churches, schools, post office, and shopping,to residents on opposite sides of the site. In addition to residences or commercial buildings, facilities such as public

CHAPTER ONE

The proposed projectis an opportunity to

knit together the surrounding

neighborhood.

Existing problems aresolved when projectdesign focuses on

enhancing the surrounding

neighborhood.


greens, pavilions, recreational facilities, and benches can beplanned along the connecting walkways as opportunities tobring people together. Architecture that best promotes thehistoric identity of the neighborhood can be used in thenew buildings.

A project uplifts and brings out the best in the sur-rounding neighborhood when it focuses outward ratherthan inward. The project thus becomes the centerpiece ofthe surrounding area and gains higher value and appeal. Byfocusing outward and enhancing life in the surroundingneighborhood, the project achieves its greatest value.

Chapter Two givesyou the step-by-stepcollaborative planning

process.

The proposed project becomes theheart of its surrounding neighborhood.

“As a result of collabora-tive planning I got to knowquite a few of the peoplewho live bordering thisproperty, and their honestinput has been very usefulto me. Secondly, to have aplan that is supported byquite a large number ofthe citizens surroundingthe property, which is ourgoal, is something that’salmost unheard of, and ittakes what is usually thebiggest problem indevelop ing land and turnsit into a benefit.”

John deNeufville, developer, Mendham, NJ



Principle #3: EnhancementToday, land development projects are designed to

comply with the regulations, and then approved to minimize damage to the area influenced by the project.

One problem with working toward the goal of mini-mizing damage is that it usually results in at least somedamage. To get no damage the goal must be to maximizeenhancement. Then there will usually be at least someenhancement.

A second problem of working toward a goal of protec-tion or minimizing the damage is that somebody alwaysgets defensive because they see themselves as the person orgroup being protected against. For example, efforts to mini-mize damage and protect the environment tend to polarizethe neighbors, developer, town officials, and environ -mentalists because people become defensive. Damage- control mentality takes over. Collaboration, clear thinking,and creativity are hampered, and community-enhancing features are shelved.

Consider the effect of the word “Protection” in thename of the Environmental Protection Agency. It makessome people offenders and puts them on the defensive.That then puts the Environmental Protection Agency onthe defensive. On the other hand, suppose the name werechanged to the Environ mental Enhancement Agency?Would that take the offenders off the defensive and encour-age them to invest in enhancing the environment as muchas possible? With the support of the EnvironmentalEnhancement Agency? I think so. When the assumption isenhancement, every project becomes an opportunity tomake the community a better place to live. Then, landdevelopment actually develops the community’s land into a better and better place.

CHAPTER ONE

The word “protection” puts

people on the defensive.

“Enhancement” putsthem on the same

team.


Each land development project can be planned expressly to include community-enhancing features. Moneyfor com munity-enhancing features is available from philan-thropic sources when (1) a clear vision of placement, use,and benefits of such features can be presented, and (2)there is a clear consensus and enthusiasm from neighbors,developer, environmentalists, and town officials that suchfeatures are desired. The collaborative planning teamdescribed in Chapter Two achieves these two objectives.Smarter land use results in community enhancementinstead of damage control.

Principle #4: SustainabilitySustainability is achieved when land development uses

renewable resources and does not cause undue drain onnon-renewable resources. In order to achieve sustainabilityin a land development project, the process for designing theproject must also be sustainable. A confrontational plan-ning and approval process is not sustainable because itdrains the energy of the boards, developers, planners,

When the assumption is

enhancement, every project becomes anopportunity to makeits neighborhood abetter place to live.

“In my view it’s best forthe collaborative planningteam to do it themselvesas much as possible, to letall of the good things thatpeople have to offer justflow to the surface, and toprovide that kind of aprocess.”




CHAPTER ONE

neighbors, and environmentalists. In fact, sustainabilityissues are seldom discussed in planning board meetingsbecause people are busy defending their agendas and arefocused primarily on density, buffers, and setbacks.

In our research we found that when the neighbors,developer, planners, and environmentalists work as a teamso that they can include community- enhancing features inthe project, they would readily discuss the development configuration in terms of energy and resource conservationand the use of renewable resources.

Smarter land use reflects a smarter project design andapproval process. Selected locations for the facilities, aswell as the construction, maintenance, and use of the facilities, have long-term benefits and do not drain non-renewable resources. The sustainability of a proposeddevelopment pattern is con sidered in terms of how itachieves social and community health, economic security,environmental enhancement, application of intellectualresources, and spiritual and moral goals.

A confrontationalprocess is a

non-sustainable drain on problem-solvingresources, and the project is likely toreflect that drain.

Collaboration addsresources.

Confrontationdrains resources.


How to Apply the Four PrinciplesApplication of the principles of inclusive team-build-

ing, outward focus, enhancement, and sustainability isassured by following the collaborative planning processdescribed in Chapter Two. It is an easy, step-by-step processthat any community can use on any size project.

Why collaborative planning? Because the project is notlimited by lot boundaries. Improvement of the entire area influenced by the project is the goal.

Neighbors, developers, planners, and environmentalistswho have followed the collaborative planning process havemade the shift from defending role-based agendas to work-ing as a team. The team seizes the opportunity presentedby the proposed project to creatively and cooperativelymake the surrounding neighborhood and the project a better place to live and work. The next chapter will leadyou through this exciting process.

Smarter land usereflects a smarter project design andapproval process.

“The discussion of the pos-sibilities and the movingaround of little models actsas a cross-fertilization ofideas about how an ultimategoal could be accomplished,and that’s a good thing.That’s what I found to bevery beneficial.”

Paul Nussbaum, Attorney, Planning Board, and

collaborative planning team,Hope, NJ


Documents

Collaborative Planning: Who? What? Why? How? - …landuse.org/wp-content/uploads/chapter1.pdfCollaborative Land Use Planning — 3 Success — Byram, New Jersey Conflict resolved between