Although there has been an increase in movement back to some of the major cities, sales of existing homes so far in 2004 still show that the majority of buyers remain wedded to the suburbs, as they have since the end of World War II.

Further, even though Manhattan and Brooklyn, N.Y., Chicago, Philadelphia and Boston are humming with new residential construction, the lion's share of home building is still being done in the suburbs.

Census figures show that this trend will continue in the long term, with more than 90 percent of future growth occurring in these outlying areas.

Recognizing reality, the proponents of smart growth are promoting ways to build it better in the suburbs.

That was the message of Urban Land Institute chairman Harry H. Frampton III, managing partner of East West Partners Inc. in Beaver Creek, Colo., who presented some ideas at a press briefing during ULI's fall meeting earlier this month in New York.

"As community builders, we have an obligation to encourage more efficient growth patterns wherever development is occurring, whether it is downtown redevelopment or new development on the fringe," Frampton said. "For many years, the notion of moving to the urban edge conjured up images of big single-family homes on large lots, isolated from the hassles of urban living."

"But, rather than being a utopia, this segregated-use, low-density development pattern has morphed into a suburban form marred by increasing congestion, long commutes, air and water pollution, inadequate transit options, and a decline in open space," Frampton said.

"The logical alternative is smart suburban growth. This means conservation of green space and parkland, more choices in how and where people live and work, more transportation choices; and more inclusive, multi-jurisdictional decision-making," he said.

As part of the briefing for the press, ULI distributed a new report, "Ten Principles for Smart Growth on the Fringe," which is the latest in the ULI series of booklets outlining ways to improve development practices.

The principles presented in the new booklet include:

• Create a shared vision for the future and stick to it. Make sure the vision is inclusive and reflects the desires of those who live and work in the community.

• Create and sustain green infrastructure. Designate open space to be saved in perpetuity.

• Realize that the right design in the wrong place is not smart growth. Determine the appropriate location based on infrastructure investment, proximity of jobs to housing and transit options.

• Protect environmental systems and conserve resources. Minimize disturbance to nature and use climate as a major factor in design.

• Provide diverse housing types and opportunities. Offer a mix that appeals to different demographic groups and households, resulting in greater neighborhood diversity.

• Build centers of concentrated mixed-use. Offer a blend of commercial, retail, entertainment and recreational space.

• Use multiple connections to enhance mobility and circulation. Provide a network of vehicular, pedestrian, cycling, park and open space connections.

• Create sustainable transportation choices. Stage development of real estate and transportation facilities to ensure availability of a variety of alternatives to driving alone -- walking, cycling, transit, car-pooling and telecommuting.

• Preserve community character. Draw on local culture, heritage and history to create a unique sense of place.

• Make it easy to do the right thing. Make local regulations more flexible to encourage mixed-use, compact development and other smart-growth practices.

While applying smart growth to the suburbs can result in development that is more attractive, more livable and more profitable, the fringe is a "complicated political and demographic terrain," according to the authors of the booklet. "The newly built places that were yesterday's fringe now have a ring of still just developing places encircling them. A key dynamic at this edge is the relationship between the newly built and the still developing."

Collaborating on smart growth development can benefit both types of communities, the booklet's authors maintain, by diminishing the desire to grow in isolation and encouraging the desire to take a broader, mutually beneficial approach to community growth.

According to Frampton, smart growth has become a widely accepted building practice in close-in suburbs and the inner rings of cities. This broad usage represents a "paradigm shift" in attitudes about where and how land should be developed.

"The challenge we face now is to continue the incredible momentum we've had with smart growth in urban areas in our suburbs, so that suburban smart growth becomes as widely accepted as urban smart growth," he said.

Published: November 30, 2004

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Al Heavens writes about real estate and home repair and improvement. He is the author of What No One Ever Tells You About Renovating Your Home: Real-Life Advice For Hassle-free, Cost-Effective Remodeling.