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Agenda 06-15-1995 • CITY OF ELK RIVER REGULAR MEETING OF THE STEERING COMMITTEE AGENDA June 15, 1995 7 p.m. ' City Hall - Council Chambers ITEM NUMBER • 1. CALL MEETING TO ORDER 2. CONSIDER 6/15/95 AGENDA 3. CONSIDER 5/25/95 MINUTES 4. LETTER FROM RESIDENT 5. REVIEW COMMITTEE'S DECISIONS ON COMMERCIAL DEVELOPMENT 6. CONSIDER THE CENTRAL BUSINESS DISTRICT (DOWNTOWN) 7. CONSIDER RESIDENTIAL DEVELOPMENT -Land Use Percentage/Zoning Districts -Minimum Lot Size in Rural Area -Housing Issues 8. TENTATIVE SCHEDULE OF UPCOMING MEETINGS 9. ARTICLES 10. OTHER BUSINESS 111 11. FUTURE MEETING 12. ADJOURNMENT applowE I r • MEETING OF THE ELK RIVER STEERING COMMITTEE HELD AT ELK RIVER CITY HALL THURSDAY, JUNE 15, 1995 Members Present: Chair Minton, Committee Members Dick Hinkle, Dave Anderson, Manly Glines, Mary Eberley, Pat Dwyer, Keith Holme, Chris Kreger, Hank Duitsman, Bill Birrenkott, Arne Engstrom, Lloyd Barthel and Mary McDevitt Members Absent: Merry Sipe and Mark Lucas Staff Present: Steve Ach, City Planner; Bill Rubin, EDA Executive Director; Debbie Kleckner, Recording Secretary 1. Call Meeting To Order The June 15, 1995 meeting of the Elk River Comprehensive Plan Steering Committee was called to order at 7 p.m. by Chair Minton. 2. Consider June 15, 1995 Steering Committee Agenda • Item 10.1 - Fairgrounds Rezoning & Land Use - was added to the June 15, 1995 Steering Committee agenda. ARNE ENGSTROM MOVED TO APPROVE THE JUNE 15, 1995 STEERING COMMITTEE AGENDA AS AMENDED. DAVE ANDERSON SECONDED THE MOTION. THE MOTION CARRIED 11-0. 3. Consider Steering Committee Minutes The following corrections to the May 23, 1995 Steering Committee Minutes were noted: Page 2 - Paragraph 7, line 9, should read, "taxed for the house at 1 percent..." Page 6 - Item 6. - Should read "July 6 - Residential Land Use Plan/Zoning Map" and "July 27- Parks and Recreation" PAT DWYER MOVED TO APPROVE THE MAY 23, 1995 STEERING COMMITTEE MINUTES AS AMENDED. MARLY GLINES SECONDED THE MOTION. THE MOTION CARRIED 12-0. 4. Letter from Resident Chair Minton asked that a letter from Janice Olson be entered into the official record. Steve Ach indicated that he has spoken to Ms. Olson and explained the options available to her at this time. 0 Steering Committee Minutes Page 2 June 15, 1995 1111 5. Review of Committee's Decisions on Commercial Development Fairgrounds - Exhibits A and B Steve Ach described the boundaries of the fairgrounds property owned by Sherburne County which the Steering Committee recommended a zoning change to Business Park at a previous meeting. Dave Anderson expressed concern the land use change would affect the portion of the property used for parking by the softball leagues and during community events. He suggested establishing an alternative land use for the parking areas. It was the consensus of the Committee that the Business Park zoning would not affect the parking use and that if the Fair Board ever decides to sell the property, the Park and Recreation Commission will need to find a way to secure the necessary parking area. City property located on Hiclhway 10 between the Cenex Station and the new water tower Dave Anderson suggested the possibility of rezoning the property from its currently Rlc designation to C3 (Highway Commercial). Steve Ach questioned whether or not some of this property would be needed for parking as Orono Park is further developed. Chair Minton suggested that Steve Ach provide a recommendation of this parcel at a future meeting. Dave Anderson stated that the Park and Recreation Commission will also have a recommendation for this property. • Steve Ach reviewed the following changes in land use and zoning recommended by the Steering Committee at their last meeting: Exhibits C & D Property at Northwest Corner of Proctor and Highway 10 - Rezoning from R3 to Rlc and amend land use to HB Exhibit E Rezone Morrell property from R4 to C-2; rezone east side of Jackson from C-1 to R2 Exhibit F Morrell property- amend land use to CB Exhibit G City-owned property at Highway 169 and 193rd Avenue- amend land use to HB Exhibit H Southeast corner of Highway 169 and Main Street (Earl Hohlen property) - rezone to PUD Exhibit I Earl Hohlen property currently with a land use of HR- amend land use to HB • ExhibitsJ & K Steering Committee Minutes Page 3 June 15, 1995 III Southwest corner of Highway 169 and Main Street (Earl Hohlen property) - rezone to C3; amend land use to HB Exhibit L East Highway 10 frontage-Specht property- presently zone R1 a - rezone to I-1 CHRIS KREGER MOVED THAT THE STEERING COMMITTEE RECOMMEND AMENDING THE LAND USE FOR THE PARCELS OUTLINED ON EXHIBIT "M"BY CHANGING IT TO LIGHT INDUSTRIAL. ON EACH END AND HIGHWAY BUSINESS IN THE CENTER, CITING THAT THE 165TH AVENUE INTERSECTION MAY BE SIGNALIZED IN THE FUTURE AND IT WOULD BE LOGICAL TO LOCATE COMMERCIAL ACTIVITY CLOSEST TO THE INTERSECTION; AND, THAT THE ENTIRE AREA BE REZONED TO BUSINESS PARK. MARY EBERLEY SECONDED THE MOTION. Discussion followed regarding preservation of open land next to the Kelley Farm and not allow development right next to the entrance. MARLY GLINES MOVED THAT THE MOTION BE AMENDED TO INCLUDE A MINIMUM OF 300' OF OPEN SPACE ADJACENT TO THE KELLEY FARM ENTRANCE. DAVE ANDERSON SECONDED THE MOTION TO AMEND. THE MOTION CARRIED 11-1. CHRIS KREGER OPPOSED. THE MOTION AS AMENDED CARRIED 12-0. 6. Consider the Central Business District (Downtown] IIIChair Minton commented on the Letter to the Editor written by Bill Rubin and Jackie Schuelein, which listed ten ideas to keep Elk River's downtown as a focal point. The following is a summary of comments made by members of the Steering Committee and the public: Arne Engstrom - suggested a specific area be designated as the "downtown", possibly a 3 - 4 square block area. - Buildings be remodeled or restored to reflect an era of history such as the 1890's to 1920's. - City's parking requirements be relaxed in downtown Pat Dwyer -suggested the possibility of easing off the building code requirements in older buildings. Chair Minton - downtown is a valuable asset to community that could be lost if steps are not taken to preserve it. Bill Birrenkott - requiring businesses to incorporate a theme may be an encumbrance. 411 Mary Eberley Steering Committee Minutes Page 4 June 15, 1995 - Red Wing has been successful using a theme and preserving historic buildings. • -some grants and revolving loan fund helped to finance revitalization of downtown. Keith Holme -with taxes and businesses costs, the profit margins are becoming smaller - many businesses in areas such as Red Wing and Excelsior last a year or two and then move out - cost prohibitive to renovate; expensive to put in elevators and sprinkler systems Pat Dwyer - no longer tax benefits for historic districts Arne Engstrom - old courthouse built better than buildings today -was demolished because it was to costly to renovate; requirements for sprinklers, elevators, windows, insulation too restrictive Robin Tuttle - Compared Elk River to Stillwater where they have taken advantage of their riverfront with walkways, specialty shops, restaurants, etc. - Enhancing the downtown would bring people to the downtown Marty Glines -signage restrictions hinder the downtown businesses in drawing people off the IIIhighway Chris Kreger - possibly an "architectural style" could be incorporated in downtown theme -not in favor of giving up safety to safety to the public to save old buildings -supports residential use in upper levels of businesses Barb Maricle -questioned if rents are too high in downtown; why are businesses leaving? Bud Houlton - downtown rent is less than other areas which are $5.00-$5.50 per square foot plus taxes - rent is immaterial if retailers can get the draw of people through the door Jeff Gonctoll - Discussed softening restrictions in the downtown such as parking, signage, etc. at EDA workshop. EDA is considering options to offer direct financial assistance for changes in downtown. Chris Kreger - Possible language changes to ordinance to allow more signage and reduce parking requirements. Bud Houlton • - Rules too strict for remodeling; more common sense issues Steering Committee Minutes Page 5 June 15, 1995 IIIJohn Kuester - Feels downtown Elk River has historic character worth preserving -Suggested doing a historic inventory of buildings in the downtown Chris Kreger -Suggested survey of soundness of the buildings when doing historic inventory Bill Birrenkott - Felt job of this Committee was to remove as many encumbrances as possible to help stimulate redeveloping the downtown. Marly Glines - Expressed his desire to have the community festival and other functions brought back to the downtown - Concerned that no progress is being made by the Downtown Development Corporation or the Chamber of Commerce Downtown Study Committee. CHRIS KREGER MOVED THAT THE STEERING COMMITTEE RECOMMEND THE ORDINANCE REQUIREMENTS BE RELIEVED BY A FACTOR OF FIFTEEN PERCENT (15%) ON ANY OF THE CITY'S ZONING STANDARDS, SUCH AS SIGNAGE, PARKING, AND LANDSCAPING. Bill Birrenkott stated he agreed with the concept but felt it would be difficult to • establish a unit of measure that would apply to all circumstances. Lloyd Barthel - expressed concern that relief in building codes needs to be addressed as well. BILL BIRRENKOTT SECONDED THE MOTION. VOTE ON THE MOTION FAILED 10-2. Roger Holmgren - Downtown is in transition. Governor's Design Committee stated in 1988 that the downtown would not exist as a viable retail center in the year 2000, but would be a service and professional center. -Specialty shops are an asset to the downtown -Supported preserving the downtown -Did not feel the City can legally find a way to relax the building code restrictions. Mary Eberley - Mn/DOT concerned with moving traffic through Elk River -Suggested exploring the concept of a financial or office park for the downtown, in which business could be conducted by fax, phone and computer modem, with services to support these types of businesses Pat Dwyer - Did not feel 15% increase is enough flexibility. Some businesses may need 100% more signage that typically allowed. 0 Steering Committee Minutes Page 6 June 15, 1995 • -Cited example of old clinic building at King and Main. Restaurant proposal was dropped because of the parking restrictions and City was unwilling to participate in providing parking. Manly Glines Offered the following comments: - establish theme for downtown -felt it would be expensive to renovate Johnson's building -3 floors to be utilized, possibly 3 users. Suggested putting old style windows back in, restoring front and adding awnings. - Was in favor of bringing community festival back downtown, utilize proposed riverwalk. - Need to activate downtown groups to come up with plan. Need to have strong group of downtown merchants. - Suggested crazy days for June or July. - Riverwalk should be tied into the sidewalk along Main Street. - Build replica of gazebo downtown, possibly near riverwalk Chair Minton summarized recommendations made during the discussion as follows: 1) Softening restrictions on parking and on building requirements 2) Establishing a theme for the downtown - 1890's- 1920's era 3) Residential combined with commercial in the downtown (neo- traditionalism) 4) Study to determine "soundness" and historic value of buildings in the downtown 5) Financial incentives to encourage redevelopment downtown 6) Restricting certain businesses to the downtown 7) Not allowing certain home occupations that would be better suited to a downtown location 8) More community events held in the downtown 9) Activate downtown committees Mary Eberley suggested that the Downtown Task Force be given the recommendations made by the Steering Committee and request that they respond. Discussion followed regarding the proposal for a restaurant in the old clinic building at King and Main. Bill Rubin explained that a request for proposals was advertised and only one proposal was received. He explained the proposal for a restaurant and issues related to parking. MARLY GLINES MOVED THAT THE DOWNTOWN TASK FORCE BE EXPANDED TO INCLUDE MORE DOWNTOWN MERCHANTS, A REPRESENTATIVE OF THE RIVERWALK COMMITTEE, THE PARK AND RECREATION COMMISSION, AND THE HISTORICAL SOCIETY, AND, THAT THIS TASK FORCE BE REQUESTED TO PROVIDE A PLAN OF ACTION TO THE STEERING COMMITTEE IN ONE MONTH. DICK HINKLE SECONDED THE MOTION. • Chris Kreger requested that the list of recommendations from this meeting be passed onto the Downtown Task Force for their review. He stated that it may be Steering Committee Minutes Page 7 June 15, 1995 • necessary to obtain a legal opinion regarding loosening the building code restrictions. THE MOTION CARRIED 12-0. 8. Tentative Schedule of Upcoming Meetings July 6 - Housing (Mix of housing/land use, housing maintenance, 10 acre minimum lot size July 27 - Parks & Recreation August 17 - Report from Downtown Task Force (Land use plan/zoning map, review goals and policies of comprehensive plan) September 12 - Planning Commission Public Hearing October 2 - City Council Public Hearing 12. Adjournment CHRIS KREGER MOVED TO ADJOURN THE MEETING. BILL BIRRENKOTT SECONDED THE MOTION. THE MOTION CARRIED 12-0. Respectfully submitted, • Debbie Kleckner Recording Secretary CLL_ • 4e- Rt\i, r\ckiwv ;<_1, 43..%“._,- CI c-e-h---) Q... 1- &i-- 1 53 8 _,..c) but-vi-c9- Oz54- to 4--) tA:L-t-c G. (&u3 c1c, cc b_cw_g___) klAki ti4Otd- ..-UNg- '5..O.Apaci- ._ cv\_cx_cp._ Ci'Fil&V_. ,k-An . 1)-\)„,t-M IR, . ib r-NLA, 120.ci- 0-44_ 1,$)c .) kr., \c-j. „F,,,,... ka,„ .-bh.i.„ fv. • 1 ,.lw _,hah _.4) sA.zrarg_. , . 4 1b 1.- _p.itik_t _._ 0 0,...1.0,_001,..sL- A_Jy-) .Q, 1 g.1tik2- ci ail& \,C) Car- /UT CkYa,k) ryk4) La-ryLCk „60cLp,(,:n ciU 4)CCL-vuo, , Cull/a J- (LC IrUSI..& C\./ tc,,,_:„ t,Li .itin r(v_ c) : ._.A 6- . haft4SL-cialc (O., \.at turyd(_ b a. rru,cd-L Ltb_A ' rt,k)--t --ts )1c-1.,\..Q._ si&) -6i i,._,. . , , i 1 .' ry) cuutAA ark.a.4-skA_A-1 • ut"10(x)co 'to cA-- tiksz :2--LaLLA2fL... . S4 c6,a-u dA,(:Apc ciLoLL,r) tku. Q,S. .5.4 lisoutt-utiu\ • 9. z).-z,_,er, .0ia . 1/ _i 40-d i.kLQ tky ok 99% ct i- _(1--...fuci ui__ tc tks A.A.., _. zit.. .A.e.._ rr\si _ .wv,) ritt M--km Lkir.61-k/-c, -1;cur.cfc.A.nci _,L--- .4-k Z -‘, (-C o./.3 arn Cd,...-Q19-.._ oo - i OWL Co-n ct-44--4-010), &F---. cur-) ait,-\.Q.uJ-e..A. --t, ki$7_ rria__,SL3L._ 5c :c), LcL,Ln c.-). _ esr_auit-r\iLue_tt,6/_) rISIA-f, EiBs • T P^ / N ( \X TE1k :ity of A / River MEMORANDUM TO: Steering Committee FROM: Steven B. Ach, City Planner,�� d_, DATE: June 15, 1995 SUBJECT: Agenda Items Decisions on Commercial Development At the last Steering Committee meeting several decisions were made regarding commercial development. Attached is a number of maps illustrating the Committee's recommendations on various rezonings and land use amendments. Please review this information to confirm its accuracy with the discussions that took place at the last meeting. • • Exhibit A and Exhibit B - These two maps illustrate the zone change and land use plan amendment of the County Fairgrounds property from R3 (Multi-family) to BP (Business Park). • Exhibit C and Exhibit D - These two maps reflect the changes to accommodate future commercial at the northwest corner of Proctor and Highway 10. Currently there are several single family homes in the area; therefore, it was suggested the area be rezoned from R3 (Multi-family) to R1C (Single Family), however, the land use plan be changed from MR (Medium Density Residential) to HB (Highway Business) to reflect the future use of the property as commercial. • Exhibit E - This map highlights the Jackson Avenue Area extending north from the downtown. Specifically, the Morrell property at the southwest corner of Jackson and School Street being rezoned from R4 (Multi-family) to C2 (Office District). In addition, the east side of Jackson Avenue would be rezoned from R4 (Multi-family) to R2 (Two-Family Residential). • Exhibit F - This map, once again, illustrates the land use plan change that would need to occur on the Morrell property to be consistent with the • zoning of C2 (Office District). 1306.5 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-742.5 `', ' • Exhibit G - Currently the land use plan identifies commercial land use • along the Highway 169 corridor up to approximately 194th Avenue. The Committee felt that this was all the further north commercial should extend along Highway 169 and included the City property at the northwest corner of Highway 169 and 193rd Avenue to be used as commercial. • Exhibit H and Exhibit I - These two maps specifically deal with the Earl Hohlen property on the east side of Highway 169 and reflect the changes in zoning and land use to accommodate a commercial planned unit development in the future. • Exhibit J and Exhibit K - These two maps identify the changes to Mr. Hohlen's property on the west side of Highway 169 to accommodate an extension of commercial along the Highway 169. • Exhibit L - This exhibit illustrates an extension of an industrial zoning district along Highway 10 which approximately the same amount of depth as the commercial immediately to the north. • Exhibit M - This map illustrates the necessary changes in the land use plan to accommodate both the zoning of commercial and industrial along • U.S. Highway 10. Central Business District At the last Steering Committee meeting, a considerable amount of discussion took place regarding commercial development along Highway 169 and Highway 10. Unfortunately, there was not enough time to address the Central Business District (downtown) and the issues associated with this vital part of our community. I have once again enclosed in your packet information regarding the downtown which should help facilitate discussions on this issue. In the attached information, a list of pertinent issues relating to the downtown has been put together by the Economic Development Coordinator, Bill Rubin. In addition to the six issues outlined by the Economic Development Coordinator, I would like to offer a seventh point which somewhat parallels number two in the information provided by the Economic Development Coordinator. This issue is directed towards encouraging certain uses to locate in the downtown area. As has been discussed several times, the downtown is going through a transformation away from general retail towards professional office space, financial institutions, medical providers, • other service providers and specialty retail. These uses are also allowed in s:planning:steering:6-15memo . • other zoning districts which are located along Highway 10 and Highway 169. One of the challenges will be to retain the appropriate uses within the downtown area and not allow a continued movement of these "downtown" businesses to the Highway 10 and 169 corridors. If the downtown is to remain a vital part of the community, there may, unfortunately, have to be tighter parameters placed on certain uses and direct those uses to specifically the downtown area. Another area worth mentioning relates to the City's occupation ordinance. Although it is not happening at an alarming rate, there is occasionally home occupations that are established which are pushing the envelope of whether they are compatible with the residential neighborhood. Furthermore, by allowing these "specialty" commercial uses in residential areas, it only further takes away from the opportunities which could be given to the downtown area. Residential Development Chairman Minton asked that residential development be added to the agenda for Thursday's meeting. Therefore, Committee members should bring a copy • of the information distributed on February 9, 1995. If anyone needs an extra copy, contact me prior to Thursday's meeting and I'll provide the necessary information. • s:planning:steering:6-15memo s,, 'z o 2 z rte-: _ PARK _( W 1- III IP EXHIBIT A .��IIE . .II - a xi IIPIII / 47014i TY 1111 1111111111111rif �ilirar eiatmom,„„ Ftei oq Ob. _� Fimm11111.16112111111 : 5 '11 r _ ma . spa �� 7:----- ----- w W ir (1.1•1'' .ran - ea__ ____ _ .adom g Imam 'ala giga i,�', t['� t � 3 1 , . ..BARK • .= a S t QQ El= �iill•I ,(.f'3 � f•, inatill i .•... . , . mg �' E ADD Dim i ,.,,:j.,Amingli7iii:nifikt. ..,; __ j 1=•• { s' R''Iguill":.:11,1621111 ......................................................................,.......;.7.:.,...... .. r ir: 414 ;_, ! ill; '.:•::::••• "' 4 i.�i1YY�� .':.:: ........ :4!.... ..'•. . ' ........... RO .:' '.:: .•.••. Q. r t'K':::::.': . :�.•• ��'' OMNIW.. 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Q Air‘ w0 se. —t4F23 , ' 165TH AVENUE i CCINIIk*-111 1.1911r (0/ 111 ) LIPS) ti . • ti . 163RDD 0; Amer../ I II. : asE . , ,...,. . 162ND i I w p - ' ii fif•r 0 161ST �°� =(D) ". \\\ z i„-, N q z 160TH _i z . c...... q...\--\\ < c, . 4_._ 0.- : a . ,/ 159TH Z j Q w z a TSO N rte/ Cs,o }158TH // - \ w_a O > -o x c \---, ,T-. ,,•, 0 � 157TH ' \ \ • w �� .. U o a 156Th \ \.,....., ,-;.). w to J w► 155TH -AIL LETTER TO THE EDITOR (UNPUBLISHED) 0 P ID TEN IDEAS TO KEEP ELK RIVER'S DOWNTOWN A FOCAL POINT The announced closing of Johnson's Family Apparel in Elk River, Monticello, and Buffalo likely came as a surprise to many. To others, the closing is yet another chapter in the retailing saga that pits small, locally-owned businesses against general merchandising giants. Johnson's closing will no doubt affect other businesses in Elk River. Perhaps the closing will signal a call to action to the downtown businesses, civic groups, and elected and appointed officials. Should this occur, here are ten good ideas to keep Elk River's downtown an active and growing place. The ideas are intended to serve as a good starting point should a leadership group emerge to further explore these issues. Although no solutions are offered, many of the • suggestions are obtainable if time and scarce resources are committed. 1. Create a Master Plan for the Downtown - Many first and second-ring suburbs throughout the Twin Cities are currently undertaking exercises to create a focal point for their respective residents. The focal point that is hoped for through these exercises will likely be a "town square" concept. What Golden Valley, Eden Prairie, and Maple Grove hope to create is a "downtown". Elk River already has what these • communities are hoping for. It has a main street, complete with a vehicular speed limit and pedestrian flow. Sometimes these are taken for granted and some of these quaint elements are not appreciated until they are lost. The City and downtown property owners should commit to a "master plan" which includes such things as landscaping, parking lots, signage, and the Highway 10 and Burlington Northern corridor. No property owner wants to be pinned down to a plan that suggests that his/her property should be reserved for, say, the next jewelry store or shoe store. Those uses may never emerge. However, an opportunity exists to identify some common threads - such as signage or certain landscape elements. Once put in place, the common themes should reinforce downtown's own identity - that of a "village square". The Elk River Housing and Redevelopment Authority (HRA) is expected to retain the planning and landscape architecture firm of Hoisington Koegler Group to assist a volunteer committee in a project downtown. Assuming this project reaches fruition, the contract with Hoisington Koegler should be extended to address other issues downtown - culminating in a master plan. 9. Provide Access to the Riverfront - Last fall, the HRS allocated 1995 III budget funds toward the planning and design of a pathway along the Mississippi River in the downtown. A volunteer committee has been formed and a design firm (see above) has been selected for this exciting proposal. A great opportunity exists to reintroduce the Mississippi • River to the residents, shoppers, and visitors of Elk River. Funding will no doubt be a major consideration in making this pathway a reality. Theories have been discussed ad nauseum and it is time to have a tangible product from the Committee's efforts. Future segments of the pathway may connect the downtown area to the Babcock rest area. Still other segments may connect it to other multi- use paths that exist in Elk River. 3. Capitalize on What's Downtown - Spend a half hour downtown some day and you might be surprised on what you discover. Certainly Elk River's downtown is anchored by many great financial institutions. Sandwiched between the banks, you will find many retailers and . exceptional service providers. They include sporting goods stores, drug stores, automotive stores, a bakery, and a frame shop/gallery, etc. Services include a massage therapist, legal and medical providers, a print shop, and a travel agency, etc. There is a lot to discover in downtown Elk River. You might be amazed the next time you stop in at Kemper Drug and see firsthand what's exactly there. While the retail base has clearly shifted to US Highway 169, • downtown Elk River is still an excellent location for many services. Let's capitalize on them. 4. Work Together - No one individual, company, or public organization can address the ongoing challenges in an older downtown area. This will take a group effort - one that can best be described as a "public/private partnership". On a related note, businesses along Main Street or Jackson Avenue might consider working together as a single group too. Time is a precious commodity and it seems as though everyone is busy trying to earn a living. However, in some cases, working together may mean the difference between one's economic survival or demise. 5. Commit Public Funds - Here's one that will no doubt stir some discussion. Elk River is a growing community with a seemingly endless list of projects. Public funds, regardless of how scarce, should be committed to downtown redevelopment opportunities or to infrastructure projects as they emerge. The City or its economic development-redevelopment arms should not be the buyers of last resort. Investing in speculative real estate transactions is not recommended either. However, as redevelopment opportunities • present themselves, public agencies like the HRA./EDA should be the conduit or catalyst between the seller and the end user. Let's face it, redevelopment projects are a challenge. That's why it's easier to • complete a project on a vacant parcel of land. In the downtown, the value of land is at a premium. Often times it is purchased with an existing structure on it that is at the end of its economic life. Add in some demolition and site preparation costs and a developer is faced with a project that is not economically feasible. The role of an EDA/HRA is to absorb some of the those costs to ensure that investment or reinvestment occurs downtown rather than along a highway corridor. An emerging project that will no doubt require an infusion of public funds is the Mississippi River Pathway (see above). 6. Offer More Events Downtown - Another sign of spring is the return of the Farmer's Market. How appropriate for a community with the slogan, "Where City and Country Flow Together"! The market is still evolving, but it's in its third year and many businesses will admit it brings customers into their store. Let's encourage similar activities. On that note, there are certainly more opportunities to offer weekend or one-day events. Several of the businesses downtown have stepped forward and sponsored individual events on a Saturday morning. Still other businesses have been involved in the early morning meetings to plan these events. The companies and individuals responsible for the promotions are to be commended. Additional activities and events have a way of attracting families, and who knows, while they are downtown, they might stop in and make a purchase somewhere. 7. Establish Off-Street Parking Standards - It has already been mentioned that the price of downtown property is at a premium. A new business that seeks to open downtown cannot be expected to achieve the off-street parking standards that are currently found in the Zoning Ordinance. Not providing any parking is a double-edged sword too. That's why public parking lots exist in the downtown. However, the Planning Commission must resolve to evaluate how much off- street parking is considered adequate. In addition, public parking lots have been upgraded by the HRA and the plan is to continue the upgrades. 8. Establish a Downtown Association Previously, the need for more events downtown was identified as an idea to keep Elk River's central business district a focal point. Sponsors have underwritten the cost of these events, and, still other businesses have contributed prizes or merchandise to help make the events successful. Perhaps this speaks • to the need for a creation of a downtown association, wherein all businesses would contribute funds to these events. An association may also address the need for businesses to work closer together. There's 4d6Pb' strength in numbers, and if a group speaks as a "downtown II/ association" then that voice will likely be held in higher regard. If the businesses in Edina - at 50th and France, or the businesses in Uptown Minneapolis - at Lake and Hennepin, can successfully organize business associations, then that model can work in Elk River. 9. Emphasize Service - More and more, customers are expecting greater service. For that reason, it is no surprise that services sells, again and again. Customers will go out of their way - a long way - for service. National retailers won't repair things, nor will they carry one-of-a-kind items. Those two illustrations can be found occurring everyday in downtown Elk River and across America for that matter. Service is one of those intangible items that spells the difference between success and just getting by. If residents and visitors believe that customer • service is alive and well in downtown Elk River, half the battle has been won. 10. Expand the Service Base - The Elk River Mall and the Elk River Valu Center command much of the retail base in the community. In fact, much of the downtown area is driven by a strong service base. This sector should be expanded. More health care providers - doctors, dentists, chiropractors, and professional users - attorneys, real estate agents, etc., should be encouraged to expand their operations downtown. To accommodate this, the EDA/HRA may have to be the catalyst alluded to earlier. To ensure that reinvestment occurs downtown, some of the up front costs of a redevelopment project will have to be absorbed by these agencies. The service base, whether medical or professional, attracts a strong customer base and customers translate into shoppers and buyers. Summary Ten ideas - some obvious - some not so obvious - to keep Elk River's downtown a focal point. Many require time and money, but all of them require a commitment. That commitment starts with all parties - businesses, civic groups, and public officials agreeing that something needs to be done. From there, anything may be possible. William (Bill) Rubin Jackie Schuelein Economic Development Coordinator Executive Vice President City of Elk River Elk River Area Chamber of Commerce • -440,11 EXHIBIT C • ELK RIVER CENTRAL BUSINESS DISTRICT (CBD) REVIEW/DEFINE CBD BOUNDARIES Elk River's CBD is perhaps best defined as a core area at, say, Main Street and Jackson Avenue. The core area has multiple extensions from it. These extensions include: • The East Main Street office corridor which connects the CBD with the highway commercial uses at U.S. Highway 169; • The Railroad Drive/3rd Street NW area; and, • The Jackson Avenue corridor - which runs north/south from U.S. Highway 10 to School Street. Each corridor has its own unique characteristics. For example, the East Main corridor is primarily single family residential that is currently undergoing a transformation into office uses. This has required the displacement or demolition of the single family uses prior ID) to the construction of the offices. The city/HRA has played an active role by way or redevelopment grants to ensure that this corridor emerges as planned. The Railroad Drive/3rd Street area is characterized by existing commercial/governmental/medical uses. Redevelopment opportunities exist in this area to connect it with Gates Avenue. The Jackson Avenue corridor perhaps represents an emerging zone which may connect the CBD to the Elk Park Value Center and other Highway 169 users. The east side of Jackson is a mix of commercial and residential uses. The west side has some vacant commercial sites as well as a potential redevelopment site where Morrell Transfer exists. Barriers or constraints to development in the Elk River CBD include: • The Mississippi River; • A river crossing (Otsego bridge); • U.S. Highway 10; and, • The railroad tracks. While these features present challenges to the CBD, Elk River is in an enviable position when compared to other "suburban" communities that are currently exploring initiatives to establish a central focus or 4111111 an identity. Capitalizing on the CBD's strengths will be a key to • ensure the long-term success of this critical area. II. EXISTING USES IN THE CBD Existing uses were identified at a previous Steering Committee meeting. Please refer to a handout on this topic in the agenda packet. In addition, a color coded map identifying the various uses in the CBD will be available at Thursday's Steering Committee meeting. The Elk River CBD is anchored by financial institutions, drug stores, automotive, professional, hospitality, medical providers, and a wide array of service providers. While the retail base of the community has clearly shifted toward Highway 169, the CBD remains an excellent area for the previously-identified uses. Preserving the CBD's existing base and expanding on it represent both challenges and opportunities in Elk River. III. PRESERVATION OF CBD'S CHARACTER 3 A fundamental role of a city is to preserve its character - be it historical, cultural, recreational, etc. Elk River's CBD stands in contrast with other CBD's relative to its historical perspectives. Given the lack of true historical buildings in the CBD, the city and the respective property owners should not overlook the other characteristics which help create a sense of place in the CBD. These characteristics include signage, lighting, sidewalks, streetscapes, landscaping, etc. IV. PARKING ISSUES Municipal lots are maintained in Jackson Square, the former railroad property running parallel with U.S. Highway 10, the lot behind Kemper Drug and Champion Auto, and the lot along Railroad Drive. Two of these lots were improved in recent years by the HRA. The lot behind Kemper Drug is scheduled for improvements this year. It is likely that the Railroad Drive lot will be improved in 1996. It is not practical to expect. existing businesses at the CBD core (Main • and Jackson) to provide off-street parking. However, as one moves out from the core, some minimal parking standards should be required for each use. Moving out even further, perhaps commercial users are • required to meet or exceed the city's off-street parking standards. As future opportunities are presented, the city/HRA should consider adding to its inventory of off-street parking lots in the CBD. V. RIVERFRONT INITIATIVES The Mississippi River in Elk River's CBD is an overlooked asset. Work is currently underway to explore and plan for the construction of a pathway along the river in the downtown area. If successful, this pathway may serve many purposes, including: • Adding to the CBD's character; • Reinforcing the community's sense of place; • Creating a place for activity in the CBD; and, • Establishing the basis for a showpiece in the city's multi-use trail system. Issues such as design, cost, phasing, and sources of funding are unresolved with this proposed riverfront trail. However, in order to • reinforce the CBD's sense of place for the community and its residents, a high priority should be placed on this project. VI. REDEVELOPMENT OPPORTUNITIES Numerous sites in the CBD and the surrounding area present themselves as redevelopment opportunities. These sites include: • Northwest corner of King and Main; • Southeast corner of Lowell and Main; • Highway 10 corridor from the Main Street/10 intersection to the Proctor Avenue and 10 intersection; • Jackson Avenue - Railroad Drive - 4th Street triangle; • Southwest corner of Jackson Avenue and School Street; • Railroad Drive/3rd Street towards Gates Avenue; and, • East Main Street. • a. • • • 'qty of .1 'jlk River MEMORANDUM �- DUM TO: STEERING COMMITTEE FROM: STEVEN B. ACH, CITY PLANNERS DATE: JULY 14, 1994 This next meeting will focus on commercial development in Elk River. Over the past few years commercial activity has been brisk. With the addition of road improvements to Highway 10 and Highway 101/169, Elk Riverhas become more accessible and attractive to prospective home builders and future residents which in turn fuels the commercial growth. Unlike industrial development, commercial activity follows growing markets that occur along with residential growth. Elk River is in a fortunate position to have the opportunity to take advantage of the strong commercial interest in this area. The challenge will be to manage this activity and maintain a high level of quality, project a positive image of the City, and enhance the City's • tax base. The following is a brief description of agenda topics for the scheduled meeting: ITEM 5: RETAIL SALES ACTIVITY Exhibits A through Exhibit G illustrate general information regarding commercial activity. Exhibit A should not be a surprise because of the growth in Sherburne County. Basically, since the median household income has increased over the years, total retail sales and effective buying income has followed a similar curve. Exhibit B provides a breakdown of retailers within Elk River according to their standard industrial classification (S.I.C.) code and associated gross sales for 1992. Food stores ($ 35,890,525) followed by auto dealers/service stations (3 27,870.304) and general merchandising ($ 12,420,013) lead the list according to gross sales. With the development of Elk Park Center and other proposed general merchandising stores, this category should experience and increase in upcoming years. • Exhibit C gives a comparison of retail sales within Sherburne County as well as Elk River's share of the County activity. The City's percentage of sales P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (61=) 41-7420 • Fax: +612) 4=1-74 Agenda Review Memo Page 2 Steering Committee Meeting July 14, 1994 • has decreased over the past five (5) years, however, with the development of Elk Park Center, Hillside Crossing Commercial, and possibly the property at Highway 169 and Main Street, Elk River's share is likely to increase in the future years. Exhibit D is a memo from Bill Rubin to the Economic Development Authority explaining in more detail the preceding two exhibits and the overall retail sales activity from 1992. CONSTRUCTION ACTIVITY Exhibit E illustrates commercial/industrial construction valuations since 1988. Last year, 9.5 million dollars worth of commercial/industrial construction occurred in the community. 1994 is expected to be another banner year for commercial construction. Elk Park Center, Hillside Crossings, and surrounding commercial activity should certainly surpass last year's numbers. FISCAL IMPACT • Exhibit F gives a perspective of commercial and industrial contribution to the City's tax capacity. In total, $3.85 million in taxes representing 44.5% of the City's tax capacity is generated by commercial and industrial development. As discussed at the last Steering Committee meeting, both industrial and commercial development provide a majority of taxes and job opportunities for a community. The importance of these two land uses for a community should not be under estimated. The next exhibit was taken from a Growth Management study for the City of Lakeville. The analysis illustrates how industrial and commercial positively benefited a community's tax base. Even though these numbers reflect Lakeville's situation, the net result would be similar in Elk River. Generally speaking, commercial and industrial development are "gainers" for cities and school districts. These two land uses generate a majority of revenue for the cities and school districts. On the other hand, single family development demands a considerable amount of services (expenditures) and contributes less tax revenues. INVENTORY OF COMIVIERCLAT, PROPERTY Exhibit H gives a breakdown of commercial property within the City. • Acreage for each zoning district has been calculated along with a calculation memo.steering Agenda Review Memo Page 3 Steering Committee Meeting July 14, 1994 • of total developed and vacant property. The last chart highlights commercial activity over the past five (5) years whereby an absorption rate can be calculated and projections for future commercial development needs can be made. ITEM 6: OVERVIEW OF COMMERCIAL DISTRICTS The City has four (4) commercial zoning designations in affect. The designations are as follows: A. Central Commercial (C1) B. Office District (C2) C. Highway Commercial (C3) D. Planned Unit Development (PUD) CENTRAL COMMERCIAL DISTRICT The downtown commercial area is a very important and vital part of the community. Because of the issues associated with the downtown, this area • will be discussed separately under Agenda Item 7. OFFICE DISTRICT The Office District is basically set up to accommodate governmental, business and professional offices, and other financial related businesses. The two identifiable office corridors extend east and north out of the downtown area. The first is along Main Street between Highway 10 and Highway 169. Recently, development activity has included removing single family homes and constructing new low profile office space along the Main Street corridor. This corridor has a considerable amount of potential to become a high quality corridor, both visually and in terms of its location. East Main Street also provides the link between downtown and the Highway 169 commercial corridor. The second office corridor is along the west side of Jackson extending north from the downtown area. This area has a few office buildings on the south end, however, is primarily undeveloped at this time. Some issues that may be associated with both of these identified office corridors include: • • Development standards memo.steering Agenda Review Memo Page 4 Steering Committee Meeting July 14, 1994 • • The conversion of land use from existing single family residential to commercial uses. • Providing adequate off-street parking to serve the development of office space. • Maintaining the integrity of these office corridors without allowing office uses to escape to the Highway 169 corridor. HIGHWAY COMMERCIAL The Highway Commercial zoning district is the most intensive commercial district. This zoning district is primarily found along the Highway 10 and Highway 169 corridors. The purpose of this zoning district is to provide high impact commercial uses that typically require access onto the highway system and may provide commercial opportunities for a broader area than the City of Elk River. Issues associated with this district include the following: • Development standards. • Avoiding the appearance of strip commercial along the major corridors. • • How far north along Highway 169 and east and west along Highway 10 should the Highway Commercial district extend. • Re-evaluating some of the uses that are currently allowed within the C3 district that may be more appropriate in other zoning districts (i.e., light industrial). PLANNED UNIT DEVELOPMENT The Planned Unit Development zoning district should be established at the time a development proposal is made. Because of the permits required, the City has greater control reviewing PUD projects. Elk Park Center is one example of a commercial PUD development. Under the right conditions, a Planned Unit Development can be used to benefit both the developer and the City in achieving a quality project. Issues associated with PUD's: • Use Planned Unit Development where appropriate. • Establish Planned Unit Development's that can be administered effectively. • Planned Unit Development's should provide flexible standards while at • the same time creating a project that has overall qualities greater than a typical development. memo.steering Agenda Review Memo Page 5 Steering Committee Meeting • July 14, 1994 AGENDA ITEM 7 Please refer to Exhibits I-L for additional information. ITEM 8: GOALS & POLICIES FOR COMMERCIAL DEVELOPMENT The current Growth Management Plan lists the following goals and policies: 1. Goal: Encourage the development of a quality community which retains a semi-rural atmosphere while providing necessary commercial development to serve a growing residential population. Policies: • • Guide the type and location of development to achieve an orderly development pattern consistent with the semi-rural character of the community. • Provide for a Planned Unit Development approach which, through the use of site design standards, allows for a mix of compatible commercial and residential development in appropriate areas. 2. Goal: Maintain and encourage the continuation of a well designed employment and business opportunity in close proximity to the community. Policies: • Direct future commercial development to those sites which support and strengthen the existing downtown area. • Limit development of strip or scattered site commercial and industrial operations along the City's major roadways. • Allow commercial expansion only in close proximity to existing • services. memo.steering Agenda Review Memo Page 6 Steering Committee Meeting July 14, 1994 • • To evaluate all proposals for commercial and industrial development to determine impact on municipal and natural systems. 3. Goal: Preserve, maintain and/or strengthen the physical and visual qualities unique to the community. Policies: • Adhere to controls as to the size and placement of signage and landscaping for commercial and industrial applications within the City limits. While evaluating the current goals, the Steering Committee may want to consider some of the following issues: • Consider establishing a neighborhood commercial zoning district which • allows uses that are convenience oriented and compatible with the residential areas. • Consider establishing a commercial zoning district that would fall between the office district and highway commercial zone. This district would allow an intermediate type commercial district in locations where the most intensive highway commercial zones are not appropriate yet provide exceptional retailing opportunities for uses other than office. • Consider what planning or redevelopment efforts could occur to maintain vitality in the downtown area. • memo.steering ITEM NO. 4 • INVENTORY C OF ;, OMMERCIAL..PROPERTY +....TOTAL<:ACRES ZONEDi COMMERCIAL 873ACRES o C1/ Central Commercial - 55 Acres 0 C2/ Office District - 56 Acres 0 C3/ Highway Commercial - 622 Acres 0 Planned Unit Development (Business Park) - 140 Acres ♦ TOTAL''ACRES DEVELOPED . 469 ACRES. ;� TOTAL ACRES VACANT 404 ACRES 0 Restrictive Areas for Development - 27 Acres • TOTAL 27 ACRES TOTAL NET ACRES AVAILABLE FOR DEVELOPMENT 377 ACRES � HIGH ABSORPTION RATE 377 ACRES 14 AC/YR Years Worth of Commercial Property 26.9 Years • LOW.ABSORPTION RATE 377 ACRES 2 AC/YR Years Worth of Commercial Property 188.5 Years • Page 1 of 2 • • TOTAL ACRES•WITHIN CURRENT URBAN SERVICE.AREA • 375 ACRES. 0 Developed - 227 Acres 0 Vacant - 148 Acres 0 Restricted - 10 Acres 0 NET AVAILABLE ACRES - 138 ACRES t ♦ TOTAL ACRES:.OUTSIDECURRENT URBAN SERVICE AREA 499 ACRES 0 Developed - 242 Acres 0 Vacant - 257 Acres 0 Restricted - 17 Acres • 0 NET AVAILABLE ACRES - 240 ACRES Page 2 of 2 • L' _I & i Ir I . ,-I. AVDi. � �"_ 0 iii 5 _____ i ammi r---; ' - x1 ■ /40'W \ 31,3,V 531`07 _ GAM AMAX s W Z s . l s' w, �� ✓mar" w `1 ' I Lii 1— iimom # iir wok oJ 1 Z FL: 'a, i;ji dr . 7 O Virii 2 1- � Ee p U 1- 1f ! 1.11 0 1,0 `0 - X O 'UW r e // .111 it I v/4 r r / ii 2 &:- Mer I/ atir /i 1 ei.)) [1 i_____. , i •i zz 3'T31y . 'I ir " Mil Illi IIII 117 12'•.ev` ' , I d , Li I fro r o .------/ ... 1 / 441 „ , , ,,„ 1 --g H__/4r / i QJ lab .12 "`iY / `�e - II ` � N w y+r, , fir;' 1 / inivi.„ 1 • TENTATIVE SCHEDULE FOR UPCOMING STEERING COMMITTEE MEETINGS March 9 URBAN SERVICE AREA (completed) -East Highway 10 -Service District East -Possible Modification to the North (Conclude Urban Service Area) March 23 TRANSPORTATION & April 6 -North East-West Route (completed) -Hwy. 169 & 10 Corridor -Future Collectors/Arterials April 20, May 4 COMMERCIAL/INDUSTRIAL & May 25 -Location (Industrial completed) -Redevelopment Opportunities June 15 DOWNTOWN CBD July 6 HOUSING -Mix of Housing/ Land Use -Housing Maintenance -10 Acre Minimum Lot Size July 27 PARKS & RECREATION LAND USE PLAN / ZONING MAP REVIEW GOALS & POLICIES OF COMP PLAN PLANNING COMMISSION PUBLIC • HEARING CITY COUNCIL PUBLIC HEARING s:planning:sc:schedule Vision? acting to situations. It is planning in its Have You Got the best sense,and if it takes the coining of • (Cloquet Does) - Financially sound government,able it.anew buzzword to accomplish it,so be 3) BY BILL SCHLENVOGT to address needs; There have been a lot of new 4)Quality education systems for all So,have you got the vision? If you do, - buzzwords circulating in planning cir- levels,which promote cultural un- accolades to you. If not, I would en- des these days. It used to be that the derstanding; courage the use of this process.The term"comprehensive planning"kind 5)Qualityof life,providing respect, Blandin Foundation has a mission to of told the whole story,but that no understanding and opportunity for assist rural communities in Minnesota, longer seems to be true. Now we hear all citizens and that would be a great place to terms such as"strategic planning," 6)Expanded retail community; start. Other communities have also "sustainable development,""vision- 7) Provision of a wide variety of hous- used this process;Duluth just started ing,""future thinking,"etc. Most of ing opportunities; one in 1994. these terms simply mean planning in 8) Respect and protection for the nat- In closing, I would like to quote some its ongoing,comprehensive sense,but ural beauty and resources of the thing I read long ago and keep a copy sometimes a term can invoke an intui- area; - of pinned to my bulletin board as a Live understanding of what is going on 9) High quality health services and reminder. I don't know the true author, in the mind of the person using it. I systems. so I cannot give credit where it is due. think the term"vision"has this capa- Cloquet didn't create its vision just to However, I think it should be every bility. let it languish. It formed a"Partnership planner's (professional or citizen)guid- I am not referring to"visioning."That Program"with the Blandin Founda- ing principle: "We must have a vision is a process,and is sometimes used to tion: a ten-year contract to implement of the future before we can begin to identify a vision.The term"vision,"to the vision.The program committee has decide how to get there.Without vi- me,means being able to grasp an all- been meeting diligently since it was sion,we have no goals.Without goals, encompassing concept and visualizeit formed in 1992 and several active sub- we cannot choose among our options; within your mind. Once visualized,the committees have already experienced we cannot plan.And if we do not plan concept becomes more understandable success.This will be a continuing pro- for our future,we must accept the fu- and less abstract cess that involves participants from all ture we get" • ,Cloquet now has a vision,created areas of the community.It is a positive Bill Schlenvogt is City Planner for Cloquet attempt to deal with issues relevant to and MPA Co-Directorfor District B. through a visioning process sponsored the community,rather than simply re- by the Blandin Foundation.Actually, the process generated a spark in the participants that eventually led to cre- WANT T TO BE A WINNER? ation of the vision.Participants were so inspired that they were willing to put Enter APA's Awards Program! in the long,hard hours of work re APA National Awards for Planning quired to create the vision.The result submission deadline is was completion in 1992 of a compre- September 20, 1995. hensive survey of the community that identified areas of community need An APA Award is more prestigious than ever. and suggested some directions to pro- ceed. From this information,a vision WINNERS: for Cloquet's future was created. • receive engraved sculptures or certificates • are_ featured in a video at the APA Awards ceremony unique to Cloquet,Cloquet's vision is Clo qq 11996 awards will be given at the APA National and reflects the needs and desires of its Conference in Orlando, Florida, April 13-17, 1996) people. In the ensuing years, Cloquet • are featured in a special issue of Planning magazine will focus on nine areas which will hopefully mold a better community: 1)Quality and diverse employment to For an official application contact: Awards Program provide security and retention of g youth; American Planning Association 2) Respect and appreciation for cul- 1776 Massachusetts Avenue, N.W. Washington, DC 20036 tura]diversity and improvement of 202-872-0611 Ill the interaction of cultures; 202-872-0643 Fax June:1995; x , i i 1 rte"* r "'°` y°. r -i�'� .� t, !9r -1 Reprinted by permission of Land Development. BOOK REVIEW Copyright NAHB. 1201 15th Street, NW Washington, D.C. 20005 • With each passing year,we Ameri- ginia and Maryland. He argues that cans consume ever-increasing Rural by Design: municipalities should resurrect the quantities of land for each new nearly forgotten concept of the"official home, office, and store we build. In MatntaZYlZng Small map," with which the community— southeastern Pennsylvania, for exam- Town Character not individual developers—can decide ple,the amount of land consumed for the layout of streets and location of development increased by 32 percent by Randall Arendt public spaces. between 1970 and 1990 while the pop- with Elizabeth Brabec, In a chapter on affordable housing, ulation decreased by 3 percent.During Harry L Dodson, Arendt notes that home prices have that same period,land consumption in Christine Reid, skyrocketed largely because houses and metropolitan Chicago increased by 46 and Robert Yaro. building lots are much larger than ever percent while the population increased (Chicago:Planners Press,1994). before. Building less extravagant by just 4 percent.The greater Seattle Hard cover,441 pp.,584.95. homes on smaller lots can significantly area gained 36 percent more residents reduce housing costs, Arendt argues. but used up 87 percent more land to Review by Thomas Hylton "Attractive but modestly scaled homes accommodate them. built on relatively compact lots during "If American policy makers had de- the 1920s and 1930s can be found in liberately set out to construct the most only complied with the town's wishes every part of the country, providing wasteful, inefficient and land-con- but also demonstrated some unusual numerous examples of how pleasant sumptive pattern of development pos- creativity in the process. but affordable neighborhoods could be sible, they could have hardly been Arendt strongly recommends that created again,"he writes. "The impor- more successful," writes Randall municipalities conduct a build-out tance of requiring developers to pro- • Arendt in Rural by Design,a treatise on analysis to show exactly how their corn- vide sidewalks and to plant deciduous building real communities rather than munity will look under current zoning street trees...cannot be overstated." sprawl.As former planning director of regulations. Residents are usually Numerous photographs and drawings the Center for Rural Massachusetts and amazed to find that,when fully imple- illustrate Arendt's points.The author now at the Natural Lands Trust in mented,their local zoning wipes out the also discusses the use of accessory Pennsylvania,Arendt has spent years scenic landscapes and open space they dwellings as well as Vermont's unique lecturing on techniques to accommo- cherish and replaces such features with program that links affordable housing date development in rural areas with- wall-to-wall sprawl. Only when the with land conservation. out destroying the areas' character. public is confronted with the inevitable In rethinking how we might guide Arendt has now put his ideas in book results of conventional zoning can resi- growth, Arendt reaches back to the form to aid local planners—both lay dents be persuaded to plan more astute- ideas of early 20th century planner and professional—in maintaining the ly for the future,Arendt suggests. Benton MacKaye,who foresaw the rise special identity of their communities. Americans need to start building of roadside strip development. Arendt Arendt emphasizes that sprawl is pedestrian-oriented towns again, the embraces MacKaye's proposal to re- the direct result of conventional plan- author says,a tradition that was largely strict development along highways and ping codes, which are largely con- abandoned after the 1920s.Arendt de- to center it in towns surrounded by trolled by local municipalities. But if scribes the principles that guided corn- clearly defined open space. He notes local officials were to insist on better munity design in the late 1800s and that MacKaye's approach,which the planning standards and enforce those early 1900s and notes that such archi- Maine Planning Office unsuccessfully standards through zoning, they could tects as Andres Duany and Tony Ne- floated as recently as.1987, could be foster the kind of development they lessen are reviving these principles. implemented through a transfer-of-de- want. For example, even something as "What people yearn for these days,"he velopment rights scheme that would seemingly unalterable as the design of a writes,"is not another wave of'real es- free most highway frontage from de- McDonald's restaurant can be changed tate developments,' but rather the velopment and place it in carefully se- if the municipality stands firm. chance to live in a real human settle- lected nodes along the way. III Freeport, Maine, insisted that the local ment with a sense of place and a sense Most developers will likely agree McDonald's retain a farmhouse for its of belonging." In addition to describ- with Arendt's contention that conven- proposed restaurant and display only a ing the physical elements of a real tional codes require excessive residen- modest sign. As Arendt's photographs town, Arendt includes model village tial street widths.Widths of 18 to 20 demonstrate, the fast-food giant not design standards from counties in Vir- See BOOK REVIEW,page 34 Land Development/Winter 1995 27 III BOOK REVIEW Continued from page 27 _._ . ;1N#��` r feet make perfect sense for residential I i I , ,,-1.. ..7-:-,11 ` , areas with little traffic,Arendt says,and r4.a;S".,•r• T even enhance safety by encouraging `"` R. ..;.4,,. Th motorists to slow down. ' For those determined to build iso- :, '+"'='. • lated developments in rural areas, . • }'""' Arendt provides a wide selection of clustering techniques that retain as .•. " • .. , much open space as possible while pre- '`. �, ..t.-�`"."`.`' •_ _. . _ serving scenic views. Colored drawings ®-►""" 'a•• "' with aerial views of alternative devel- i�' •;�,,,.•, "!is n.' ' •• %" �- opment patterns illustrate how the .• aca.vrt--- R ` rte'' same amount of construction can vary 1. • - , •'.2.'� i•, • ' widely in its impact on the landscape. r'"jjR ri...i s F•� � t'~ " Builders should find Arendt's chap ..r ,+;a:;• ►t,' • ters on open space design, including ., •;•„,k, •`' ° • � • •{•�� i,v•., • • • greenways and buffers,of particular in- -• :,� •; ., *, "•.., +„�:41'`',1: ! 1 It terest.Byencouraging the clusteringof .. 'r'' » .. -� Y g g homes through density bonuses, mu- '+ nicipalities can preserve open land- e�'','1' ' ..1'• ••`•i•---" i scapes,lower the cost of building and �'t ,�" • !''` • • maintaining subdivisions,and enhance - „t•-. ., • . the value of completed developments. _ , .�*'• 4. '` `Y' - '' — Arendt cites a growing body of evi- •+.." '- = I' dence to note that housing clustered �` �.�rk around common open space or green- F,T; < ways is cost-effective to build and ap- .__.tiVetlands Mitigati0n Banking • preciates more rapidly in value than - COhouStng ` homes on conventional lots. Open-Space.Si hdNiSI0nS• " The book is nothing if not thor- - ough. It contains chapters on virtually . . .Superfuntt Liability • every kind of commercial and residen- - ` ' tial development—from in-fill con- =-t- !=i•e�':- �. -arm • ' struction to subdivisions in the most rural areas.Separate chapters offer case town's timeless character. Rural by Design is far more read- studies of 40 outstanding residential A chapter by Brabec makes the eco- able than most tomes on planning, and commercial projects dating from nomic case for preserving open space. and its credibility is underscored by 1914 to the present.The liberal use of Citing numerous studies that date from myriad references to specific efforts photographs,drawings, and maps sup- Frederick Law Olmsted in the 1850s to across the country to conserve open ports the presentation. the present, Brabec argues that open space. It is accompanied by a lengthy Methods for preserving farmland, space pays for itself in terms of reduced bibliography. For people committed scenic roads, and open space are de- demand for government services, in- to designing better communities than scribed at length. Separate chapters by creased tourism,and an improved qual- we have seen in the last 50 years, Ru- Dodson and Reid discuss creative ways ity of life.Yaro,executive director of the ral by Design is a valuable reference to cluster development to ensure the Regional Plan Association of New York, work. ■ preservation of rural areas. A down- devotes a brief chapter to regional plan- • town redevelopment plan for Edgar- ping initiatives,examining statewide of Thomas Hylton,a Pennsylvania town on Martha's Vineyard illustrates forts such as Oregon's plan and site- journalist,won a Pulitzer Prize for editorials advocating the preservation of ways to accommodate new develop- specific regulatory bodies such as the farmland and open space in Chester ment without destroying an historic Cape Cod Commission. County,Pennsylvania. 34 Land Development/Winter 1995