the American Planning Association (APA). In 1997, the APA introduced a project called Growing Smart and published the "Growing Smart Legislative Guidebook: Model Statutes for Planning and the Management of Change." The U.S. Environmental Protection Agency (EPA) defines smart growth as “a range of development and conservation strategies that help protect our health and natural environment and make our communities more attractive, economically stronger, and more socially diverse." Smart growth agenda is comprehensive and ambitious, however, its implementation is problematic as control of outward movement means limiting availability of single-family homes and reliance on the automobile, the mainstay of the traditional American lifestyle. Smart growth is related to, or may be used in combination with, the following concepts: New Urbanism Growth management New community design Sustainable development Resource stewardship Land preservation Preventing urban sprawl Creating sense of place Development Best Practices Preservation development Sustainable transport Triple Bottom Line (TBL) accounting - people, planet, profit The Three Pillars - human, natural, and created capital The smart growth approach to development is multifaceted and can encompass a variety of techniques. For example, in the state of Massachusetts smart growth is enacted by a combination of techniques including increasing housing density along transit nodes, conserving farm land, and mixing residential and commercial use areas. Perhaps the most descriptive term to characterize this concept is Traditional Neighborhood Development, which recognizes that smart growth and related concepts are not necessarily new, but are a response to car culture and sprawl. Many favor the term New Urbanism, which invokes a new, but traditional way of looking at urban planning. There are a range of best practices associated with smart growth. These include supporting existing communities, redeveloping underutilized sites, enhancing economic competitiveness, providing more transportation choices, developing livability measures and tools, promoting equitable and affordable housing, providing a vision for sustainable growth, enhancing integrated planning and investment, aligning, coordinating, and leveraging government policies, redefining housing affordability and making the development process transparent. Related, but somewhat different, are the overarching goals of smart growth, and they include: making the community more competitive for new businesses, providing alternative places to shop, work, and play, creating a better "Sense of Place," providing jobs for residents, increasing property values, improving quality of life, expanding the tax base, preserving open space, controlling growth, and improving safety. Basic principles There are 10 accepted principles that define smart growth: Mix land uses. Take advantage