Development Challenges Continued Social contexts can also impede infill development in the form of nonconforming uses. A simplified example could be an infill opportunity across from a school, but would not allow specific uses in many cases, like restaurants that serve alcohol or “lewd” uses. Merchandising is a critical consideration when considering infill development, as particular end users of infill scenarios may prefer to be adjacent or proximate to symbiotic uses, to leverage the existing customer base and synergy. A study conducted by the Metropolitan Policy Program at the Brookings Institute found that “Residents of places with poor walkability are generally less affluent and have lower educational attainment than places with good walkability… However, there is no significant difference in terms of transit access to jobs between poor and good walkable places.” Increased upfront costs can dissuade some developers from pursuing infill development, but the short-sighted nature of this perspective often neglects the long-term returns. In the case of infill housing, construction may be more expensive due to demolition costs and site design, but homes integrated into urban fabric also often command a premium. In a similar vein, commercial construction costs tend to be higher with infill development, but rental rates often offset the initial investment after a period. One of the most significant and challenging barriers to overcome regarding infill development is the regulatory environment. In many instances, infill opportunities are significantly hindered from a future use perspective due to the land use that previously encumbered the parcel. Similarly, the City’s subdivision ordinance, which is written for greenfield development rather than infill development, is often more restrictive than zoning. Conflicts arise when the envisioned use of the parcel is represented by separate zoning designations from the existing, and have resulted in different requirements, especially for parking. Regardless, developers must get approval to deviate from the established zoning designation through a public process, one that can be lengthy and uncertain, cost- prohibitive, or too labor intensive for the incremental development process.
188 | East Berry Corridor Study
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