Between plan and project : identifying gaps in plan implementation through development projects in Santa Monica and Newton

Abstract

This thesis explores the relationship between plans and their implementation through development projects. Specifically, it asks: Do local plans that specify priority sites for development lead to the approvals of those projects? To answer this question, I look at the recent planning initiatives and their associated priority development projects in two cities - Santa Monica's Land Use and Transportation Element (LUCE) and Bergamot Transit Village project, and Newton's Comprehensive Plan and Austin Street project. Specifically, I look at the permitting process of each project to determine if the plans had any role in facilitating project approvals. I conclude that while plans play an important role in defining community priorities, they have a limited ability to facilitate project approvals. Instead, I find that each city's specific legal framework around land use decisions, including state laws on voter referendum and local policy on special permits, play a much more definitive role. In light of underlying legal and political undertones around development, I offer two suggestions to cities aiming to improve plan implementation. First, facilitate direct ideation from community members through the appointment of citizen task-forces that promote citizen leadership and co-learning around community concerns, while maintaining traditional public hearings as a platform for structured support and dissent. Second, build up and maintain confidence in this enhanced task-force process by insulating carefully-vetted outcomes from outright repeal. Together, these recommendations encourage a more politically-strategic and engaged approach to planning, suggesting that plan implementation will occur best when legal mechanisms and community political will align with the vision set forth in a city's best laid plans.