National Center for Smart Growth
Permanent URI for this communityhttp://hdl.handle.net/1903/21472
The National Center for Smart Growth (NCSG) works to advance the notion that research, collaboration, engagement and thoughtful policy development hold the key to a smarter and more sustainable approach to urban and regional development. NCSG is based at the University of Maryland, College Park, housed under the School of Architecture, Planning, and Preservation, with support from the College of Agriculture & Natural Resources, the A. James Clark School of Engineering, the School of Public Policy, and the Office of the Provost.
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Item Determinants and Effects on Property Values of Participation in Voluntary Cleanup Programs: The Case of Colorado(2005) Alberini, AnnaState Voluntary Cleanup Programs (VCPs) were established starting in the 1990s to encourage the environmental remediation and redevelopment of contaminated properties. These programs typically offer liability relief, subsidies and other regulatory incentives in exchange for site cleanup. This paper asks three questions: First, what type of properties are attracted to voluntary cleanup programs? Second, what is the interaction between these state programs and other incentives for remediation and economic development, such as Enterprise Zone and Brownfield Zone designations? Third, what is the effect of participation in the VCP on property values? We use data from Colorado’s VCP to answer these questions. We find that most of the properties enrolled in this program were not previously listed on EPA’s contaminated site registries, and that most applicants seek to obtain directly a “no further action” determination without undergoing remediation. The main determinants of participation are the size of the parcel and whether the surrounding land use is primarily residential, while other incentives have little effect. Properties with confirmed contamination sell at a 47% discount relative to comparable uncontaminated parcels, and participation tends to raise the property price, but this latter effect is not statistically significant. Taken together, these findings suggest that the participating properties are those with high development potential, and hint at the possibility that owners or developers may be seeking to obtain a clean bill of health from the State with only minimal or no cleanup efforts. Were these findings confirmed with data from other states, they would raise doubts about the effectiveness of voluntary programs in encouraging remediation and their usefulness in reversing some of the undesired effects of the Superfund legislation.Item What Are the Effects of Contamination Risks on Commercial and Industrial Properties? Evidence from Baltimore, Maryland(2005) Alberini, Anna; Longo, AlbertoUsing the hedonic pricing approach, we investigate how the information released on public registries of contaminated and potentially contaminated sites affects nearby commercial and industrial properties in Baltimore, Maryland. We find that commercial and industrial properties are virtually unaffected by proximity to a site with a history of contamination. Knowing that the site is no longer considered contaminated does not have a rebound effect on property prices either. We also find that urban economic development policies, such as Empowerment Zones and Enterprise Zones, have little effect on property values. In sum, brownfield properties in Baltimore are not particularly attractive investments for developers, and there is little potential for self-sustaining cleanup based on appropriate fiscal incentives, such as Tax Increment Financing. It is doubtful that “one size fits all” measures to encourage the cleanup of contaminated sites can be successful in this context.Item Resource Land Loss and Forest Vulnerability in the Chesapeake Bay Watershed(2005) Goetz, Scott; Jantz, Claire; Jantz, Patrick; Melchoir, BrianThe contemporary pattern of urban development in industrialized countries is increasingly taking the form of low density, decentralized residential and commercial development. In the Chesapeake Bay watershed, which is located within the mid-Atlantic region of the United States, dispersed development patterns have been linked to habitat fragmentation and declining water quality. Our objectives were to document how this urbanization process has expanded throughout the watershed and to explore how lands comprising the natural resource base, particularly forests, have been replaced by a matrix of the built environment.Item Hedonic Price Analysis of Easement Payments in Agricultural Land Preservation Programs(2002) Lovell, Sabrina; Lynch, LoriMore than 110 state and local governments have implemented agricultural land preservation programs to permanently preserve farmland. Assigning a value to the development rights to determine the cost of acquiring an easement on farm properties is difficult and can be costly. Data was collected on 409 preservation transactions from three Maryland counties and supplemented with farm-level spatial data via GIS. A hedonic price analysis is conducted to determine the marginal return to different farm characteristics using a spatial econometric model to correct for spatial correlation. Parcel characteristics such as distance to city and town, number of acres, prime soils and current land-use explain 80 percent of the variation in easement values. As expected, characteristics perform least well in explaining easement values in transfer of development right programs. This information can help formulate policy decisions and selection criteria to maximize the preservation of the agricultural economy and/or maximize public preferences. A supply curve is constructed using simulations that determine nonparticipant parcels’ easement values. To preserve the remaining eligible acres in the three counties, $167 million would be needed. This method can support programs choosing to use a point system rather than the more costly and difficult-to-apply standard appraisal methods.Item Changing Urban Growth Patterns in a Pro-Smart Growth State: The Case of Maryland, 1973-2002(2007) Shen, Qing; Liu, Chao; Liao, Joe; Zhang, Feng; Dorney, ChrisThis paper presents a study of recent urban growth patterns in the state of Maryland, which is known as a leader in the current smart growth movement. Five research questions are addressed in this study. First, what have been the trends in urban growth and land use in Maryland for the past 30 years? Second, to what extent have recent urban development patterns in Maryland matched the typical characterization of sprawl? Third, how have the intensity of urban land uses and the physical forms of urban growth in this state varied among its counties? Fourth, have the smart growth initiatives, especially the “Smart Growth Area Act,” significantly affected urban development patterns? Fifth, does the effectiveness of smart growth initiatives vary significantly across local jurisdictions? To answer these research questions, we measure, analyze, and model urban development patterns in Maryland using land use and land cover (LULC) and demographic data for 1973, 1992, 1997, 2000, and 2002. By calculating several important indicators of urban development patterns, we find that for the past three decades population densities have continued to decrease for the state as a whole. However, this trend has slowed since 1997, when the state implemented the smart growth programs. The land conversion rate has somewhat decreased, which indicates that smart growth initiatives have helped, in a limited way, curtail the growing demand for urban land and residential space. Further, we find that the patterns of urban growth and land use have generally become slightly less fragmented and more continuous since 1997. Additionally, we find significant variations in urban development patterns among local jurisdictions. In general, higher densities, higher levels of compactness, and lower levels of fragmentation are observed in the more urbanized counties. Moreover, by estimating a series of logit models of land conversion, we find that Maryland’s “Smart Growth Area Act” has generally increased the probability of land use change from non-urban to urban for areas designated as “Priority Funding Areas.” The effectiveness of this program, however, varies significantly across the counties. We discuss the implications of these findings and identify the directions for future research.Item A Requiem for Smart Growth?(2006) Knaap, GerritIn the days following the 2004 presidential election there was much consternation in Democratic circles. George Bush won again; the Republicans picked up seats in the House and Senate; and the Republican majority seemed to have grown in depth and strength. Pundits and progressives were already wondering--could the Democrats ever recapture the hearts of an American public now apparently obsessed with security, morality, and personal charm. Among academic and professional planners there was similar concern. Although John Kerry had never been a champion of smart growth, it was clear that the prospects for smarter growth were far greater in an administration headed by Kerry than one headed by Bush. Smart growth had not fully disappeared in the federal agenda in the first Bush administration, but the momentum had clearly waned. Further, the discussion in the planning chat-rooms and list serves focused on the blue and red maps, which made clear that Republicans dominated not only the central and southern states but also the rural and suburban areas of most every state in the union. The subject line of one long conversation on the PLANET list serve was “sprawling Republicans” which conveyed the alarm: the new American majority was deeply rooted in urban sprawl. In the wake of these political events, it is reasonable to ask: can smart growth survive another term of President Bush? If so, what must be done to regain the momentum and capture the favor of an ever-growing conservative majority? In this period of national reflection, therefore, I consider the state of smart growth and its prospects for the near- term future. I start with a brief history of its evolution, continue with an examination of recent trends, and follow with an assessment of whether smart growth will change those trends. I conclude with recommendations for how smart growth might adapt to the new political realities.Item The Fruits of Growth Management in the Sunshine State: An Examination of Urban Form in Orange County, Florida(2005) Knaap, Gerrit; Song, YanThe state of Florida is nationally recognized as a leader in urban growth management. In 1972, Florida’s legislature passed a host of statutes aimed at addressing the increasingly apparent strains on the natural environment caused by then uncontrolled development. The Florida Environmental Land and Water Management Act of 1972 was based on the American Law Institute Model Land Development Code, and created a new regulatory process for “developments of regional impact” (DRIs) in those jurisdictions with local land use controls (FLA. STAT. §§ 380.06, 380.012 et seq.). It also provided for designation of environmentally sensitive “areas of critical state concern,” which entailed stringent state oversight of development (FLA. STAT. § 380.05). Other legislation passed that year include the Florida Water Resources Act of 1972, which created regional water management districts, and the Land Conservation Act of 1972, which authorized the Governor and Cabinet to buy environmentally endangered lands and land for outdoor recreational use (FLA. STAT. §§ 373.013 et seq., 259.01 et seq.). Specifically related to land use planning, the Florida State Comprehensive Planning Act of 1972 required the Governor to prepare a State Comprehensive Plan, which would articulate goals and policies to guide Florida’s future growth following enactment by the legislature (FLA. STAT. § 186.001 et seq.)Item Today's Vision, Tomorrow's Reality: Summary Report of the Reality Check Plus Growth Visioning Exercises(2006) Frece, John"Reality Check Plus” was the name given to a series of growth visioning exercises that were held in four different regions in Maryland in late spring 2006. The events were designed to help elected officials, government leaders, business executives, civic organizations, environmentalists and everyday Marylanders become more aware of the level and pace of growth that is projected to come to Maryland by 2030 – and to ask them think about the potential challenges and consequences Marylanders will face as a result of such dramatic change. It also was designed to encourage citizens and elected officials to think about ways to address growth issues on a regional or even statewide basis.Item An Inquiry into the Promise and Prospects of Smart Growth(2002) Knaap, GerritSmart growth is a term rising rapidly in use and ambiguity. The origin of the term is uncertain, though some credit Harriet Tregoning, former Director of the Development, Community and Environmental Division of the U.S. Environmental Protection Agency (USEPA) and now the smart growth Czar in the cabinet of Maryland’s Governor Glendening. Even if fiction, this story has a certain allure, since the USEPA and the State of Maryland have done much to make smart growth an agenda item of many states, local governments, and interest groups. Despite its popularity, however, the concept of smart growth remains ephemeral. Much has been written about smart growth in the popular press and newsletters of advocacy organizations, both pro and con, but little has been written about it in the academic literature (early contributions include Burchell et al. 2000, Downs 2001, and Nelson 2001). As the newly appointed Director of Research for the National Center for Smart Growth Research and Education at the University of Maryland, it will be my job to do just that -- not just with papers of my own, but with papers written by scholars with a variety of disciplinary backgrounds. This paper, therefore, represents a first step towards that end. But my goals for this paper are more ambitious; they include the articulation of an agenda for research on smart growth. This is a formidable task, since the ambiguity of the term leaves little in the realm of land use to eliminate as beyond the scope of the subject. To narrow my scope, therefore, I ignore all discussions about what constitutes urban sprawl and whether sprawl, however defined, is good or bad. Instead, I focus my analysis on smart growth policies adopted by the State of Maryland.Item What Makes for a Successful Brownfield Redevelopment?(2002) Howland, MarieThis study tracks the remediation history and redevelopment on three brownfield sites in Baltimore, Maryland. The sites are Camden Crossing, Highland Marine Terminal, and Crown, Cork, and Seal. The first project, Camden Crossing, promises to turn previously industrial property into a town house development. Highland Marine Terminal and Crown, Cork, and Seal were industrial sites transformed into warehouse space. The proposed residential, Camden Crossing, project has met with continuous impediments and delays, and is now running more than eight years behind schedule. The two industry to warehouse sites can be characterized as successful, with profitable enterprises now operating on both. The factors that appear to compress risk and contribute to successful brownfield redevelopments are continuous industrial use, a strong market for the final use, and quick movement through the Phase I and Phase II testing, Maryland Department of the Environment approvals, and reuse. The continuous industrial use means that cleanup standards are not as stringent as for residential use, thereby speeding cleanup and lowering remdiation costs. Moreover, an uncertain market for the final product increases risk. For example, the warehouse market in Baltimore is much stronger than the residential market. The weak residential market in combination with stringent cleanup standards undermines the profitability of Camden Crossing. Finally, the delays in Camden Crossing have both resulted in and been further aggravated by changes in the Maryland Department of the Environment staff. Over the eight years the project has been under discussion, the Maryland Department of the Environment has revised and made cleanup standards more strict.