HomeMy WebLinkAbout03/23/1999 TENTATIVE AGENDA
ADJ. REG. SESSION SHAKOPEE, MINNESOTA MARCH 23, 1999
LOCATION: 129 Holmes Street South
Mayor Jon Brekke presiding
1] Roll Call at 4:30 p.m.
2] Approval of Agenda
3] Other Business
A. Commercial Development Moratorium- Ordinance No. 544
B. Res. 5092, Adopting a Revised Assessment for Vierling Drive, from
Sage Lane to Miller Street, Project No. 1998-2
4] Work Session
A. Development Moratorium Workshop
5] Adjourn
3 A
CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: R. Michael Leek, Community Development Director
SUBJECT: Commercial Development Moratorium, Ord. No. 544
MEETING DATE: March 23, 1999
Introduction:
On Tuesday, March 16, 1999 the Council directed staff to draft an interim ordinance
establishing a moratorium on commercial development pending the completion of a study
of traffic loading and roadway improvements that relate to possible"big box" retail
development in the vicinity of STH 169 and CSAH 17. The attached ordinance has been
drafted in response to that direction, and after consultation with the City Attorney.
Alternatives:
1. Offer and pass Ord. No. 544, AN INTERIM ORDINANCE OF THE CITY OF
SHAKOPEE, MINNESOTA PROHIBITING APPROVAL OF NEW HIGHWAY
BUSINESS (B-1)PLATS, PLANNED UNIT DEVELOPMENTS, CONDITIONAL USE
PERMITS, AND BUILDING PERMITS, as presented.
2. Offer and pass Ord. No. 544, AN INTERIM ORDINANCE OF THE CITY OF
SHAKOPEE, MINNESOTA PROHIBITING APPROVAL OF NEW HIGHWAY
BUSINESS (B-1)PLATS, PLANNED UNIT DEVELOPMENTS, CONDITIONAL USE
PERMITS, AND BUILDING PERMITS, as with revisions.
3. Do not pass Ordinance No. 544.
4. Table the request for additional information.
Action Requested:
Offer and pass a motion consistent with the Council's preferred alternative.
R. Michael Leek
Community Development Director
ORDINANCE NO. 544, FOURTH SERIES
AN INTERIM ORDINANCE OF THE CITY OF SHAKOPEE, MINNESOTA
PROHIBITING APPROVAL OF NEW HIGHWAY BUSINESS (B-1)PLATS,
PLANNED UNIT DEVELOPMENTS, CONDITIONAL USE PERMITS,AND
BUILDING PERMITS
THE CITY COUNCIL OF THE CITY OF SHAKOPEE,MINNESOTA, ORDAINS:
Section 1. Recitals
1. The City of Shakopee has received building permit, conditional use permit
(CUP), and plat applications for the development of"large scale" retail
establishments on property located at the intersection of STH 169 and CSAH
17; and
2. These applications have brought to light potential inconsistencies, defects or
ambiguities in the City's Comprehensive Plan and/or zoning ordinance as they
relate to large scale commercial developments in the City; and
3. On Tuesday, March 16, 1999 the City Council directed that the City staff
conduct a study of traffic loading and roadway improvements needed to
accommodate commercial development in the vicinity of STH 169 and CSAH
17. The City Council further directed that this study be undertaken with the
participation of affected property owners and developers, as well as Scott
County.
4. A moratorium on commercial development in the vicinity of STH 169 and
CSAH 17 is needed to allow time to correct any inconsistencies, defects, or to
clarify any ambiguities in the City's Comprehensive Plan and zoning ordinance.
Section 2. Definitions. The following terms, whenever used in this ordinance, shall
be interpreted to mean:
Plat—A drawing or map of a subdivision prepared for filing of record pursuant to
Minnesota Statutes Chapter 505, and containing all the elements set forth in
Shakopee city code adopted pursuant to Minn. Stat. 462.358 and Chap. 505.
B-1—Refers to the Highway Business Zone described at City Code Sec. 11.36
Section 3. Purpose and Intent. The City desires to conduct an in-depth
study of the following:
• The impact of commercial development in the vicinity of STH 169 and CSAH
17 on traffic loading on the roadways in the area, and the roadway
improvements that may be required to address traffic issues resulting from such
commercial development.
• Potential inconsistencies, defects, and ambiguities in the City's Comprehensive
Plan and Zoning regulations relating to large scale commercial developments in
the B1 district.
Minnesota Statutes, Section 462.355 Subdivision 4 allows the City to adopt an interim
ordinance to protect the City's planning process and the health, safety and welfare of the
citizens of the community. The City Council finds that it is necessary to adopt an interim
ordinance to allow sufficient time for the study to be conducted to determine whether
there is a need to amend the City's official controls or its comprehensive plan.
Section 4—Temporary Prohibition. Pending the completion of the studies
referred to above, no plat of commercially guided or B-1 zoned land, PUD, CUP or
building permit application for such development shall be processed or approved, and no
applications for such approval will be accepted.
Section 5 —Area Impacted by the Moratorium. This moratorium shall apply
to all commercially guided or B-1 zoned land at or near the intersection of STH 169 and
CSAH 17, and located south of Vierling Drive and east of County Road 17 in Section 7,
and south of STH 169 in Sections 7 and 18, all in Township 115, Range 22, Scott County,
Minnesota.
Section 6 -Effective Date. This ordinance becomes effective from and after the
date of its publication, and shall apply to all PUD, CUP, plat, and building permit
applications pending with the City as of the adoption of this ordinance and to all such
applications received by the City after the adoption of this ordinance. This ordinance shall
remain in effect June 1, 1999 or the date of acceptance of the above-named traffic study
by the City Council, whichever occurs first.
Adopted in adjourned regular session of the City Council of the City of Shakopee,
Minnesota held the day of , 1999.
Mayor of the City of Shakopee
ATTEST:
City Clerk
Published in the Shakopee Valley News on the day of , 1999.
PREPARED BY:
City of Shakopee
129 South Holmes Street
Shakopee,MN 55379
- 3 .
CITY OF SHAKOPEE
Memorandum
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: R. Michael Leek, Community Development Director
SUBJECT: C• mercial Development Moratorium, Ord. No. 544
MEETING DATE: Marc 3, 1999
Introduction:
On Tuesday, March 16, 1999 the C t uncil directed staff to draft an interim ordinance
establishing a moratorium on comme cial development pending the completion of a study
of traffic loading and roadway improv: ents that relate to possible"big box" retail
development in the vicinity of STH 169 :nd CSAH 17. The attached ordinance has been
drafted in response to that direction, and er consultation with the City Attorney.
Alternatives:
1. Offer and pass Ord. No. 544, AN INTE' I ORDINANCE OF THE CITY OF
SHAKOPEE, MINNESOTA PROHIBITIN 'PROVAL OF NEW HIGHWAY
BUSINESS (B-1)PLATS, PLANNED UNIT I VELOPMENTS, CONDITIONAL USE
PERMITS, AND BUILDING PERMITS, as pre •nted.
2. Offer and pass Ord. No. 544, AN INTERIM ORD ANCE OF THE CITY OF
SHAKOPEE, MINNESOTA PROHIBITING APPR VAL OF NEW HIGHWAY
BUSINESS (B-1)PLATS, PLANNED UNIT DEVELOPMENTS, CONDITIONAL USE
PERMITS, AND BUILDING PERMITS, as with revisi. s.
3. Do not pass Ordinance No. 544.
4. Table the request for additional information.
Action Requested:
Offer and pass a motion consistent with the Council's preferred alte ative.
R. Michael Leek
Community Develo ent Director
ORDINANCE NO. 544,FOURTH SERIES
AN INTERIM ORDINANCE OF THE CITY OF SHAKOPEE,MINNESOTA
PROHIBITING APPROVAL OF NEW HIGHWAY BUSINESS (B-1) PLATS,
PLANNED UNIT DEVELOPMENTS, CONDITIONAL USE PERMITS,AND
BUILDING PERMITS
THE CITY COUNCIL OF THE CITY OF SHAKOPEE, MINNESOTA, ORDAINS:
Section 1. Recitals
1. The City of Shakopee has received building permit, conditional use permit
(CUP), and plat applications for the development of"big box" retail
establishments on property located at the intersection of STH 169 and CSAH
17; and
2. These applications have brought to light defects or ambiguities in the City's
Comprehensive Plan and/or zoning ordinance as they relate to commercial
developments in the City; and
3. On Tuesday, March 16, 1999 the City Council directed that the City staff
conduct a study of traffic loading and roadway improvements needed to
accommodate commercial development in the vicinity of STH 169 and CSAH
17. The City Council further directed that this study be undertaken with the
participation of affected property owners and developers, as well as Scott
County.
4. A moratorium on commercial development in the vicinity of STH 169 and
CSAH 17 is needed to allow time to correct any defects, or clear up any
ambiguities in the City's Comprehensive Plan and zoning ordinance.
Section 1. Definitions. The following terms, whenever used in this ordinance, shall
be interpreted to mean:
Plat—A drawing or map of a subdivision prepared for filing of record pursuant to
Minnesota Statutes Chapter 505, and containing all the elements set forth in
Shakopee city code adopted pursuant to Minn. Stat. 462.358 and Chap. 505.
B-1—Refers to the Highway Business Zone described at City Code Sec. 11.36
Section 2. Purpose and Intent. The City desires to conduct an in-depth
study of the following:
• The impact of commercial development in the vicinity of STH 169 and CSAH
17 on traffic loading on the roadways in the area, and the roadway
improvements that may be required to address traffic issues resulting from
such commercial development.
Minnesota Statutes, Section 462.355 Subdivision 4 allows the City to adopt an interim
ordinance to protect the City's planning process and the health, safety and welfare of the
citizens of the community. The City Council finds that it is necessary to adopt an interim
ordinance to allow sufficient time for the study to be conducted to determine whether
there is a need to amend the City's official controls or its comprehensive plan.
Section 3 —Temporary Prohibition. Pending the completion of the studies
referred to above, no plat of commercially guided or B-1 zoned land, PUD, CUP or
building permit application for such development shall be processed or approved, and no
applications for such approval will be accepted.
Section 4—Area Impacted by the Moratorium. This moratorium shall apply
to commercially guided or B-1 zoned land at or near the intersection of STH 169 and
CSAH 17, and located south of Vierling Drive and east of County Road 17 in Section 7,
and south of STH 169 in sections 7 and 18, all in Township 115, Range 22, Scott County,
Minnesota.
Section 5 -Effective Date. This ordinance becomes effective from and after the
date of its passage, and shall remain in effect until June 1, 1999 or the date of acceptance
of the above-named traffic study by the City Council, whichever occurs first.
Adopted in regular session of the City Council of the City of Shakopee, Minnesota
held the day of , 1999.
Mayor of the City of Shakopee
ATTEST:
City Clerk
Published in the Shakopee Valley News on the day of , 1999.
PREPARED BY:
City of Shakopee
129 South Holmes Street
Shakopee,MN 55379
3. 8.
CITY OF SHAKOPEE
Memorandum
TO: Mayor& City Council
Mark McNeill, City Administrator
FROM: Bruce Loney, Public Works Director
SUBJECT: Vierling Drive, from Sage Lane to Miller Street
Revised Assessment,Projct No. 1998-2
DATE: March 18, 1999
INTRODUCTION:
Attached is Resolution No. 5092, , a resolution which adopts the revised assessment for
Vierling Drive, from Sage Lane to Miller Street Improvement Project.
BACKGROUND:
Attached to Resolution No. 5092 is the revised assessment for Council review and
approval and is necessary to assess the amounts to the parcels of record.
On March 16, 1999, the City Council adopted Resolution No. 5078 which adopted the
assessments for the above referenced project. Since the Council meeting, staff has
discovered that P.I.D.No. 27-237001-0 was split into two parcels by CIC No. 1061.
Staff contacted the City Attorney and has been advised to adopt a revised assessment roll
with the corrections as noted above.
ALTERNATIVES:
1. Adopt Resolution No. 5092.
2. Deny Resolution No. 5092.
3. Table Resolution No. 5092.
RECOMMENDATION:
Staff recommends Alternative No. 1.
ACTION REQUESTED:
Offer Resolution No. 5092, A Resolution Adopting the Revised Assessments for Vierling
Dirve, from Sage Lane to Miller Street, Project No. 1998-2 and move its adoption.
Bruce Loney
Public Works Director
BL/pmp
MEM5092
4
RESOLUTION NO. 5092
A Resolution Adopting A Revised Assessment
For Vierling Drive, from Sage Lane
To Miller Street
Project No. 1998-2
WHEREAS, by Resolution No. 5078, the City Council of the City of Shakopee adopted
assessments for the following project and passed upon all objections to the proposed assessments
of:
Vierling Drive, from Sage Lane to Miller Street by the installation of traffic signalization,
widening of the existing pavement surface including concrete and curbs, sidewalk,
bituminous paving, storm sewer, raised concrete medians, street lighting and all other
appurtenant work
WHEREAS, it has been determined that the assessment for P.I.D. No. 27-237001-0 be
revised due to a CIC parcel split.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
SHAKOPEE,MINNESOTA:
1. That the revised assessment, a copy of which is attached hereto and made a part hereof,
is hereby accepted and shall constitute the special assessment against the lands named herein,
thereby replacing assessments adopted by Resolution No. 5078, for those properties listed on the
supplemental assessment roll and each tract therein included is hereby found to be benefited by the
proposed improvements in the amount of the assessments levied against it.
2. Such assessments shall be payable in equal annual installments extending over a period
of ten years, the first installment to be payable on or before the first Monday in January, 2000, and
shall bear interest at the rate of 5.75 percent per annum from the date of the adoption of this
assessment resolution. To the first installment shall be added the interest on the entire assessment
from the date of this resolution until December 31, 2000 and to each subsequent installment when
due shall be added the interest for one year on all unpaid installments.
3. The owner of any property so assessed may, at any time prior to certification of the
assessment to the County Auditor, pay the whole of the assessment on such property, with interest
accrued to the date of payment, to the City Treasurer, except that no interest shall be charged if the
entire assessment is paid within thirty(30)days from the adoption of this resolution; the owner may
thereafter pay to the County treasurer the installment and interest in process of collection on the
current tax list, and may pay the remaining principal balance of the assessment to the City
Treasurer.
4. The Clerk shall file the assessment rolls pertaining to this assessment in her office and
shall certify annually to the County Auditor on or before November 30th of each year the total
amount of installments and interest on assessments on each parcel of land which are to become due
in the following year.
Adopted in session of the City Council of the City of
Shakopee,Minnesota,held this day of , 1999.
Mayor of the City of Shakopee
ATTEST:
City Clerk
4
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CITY OF SHAKOPEE
Memorandum
TO: Honorable Mayor and City Council
Shakopee Planning Commission
Mark McNeill, City Administrator
FROM: R. Michael Leek, Community Development Director
SUBJECT: Development Moratorium Workshop
MEETING DATE: Joint Meeting; Tuesday, March 23, 1999, 4:30—7:00 p.m.
INTRODUCTION:
The City Council set this joint meeting to discuss the goals and course of the City's
studies during the moratorium. Also invited to attend the meeting were Bill Rudnicki
representing the Shakopee Mdewakanton Sioux Community(SMSC), John Schmidt
(former long-term Shakopee Planning Commission member), and John Shardlow of
Dahlgren, Shardlow&Uban(representing the Cerne estate).
DISCUSSION:
Attached for the Council's and Commission's information, and to help spur the
discussion are the following:
• Excerpts from"Creating Successful Communities: The Benefits of Effective
Planning," Gunnar Isberg, December 1997, Metropolitan Council Publication
No. 14-97-056
• 1981 Comprehensive Plan Land Use Plan
• 1995 Land Use Plan Map
• The City of Shakopee"1996 Shakopee Housing Action Plan"
• March 17, 1999 summary of Scott County HRA/Maxfield Research Housing
Analysis
• "Innovative Approaches Make Better Use of Land," Council Directions,
January/February 1999
• "Who Pays for Sprawl," U.S. News and World Report, April 27, 1998
• "Streets Safer if Narrow, Says Colorado Study,"Planning Commissioners
Journal, No. 32/Fall of 1998
At the meeting, staff will have full-size copies of the current and proposed land use plans
and 2020 transportation plan available for viewing and use. Also available will be a
working map which identifies areas in Shakopee and neighboring communities that are
guided for commercial development, and additional areas which might be guided for
commercial development in response to the recent discussions regarding neighborhood
commercial and additional commercial along STH 169. The purpose of this map is to
help the Council and Commission visualize and evaluate these concepts.
Current Status of City Plans and Regulations:
In 1981,the Shakopee City Council adopted a comprehensive plan after 4 years of effort.
This plan was undertaken in response to the Metropolitan Land Planning Act of 1976. A
copy of the Land Use Plan from that plan is attached for general information. Eight years
later, in 1989, the City began the process of reviewing and revising that plan. After about
5 years, in 1994, the City finally submitted the new proposed plan to the Metropolitan
Council for review. Finally, in September and October of 1996 the Metropolitan Council
and City Council, respectively, approved the revised plan.
That same year legislation was passed requiring a new round of Metropolitan Area plans
to be submitted by December 31, 1998. Since then, the City's staff and consultants have
prepared a revised Comprehensive Plan document, Transportation Plan, and Stormwater
Management Plan. The Land Use component of the Comprehensive Plan has been the
subject of 3 public meetings/workshops at the Planning Commission and a"town hall"
meeting at the Planning Commission. The overall Comprehensive Plan, Transportation
Plan, and Stormwater Management Plan have all been the subject of public hearings
before the Planning Commission.
Over the past 2+years, several amendments to the zoning and subdivision chapters of the
Shakopee City Code have either been made or suggested. Most notably, an entirely new
subdivision chapter and related design criteria have been developed and recommended
for approval by the Planning Commission. Also,the planned unit development(PUD)
section of the zoning code(Chap. 11) and the park dedication provisions of the
subdivision code(Chap. 12)have been substantially overhauled.
Housing Study:
Accompanying this memo is a summary of some of the findings of the recently
completed Scott County HRA housing needs study. After reviewing the study, it does
not appear to staff that a separate City study is needed to identify housing needs. Two
principal tasks remain:
1. Review the relationships between land uses as those are expressed in the
adopted and proposed Comprehensive Plans, and make adjustments in those
relationships based on direction from the Council and Commission working
together during the moratorium period.
2. Review the City's residential zoning regulations, and develop new or
amended regulations based on direction from the Council and Commission
working together during the moratorium period.
With respect to the second task identified, staff has already acquired several ordinances
from other communities, and is reviewing them for approaches that may be responsive to
the concerns which led up to the enactment of the residential moratorium.
The other attachments accompanying this memo are intended only to 1) provide context,
or 2)"food for thought" as the Council, Commission, and staff work through the study
items and goals identified in the interim ordinance establishing the moratorium.
ACTION REQUESTED:
Staff is requesting any further direction the Council and Commission may have regarding
the conduct or subject of the study and review being undertaken as a part of the
residential development moratorium.
R. Michael Leek
Community Development Director
r =
Characteristics•
of High Qualityg
Comprehensive Plans and Effective
Planning Programs
Introduction
Another crucial element to ensure the success of a local
planning program is the quality and effectiveness of the
comprehensive plan and planning process.There are
- significant differences between the quality and effectiveness of
local comprehensive plans and planning programs,but little
research on the particular elements/characteristics of high
quality plans.
Planning consists of a process,a product,and an outcome.The
overall planning process includes the product(comprehensive
plan and ordinances),the on-going administration and
implementation procedures of the plan,and the eventual
outcome.This section begins with a discussion and description
of some characteristics of high quality comprehensive plans,
followed by the factors necessary for an effective planning
process.
Characteristics of High Quality
Comprehensive Plans
There is little information in the planning literature on the
specific factors determining the quality and effectiveness of
local comprehensive plans.According to the authors of one
article,the major emphasis of the planning profession to date
has been on development of methods and processes of plan
( making rather than on the quality or effectiveness of
comprehensive plans and planning programs.
The conclusion of one study indicates the following
characteristics of high quality plans:
"First,the plan's fact basis specifies the existing local
conditions and identifies needs related to community physical
development.Second,goals represent general aspirations and
problem alleviation that are premised on shared local values.
Third,policies(or actions)serve as a general guide to decisions
about the location,density,type,and timing of public and
private development to assure that the plan goals are
achieved."
CREATING SUCCESSFUL COMMUNmES
11
To summarize,a review of a limited number of studies
indicates that the highest quality plans are characterized by thet^d
degree to which •
1. Fact basis defines local needs; '{
2. Goals are dear and comprehensive in demonstrating
commitment to address the needs;and
3. Policies are specific and action oriented in achieving plan
goals3
The first characteristic points out the background need
fo rigorousdata and
othed
Rigorous and systematic systematic collection and analysis of
collection and analysis of
Unfortunately,manyplanning programs suffer
data community.
of accurate background data,or are particularly
da
weak in the analysis of the data.
The City of Roseville's planning program,which is regarded as
one of the best in Minnesota,is a good case study
demonstrating the importance of extensive and rigorous
background data collection and analysis as a basis for a
comprehensive plan.Roseville has made extensive use of GIS
(geographic information systems)to map various background
data,including population and population characteristics,
housing,land use,neighborhoods,school district data,etc.This
has helped the city officials and citizens understand the current
status of the community and the strengths and weaknesses of
the city.It has also helped to clarify the vision and develop
goals and strategies for future development and redevelopment
of the city.
The second characteristic–dear and comprehensive goals
Clear and comprehensive addressing community needs—is also very appropriate.
goals. Another major weaknesses of many comprehensive plans is
that the goals are very general in nature,consisting primarily of
"motherhood and apple pie"types of statements few can
disagree with,but which fail to provide dear direction for the
future of the community.
One approach some communities have begun using to darify
goals and to provide for more meaningful citizen participation
is through a"visioning process"adapted from strategic
planning.A number of communities have established a broad-
based citizen participation program to develop a vision for the
community.Chattanooga,Tennessee is well known for
developing a community vision,and has recently completed a
second broad-based program to update its vision statement.
Closer to home,the City of Duluth has recently been involved
in a two-year effort to develop a vision statement.The City of
Roseville used a broad-based citizen participation program to
develop a vision for the city in 1992,called VISTA 2000,which
served as a basis for updating their comprehensive plan.
CREATING SUCCESSFUL COMMUNITIES
12
1-' f,C i `- • The third characteristic—specific and action-oriented policies--
Specific,
olicies—Specific,action-Oriented is particularly appropriate since many traditional plans fail to
PpOltCieS "i+ , specify how the plan is to be implemented outside of general
references to the traditional zoning ordinance and subdivision
regulations.Again,there is a real need to develop a well
thought-out and coordinated implementation strategy and
• program.
The City of Rochester and Olmsted County in Minnesota used
such an approach in developing the Olmsted County
Comprehensive Water Management Plan in 1990.The plan
contains over 65 major policy/objectives and in excess of 250
recommended action items to implement the plan.This
includes recommendations of the responsible party or
organization,the proposed action and a timeline for
completing the action.
Elements of an Effective Planning Program
In addition to the quality of the comprehensive plan,the
success of a planning program depends on the implementation
and day-to-day administration of the plan.In fact,
implementation and monitoring remains a major challenge for
most local planning programs.The highest quality plan will
have little impact on a community unless it is implemented.
New planning models that are more proactive than the
traditional rational model used by most communities will be
discussed in the Trends section below.Here are some of the
elements necessary for a successful local planning process.
They apply whether a community decides to continue to use a
traditional planning approach or decides to move towards a
more proactive approach.
Commitment of Local Officials to the Planning
Process
An active and long-term commitment to a planning program
by the local officials,particularly the elected officials,is one of
the most important elements of a successful planning program.
Without local official
Without this commitment,the planning program will
support,the planning eventually fail,regardless of its merits.
program will fail, The major challenge in obtaining this commitment is to
regardless of its merits. convince the elected officials of the value added by planning.
To the extent possible,the rationale also has to be framed in
political terms from which most elected officials operate,rather
than from a strictly rational planning approach that guides
most existing comprehensive planning processes.In other
words,the official has to be convinced that supporting
planning is a plus for him/her among his/her constituents.
CREATING SUCCESSFUL COMMUNITIES 13
High Quality Comprehensive Plans and Ordinances r
T=
Another important element of an effective planning program is
the quality of the comprehensive plan and the ordinances that
EFFECTIVE PLANNINGimplement the plan.The characteristics of high quality
•Commitment to ' comprehensive plans were discussed previously.Local officials
planning have to be convinced that planning will really help them make
•High quality plans/ decisions.The same is true for the citizens and developers,who
-ordinances - .._ .= will become the major constituents of planning if it is done
•Coordinated programs/ well.
strategies Clear, Coordinated implementation Strategies and
•Implementable :_ programs
• Inclusive Most communities continue to rely almost exclusively on
•Open to innovation zoning ordinances and subdivision regulationsnot w r wimell•Coordinated with other comprehensive plans.This strategy
jurisdiction cases due to the legal limitations of regulatory devices.In
addition,zoning ordinances have"grown like topsy,"with
•Effective monitoring
sections added to deal with every new development problem or
issue that comes along,until it becomes nearly impossible to
read and understand unless one is an experienced attorney or
planner.Yet local communities seldom take the time to review
the ordinances,remove obsolete sections and streamline the
review process.
Existing ordinances need to be simplified and streamlined
without sacrificing the protection of the public interest.In
addition,dear implementation strategies and programs need to
be developed and adopted.This includes the integration and
coordination of all of the tools,such as regulatory devices,
utility extension policies and programs,tax abatement
• programs and public acquisition programs.
Implementable Plans and Ordinances
The comprehensive plan and ordinances must be capable of
being implemented,both from a technical and political
perspective.This means the local plan and zoning ordinance
must be consistent,or the planning process will be severely
weakened and will invite needless and costly litigation.
Minnesota's 1995 amendments to the Metropolitan Land
Planning Act and the 1997 Community-based Planning Act
strengthened the role of the comprehensive plan and require
this consistency.
From a political perspective,it is critical that the local officials,
citizens and stakeholders support the comprehensive plan and
ordinances or the plan will fall by the wayside.This is why it is
critical to convince elected officials of the value added of
planning and to involve the citizens and stakeholders in the
planning process.
CREATING SUCCESSFUL COMMUNITIES
14
- Strong Customer Orientation and Citizen Participation
Programs
Open and inclusive programs for citizen participation and
_: stakeholder involvement throughout theprocess are
Focus:more effort on{ � planning
Meiling
' ._i 3"� " .'. crucial to successful lanninJust as the private sector has
meeting demands of an planning.
increasingly sophisticated focused its efforts towards customer satisfaction and demands,
citizenry the public sector,including planning,needs to focus more of its
efforts towards meeting the demands of increasingly
sophisticated citizens and stakeholders.
Openness to Innovation and Experimentation
New and innovative development approaches are constantly
being introduced by landowners and developers to meet the
needs of customers and consumers.This indudes"new
urbanism,"rural clustering and master planned communities.
At the same time,new planning concepts are being introduced
to improve the planning process,including a merger of some
elements of strategic planning with comprehensive planning,
citizen participation programs and sustainable development.
Recently,several projects incorporating these innovative
development proposals have been turned down in different
communities throughout the Twin Cities Metropolitan Area
either because the existing plans and ordinances did not deal
with them,requiring plan and zoning amendments,or the local
staff and officials were opposed to the particular developments.
To provide the housing consumer with more and better choices,
local governments need to encourage innovative development
approaches'by amending their plans and ordinances to allow
them to happen.
Intergovernmental Coordination
Successful implementation of local comprehensive plans
requires coordination of the plans with adjacent communities,
counties and other governmental units at the metropolitan and
state levels.This avoids duplication,overlap,and inconsistent
or conflicting land uses and public facilities,such as sanitary
and storm sewers,water systems,and roads and highways.
Bringing about this necessary coordination is the major
purpose of the Metropolitan Council's Regional Blueprint and
recently adopted Metro 2040 Growth Strategy.
Monitoring Programs
Monitoring programs are essential to determine whether the
comprehensive plan and implementation strategies and
programs are in fact working properly to meet the vision and
goals.Unless this is done,a community may go off in the
wrong direction and not know it until it is too late to make a
correction.Monitoring programs are particularly important in
CREATING SUCCESSFUL COMMUNITIES 15
scenario btn'lding and plaiMing That is;where isconummity
may have selected a favored ,scenario over several othersand
Monitoring will show needs to know whether mi
whether mid-coursecorrectionsare needed.
•
whether mid-course - -The keysto an effective monitoring program are clear
corrections are needed standards,good record keeping and an on-going program.A
side benefit of monitoring programs is that it will point out
what really works and what does not in existing planning
programs. . . •. : _.
Monitoring local comprehensive planning programs does not
appear to be the norm.Some communities prepare an annual
report for the elected officials setting forth the major activities
and accomplishments by each department,including planning
departments.This is a good start towards an effective
monitoring program.It needs to be carried out on a long-term
basis.
•
16 CREATING SUCCESSFUL COMMUNMES
II
1
f�4^
4Y
.474
•
Trends in Planning and Development
• Introduction
Demographic changes,new planning techniques and new
development approaches will have a substantial impact on the
local comprehensive plan and planning process.Local officials
and staff need to be aware of these changes for several reasons.
Demographic trends can have an impact on future projections,
such as population,employment and housing and other
Awareness of
background data that form the basis for the comprehensive
demographic trends plan.Being aware of changing demographic trends can help
makes the plan more make the plan more relevant and implementable.
implementable. New development approaches are constantly being introduced
by the building industry,involving the type,density,and
design of housing and other developments.Local officials and
staff need to be aware of these changes so they can position the
community to respond within a reasonable time frame when
projects incorporating these development approaches are
presented to the community for review and approval.For
example,a"new urbanism"project may require substantial
amendments to the zoning ordinance before it can be processed
and approved.Statutory time deadlines in effect in Minnesota
for approving a development proposal may mean the
community has no choice but to turn down the proposed
project if the zoning ordinance does not already deal with it.By
anticipating the projects ahead of time,the community can
amend their plans and ordinances to allow the projects if they
meet the development standards.
In addition,the community staff and elected officials may want
Officials can encourage to be proactive and encourage some of the new development
new development approaches as a way to create a more viable community.Again,
approaches to create this may require amendments to the comprehensive plan and
more viable communities. zoning ordinance.The amendments need to be in place prior to
approaching landowners and prospective developers.
New planning approaches are also being introduced to
improve the planning practice as planners and others are
attempting to deal more effectively with the new development
concepts and meet the demands of the citizens and
stakeholders.
CREATING SUCCESSFUL COMMUNITIES 17
•
•
The following is a brief description of some of the major
demographic trends influencing planning and development;
new development approaches recently introduced by the
development industry;and planning techniques and
approaches to make planning more effective.
Demographic Trends
Aging of the Baby Boomers
The major demographic change during the next decade will be
the aging of the baby boom generation(the generation born
after 1945).The baby boomers are the largest generation in
American society.They will continue to have a major impact on
future development and redevelopment of communities.Some
75 million baby boomers were born between 1946 and 1964.
The b
boomers are now starting to reach middle and higher
age brackets.By the year 2000,58 million Americans will be 55
years or older and 85.7 million,or one third of the total
population,will be 45 years or older.
Aging baby boomers are The aging of the baby boomers will have a substantial impact
likely to prefer smaller on future housing and community development.For example,
houses,smaller lots or manyin this age group are likely to prefer smaller housing
units on smaller lots or even townhouses as they downsize and
townhouses. no longer desire or are capable of maintaining large single-
family houses on large lots.This age group also will place a
high priority on the location and availability of health services,
shopping facilities and public safety.
The trend could help implement policies and programs
adopted by the Metropolitan Council in its Regional Blueprint,to
increase housing densities in the existing suburbs as part of a
regional strategy to bring about orderly expansion on the
periphery of the area.Local communities also need to
determine and be prepared to respond to the needs and wishes
of this large group in American society.
Self Reliance
For several years Roper surveys have documented a trend
towards self-reliance,making the mid-1990s what they call the
"Age of Autonomy. According to the Roper organization,
People believe individuals when people ask themselves where the solutions to today's
are the source of solutions problems will come from,the answer is individuals themselves.
to problems. Furthermore,the surveys indicate Americans believe individual
members of the community(51 percent)and state and local
governments(51 percent)are the groups most responsible for
improving the quality of life in a community.Fully 82 percent
of the general public realize they could be doing more for their
18 CREATING SUCCESSFUL COMMUNITIES
l'isi Y
v C
"-7';4'1:7:: community.This suggests grounds for optimism that more
�'�_ people are willing to participate in local affairs to improve their
community's future.
The changing financial picture resulting from a shift of
{ Local communities are financing local infrastructure from the federal to the state and
becoming more
.r<;: financially self reliant. local levels suggests local communities will need to become
- more self reliant in constructing and financing sanitary sewer
,.ik' -, and water systems,roads and highways and parks and open
space.
E These trends support the importance of and opportunities for
.
k :; effective local planning programs in the future.
New Development Concepts
"New Urbanism,"Neo-Traditional Development
There is growing dissatisfaction by many professionals
involved in planning and development over the existing
j Dissatisfaction is growing development patterns,primarily in the suburbs,but also
I over sterile housing including redevelopment projects.A number of leading
subdivisions,sameness, architects and architectural firms have been particularly critical
cul-de-sacs and strip of the planning profession and local officials for creating
commercial development. comprehensive plans,zoning ordinances and subdivision
regulations promoting sterile housing subdivisions,sameness
I in housing design and construction,cul-de-sacs or"pods"that
i inhibit direct access and movement,strip commercial
developments,and other housing and subdivision design
features emphasizing the auto and ignoring the needs of the
Ipedestrian.
Recent national housing consumer surveys also indicate many
I homebuyers are not satisfied with the sterile-looking,
homogeneous suburbs the housing industry has been
producing.Instead,they want attractive,friendly
1 neighborhoods with tree-lined streets,a mix of housing styles,
and walking and biking trails.In addition,homebuyers are
increasingly weighing the quality of the community more
heavily than the quality of the house in making their purchase
decisions
Existing zoning ordinances New urbanists also maintain existing zoning ordinances that
may prohibit neo- separate housing types prohibit neo-traditional development
traditional development. projects.In addition,a number of"new urbanism"project
proposals in many communities throughout the country,
including several in Minnesota,have been turned down by
local officials.
What then are the major characteristics of new urbanism or
neo-traditional development?As the name implies,this
development approach is not really new,but has been used in
the past in both small and large communities.The following
CREATING SUCCESSFUL COMMUNITIES 19
-:" -- are some of the elements of neo-traditional development as
• _ summarized in Philip Langdon's A Better Place to Live.
"There should be a generous network of streets and
sidewalks with streets conceived as outdoor public
rooms defined by building fronts and other elements
such as trees,hedges and fences.
"The character of the houses should enhance these
public rooms.Garages should be relegated to the back
alleys or other inconspicuous locations.
"Neighborhoods should contain housing in a mixture
of sizes, prices, and types, so that a variety of people
and households can come together.
"Neighborhoods should be laid out so that in a few
minutes residents can walk from their homes to parks,
stores,services,and other amenities in life.
"Communities should avoid regulations that require
large lots and large houses.Moderate- to high-density
neighborhoods are much more apt to obtain public
transit service,which allows the old and young to get
. • around more readily and generally reduces dependence
on private automobiles."6
The following are some of the basic principles new urbanists
espouse as an alternative to the current auto-oriented suburbs
in order to create a sense of community
• The basic building blocks of communities should be
neighborhoods.
• Each neighborhood should offer a wide variety of housing
types and all the necessities of daily life (shopping,
recreation,etc.)within walking distance of each other.In
order to achieve this,the area should be from 40 to 160 acres
in size.
• There should be a minimum density of five residential units
per acre to create a critical mass of citizens in dose proximity
to daily services and activities.
• Each neighborhood should contain an identifiable center,
both as a civic focus and informal place of gathering for
citizens.
• A hierarchy of interconnected streets exist that are connected
to each other to provide for easy access in and out of
neighborhoods.
• Streets should be safe and comfortable for pedestrians and
bicycles as well as autos.
• Sites designated for civic buildings,including schools,
libraries,museums,assembly halls,places of worship and
day care centers would be the most prominent places in the
neighborhood.
20 CREATING SUCCESSFUL COMMUNITIES
• A variety of open space,both passive(wetlands,streams,
scenic sites)and active(playgrounds,soccer,softball fields)
_ exists throughout the area.
• Many separate and distinct buildings are designed and
located to define streets and open spaces.
From these principles,it is clear the new urbanists are
attempting to provide a viable alternative to the current auto-
New urbanists propose a oriented,suburban development patterns.Their major focus is
viable alternative to auto- on creating neighborhoods and communities with a"sense of
oriented development. place"or"sense of community"for their residents.This is
accomplished through a variety of design features,such as
more narrow streets,pedestrian orientation,a mixture of
housing types and prices,open front porches that encourage
conversation between the homeowners and those passing by,
and compact centers for a variety of civic,recreation and
shopping activities.The emphasis is on creating a better
balance between pedestrian and auto movement,and on
neighborhood design and layout at a more human scale
encouraging interaction between residents.This is a viable
alternative to the current suburban development pattern which
virtually lacks a sense of place or sense of community.
Opposition often comes However,to date neo-traditional development proposals have
1 from ther0 osed met substantial opposition at the local level and have had a
P P rocky history throughout the U.S.,including Minnesota.A
increased residential major reason is the proposed increased residential density of
density. these projects.Adjacent property owners and many local
officials are concerned,if not strongly opposed,to increased
densities for fear that it will have a negative impact on property
values.
These projects have narrow streets.Highway engineers are
concerned about traffic safety and fire departments about
whether fire equipment and trucks can navigate through the
more narrow streets.This opposition is starting to change
somewhat,although very slowly.
These projects also require amendments(in some cases,
addition of new sections)to the zoning ordinances,which
many communities are not prepared to handle.Yet another
reason is that these projects represent a substantial departure
from the current development pattern and design.The market
is questionable.
The new urbanists have provided a valuable perspective in
pointing out some of the limitations and problems with the
existing development pattern,with its major and almost
exclusive orientation to the auto.They have also provided
some alternatives to the existing pattern of development,which
some housing consumers have been wanting.As time goes by,
the opposition to these projects may drop.While it is
CREATING SUCCESSFUL COMMUNITIES 21
2F{
5 M1§v 1
recognized that new urbanism will never totally replace the
existing development patterns or urban sprawl,it will continue
to provide housing consumers with additional choices.
Master Planned Communities 1
Another trend in the development industry is the master
planned community.They involve large tracts of land and
attempt to create a"complete"community.For example,
Celebration,Florida,located outside of Orlando,is being
developed by Walt Disney Imagineering.The site is 4,900 acres
in size.Development in the community is based on five
planning principles—health,education,technology, sense of
place and social community.
Weston is another master planned community located outside
of Fort Lauderdale,Florida.The size of this community is
10,000 acres.At its scheduled buildout in 2002,the community
will have 55,000 to 60,000 residents living in 17,000 houses in
more than 100 neighborhoods or"villages,"commercial and
industrial development,shopping centers and schools.Also
included are several golf courses,a community center and
hundreds of acres of parks and open space.
From these two examples it is clear that the developers are
attempting to address some of the same issues as the new
urbanists.This includes creating a"sense of place,"
encouraging social activities,the growing importance of
education,etc.The Urban Land Institute,a national
organization representing the development industry,is
currently tracking the master planned communities to
determine whether they are successfully creating a"sense of
community" and meeting other consumer preferences?
New Planning Approaches
A number of new planning approaches are starting to influence
local comprehensive planning and the planning process,some
of them in a very significant way.This section will describe
three of these changes;"vision planning"a term coined by the
• authors of a report published in 1990 by the International City
Managers Association(ICMA),rural clustering/open space
zoning,and sustainable development planning.
Vision Planning
The current planning model used by most local communities
Traditional planning (and sometimes referred to as the"rational"model)has come
doesn't involve citizens under criticism by a number of professionals involved in
enough. planning,including planners in the field,city administrators/
managers and strategic planners.One of the major criticisms is
that the process does not actively involve the citizens to any
CREATING SUCCESSFUL COMMUNMES
. _ 22
Yt
great extent,thereby becoming an overly technical document
• _. and process.This planning approach also results in a lack of a
constituency for planning outside of the technical staff who
a prepared the plan.
Another concern with the rational model is that it represents an
overly passive approach to planning.That is,a comprehensive
Traditional planning may plan is developed by the technical staff designating appropriate
be too passive. locations of different land uses(residential,commercial,
industrial,and institutional)throughout the community and
the infrastructure to support the land use,such as roads and
highways,sanitary and storm sewers,water systems and parks
and open space.Once the plan is adopted,the community in
essence"sits back and waits"for landowners and developers to
bring forth development proposals for review and approval.
The result of this is that the community is in a constant react
mode and often has little leverage to make changes to the
development proposal.
Another result of this approach is that the design and layout of
different development proposals seldom relate well to each
other.However,as long as the individual projects meet the
standards in the comprehensive plan and zoning ordinance,the
city cannot turn them down.Critics maintain that this
incremental growth of unrelated projects does not lead to a
"sense of community."
Finally,some maintain that the rational model does not take
into account political considerations and,therefore,is often
ignored by elected officials.
Perhaps responding to some of these concerns over the current
Vision planning establishes planning practice,a number of communities,as documented by
a direction and involves the ICMA in their 1990 report Taking Charge:How Communities
the broader public. Are Planning Their Futures,have started incorporating two
elements from strategic planning into the community planning
process.One is visioning as a means of establishing a clearer
direction for communities while at the same time providing for
broad-based citizen participation.A second is action plans as a
means of making planning more proactive.The authors of the
ICMA report call this process vision planning.8
The following is a brief description of some of the
characteristics of vision plans:
Vision of the future
The planning process under this approach starts with the
creation of a vision for the community.A vision is a description
of a future desired state;a vision for a community is a
i description of what the citizens want the community to be like
10 to 20 years in the future.It is based on the values of the
community and involves the development of a consensus
about the future among citizens and stakeholders.
II CREATING SUCCESSFUL COMMUNMES 23
S
•
A community vision helps to align a community and create
commitment by community officials and citizens.By involving
_ N the citizens in the process,it taps into the talents and
knowledge of the citizens and helps to create ownership of the
vision and the comprehensive plan.Since the vision is based on
values and establishes the future direction of the community,it
is important to involve as many citizens as possible in the
process.
Inclusive process
Another characteristic of this type of pla
nung is n other stakeholders
it is t ders
inclusive and open by involving citizens
throughout the planning process rather than as an afterthought
at the end of the process.This encourages discussion and open
dialogue among the participants and creates ownership and a
constituency for the comprehensive plan and planning process.
Planning the planning process
Since this planning process encourages and promotes broad
community involvement and consensus building with
an
emphasis on action in the real world,rather than just paper
plans,it is important to plan the process carefully.This is
particularly true since this represents a substantial departure
from existing practices.The major focus here is on
communication and building relationships among the
participants in the process.
Thinking strategically '
Thinking strategically is perhaps the most important
characteristic of this new planning process.This means ability
to operate both in long-and short-term contexts at the same
time to see the linkage between the two;to think wholistically;
to understand the importance of"proper"timing in
implementing projects;to be able to deal with uncertain
futures;and to move from policies to action plans.
Rural Clustering/Open Space Zoning
One of the potential approaches for dealing with low-density
development in rural areas to minimize large lot,sprawling
type of development is through rural clustering or"open
space"zoning.Randall Arendt,author of Conservation Design for
Subdivisions,is a proponent of this approach as an alternative to
the checkerboard pattern of development resulting from
existing plans and zoning ordinances.9
While the concept of duster development or allowing the
clustering of housing units on a parcel of land is not new,the
emphasis and approach suggested by Arendt is new and
different.In a conventional subdivision approach,the emphasis
is on placing as many lots on the parcel of land as permitted
24
CREATING SUCCESSFUL COMMUNMES
- �
and the open space is usually the land remaining.In the"open
; ; << space"design approach,the natural resources are identified E.
7.,- � __. first as a means of protectin these areas before the lots and }-
streets are added.Arendt also suggest that rather than ,F Y
designating a minimum lot size as most zoning ordinances
require,the zoning ordinance should require a maximum lot
size in open space developments to protect more land for open
space.
The basic principles of"open space"zoning are:(1)it allows
the same overall density on the parcel that is permitted in the
existing zoning district.This is accomplished by allowing the
clustering of the housing units on smaller lots on that portion
of the lot not designated for open space.(2)50 to 60 percent of
the parcel is designated for permanent open space;and(3)the
open space saved is recorded as a conservation easement to
ensure that it remains open space.
Rural clustering is a There are several advantages of this approach to clustering.By
"win-win"situation for a allowing the same number of housing units on the parcel as the
existing zoning district,it's a"win-win" situation for the
community. community,landowner or developer and the homeowner.
Requiring that 50 to 60 percent of the parcel be set aside for
open space(the conventional open space dedication
requirement in most ordinances is 10 to 15 percent)results in
the protection of substantial amount of natural resources.
Recording the open space as a conservation easement ensures
that the open space will remain that way in perpetuity
In Minnesota,Washington County has shown an interest in this
approach to subdividing land in rural areas and retained
Randall Arendt to conduct educational sessions for local
officials.
The City of Lake Elmo,Minnesota has decided to use clustering
as means of guiding future development in the city.
Sustainable Development Planning
Background
Sustainable development is an emerging concept that is
starting to move into community planning.Several
communities throughout the U.S.have started to incorporate
principles and elements of sustainable development into their
planning and decision making processes.
What is sustainable development and sustainable development
planning?A number of definitions of the term have evolved
over time depending on the perspective of the individual or
organization that developed the definition.Perhaps the
shortest definition is by the United Nations World Commission
on Environment and Development(UN
CED), wn as the
25
CREATING SUCCESSFUL COMMUNITIES
+ IFA; _ Bruntland Commission,that defined it as". ..development
Sustainable development that meets the needs of the present without compromising the
meets todcY's needs- . -
ability of future generations to meet their own needs."
without compromising - Paul Hawken,a businessman and author of the highly
future generations'ability regarded book,The Ecology of Commerce,developed the
to meet their needs. following definition:"Sustainability is an economic state where
the demands placed upon the environment by people and
commerce can be met without reducing the capacity of the
environment to provide for future generations.It also can be
expressed in simple terms of an economic golden rule for the
restorative economy:Leave the world better than you found it,
take no more than you need,try not to harm life or the
environment,make amends if you do."1°
At the national level,President Clinton established the
President's Council on Sustainable Development in June,1993,
in response to Agenda 21 developed at the United Nations-
sponsored 1992 Earth Summit in Rio de Janerio.The major
functions of the Council are to(1)advise the president on
matters related to sustainable development,and(2)prepare a
National Sustainable Development Action Strategy.
Minnesota has been active and involved in several major efforts
related to sustainable development.In 1993,Governor Arne
Carlson appointed 105 citizens to the Sustainable Development
Initiative to develop recommendations for sustainable
development in seven major areas-agriculture,energy,forestry,
manufacturing,minerals,recreation and settlement.This effort
resulted in a report entitled Redefining Progress:Working Towards
a Sustainable Future published in 1995.
That same year,a 17-member Sustainable Economic
Development and Environmental Protection Task Force was
created as a result of legislation passed by the 1994 Legislature.
The major function of this task force was to develop
recommendations on how to implement the major goals
developed by the Initiative.The recommendations of the task
force were published in a strategic plan entitled Common
Ground:Achieving Sustainable Communities in Minnesota.
The Minnesota Roundtable on Sustainable Development was
created in 1996 and Governor Arne Carlson appointed 30
members to the roundtable to"identify practical ways of
achieving economic and community vitality while sustaining
the quality of Minnesota's environment."The task of the
roundtable is scheduled to be completed early in 1998.
Sustainable development planning
Sustainable development planning involves efforts to
incorporate sustainable development principles into local
planning programs.This recognizes that the major
26 CREATING SUCCESSFUL COMMUNITIES
Sej * a r
Major responsibility for responsibility for implementing sustainable development
carrying out sustainable principles will be at the local level.
. _ development will be at the The sustainable development movement is relatively new As a
kc� al IAVAI result,the exact method or approach for incorporating
sustainable development principles and practices into a local
comprehensive plan and planning process is still a"work in
progress."One recently published planning handbook on the
• _ subject entitled The Local Agenda 21 Planning Guide suggests
<sr . melding three types of planning into sustainable development
planning—strategic planning,community-based planning and
environmental planning.'
Other recent publications have started to address the issue of
how to best structure,and perhaps more importantly,
implement sustainable development planning.The Minnesota
Roundtable,among others,is currently working on this.
Several communities have started to make substantial efforts to
incorporate sustainable development principles into the local
planning and decision making process.Perhaps the best
example of a local community's efforts in this area is
Chattanooga,Tennessee.In 1970 when the federal Clean Air
Act went into effect,Chattanooga was dubbed the most
polluted city in the U.S.
Since that time,the city has had a dramatic turnaround and is
now hailed in environmental circles,including the President's
Council on Sustainable Development,as a model of sustainable
community development.This started in 1984 when
Chattanooga Venture,a non-profit agency,involved some 1,700
citizens in brainstorming ideas of how to improve the city and
develop a vision statement.The result of this effort was Vision
2000,which contains 34 concrete goals and 223 projects,most of
which have been implemented.The process was so successful
the group started Revision 2000 in 1993 and came up with 27
additional goals.
CREATING SUCCESSFUL COMMUNITIES 27
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0 3
LIVABLE COMMUNITIES ACT
1996 SHAKOPEE HOUSING ACTION PLAN
TABLE OF CONTENTS
Introduction 1
Housing Goals, Policies and Activities 2
Housing Affordability 3
Housing Diversity 6
Neighborhood Quality 7
Housing Density 8
LIVABLE COMMUNITIES ACT
1996 SHAKOPEE HOUSING ACTION PLAN
Introduction
On November 2, 1995, the City of Shakopee adopted a resolution to participate in the
Metropolitan Livable Communities Act. This act requires the participating
communities to adopt housing goals and to provide an action plan for the achievement
of those goals.
The purpose of this action plan is to identify the major issues with regard to housing in
the City of Shakopee. This includes the housing goals and policies, implementation
time frame, and the tools that will be utilized to bring the goals and policies into
action.
The Livable Communities Act aims to promote the development and preservation of
affordable and life-cycle housing throughout the metropolitan area. The Metropolitan
Council defines affordable housing as housing that costs no more than 30% of a
family's income. In 1996, an owner-occupied housing unit could cost up to $115,000
for the Metropolitan Council to consider it affordable. For rental properties to be
affordable in 1996, they could have a maximum rent of$638 per month.
Timeframe
This action plan covers housing activities in Shakopee for the coming year through
the year 2000. These include housing policies and actions by the city, other
government agencies and, to a smaller degree, private and market forces. The city
expects to review and update specific housing issues on an as-needed basis and the
whole action plan at least once every five years.
Page 1
•
Housing Goals, Policies and Activities
GENERAL HOUSING GOALS
Shakopee supports the following general housing goals:
• Having a balanced housing supply, with housing available for people at all
income levels.
• The accommodation of all racial and ethnic groups in the purchase, sale, rental
and location of housing in the city.
• A variety of housing types for ownership and rental for people in all stages of the
lifecycle.
• A community of well-maintained housing and neighborhoods, including
ownership and rental housing.
• Housing development that respects the natural environment of the city while
striving to meet the need for a variety of housing types and costs.
• The availability of a full range of services and facilities for its residents, and the
improvement of access to and linkage between housing and employment.
• Adding to and preserving the affordable housing in the city.
• Shakopee will make its best effort, given market conditions and resource
availability, to maintain a city-housing index within the benchmark ranges for
affordability, life-cycle and density. Specifically, the city will strive to meet the
following housing benchmarks:
1. At least 64 percent of ownership and 32 percent of the rental housing as
affordable.
2. At least 35 percent of the housing as units other than single-family
detached.
3. An owner/renter housing mix of 70 percent owner occupied and 30
percent occupied by renters.
4. Have single-family detached houses with a density of 1.9 units per acre
and multifamily housing with an average density of at least 10 units per
acre.
Page 2
HOUSING AFFORDABILITY
Housing costs continue to rise throughout the region because of a variety of
reasons. These include increasing land and construction costs, utilities and taxes;
declines in government aid programs; and, indirectly, land use regulations. These
cost increases greatly affect low-and moderate-income households. Changes in
mortgage interest rates also affect the affordability of housing.
The Metropolitan Council set a goal that at least 64 percent of the ownership housing
and at least 32 percent of the rental housing in Shakopee should be affordable. As of
1995, the city was exceeding both minimum benchmarks. The city will continue to try
to meet or exceed these goals with the following policies and activities:
The following narrative denotes those activities that will be undertaken by the Scott County
Housing and Redevelopment Authority (SC-HRA), non-profits, private developers and the City
of Shakopee in an effort to achieve the affordable housing goals.
HOME OWNERSHIP
Affordable Financing
• It is anticipated that 40 units of housing will be purchased through first time homebuyer
programs funded by mortgage revenue bonds from the SC-HRA's bonding allocation and
refunded bonds. Tax forfeiture land resources will also assist first time homebuyers on new
construction.
• The SC-HRA will work with Scott County non-profit organizations such as Christmas in
May to coordinate applications for affordable home ownership rehab programs. The rehab
of approximately six homes per year will be funded with the volunteer efforts of
approximately 300 people. This results in a dollar equivalent of approximately $36,000.
Downpayment Assistance
• The SC-HRA will work with those lenders who have participated in past first time
homebuyer programs for downpayment assistance to 20 units of affordable housing.
• The community action agency (CAP) will provide emergency rental assistance and the
SC-HRA will provide mortgage foreclosure prevention assistance to 5-10 families annually.
Homeowner Rehabilitation
• The SC-HRA will apply for 10 home energy loans through MHFA.
• MHFA low interest loans will be utilized to fund home owner rehabilitation of five units of
affordable housing per year.
Page 3
•
RENTAL HOUSING
New Construction
• The SC-HRA intends to build 20-30 moderate rent general occupancy family townhomes in
a scattered site development. Essential Function Bonds, Tax Increment and SC-HRA
Special Benefits Tax Levy will be the primary source of funding.
• The SC-HRA intends to build a mixed use commercial/residential project in conjunction with
the downtown Shakopee river front development. The project proposes 40-50
moderate/market rate senior rental units.
• A health care group that includes Allina Health System, Health Dimensions and the St.
Francis Medical Center will be building a 51 bed nursing home in Shakopee.
• Arlington Ridge is proposing a 64 unit tax credit townhome project in Shakopee. This
project proposes a total of 112 units.
Subtotal = 195 units
Tenant Based Subsidy
• The SC-HRA will prepare and submit applications for Section 8 Rental Assistance
Certificates.
The Scott County Housing and Redevelopment Authority currently owns and administrates the
following affordable housing programs in the City of Shakopee.
• Sixty-four (64) Section 8 Rental Assistance Certificates serving 64 low/moderate income
persons/families.
• Four Rental Assistance Family Stabilization (RAFS) program vouchers.
• Four (4) units of moderate rent housing.
• Two (2) units of transitional housing.
Subtotal = 74 units
Privately Owned/Subsidized Housing
• Levee Drive Apartments, 66 one bedroom senior units.
• Village Apartments, 62 one bedroom senior units.
• Clifton Townhomes, 56 general occupancy units.
• Arlington Ridge, 48 general occupancy units, low income tax credit project.
Subtotal = 232 units
Page 4
Total units: 306
Projected household total by the year 2000: 501
Page 5
HOUSING DIVERSITY
Most of the housing in Shakopee consists of single-family homes. The city will
continue to work toward having a wider variety of housing types with the following
general policy:
• Promote a variety of housing types, costs and ownership options throughout
Shakopee. These are to meet the life-cycle needs of all income levels, those with
special needs and nontraditional households.
The city also adopts the following housing diversity policies and activities:
• Shakopee will continue to provide dispersed locations for a diversity of housing
styles, types and price ranges through its land use plan.
• The city will make efforts to plan and provide for the housing and service needs of
the elderly and disabled.
• Shakopee will encourage development of housing and services that meet the
needs of nontraditional households.
• The city will regularly review and, as necessary, change its zoning and subdivision
regulations, building codes, design standards and approval process. This is to
assure that these regulations and standards are flexible enough to allow a variety
of housing options and to help lessen the cost of residential development and
redevelopment. Such issues and regulations that Shakopee will review include:
1. The amount of undeveloped or underused land that the city has planned or
zoned for single, medium, and high density residential development.
2. Planned unit development (PUD), mixed-use and cluster development
ordinances that include residential density bonuses.
3. The flexibility to use zero lot line development.
4. Minimum unit size or floor areas.
5. Garage and off-street parking requirements (especially for seniors).
6. The use of private streets in developments.
7. Minimum right-of-way, pavement widths and standards for streets.
Page 6
NEIGHBORHOOD QUALITY
It is important to assure that the efforts to provide life-cycle housing are accomplished
so that it is as compatible as practical with the character of existing neighborhoods and
so it respects the environment.
It also is important to prevent housing in older neighborhoods from deteriorating. To
address these concerns, the city adopts the following policies:
• Plan and design new housing to:
1. Protect existing housing, natural features, and neighborhood identity
and quality.
2. Assure there are adequate utilities and community facilities.
• Maintain or strengthen the character of established neighborhoods and assure
that all housing units are safe, sanitary, secure and free from blight.
Shakopee also adopts the following neighborhood quality policies and activities:
• The city will work to protect the integrity and long-term viability of residential
neighborhoods and reduce potential negative effects of commercial or industrial
land uses through zoning, site plan review and code enforcement.
• Shakopee will require and enforce design and maintenance standards for
multifamily residential development. Design standards will include provisions
about building massing, architectural design, off-street parking ratios and location,
access, traffic impacts, landscaping, fencing or screening, and trash handling.
The city will allow affordable housing in any location suitable for residential uses.
Shakopee will assure that development respects the natural environment to the
maximum practical extent.
The city will continue to use its shoreland, floodplain and environmental protection
ordinances to assure protection of lakes, streams, ponds, wetlands, steep slopes and
woodlots.
The city, in association with the Scott County Housing and Redevelopment Authority,
will participate in programs to help property owners with home maintenance and
improvements through loans and, if available, grants.
Page 7
HOUSING DENSITY •
The City of Shakopee has taken steps to ensure compliance with the negotiated
benchmarks. Some of these steps include the following:
• The Zoning Ordinance has been amended to delete required minimum lot sizes;
• The Zoning Ordinance allows for multi family development within single family zones by
Planned Unit Development (PUD) Overlay Zones;
• The density standards for urban single family zones allow a density of five dwelling units
per acre;
• The density standards for multiple family zones range from five to eighteen dwelling
units per acre.
Page 8
SHAKOPEE APARTMENT COMPLEXES
Shakopee East Apartments(122 Units)
620 Gorman Street
Shakopee, MN 55379
Phone: 496-2650
Owner: Burt &Delores Lindah11053 East Wayzata Blvd.
Wayzata,MN 55391
473-1455
Candlewyck Apartments(89 Units)
1245 East Shakopee Avenue
Shakopee, MN 55379
Caretaker- Claudia Meyer 496-0874 or 445-4460
Hillside Estates(36 Units)
850 Gorman Street
Owner: Frank Brixius 21720 Fairview
Excelsior,MN 55331
333 - 0201
BVC Partnership (6 4 Plexes)
12700 Anderson Lakes Pkwy
Eden Prairie,MN 55344
Garden Lane Apartments Phone: 445-6968
Clifton Development(66 low income units)
4th and Dakota
Contact Person
Pembco
6700 Excelsior Blvd. #201
Minneapolis,MN 55427
Della Lenzen(owner) (8 units)
440 West 2nd Avenue Waconia,MN 55387
Apt. Address- 107 North Prairie
Jeffrey Felt(owner)(9 units)
4825 East Lake Harriet Pkwy Minneapolis,MN 55409
Apt Address- 1021 East 1st Avenue
John Peters &Kenneth Lenzen(owners)
Box 155N
Chaska,MN 55318
Apt Address- 1037 South Spencer
Wayne Stockman&S H Larson(owners)
3407 Red Oaks Circle North
Burnsville,MN 55337
Apt Address- 1055 Spencer
Thomas O'Meara(Owner)(12 units)
P.O. Box 64707
St. Paul,MN 55164
Apt address- 321 Harrison
Larry Farrell(owner)(4 units)
2093 Austin Circle
Shakopee,MN 55379
Apt. Address- 303 Adams
Joesph Notermann(owner)(4 units)
1205 West 6th Avenue
Shakopee,MN 55379
Apt Address- 1245 West 4th Avenue
John Nelson(owner)(3 apts total of 62 units)
1162 Limestone Drive
Shakopee,MN 55379
Apt Address- 1409 East Shakopee Avenue
1307 East Shakopee Avenue
Shakopee 62 Partnership (owner)(3 apts. total 62 units)
'ibob Iverson 6805 Iroquois Circle
Edina, MN 55435
Apt Address- 1428, 1440 & 1450 East 4th Avenue
John Suback(owner)(24 units) do Thomas O'Meara P.O. Box 64707
St. Paul,MN 55164
Apt. Address- 1240 East 4th Avenue
Darrell Bahnsen(owner)(24 units)
12703 Monterey Avenue South Savage,MN 55378
Apt Address- 602 to 612 Jackson Street
Donald Hauff(owner)(4 units)
9988 107th Avenue North
Maple Grove,MN 55369
Apt Address- 1220 West 3rd Avenue
Joseph Noterman(owner)(4 plex)
1205 West 6th Avenue Shakopee,MN 55379
Apt. Address- 1235 West 4th Avenue
Donald Hauff(owner)(4 plex)
9988 107th Avenue North
Maple Grove, MN 55369
Apt. Address- 302 South Adams
Riva Ridge(92 Units)
Scottland Companies(owner)
1244 Canterbury Road
Shakopee,MN 55379
Apt. Address- 1224 Shakopee Avenue
Caretaker- 496-1139
Country Village(113 units)
SPS Companies(owner)
4201 Excelsior Blvd Minneapolis, MN 55416
Apt Address- 1255 Marschall Road
Richard Ewert
1511 Shakopee Avenue
Shakopee,MN 55379
Apt Address- 1140 West 3rd Avenue
CITY OF SHAKOPEE
Memorandum
TO: R. Michael Leek, Community Development Director
FROM: Julie Klima, Planner II
SUBJECT: HRA/Maxfield Research Housing Analysis
DATE: March 17, 1999
INTRODUCTION
The Scott County Housing and Redevelopment Authority(HRA), in conjunction with
Maxfield Research, Inc. have completed a Rental Market Analysis and Demand Estimates
for Scott County. As a part of that document, specific information regarding Shakopee in
included and in some instances, analyzed. The following is a brief summary of the
information specific to Shakopee and any applicable findings of the study.
DISCUSSION
• Over the next 20 years, Shakopee, Prior Lake and Savage are expected to be the 3
fastest growing communities in Scott County.
• As of November 1998, the rental market is Shakopee is composed of a total of 772
rental units with a vacancy rate of 0.9% (7 vacant units). The following is a
breakdown of the total unit count:
• 668 market rate units(7 vacant units=vacancy rate of 1%)
• 48 tax credit units (vacancy rate of 0%)
• 56 subsidized units(vacancy rate of 0%)
• As of November 1998, the rental market for Senior housing comprised of 180 total
units with a vacancy rate of 4.4% (8 vacant units). The following is a breakdown of
the total unit count:
• 52 market rate units(8 vacant units=vacancy rate of 15.4%)
• 128 subsidized units(vacancy rate of 0%)
• The study found that there is a need for additional general occupancy housing
throughout Scott County. The study states that the majority of the demand for market
rate general occupancy rental housing is in the suburban(Shakopee, Prior Lake, &
Savage) portion of the county.
• The study also recommends additional subsidized general occupancy housing in
Shakopee(as well as other communities within the County).
• Within the City of Shakopee, 152 market rate rental units are under construction by
Stuart Corporation(north of County Road 16 and between Roundhouse and Sarazin
Streets).
• The study projects that Shakopee will have a population of approximately 28,100 by
2010 and 38,900 by 2020. This accounts for a project 122%growth rate from 2000
to 2020.
• The study includes projections over the next 20 years of annual average increases of
1,070 persons and 455 households.
• Between 1998 and 2003, the fastest growing age groups are expected to be persons in
the following age groups: ages 45 - 54 (increase of 67.1%), ages 55 - 64 (44%), and
ages 65 - 74 (35.3%).
• In 1998, the median income for a household in Shakopee is $50,692. This includes a
range of approximately $12,000 annually for persons over 75 years in age and $66,000
annually for those in the 45 to 54 age group.
• The Metropolitan Council projects an increase of 3,300 jobs between 2000 and 2010
(an increase of roughly 30%) and an increase of 1,600 jobs between 2010 and 2020
(an increase of approximately 11%).
• Market rate units in Shakopee with one
bedroom averaged rents of$610/month. Two
bedroom units averaged rents of$655/month, and 2+bedroom units averaged rents of
$83 5/month.
• Arlington Ridge is the only tax-credit project in Shakopee. The project consists of 48
units. Please note the following breakdown:
Type of Unit #of Units Monthly Rents
• 1 Bedroom 2 $515
• 2 Bedroom 34 $595 - $620
• 3 Bedroom 12 $725 - $745
• Clifton Townhomes is the only subsidized general occupancy project in Shakopee.
The project has 53 2-story townhome units and 3 one-story townhome units. Rents
are based on 30% of the tenants household adjusted gross income up to market rents
of$596/month for 1 bedroom units, $642/month for 2 bedroom units and $676/month
for 3 bedroom units. Only two tenants pay market rents. The project is fully occupied
and there is a significant waiting list.
If you would like additional information, please let me know.
lie Klima
Planner II
h:\julie\longrnge\hrastudy.doc
Innovative a
mace better use of l
w
1
East Farmington „
Rod Hardy, of Sienna Y 7 � $x .. Y'F w
East Farmington is a residential neighborhood ,>, ,.:, ,3_ , , . , ..*,,, tri ,- . i r 1, ,
east of the downtown. When fully developed, ,,_ :,.w
Corp., a Twin Cities land it will consist of 450 single-family homes and ,,; ' _i,;
60 attached units. Houses occupy lots (6,000 f ' "" ''' .: .,/'� "�, =-,
•
development company, was to 8,000 sq. ft.)that are smaller than those ammie�i i.. ; _ 'ni l rr�i ill r.,,.,.,.
found in the usual subdivision. Block size is ti � ,..‘,-.53:-.,..,)-4-om,. -";„�..° r? "��,�^
the same as in the older part of Farmington. ---�r,_
' scouting an area for a new
Streets follow a traditional grid pattern, with
residential subdivision in
sidewalks linking'the neighborhoods together. , ', a :` ,ki
Though street right-of-way is narrow to slow ' �i.,
car traffic, green space on medians and <,. :,'',',`,.4t;y '` '' ° ,
the early 1990s and settled boulevards provide above ground storm water `, T � u=�= ;frit
I 4 r efi ' N i'9 ,r tir;.1 7 21 .11f8!
absorption in the form of linear parks. 'r-- ' ,ii , . tit
on a tract just outside of A half an acre of common open space, .a t` ,�� 5 ? ' , ft� r
owned and maintained by homeowners, 413 OW /(1.,,',6,- N ';,."1:". S.`-.'".4 ,..e-4/1).
forms the center of each residential block. "aa�' ,- 1 .A, " .': ' '
downtown Farmington in r4 q n I. e ;Yf ,e r i+ %S 1,;,,,%.:4:01 t
There are a variety of house and garage styles, ti •i 'oma ,�- ' �<... s T. . ' :;�
consciously blended with the housing styles ti h �''`' ' `
Dakota County. of'old'Farmington. � t2� •
.t
kid i St. Louis Park
• Town Center
"We were looking to deliver _.
lots to builders costing in the
low to mid-20s for homes • ^7 ~ 0.}•'f-'• '-cR r a i* `: ,,.� r*4 i St. Louis Park Town Center is a 25-year •
� -` ` +', ` �. �- concept that will include housing for
around the$100,000 mark," i t F t+';,, -4 ;,,�. " _ `� y , i , 'q people of various a es and incomes,
said Hardy. That target ruled z - ' -^ workplaces commercial, retail,
out the usual subdivision with �. '° '"`` :�• communi institutions, a city park and
Gar dt _ lr , :.: < ty
larger lots. r �.�y /�I,; � ` a� _ , .-.•..^ x town green.
The land was relativelyflat, `_ . • -, ,; ),i.. 4,...„.,,,,-.t.:. . .. /„•e L The project creates a focal point-a
rus t v s.� K.u„
makingdrainage an issue with a i~ ' r ,7 downtown-in the area bounded y
g
�. ~ ���Vt-ea.-?i'.'.:zi.j,._4e.14-r_,.,... .
�•`' 100, Excelsior Blvd., Monterey Dr.
F f. i, + E.� t 1 t
high water table.At the same .� - ,,, ,, ��� �,a �, , _ Hwy.
time,the company wanted to tie ��,,'' ,'. x ` s Fd ' a' .} and 36th St.Construction will start on a
*4new town green,transit hub and
the development into downtown - ``� ""
p ..s---_::
�'`�•.9 3 - "� t -^ss !- �• �'�"`'�' `�' ' :� _ ...,4„.,„..47,,11,:z, parking structure in the spring of 1999..
Farmington on the west. ., ° fi a r " p
r •t ..^wrt a. ' •'�-' �r The project envisions more intense use
The result was East ���t f 7 : '' ! : . ,.:. -cx r r %I T
�� �•<. %e, c r -�' � � of an already developed area,
Farmington, a residential `� ��� a,�`=� 4 s_: • x .772,:...',. reconfigured to accommodate a mix of
development with a compact '✓f ` " ` �' " ` `''9
p p - - land uses.
form that makes use of smaller- ; .. ' -age on the '
than-typical lots and common , z,. onds,Chanhassen ,
open space for pleasing views,
recreational activities and Work started on Village on the
Ponds in 1996,which will be, in
storm water absorption (see ! effect, an expansion of downtown
profile at right). Chanhassen. It will contain a mix #
The reaction of home of uses-housing, retail, offices . , `�
buyers to East Farmington has restaurants and a church and » . _ = ----,
been enthusiastic. "It's the school-within short, comfortable ,3 . ;- �`i �i�r . � _.�v
fastest-selling subdivision in the Walking distances, reducing1:1i$ ; 1 S, r �� �` ,
dependency on the car. "
six state Federal Reserve 'r ,�4., .,. 4,,m. • ,
Housing will be convenient to `, 0•"i ' ��' f `4�r ,-;:,..r.,--'1 ' • -' t1
District," said Hardy. - �:
basic services, trails and parks, and - Pi`s 04'' �, � ��
The common open space at the project will provide links to , i
the center of each block is "the em to ,•.,., ;. V'+•-,...‘
`' , 1�li
employment. The project will ,n r
y „,44-,
single, most appealing feature feature a town square, walkable `v-1i,.0,4-;,.....-------:._-_-_ ___ 40...,„
r ., ,. , T` ' 1 .
_
streets, and traditional design and �t� -' r �*
1 to homebuyers,” he said. . ,F"°
architectural character. _ �a f` ' ''�`~f'`
East Farmington is a prime .: ` -
example of efforts that, one by Village on the Ponds is an example •. ` *f ly
of bringingto ether a varietyof r „ a d'
one, are shaping development g 0' __•. x ..,
land uses in a compact area. � '
. . ,. _mow.
into interesting, attractive p Rural cluster
compact forms. One of the - development
Metropolitan Council's goals in
its Regional Blueprint is to '74In Scandia Township, local
_, ,- .3 -•, <- . ,. ;;' �. �' officials areguiding
increase the density and mix of ; rural
development into clusters,
development in the region's it „` x,14„ 14 p
where housing units are
urban area and to encourage ,-,',1grouped at higher-than-
clustering of housing in typical�' " t �
typical densities, leaving
permanently rural areas. " rat.a. the remaining land as
Other examples around the _. >, , . open space.
region include projects in a �
u` ..•..... This approach preserves
Minneapolis, New Brighton, the area's rural character as
Chanhassen, St. Louis Park, St. •-. ... ,.- - well as environmental
:, �, � ' features of the area.
Paul and Lino Lakes. The
profiles on this page describe a
some of these projects.
.•......
........ f . , : ''ar. Lot Subdivis
, n/Feb 1999 3
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MAY 1 1
JOHN HUMBLE-SWANSTOCK
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When Congress passes its$200 billion highway spending bill,it will likely open up new areas to sprawling suburban development.
sprawl?
Hidden subsidies fuel the growth of the suburban fringe
BY PHILLIP J.IANGb1AAT and that in principle they would prefer built in cornfields,for example,are often
neighborhoods clustered around a down- affordable, as a result of low land costs.
ime was when only nature lovers town or village center.T
But to an extent rarely acknowledged,
and urban sophisticates would get Yet sprawling development continues suburban sprawl is also encouraged by
worked up about suburban sprawl, apace. In a report issued last year, the government subsidies—both deliberate
but no more. Growth moratoriums American Farmland Trust estimated that and unintended.
have sprung up around the country.Con- the United States is losing about 50 acres The subsidies start with transportation
servative think tanks and even institu- an hour to suburban and exurban devel- spending. The House of Representatives
tions like the Bank of America(which has opment. At this rate, the United States and the Senate are currently negotiating '
a huge stake in construction loans)spon- will lose 13 percent of its prime farmland about spending between$214 billion and
sor reports attacking the economic costs by the middle of the next century and,the $217 billion on a new transportation bill.
of continuing to convert undeveloped report says, could conceivably become a Whatever the final number, the lion's
land into low-density tract housing and net food importer. share of this money will go for highways.
strip malls.And according to recent mar- What's behind this sprawl phenome- Many of these highways will open up new
ket research, most ordinary Americans, non? Some factors are obvious: Houses land for development,and if the patterns
though still favoring detached,single- of the past continue,much of this de-
family homes,are increasingly fed up Residents of new suburbs velopment will take the form of
with the congestion and sprawling sprawling tract homes and strip malls.
commercial development that too of- rarely paythe e fu l l cost st of In Atlanta,for example,regional plan-
ten come as part of the package. To- ners predict that the new transporta-
day's consumers say they are particu- tion bill will wind up funding new
laxly annoyed by commercial strips their government services. roads through the still-rural areas
22 l..$.NE\\'S K\\•ORLD RI:PORT•.APR❑ 27•MR
U.S. NEWS
outside the city,thereby causing sprawl to low-density developments pay taxes, of values in the central city and close-in sub-
expand out to another layer of counties. course,but are rarely charged the full cost urbs usually decline. To compensate,
The highway lobby(construction corn- of the government services they consume. these areas have to raise property tax
panies, unions) claims that motorists Instead those costs are usually averaged rates,passing still more costs on to their
who move to these new developments across a whole region or state, in effect residents.This pushes still more middle-
will pay for the new roads they'll use.But charging the people in the older areas for class families to move farther out,leaving
according to the U.S. Department of the costs of sprawl. center cities with their familiar mixture of
Transportation,that's not true.Tolls,gas- Consider,for instance, the cost of pro- very rich and very poor.
oline taxes, and other user fees cover viding new sewer hookups to various The cycle might go on forever, except
about 70 percent of the direct cash costs neighborhoods in Tallahassee, Fla. Ac- that ultimately huge infrastructure prob-
of building and maintaining the nation's cording to a study by James E. Frank,an lems build up, commute times become
road system.The rest—amounting to tens urban-planning professor at Florida State long,and"urban"problems such as crime
of billions of dollars per year—is financed University, the actual costs were about and pollution reach even the outer j
by general revenues. $4,447 for the mostly black, center-city suburbs.
And this subsidy is only a tiny fraction neighborhoods nearest the sewage treat- What to do?So far,attempts to control
of what drivers actually receive.
E'R E SCK FURORA
Driving imposes other external r, r ). „ .�. �..,,,� = ,r i �'
costs on the American economy, �? _ s •t •-�� -
from damage caused by air pollu -- -,- ..,,,,_2.7,- "ff „f ,.�1r,. � "'��
tion to the cost of mending people _____;.::::.--.7—; '� �� �,� <-
injured in traffic accidents to the rr '° �,,,,v —• •_12_
need for strategic involvement in ,.Ta '' * ' c ' S _,�.... "— r�
oil-producing regions of the world ; s . *x v-...7...E..)., ° �- ,,14.!!). "� .
It's impossible to do an exact ac- 1...5.1. -..t.._.:�`r w .1 i • -- Vqr t r 1 s -ti-
counting of these external costs, : ': °"-� ,,'.'` • "r- -, - yr ' 4'
but even conservative estimates «� -'•` f
show them adding up to at least 22 "t-'''y . e- ` -z-
cents for every mile Americans 7 �' a�.- • `i 1
drive.As urban planner Reid Ew- ' .i . (# • -' _ ►`:'
in notes, that number implies a
'. ..
that a gas tax of $6.60 a gallon
would be necessary to make driv-
ers fully pay for the cost that car _
travel imposes on the economy.
4-.._---
- . � `��.'- -y'-
Wealth transfer. Who pays and 4.1...-,--44..... *, 1. `�r` £'9 r"�`
who benefits from this subsidy? ak.-�.c- ` ' ; '' --1---.
Since the farther out one lives,the -- 4,. � : + -
-more miles one is likely to drive, s �'., r ' - ',-I'+� ., 'v �, „L -,,,•,-,,,'-... � .
the biggest net beneficiaries are '"Y - l� ."y"-' -' "'-'' 're--
people
re --people who move into the expand- ,�.-1 - _ :•- i r =` rf
in sprawl zones,while the biggest '•' 0—.47.:::-;:,: MY.;,--",s;'--------- • * - i ,
net losers are people who live in As the urban fringe expands,property values in the inner city and close-in suburbs usually decline.
denser communities.The transfer
of wealth is indirect,but it involves a sub- ment plant but $11,443 for the upscale sprawl through regulation have proved
sidy every bit as real as a government Lakeshore neighborhoods at the north- disappointing.In 1985,for example,Flor-
check- ern edge of town, where politicians and ida passed a comprehensive growth-man-
In addition to the nationwide subsidy lobbyists tend to live. agement plan that was hailed around the
of roads and driving, the suburban- Despite this nearly $7,000 difference country as a model of enlightened land-
sprawl pattern shifts economic burdens in real cost, all households pay the same use regulation. But the top-down regula-
within a region.In a low-density tract de- price, about $6,000, for sewer connec- tory approach engendered huge frustra-
velopment, the cost of most government tions, regardless of where they are. That tion and backlash among landowners and
services goes up. Sewer lines must be means that the poor families living near developers,and the legislation was effec-
longer, school buses must travel farther, the sewer plant not only have to endure tively gutted.
and more fire stations and miles of road its odor but also pay considerably more Regional planning and growth manage-
are needed to serve a given population. for their sewer hookup than it actually ment may help contain sprawl—Portland,
Sprawl also forces governments to spend costs the government to serve them. Ore.'s "growth boundary" has shown
money on new schools and other capital Meanwhile, affluent residents escape some success—but so long as low-density
projects that would not be needed if resi- both the smell and the full bill for their development remains heavily subsidized,
dential patterns remained more compact. waste treatment. the effect of regulation is like tapping on
Between 1970 and 1995, the number of Clearly, such subsidies do not cause the brake with one foot while keeping the
public-school students in Maine declined people to move to the suburbs. But they accelerator to the floor with the other.Ul-
by 27,000,yet the state spent more than do artificially lower the costs,skewing the timately,the best way to cope with sprawl
$338 million building new schools in factors citizens weigh when making a is to stop subsidizing it, so that its full
fast-growing suburban towns. move or stay decision. costs are built into public and private de-
Who pays for it?The residents of new As suburban sprawl expands, property cisions about land development. ■
L'S\l vA;,e A\oRi It RI pt I I AF'kU lq,N 23
r
s spa€` ,' ..,. :'',.-:,..e.:;...
ews, hyo es; is. . .
,_.,:. , ,,,,...„,.. ......:.. .... ...,„ -±„.-r.-
by Dean Pierce,AICD
h_
.... ,.; civ
National Survey The survey which involved treets Safer if ��'� _• a i`' 'tit are .-.91 ee r:.;.x
interviews with over 1,700
Measures Farmers' z$ ays Colorado Study: and 44 feet wide.
agricultural property owners -'
Attitudes Toward Traffic engineers have tr.• " �.` The study also determmeb ,-
in 42 states,found that farm that narrow streets pose no
"� tionallyconsidered aide ,.
Regulation and ranch owners are general fi greater risk to the safetyof res
Land use regulations affect ly supportive of regulatory streets to be safe streets.How- .
ever,a study recently complet idents as a result of fire.This
farmers and ranchers far less approaches to resource protec-
is significant in that in
than property rights groups tion.For example,when asked ed for the City of Longmont, finding
and others allege,suggest the to choose between various Colorado,suggests that rela- many communities municipal
results of a recent national sur- mechanisms for protectingtively narrow streets—those' safety officials oppose con
vey conducted on behalf of the agricultural land from conflicts 24 feet from curb to curb— struction of narrower streets
American Farmland Trust with residential development, 's. •. „; G ,' ." » ,. 4."..17..?. ..;.' - - .i.
(AFT).As a result,the AFT is 58 percent preferred zoning : :,,,,i, 4 ew . pi°
calling for an end to"legisla- over other approaches(such ,' 4 . -t 't
tive polarization"and enact- as the purchase of develop- 14L:-.1..--:--;:. . _ :4. '.
ment of"hybrid"programs ment rights). "e"`, wry" \\'' , 1 .
combining regulations and In a series of questions cer-
incentives to encourage tain to interest those following . a _ '` -'
landowners to protect the state and federal"takings" __ ,�..�.y�__
environment. bills,the survey also found eit.- - _— �`=.°
The survey included ques- that 68 percent of agricultural
tions in three key areas:the landowners opposed legisla- Narrower residential street.
impact of regulations on prop- tion that would require corn-
erty values;approaches to pensation when the value of
resource protection most property is decreased a speci ......i'';= f "0
favored by landowners;and fled amount. f -#.I' ."
factors landowners believe Additionally,three-quarters i_t y
should be considered when of respondents felt compensa-
deciding if compensation is tion should not be required
appropriate. when landowners were aware i
Writing in the Summer 1998 of regulations before they pur-
issue of American Farmland chased the property.And, >Typical 36 foot wide residential street
magazine,the AFT's Elliott acknowledging that govern-
Negin notes"[tlhe findings of ment actions can add value to may actually be safer,at least on the grounds they make
the AFT survey defy conven- property,more than three- in residential areas. properties less accessible dur-
tional wisdom and shatter the quarters of those surveyed felt Based on an analysis of eight ing fires and other emergen-
stereotypes of landowners as reduced compensation—or years'worth of accident and cies.
either beleaguered victims of none at all—would be appro- emergency response data,the According to Peter Swift,one
government regulation or priate when property is affect- study found that street width of its primary authors,the
greedy,uncaring environmen- ed by both regulation and and curvature are the most sig- study is among the first to cor-
tal Neanderthals." public investment such as road nificant factors in accident fre- relate street width with general
A surprising 71 percent of improvements. quency,and that"as street public safety.Swift is actively
those surveyed reported no For more information,contact width widens,accidents per encouraging other cities to
loss of property value as a Ed Thompson at the American mile per year increase expo- conduct similar research and
result of government regula- Farmland Trust by telephone at nentially." share their results to build an
tion,while another 9 percent 202-331-7300 x 3305. On the The study,which evaluated adequate body of knowledge.
reported experiencing only Web,links to the full report or to local streets carrying 2,500 or For more information on the
small losses.Wetland and ero- an 18 page summary,may be fewer vehicles each day,also study,contact Peter Swift of
sion prevention regulations found at http://www.farmland. found that traffic volume plays Swift Associates at(303) 772-
have the greatest impact on org/Farmland/files/media/ a relatively minor role in acci- 7052. A copy of the report is
property values,landowners property/release.html dent rates.In Longmont,the available on the Web at
say.Only 10 percent of respon- study found that some of the http://members.aol.com/
dents attributed any of their most dangerous local streets PHswi/Swift-street.html.
losses to zoning regulations. have volumes of less than 500
PLANNING COMMISSIONERS JOURNAL / NUMBER 32 / FALL 1 9 9 8
r