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ULI—the Urban Land Institute ULI—the Urban Land Institute is a nonprofit education and re- search institute that is supported by its members. its mission is to provide responsibleleadership in the use of land in orderto enhancethetotal environment. ULI sponsors education programsand forums to encourage an open international exchange of ideas and sharing of experi- ences; initiatesresearchthatanticipatesemerginglanduse trends and issues and proposes creative solutions based on that research; provides advisory services; and publishes a wide vari- ety of materials to disseminate information on land use and de- velopment. Establishedin 1936, the Institute today has more than 16,000 members and associates from more than 50 coun- tries representing the entire spectrum of the land use and devel- opment disciplines. Richard M Rnsan President ASCE Founded i n 1852, ASCE has a membership of more than 123,000 civil engineers worldwide, and is America's oldest national engi- neering society. Its mission is to advance professional knowledge and improve the practice of civil engineering. ITE The Institute of TransportationEngineers (i�f�), an international individual-membereducational and scientific association, is one of the I�rgest and fastest-�rowing m ulti modal �rv#essional trans- portatian organizatians ir� �he i�orid. ITE members are traffic en- gineers, transportationplannersand other professionalsv�o are responsible for meeting society's needs for safe and efficient surfacetransportationthroughpianning, designing, implement- ing, operating, and maintainingsurfacetransportationsystems worldwide. N�4F�� The national Associationof Home Builders (NAHB) is a Washington. O.C.� trade association representing more than 203,000 member firms and prn#essinnals invalved i n homebuiiding, re- modeling, multifamilyconstruction, property managemer�, sukr contracting, design, housingfinance, buildingproductr�anufac- turing, and other aspects of residential and light commercial construction. Known as "the voice of the housing industry," NAHB is affiliated with more than 800 stateand local i�ome- builders associationsaround the country. NAHB's builder mem- bers wiii construct about 8 0 percent of the more than 15 millian new housing units projected for 2001. f� [J�.� Project Staff RaChe�fe L Leviti Senior VicePresident, PolicyandPractice Publisher Gayle Berens Vice President, Real EstateDevelopment Practice Robert T Dunphy Sen1o�'ResidentFellow, Transportation ProjectDirector Leslie Holst Research Associate Nancy H Stewart Dfreci�or Book Program Libby hEo�fanr� Manuscript Editor Meq Batdorff GraphicDesigner Book/CoverDesign, Layout Diann Stanley-Austin Dr"recfor, PublishingOperations Reoommer�ded bibliographic listing: National Assoaation af Home Builde�s. American Society af Civil EngF neers, Instituteof TransportationEngineers, arx� Urban Land Institute. Resio'en�ial Str��ts, Third Ed�ion. U�ashingta�, CC ULl�he Urban Land Institute. 2001. ULJ Catalog Number: R34 InternationalStandard aook Number. 0-87420-87�3 Library of Congress Control Number. 2001090213 _ O�dO� b,� ULI the Urban Land Institute �� 1�75 mamas Jefferson Street, N:�! Suite 500 U�t Washir�gton, GG 20007-5201 Prir�ed in the United States c� America. �l� rights reserved. f�b part af this book may be reproducedin ar�y form or b,i arTy mearr, electronic or mechanical, including photocopyingand recording, or by arTy ir�farma- t�on storage ar�d retrievalsystem, without written permission ofthe publisher. Ca�r' photograph: Vermfllion� Hu�te�svi€(e. North Casalina; O�uanyf�later-zy�erk: Phatographer. Thorr�s �. Lav