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5 PCSR 01-12-1995
ITEM NO. 5 ( (1 "ity of Jlk River MEMORANDUM TO: Steering Committee FROM: Steven B. Ach, City Planner. !r DATE: February 9, 1995 SUBJECT: Residential Plan These next meetings will involve the discussion of various topics from which we can now begin to establish certain goals and policies. The first topic to be discussed focuses on the residential element of the comprehensive plan. Overview • In order to begin to draw some conclusions regarding residential land use, it is important to first examine the City's current conditions and potential impacts each type of residential will have upon the City. Particular attention has been given to multi-family development, given the Steering Committee's concern relative to this matter. As we all know, multi-family can have a serious negative impact upon communities if not planned for properly, managed accordingly and maintained. This is evident in some of the first and second ring communities within the metro area (Brooklyn Park, Brooklyn Center) that are finally feeling the aging affects of multi-family projects developed twenty years ago. In addition to multi-family, both detached and attached single family developments will be reviewed. Since a major portion of the City's growth is occurring with the single family plats within the current urban service area, attention will be focused on our current inventory and how we should plan to accommodate the expected demands in the future. Finally, a brief overview of the financial implication in terms of taxes and demands on City services will be discussed. There have been some comprehensive studies completed by other organizations that will be useful in formulating some conclusions for Elk River's plan. • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Memo to Steering Committee Page 2 February 9, 1995 ill Land Use Evaluation Exhibit No. 1 is a chart outlining the percent of land dedicated to each zoning district found in the community. Approximately 90 percent of the land in Elk River is zoned for residential purposes. Of this 90 percent, approximately 16 percent is zoned for urban (city water and sewer) residential development, while the balance is agricultural (31%) and a single family zone allowing 2- 1/2 acre lots (41%). The Rlc zoning district (10,000 sq. ft. lot) is the predominant (11% of the 16%) of those residential districts within the urban service area. Single Family Consumption Rates/Inventory In the past six (6) years, there has been a shift towards residential plats within the urban service area. Exhibit No. 2 lists all the single family residential plats that have been recorded with Sherburne County since 1989. Based on this information certain trends relating to the amount of residential activity may be projected for the upcoming years. Furthermore, land available for development and a current inventory of the number of years supply are both important factors when designing a growth management strategy. In summary, within the urban service area there is approximately • a 22-year supply of vacant land that can be developed as single family. On the other hand, if no further subdivisions were to occur, the number of available platted lots that have been created since 1989 would take approximately 6 years to develop. It is important to understand that both of these numbers are based on activity only within platted property within the urban service area. There will continue to be activity within the unsewered area, therefore, this information is slightly misleading. What we have tried to do is start at "ground zero" in 1989 and determine current activity from this point on. Certainly a factor to consider when reviewing this information is that development activity is expected to generally increase. This is a result of MUSA line restrictions on some of the northwest suburbs, improvements to Highway 101, enhancing access to Elk River and extension of utilities within the community. Typically, a population growth factor of 3% has been used for other long range projections (i.e., wastewater treatment). Further discussion on this item will be provided at Thursday's meeting. HousinM Characteristics • Exhibit No. 3 presents an overview of the number of residential units in the City and the respective percentages of land consumed by each type of housing s:steering:2-9memo Memo to Steering Committee Page 3 February 9, 1995 • unit. Currently, there is a total of 4,754 residential units in Elk River. 75% of these units are detached single-family dwellings, and 22% are considered multi-family (more than three units per building). The amount of land zoned for multi-family purposes within the urban service area was determined to be approximately 4%. Included in this packet is an article from the Planning Advisory Service discussing land use ratios. Comparing Elk River's 4% figure to those cities with populations of under 100,000 listed in the attached article, the percentage of Elk River's land area dedicated to multi-family is on the low end. However, if a comparison was made only to those cities with populations less than 27,000 the average percentage of land for multi-family drops to approximately 7%. Based on these figures Elk River has a low percentage on land area dedicated to multi-famly. All this aside, the important issues to consider with multi-family is the overall density of each project, the concentration of multi-family within certain geographic areas and long term maintenance and aesthetic integrity. It is worth noting that a majority of Elk River's multi-family units were constructed during the middle to late 1980's. However, there are some projects that were built in the late 1960's and early 1970's. Through an • inspection program health, welfare, and safety issues can be maintained and preserve the visual quality and living environment of these buildings. In terms of opportunities for additional multi-family, the amount of available land zoned for multi-family has diminished through rezonings or development activity. Therefore, it is expected multi-family and the number of units that may be constructed should continue to decrease. Exhibit No. 4 is an inventory of all the multi-family projects in Elk River. Although there is a high percentage of multi-family units in the City, the vacancy rate is at 2%. Compared to other communities (See Exhibit No. 5) this rate is below the average. Typically, vacancy rates below 5% are considered to be an indicator of a healthy multi-family market. Fiscal Impact of Development To date, there has not been a full analysis of the fiscal impacts development has on Elk River. However, there have been other studies under similar conditions that Elk River is experiencing that can be used to draw some conclusions. To begin with, executive summaries from two studies (Exhibit 6- Lakeville, and Exhibit 7-Wright County) have been included for the Committee's review. In addition, excerpts from the Lakeville study IIIillustrating fiscal impacts based on a variety of residential land uses ranging s:steering:2-9memo Memo to Steering Committee Page 4 February 9, 1995 • from agricultural to multi-family will help facilitate the Committee's discussion on this topic. Generally speaking, a typical single family residential development with lot sizes of 10,000 to 12,000 square feet ends up demanding more services than they are paying for. However, moving in either direction away from this middle point of a "typical" development the fiscal impact can get better or worse. Findings from the Lakeville and Wright County study point out that "scattered development" places a strain on the City's operating budget. Conversely, higher density developments such as twinhomes, townhomes and multifamily generally provide the best fiscal investment. Certainly there are exceptions to this, such as high value single family homes. Whether these homes are located in a large lot subdivision of 2-1/2 acres or 10,000-12,000 square foot lot plat, the return will be positive. In summary, these general guidelines have been proven to be accurate guidelines for communities to apply when developing a comprehensive plan and respecting fiscal impacts of proper land use mix. These exhibits will be further discussed at the meeting. • Goals and Policies Finally, Exhibit 9 states the current goals and policies listed in the Growth Management Plan. These should be reviewed and evaluated to determine if modifications or deletions need to occur. Based on development pressure and projected growth for Sherburne County, new goals may need to be considered and incorporated into the updated Comprehensive Plan. The following is a list of goals/issues that the Steering Committee may wish to discuss: • Disperse residential land use densities throughout the community to provide a residential balance for a well-rounded living environment. • Strive to achieve a proper mix of housing opportunities that will not provide a negative fiscal impact on the City. • Develop certain growth control measures that provides for a proper inventory of all types of housing units. • Encourage creative subdivision design and site planning techniques to strengthen the sense of neighborhoods. • s:steering:2-9memo Memo to Steering Committee Page 5 February 9, 1995 4110 • Design techniques should be used within residential developments to enhance public safety protection for both fire and police. • Multi-family developments should not be concentrated within certain areas of the community. • High density development should be located adjacent to or near minor arterials or collector streets to reduce excessive amount of vehicular traffic within low density residential areas. • Development of owner-occupied housing for low and moderate income households shall be encouraged. • Investigate the appropriateness of housing maintenance codes to preserve and enhance areas of the City that are experiencing an aging housing stock. • Development should be encouraged within areas that currently have sewer and water and not require the premature extension of additional infrastructure, such as sewers and roads. II • Subdivisions of lands in the agricultural area should adhere to a density of four units per forty acres. • Creative subdivision design such as clustering shall be encouraged within all parts of the community. • Consider amending the zoning ordinance allowing more defined and specific uses (i.e., separating single family, townhomes and multifamily from one another). • s:steering:2-9memo EXHIBIT 1 • LAND USE EVALUATION ZONING MAP RESTRICTED % LAND % LAND CATEGORY ACRES IN CITY ACRES IN CITY A-1 9,266 33% 3,847 55% R-la 11,492 41% 1,642 24% R-lb 875 3% 356 5% R-1 c 3,216 11% 889 13% R-ld 185 1% 31 *** R-1e 120 *** 3 *** PUD 391 1% 32 0% R-2 32 *** 0 0% R-2b 43 *** 9 *** R-3 90 *** 0 0% R-4 82 *** 0 0% C-1 55 *** 0 0% C-2 35 *** 0 0% C-3 623 2% 27 *** PUD 140 1% 0 *** • I-1 854 3% 97 1% I-2 550 2% 45 1% BP 141 1% 0 0% Total 28,190 100% 6,978 100% 0 EXHIBIT 2 • RESIDENTIAL CONSUMPTION RATES 1989-1994 UPDATED JANUARY 1995 LISTING OF PLATS (1989-1994) TOTAL LOTS TOTAL ACRES ACRES 1994 LOTS DEV. ACRES DEVELOPED VACANT Country Crossing 73 12 40 10 30 Cherryhill Bluffs 3rd Add. 4 2 1 1 0 Hillside Estates 3rd Add. 9 0 4 0 4 Meadowlark Townhomes 14 6 3 2 1 1993 Heritage Landing 77 44 35 21 14 Cherryhill Bluffs 2nd Add. 31 12 26 10 16 Hilltop Woods Estates 8 7 40 36 4 Meadowvale Heights 49 24 121 59 62 Mississippi Oaks 37 7 62 5 57 Bruce Addition 14 14 2 2 0 North Meadows 8 4 22 11 11 Robbinsdale 3 3 2 2 0 • Heritage Landing 2nd Add. 9 0 5 0 5 Hillside Estates 2nd Add. 13 4 7 3 4 1992 Hillside Estates 50 42 29 25 4 Guardian Angels 4 4 2 2 0 Cherryhill Bluffs 10 8 22 10 12 Scottsdale 3 3 1 1 0 Orono Heights 11 6 6 4 2 1991 James Manor 6 6 2 2 0 Barrington Hills 12 10 4 3 1 1990 Bailey Beck 27 10 17 7 10 Auburn Commons 7 5 1 1 0 1989 Shores of Briarwood 3 3 9 9 0 Deerfield 4th Addition 56 52 33 30 3 Oak Hollow 4 3 5 4 1 • • FIGURES OF PLATS (1989-1994) UPDATED JANUARY 1995 TOTAL LOTS LOTS TOTAL ACRES ACRES TOTALS LOTS DEV. VACANT ACRES DEVELOPED VACANT 1994 100 20 80 48 13 35 1993 233 108 125 260 102 158 1992 78 63 15 60 42 18 1991 18 16 2 6 5 1 1990 34 15 19 18 8 10 1989 63 58 5 47 43 4 TOTALS* 526 280 246 439 213 226 *Figure does not include Hilltop Woods Estates and North Meadows Subdivisions. TOTAL LOTS LOTS TOTAL ACRES ACRES 6 Year Average LOTS DEV. VAC. ACRES DEVELOPED VACANT 1989-1994 88 47 41 73 36 38 • TOTAL LOTS LOTS TOTAL ACRES ACRES 2 YEAR TOTALS LOTS DEV. VAC. ACRES DEVELOPED VACANT 1993-1994 333 128 205 308 115 193 1992-1993 311 171 140 320 144 176 1991-1992 96 79 17 66 47 19 1990-1991 52 31 21 24 13 11 1989-1990 97 73 24 65 51 14 PAST 3 YEAR TOTAL 1992-1994 411 191 220 368 157 211 TOTAL LOTS TOTAL ACRES ACRES 2 YEAR AVERAGES LOTS DEV. ACRES DEVELOPED VACANT 1993-1994 117 64 154 58 97 1992-1993 156 86 160 72 88 1991-1992 48 40 33 24 10 1990-1991 26 16 12 7 6 1989-1990 49 37 12 26 7 PAST 3 YEAR AVERAGE III 1992-1994 137 64 123 52 70 1,603 Acres are available for residential development in urban service district • CONSUMPTION RATES UPDATED JANUARY 1995 1) ACRES OF RESIDENTIAL LAND TOTAL ACRES PLATTED IN PAST 6 YEARS (1989-1994) 439 AVERAGE ACRES PLATTED EACH YEAR (PAST 6 YEAR AVERAGE) 73 TOTAL ACRES AVAILABLE FOR DEVELOPMENT IN URBAN SERVICE DISTRICT 1,603 PAST 6 YEAR TREND 22 Years until all available land will be platted. 45 Years until all availalbe land will be developed. • 1992-1994 TREND 13 Years until all available land will be platted. 31 Years until all available land will be developed. 1993-1994 TREND 10 Years until all available land will be platted. 28 Years until all available land will be developed. 1992-1993 TREND 10 Years until all available land will be platted. 22 Years until all available land will be developed. 2) INVENTORY OF LOTS TOTAL NUMBER OF LOTS CREATED IN PAST 6 YEARS 526 TOTAL NUMBER OF LOTS DEVELOPED IN PAST 6 YEARS 280 PAST 6 YEAR TREND (YEARS UNTIL ALL CURRENT PLATS ARE DEV.) 5 • • SUPPLY OF LAND WITHIN THE CURRENT URBAN SERVICE DISTRICT JANUARY 1995 ACRES ACRES DEVELOPED YEARS SUPPLY OF AVAILABLE PER YEAR DEVELOPABLE PROP. RESIDENTIAL 1603 73 22 COMMERCIAL 138 10 14 INDUSTRIAL 96 10 9 RESIDENTIAL LAND CONSUMPTION WITHIN THE URBAN SERVICE DISTRICT • JANUARY 1995 30• 25• 20• ACRES 15• 10• 5• 0 89 90 91 92 93 94 YEARS 6 YEAR AVERAGE 73 ACRES (47 LOTS) • EXHIBIT 3 • HOUSING CHARACTERISTICS OF ELK RIVER , MINNESOTA JANUARY 1995 ACREAGE OF ELK RIVER Total Acres in the City of Elk River 28,190 Total Acres in the Urban Service District 5.194 Acres currently zoned as Multi-Family 208 HOUSING UNITS IN ELK RIVER Total multi-family units in the City of Elk River as of 1994 1.060 Total twin home units in the City of Elk River as of 1994 86 Total single-family units in the City of Elk River as of 1994 3,559 (This figure does not include mobile housing units) IIITotal mobile housing units located within mobile parks in the City of Elk River 49 Total residential units in the City of Elk River as of 1994 4.754 PERCENTAGE OF LAND ZONED AS MULTI-FAMILY IN ELK RIVER %of land zoned multi-family within the City of Elk River 0.7% %of land zoned multi-family within the Urban Service District 4% RESIDENTIAL LAND USE CHARACTERISTICS %of all residential units which are currenity considered multi-family 22% %of all residential units which are currently considered single-family 75% %of all residential units which are currently considered twin home 2% %of all residential units which are currently considered mobile homes 1% SINGLE-FAMILY AND TWIN HOME HOUSING UNITS WITH MUNICIPAL SERVICES Homes with municipal water and sewer 1,243 • Homes with municipal sewer and private well for water 41 Homes with private septic system and private well for water 2,410 EXHIBIT 4 APARTMENTS IN ELK RIVER • UPDATED JANUARY 1995 APARMENT COMPLEX ADDRESS #OF UNITS DATE PHONE# #OF VAC. Alfords,John 330 Norfolk 4 1968 263-6191 0 Angel Ridge 280 Evans 53 1992 441-1213 0 Auburn of Elk River 631 Auburn Place 24 1989 441-2448 0 Sue Bal Moral 379 Baldwin 24 1979 441-8925 0 Billmark,Arnie 200 Freeport 4 1985 441-6835 0 Caswell,Lynn 231 Main Street 4 1979 441-5600 0 Elk Park Estates 1109 School Street 24 1986 441-8321 2 1111 School Street 24 1985 785-9214 1115 School Street 24 1987 Rita Elk Ridge Estates 11755 191st Street 18 1985 441-4036 0 441-6299 Elk Ridge Manor 751 - 769 Freeport 6 1986 497-3270 0 • 801 815 Freeport 8 1986 825 835 Freeport 10 1986 847 Freeport 16 1986 Elk Terrace 385 Holt Avenue 23 1992 465-6841 0 Buckeye Realty 497-3270 Evans Meadows 345 Evans Ave. 16 1989 441-6299 1 355 Evans Ave. 16 1990 365 Evans Ave. 16 1989 375 Evans Ave. 16 1990 385 Evans Ave. 16 1990 Evans Park 300 Evans Ave. 36 1985 441-1213 0 Foster Development 241 Main 2 1979 241-0714 0 (4 units total,2 apts.,2 business office) Garden City 337 Baldwin Ave. 30 1973 0 Gramsted,Harold 1860 Meadowvale Road 8 1978 441-4345 0 Guardian Angels 350 Evans Ave. 63 1980 441-1213 0 Knollwood 365 Baldwin Ave. 12 1976 (507) 451-8524 0 Krueser,Eugene 420 3rd Street 6 1985 441-1738 0 433 Irving Ave. 8 1975 • Lake Orono Estates 18594 Gary Street 36 1967 441-8356 3 I APARTMENT COMPLEX ADDRESS #OF UNITS DATE PHONE# # OF VAC. . Lansboro Heights 11798 Highland Road 30 1992 441-2642 0 Lion's Park 1001 School Street 61 1988 441-1129 0 Oak Crest 340 3rd Street 18 1987 441-6299 0 380 3rd Street 18 1988 Park Pointe 1227 School Street 51 1990 241-0020 4 Ridgewood Manor 11931 191 1/2 Ave. 16 1987 441-8510 0 11940 191 1/2 Ave. 16 1987 11951 191 1/2 Ave. 16 1987 11978 191 1/2 Ave. 16 1987 11981 191 1/2 Ave. 16 1987 River City 814 Proctor Ave. 21 1972 441-7477 0 Hecter,Alan 1175 School Street 8 1965 1179 School Street 8 1965 Riverside 925 Angel Ave. 24 1965 441-1213 2 Royal Oaks 300 3rd Street 18 1987 441-6299 0 441-5793 Don Singer 805 School Street 12 1970 441-2334 0 Tara Hills Estates 151 5th Street 54 1986 (218) 233-3173 4 III 713 Company 543 5th Street 6 1960 545-6222 3 7 3rd Street 12 1972 933-2413 23 3rd Street 12 1972 TOTALS 980 TOTAL UNITS VACANCIES: 19 Kornivich Development 1105 Lion's Park Drive 68 1994 (BUILDING NOT COMPLETE) TOTALS (INCLUDING KQRNIVICH DEV.) 1048 TOTAL UNITS • I VACANCY RATES m 2 X w 1985 1986 1987 1988 1989 1990 1991 1992 1993 Developing Area Brooklyn Park 2.1 3.7 2.7 4.2 6.4 6.1 8.7 14.4 15.4 Osseo 2.0 2.3 2.3 6.6 5.6 5.6 1.5 3.4 2.3 Maple Grove * * * * * 2.9 3.2 3.0 2.9 Plymouth 2.0 1.7 9.0 6.6 9.3 7.8 5.1 3.7 2.6 Coon Rapids 5.2 2.0 3.4 4.6 4.1 6.3 3.0 10.4 3.4 Anoka/Champlin 2_0 53 4.7 3.7 9_8 &8 5.5 5.5 23 Subtotal 2.2 2.5 3.7 4.3 5.9 6.3 4.5 6.7 4.8 Fully Developed Arca Brooklyn Center 2.5 2.6 4.4 5.5 6.8 7.3 4.9 5.9 4.5 New Hope 1.0 1.8 3.6 2.7 3.7 3.7 2.8 1.8 1.3 Crystal 1.3 4.5 3.3 3.4 9.2 7.0 2.8 7.0 3.8 Robbinsdale 0.5 1.4 4.1 2.6 1.5 3.9 4.8 4.4 3.9 Fridley/Spring Lake Park 3_6 2.2 3.1 5_0 9.8 6.6 4.9 4.7 3_0 Subtotal 1.8 2.1 3.7 3.8 6.2 5.7 4.0 4.8 3.3 Study Area Total 2.0 2.5 3.7 4.1 6.0 6.0 4.3 5.8 4.1 Metro Arca Total 1.9 3.2 5.7 6.1 7.4 5.7 4.8 4.4 3.7 * Vacancy rates for Maple Grove for 1985 to 1989 included in Brooklyn Park's numbers Note: Vacancy rates unavailable for Dayton and Medicine Lake Source: Apartment Search/Apartment Profiles, Metro Municipality Update Report, 1985 - 1993 . . • III EXHIBIT 6 SEXECUTIVE SUMMARY In 1991, the State Legislature changed the tax laws which froze the City levy limits and decreased future property tax revenue. Lakeville needed to take action. On July 15, 1991, Lakeville's City Council passed an interim ordinance which temporarily prohibits approval of new residential plats and expansion or development of mobile(manufactured) home parks. This ordinance essentially provides the City with a time-out to develop a means of managing growth in a fiscally responsible manner. This fiscal impact study is the first action directed by the Council under the interim ordinance. The results of this study will be used as a base to develop impact fees. Fiscal impact analysis compares revenues and expenditures of various types of development to arrive at an overall net impact. There was little factual data on what residential developments actually contribute and cost the City's finances. In order to provide better fiscal impact data, a number of sites were selected to represent various housing types and market values. The revenues generated from property tax and intergovernmental aid are compared against expenditures on a per- erson, per-acre or per-unit basis, in order to arrive at a net fiscal impact. Additionally,we conducted a focus group with department heads to provide context and a broader perspective. Also, we analyzed current service standards and new tax laws in order to provide an information base for the next phase of the growth study. As probably expected, lower value homes tended to have a negative fiscal impact. The high value homes had positive fiscal impacts. Senior housing, when not constructed with tax increment financing, produces a net positive fiscal impact. In general, the higher the density of housing the more the return, however, there are diminishing returns after a certain point in market value and density. Twinhomes, quads, townhomes and high value homes provide the best fiscal investment in housing. The scattered development puts an enormous strain on the City's operating and capital budgets and negatively impacts commercial areas trying to establish service areas. The 3600 lots that are in line for development will act to randomly fill in the northern part of the City. Future planning should be done in contiguous patterns. Increasingly, City efforts will need to focus on redevelopment as the City ages. Mobile homes and areas with aged housing stock, in particular, are major concerns of the Council and City staff. This study finds that these areas have a significant negative fiscal impact. Remedies include focusing on crime prevention and property maintenance. Overall, the moratorium and subsequent growth studies emphasize prudent City management. The City needs to be involved with other municipalities, counties and school districts in order to coordinate growth in an environment of constrained resources. A Dakota County effort to conduct similar studies is highly encouraged, because many cities would benefit. • 1 EXHIBIT 7 r EXECUTIVE SUMMARY This study assesses the revenues and costs connected with growth at different densities in various sections of Wright County, Minnesota. In particular, the cost/revenue relationship of growth near existing infrastructure such as water, sewers, storm sewers and paved roads is compared with growth in rural areas that lack established infrastructure. Three residential development scenarios were chosen for the study : 1) a relatively high-density* development of 50 units of rental apartments, condominiums and single fam- ily homes in the City of Buffalo. The units oc- cupy a little over five acres. • 2) a subdivision of 50 units of single family two, three and four bedroom homes, each on one acre, in the Township of Otsego. The units occupy 50 acres . 3) 50 units of two, three and four bedroom homes, each on seven and one-half acres, in the Township of Silver Creek. The units occupy 375 acres. The units for the Buffalo City scenario are connected to city water and sewers. The Townships of Otsego and Silver Creek contain no established infrastructure; therefore, the units use wells and septic systems. * "relatively high density" in this case does not approach the density of highrise development found in major metro- politan areas. Rather it includes a mixture of detached houses on 1/4 acre lots, semi-detached townhouses and small apartment buildings. These densities are compatible with the character of many small cities and towns in Min- i, nesota. i In each case, the residential county, city, township and • school district costs are compared with local revenues col- lected to support these costs . The findings of this study illustrate: 1) the costs of growth for low density development in the Townships of Otsego and Silver Creek are extremely high when count and school district costs and crevenueswnsare g per unit considered. The average art g deficit for Otsego isrevenue/cost Creek, the per unitdeficit$is5$499 .22 .For Silver 2) the costs of growth are much lower for a relatively high density subdivision in the City of Buffalo with established infrastructure. The average per unit revenue/cost deficit is $114 .62 . 3) the differences will be even more marked in the near future. Otsego and Silver Creek face sub- stantially higher capital costs within the next two to three years (sewage treatment, water and added schools for Otsego and added schools and • roads for Silver Creek) . Buffalo City's infra- structure will be adequate for the next decade. 4) besides proving the least cost effective, the Silver Creek scenario used up more land and con- tributed to the decimation of farmland. density development in the City of Buffalo xipre- served land without threatening existing farmland or forestland. In sum, higher density development close to existing urban infrastructure proved less expensive than low density development in areas with no established infrastructure. The differences are exacerbated in the near term since the Town- ships of Otsego and Silver Creek face sharply higher capital investment within the next two to three years. On the other M ,••• hand, Buffalo's capital costs can be expected to remain , III stable for the next ten years . This study underlines the fact that it is fiscally sound to concentrate growth around areas with existing infrastruc- ture and to discourage growth on large lots in farming areas. State support of farmland preservation is a fiscally practi- cal method to achieve these goals . It enables farmers to re- sist selling their land for large tract development. As a second step, it encourages less expensive settlement around existing infrastructure. Over the long term, farmland pres- ervation protects an invaluable resource and it helps to pro- tect farming counties from the onslaught of unplanned growth. • iii EXHIBIT 8 Residential-Agricultural Arca This agricultural area is located southeast of Dodd Road. It is primarily in agricultural production with a small 411 scattering of single family homes. Zoning: R-A Average Property Taxes: $1,227 School District: Lakeville Avg. # Children per Unit: 1.33 Avg. Market Value: S73,1O8 Avg. #People per Unit: 3.61 Average Unit Age: 30 Years ANALYSIS: Residential-agricultural areas do not fiscally stress the City. The net fiscal impact of the sample area is minimally negative on a total and per acre basis. Police services are minimal. Sewer and water is not provided by the City and other service demands are limited, e.g., snow removal, police, fire, school, etc. RESIDENTIAL-AGRICULTURAL AREA Annual Operating City School Figures District _.. t Expenditures $4,120 $29, 360 0 -� "� .. , — ,�.,.. -'f,. .a. Revenues y `, �._ • � 3,574 24,384 4..si .,;�. ...0aw'+r �' - .. -" ::r: ::t p (547) (4, 976) 1..... i, ..''+� ju "►__ �,,,�. .,c.' (5,522) ` s .;., ��r - �, Per Acre Impact (3) (31) 74 '= -r : i ,. 4.;..-51.- Overall Net per 35 S +• Mi-"r� ( ) - "-r _ :"e 1:. a4C:* *,',Z ". � '� Acre JY �� r t FINDINGS: This preservation of agriculture is fiscally sound for the City and school district. Very little operational costs are incurred for maintaining productive agricultural land. The benefits of open space far outweigh the operational costs. Note:As of 1989 this area has a mixture cf land classified as Green Acres and non-Green Acres under the Minnesota Agricultural Property Tax Law. III 17 Lake Villa Estates This new housing represents upper-income single family housing which is built in one of the most attractive areas of •the City and close to a man-made amenity, the golf course. These are executive homes of higher quality construction and well blended into the landscape on larger lots. Zoning: R-1 Average Property Taxes: $4,228 School District: Lakeville Avg. # Children per Unit: 1.33 Avg. Market Value: 5189,047 Avg. # People per Unit: 3.61 Average Unit Age: 3 Years ANALYSIS: Lake Villa Estates turns an overall positive fiscal impact for the City. Police services are very minimal. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. The higher value of these homes compensates for the lower density. LAKE VILLA ESTATES : Annual Operating City School 7 :-kr.,-- ,....c,,_4 Figures District • Ia' ' k•µ i� '� .' Expenditures $51, 090 $364,061 rt - ..1;;*. ;, rt Revenues 81, 138 409, 171 Kr s Net Impact 30, 048 45, 110 Overall Net 75, 158 O-'rr.- �.. n�.� Per Acre Impact 835 1,253 - I Overall Net per 2, 088 741. : y- - « z'4_� ` .K', w ..mac Acre FINDINGS: This type of development consumes land area, but does not burden city finances. If possible, the City should make efforts to encourage developers to replicate the quality of landscaping. • 18 Woodridge Estates This area represents upper-income single-family housing, which is in a heavily wooded and hilly area with no man- . made amenities. It is located near the commercial area of I-35 and Hwy 50. These are executive homes of higher quality construction and well blended into the landscape on larger lots. Zoning: R-2 Average Property Taxes: $4,357 School District: Lakeville Avg. # Children per Unit: • 1.33 Avg. Market Value: S195,889 Avg. # People per Unit: 3.61 Average Unit Age: 5 Years ANALYSIS: Woodridge Estates turns an overall positive fiscal impact for the City. Police services are relatively high, primarily alarms. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. The higher value of these homes compensates for the lower density. IWOODRIDGE ESTATES j :J 1 -`. �,. fly Annual Operating 5. City School 1 Figures District ....... •- -4144i,- - : ; : ' ,*, Expenditures $44,497 $317, 085 it A }- .,* Revenues 72, 052 360,387 _ Net Impact 27,554 43, 302 .4 T v II Y''111M I ` ! : "� =1" Overall Net 70, 856 ..r Per Acre Impact 975 747- Overall Net per 1,222 Acre FINDINGS: This type of development consumes land area, but does not burden city finances, excepting police. Police calls for this area are primarilly for burglar alarms. • 19 Donnay's Valley Park Addition Donnay's Valley Park Addition was built as a starter home area for moderate income residents. The houses are •primarily single story ramblers. The initial quality of the homes is somewhat better than the slab-on-grade housing which was typical of housing construction in other communities during the 1960's and 1970's. It is primarily a middle-class neighborhood with relatively little non-homesteaded property. Zoning: R-2 Average Property Taxes: $806 School District: Rosemount Avg. # Children per Unit: 1.33 Avg. Market Value: S73,424 Avg. # People per Unit: 3.61 Average Unit Age: 20 years ANALYSIS: Donnay's turns an overall negative fiscal impact for the City. Standard street and fire service is provided to this area. Police service is primarily for crimes against people, such as assaults or domestic calls. It is mainly serviced by the Apple Valley commercial area on Cedar avenue. Donnay's represents what current single-family housing may look like in twenty years. DONNAY'S VALLEY ADDITION i.. rik�k ',,i;,_ ^tom"' .„.17«..i-. .� e?1.. F iii; �� � � a� � r s. .� Annual Operating City School �" Figures �� ' = a °4 , tf F g District ai �' ,mss Expenditures $246,384 $1, 652,717 Revenues 1x.8, 833 1, 362, 169 II ; roc; F w', , Net Impact (57, 551) (290,547) ' Overall Net (348, 098) +,' , . + - , Per Acre Impact-. .� , „ty ”` " i';4� P (576) (2, 905) "`' '.4 a.'. •iC' m 4,4;: -,`; Overall Net per (3, 481) '-',: w- '" c c K=,. ' .. Acre FINDINGS: Lack of upkeep appears to be a critical factor in the somewhat lower value of these homes. Their affordability is obtained through accelerated devaluation of the property. The City would do well, from a fiscal standpoint, to make efforts to ensure property maintenance of these areas to protect its tax base and minimize police services. Special Notes: Rosemount School District No. 196 has somewhat lower levies (1990 taxes, payable 1991) than the other districts which would make other areas similar to Donnay's have an even greater negative impact. • 20 Dodd Pointe Dodd Pointe is single family development. The housing is fairly well constructed and is primarily two story, • homesteaded property. The general condition of the housing could be described as being fairly solid but lacking in landscaping and general maintenance. Zoning: R-3 Average Property Taxes: $1,032 School District: Rosemount Avg. # Children per Unit: 1.33 Avg. Market Value: S87,778 Avg. # People per Unit: 3.61 Average Unit Age: 4-5 Years ANALYSIS: Dodd Pointe has an overall negative fiscal impact for the City. Standard street and fire service is provided to this area. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a moderate income housing development which may, in a relatively short period of time, become what Donnay's is today. DODD POINTE 4 :�„ „-'S e „- 1. ,Q � 3,3.333..3.,3^�-. Annual Operating City School g4- ,tom M.,; - !!:17filt!..LWit-a,44, 7 Y '' ,,;""" ,, 4 . Figures District . Expenditures $53,562 $359,286 1 r ,3 '4th''''� ;�= �- - Revenues 93, 957 303, 099 am ,44 -, 0,','a.4!/---,,,,-- .•• — Net Impact (9, 605) (56, 188) 4---i:- £� Overall Net (65, 793) t ) , �.;_ I VIP, „ Per Acre Impact (543) (3, 177) i s .10" x ;' ' , Overall Net per (3, 720) Itt,4 .7. .,='<"•: f ;. Acre FINDINGS: Property maintenance should be emphasized for this area. Additionally,this type of development can be an asset to the City, but it should be carefully watched. Special Notes: Rosemount School District No. 196 has somewhat lower levies than the other districts which would make other areas similar to Dodd Pointe have an even greater negative impact. • 21 Oak Shores 3rd Addition This area has primarily owner-occupied twinhomes. The houses are well constructed and designed to blend into the . landscape. The general condition of the housing could be described as very well maintained and attractive. Zoning: R-4 Average Property Taxes: 51,389 School District: Lakeville Avg. # Children per Unit: .74 Avg. Market Value: S56,371 Avg. # People per Unit: 2.38 Average Unit Age: 12 Years ANALYSIS: Oak Shores 3rd Addition positively impacts the City finances. Standard street and fire service is provided to this area. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a quality twinhomes housing development which will likely retain its value for some time to come. OAK SHORES 3RD ADDITION AnCity School FiguresnualOperating District :.t� Expenditures $9,235 $55,541 i J 4��� �, :� -, �� Revenues 9, 969 53,027 Net Impact 729 (2, 514) •.. �..�,•,,,;' -� • �. Overall Net (1, 785) -*-+ ' " Per Acre Impact 202 (698) 1.:•4,•—••••74.1...L:;;;:-.";;',7.,,"''''': "'''''', _ b " „" ..., e ° Overall Net per (496) ."' '47� a t''t; . ;''sem"- �*� �, ""� Acre FINDINGS: This type of development conserves on land area and is of enduring quality. Although a negative fiscal impact, it is relatively small in comparison to the other areas. If possible, the City should make efforts to encourage developers to replicate the more positive aspects of this neighborhood. • Oak Shores 7th Addition This area has quadra-plex housing built in the mid 1980's. The units are of moderate construction quality. The • general condition of the housing could be described as fairly well maintained with sparse landscaping. Primarily young families live in this type of housing. Zoning: R-5 Average Property Taxes: $1,371 School District: Lakeville Avg. # Children per Unit: .63 Avg. Market Value: S38,167 Avg. # People per Unit: 2.33 Average Unit Age: 7 Years ANALYSIS: Oak Shores 7th Addition turns an overall positive fiscal impact for the City. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a moderate quality four-plex housing development which shows a good mix between density and market value. Also, this type of development offers affordable housing which is not deteriorated nor overly dense. IOAK SHORES 7TH ADDITION IV-- nx .• , f .- '° s� fz '�.,' -4 .. , Annual Operating ,� x ; � � P 4 City School fil 'r Figures District ,,.; .' . Expenditures $12, 764 $66,755 ; 1 1 Revenues 13, 822 66, 321 4114" .i ,,,� Net Impact 1, 057 (434) �� - " �- Overall Net 624 '. ��; I. .7.-.r.' .., `";. '..,,' `A„,,,. - � '�''' �.' Per Acre Impact 352 (145) -r�"i C�*...'"„�y--' as r,ty ,,.:.. r.�,a(. ._fir S �� ;" ''-'C-:' 4. y Overall Net per 208 YA ..� � i x ^, �r �w?.IttVi:rt. . Acre FINDINGS: This type of development conserves on land area and provides affordable housing without major compromises on space or safety. If possible, the City should make efforts to encourage developers to replicate the more positive aspects of this neighborhood. • 23 South Fork Apartments This area has newly constructed apartment buildings through a tax increment financing project. It is located near •the commercial area of I-35 and Hwy. 50 and provides a critical customer base for that commercial area. These are nicely landscaped and maintained buildings. There are a large number of families living here while waiting for their homes to be built. Zoning: R-7 Average Property Taxes: $1,109 School District: Lakeville Avg. # Children per Unit: .62 Avg. Market Value: S27,916 Avg. # People per Unit: 2.33 Average Unit Age: 4 Years ANALYSIS: South Fork Apartments Addition turns an overall negative fiscal impact for the City and the school district. It is mainly serviced by the I-35 and Hwy. 50 business area and the Burnsville Center area. When the tax increment financing is not calculated into the revenues, this addition has a significantly smaller negative impact(almost none) to the City. However, there is an overall negative impact to the school district. This TIF is approximately 20 years in duration. ISOUTH FORK APARTMENTS (All Phases) l J pz Annual Operating City School tv Figures District `�� `` r+ :, 7 . Expenditures $144 663 " �, $792, 144 - �x;, 4z" } ', Revenues 112, 698 613, 931 r#r. 7 la - , Net Impact (31 965) (128,213) �` 3 I ' # ��- , - 3 � Overall Net (160, 178) �V • _"`..Y. Per Acre Impact (924) l (3,706)�, i f'4:. i" � + �r, „ wr r ; `, :.;� »� ::`"e i ,� „ ;„ Overall Net per (4 629 ......ems ,^ %,„...,.4' . raj Acre ) Reference Appendix C for fiscal impact without TIF FINDINGS: Despite high concentration, the tax increment financing burdens City finances. The City should keep in mind, however, that this area has contributed significantly to the success of the commercial area at Interstate 35 and Highway 50. The losses in South Fork should be compared to the positive fiscal impact of the commercial development. These areas fiscally balance each other. Tax increment financing generally should only be used for ,struction of municipal infrastructure, such as roads, senior centers, etc. Overall site quality is exemplary. 24 Lamplighter Apartments This apartment complex located in downtown Lakeville has well maintained buildings and open areas. These units •represent a high density rental development which is primarily serviced by the downtown commercial businesses. Zoning: R-7 Average Property Taxes: S971 School District: Lakeville Avg. # Children per Unit: .62 Avg. Market Value: S27,227 Avg. # People per Unit: 2.33 Average Unit Age: 14 Years ANALYSIS: Lamplighter Apartments sustain an overall negative fiscal impact for the City and the school district. This type of development fiscally stresses the operating budget of the City and school district by sheer numbers of residents. However, this population mass is beneficial to the downtown commercial area and industries in Air Lake Industrial Park. Providing snow removal and infrastructure is minimal on a per capita and per acre basis due to the high concentration of the population. However, operational costs of police, schools and other services required by the residents are a proportion of unit density. I LAMPLIGHTER APARTMENTS I ' l'•••••-t'i . .41 Annual Operating City School „ � '"? . Figures District lF Expenditures $56,376 $289,218 +.�y., L - ''Y�� ; ,�- , Revenues 52, 656 264,595 11111 1. � -.�.. �' ;�,�� ;-..11.4 ,.._ ce*- �,-, n 't y " '' A 8� -., Net Impact (3, 720) (24, 623) . _... " • ` Overall Net (28,343) --� — y Per Acre Impact (372) (2,462) -4"‘",;'''',';":-;:::-}.fin' '-'.*" -;'•,-;g1,1- Y" ;g• 1,1--' -%•''''':'*--:''"'' '' '''''-' -'''' i4 d Overall Net per (2, 834) -, Acre FINDINGS: This density has a negative fiscal impact. The City should keep in mind, however, that this area may contribute to the success of future downtown commercial development and provide housing for lower income industrial and service-sector workers of Lakeville. The City should make efforts to encourage developers to concentrate on lower density rental development. • 25 Fairfield Terrace Senior Apartments Fairfield Terrace, a high density senior rental development, was built with tax increment financing. It is located in • downtown Lakeville, adjacent to the central business district. The buildings and open areas are well designed and carefully maintained. Zoning: R-7 Average Property Taxes: S64 School District: Lakeville Avg. # Children per Unit: 0.0 Avg. Market Value: S27,450 Avg. # People per Unit: 1.04 Average Unit Age: 6 Years ANALYSIS: Fairfield Terrace Senior Apartments have a negative fiscal impact for the City. However, without tax increment financing, these apartments would have a positive fiscal impact. For schools, Fairfield Terrace turns a positive fiscal impact, regardless of TIF. Police services are primarily medical. Downtown businesses serve the senior residents. Only the land was included in the TIF, which expires in 20 years. Future senior developments could utilize the in-place senior center. Operational costs of police and other services are lower than other high density apartments because the number of residents per unit is significantly lower in senior housing. FAIRFIELD TERRACE SENIOR HOUSING Annual Operating City School Figures District Expenditures $5,707 $0 aI Revenues 3,571 878 • �. I -t, 1E. ..; Net Impact (2, 125) 878 • Overall Net (1,257) :wir++W Per Acre Impact (2, 925) 1,203 Overall Net per (1,722) t.. xZ>. N = r' t ter= ? Acre FINDINGS: *Reference Appendix C for fiscal impact without TIF This type of development has the potential to be fiscally positive for the City and school district when not financed with TIF. The City should keep in mind that this area may contribute to the success of future downtown commercial development. The concentration of seniors may reduce the service area, thus reducing provision costs to the City. Demand for senior rental housing far e7sceeds supply.3 There may be added demand from residents of adjacent agricultural areas and the City of Lakeville as the population continues to age. The City should not only make efforts to encourage senior rental development, but also encourage innovative designs and differing densities to serve the diverse needs of seniors. • 'Erickson,Robcrt. Meeting July 22, 1991 26 Country View Mobile Home Park Country View is a typical mobile home park for the City of Lakeville. It provides low cost, owner-occupied • housing for lower income residents. The homes vary in value from $3,000 to $25,000. The homes are primarily owner occupied. Zoning: R-M Average Property Taxes: S469* School District: Farmington Avg. # Children per Unit: 1.07 Avg. Market Value: S21,772 Avg. #People per Unit: 2.83 Average Unit Age: Variable ANALYSIS: Country View turns an overall negative fiscal impact for the City. Police service is primarily for crimes against people, such as assaults or domestic calls. It is mainly serviced by the Apple Valley commercial area on Cedar Avenue. It represents a typical mobile home park for the City. Though it may be in better condition than other parks in the area, it does represent what future parks would look like. fCOUNTRYVIEW MOBILE HOME PARK ' Z , ozr . ,� .1 Annual Operating City School .,.....t# tr e , '''',."'!"--0,1.:' k ro4!"Y. Figures District r. , 4 Expenditures $228,435 S1,728,026 , s a T . 4, +; Revenues 163, 699 1,277,700 ,r r _ e. Net Impact • 4 ! t• .,.. Overall Net (515, 062) ti4 .,,,. , "« ter, Per Acre Impact a x`"3.1-, 62) , Overall Net per9 7.....4;_.'—:14„:, 4:__-e:1„.„ .:._,,:::_._.. Acre FINDINGS: Safety is a major issue in these areas. The mobile homes provide housing affordability through lower quality construction and smaller lot sizes. The City would do well,from a fiscal standpoint, to make efforts to minimi7P police services through crime prevention programs possibly financed by the mobile home park owner. Special Notes: Mobile home parks are responsible for the construction and maintenance of their own roads. • 27 EXHIBIT 9 CURRENT GOALS AND POLICIES • IV. RESIDENTIAL PLAN A. INTRODUCTION The residential development growth trend is expected to continue beyond the year 2000. The City recognizes a need for orderly development of a variety of residential opportunities. Orderly development will enhance the opportunity for cost effective provisions of municipal services. B. GOALS The following is a summary of the City's goals and objectives as they relate to residential development. • 1. GOAL: Encourage the development of a quality residential community which retain' a semi-rural atmosphere while accommodating growing housing needs. POLICIES: • Guide the type and location of development to achieve an orderly develop- ment pattern consistent with the semi-rural character of the community. • Continue the low-density residential development pattern through the use of open space areas and the designation of buffer areas between non-compatible land uses. •Encourage a mix in housing opportunities in terms of costs and size while en- couraging a high degree of architectural and site planning integrity of the City. •Provide for, in appropriate circumstances, a Planned Unit Development (PUD) approach which, through the use of site design standards, allows for compatible residential, commercial, and industrial development. • 9 . IV-2 • 2. GOAL: Provide and maintain adequate and efficient levels of public services within the community. POLICIES: • Encourage the extension of sewer and water lines only on a cost effective basis without undue burden to the taxpayer. • Adhere to an assessment policy for the extension of water and sewer lines to accommodate new development. The policy shall provide for equitable as- 1 sessment of the improvement costs while protecting the City's taxpayers and financial commitment. 1 • Upgrade all local streets to hard-surface, all-weather roads. f • • Require that developers provide roads and utilities to City specifications Ibefore City assumes ownership and maintenance responsibilities. •Require developers of new residential areas to either dedicate a park or playground site, or make a payment in lieu of dedication to the City's park improvement fund. I • Provide storm sewers (on an assessment basis only) to those areas no longer a' • adequately drained by natural systems. 3. GOAL: Develop, preserve and protect environmental resources such as wetlands, ' water bodies and their shorelines, within the City with respect to open space, recreational uses, water and air quality and natural ecosystems. POLICIES: 1 i •Restrict insensitive development of shorelands,wetlands and drainage ways. • Restrict inappropriate alteration of significant natural contours and soils,and 'i restrict removal of natural vegetation. i N. ,i • Preserve natural systems through acquisition, dedication or easements. •Require that development plans demonstrate a compatibility with natural features and systems. 1 1 4. GOAL: Preserve, maintain and/or strengthen the physical and visual qualities • unique to the community. Ii t I • N-3 • POLICIES: •Reserve through purchase,easement,or dedication public access to wetlands, lakeshore or other natural preservation areas. •Work with developers to preserve existing natural open space areas. • Require that developers provide for buffer area between differing,non-com- patible land use, whenever possible making use of the natural land charac- teristics. 5. GOAL: Provide an appropriate,reasonable,and enforceable system of development controls and implementation programs for the guidance of future land use in the City. POLICIES: • Update zoning ordinances and subdivision regulations to ensure appropriate development of residential land throughout the City. 0 6. GOAL: Encourage and promote fair housing throughout the City. POLICIES: . •Ensure that persons or groups of persons of similar income levels have a wide range of housing choices available to them, regardless of their race, color, creed,religion,sex,national origin,marital status,status with regard to public assistance, or familial status. •Provide a Fair Housing Statement to all developers who request approvals from City Hall. i l' C. CURRENT STATUS The City's existing land use map displays four residential classifications including agricultural, low density residential, medium density residential, and high density :4 • residential. A summary of land use for the respective categories is as follows: 1 i AUGUST 1992 P A S Memo AMERICAN r , t e PLANNING • ASSOCIATION 11.1•11•11111•111111118111111111111111 AIIIII/M111111111111/1111111111•11111MIMMIIIIMIIIMMII It t, e Residential 42% • Residential 52% Residential 40% Residential 48%, IX Commercial 3% Commercial 3S Commercial 10�7� Industrial i 3 Commercial 10% Industrial 8 m� Public Use 47% Industrial 7% Public Use 51% Industrial 10% Public Use 31% Public Use 32% n,-- .4-..'•- r 1955 Small cities. 1992 and land-use map will have the most insight into what forces Bringing Land-Use brought the city to its current form and where it may be Ratios Into the '90s heading in the future. Land-use ratios are most useful to planners and developers By Christopher Harris involved in comprehensive planning and long-range development,because these data are necessary in determining Every municipality is responsible for guiding future growth. what mix of land uses should be encouraged in future The challenge is creating an appropriate mix of residential, decades. Also,developers building neotraditional towns, commercial, industrial,and public uses in the community. planned communities,and large-scale mixed-use One pivotal factor in this process is a solid understanding of developments on vacant land find ratios from other • the current pattern of land uses within municipal boundaries. communities to be a good basis for land-use allocation. Knowing what uses exist and what services are needed to It is interesting to note that the ratios from the planned provide for those uses can determine the type and location community of Columbia,Maryland,which was built in the of development that a municipality should plan for. early 1960s,nearly match all of the ratio averages from the This PAS Memo summarizes a 1992 survey of 1992 survey. land-use ratios in 66 municipalities.The American Planning Association undertook this study in response to the Current Data Are Important large number of requests that the Planning Advisory Service Development patterns change over time—even within a received for an update to a 1983 study. Part of this demand is decade—and land-use ratios need to be updated to reflect driven by the growing number of states that are mandating those changes accurately.This study will serve as an update cities and counties to do comprehensive planning.These to several surveys of land-use ratios done in preceding mandated plans must include an inventory of existing land decades. uses. The first major study was done by Harland Bartholomew Even in cities where planning is not required,there has and Jack Wood in 1955.They surveyed ratios over a 20-year been a significant number of comprehensive plan updates span and published their results in Land Uses In American in the last few years. Some of these communities may be Cities.Those ratios were used in a large number of the redoing their plan for the first time since the 701 era of federally funded 701 comprehensive plans. planning in the 1950s and 1960s. Land-use trends and A second study,by Eisner and Associates,examined ratios settlement patterns have changed significantly since that compiled between 1939 and 1985.The usefulness of this data time,causing noticeable changes in the land-use mix for comprehensive planning purposes is compromised by the and a need for updated ratios. fact that the researchers analyzed ratios over a 46-year span. Too many development trends altered land-use ratios over Who Uses Land-Use Ratios? that period.Eisner's ranges include both pre-and post-World Land-use ratios refer to the breakdown of various categories War II residential settlement patterns,which are vastly of land as a percentage of the total amount of land in a different. community. After a land-use survey,the results are mapped Yet another survey of 22 large American cities was done or entered into a computer and total land acreage for each in 1973.The results of that study were printed in Urban Land category is tallied. Policies and Land use Control Measures(Vol.VI,Northern Because the ratios are derived from acreage totals, America). they do not represent the spatial patterns of cities.Spatial Finally,the most recent comprehensive look at these ratios arrangements of land uses typically are portrayed on a land- was a 1983 survey by Gregory Longhini and Mike Sutton. use map. Planners who understand both their land-use ratios Published by the APA, it quantified land-use ratios from 46 large and 22 small cities(See PAS Memo, May 1983). Transportation and utilities is the last public use Most of the land-use ratios in that survey were compiled distinction.This includes rights-of-way,streets,alleys, between 1978 and 1982. airports,rail,transportation terminals,communication towers, • pump stations,power stations, water facilities,and other Methodology similar uses. Approximately one-third of the information presented here Although the categories in this study were selected to was discovered by reviewing many recent comprehensive reduce discrepancies,the task of fitting each city's land-use plans in the APA library. Most of the data for small cities ratios into these two tables was still extremely difficult. was collected this way.The other two-thirds of the data, To repeat:these are only generalizations. particularly for large cities,were collected through telephone Unfortunately,the manipulation needed to reorganize interviews. some of the cities' ratios has weakened the results slightly. Selection of cities for the study was based on two For example,a small percentage of the communities did not variables: date of their land-use survey and their geographic calculate the acreage of streets and rights-of-way.Sometimes location.Although some of the ratios used date back seven transportation is completely ignored and other times only years,the majority of the data were collected since 1989. utilities,bus terminals,airports,and the like are calculated as Almost every region in the country is represented. the only transportation uses. In these cases,this category's Land-use ratios are calculated as a percentage of the ratio is typically less than five percent. developed land within communities.Therefore,agricultural Other inconsistencies arise because specific uses are and vacant lands were not figured in.This results in a more handled very differently among communities,according to accurate representation of the breakdown of land uses in different rationales.For example, a recreational facility,such the urbanized portion of each city. as a miniature golf course or a driving range,is certainly a One problem with the data is that nearly every city recreational use.But,by some definitions,it is also a responded with different land-use categories.Tucson, commercial use;after all,it is earning a profit. Although Arizona,breaks its developed land into 21 categories. the definition of recreational uses in this study includes Baltimore responded with only five categories. For this study, for-profit uses,some cities include these uses in the the data have been reorganized into four land-use categories: commercial category. Some cities consider railroads to residential,commercial,industrial,and public uses.Public be a transportation use,as does this study,while others uses are further broken into three subcategories:parks and consider them an industrial use. recreation,institutional,and transportation and utilities. Mixed-use developments create yet another problem. Limiting the categories was necessary to reduce the For the purposes of this study,these percentages are figured S discrepancies between uses as defined by each city and into whichever use dominates the development,particularly to make comparisons with APA's 1983 study possible. commercial,residential,or industrir'i. For example, small structures,such as an apartment over a retail shop,will most Details of Each Category likely be categorized according to the use occupying the The residential category includes single-family detached ground level—that is,commercial. units,two-or more family attached units,apartments, Although mixed-use developments are not included as a condominiums,and mobile homes.Noted in the table is category in this study, more cities are beginning to include single-family detached housing as a percentage of the entire them in their ratios.Tampa,Florida; Bellevue,Washington; developed city. and Frisco,Colorado,responded to this survey with mixed- The commercial category includes all types of trade and use ratios. In two of the three cases, the percentages were services.The retail portion includes strip malls,small-and minuscule.Tampa, Florida,has multiple mixed-use large-scale shopping centers,and wholesaling outlets.Also categories,such as suburban mixed-use,which covers included are office buildings and business parks that have 13 percent of the total developed land. financial or administrative functions. Other general The process of recalculating data to serve the purpose commercial uses are restaurants,grocery stores,and repair of this study is the last major methodological problem. businesses. A majority of the ratios for each city had to be recalculated in The industrial category includes both heavy and light order to eliminate the percentages of land that is either industry.These uses are characterized as construction, vacant,agricultural,or nonimproved open space such as manufacturing,warehousing and distribution,resource forest land.This,combined with rounding the ratios. is the extraction,and,in some instances,high technology research. reason some of the totals do not equal 100 percent. The public-use category is the cumulative percentage of institutional uses,parks and recreation,and transportation and Residential Uses utility facilities.Institutional uses are those owned by the Since the first study of land-use ratios in 1955,residential local,state,or federal government,such as schools,hospitals, uses have occupied the most land in small and large cities. and police and fire stations. Churches,synagogues,and In 1955,40 percent and 42 percent of the land in central fraternal organizations,which are quasi-public facilities, and satellite cities,respectively,was used for residential also are included in the institutional category. purposes. In the 1973 study of large cities,40 percent of land The second public use category is parks and recreation, was residential.The boom in suburban growth in the 1950s S comprising private or publicly owned areas used by citizens and 1960s increased these percentages significanrly.The in the community.A public area could be a municipal golf effects were evident in the 1983 study,where residential land course;a privately owned area might be an amusement park. increased to 48 percent of a city's developed land for both large and small cities.The residential densities in large C rislopAct Harris is as APA research associate. western cities are typically lower than large eastern cities. 2 „-'' n}, P'94�!'s; yfit ..:i0,`sr�Ay-' 4 , �Rl,4b.w.3w' 1 , 4 `� '4 %1t ,. i r & Associates Studies, 1939-1985 two different ways: number of families per unit(e.g. single- Eisnerfamily and multifamily)or the number of units per acre. Use Range of Percentages As expected,single-family housing is by far the largest • portion of any city's housing stock.This type consumes an Residential 35-39% average of 73 percent of the total housing stock in the 12 Commercial 4.8-5 cities for which this information was available.The averages Industrial 10-11 for multifamily and mobile homes are 14 percent and 3 percent,respectively.The data range for multifamily housing Streets 20-26 was from 8 percent to 41 percent of land used for housing. Open Space,Schools,Parks 10-18 The range for mobile homes was much smaller: one-half of 1 percent to 7 percent. For example the residential ratio in Long Beach,California,is Commercial Uses - 79 percent. In Pittsburgh,it is only 28 percent,according to Since the 1950s and 1960s,commercial uses,which include the 1983 survey. office and retail,have occupied an increasing amount of Suburban sprawl also explains the residential ratio increase acreage in both large and small cities.The land-use ratios in in small towns from 42 percent in 1955 to 52 percent in 1992. 1955 were 3.32 percent for the central cities and 2.54 percent An increased level of automobile ownership led to the for the satellite cities. By 1992,these averages increased creation of the bedroom community.Employment,culture, significantly,to 10 percent. and goods and services were not necessarily needed in these The biggest factor in this large percentage increase is communities as long as the nearby major city offered them. parking.Parking has become a major regulatory concern Therefore,residential uses predominate the developed land. over the last few decades,as both large and small cities These high ratios of residential land should begin have become dominated by cars.An entire parking lot is to decline due to a combination of many economic, considered a commercial use.Many uses require parking demographic, and regulatory trends that are decreasing that effectively doubles the acreage of commercial land. demand for single-family detached homes.The 20-percent- Unlike in large cities,where suburban office migration has down conventional mortgage is no longer affordable for the caused commercial land-use ratios to plateau at 10 percent, average U.S. household. According to U.S. Housing Markets this ratio continues to climb in smaller cities.The Land Use (January 29, 1990),a household needs an average down Institute estimated in 1986 that 57.3 percent of the country's payment of 28 percent.The cost of the average home from total office market was located outside major downtowns. II1988 to 1990 increased 8.4 percent,or$11,000,while the This was an increase of nearly 10 percent from 1981.Height average income of a household has increased only 4.8 restrictions and a strong bias toward low-density development percent. exist in these areas,so buildings cover more acres. Quickly rising land cost is another major factor Also contributing to the higher commercial ratio is the contributing to the inconsistency between housing cost and rise of average square footage allowed per office worker, income,according to an article in Building Sciences according to a 1991 Price Waterhouse Study. Between 1942 (November 1987). Land costs are now one-quarter of the cost and 1979,the average work space increased from 110 square of a single-family home.Thirty years ago, that figure was feet to 199 square feet.In 1988,only nine years later,that only 10 percent. average had crept up to 342 square feet. Demographic changes are reducing demand for single- Currently,trends between office and retail development family homes as well.Couples are purchasing houses at differ greatly.The construction of office buildings has an older age and having fewer children.Builder magazine decreased considerably in most cities since the late 1980s reported in January 1992 that the percentage of home buyers due to high vacancy rates.But according to Real Estate who are first-time buyers has dropped significantly from 47.7 Perspectives magazine,retail overbuilding continued at a rate percent to 34.6 percent in 1990. Furthermore,the 1990 nearly double its absorption rate well into the recession in Census indicates that household size declined from 3.33 1990.The common types of retail development—strip centers persons in 1960 to 2.62 persons in 1989. Ultimately,this and regional malls—consume large amounts of land. Given means less space will be required for each family.In fact, that these development styles are being used in small and surveys conducted recently by the National Apartment large cities alike,the commercial ratios in both sizes of cities Association have noted an increase in apartment living. can be expected to increase. Zoning trends have become an issue as well.Recent environmental protection regulations encourage development Industrial Districts patterns such as cluster and planned unit developments.Also, In large cities,the amount of land used by industrial firms courts are ruling against five-acre estate lot sizes and other peaked in the late 1970s or early 1980s,and has recently been large minimum lot size zoning when the effect is to exclude declining. In 1955,the average industrial land-use ratio was certain income groups. 6.4 percent.The 1983 survey indicated an industrial land-use ratio of 12 percent,while this current study shows a ratio Breakdown by Housing Type of only 10.5 percent. In small cities and suburban areas, • Although this study provides general land-use ratio percentages for residential land as a whole,some the industrial land-use ratio has remained within a third of a percentage point since 1955,at around 7.5 percent. communities may be interested in the housing stock The trend most affecting industrial land allocation is the breakdown within the residential category. Cities that offer country's economic shift from manufacturing and other heavy breakdowns within the residential category tended to do it in industry to a service industry.This may be causing what 3 Coldwell Banker identified in 1990 as the highest ever developed land. In El Paso,Texas,the percentage is 17 national vacancy rate(6.9 percent)of industrial buildings percent. El Paso is a county seat and therefore must offer larger than 100,000 square feet. the entire spectrum of institutional uses to the region. This shift has led to the conversion of many industrial buildings into residential loft or commercial office space, Transportation and Utility Uses thus decreasing the industrial ratio. Transportation and utility uses have consistently covered the Differentiating between industrial and commercial uses second highest amount of acreage in a city since these data has also become more difficult. For example,many light were recorded. As evident from the data set,many cities do manufacturers also have service centers,showrooms,and not include streets and rights-of-way in their acreage.These warehouses on the premises.Therefore,when ratios are cities therefore have disproportionately low transportation calculated,they are categorized as heavy commercial uses, land-use ratios. Because of this discrepancy,averages for not industrial uses. this category are not listed. As the ratios from the three studies show,economic The amount of land devoted to rights-of-way increases restructuring has not affected the land-use ratios in suburban as a city's single-family housing stock increases. But areas nearly as much as large cities,because heavy because many cities calculate streets into institutional and manufacturing never was a dominant force there. recreational uses,it is extremely difficult to pinpoint transportation land-use ratio trends. For the purpose of this Parks and Recreational Uses analysis,it is understood that streets and rights-of-way The following analysis is based primarily on improved parks constitute most of the transportation uses and utilities and open spaces that are maintained by public park districts category.The utilities and communication uses are usually a or municipalities. very tiny portion. For example,only one-half of a percent of Historically,the rule of thumb for calculating the number developed land in Austin,Texas,is occupied by utility uses. of acres of park land needed in a community is one acre of There are two major current planning issues that may land per 100 residents. However,for the past 40 years,many affect future street and right-of-way ratios: the Intermodal communities have fallen well short.In the 1955 study,the Surface Transportation and Efficiency Act(ISTEA)of 1991 percentage of park and recreation land for central and satellite and neotraditional town planning. ISTEA marks the first time cities was 7 percent and 4.4 percent of developed land, that the federal government plans to tackle congestion respectively.Eleven small communities from the 1983 survey problems head-on by improving the management of existing list an average percentage of only 4 percent.These data are transportation systems and coordinating transportation difficult to compare,in part because,in many communities, planning with land-use planning. Until now,the solution has parks,playgrounds,and athletic fields on school property,as been to increase road capacity. Successful implementation of well as vacant lots,are calculated into the institutional ratios high-occupancy-vehicle lanes,bus lanes,ridesharing, rather than the parks and recreation ratio.This makes it encouraging the use of alternate modes of travel,and appear as though less land is available for parks and coordinated land-use and transportation policies,could mean recreation than really exists. that right-of-way and transportation-use ratios will hold The explosive growth in single-family homes also had an steady even if population increases. interesting effect on the use of public parks. Most suburban homeowners have their own private front and back yards. Words of Caution This explains,in part,why suburbs will typically have a It is not recommended that these ratios be used as urban lower percentage of land in the parks category. Manassas, land-use models. Any city predicting its future land-use Virginia,an outlying suburb of Washington.D.C.,has only requirements solely on the ratios of other cites could be 1 percent of its land as parks,while in St. Paul,Minnesota, seriously misguided. Every city has different factors affecting this use covers 12 percent of the developed land. its land-use distribution.Instead of considering these numbers as rules of thumb,consider them examples of land-use ratios Institutional Uses that exist in cities today.Look closely at what factors affect The percentage of land occupied by institutional uses has your own city's land use before comparing your ratios to increased slightly in the last 50 years.The Bartholomew these data. study indicated that central and satellite cities had about 10 percent of their land devoted to institutional uses.The 1983 survey showed that the ratio of institutional uses in The PAS Memo is a monthly publication for subscribers to the Planning Advisory small towns was 13 ercent. No avera es were calculated for Service,a subscription research service of the American Planning Association: p g Israel Stollman,Executive Director:Frank S.So.Deputy Executive Director. this study. However,the data do not differ drastically from The PAS Memo is produced by APA staff in Chicago.Research and the earlier studies. writing by Research Department staff:Marya Morris.Editor.Production Large cities typically will have higher institutional land- by Publications Department staff:Cynthia Cheski.Assistant Editor: Dennis McClendon,Design Director. use ratios. Uses such as hospitals,churches, schools,and Copyright 01992 by American Planning Association, 1313 E.60th St..Chicago.IL government buildings are all directly related to the 60637.The American Planning Association has headquarters offices at 1776 population;as the number of people grow,so will the acreage Massachusetts Ave..N.W..Washington.DC 20036. of these institutional lands.Other institutional uses are not so All rights reserved.No part of this publication may be reproduced or utilized in any,form or by any means,electronic or mechanicrl,including photocopying, clear cut: state capitol grounds,museums,civic centers,and recording,or by any information storage and retrieval system,without permission colleges and universities are all uses that serve a regional in writing from the American Planning Association. market and are therefore more common in large cities. Printed on recycled paper.including 50-70%recycled fiber An example is Hoffman Estates,Illinois,a Chicago and 10%postconsumer waste. suburb,where institutional uses cover only 3.4 percent of Revised and reprinted April 1994 4 Land-Use Ratios (in percent) for Communities Over 100,000 Residential Right 11 City or town Population (single-family) Comm'l Ind'l Public Inst'1 Parks of way Albuquerque, N.M. 385,000 57% (47%) 15% 5% 23% 11% 8% 4% Amherst,N.Y. 112,000 43 (40) 7 2 48 12 12 24 Atlanta 437,000 54 5 9 32 11 (combined) 21 Aurora,Colo. 232,000 44 21 17 18 NA NA NA Austin,Tex. 345,000 48 (43) 7 5 38 7 5 26 Baltimore 787,000 42 27 6 25 16(combined) 9 Charlotte,N.C. 395,000 61 10 6 24 21 (combined) 2 Cleveland 506,000 35 5 15 45 6 7 32 Dallas 1,007,000 58 (50) 8 12 22 5 8 9 Detroit 1,028,000 43 (33) 5 9 44 13 (combined) 31 El Paso 485,000 42(36) 6 10 42 15 5 22 Evansville, Ind. 129,000 57 24 5 14 NA 8 6 Fort Worth 448,000 50(45) 7 12 31 6 13 12 Hartford,Conn. 136,000 32 11 4 53 16 16 21 Honolulu 432,000 30 34 15 12 6 6 NA Indianapolis 742,000 55 (48) 7 10 28 28 (combined) NA Lansing,Mich. 127,000 60 6 10 24 11 13 NA Lexington, Ky. 214,000 58 8 8 25 18 (combined) 7 Long Beach, Calif. 440.000 48 (32) 12 22 18 6 6 6 • Madison,Wis. 191,000 39 8 4 49 7 12 30 Norfolk,Va. 266,000 44(33) 9 4 43 27 6 10 Omaha 336,000 38 5 4 53 20(combined) 33 Peoria, III. 113,000 52 8 6 34 7 21 6 Reno, Nev. 101,000 36(25) 8 5 51 25 21 5 St. Paul 270,000 37 4 14 45 7 12 26 Salt Lake City 163,000 25 (20) 7 9 59 7 7 45 Santa Clarita, Calif. 121,000 70(59) 6 14 10 5 5 NA Tampa, Fla. 834,000 44 (30) 15 26 15 10 5 NA Tempe, Ariz. 133,000 41 (30) 8 10 41 11 16 24 Topeka, Kan. 122,000 50 ' 10 6 34 21 13 NA Tucson, Ariz. 419,000 52(39) 10 5 33 8 5 20 Youngstown,Ohio 104,000 60 9 8 23 8 13 2 Ratio Averages 48% (38%) 10% 10% 32% NA NA NA How Land-Use Ratios Have Changed in Large Cities Over the Years Residential Right Year of survey (single-family) Comm'l Ind'l Public Inst'l Parks of way . 1992 48% (38%) 10% 10% 32% NA NA NA 1983 48 (39) 9 12 31 NA NA NA 1973 40 10 5 45_,. 19 (combined) 26 1955 40(32) 3 6 51 11 7 33 Land-Use Ratios (in percent) for Communities tinder 100,000 Residential Right • City or town Population (single-family) Comm'l Ind/ Public Inst'l Parks of way Aiken,S.C. 20,000 65% (60%) 9% 19c 25% 9% 16% NA Ambler,Pa. 6,600 63 11 10 16 3 4 9 Asheville,N.C. 62,000 69(62) 12 5 14 9 5 NA Bellevue,Wash. 88,000 65 (57) 10 4 18 7 11 NA Carlsbad,Calif. 51,000 57 (40) 5 9 29 3 17 9 Carrollton,Tex. 33,000 39(34) 30 17 15 5 10 NA Columbia,Md. 78,000 43 (32) 20(combined) 37 NA NA NA Costa Mesa,Calif. 88,000 51 (30) 12 15 22 13 9 NA Elgin,I11. 72,000 37 5 4 54 10 12 32 El Monte,Calif. 79,000 57 15 15 13 5 1 7 Evanston,Ill. 72,000 45 (30) 7 4 44 10 8 26 Fishkill,N.Y. 15,000 24(20) 4 1 70 25 33 12 Frisco,Colo. 1,600 38 13 3 45 NA NA NA Galveston,Tex. 62,000 25 (21) 5 25 44 19 25 NA Highland Park,III. 31,000 53 6 0 41 4 18 19 Hoffman Estates,Ill. 45,000 46(37) 10 2 41 3 15 23 La Verne,Calif. 27,000 67 (58) 11 3 19 19 NA NA Lynnwood,Wash. 29,000 56(46) 22 3 19 13 6 NA Manassas,Va. 22,000 52 (41) 8 12 28 26 2 NA • Midway, Ky. 1,400 54 7 1 38 24 NA 14 Montpelier,Vt. 8,400 51 (45) 6 6 37 7 15 15 Mount Prospect,111. 58,000 65 (57) 6 16 13 4 9 NA Northbrook, III. 32,000 46 7 8 39 7 13 19 Oak Creek,Wis. 20,000 37 (27) 8 12 43 6 23 14 Olathe, Kan. 49,000 52 (43) 7 6 35 14 9 12 Prescott,Ariz. 26,000 74(50) 8 4 14 NA NA NA Pompano Beach,Fla. 67,000 44 (25) 10 17 39 4 17 8 Redding,Calif. 53,000 64 11 12 13 8 5 NA St.Peters,Mo. 38,000 72 12 4 12 NA NA NA Sedona,Ariz. 7,300 74(71) 15 0 12 11 I NA Skokie,Ill. 60,000 34 6 13 47 12 3 32 Versailles,Ky. 7,200 50 9 19 23 9 NA 14 Wakefield,Mass. 24,000 54(52) 5 3 38 8 6 24 West Hollywood,Calif. 36,000 42 (8) 22 3 33 3 1 29 Ratio Averages 52% (41%) 10% 7% 31% NA NA NA How Land-Use Ratios Have Changed in Small Cities Over the Years Residential SYear of survey (single-family) Comm'l Ind'l Public Inst'I Parks 1992 52%(41%) 10% 7% 31% NA NA 1983 48 7 8 37 13 5 1955 42 (36) 2 8 48 11 4 ity of MEMORANDUM .lk IRiv�� TO: ELK RIVER STEERING COMMITTEE AND PARK AND RECREATION COMMISSION FROM: STEPHEN ROHLF, BUILDING AND ZONING ADMINISTRATOR DATE: JANUARY 25, 1995 5 SUBJECT: PARK PLANNING Elk River's Park and Recreation Commission is in the process of updating the City's Master Park Plan. They are attempting this update without the use of outside consultants. The Park and Recreation Commission broke down the planning process into the following components; neighborhood parks, community athletics, trails, community wide parks, and special use parks. All The Master Park Plan will be one component of the City's Comprehensive Plan. The Master Park Plan cannot be finalized until a revised Land Use Plan is completed, specifically, the urban service area of Elk River is defined. Because the Master Park Plan is a component of the Comprehensive Plan, the Park and Recreation Commission wishes to share their thoughts thus far on the revised version with the Steering Committee. Existing City Parks The logical starting point in the planning process was an inventory of existing facilities. Map #1 attached to this memo, shows the current parks in Elk River and "Exhibit A" describes them. There are other City owned parcels with park potential that were not listed because their ultimate use as park land, or not, has not been decided. Some examples of these other parcels include; the infamous "Hole in the Ground" on Main Street in downtown Elk River, a small park dedicated in the plat of Elk Hills, and a possible neighborhood park located on 191-1/2 Avenue, in Ridgewood 2nd Addition. Non-City Facilities • Map #2 shows non-City facilities that serve park and recreational needs in Elk River. "Exhibit B" is a list of those facilities. To get a realistic plan, 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Page 2 these facilities must also be considered. Not shown on the map or listed on the exhibit, are two golf courses, Elk River Country Club, an 18 hole course, and Pinewood Golf Course, an executive course. Neighborhood Parks Elk River is a growing community and therefore has a young population. Neighborhood parks provide open space that is needed with the development of smaller lots in the urban service area. Typical amenities found in a neighborhood park include, an open play area, back-stop, hard-court, playground equipment, and trails. Examples of optional amenities include, a sliding hill, skating, tennis courts, archery, etc. The City's current Master Park Plan calls for neighborhood parks of 5 to 25 acres in size that would serve approximately 3,000 to 5,000 people. The current plan identifies 14 park service areas which are proposed to be served by neighborhood parks. These park service areas include the rural areas of Elk River. The urban service area of Elk River is situated in only 6 of these park service areas, so only 6 neighborhood parks are currently planned to serve the entire urban area of Elk River. • The Park and Recreation Commission has redefined the park service areas that would require neighborhood parks. The redefined park service areas are only situated in the urban service area of Elk River where the smaller lots exist. The Park and Recreation Commission's rationale is that the larger lots in the rural areas have their own open space associated with them to serve needs that would have to be accommodated by neighborhood parks in the urban area of Elk River. The revised park service areas are defined by physical barriers such as Lake Orono or Highway 10, an optimum walking distance of 1/2 mile from all locations of a park service area to a neighborhood park, and a maximum population density that would be served by the neighborhood park. To meet the demand to have more neighborhood parks serving more areas, and to lessen the burden on landowners or developers that dedicate park land versus fees, it was decided that 2 to 4 acre neighborhood parks, serving approximately 1,000 people would be more desirable than the larger neighborhood parks. Map #3 shows 24 proposed park service areas in the urban service district of the City. The symbol NP on that map, identifies the location of the new neighborhood parks that need to be created to serve various park service • areas. Park service areas that have existing facilities that can serve PP-sr/bz Page 3 • neighborhood park needs, do not have new neighborhood parks identified in them. The park service areas will change, if the urban service district of Elk River is enlarged to include more residential land. The final version of the plan will also consider the cost of developing and maintaining these parks. Community Athletics Community athletics range from horseshoe pits and sand volleyball, which can be accommodated in neighborhood parks, to youth soccer and adult softball which require additional facilities. The Park and Recreation Commission has met with representatives of the various youth sports associations. They have all indicated that they are in dire need of additional facilities. The problem staff and the Park and Recreation Commission has to deal with when planning for organized sports (youth and adult) is that these activities draw from a larger area than the City of Elk River. The area they draw from is basically defined by the entire school district. • To deal with this, a LOCAL RATIO (facilities needed per capita) was developed by dividing the population of the school district by the current number of each type of sport facility in the school district. This local ratio was then used to project the ultimate number of each type of facility that will be needed to serve Elk River's population at full development (estimated at 40,000 under the current Comprehensive Plan). From the ultimate number of facilities needed to serve our population, Elk River's fair share of existing and projected school facilities was subtracted. The recommended number of facilities that should be the City of Elk River's responsibility, is found on "Exhibit C". Acquisition of land to accommodate community athletic facilities was identified as a priority (prior to the land becoming too expensive or unattainable). Immediate development of certain facilities is also critical. Youth organized sports draw from the entire school district. The school district is made up of parts or all of 5 counties, 7 cities, and 8 townships. For efficiency, one entity to coordinate these activities seems logical. The Park and Recreation Commission has been meeting with other communities to encourage them to support the one entity philosophy. PP-sr/bz Page 4 • Because of economic reasons as well as the availability of land, it is likely that organized sports facilities will be located in the rural areas of Elk River. Having these facilities in the rural areas is more likely to avoid conflicts with existing land uses, and also provides additional recreation opportunities to the rural areas of Elk River. Trails The City's priority when considering a trail system for Elk River must be the safe movement of pedestrians. The trail system will be viewed as a collector system for moving people. It is felt that quiet residential streets can be used to gain access to this trail system. The trail system will be a combination of widened road shoulders, sidewalks, and detached trails. In the rural areas, widened shoulders will mostly be used. In the urban area, typically sidewalks and detached trails will be used. Trails will also provide recreational benefits. The trail system will connect parks and be looped where possible. Areas like Woodland Trails Park will have trails that are solely for recreational purposes. The needs of hikers, rollerbladers, and bicyclists, as well as horseback riders and snowmobilers will be considered. III It is important that our trail system ties in with other community's trails. Examples of this include providing corridors through Elk River that allow snowmobilers access to the trail system in the Sand Dunes and connecting to a Mississippi River trail that is planned to go all the way to the City of Hastings. We have already met with the City of Ramsey, and will meet with other communities to gain their input. The final recommended version of the trail system will consider the economic feasibility of building and maintaining these trails. Map #4 is a very preliminary view of what the trail system may look like. Area Wide Parks Area wide parks will be developed in areas where we can take advantage of natural amenities and land is available. Area wide parks must also be located in areas that will be of interest to a wide segment of the community. Land identified on the park plan for an area wide park may never become available for acquisition. Therefore, the revised Master Park Plan may or III may not show them. These parks will result from taking advantage of opportunities as they arise. PP-sr/bz Page 5 • Some of the areas currently of interest to the Park and Recreation Commission for possible area wide parks include a naturally unique tamarack swamp in the northwest area of Elk River, a area of floodplain adjacent to the Elk River, and an island in the Mississippi River. Special Use Parks An example of a special use is the fishing pier in Orono Park. Typically, these special uses would be an enhancement of an amenity in a neighborhood or area wide park and not a park in and of themselves. It may not be possible to pre-identify these special uses and they will have to be taken advantage of as opportunities arise. Conclusion Map #5 shows a preliminary concept of all the park components discussed. There will be changes to this concept prior to the final version of the revised Master Park Plan. That final version cannot be finished prior to a revised Land Use Plan. However, the Park and Recreation Commission felt that even a preliminary version and the rationale behind their revised park plan • may be of some benefit to the Steering Committee. Lastly, there are other common issues that the Park and Recreation Commission wish to discuss with the Steering Committee at this meeting. These issues include an ISTEA Grant to improve the railroad hiking trail (total project cost is $277,500) and an east/west road corridor through Elk River that may divide Woodland Trails Park and the Elk River Country Club. • PP-sr/bz • EXHIBIT A CITY PARKS 1. OAK KNOLL PARK- 12 ACS.- Wooded island CURRENT STATUS- Undeveloped OPPORTUNITIES- Take advantage of natural setting of the Elk River- could possibly accommodate some neighborhood park needs. 2. MEADOWVALE HEIGHTS PARK- 40 ACS.-Mostly lowland. Approximately 12 ACS. of wooded high ground. CURRENT STATUS- Undeveloped 0 OPPORTUNITIES- Can definitely accommodate neighborhood park needs-may also accommodate athletic facility and parking. 3. WOODLAND TRAILS PARK- 158 ACS.-Mostly wooded. CURRENT STATUS- Developed with multipurpose trails (hiking/ cross country skiing)- parking available- natural area. OPPORTUNITIES- Equestrian trail around perimeter- natural learning center. 4. SHIELY PARK- 50 ACS.- Threatened dry subtype oak forest. CURRENT STATUS- In process of acquisition. OPPORTUNITIES- Addition to Woodland Trails Park. • • 5. ORONO PARK/ BALL FIELD COMPLEX- 35 ACS.- Adjacent to Lake Orono. CURRENT STATUS- Developed with picnic areas, sand volleyball courts, hiking trails, fishing peer, boat launch, softball fields, and swimming beach- parking available. OPPORTUNITIES- Possibly more sports facilities (ball fields, tennis courts, and hard courts). Lands adjacent could accommodate a civic center. 6. ORONO PARKWAY PARK- 3 ACS.- Open grassy area CURRENT STATUS- Undeveloped OPPORTUNITIES- Possible neighborhood flower garden and/or tennis courts. 7. MOLDENHAUER • PARK- 1 AC.- Open/grass CURRENT STATUS- Grass play area- no parking OPPORTUNITIES- Could provide some neighborhood park needs 8. MISSISSIPPI OAKS PARK- ± 1 ACR.- Open CURRENT STATUS- Undeveloped OPPORTUNITIES- Could provide some neighborhood park needs 9. OAK KNOLL ATHLETIC FIELDS- 11 ACS. (City portion) CURRENT STATUS- Developed baseball/softball and soccer fields- can also be used for football- connected to City trail system- parking available. OPPORTUNITIES- Same uses as current. City may acquire a greater portion of the facility. • citypark/bz • 10. RIDGEWOOD EAST PARK- 5 ACS.- Wooded CURRENT STATUS- Developed- playground equipment, basketball court, sliding hill, and picnic area- limited parking. OPPORTUNITIES- Same as current 11. LIONS PARK- 34 ACS. open with pond. CURRENT STATUS- Developed with sliding hill, picnic areas, band shell, fishing, basketball court, and skating rink. OPPORTUNITIES- Rollerblade trails and soccer fields. 12. NORTH TERRACE TOT LOT- 1/4 ACR. • CURRENT STATUS- Undeveloped- limited access OPPORTUNITIES- Limited- serves immediate neighbors. 13. BALDWIN PARK- 1 ACR.- Open CURRENT STATUS- Developed- Playground equipment- no parking OPPORTUNITIES- Meet some neighborhood park needs. 14. BARRINGTON PARK- 2/3 ACR.- Open CURRENT STATUS- Developed playground equipment and basketball court- on street parking. OPPORTUNITIES- Same as current. 15. DEERFIELD 4TH PARK- 2 ACS.- Open • CURRENT STATUS- Developed- Sliding hill, playground equip- ment- limited parking citypark/bz • OPPORTUNITIES- Possibly skating. 16. DEERFIELD 2ND PARK- 20 ACS.- Mostly wetland. CURRENT STATUS- Undeveloped OPPORTUNITIES- Trails- open space 17. HILLSIDE PARK- 80 ACS.- Mostly wooded CURRENT STATUS- Undeveloped OPPORTUNITIES- Possible limited sports facilities. Natural setting for trails and picnic areas- parking can be accommodated. 18. COUNTRY CROSSINGS PARK- 7 ACS.- Wooded CURRENT STATUS- Undeveloped II OPPORTUNITIES- Skating, neighborhood park needs, and natural setting for trails and picnic area. • citypark/bz • EXHIBIT B NON-CITY FACILITIES A. MEADOWVALE SCHOOL B. SCHOOL CAMPUS (VANDENBERGE AND SAUK JR. HIGHS AND ELK RIVER SENIOR HIGH) C. HANDKE ELEMENTARY SCHOOL D. ST. ANDREWS SCHOOL (PRIVATE) E. BABCOCK PARK (STATE) F. KELLY FARM (HISTORIC) • • citypark/bz EXHIBIT C COMMUNITY ATHLETICS • (1) 2 ( ) ATHLETIC RECOMMENDED ADDITIONAL FACILITIES ACRES ACTIVITY CITY OWNED FACILITIES TO PER CAPITA REQUIRED SERVE A FULL DEVELOPMENT INCLUDING POPULATION OF 40,000 PARKING GOLF FUTURE FACILITY NEEDS MET BY PRIVATE SECTOR .0 ACS. BASKETBALL (OUTDOOR) -ADD OUTDOOR COURTS TO .0 ACS. NEIGHBORHOOD PARKS (INDOOR) -CONSIDER INDOOR COURTS IN .0 ACS. A FUTURE CIVIC CENTER VOLLEYBALL (OUTDOOR) -ADD OUTDOOR COURTS TO .0 ACS. NEIGHBORHOOD PARKS (INDOOR) -UTILIZE BASKETBALL COURTS .0 ACS. IF ADDED TO A CIVIC CENTER CROSS COUNTRY SKIING AND ADD TRAILS TO CITY PARKS .0 ACS. RUNNING SWIMMING 1/20,000 (INDOOR) 0 (COUNTING .0 ACS. (OUTDOOR) 1 OUTDOOR POOL ORONO 3.0 ACS. OTENNIS 11 COURTS (LIGHTED) BEACH)1/1,500 1.5 ACS. SKATING & HOCKEY (INDOOR) 1 INDOOR RINK(PROPOSED) 1/31,000 .0 ACS. (OUTDOOR) 6 OUTDOOR RINKS (LIGHTED) 1/5,000 6.0 ACS. FOOTBALL 3 FIELDS (LIGHTED) 1/6,150 9.0 ACS. SOCCER 9 FIELDS 1/2,000 22.5 ACS. SOFTBALL/ BASEBALL(YOUTH 13 FIELDS 1/1,200 32.5 ACS. MULTI-PURPOSE FIELDS) SOFTBALL (ADULT) 8 FIELDS 1/3,100 24.0 ACS. BASEBALL(13 YEARS OLD AND 4 FIELDS (FULL SIZE) 1/4,400 16.0 ACS. UP-TRAVEL) (1) ASSUMES SCHOOL DISTRICT PARTICIPATES IN FUTURE ATHLETIC FACILITIES AT ONE-HALF THEIR PAST RATE. 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NP — NEIGHBORHOOD PARK \ 1 i. + GC — GOLF COURSE lX Ci k_ . ..... . AVE RI- ...., {p f . . ./ TRA • \\, \ -5; -- WIDENED SHOULDER ❖.•❖..• -�,� / • • - 447:••:•:••i•� • .\/- `. •' — SIDEWALK Ell'> diver „,•'�' ►_ \` / S -- SNOWMOBILE H — HORSES ALLOWED 01 RAA, It': City o t 1 Rasey PHONE (612)427-1410 AX (612)427 5543 CO a 15153 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 TTD (612)427-8591 oN` 1995 Steve B.Ach,City Planner City of Elk River 13065 Orono Parkway PO Box 490 Elk River,MN 55330 Dear Mr.Ach: I am in receipt of your letter,dated January 26, 1995,regarding Elk River Comprehensive Planning. In response to your request for input, I have included below a few suggestions for issues of concern to Ramsey which your planning will impact: 1. The Metropolitan Council and the Minnesota Department of Transportation have determined that Trunk Highway#10 will be at Congestion Level F beyond the year 2005. This congestion,of course,is impacted by all communities utilizing this roadway. While the Highway#101 improvement will provide short-term relief to some degree,the issue will become more critical in future years. Ramsey will be looking to your community to recommend policies and improvements that will mitigate congestion levels. While Elk River is outside of Metropolitan Council jurisdiction, their transportation planners (Carl Ohrn, 291-6359) would probably welcome the opportunity to lend assistance. 2. In our recent planning activities, we have directed consultants to provide base maps that include small sections of all surrounding communities. This allows us to see on one exhibit how our improvements relate to yours and vice versa. 3. The Ramsey border with Elk River currently has incompatible land uses. We would like to discuss the planned future zoning for this area. 4. Ramsey plans and sets aside funding sources for its park and trail construction for the five years succeeding the current year. We would like to begin discussions of your park and trail amenities and how they relate to ours. Minimally,we need to ensure that our trail systems provide for future extensions through Elk River. 5. Septic systems and other environmental issues (wetland, storm drainage) seem to be a hot issue into the future. We look forward to discussing how we can work jointly in these areas in upcoming years. 6. We currently operate a small municipal water utility. Our municipal sanitary sewer is part of the Metro system. Due to our projected growth patterns,however,we can see a time when our infrastructure will butt up to yours. Let's discuss the impacts and opportunities of this. Thanks again for the opportunity to comment. Good luck with your process and product. Sincerely, zpiTY IF '!A SEY/ R. hroeder City Administrator RRS/jkl cc: Steve Jankowski,City Engineer 4111 Sylvia Frolik,Zoning Administrator Mark Boos,Parks/Utilities Supervisor Mayor and City Council City of � lk � INFORMATIONAL River MEMORANDUM TO: Steering Committee FROM: Steven B. Ach, City Planne % - DATE: February 9, 1995 SUBJECT: Articles Discussing Planning Issues Over the past couple months I have compiled several articles that discuss planning issues pertinent to Elk River in guiding the future growth of the community. These articles will not be part of the discussion Thursday night, however, they do contain some worthwhile information that can be applied to the overall formulation of the Comprehensive Plan. I would encourage all the committee members to take time to review these articles as I believe the information will be helpful as we head into the final stretch of formulating goals and policies for the Comprehensive Plan. • • 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 INSIGHTS How To Mess Up a Town • by James Howard Kunstler he town where I live, Saratoga the 1950s and replaced by strip malls with county road across from the old dump. Springs, New York, like practically huge parking lots fronting on Broadway The reason it was moved,by the way, was and its adjoining streets. All sorts of Map- because there wasn't enough parking. Do every other town in America, is under assault by forces that want to turn it propriate suburban building forms were you suppose the children cared about the into another version of Paramus, New Jer imposed on downtown sites—ridiculous parking? sey,with all the highway crud, chain store one-story structures with blank walls,sur- Saratoga's plight has been aggravated servitude,and loss of community that pat- rounded by bark mulch beds and, of by the fact that the northernmost of its tern of development entails. course, acres of parking lots—destroying gateways, Exit 15 of Interstate 87, lies Ironically, the forces who are ready to within the adjoining town of Wilton, permitwhich has aggressively turned the land the most radical damage to the THE PUBLIC REALM IS around Exit 15 into a feeding frenzy for town's historic character consider them- THE PHYSICAL mall builders, national discount stores, selves the most conservative; while the franchise fry pits,and other agents of sub- groups most concerned with preserving MANIFESTATION OF THE urban sprawl in order to pay for its grow the town's best features,and even enhanc- COMMON GOOD. ing roster of"revenue-loser" residential ing them,have been branded radical. Until World War Two, Saratoga had WHEN YOU DEGRADE subdivisions.Wilton has become the Anti- the character of a city in the country. Its THE PUBLIC REALM, AS Saratoga,both in physical layout and eco- business district was a verydenselydevel- nomically, its chain stores sucking the WE HAVE, YOU DEGRADE lifeblood out of our downtown. oped grid of blocks crammed with build- THE COMMON GOOD, Wilton, of course, will have to suffer ings that stood shoulder to shoulder. The the consequences of its heedless and attern was classic Main Street USA— � AND HENCE YOU IMPAIR ough here the main drag is named THE ABILITY OF A brainless "growth" — and I believe that suburbia of its type will begin to tank out Broadway. Spoking off Broadway were a GROUP OF PEOPLE continued on page 19 half dozen major feeder streets, all lined INCORPORATED AS A PLANNING with buildings, all vigorously mixed-use, COMMISSIONERS with retail businesses, offices, and apart- REPUBLIC TO THINK ments disposed in an arrangement that has ABOUT THE PUBLIC I been the basis for good urbanism since INTEREST. ourna classical antiquity. Several mammoth Victorian hotels gave the town cosmopolitan swagger— In Coming Issues ... and fabulous public spaces,along with the all pedestrian interest. The blocks on renowned racecourse.And of course there either side of Broadway were leveled in a • More on community leadership were the springs. The residential ring mendacious urban renewal scheme that •A"takings"law primer around this downtown core was devel- left 90 percent of that land in parking lots. oped to a density of about four to eight Many of the functions of everyday life • Gateways to communities dwellings per acre, on a grid of tree-lined were taken out of downtown and scattered streets, in a readily recognizable pattern out in the countryside where they are only • Understanding performance bonds we might call Small Town USA. Saratoga's accessible by motor vehicles. Last year it urban edge was clearly defined: beyond was the new junior high school, moved • Conducting community surveys East Avenue and West Avenue lay good, three miles out of town along a busy state well-farmed farmland. highway, to which students are explicitly • Making the right motion:procedural basics The past forty-odd years, of course, forbidden to walk or ride their bikes. This • Highlights of our first planning 'ust about everything has been done to year it was the public skating rink, which iii commissioner conference call estroy that pattern and dismantle the was removed from the center of town and town. The mammoth hotels were razed in stuck three miles from Broadway out on a •And more from our regular columnists ' PLANNING COMMISSIONERS JOURNAL / NUMBER 17 / WINTER 1 9 9 5 town of 12,000 I knew in the late 1960s How to Mess Up a Town can we even begin to think about more had perhaps two or three franchised out- continued from page 20 complicated design issues, such as the lets. Commercial activity focused on a prosperous main street where most busi- alarmingly soon. Still, Saratoga is doing way buildings relate to each other and to nesses were locally owned.Visiting the very little to make the best of its true the street. In this area, by the way, we area ten years later,I was shocked to see virtues. I am convinced that Americans continue to fail spectacularly. he economic transformation. Where � have literally lost the ability to think The most important building to be fields and homes had stood,franchised about their surroundings, and for a spe erected on Broadway in this half of the outlets now lined the highways leading to cific reason. Historically Americans have 20th Century was the Ramada Renais- town. Downtown stores that had once not had a high regard for the public sance Hotel (since bought by the Shera- flourished had closed or moved to the three malls that had sprouted in outlying realm, and this is a very unfortunate ton chain). This hotel was designed with areas. thing, because the public realm is the no shopfronts on Broadway. Instead, it. From: Roadside Empires, by Stan Luxen- physical manifestation of the common presents four blank brown steel fire berg(Viking Penguin 1985). good. When you degrade the public doors (from the hotel's conference realm,as we have,you degrade the com- rooms). This is the face that this huge C1London, Ontario, mon good, and hence you impair the and important building shows to Sarato- * .Plans for Big Box ability of a group of people incorporated ga's most important street. Naturally,it is Retailers as a republic to think about the public a colossal failure as a matter of civic art. In an effort to develop a planning policy interest. The street at that end of town is dead at for"big box"retail outlets(i.e.,superstores), This is why we no longer possess the all times of the day and night, for the the City of London's Planning Division has most fundamental notions of civic art— simple and obvious reason that there are researched the locational needs and impacts civic art being the effort that we make to no destinations for people on foot, no of this form of retailing.The proposed policy honor and embellish the public realm in reason to be there. includes locating big box retailers within order to make civic life possible. This The knowledge necessary to build existing and planned commercial centers, shows very clearly in the way that we really great towns that people would instead of within quasi-retail/industrial areas. have treated the streets here in my town delight to live and work in, was fully in This would have the advantage of both utiliz- of Saratoga Springs.Design elements that place, was fully possessed by Americans ing existing public infrastructure and ensur- ina European child of twelve would grasp our grandparents' day. We have ing a"level playing field"between big box instinctively are completely mishandled thrown it all into the garbage can. It is as rlers and traditional retail development0 here by grownup experts in the design much of a struggle for us to regain this precluding the en.) and building professions. lost knowledge as it is for a stroke victim use of cheaper ,*5A.:. ' to learn how to speak all over again. We industrial land)._ ,M, For instance, a few years ago when P g are also in the unhappyposition of learn- The proposed poli . • :. ,;; the great mall incursion began, the town decided to "fight back"by installing Vic- ing that without a regard for the public © ij realm, for civic art, or civic life, we will cy also calls for designating"com rd torianoid lampposts and street benches R STORE on Broadway. Only they made one slight probably not have much of a civilization. mercial policy s The future will require us to do things areas" within the �` x _, mistake with the benches. They bolted a g City having area- '.;'- them into the outside edge of the side- better, or the future will belong to other • specific design guidelines and special policies walks facing toward traffic. This funda- people in other societies. to better address unusual mixes of commer- : mental error in thinking that people sit James Howard Kunstler is , cial uses,including big box retailers. outdoors to watch cars,not other people, the author of"The Geogra- ,, - According to John Fleming of the Plan- illustrates the pathetic level of civic art as phy of Nowhere,"a book ` ning Division, "the policy approach recog- it is practiced here. To make matters about the economic and `'`• i ,• nizes that big box retailers are part of the worse, the original problem has become social consequences of sub- retail market's continuing evolution, and incorrectable. As recently as this April, urban sprawl, and the I. need to change our current seeks to give them an opportunity to come members of the Downtown Business (. into the City,but in a way that is consistent Association begged the Department of methods of land use plan- with the City's goals of encouraging compact, Public Works to move the benches ning. He is the author of coordinated development within commercial around so they faced the sidewalk, and eight other books, all novels,a former editor with Rolling Stone Magazine,and a regular contributor nodes and associated corridors." the DPW refused on the grounds that sit to the New York Times Magazine. For a copy of London's policy framework ters might extend their legs and trip report, contact John Fleming,do Dept. of pedestrians! Planning&Development, City Hall, 300 The most pathetic aspect of all this is •fferin Ave., London, Ontario N6A 4L9; that if we can't solve minuscule problems 9-661-5343. like benches facing wrong way,thehow PL A N N I N G COMMISSIONERS JOURNAL / NUMBER 17 / WINTER 1 9 9 5 19 iOI.0 ',II. 12, NUMB'R 4 NOV/DIV 1994 The many faces of sprawling growth •LSP brings groups together to discuss sustainable development Brian DeVore During the discussion,panel mem- Bybers didn't always agree on what here's little doubt the Twin Calthorpe: design solutions were needed to deal with TheCities will remaindouone owinf the fastest "' • - sprawling growth,but there was a communities around ' general consensus as to the widespread growing metropolitan areas in the • r'4, nature of the problem. country for at least another quarter eO le not autos f ArchbishopRoach said that not century.Whether that growth is p p • '. _ ,. achieving a rowth pattern that serves sustainable economically,environmen- the common good while protecting the tally and socially depends more than Neighborhoods must reunite the life and dignity of individuals as well ever on the cooperation of developers, Neighborhoods commercial world and the civic as our natural resource base verges on environmentalists,government offi- world if they hope to stop the kind of the immoral. cials,church leaders and individual sprawling growth patterns that wreak "It seems to me that it's very clear to citizens. social,environmental and economic say that for development to be truly LSP helped bring these various havoc on our society.That was Peter sustainable,it must be socially just,"he groups together on Oct. 14 with the Calthorpe's message in a special said. "Building Bridges to Sustainable lecture co-sponsored by LSP during the To be socially,as well as environ- Development"workshop during the National Growth Management Leader- mentally and economically just, fall business meeting of the National ship Project's fall meeting in St.Paul, development must be efficient,said Growth Management Leadership Minn. Packer.Developers are concerned Project in St. Paul,Minn. One of Newsweek magazine's about the amount of land being wasted "We're in this together and when- "innovators on the cutting edge," in development projects,he said.As ever desperation,frustration and Calthorpe talked about ways commu- fewer houses are built on larger lots, deterioration goes on in any of our nities can be re-designed for more developers will have no choice but to communities,it affects all of our. sustainable growth.The award win- probe deeper into the countryside for ommunities,"James Addington, ning architect and author of The Next building sites.He said many ordi- director of the Lutheran Coalition for American Metropolis;Ecology,Commu- nances governing house building are Public Policy in Minnesota, told forum nity,and the American Dream,told an put in place simply to raise the value of participants. "The quicker that becomes audience of more than 300 people that te strctures built so they will pro- the basis for our conversation together, America is developing communities duce more tax revenue for the local city the quicker we'll see the light in terms that are more auto-friendly than government.This often blocks out low of moving ahead." people-friendly.The result is a system and moderate income housing in Participants represented a broad where people spend less time in their suburban areas. Requiring cities to spectrum of concerns about sprawling own community and more time in cars. maintain a maximum density overall growth patterns,including:John It's gotten to the point where houses would leave more room for housing of Roach,archbishop of the Diocese of St. themselves are becoming less people- varying sizes and prices,said Packer. Paul and Minneapolis;state representa- centered. „ :' Solem said the Metropolitan tives Myron Orfield,Carol Molnau, "Every household has a garage door, "Regional Dennis Ozment and Pamela Neary; not a porch,and every destination is a Council s newclsfor,Blueprint,” Rick Packer,project manager for parking lot,"he said,pointing to a slide otherreleased in September,pcalls for,among Shamrock Development,Inc. and a of apost-World War II suburb in the choices things,r expanding housing p for lower income people representative of the Builders Associa- San`Francisco Bay area. - throughout the region and creating a tion of Minnesota;James Solem, These kinds of communities rely on climate of reinvestment in distressed regional administrator for the Metro- autos to supply.all their needs,'from "` areas.The Blueprint also outlines politan Council and Commissioner of employment to groceries to entertain- actions for strengthening a sense of the Minnesota Housing Finance ment.Under sucha system,when community through land use planning Authority;the Rev.James Battle of the people jump into their cars,they are and calls for reinforcing environmental Mount Olive Church;Henry Rich- likely not driving somewhere in the . protection. mond,founder and chairman of the community.Rather,they are going Richmond said growth boundaries National Growth Management Leader- somewhere outside the community to must be established and enforced,so ship Project and founder of 1000 shop or work,said Calthorpe. those concerned about sprawling Friends of Oregon;Elwyn Tinklenberg, This creates a situation where. growth know what to focus on.He mayor of Blaine,Minn.;James Murley, growth itself is controlled by access to cited national statistics indicating there executive director of 1000 Friends of freeways.Because inner cities do not will be yet another surge of sprawl that lorida;and Marilyn Lundberg of the have enough room to accommodate a will create a ring of suburbs further innesota Environmental Quality Board. Calthorpe, see page 7... p 8 Bridges, see page 7... 4 The Land Stewardship Letter 0 ...Bridges,from page 4 means bringing in all groups of people •••Caltholpe,from page 4 afield than ever before.Between 70 affected by sprawling growth,includ- car culture,they are abandoned in percent and 80 percent of the 29 million ing African Americans,Hispanics, favor of the open countryside where jobs expected to be created in this Hmong and Native Americans, said there is plenty of room to accommo- country within the next decade will go Rev. Battle. date auto-based communities,he said. to those outer ring suburbs.In addi- "As we build these bridges...let's Even though it may initially be tion,80 percent of the 15 million homes just make sure we build them with the cheaper to build in the countryside, that will be built during that same right material,"he said. such sprawling growth relies on an period will go up in those outer Lee Ronning,LSP's Sustainable expensive infrastructure,Calthorpe communities.With growth like this,it Development Program director, said pointed out. That infrastructure sucks is getting increasingly difficult to the forum was successful in bringing resources out of the inner city at an determine what actually makes up an opposing viewpoints to a common alarming rate. urban area,said Richmond. table to discuss solutions. "As investment goes outward, But those hoping to bring about "Instead of pitting environmentalists disinvestment goes inward,"he said. truly sustainable development have to against developers this conference was But some communities are success- look at the big picture,and not just a major step in showing we want to fully turning that trend around by focus on problems within urban areas, work together,"she said. creating"neighborhoods" that are more said Blaine mayor Tinklenberg.He said The next step? efficient environmentally and economi- his city is not only getting an influx of Ronning said the participants in this cally. people from Minneapolis-St.Paul,but forum must meet again to fine-tune "That means we have to put our also economically depressed areas in development policy changes they can shopping,our day care,our schools, outstate Minnesota such as Hibbing. mutually support in the state legisla- our transit back into one place,"said Economic development that helps all hire. Calthorpe. "That's how you create a communities,not just urban ones,is "We see an opportunity here." O focus. That's how you create a sense of only true way to keep community.That's how you create a ustainable population shifts from common ground at a neighborhood occurring,he said. Looking at the big picture also Calthorpe,see page 8... The Land Stewardship Letter 7 1'661 J:ICI/AON t•WRIINflN 'Z1 :Mil 10A • s . . + - �'"r'!"M' �r�x'1:tir''k:- : i • L - - �.'j�.ar�a ; _ ," / / J / � s y z '-�. '.1":.1',"‘-$6-4.4•`..-`-'.. - ..r.,r.r.. _-17.-'2"---...-.-- -45-1 -4--- w-.rr- �iS""`-V't^` • ..!"! �����G�-�i`..-'.-. • e-+.-► .,1 St4. 4 Star Tri . a�. burse A ,t 1ite-6,434Lt,'4. � ' � � Sunday ; �r� �" nuary 1/1995 ... , la vw ease rea and recycle I D w 1 II 1akota County'sblood : . : By Dennis Cassano Paytoo low to afford highest cost of livingin metro area tslature this year.More than half of Dakota County's • When the Dakota County HRA Arse whworkers leave every day for jobs else- On the other hand, people with jobs Dakota.County live elsewhere. Al- average income less than those who city in the fastest-growing countyof posed building a 42-unit townhouse ere that provide household in- in Dakota County are amongthe most 13 makeoect in Eagan0, for people who, percent live in Hennepin work in Dakota County, the metro region during the 1980s. about $20,000 a year, about, comes among the highest in the met- lowest paid in the metro area, and County and 10 percent in Ramsey • opolitan area and the wherewithal to many can't afford to live there with- County. The drama over a proposed low-in- 100 people who live in nearby homes: eturn to the state's most expensive out subsidized housing. According to y The irony in these statistics compiled come housing development will have valued in six figures jammed the City, omes. by the Dakota County Community a third act Tuesday in Eagan City Council chambers to declare that' s 1990 census figures, more than 40 In the metro area, only people who Services Department is being drama- Hall and also may emerge as a part of i percent of the people who work in work in Scott County are paid an tined in Eagan, the fastest-growing another long-running play in the Leg- Eagan continued on page 2B ' I ! INA■ Mississippi power { . , . . . . would tak . _ . , , , ., . ... , .. , . project e . � t .••••, .— .abowtothepast . . • , _ . ,•...,,i _ 1 , Il :El. )4= .i. , ' f z � "$5 million venture would generate F electricity, create tourist attraction il. ti J. 1 6 f a By Dean Reba- "If this works, it would supplements ' ' , �" , ~` Staff Writer - - '� t wnr rut incomes, ,o,i but 'we 04Trtnecs s: ` t -4 -4 -.1-1 y ',r'..ti-.t om••. -ti . • '. . . II . . . . . • ^`.-....r '.4 _ ,,.=`-r..r.�.4-4.4-!, v r I f Sunday/January 1/1995/Star Tribune I t m „,,,.,,..., , .,.I.,. .. , ...t, , .. , ,. .. .. , . ,Housing the:poor in. Dakota County `s `' s nits re a small percentage of the homes In most ' plan dew Cry Subsidtzad housing u a 9Ea an/ Townhouse •'Dakota County cities,despite sizable waiting lists for such units ' i ! won. Because the project cans have 13 more seats in the House Continued from page 1B nice neighborhood just like they do. Clemson ' € 1' Just because were not blessed with required a zoning change, it needed than last session, Pawlenty said, al- r; Waiting r Total , Number of Subsidized.�,,listWa for z „`� "1 they don't want those other people as much money doesn't mean we the votes of four council members. It though they do not control either -'housing '.subsidized ` 'as pct.of A.' ,subsidized ”; for neighbors. should be shied away from. We try got only three: Mayor Tom Egan and chamber. • �- just as hard as the people do who council members Sandra Masin and units t units total units housing ,. Shawn • Hunter. A former member of the Eagan City City That really burns Kelly Johnson. own their own houses." . , Council, Pawlenty said: "Eagan has -Apple Valley 1 ,. ' 12,902 .`., 1,297•• , y; ,• 2 3%, •, < ;;406 Om "It's reallyupsetting for somebody Jessica Cook, the HRA's director of The entire council had approved the done more than its share in afford- •j Burnsville 21,124 854 4.0 441 in 3G p ?:-/,.,''',; ;'°20,750 .;, 628 z�` 3 0 ? ', :.347 � L. .! ' -who tries really hard,"she said. property management, said the$90 a site in a preliminary vote in August.' able housing,particularly in compari- Eagan =.I .- month the Johnsons would save if But when faced with a room full of son with other developing suburbs." t Farmington 2,350 183 7.8 72 y'. ,z, • Hastin s:', . 5,865 353 >� 6 0 179 ' She and her husband, Marcell, both they lived in the townhouse project voters opposed to it Dec. 7, council g in their mid-20s,are spending half of "is a big deal when you're marginally members Pat Awada and Theodore Ulfers ject is theifirstgdisagrees. tTheat townhouse gan has se pro- Inver Groove Heights .. 9,854 165`:. _ 6.7 , ;193 • k-i.rl n hise $13,000 income as a cook on making it anyway.' Wachter voted • ered in more than 10 years, he said, Mendota Heights 3,887 14 0.4 16 r:�+I th Rahn two-bedroomd. apartment on207 5 9 106 •1 (' Rahn Rd. in Eagan. That leaves Like the Johnsons, most of the faro- The IR-Burnsville, that efired off Grovel11-leightslland BLakeville Inverhave South Paul � 8,396 � 593 - 7.1 124 _,) )+ about $540 in gross income and flies who would qualify for the town- k ' 8,853 , ,' 362 l 4 1 4. 370 ,? iA' about $300 in public assistance pay- houses are in clerical,service or retail a letter to the two dissenters. He recently accepted new projects. West St. Paul month to raise their two jobs. HRA officials said that North- warned.that they were playing into "That's goodwhthroe e 1RA thought this Nita 'Subsidized housing includes units for the handicapped senior dtt,` `: 'r t, mends a ? children,aged 2 and 5. In June, their west Airlines, the county's largest theal acitiesf legislatorsadoldero first-ring project or Eagan] because not much one and farnilteS , , , e �3 4; t tt ,�_ 1-r 1 ._ t ;;4' '`� it r .ll( iw $520 a month rent is to be raised to empployer,who reported Datta its my, has been done there lately," Ulfers ' Source.Metiopolian Council for total housing' units(Apel 193 estlrnate);, $620. 1 900eslive in Dakota County, suburbs. said Dakota County dousing and Redevelopment Authority for subsidized ., yr %;{ u>, 1,900 earn less than$30,000 a year. units(totals as•of-October)and waiting Ust(a of December) ,,,, r , ';> r vl i It t; Marcell Johnson was discharged six That faction, led by Rep. Myron Or- ,W months ago from the Navy after At Blue Cross Blue Shield, the coun- field, DFL-Minneapolis, has been ar- He said older Dakota County sub- •' serving as a signalman aboard the ty's second-largest employer, one- guing for years that the spiral of ur- urbs such as West St. Paul and South Star Tribune Graphic, i aircraft carrier USS Kitty Hawk. Part third of the work force is paid less ban decay will continue if the devel- St. Paul have more subsidized hilus- there, Awada or Wachter. then maybe elsewhere." motion would have to be made by`f,! of his tour was spent in the Somalia than$24,000 a year. oping suburbs,soak up growth and ing partly because the buildings there relief effort. public investment while shirking can be purchased by the HRA for less Butri eDakota Bat gCoulia s y Commissioner mmi sioMetropolitan Council staff,,People who live on Clemson Circle their share of the social costs. than in newer suburbs. . Paatrice banishing said: r peopleThisso notan Theheseeking titan Council HRA, They met in gan seven from ago, fd Wexford Way near the proposed and when theyh returned go tck project insouth-central Eagan thIn two of legislationsions, callingall ng for sub- . Republican mayor of Burnsville sa d track and tas industrial hinking we done good."rea ncxt to a publicld y quiet on members,subject al, Navy decided they wanted to go back the council that they worried thatsagethough the council pronounced in,,,, because "it is a nice quiet suburb," outsiders from the central cities urbs•to lower financial and zoning about to take a seat in the Minnesota would g • Kelly]over said.n "But it'sh changed would move in,s lower atheir aproperty bars to low-income• IR Gov. Arne Carlson vetoed failing,to take one criticize subsidized hous ian ng tor a thet HRA, pothe inted outBoard's was the goiaison als ti s to er that see low-income housin .,; a lot ovr four years. The people values and Markrise crime rags. HRAwhile his city has. "That's a judg- Eagan council that decided in August distributed throughout the suburbs.I,,,., have changed." Director Ulfers replied that the bills. 290 families now living in Eagan are ment they have to make,"he said. where the townhouse project should go after reviewing 10 possible sites. Jim Salem. council's She is angry that people oppose the on subsidized housing waiting lists. Orfield said he will be back withf o ,„ Jif said the the has to chietruc:�•,,, townhouse project with its rents of Also on the lists are 57 elderly another bill this month,but Eagan IR But Ice also said suburbs that want to about $450 a month because "we're people. Rep. Tim Pawlenty said that it will avoid quotas for low-income housing On Dec.20,the City Council decided lure a more detailed policy on when,,., here • to cause harm. We just are be a dead issue before it's even filed. "must take on the responsibility. ... to vote Tuesday to affirm or recon- it's appropriate to make comments'; , not 1, trying to get by. We want to live in a But the people on Wexford and That's because Independent-Republi- • I think Eagan will find a way, if not cider its decision. A reconsideration on housing issues. , , •eeeeee•eeeeeeeee••e•eeeei ri= • gambling-related debts : Theo :to re a . about half of : presents.... :N�.i , ., plans repays % her • gambling addiction. _ �� _ ' Associated Press up to half of those obligations in the der Chapter l3, which allows heir to change course. ! PUMP next three years. set up a repayment schedule for ered- the IJ.S. bankruptcy hors, Vaught said the Chapter 43 plan will Last summer, a ��YS A Hennepin C ty commissioner in thatprocess oc- ! require Hilary to make regular pay- trustee ask tat Ililary's Chapter 7 • • �� has decided to at least some of The first step attornc ,vtark Vaught, said ments to a court-appointed trustee, bankrupt tition be dismissed, • • r.i,I f.�n IIiIIry and a Her11 M) 1 Ido enough more to 5 .,.1. , .•.n ,I;.I,ih,+t,• flu, mnnry on a saying she h . ., Y ,l- NO POSTAGE NECESSARY IF MAILED Small-Town Life Still Attractive IN THE UNITED STATES Valley Stream, N.Y. — Even endangered list," says Daniel Lehner, mmemmilmommn though three out of four Americans president of the Nassau County Coun- now live in metropolitan areas, they cil of Chambers of Commerce, which ummenwril still appreciate the major benefits of is comprised of 44 chambers of 1A small-town life, according to a recent- merce representing hundreds of Long ly-completed national survey. Island(N.Y.)cities,towns and villages. ATLANTA,GA The survey of 1,000 people, which Lehner is convinced that the sur- laimne was conducted for Lehner Intemation- vival of small towns depends on cre- assimmin a New York-based business consult- ative partnerships between local busi- ing firm,found that 26.4 percent of re- ness and local governments, fueled by spondents thought the low crime rate bold financing initiatives. He is col- to be the best reason for living in lecting examples of such initiatives for small-town America. A more relaxed a book. lifestyle was cited by 24.3 percent, Lehner, a resident of Valley Stream, good neighbors by 13.2 percent and N.Y., is the author of a financing al- better schools by 11 percent. liance between the village's financial- Curiously, a cleaner environment ly-constrained government and public- and friendlier merchants were near the spirited local business people, a part- NO POSTAGE bottom of the list."The unprecedented nership that allowed the town to build NECESSARY post-war economic, sociological and a world-class roller hockey rink for IF MAILED IN THE demographic changes have put thou- two-thirds less than it was about to UNITED STATES sands of America's small towns on the spend on a mediocre facility. BRIEFS If You Build It . . . AI L • The Borough Council of Red Bank, N.J., has selected Tomaino Tomaino Iamello&Associates, Deal,N.J., to study possible sites for a AT 'GA new municipal complex and to analyze costs for possible renovation of the building purchased for that purpose. , • The joint venture Sacramento office of Hansen Lind Meyer/Nacht&Lewis Architects recently completed design of the $135 million U.S. Courthouse and Federal Building in Sacramento. Water,Water, Everywhere • Hollywood, Ha., recently became the first Southeast Florida community to tap into the Floridan Aquifer Production Well. All other nearby communities presently use the Biscayne Aquifer, but lowering water tables have caused salt NO POSTAGEintrusion into the water supply.Funding for the production well will come from • E NECESSARY IF MAILED Water and Sewer Revenue Bonds. IN THE Plaz UNITED STATES •The Encina Water Pollution Control Facility has been selected as the recip- ient of the 1994 Environmental Protection Agency's Region IX Operations and Maintenance Excellence Award in the large secondary category.The award is A I L based on criteria that measure a wide range of categories including operations, fiscal management, a spotless safety record, an innovative biosolids program, ATLANTA,GA permit compliance and years of achieving high performance standards. Immoimuum Etc. •For the second year in a row, the National Coalition of United Arts Funds has named Chattanooga, Tenn., first in the nation in per capita giving to a • united arts fund. Allied Arts of Greater Chattanooga, which conducts an an- nual federated campaign on behalf of nine local arts organizations,reported per capita giving of$8.25 for the 1993 campaign, making it the most successful in iii the organization's history. * Girt Cree C: ,1„I„I,,,II,II„nI"II AMERICAN CITY&COUNTY air., immuimausummsammannommAAlkliallinnallemanimmummorim SAINT PAUL PIONEER PRESS • 25.T. • • JANUARY 1995 N B t WEDNESDAY SECTION ]0 PAGES - County board ,.. .= ;.= CLUSTERING may consider .. . ` ♦ CONTINUED FROM 18 •- •• • e: The clustering option is expec- new zon�ig tool ted to be put to a vote of the county board this spring. "Clustering is a better option ■ Clustering new homes _1`� than eating up the landscape with common on East Coast '• 10-acre lots," commissioner Mary Hauser said. • JIM BROEDE STAFF WRITER ::: Commissioner Dave Engstrom Washington County may dangle acar- said, "It's bound to result in more affordable housing." Commissioner Myra Peterson rot to encourage developers to follow a said, "I think clustering makes trend sweeping the East Coast — cluster- sense even in locales where urban ing new homes in rural environs close services will be extended some together. day. That open space doesn't have Now, it's customary to spread out the to remain open forever." • homes •by dividing 40 acres into four : . The clustering ordinance would 10-acre lots. .- ; require the portion of land set Instead, county planners are calling I aside as open space to remain that for clustering the homes on lots as small ::- I way until the arrival of public as two acres, so the remainder of the r;; I sewer and water. land can be left as communal open space. ; "In some parts of the county," To make it happen, the planners urged :' i Harper said, "that might be forev- 1 the county board on Tuesday to consider .; , er." allowing developers ..who voluntarily'' ; Marine on St. Croix, a city of choose to "cluster" the opportunity;to' '• 602 residents on the east side of build 25 percent more homes than al- Washington County, is expected on lowed now on their land. -.i.. Saturday to become the first com- "I don't know of any county in Minne-^4�> munity in Minnesota to adopt clus- ard. sota doing this,"Washington County plan--;L- tering as, the dsevelopers would developers would have to ner Jane Harper said. "But clustering is. :, set aside half of their land as per- a trend out East, where the development, pressures are much greater." manent open space, and cluster Harper described clustering as an effi their homes on the remaining half. r.. But a developer has threatened cient and economical way to develop in;.:. rural areas. :;... to go to court to challenge the validity of the Marine on St. Croix • - "It cuts down on the amount of road`,, ordinance. • • • building and on the size of service areas-..22 ; Defenders of clustering say it ! for police and fire protection," she said,'; has passed court tests in other lo- "and at the same time it preserves vast•••; cales on the East and West coasts. amounts of open space." :_ .,• CLUSTERING CONTINUED ON 4B.1.--., . It,'- ��d���ummilimmommimmomm homicide victim of 1994. 3B •. mainimiumiminiummor ' SAINT PAUL PIONEER PRESSIE` '' t ' INDEX V LOTTERY RESULTS 3B ST C —" TIP-OFF 38 JANUARY 1995 SECTION NEIGHBORS GB SUNDAY '';, 8 PAGES OBITUARIES,DEATH NOTICES 7B • i : SUNDAY IN is et c arm re�er�v I Marine on St. Croix' developments is left forever in an open Greg Ludvigsen said. "We would set enamored of clustering. r and natural state. aside masses of open space around which He's urging the city to stick with the advocates'clustering'. 1 But it may come true in Marine on St. to cluster homes." existing rules, which allow him to subdi- ,', A Croix. • Marine on St. Croix already has an vide his 175 acres at County Road 4 and The one-square-mile city of 602 resi- idyllic setting along a wild and scenic Broadway Street into 32 five-acre lots. JIM BROEDE STAFF WRITER dents is•proposing to become the first river. Its streets are lined with architec- "I'll take the•city to court if I'm re- , community in.Minnesota to adopt such a ture remindful of a New England town, quired to cluster and leave half of my 't sounds like a fairy tale - a place standard. - with homes clustered beneath canopies of land open," Edmundson said. where half of the land in new housing `"It's a way to preserve our city's spe-. oaks, maples and pines. , cial charm and rural character," Mayor But developer Blaine Edmundson isn't LAND CONTINUED ON 4B► , 1 1111 Ill S Ssa y.ry Y`. : '''''",,,44;'.4';''''''lyy�9�`q/q�3� 4. r. »i.�.Y. CHRIS POLYDOROFF/PIONEER PRESS ' arine on St. Croix's General Store Is one of the architectural 0 >l eauties that makes the small city resemble a New England town. ; he city wants to preserve that feeling by enacting a development �'r4Je that would keep large stretches of land open. acres because of all that.open .. •L AN® space.,, Washington County, where Ma- :,~ rine on St. Croix is located, has a f ,4 CONTINUED FROM 1B cluster housing ordinance. But un- 1 ** like the one proposed in the city,it :4* But Randall Arendt, a planner is optional in the county's nine ,, . 4113 C SAINT PAUL PIONEER PRESS ;+1nd author of the book, "Rural by townships. 46 •`.r sign," predicts Edmundson will But look for the county to clan- '1-11% r ; ...... e in court. gle a carrot. Z.,'",* • ;. 4`Some developers say this is a "We are thinking about offering ' ming of land without compensa- developers a bonus," county plan- n," Arendt said. "But that's an nergJane Harper said, "like allow- 1 _ ' -y= I , oneous readingof the law. In inupto 25 percent more homes I .1-.. :�.ntost cases, the developer can when developers choose to clus I " ' _ ''''' .:I tild just as many homes as be- ter." :` , Ake ' _-ore, only now they have to be Edmundson's planner, Jack � Sl*-- �� ''' :4 'aclustered on a smaller portion of Buxell, says essentially the same ' ' r - .-the property. thing can be accomplished under ' ---*--1-11:3s ' - ` Arendt said ne's aware of towns planned unit development ordi- - . _- - " /. nand counties on the East and West nances. . .. r� Yjcoasts requiring up to 83 percent "It's more fair to everyone if we '''''‘of the developers' land to remain F `=72i p operate under a PUD ordinance open ,4 ' 0ENERAL-S ' y4 Edmundson questions the mar- 1 ' ��il-{'!��JI4)1111{llll!(!iI{i'�Jlillfii �< *- ket potential for clustered housing. "The city's proposed ~� r ,. , "•i "The city's proposed new devel neW deVelopm@nt —i I€ .- 'I ;opment code could bring develop- ment to a halt,"he said. "But then, code could bring �' _ imaybe that's what they (city offi development to a ° -<t :.ici,als) really want. II = r Arendt, however, contends that halt. - c' ''''''''T'''''5: T''' sig . ` '� __ �, .ao . the smaller lots created by clus- EDMUNDSON D. '"\ " '.otering should give Edmundson a BLAINEBLVELOPER ti , - _. - m9L. rketin advantage. „� • _ _ `Edmundson should wake up �t ;;-ltd recognize that many people because it allows for county and . - �' •-y`,4,to go out to the country in order city planners and developers to sit M `" y live on five acre lots really end down and negotiate a plan accept- able to ever one," he said. .. hating it," he said. y �` . "�.•. `After a while, they find out Marine's planning consultant, & � Alan Brixius, concedes that some ►..4�'. CHRIS POLYDOROFF/PIONEER PRESS i.' t,> t five acres is too large to mow ti rine on St. Crolx's General Store Is one of the architectural h ,i too small to plow. It's not a clustered housing in the Twin Cit- ies that makes the small city resemble a New England town. ,' IT1 and it's not a suburban lot. ies metro area'has been achieved - tie city wants to preserve that feeling by enacting a development : under planned unit development :Nje that would keep large stretches of land open. .-.7t S an awkward in-between size." 'Z4 Also, some claim that clustering ordinances. .�s the most efficient, economical "But the intent in Marine on St. `way to grow — that it results in Croix," he said, "is to make clus- -fever streets and condensed ser- ters the standard. But still, there's vige areas for street maintenance flexibility built into the proposal. '+crews and police. Developers could choose to build Local real estate agent Judy their homes in the middle of the , ; • Star Tribune - - • Monday • • Mar1 1994 . Pleasech2read/ and recycle 1 B w .21414 • • • Scott County's neve to control size may not stop projects 2 By Dennis Cassano StaffWriter parcel of 160 acres, into'2.5-acre lots • AThere's going to be for 54 houses across Natchez Av. Under pressure from eager home development out from the Scottdale Golf Course. builders and an anxious Metropoli- , tan Council, Scott County recently there, there s no "There's going to be development • became the first Minnesota county toout there, there's no question about ban new residential development on question about it. It's it," Bill Feldman said. "It's a ques- lots smaller than 10 acres in rural a question of when." tion of when." areas. The development pressures that Bill Feldman, flooded into Lakeville with the corn- Met Council planners say that the county never should have permitted Scott County farmer pletion of Interstate Hwy. 35 already such development and that the new are creeping westward across the prohibition is a long overdue effort Holding the development door o en county line into Credit River. Com- to comply with council planning pol- are Bill and Pete Feldman, brothers pletion of the new Bloomington Fe now under on ices. who have been farming in Credit across he Minnesota River at Shako- River more But despite the year-long morato- of Scott County,, y,,,allipitheir laves Thethe esternyy ccommutersfropee will m the northnd-hungry rium on smaller lots that began farm the 800 acres they own and March 1, at least two developments more than 1,000 acres on top of that. The issues surrounding the morato- already in the planning stages might still be built. About 14 months ago they decided to rium and the proposed projects are Q' subdivide one of their holdings, a Development continued on page 2B r • • • .••�1 ,..r =•�.:. .1—`J.:;.�/rLnfy PARK AND RECREATION • COMPREHENSIVE PLAN SUGGESTIONS I. Take advantage of new local grant program entitled, Natural and Scenic Area Grant Program by planning a land acquisition of additional Dry Subtype Oak Forest on the Shiely Property or a significant Mississippi River Trail Corridor. The deadline for all grant applicants is May 1 , 1995. II. Make great efforts to work with ISD #728 to develop an Environmental Education Center in Woodland Trails City Park. III. Develop a comprehensive road plan which does not impact Woodland Trails City Park and Naturally Significant Areas within the City of Elk River. IV. When developing the comprehensive plan protect naturally significant areas within Elk River City Limits. • I would be happy to assist the City of Elk River in developing any of these projects. Sincerely Yours, • Mike Niziolek