5.5.2 Concentrate thru smart growth practices
On a municipal, multi-municipal or areawide basis, use of "smart growth" planning techniques, including neo-Traditional/New Urban planning principles, to plan and zone for concentrated development patterns can accommodate reasonable growth and development. These practices direct growth to areas or groups of parcels in the municipality that are most desirable and away from areas or groups of parcels that are undesirable. BMP 5.5.2 can be thought of as Super Clustering that transcends the reality of the many different large and small parcels that exist in most Pennsylvania municipalities. Clustering parcel by parcel simply cannot accomplish the growth management that is so essential to conserve special environmental and cultural values and protect special sensitivities. These smart growth techniques include but are not limited to, transfer of development rights (TDR), urban growth boundaries, effective agricultural zoning, purchase of development rights (PDR) by municipalities, donation of conservation easements by owners, limited development and bargain sales by owners, and other private sector landowner options. "Desirability" is defined in terms of environmental, historical and archaeological, scenic and aesthetic, "sense of place," and quality of life sensitivities and values.
