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Item 2.0 • Item #2.0 City of * *- --, Elk River MEMORANDUM TO: Planning Commission FROM: Chris Leeseberg, Planner DATE: June I I, 2002 SUBJECT: Downtown Design Standards Request Staff is requesting the Planning Commission view images of other downtowns to help determine what our Downtown Design Standards should be. • Overview As you may be aware,many communities are trying to reproduce downtowns. They may be doing it from scratch or from an existing older downtown. Either way they are approaching it,the end result is to have a downtown with character. This is exactly what we are trying to do with our existing downtown. We want to maintain the character we currently have but also to further encourage this character with any future development. On May 10, 2002,Scott and myself embarked on a journey through central Minnesota to document similar downtowns. We traveled to the downtowns of St.Cloud,Rice,Royalton, Little Falls,Long Prairie,Sauk Centre,Glenwood,Brooten,Melrose,Albany,Monticello and Anoka. Out of the 180+ images we took,we have prepared an exercise to try to extract what it is about other similar sized downtowns that you prefer. We will be showing approximately 115 images in a PowerPoint presentation. Due to the large number of images we have to go through,we hope to keep each up on the screen for about a minute,so the answers will need to be quick. After the presentation,we can go back to specific images and further analyze them. When looking at the images we would like you to express what it is you like and/or don't like about the images. We would like to stay away from answers such as, "I like brick". Instead, we want to know what it is about the brick you like, such as, the texture, color, IIIwarmth,detail,amount used,etc. Although,if there is a unique item,like a structural beam Planning Commission June 11,2002 Page 2 • detail that you think is worth noting,please let us know. Again,we are not looking for real specific items, i.e. "windows", but more the quality and character of these specific items. When viewing the images,we want each commission member to look at issues pertaining to, but not limited to: • Scale • Paving • Proportion • Corner treatments/details • Texture • Awnings • Colors • Accent materials • Patterns • Set backs • Repetitions • Stoops • Pedestrian Scales • Rooflines • Building Materials • Transom windows • Bay windows • Painted brick • Overhang elements • Recessed entrances • Signage • Parapets — heights/details • Streetscapes • Window details/treatment • Plantings/Landscaping • Fencing • Parking Screening • Green Space • III S:\Downtown Revitalization\Images\061102_PC.doc MEMORANDUM Hoisington Koegler Group Inc. ©© To: Comprehensive Plan Task Force From: Rusty Fifield/Brad Scheib Subject: Public Meeting#1 Date: May 29, 2002 Public Meeting #1 in the comprehensive planning process was held on May 16, 2002. According to the table rosters, thirty-eight people participated in this meeting. A series of small group discussion questions were used to learn about community perceptions. The basic approach for each topic was the same. Participants were given a question and asked to list their own responses. Each group was directed to reach consensus on five responses to report. This memo summarizes the results reported by the eight discussion groups. The responses have been sorted to group similar responses. Elk River Images. When someone says "Elk River"what images come to your mind? Growth Growth • Small town with unique identity Traffic History Loss of natural resources Characteristics of people Lack of planning/control Natural environment • growing community • too much development • growth • growing small town • growing small town • where city and country collide • small town • transition from rural to urban • commuter city • bedroom community • historical city and river • history • congested gateway to the north • traffic • lots of stop lights • traffic congestion • traffic congestion • poor traffic flow • • rivers and lake • trees (nature) 123 North Third Street,Suite 100,Minneapolis,MN 55401-1659 Ph(612)338-3800 Fx(612)338-6838 www.hkgi.com Direct(612)252-7133 Email rusty@hkgi.com Results of Public Meeting#1 May 29,2002 • Page 2 • two rivers meet • waters (rivers and lakes) • beauty of natural resources • natural resources (river and open spaces) • destruction of natural resources • lack of planning/direction • lack of growth control • limited public transportation • lost sense of community • river image not utilized • school issues • need more industry/no industry • downtown • energy(power plant, windmills) • regional civic leader • good place to raise a family • unique identity • friendly people • progressive(energy city) Changes. How Elk River has changed and how you view the changes? + More and higher valued homes More traffic More parks and trails Loss of natural resources More"other"(churches, medical) Rapid growth More businesses Fewer small, local businesses Larger school system School growth • traffic - • congested traffic - • more traffic - • traffic - • traffic - • traffic - • traffic - • loss of natural/historic resources - • loss of natural resources - • natural resource destruction - • fewer trees - • natural resources + • environment - • • commercial business growth + • retail/service + • more retail growth + Results of Public Meeting#1 May 29,2002 • Page 3 • more chain stores/fewer small businesses - • more retail choices + • retail convenience + • commercial expansion + • increased retail variety + • better restaurants + • residential growth(too rapid) - • growth +/- • population growth +1- • larger school system + • population outpacing services and resources - • more parks/trails + • high valued homes + • more housing +/- • medical + • more churches + • taxes - • crime - • school growth - • leadership - • road maintenance is keeping up + . • energy city + • more affluent + • city better prepared to manage development + To Do List What are those things in the community that need to be improved? Theme Issues Growth Slow down, control Traffic Improve, fix,plan,control Industry Add jobs and tax base Preserve Resources,history Plan • slow down development • control growth • service roads on 169 and 10 • improve traffic flow • underpass on main street • another east/west highway • fix traffic congestion problem • improve traffic flow • improve traffic flow • improve traffic flow bypasses • • good traffic plan • overpass to control traffic Results of Public Meeting#1 May 29,2002 • Page 4 • Inventory Natural Resources for Protection • Develop a complete park system • add public nature facilities,trails,gardens • consider agriculture a natural area • protect natural resources/trees • preserve history • preserve symbols of history • expand tax base with career-type jobs • improve business tax base • encourage commercial and industrial development • attract industrial growth • get more industry • renovate downtown with riverwalk(public access) • riverwalk/downtown development • new ways to assist schools • better education • fine dining • fine dining • encourage small businesses • get better quality restaurants • use the river view • • develop housing mix for varying income levels • plan/regulate development • utilize waterways • plan for gravel pits • start planning • government to reflect wishes of citizens • community center Road Blocks. What do you see as important barriers and limitations on the future of Elk River? Theme Issues Attitudes Apathy, lack of involvement, resistance to change, conflicting interests Money Cost of change, taxes Physical barriers River, roads, railroad Government MNDOT, city, too many agencies, competing interests • bedroom community-need more civic involvement • lack of citizen involvement • people's resistance to change • conflicting interests • • public apathy • apathy Results of Public Meeting#1 May 29,2002 • Page 5 • money • cost of change-taxes-money • money • high taxes • money • resource limits(funds,land,people) • money • building codes • restrictive building regulations for industry • conflicting traffic management goals-state,county,city • natural barriers(railroad,river) • the river and highways(physical roadblock) • rivers/railway,highway/city current layout • traffic patterns set • infrastructure • MnDOT • MnDOT • state control of roads • city council • city government • government circumvents rules to do what it wants • • competition with other cities • too many agencies working independently • competing interests and priorities • developer dollars and influences • developers • time • lack of information • city vs.country • school district too large • population growth too much • lack of a clear vision • local jobs • can't kill the train i ST. PAUL PIONEER PRESS IONESDAY, MAY 8, LocAL 2002 NEW ' NORTH SUBURBAN EDITION ■ WWW.TWINCITIES.COM WASHINGTON COUNTY ; • ' • stirs Afton' concerns Despite water worries, neighbors aim to remain cordial "This meeting will not be a `Woo( P g bury bashing,"' Devine wrote in a co . umn published in the Afton Citizen BY DOUG PETERS which is set to play out on Afton's bor- Forum Bulletin and repeated at the stai Pioneer Press der with Woodbury Many stood in back, of the meeting. straining to see maps held up by presen- Devine's admonition is an indicatio On the front lines of the struggle ters in the front of the dimly lit room. of the sometimes-tense relationshi between city and country, the talk cen- The turnout of more than 200 people between Woodbury, population 46,001 ters on water: who has it, who needs it, caught presenters by surprise — some plus and growing fast,and Afton,a run and where does it go when it turns from had brought only a handful of informa- community that wants to stay that way. a resource into a nuisance. tional handouts. But as Woodbury prepares for a ne' Afton-area residents packed a meet- Afton Mayor Charlie Devine said the phase of eastward expansion, concerr ing hall Tuesday at the St. Croix Valley meeting, sponsored by the Afton Citi- that once loomed in Afton's distal United Methodist Church in Lakeland to zens'Forum,was opportunity for discus- hear about that urban-rural struggle, sion and cooperation,not for conflict. GROWTH CONCERNS,6B • • 68 C WEDNESDAY, MAY 8, 2002 • E W S W W W.TWINCITIES.COM • ST. PAUL PIONEER PRESS FROM PAGE 1B N Growth i $ to drill a monitoring well to_t�st • m . impact and to work with Afton RAMSEY �� residents near the propped concerns �ouNrr� <g . ® well field to study the potential I$c.Paull l• ' 371Ct� ATER effect on their private wells (continued) �t P d • Y" and on the trout stream. :w: ED The two cities recently future have taken on new . 4 m impact of Woodbagreed to fund a study otgjie urgency. ury s ant/el- urgency. Woodbury recently com pated storm-water runoff«:on pleted a sweeping environmen ®. = the Fahlstrom Pond subwtr tal review in anticipation of •" Q -r, shed.Fahlstrom Pond,in AfPon, ''.-'". ->_: 4•A' - would be the final destination extending urban services — • �" sanitary sewer, city water and .,y.:,�i�_;� for much of the storm-water storm water systems — into n hYf**BOW, runoff generated by a potential ; ?:Y ;k,° >':. • " ;` future business currently undeveloped areas of ., ,�;,, '"�` '.N :-,.x=1 park Wd- iir- eastern Woodbury Over the .�r;4*...� .»»: •2`-.;�4 bm y s surfacesnorthesst would c vel )s next decade or so,thousands of ulcus coven jos homes will rise in the area. much as 65 percent of prat And like any growing city, al '123 area, sending storm water Woodbury needs resources — downhill into Afton. :. water for its residents and an " ". Devine pointed to the study effective system for handling - as an example of the cities' • "storm-water runoff, among 5 MILES efforts to head off problems other things. But getting those r-----1N before development occurs:.? resources could mean pulling PIONEER PRESS Woodbury City Council groundwater away from pri Member Mike Madigan told the cin addi- vate wells and a sensitive,pro- build a well field in eastern tion obled working with with Afton and tected trout stream in Afton.It Woodbury to supply water to the Valley Branch Watershed also could mean pouring storm future residents and businesses District to study the impact on water into Afton's ponds and in the area. Woodbury's plans Fahlstrom Pond,his city also is exacerbating flood risks. have called for 13 wells that working to identify and imple- Devine, who was joined by each could pump more than ment new approaches to man- Washington County officials, 1,000 gallons per minute from aging storm water that could the Minnesota Department of the aquifers that supply ground- reduce future runoff amounts. Natural Resources and Wood- water to Woodbury k we need to recog- bury city officials, noted the Afton residents ve worrieand d nizelwhat the attributes are of concerns but stressed the not only about the well field's our two communities," Madi- opportunities for cooperation. impact on their private wells, gan said. "We need to be good "There's a lot we agree with but also about the impact on the neighbors, and we need to Woodbury on," he said. Valley Creek trout stream, work together on areas of cam- "There's a lot we disagree on, which is fed by groundwater. mon concern." and there's a lot we agree to As a result of those con- disagree on." terns, and similar concerns Doug Peters can be reached at A major issue between the raised by state and regional dwpeters@iiioneerpress.com or two cities is Woodbury's plan to officials, Woodbury has agreed (651)228-2173. Metro-area home builders are turning to association housing—such as condos and townhouses — as land prices soar and lifestyle preferences change. • . , Y raw - x e";:r`• 17.1---,,,o;^vid_,),,'f e s-rr ... 14-i", ;4 e. ,;-4,..`+NS.,, F a, -''..,!-Pi i,. '' 4,M' ;. `;'r'w.89_ z',;i"zi, ,,,3,4airt",c"'��'f.'4-fig; ," , ,_ �;"� . , ,:_ ,14.,.• c '- •' , t•` ��- ,"' k; r..X. 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";,MW!�m-,A:^:Zsw:ta,:;F::T'a .iv-, sf+,raw`" „ r:''j-�';, zr ---6':;,.,,,c.:!..—:, ,•f + � >,.^ 7. •Joey McLeister/Star Tribune 'i Dean Hanson of Andover-based Hanson Builders has built many of the twin homes in the Meadows of Elm Creek development in Champlin.Association-maintained housing has become 30 percent of his business since he started building it three years ago. ® „ t. ,® II . , 1 I -, ':1 r _ , lit a , . ioci ,-,,..., tion -,, , ., .... .....s.... .. , . .., ..,..,,, Low-maintenance life By Neal Gendler prices, and association housing helps Attached housing's share of new houses Star Tribune Staff Writer constrain prices by using less land per built each year in the metro area.* unit than do most single-family After more than two decades in houses. Economies of scale by build- 50% homebuilding, Dean Hanson of Han- ing many similar units close together 42.8 son Builders put up his first multi-unit also keep prices lower. 40 39.4 s 36.s 37.0 homes three years ago.Since then,as- Association housing includes high- 4. sociation-maintained housing has be- rise condominium buildings, town- 30 ,<; ;;;,:" ],;::; `i: come 30 percent of his business. houses of one to three stories, twin •L`'- -,'V;: ;� He predicted that in five years, the homes and detached single-family �,;, .,• • * proportion is likely to be 60 percent. homes sometimes called villas or pa- ,-,,,.-' "x' There's definitely a strong move do homes.What they have in common 10 , . '.: menti"Hanson said. is being part of an association that` ”" Part of what's driving it is changing maintains exteriors and common ar- 411) o 4/98 4/99 4/00 4/01 4/02 lifestyles,as some people want to own eas and that might own the structure. 'for 12 months ending in April of each year. homes that provide privacy and build Does not include all forms of association equity but free them from the respon- ASSOCIATION continues on D4: housing,but nearly all attached homes are in sibility of maintenance. —Price of land has been driving the associations,and they make up a significant Others are driven by price.Builders demand,builder says. share of association housing. say a shortage of land on which to —Rising prices for existing homes also c,,,,, o.qoc,,o +,,,ooco,, , Q,,,,, o, build is behind soaring new-home have boosted.calac- ASSOCIATION from D1 sure on some of the towel- '— volume volume and lower-market National group sees no rise builders," Plekkenpol said. "They're getting squeezed on ey in association-type housing have allsm rllercostlchunk ofecausef the 410 pie and have limited ways to , "The townhouse and to $350,000, and about 40 to deal with it other than passing townhome and condonrini- 50 percent of those buyers are along to the consumer, and urns have taken over in this 55 or older,he said. that's not a very good choice." marketplace fur the first-time Most builders say the tiend home buyer,"said Bob Swan- toward multi-family housing ick,regional vice president for Quiller response hasn't hurt them or the single- Wayzata-based Orrin T'homp- Unlike Hanson,whose An- family market, but it means son Homes. "That basically dover-based company changing. has been driven by the price typically builds 60 homes a "It has forced a change in of land." year, Orrin Thompson is a our company," Hanson said. Builders say they're just "market builder," construct- Townhouse projects usually following demand. ing 400 to 500 homes a year. ate set up in planned unit de- "Builders are going to build The percentage that are town- velopments. "When you sub- what's going to sell,and this is houses has increased from 32 mit those to a city and the city the kind of package that's percent in 2000 to about 40 approves the project, they're working — having that land percent now, Swanick said. approving a specific structure he a smaller piece of the pie," The trend toward association for that specific piece of land," said Craig Plekkenpol, ptesi- housing is becoming "more he said. dent of the Builders Associa- dramatic as the price of land Although buyers can Bon of the Twin Cities. Homme has escalated,"he said. choose different amenities in- buyers are price-sensitive, he The National Association side, they cannot change the said, and "a fairly small in- of Home Builders, however, structure. "For a custom crease in the price of a home sees no association-housing builder, that's a big change," takes a fairly large number of surge across the nation. 1-Ianson said. buyers out of new homes." That might be because There's a positive angle, Rising prices for existing land prices elsewhere aren't Hanson said:making builders homes also have boosted "skyrocketing as they ate much more careful to meet association-unit sales. The bet e," said I-Ians Hagen, the market's desires. median price of closed hone whose Hans Hagen Homes in "There are economies of ' sales in April was $179,000, Fridley has built association scale when you are producing , meaning half sold for more, housing for 20 years one type of unit in one il" loca- half for less "That's up 22 per A jump in the number of tion,"Ilagen said. "Putting up cent from April 2000, when units pet building permit be- 111 or more association units, the median was$146,950. gam last year. Through the you're better able to provide For new homes, there's an 1 990s and 2000, the number more house for the same increasing price difference of units planned per permit money. That leads to higher between the lowest-priced ranged from 1.2 to 1.43, the profits,lower prices or both." single-family home and a Twin Cities association said. Market builders are accus- townhouse,Swanick said. Last year, that ratio widened tomed to adapting. "live years ago,you proba- to 1.53 units per permit, and "That's the key factor to be- lily were looking at a spread of through April this year, it is ing successful," Swanick said. $20,001) or $30,000," he said. 1 76. That suits builders and "We don't create the market, "That spread has increased to the Metropolitan Council, we supply the market" well over$50,000." who share the goal of higher- Hanson used his associa- (hrin Thompson is build- density housing. tion project in Brooklyn Park ing most townhouses at to illustrate land use. Its 56 $140,000 to$200,000,Swanick Need for housing single-family detached units said, but sells some for as occupy only 14.5 acres, yet much as $400,000. Its single- The council expects the each household "can plant a homily homes start at around seven-county metro area to little garden behind their $200,000. gain nearly 1 million people house."For traditional single- Hanson's single-family by 2030, creating a gap of family homes, "it's not un- 0 May 24,2002 III THE BUSINESS JOURNAL I twin bizjournals.com 9 ,, # 6 Eaan homeowners sue over McGou hproject s TF area g g BY SAM BLACK r. 1, z 1 iThea.-:' r- which is awaiting a • i the Walser case other than both are challenging STAFF REPORTER ruling from the state i 35 - the creation of a TIF district. Four homeowners are suing the city of Eagan Supreme ConLir.:.......-.-.44941 r—. 49� Jamie Verbrugge,assistant city admunistiator, over their inclusion in a tax-increment financ- the city's threat of condemnation out of negotia- "The fact is the city ' aBlue said the first stepin the redevelopment process ing (TIF) district, and that's delaying plans by tions between McGough and the homeowners, can't just condemn a Gcu.etA ;`a" Gentian was to create in February the TIdistrict for the Roseville-based McGough Cos. to assemble Swensen said.Without the 11F district,it will be property for a private [ Rd' McGough site and two smaller sites nearby.The property and build two office buildings. much more difficult for the city to meet the cri- developer unless they 1 ® projected amount of the increment will be$9.9 McGough's proposed complex,which would teria to legally condemn the properties,he said. have a public pur- ' million, with roughly 40 percent available for include 400,000 square feet of office space on 19 The issues in this case are similar to those pose,"Swensen said. fry ('r J'J McGough's site,Verbrugge said. acres,has no tenants yet,but the company is in being considered by the Minnesota Supreme But George Hoff,an " - -" "" Miller said no matter what happens to the TIF talks with a prospective tenant for a 135,000- Court in the case involving Walser Automotive attorney at Eden Prairie-based Hoff Barry in the court case,the development project will square-foot regional headquarters. and Best Buy in Richfield,Swensen said.In that Kuderer who is representing Eagan in the law- go forward.Without TIF,he said,McGough will The homeowners are fighting to get fair com- case, the city of Richfield condemned Walser's suit,said the city vigorously denies any improp- need to charge higher; rents, which would pensation for their land,said Marilyn Sanford, car dealerships to make way for Best Buy's cor- er formation of the TIF district and asks the lengthen the time it would take to find a tenant. one of the suing homeowners. porate headquarters, now under construction. court to dismiss the homeowners'claims. "We know[the lots]are worth more than what Walser contested the city's actions in a lawsuit, Hoff said he doesn't see any parallels between sblack@bizjhoumals.com 1(612)288-2103 McGough is offering,"Sanford said."The day I sell this property is the day I lose money.It's five miles from the 500-pound gorilla — the [Minneapolis-St.Paul International]airport.It's on a fairly major road and very close to the inter- state." Greg Miller,a developer with McGough,said the company bought nine properties in the neighborhood, and the four remaining home- owners are trying to take advantage of being the last parcels of the site. The city council, at McGough's request, has ordered city staff to begin negotiating a development agreement - ;-, and,if necessary,condemn the homes. ;;=it, 4• f�, -,•t- - - =-- The council plans to consider approving the _ -7 ` t4 `: -- ",,,--f.?;;,,,, agreement at its June 4 meeting. Local --= -T ': 1- - - "2{`,_ '-"We've of tune none arnd the vision but #, "_ -" we've got unmotivated parties on the other end, ' # and that is going to require some actions by the _- city'Miller said. L... ) n [) istance 'The r The homeowners asked a Dakota County _ „. - District Court judge for a temporary injunction 4_- to prevent the city from taking further action on & Web Networks .,. ,LL<F L:w-.-. .- the TIF district, said Michael Swensen, a _ - Minneapolis attorney representing all four ■ ' Y,.-: ,_ -=,-- homeowners.The judge is expected to make a T;£= ,,„ . •a - j g for Business 4 ruling in the next 30 to 60 days. ■ - ,.;.e•-.�. �,=�-t - '�::_ �:��. - `jam.*`.:',\I`.°' -4A If the temporary injunction is issued, the -- . _ . t:_:.-;_.-.,4 ,-- ,• -„_°`' ,=- homeowners will push for a permanent injunc �` r3 tion,Swensen said. _- +'t--' = " '_`=_ The aim of the suit is to prove the TEF district was created illegally and have it voided, taking • a -. - - , .,_„.„.„,i,,,,,,- ; ,,,,,,‘ . ii • ... ,,,,-4,,,,,),.:„.„,,,,,.;„,,... ,..-.,:,,,,*.„,:,..: ,.,,,,,„.:,,,,:„ , ..,,,,-: :,,,,,:.:,. ,',t. i}?f, /,fix„„,,,,,_:f.,,.3,, ,° ,,..,, ,,, :„, ,,,,,,,n1 ,,,,, ,,,.,_. i „,..,,,?.5,„,,..,..,,,,„:„_:,:_:_::::„7.i..'-`..;-_-,:,. ., ... ,,,'': 'I:i,,, . '1: Z 1 i`yt"�i y .. .'°t Ali't:?7 ,'ai -____ _ _ -- •", Z „.kk i:4 err E['?S":r{{'a :'8 - r. :i.:,.1 s . , ,:__, ..„‘„,:•:,.....,:,:,.._,,,,::. • A fine-dining restaurant can be a way to put an individual stamp on a chain-dominated retail landscape. Cities are trying everything from tax breaks to liquor licenses to lure home-grown restaurants and help them thrive. 0 By Larry Werner area—from Brooklyn Parkin the generated by the highway will Star Tribune Staff Writer north to Lakeville in the south— also draw chain restaurants to suburban officials are seeking Brooklyn Park. Brian and Roxy Herman unique restaurants for their But a committee member said worked for years in the big-city downtowns. They're learning, as the town already has plenty of restaurants of Minneapolis and Robbinsdale did, that it may take those. "I've said all along there St.Paul,but when it came time to a village-wide commitment to really isn't an absence of dining in open 13 Moons,a"casual-upscale raise a fine-dining establishment. Brooklyn Park,"said Art Kvamme, bistro," they took their entrepre- Last week in Brooklyn Park,for a 50-year resident. "Occasionally, neurial plunge in downtown Rob- example,a citizens committee lis- at least once or twice a month, binsdale,a Minneapolis suburb. tened as a real estate broker told you're looking for fine dining. So "We're happy here,"Roxy Her- them how to attract restaurants we go to Jax [in northeast Minne- man said. "They're very happy for a "town center" being built at apolisl. What do we do to get we're here. The city's been very Zane Avenue and the new Hwy. some of those places?" supportive of us, and we've be- 610. The broker, Richard Grones come very pro-city." of Cambridge Commercial Realty, DINING continues on D8: Throughout the metropolitan assured the committee that traffic —Growing your own restaurants. rv,:,,,,,-,- ) =" `i�,t .rf$.'?,`, Yi-'•l,'c,.,,Y,,-,Fy j,'-'`i'", ,.•'-i P_. . :iihM .- :€,:tli r .r-,.r, �S'..-.4,1,41-,.. - 4 r'� • °t,1r=: .o • „�„,g'��M�<{�^,,l2"�' �'�r�+:�'� �:;nr '' -• "'"xiz'-�k��*Egr'ti%N:.;�•.r,:'ti:•�'_. 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S''t�Y -�1'k.Y3%' v i I' Brian and Roxy Herman opened their restaurant,13 Moons,in a Robbinsdale building that used Mike t h uyseltherlb1111e municipal bar.They aimed to create a city ambience with suburban amenities,such as abundant parking. PAGE DO•STAR TRIBUNE** • • Y � �,.4.kir'8M9n�fur}'�r.;^?,;'n'^.OAVA NZW DINING from D1 Suburbs seeking their own `local treasure'restaurants It's a question being asked partnership between the sub- in many suburbs, and the an- urb and the entrepreneurs, 13 swer seems to be that great res- Moons is serving creative taurants are born—not cloned meals in an old building that or recruited. used to house the municipal Grones said that to get a tavern. With each new moon, place as good as lax Cafe for a the Hermans present their cus- suburban downtown, the city tourers with a new menu, and must provide moral and finan- soon they'll put the finishing cial support to talented chefs touches on a sushi bar in a and determined proprietors, nonsmoking dining room off such as the Hermans, rather the main bar and restaurant. than trying to persuade city It wasn't so elegant a few restaurateurs to open subur- years back. "This building was ban outlets. really garbage," Brian Herman "Restaurants like Jax are a said. "Dark-paneled, no win- local treasure," Grones told dows, your traditional, old- Brooklyn Park's Citizens Long- time, dive city bar where you range Improvement Commit- don't want anybody to see that tee. "Once they start du- you're in here." • plicating, they are no longer a While working as a manager local treasure." at the Radisson Hotel in down- So Brooklyn Park and other town St. Paul, I-Ier►nan met a suburbs and exurbs ought to developer who was looking for think about using their re- restaurants to fill several prop- sources to grow their own fine- erties. First, he showed the dining firms,he said. Hermans some space in clown- Fine dining is what Ann town St. Paul's Galtier Plaza— Bateman, business developer "a bunch of empty restau- for Brooklyn Park,wants in her rants," Brian 1-Ierman said. community's town center. It How about Mankato? Too far. will include office,retail,hous- Robbinsdale? ing and restaurants in a main- "We lived in north Minne- street environment similar to apolis at the time,and we knew Arbor Lakes, Maple Grove's Robbinsdale," he said. "We "new downtown," and similar also knew of the municipal bar in some ways to the old clown- here. So when he mentioned towns experiencing new life in that,it was like,'That would be places such as Hopkins and good,and it's close enough.'" Hastings. With the city providing de- Bateman said restaurants mographic information for are a priority because eating their business plan and a low- places are "part of the weave interest loan to their developer, that's necessary for economic the Hermans raised money by development in the communi- taking out a second mortgage ty." The new 610, which even- on their home and additional wally will connect Interstate financing from the Small Busi- Hwy.35W with Interstate I-Iwy. Hess Administration. They 94 across the northern sub- added some sweat equity and, urbs, is envisioned as an eco- in the fall of 1999', they opened nomic engine for new industri- 13 Moons. Sal, commercial and residential "I think you have to find the development.That means new right atmosphere that's close workers who need lunch and to a downtown atmosphere," new residents eating out. Roxy Herman said, "so when But Bateman, Kvame and people come in here they feel Grones agreed that Brooklyn they are downtown — the Park's downtown needs more lights and linens and a nicer than the chains that have feel. A little dressy, but not swarmed into Maple Grove. too." "We'd like to have a restart- The hand-crafted wooden rant where people go for their tables, low-hanging light fix- anniversary," Bateman said "I tures and large windows onto don't mean to say some of the the street lend a city ambience, restaurants who are chains we but the suburban address don't want, because we cer- means plenty of free parking, Willy do. But we'd also like to lots of local workers and lents have some independent,desti- that are half to a third of what nation restaurants." they would pay in a mall or in downtown or Uptown Minne- 13 Moons apolis,Brian Ilerntan said.And there is the advantage of hav- The Hermans said Robbins- ing less competition for the dale had a similar dream for its fine-dining dollar in the sub- downtown. As a result of a urbs. 1i • BUSINESS V ESS TUESDAY,MAY 14.2002 �,ss;{ -�.Ph$` rif' - '.Sd'� ^';i` S - '�':`}�GY }^5^ tiH.�^ �`'A'''��tF,aV.��.,��,,.t�-, "3 ,J;. °:f"�`,';i:'. �r,�,Ry"i3�:21.1k.'��.Rs._-"'.fz��7n`�'�sG�R�.`,'�h�4�`:;��,'�';�t:r.r��,d+-rr : _�'^-�:'.�,{/,-2.,�:�t -3^,�}'„ah�,'�r��'',;�”"J''h�,:^r+9 x�.iH�`'•�;"5'r'�•�' �t .,.�., .,,wv�,,�t^,etc,',�'�r,,,�<',,,,,�rLL'34,4l.,a: "Restaurateurs today are F, ;. 11 looking for visibility, car count ,i4'''..' Uncorking their potential 1 and activity centeis," said Bob I Erickson, Lakeville's city ad- As suburbs try to recruit fine dining to their downtowns,restaurateurs are sometimes ministrator. "Downtown Lake- . , attracted by incentives from the communities. ville's new arts center fulfills ,- one of those categories. Al- City Restaurant efforts though we don't have the car Robbinsdale The city provided demographic information for a business plan and low-interest count, we have the intrinsic financing to turn the old municipal bar into 13 Moons, a casual-upscale bistro. value that goes with the down- Edina Owners of Tejas,which moved from downtown Minneapolis,say a loosening of town, which I believe is a city liquor laws has helped them succeed at 50th and France. meaningful attraction." Burnsville A culinai y institute and associated restaurants are planned for the Heart of the a Erickson said he'd oke to dseowntown City district, a new downtown area being developed with significant subsidy Wayzat 's such ey opera t- fronm Burnsville and the Metropolitan Council. Wayn d o's Chez Foley lle. ing in downtown Lakeville. Brooklyn Park The Citizens Kong-range Improvement Committee is studying ways to recruit Wayzata, with its charming restaurants to the city's new town center at Hwy. 610 and Zane Avenue. downtown on Lake Minneton- Eden Prairie The city is working with a developer and Southwest Metro Transit to create an ka, has traditionally atti acted "urban,transit-oriented community"that will include several restaurants and top restaurants. And Stillwa- housing near the city's transit station at Hwy. 5 and Prairie Center Drive. ter's historic downtown on the Lakeville The city has built an arts center to attract people to the historic downtown, and St. Croix River has no shortage vs the Dakota County Community Development Agency has built Main Street of places to spend big money ,, Manor,which includes apartments and a space for a restaurant. on good food. But most sub- urbs don't have water fronts to 110 . - . . . ..„ show restaurant developers. Eden Prairie seems to be • A fine niche succeeding without one. -}'- That city has a component - ., `°' On a recent Tuesday lunch that also is a sure-fire draw for ik`; " .2:,, ' - hour, his dining room was restaurants—a daytime pope- =_'` -. Y,,; packed with customers and the lation that's as large as the -` aroma of southwestern cut nighttime population. Eden : `' _ sine. Haugen said there's po- Prairie's high-tech industries Richard tential for an economic alli- and other large employers ' i-k.- -'� - Grones,a ance between suburban down- have created a demand for Y -,:,..„1,„_ =,-_s_t {Y,, ..-„, ,.P.; partner in towns and independent res- lunch places that are kept busy ,, t•,, ____;.0 ,,,k4,-.,.,& Cambridge taurateurs. at night serving dinner to rest- ',.. KCommercial "A lot of these chains don't dents. k i ,- =- -:-.4:::-I':,__44-,at is Realty,ad want to be in a place like 50th After starting in downtown ;l yd+• -"!• •1•= c,,;. =4't.> �, dressed a and France; they'd rather be Minneapolis, Buca di Beppo . ..i..,+ 4 •;; • u',t =,r :;:q.-4:-.---, A-ell; Brooklyn Park out by Southdale," Haugen (now a publicly held restaurant " .> -' ;a 54 mm--- 't. -5,' `,.µ.;• citizens coin- said. "Suburbs can do a lot to chain) and the Pickled Parrot ' :'`�;:,,~ 3 f' `'` mittee on helpindependent restaurant opened outlets in an area that 61'li - +�': ti-r„r ; t''14 '�'~f* ;' V -•' ! Thursdayoperators. Most independent is beingdeveloped as Eden ,'!,,,1-;c:' "�':,'"'” :',' - -,:- .r'=;,,V `t_?-`�`C-] ,' i,s,, ' night.His ad- restaurateurs need a lot of help Prairie's town center. Many - ;�,�r;•'-,;�,1;•�aM��:: ' � ':•�� n uf, vice:Don't du- getting started,so if downtown chains have announced plans "'` ' plicate an ex- areas want to attract them they to follow a]�;' ��.-ar.�• sir - _ - :-". £.,.+y;:' *-f;;l_-, . istingrestau- can work with the landlords Haugen, of Tejas, also , 3 ,,•,lrr.45.,,_1`'�k k.,„„' rant;grow an [on rent], forgive taxes for a talked about the importance of ,;' `t-,., tib l ;'_.' � ._< ,'�t, original one. year. . . making it easier to get lunch to the success of fine , ,,;_,•;,, ;=• ,«,? ',. a liquor license, zoning laws, dining establishments. That's "' -''''-2?-v '.u` 4 :,, Jeff Wheeler/ just malting it easier to do bust- another advantage the core cit- _, , :• .' , !,il Tom',:'' Star Tribune ness." ies, with their downtown work In the southern suburbs, forces, have over suburbs. But ,i 'lin downtown, you do the buildout from the city, also, city officials are singing he and others interviewed for tt ha mpetition, and every- ' So the city put up some money the fine-dining tune as they this story acknowledged that,li body downtown is a destina- to have this project made and pour public money into new as well, restaurateurs tend to lion restaurant, more or less," are getting paid back as long as and old downtowns.Burnsville be urban people who might ''y Brian Herman said. There the program works. As long as has begun buying buildings have some cultural reluctance aren't any restaurants like 13 we're in business, the develop- along Nicollet Avenue between when it comes to suburban op- Moons anywhere near ,13 er gets paid and he can pay off Burnsville Parkway and Hwy. portunities. Moons. ,his loan. If we go down, the 13 for its new downtown, Unless the suburb makes That doesn't mean it's easy whole deal kind of falls down." called Heart of the City.A cull- them an offer they can't refuse in a business known for fail- Another kind of coopera- nary school, with associated —as Robbinsdale did for Brian ,n tires. The 1Ierntans say they'll tion — liberalization of liquor restaurants, is scheduled to and Roxy Herman and 13 make it, but they use the word .laws — helped Tejas succeed break'ground in August with Moons. u "struggle" a lot — struggles after it moved to Edina's 50th the help of a city subsidy. ranging from nearby highway -and France from downtown Just south of Burnsville, the —LanyWenierisat ' is construction to a broken cool- Minneapolis in 1994. city of Lakeville and the Dakota lwenzer@startribune.conr. ''' er.compressor to thh,,.dissolu- - ,Mark Haugen said he and County Community Develop- `.0 tion of their marri ge,'LBut ;.his partner, Wayne Kostroski, ment Agency have spent mil- .- these ex-spouses, w4 remain" :.:were pioneers in a suburban lions recently on downtown 1 - _„ - _-.. ,_,_ . .u't business partners, sato having u,!Sllopping area that had a movie Lakeville. The city has-,turned the city' as a third partner V tJieater, some shops but no an old church into an arts cen- makes the struggle less frightg,* nice restaurants or hard-liquor ter, and the county;,egency ening.'; - ,','...y,.;,,,,:,,,,,'./r -licenses,',Haugen said Kos- built Main Street Manor — y 'The city was workin witj`'t, "'ftpski,lot�jlieti�to get Edina to senior apartments above,#3,000 the developer and with'y,;,t`i1 ',!; t?arige:0a`#1vys to allow hard square;•feet of cotmetcial get,whatthey wanted," Brj'ijp;`,,;ffOttord'iifilt,i.i�u4' .,•;y - . , space.One space in that-build- Ilerman said. "He [the develii'��'"'l;' ',ia,';C k '! ,i,'+,;`: ing remains unrented the r'es- oper]had alow-interest loan to,;' '.,: ',,'; ,, ' 'I; taurantspace.' . ,j ■ Thursday,May 9,2002 • Section B Backhousing t� b� ��t� , Around Minnesota, new subdivisions echo the old part of town—homes are on * StarTribune 0 small lots and have styling details. The surprise is that they're affordable. A typical subdivision Thr °•: ::,,,,4.= A different approach •' - - - •r'' ',;k,� 3.%t: `" s ,:^.,�`•i!f;'`�,,,ti .,•1 `x r -,45 rC 4-,,,,,�A, „',r '`rti' -+iii,,{�',,.: sx" • � ,::-' s,�,: s,a�n.;.rr'•; ,r,"�y_,.�i�"..d�;,"�r.+7�C,�"r;;tf �-uY- .,:, .; y,r�t, „ _.Blae[idEtck:' ;��..:::;;,.;'•. ri *t't �_�, •�• "4u 6„�, i .'�'�,;,Y.r..' .. ,'d+.'4£•'Yf' ,.�k�� 1"1, niW, .4�.,4 _"� � ` HOUSING from i�i� '," •�..,,�,,,;.; , ° ',' _ '�' ,,.•:�,; "� � development could fit on lots .-i %T2.. .,'""tib 4.'' P errtiif ;:;" • • �•x.. �;�;•;•,v" y.,a;�,:.',:,,.T;>'-��< „�/ ,:fir - ��.�� that were 65 - ,��,; ., :rrar., +,�",. !'� �1; � ,r" feet wide, as op ,'1'i" ,74, ,its - %.5.:7{v "1 Eto, .'4 'fi,'.; " _ 1; ; �' ,,. k � ;;r•' ��,� posed to 150.As the west-central ,r-: �,,,�; :�'' ° a d`'��'' :;:;;`;".`:`'� :`�` �:�•"`,•: „� - •�, :.• ;, ', -.'a•- ;t ur,,.. -',' ' ley. Minnesota town .� - ':�; � �;'''-�� , -- , . y' 1 gears up to re- ,,_"_,* * -,., quest funding from the Housing --=c .,,, �.,• :,i.. r�:�.�M: �&�itterd�``.Y��:•�„_:�=��•'"�,, �, - q g g wyn' YM S. c" 14,,,, -'• to provideFund it is Tannin for a more - i' Alexandria �.,.” 'ISle° ,',",;„ ".a,.,., q - .�1. � %•= + R's. rrw � u." S;fs:•ri,;v •. $� ,,r;, yiy�y,x; i��* ' '.x_ s_' compact development. (The A " . - :•i,, ,,. „ -,u..' F ittle- ':_©rtaini� _ = - ;�� ;�, -' � P P a ``"'' The total can - �M,.:;�,� ^.r.�•c�''�•.- ;, �=;•- _ ��;;;�.-• � ,� mean the dif- He said his staff started fiord set upbythe :�,�w�:..�,r � ��, >�' .,�• - - - �''''-'� _ �„".,, " . ,•�- ','” McKnight r-. t,?, :Fatly ..� _„,:. ,, ,,; "e." _ eSti Cloud i`;'.j;''M110S,,,,r;;+ � f M„ _;��-, •-, �; �.�;,;,•.; ^• ,,, ;,,,4..,.-;,1_ ference between a sale price of lookingat ways to increase and Blandin foundations, ac- '' ;,,�„__•-' ,.:',k,''. $1 0,0 and $112,000 — and production threeyears ago. cepts applications for rental and A . ;;, t5 00 -._ I�utehiilsarr�~F:.l-� �•-,,. �;j;;1,��J75, •-,-.. . .� .., �.. �'' g P PP ; .. ::.: =h x•''.;St+elIti,' :, �a,. ra , that makes home ownership;, v„,r y. s tp Producing one single-family single-family housin develo - Mars -- °v'',•, 1rg Y g Y g P .."3:;;2- 'A7,,,,,,:4; flat -i f :i:. ;.-;.,. . ,." !.•_, ;',!:71,_,;�'''',. =.':{; .4,a16-:'-:'7,_ _ easier. house at a time w •';; .;,_: • ., '„{.;tm asn't getting mentstwiceayear.) Garages dominate the street in this start- Courtland'% . •yyaseca- w' lona' A month ago, Shana Jack us veryfar,”he said. "By talking value, you can ::•;;,;'1, st:'.`.:.,,,N_,;.,Flr.,T;;` 0:i.'-, - ” Greater Minnesota Housing Fund photos son, her husband, Robert, and Lookingto thepost-World open people's hearts and er-home subdivision in Fargo-Moorhead. ,Winadrro': :,-- : ' '" At Nicollet Meadows in St.Peter P p p Driveways and wide streets make for lots Peter-,?;=��" r;. ,,garages a 6-year-old son, Dominique, War II subdivisions that minds to affordable housing," are set back,and landscaping and archi- moved into Nicollet Meadows churned out badly needed Hanson said.In Nicollet Mead- of paving,which increases building costs. Nicollet Austin `._Grand Meadow tectural detail soften house facades, from an apartment in St.Peter. housing, Hanson wondered ows, houses that sell for How it works Though both she and Robert whether similar economies of $115,000 sit next to $200,000 Efforts to build better-designed By Linda Mack are working, Shana said they'd scale could be found. The houses.It's a radical idea in to- The Building Better Neighborhoods approach re- but affordable housing are under Star Tribune Staff Writer never thought about buying a Housing Fund teamed with day's market, where each sub- duces the cost of new houses by designing more- way in the towns shown above. house because of the upfront Todd Rhoades of the St. Paul division targets its price point. compact neighborhoods: ost new subdivisions in outstate Min- costs. In Nicollet Meadows, architecture firm Cermak But it's typical of Midwestern • Sites:They're chosen near existing parks, nesota plop starter homes dominated they could put down $100 to Rhoades and former University small towns. schools,shops and streets to keep infrastructure Two ways to use by garages on large lots in former farm reserve a lot,had no down pay- of Minnesota urban designer Ditto for the more compact costs down and to allow easy accessibility. fields. mens andgot helpwith closingBill Morrish. Theyapplied the lots. Lots:They're planned at modest sizes— the same space: PP Nicollet Meadows in St. Peter took a different costs. Now they're paying only principles of New Urbanism— "We found that land-use 50 to 60 feet wide rather than 80 to 120 feet A large-lot scenario approach:A mix of homes—some affordable and about •$100 more than they • building new developments planning is the whole thing," wide—and the space that is saved remains some more costly—with an emphasis on curb paid in rent. like old ones, with compact Hanson said. "It's the thing open for neighborhood use. •;.,,�-•�� '�,;, , , ,,,,, '��,�_,: ., i Streets:They'rebuilt 28 to 34 feet wide ' Y5 � ,;3 ," 4 <cl ''''94:Z.." appeal and city-sizedlots. They're'enjoying their two lots, a varietyof house sizes, that defines how the neighbor ° ' Todd Prafke, St. Peter city admin .�� a�ltlew Y j Y�g rather than the more typical 40 feet.That "-:= °' � '°�"`° "'� �t ��"•�`'=` bedroom 985-square-foot sidewalks and public space, hood feels as a place to live— 0 ;;'' '�4; ', a V ''$ 6 Cots istrator, described the approach as house,which is near a park and and sometimes even alleys. and it saves the most cost.The saves moneyand concrete and makes ;i '- _ _:" 4••r:%: '" ,;'' • 1:L'il ;1t; 7, ° antisprawl and pro-working family." an elementaryschool,and they "We never use those terms," design of the house is the frost- streets safer for pedestrians(research '�''f'�= -' � � g `" ".. "" r a"e��=3;�p-.o�" Nicollet Meadows is one of a has shown that cars slow down when " ."'°�" ' 'Sv`t4c:.r ' - ' '" plan to finish the basement Tat Hanson said. "We're just talking ing on the cake." streets are narrower '!.!;,,A.4::',7":> ` ` _' ; '� `.' "' :• dozen dveltoents around then need er to double their space. about healthy neighborhoods" 1 Existin , ! x ; . ;y,,- designedBut theapplication of those —Linda Mack is at Houses:They're kept simple`in lots•:'`-:� , ' ' '1', -'."7,7,".P.';5' .: for affordable housing — and •,a ,,: , z,, 0""• ,., ,1.;:.,;;, Behind the efforts principles to affordable neigh- lmack@startribune.com. shape and modest in size,with expan ; .;,-7444,-:71:. :, -' _F.,- 1r �'I :t 1 create better-designed neighbor- The driving force behind borhoods rather than high-end Sion space built in. Garages are built � _ " - � ' �"''��"' �'�^'"`' g `_- -, , •.' hoods. A dozen more are under Nicollet Meadows is the Building subdivisions is a breakthrough. back from the street. . `- - •",-- '2 "•. '.,`" "°;' ;7.,.' "" '" " s '" Gn 2•,, .7---,,? .• ; g• ° - discussion. Better Neighborhoods program And the clear and appealing re- Landscaping:Trees and flowers are °-�*I•, J`,r1 Q"; •':i} �^ `'°;A ; °'`' In a tight housing market the initiatedb ttheHousin Fund. sentation of the ideas has made added to soften the streetscape. Natural - ----.4. -• ,, ,, ',4—,' Y g ',`'r'` • ` effort is not surprising. But 'the The Housing Fund has fi them more readily accepted.An features such as ponds and woods are pre- � ," •- �~`��'` v'�� ` �'��" 'WF_� ° ,4 i ., y T,sir'' epiphany,"said Warren Hanson,head nanced 4,000 housing units illustrated workbook sets out the served.Trails are created to link the neigh 'N ^.41-'"''' ''."'''' �X ;..- 4. : ty'`.:,, , :, t '..t,-~,;y, of the organization behind the projects, since it was created in 1996, concepts with Minnesota exam boyhood to open space. �� -� �}•:•;°u'� P "was finding that better design helped and the Building Better Neigh- pies. Interactive workshops, . ,make the affordable housing possible."The se- borhoods program has 550 such as one planned for next How to learn more: A small-lot scenario cret,it turns out,isn't squeezing every penny 1 'housing units underway or week in St. Cloud, let folks to What:A forum on building better neigh '";`` "; M1. ,,, out of construction costs, but rather I completed. But Hanson said move paper models around to #,,,;•-Aea',. 'Ai* ¢ °0 ; developing more compactly. The ri- borhoods. -• ; , +u'Fntwe.rGs „°�:._ ,4,F,,,' .,,7,,,;, ° P Y P that 4,000 units of housing are shape a new neighborhood. Ckr,t ,r" N, ' ,,,g;;.- vately financed Greater Minnesota When:8 a.m.to 3 p.m.Tuesday. New,,,, '_ °,,4,--j o �"=.�, '.' needed in outstate Minnesota Rhoades said that during a ti{r: :r�_nc; • _ _ Scott County is a growth lea er Census estimates rank the county as the 12th-fastest- growing in the nation as young families looking for homes flock there and .. ;. _ businesses follow suit. 4 a_ , .�" .w n: vid Peterson :# ..�``"�,�"��t' =�r�,�;:, do. , ,R;, Y: .._� Tribune Sta - IP1Writer �� ve „, - ��'4Y��'�='�' �••. ., 'ham a �^s'"K.,��";;,yu�s�.-..i1*_'-r, `__ '�r; , Scott County is the fastest-growing county in the northern half of the United States and the 12th-fastest-growing in the nation, according to Census Bureau esti- mates to be announced today. That is an exceptionally high ranking Judy Griesedieck/StarTriune for a Frost Belt county,in an era when the Home construction is a common sight in Shakopee and other Scott County communities, Sun Belt dominates when it comes to rapid where the population has exploded.But affordable housing has become harder to find. growth. With Twin Cities suburbs in the Iead, the top 100 among more than 3,000 U.S. sota River during the 1990s set off the land Minnesota is by far the fastest-growing counties, as does St. Croix County, just rush that is causing Scott County to surge Midwestern state. At this rate it will soon across the border in Wisconsin. Only four so high in the national rankings. top 5 million people, even as Iowa and states, including Texas and Florida, have North Dakota are losing population. more counties in the top 100. SCOTT continues on A8: It isn't just Scott County. Sherburne, The replacement of the decrepit —The rankings of the nation's fastest- Chisago and Wright counties rank among Bloomington Ferry Bridge over the Minne- . growing states and counties. • 110 PAGE A8 APAR TRIBUNE* SUBURBAN GROWT1 MONDAY,APRIL 29•2002 i, Percent change:April 1,2000 to July 1,2001 Fast-growing counties S-Y-\ in metro area Minnl',z_. Ulm-, . !'''� lsanti ' pi Counties in the ; ' ` 13-county ;f• ,90,.., a:rt '" ' , metro area • ; • •, Anoka •' • that are • ;:, ; 1111104 t10 •-"iii among the '. t,. ashington ti nation's 1,• ennepin � r fastest MIs. UMW Polk k growing. p �, St.Paul 4.',: �1 Shakopee. i F .al ''i ® Jordan-,- -;'• .11-: , Savage - s.. ;i Bede Plaine [)akota "r; � > . ‘v t,EikoHi f New Pragueague ® 040Q ® +16 to+5.4% 0 +0.92 to+1.6% Fastest growing U.S. counties ranked by percent IA E +0.57 to+0.92% change: April 1, 2000 to July 1, 2001 ❑ +0.25 to+0.57% July 1,'01 April 1,'00 Percent Source:U.S.Census Bureau ❑ -1.21 to+0.25% County rank Estimate estimate change 1. Douglas Co., Co. 199,753 175,766 +13.6% States ranked by percent of population change: 2. Loudoun Co.,Va. , 190,903 169,599 +12.6% April 1, 2000 to July 1, 2001 3.Forsyth Co., Ga. 110,296 98,407 +12.1% July 1, '01 April 1,'00 Percent 4. Rockwall Co.,Tex. 47,983 43,080 +11.4% State rank Estimate estimate change 5. Williamson Co.,Tex. 278,067 249,967 +11.2% U.S.total 284,796,887 281,421,906 +1.2% 6. Henry Co.,Ga. 132,581 119,341 +11.1% 1, Nevada 2,106,074 1,998,257 +5.4% 7. Spencer Co.,Ky. 13,039 11,766 +10.8% 2. Arizona 5,307,331 5,130,632 +3.4% 8.FlaglerCo.,FL 54,964 49,832 +10.3% 3.Colorado 4,417,714 4,301,261 +2.7% 9. Collin Co.,Tex. 541,403 491,675 +10.1% 4.Florida 16,396,515 15,982,378 +2.6% 10,Paulding Co., Ga. 89,734 81,678 +9,9% 5.Georgia 8,383,915 8486,453 +2,4% 11. Newton Co., Ga. 68,047 62,001 +9.8% 12.Scott Co.,Minn. ' 98,100 89,498 +9.6% 19.Minnesota 4,972,294 4,919,479 +1.1% 25. Wisconsin 5,401,906 5,363,675 +0.7% 44,Sherburne Co„ Minn. 68,621 64,417 +6.5% 40 South Dakota 756,600 754,844 +0,2% 62. Chisago Co., Minn. 43,476 41,101 +5.8% 49. Iowa " 2,923,179 2,926,324 -0.1% 79. Wright Co., Minn. 94,789 89,986 +5.3% 51. North Dakota 634,448 642,200 -1.2% 96. St.CroixCo., Wis. 66,319 63,155 +5.0% Source: U.S.Census Bureau Star Tribune SCOTT from Al ONLINE So many young3families are �,, ,• _, �» 1 Census data:For a look at all of crossingthe river in search of ,4 �. � ~ the county figures,for Minnesota homes at the number of kids ziR;� _ }'r ave!"i ,•• " . :` ° and other states,go to under age 10 in Savage (4,866) .S "' ,,, ,, http://www.census.gov and look is far greater today than the 1,,,„„..-,----•7%-'4'2,411 �' ' "` ,x .. for"People"and then'Estimates." city's entire population 20 ---"' .<. years ago (3,954), according to "� r• Plymouth from Rogers and Elk Census 2000. �~ River in the north, and stand "I am just flabbergasted," ' `''w-t>. : still traffic trying to go back said Barry Stock,Savage's dep- ' H '�, x" ' uty city administrator. "Where �:+°'` . . ' • northt stnight. re : ST PAUL YIONI•PRESS • WWW.TWINCITIES COM N SMONDAl, APRIL 29, W 1 FROM PAGE lA Great Scott! Population change in -1- Twin Cities metro counties , (continued) Newly released July 2001 county seen between 1990 and 2000,as • population estimates from the well.The counties that ring the { if I 4 •The population in Scott U.S.Census Bureau show that metro(shown in darkest color) r , Minnesota's fastest population grew at least three times faster ' 1., I'f•'`''i'r ` { ' County, on the southwest edge ,,. t'r,1,;' ' >'g growth continues•,in the Twin than the state's 1.07 percent „�, �` `t ;r • ' ,. ,,s ' 'i of the Twin Cities metro area cities',outer-ring suburbs,a trend growth rate from April 2000 to ;•E' <1""sf 'I ` iib t U', it ri 1811(le t'I ,„;• F /i' `,`! ,, 7 t 11�; jumped 9.6 percent from April -1 9 July 2001. p {t,if, ,, .,,; . .Aii,,.+ : ,llllKl�l�tl.�r • 1 •..,,,,,••% r' �c 11'1 1,: k l 2000 to July 2001 to reach 98,100, _I I 1 i�.;,� 1, ;T., r,#:,F..r.' 14 ) z , { ' r '�. :l ' :. `+'� ,I _ s: aCCOI'din to the estimates The { Rsz-- -• I`C_ ",;4141/4' 4. •3 >�' ',' gi;, . r ,l.i - f� • �;� 10/4 7 til,tt.;,.'' rt ,4- ''.•tit' F''4• ' 'oi.+, ;'. �_� .: • .s„ -i;c, '1 , - I'E '1, - :.e• `., i, r.t,",•:'• ,Wi f i ,'4.' r,( ;,{;1"„, 8,600 residents that Scott Conn c` � I.,,. " ,t: '' • a`,,,. ,e. :: N.; :l 4' ;<st,{�• ` "iI•K.F. t,- IJ +f i,•.•, '.�,,47 :4';.d f. ,'11-i4;•''):::'' t added were the1 < i,•4-;;;V"1•14"; y 1•'{ ,r,' y v most of any ` ;r' t:t r :.rsT. , •• !_ : 4 :I ° : midsize count I ,'I,'t`i,' a i q .'.4.!:‘'-'1:i'-,•,:1',Y,,:?:('''.. ._•t; 2 '} - 6 _' ?'Y:. z S,fi' :1:,'.',,,,i."' °s yin the country, - ..__ _ �{'-i_ .'s' j ' -� 'Yry ,.Ti ,:;y :. ". F-'(^c S-:-e,,, iv" L�'sn t.' •Sil;�'='a- ' ' ;ST i. . defined by the CensusBureau t- ,-e )-- :� ! '_' sl ,,. s, f'. :';'''''':.:,‘:t3;;',;, u tt ,,_Y is - ' .. ', , ��a r-;,;. �=+1' } __.. - ( - .` `4.'••ftr^`f'.At tri{i. `T '.�'b '!' ,�f,� �.•l:+,a t.:f. {,,. as counties with a population of % . ry "` '.--:- ,;fix, t� ,w, Apo to 100 000. f L. -'._ - •,,,,(^t,..-tr; ".j,.".t. '' •y' •!E,x}--:' ` ,'. _ -- _ *'. ,;',!= .„-- r 1..;�,:-:'.-1. ,: .. .2:".I 11 .., -> i 1 1 - : '�i`,,,,`,•.. }•,,"': '.,-,.. ..` _----Jam-A. -{,--. ��!x r.,,:i. rt:� r,0,1• .r, Ramseyand Hennepin were l I 1 s'? . _ ;".h,';f:a .<°. 2..,..1,-..-,. fin• '1. ''?ie: lw I,;,' ,.. ,t, r '•,�. .,. ;ki>, yt'•�r;� iii ��`. ‘:;.4., _ P the only counties in the Twin jI - 13)• L.'t ; : ,; s 4 f, _ g a' ' ° �y„• ' ' - n�.4f.4,0,1•, ,; CitieCities that declined as the 1 t3� , `� r _ •�; ' • r°' v''' :} z. : : k •I✓, „a ';.• '1 11,•' decade began, each losing a j - . •� t '3 16 12 ,- - ;i 71�I t o rte :,§l, ,k,gtl ;:.,4::: r a b:s;'7 1,• s number of resident 1 11"5 ;' .- --r----"?-1_ �. ';t", .k'"'`tr :c ; r ° r-��N= r " ,44,';1;!,41'r (►Ryt Ity� tt�It�� , according to the estimates. To `• r•_ 2`e 4t- Fr r x�.Ir. I ii � •,'! .:ti ,z .'rr the east, St. Croix was the I{-1 (� .-; 1 l �; L I -j ,mow=.a '•J. ='- -....: .�r.r=I:-..=-4:4,6-1 .,.!u_.-: 1 y ez _. rt s a + r fastest-growing county in Wis- -I �. I ' s� •TI t F, cousin. The population there i i 11 I ,_•,---.�,��.::�. _jI �6.1�.- I •-$ ,�...s;} : 'r :'"r;, ,.: ;; rose 5 percent to 66,319. The 1 1 1 i 1 '_1. ;js.-;,..�:':,r.4 J 411; ' '.y ` r. '1,••';r:-i; =,�+'•) JEAN PIERI,PIONEER PI numbers come from the Census 1•=•ter.: •,'1„.....,Z.-• -i 1 In an image photographed from Valley View Road, a brand-new watertower overlooks two sil Bureau's first population esti- ■ 3 to 10 percent growth ' I_.•.1 ,• } 1• '•• , on one of the few remaining farms in Shakopee.Terry Hennen, a native of the town,commented mates since the 2000 census. f_.l Up to 3 percent growth Y -•--j'•-,',;.. r 1`_; about the population boom: "We knew it was going to grow, but we didn't know how much, how Several factors appear to have Li Decline in population/ - , -L ,, .-k`- fast,how big and how commercialized we were going to get." contributed to Scott County's no growth growth.the enduring small-town Percent Percent and rural ambience close to St. Minnesota change, change, SCOTT COUNTY Paul and Ivlumeapolts; the avail- Counties 1990 2000 July02200to 1200to BY THE NUMBERS ability of land to develop;housing ranging from rural acreages to .1.Anoka . '• 243,641 , 298,084 ' ,305,681-s*,," 2.55 : .1 25,46 ;{ executive homes on golf courses2.Carver 47,915 70,205 13,378 4.52 53.14 The population is younger 3.Otsego •' ' 30,521 ,.r. 41,101' ' ' 43,476••,'",_.• 5.78 =";'42,45" ., and less diverse than and million Bullar spreads,Halo 4.Dakota 275,227 355,904 363,866 2.24 32.21 Minnesota as a whole, rat resources such as the Mm with greater shares of nesota River and its national S•Hennepin 1,032,431 1,116,200 1,114,977 -0,11 ,r,:'-;:` 8.00 wildlife Rivet'refuge; and such enter- ,6.Isanti 25,921 31,287 32,767 4.73 26.41 couples with children and tainment options as the .7,Ramsey ,485,765',•511,035 508,667 - . -0.46. • •' 4.71. , homeowners. Shakopee N[dewakanton Sioux 8.Scott 57,846 89,498 98,100 9.61 69.59 Median age:32.7 years community's Mystic Lake 9.Sherburne - 41,945 64,417 ` -' 68,621 6.53 :...•. 63,60 • Share of population comma ity Park, the Val Casino,eyfair 10.Washington 145,896 201,130 207,642 3.24 42.32 under 18:31 percent Canteramusement park and the Min 11.Wright•" • 68,71p - 89,986,: •.94,789 5.34: 3796' Racial and ethnic nesota Renaissance Festival. Percent Percent groups:White:93.6 e that Wisconsin change, change, "That's an advantage July 2000 to 1990 to percent;black, 0.9 percent; Scott County has in terms of Counties 1990 2000 2001 2001 2001 American Indian,0 8 being fat'enough away from thepercent;Asian, 2 2 12.Barron ,40,750 •44,863• `- 45,365 :>•,; 0,89 " . 11.33 ; metropolitan area to have a Latino(of any 13.Burnett 13,084 15,674 15,966 1 86 22.03 percent; Great unique identity but close 14.Dunn3 ' ' 35,909 39,858 '40,352 ",1,24 12.37 race), 2.7 percent enough to participate in the 15.Pierce 32,765 36,804 37,290 1.32 13.81 Households:Married- regional economy and services 16,Polk 34,773 41,319 42,285 , 2.34 21.60 couple families with 1 in the rest of the metro area," 17.St Croix 50,251 63,155 66,319 5 01 31.98 children under 18: 38 said Michael Sobota, the coun- Source U 5 Census Bureau,data analysis by Janet Roberts PIONEER PRESS percent ty's community development Owner-occupied SCOtt director. "The choices that are housing units:87 percent available here are not available officials have been working to also want to keep the small- in all parts of the metro area." stay ahead of the growth. town feel,"said Herman,whose Source U S Census Bureau What really ignited the "We want to be prepared for shop opened 18 months ago. growth, beginning in the mid- that growth and manage it in "I'm kind of torn.•I like to see Count3T 1990s,was the completion of the order to preserve the positive the growth. It brings business, new Bloomington Ferry Bridge aspects that are the reason peo- which is great for all the small- all this fast-paced stuff." and the Shakopee bypass, mak- pie want to come here in the business owners. But I am still big Scott County much more first place,"he said."It's kind of partial to the outdoors,keeping Todd Nelson can be reached at accessible. The bridge elevates a growing-up thing for us.Many land for the animals.When I go tanelson@pioneerpress.cont or b00111S U.S 169 high above the Mil- years ago, we were rural, agri- home, I want to get away from (651)228-5575. nesota River, while the nine- culture-dominated. Now we're mile bypass linked 169 with making that transition." Interstate 494 in Hennepin Mark LaBarbera,who moved - Growth is 1st in Midwest County. to Shakopee from Bloomington Before the transportation 11 years ago,has been watching BY TODD NELSON improvements, traffic had to that transition;'unfold. He is • - Pioneer Press crawl through downtown president and chief executive of Shakopee,and,often during the Outdoor Heritage Education Born arid raised in Shakopee, Terry spring, also had to detour Center,a nonprofit organization Hermen 'fondly recalls decades when he around floods that made the old that promotes appreciation of knew almost everyone in town - his Bloomington Ferry Bridge inac- nature and stewardship of envi neighbors, the people in church, the cops, cessibie. ronmental resources. the regular customers visiting his down The new bridge and bypass "When we moved out here, town shop for hunting and fishing gear: gave rise to a wave of residen- we wanted to be outside the Times have'changed,however.Hennen ' tial,business and retail develop: Cities, to be out in the country, has watched an influx of newcomers swell ment that has transformed so we bought 2'4 acres out on a ,,the population of Shakopee, nearby Say- Shakopee and other parts of the lake,"LaBarbera said."Now it's I age and Prior Lake,and other neighboring county. In Shakopee,a new sort so packed,it takes twice as long cities and townships,making Scott County of suburban downtown has anis- to get anywhere. There are the fastest-growing county Ln the Midwest en along Marschall Road, three or four stoplights where and placing it near the top nationally, replacing farmland with strip there were none when we according to U.S. Census Bureau esti- centers holding big-box retail moved out here." mates released today. stores and fast-food franchises. , Vicki Herman,who with bus- "It seems like there's an endless stream Hennen worries that some band Jeffrey owns a Mail Boxes coming in," said the 50-year-old Hetmen, newcomers have no idea that Etc. store hi one of Shakopee's who with his wife,Marilyn,has owned the the old downtown, extensively new strip centers, said she Sport Stop in Shakopee's quaint downtown redeveloped,sits just a couple of thought Scott County had for 24 years. "It's amazing the amount of miles away overlooking the struck the right balance. They people you don't know anymore.It's grown river. live across the border in the so much,like it has elastic in it." "We knew it was going to Carver County city of Chaska grow, but we didn't know how and hope to build a home in GREAT SCOTT!5A much, how fast, how big and Scott County.But they are look- how commercialized we were ing in the southern or south- going to get," Hennen said. "I western part, away from the On Page 5A:A graphic breaks down can remember going two miles faster-growing areas. She likes Minnesota and Wisconsin counties' out of town and we'd he hunting seeing wild turkeys scratching population changes. on duck ponds. Now there are in the fields along U.S. 169, but houses there.I remember hunt- she also has spotted the for-sale big last fall in a field - it was sign offering the property for •good hunting-and now there's development. a church being built there." "There's a good mix of peo- Sobota said city and county pie who want some growth but 1 c-1 X4!e(, Te� I - NEI4 S • Ner. 1.,..:,,,,., 'c _, ; w4:Eif t=n NEIGHBORHOOD Neighborhoods are more than geographic locations. They are the places in which we choose to work, rest, play, socialize, r� •rte \i� _ — BUILDING retreat, think, and dream. The design of our neighborhoods influences how we engage in those activities—the route we ��' :r�':��.t take for a leisurely walk, how often we meet our neighbors,where our children play. Just as our lives are influenced bythe • +. ��` HOME AND YARD design of our neighborhoods, we have the opportunity to shape our neighborhoods in ways that will better support our @�� _- patterns of living. ` � 9 ;� 1 Our communities are made up of social, economic, and physical resources. This guide focuses on strategies for using the r`'.,�,•�� community's physical resources to build better neighborhoods that include affordable starter homes. Each chapter 4LPEGTS A= STR.4TEG/E$ !� ��,04``F .r4*•-saddresses a different physical aspect of neighborhood building: site selection, lots, streets, homes, and landscape systems. �� ,�� Since the chapters are organized by topic, not by timeline, they can be read and referenced in any order. The topic of �iF�IEGT/G!N ' dq % d�;j:)0.��`.� • :.:. ...,�`.��. , , F infrastructure, a costly component of neighborhood development, is covered in several of the chapters as it relates to the S D _ �j E�� ;" topic of that chapter. . NEIGHBORHOOD EETS ; GOS7 Q VAI-OE �. i Each chapter begins with a brief introduction and a summary of that chapter's strategies to reduce cost and strategies to rEs �ALANGEOAPPJcaq�/ 1 add value. Following the introduction is further explanation and information on implementing each of the 544PE ATE/ ,,,,,,,,,,,, „ 1 strategies. A "project profile", or case study, for each chapter is located at the back of the book and each one illustrates ��', 44.5.,/,',;_;-_.:...:::::_.:........2,. the application of selected strategies. ��iii�ri,Yia�a,�i�,7///. ,` ^' + STRATEGIES TO Keeping initial costs down is the key component of providing homes that are affordable to lower-income families. But what 14 �,;, �; !At �•�� : REDUCE COSTS continues to make the house affordable after the builders have left the site and the mortgage agreement is signed? The - ? • •, '''',-...'-'4'.41Istrategies to reduce cost include both strategies for initial savings (what it costs to build and buy) and long-term • "mow; " ''" D savings (what it costs to maintain), so that the homes remain affordable to the owners for years to come. _rs '3 _— %� \�`� TOWN -- ^ ' • _ STRATEGIES TO What makes a neighborhood a valuable community asset? The value of a neighborhood certainly consists of more than __ - ADD VALUE adding together the prices of the homes which line its streets. The value is also found in how well the design of the neighborhood contributes to its residents' quality of life. This can be achieved through design decisions such as improving the character of a street by lining it with trees or creating a neighborhood that is connected to the activities and amenities _ of the larger community. The strategies to add value provide ways to make a more attractive, livable, and valuable neighborhood, often at little additional cost. Considering both strategies to reduce cost and strategies to add value provides a balanced approach to neighborhood building.This balanced approach increases homeownership opportunities for lower-income families,improves the residents' quality of life, and increases the neighborhood's value and appeal. PHYSICAL BUILDING Imagine that you are in a helicopter flying over your town towards your house.As you approach,you see the town as a whole, BLOCKS OF A in the context of its surrounding natural terrain—the patchwork of farms and open space. As you get closer, you begin to " _ 1 , i-, •--c-c,-,-,1' - -„----. .-.. '- t',. .- .:•_,4T , ;1- -'• - ' - COMMUNITY: see the neighborhoods connected to one another and to the downtown through a network of streets. As you approach your `' '+ ,., '�► :e''^ -A' ''r`- ._ 1- a .' own neighborhood,you are able topoint out the neighborhood school or ark,your own street, and finallyyour own home �.;;r•; ter .-a”' '' '>r- r_ ; , # ' ' - town, neighborhood, 9 9 P ' -'- _�+-�., `,., A' :- .�F -,, ,.;:: T y `_Y a,,- - . �'' home and and and yard. This imaginary flight gives you a perfect view of all three building blocks of a community: the town, ,� Y .. _ _� �, "� = `_ ," neighborhood, home <. ,,�:-... ,t t=.a -',s = '. g o e and yard. * - � ,. x Each ofthese community building blocks plays an important role in creating a strong,vital community.Therefore, decisions ' ' ��, , _ 'ek -_ ;III _3 __ ; ,, ; T�� made about providing new starter homes require thinking about not only the homes themselves, but the neighborhood and c- , ' ^ t- • ,_' +" _ = _ �� ;,ti - town as well.The strategies to reduce cost and add value outlined in this guide incorporate all three building blocks in order x t to provide options for strengthening the community as a whole while building new homes. IWN NEIGHBORHOOD HOME AND YARD 1 �r ,a L.-7, ?- '.--e,:'t'`,'`� 'ha*-,-` "' r•;(..:•1-,,•'.- r'F a. .4,:" - ':;: w-..- _ ^i•`.r�4.1_ _-- _ ,. _ •,,,,77317;•7.7-47:-3;i77,,+ . , .«i''xw�:;,a> �••;- �!_�'.::`.•y' -: -1-,..4,,i."-., .1.�"y�+F>� ;t" -5, - ;�W `din' � =s` ., r..s`^•,H" .,. _ �` t• . ' r «� E• 'n+b,• • r, r s - a "4: -, - " -,`�'`Z�«.,•#:1'-' fr.,,:' y,�c,:'wt _e�* ^n�� - _ " , �•ra' '.:` '*.R„'XtiC'<: - '"�'r- •r _ .. - _ •, , ' `,C riffs-`;"••w•ta.tt�d� A.�'FJ::;"`:.��.,'""`w`u�,x•.'2i.-'. �u ~".4,`r.!^,.--3�.. "�. .i::�:f.'i. >+..,,..n '•ty'rr „-G'-:-...4.:,',:"7"0' a^_ r;§ �A _F.,,,--5�. < :a�?'s - ?':.�-:�'-'a-�._ _ F3... .r,7:,.- fes.a SS-r - -s:.�,_.y, �.}w a-_ "',,,-,;`' �+Y' --,,-::,-,,,4-,51,`�'` �•-� -- ••�."::f'- Si ,..v�- :.,.,fi3...G". Ift'47.—t!';'1„..—' a. ,II m%1r.:=.^ate,, i =r :tn„ -,i�.x•, 1''+is•- 5,,�_ - ,-- __ -. _ a,R' � ' r ix> ,,, _ ;.;" 4,,`z5",'�.C.� r.,u`"; `r,' ' --;-,... .,,:f` _ "'a".`r, ? ",:tr. - - • -- - "�Y. �' - '�•z-` � .F�? - � -1C,�ya��•e'-".�`'4.e - :�': '+,di w T --;',47� .R _ �, �`. _ !v - - SivL t"ya i39'=• �-- Z?';f ---�s.v r• *a ` - mss' kk` l x. - •r.` a. - ,^ .`r5;y - -" - - - `a- yV�, �'' -- k�t:., t• ice%= r - S TE -:x' ,�S-` �"� „s�w„ t, _ - 'Zile--P, - ✓7y�4`� .�• H' _ "t,. _ _r_ - - a,. ,. - •$' • m ate"- 4-: - _ _ - -. t+ _ .k _ fin.y lFt • - : _ gar M'.�`.'..s+� r"w�:..xr+>xn.s,..s'.la�.,�`.�-` .rL.Cn•.r. �:c.,�s asa:w�'-iiiix_ex�•ui:Yf .`1,'.g,,'..',. �"-� „.-1,,- - .'3X n f :,,.- -,1::::447:61 _ - �t�, '�, -. - - - �` '-""'" ''' Consider the range of housing Think for a moment about the last time you shopped for a new car g q Careful site selection . -.. . needs in the community or truck. First,you considered what you needed in a vehicle,such .:,:,.;0, ',-.0-7::;:. ,•. can be the bestfirst as the need to accommodate a growing family,to be big enough ,,, i j to haul supplies, or to havegoodgas mileage.You then probably ` ' :} ',-h '_ % �•'' PP 9 u_ -u�ii - O.. steptowards reducing ;',.- 7._-,, � / o� •- �- r g shopped around to find a vehicle most suited to these needs at .. '===`•'•, the best price.After all buying a car a big investment. Building ..-`,-•-: ¢ ,w\ overall development _ anew neighborhood is an v "'"^' __--------' �� a4D- ,� 'Zt, g d even bigger investment. And, unlike a u Y,;,, '. -'-'7--.. ,,`� car, a neighborhood will not be replaced in five to ten years. =`'_ Efficient streets and �%� `'� and long-term costs. i; itit infrastructure connections ��j -�. Careful site selection can be the best,first step towards reducing • ;- ,+��- can reduce costs ��;�,��, ,� %- overall development costs and long-term costs. This chapter _I� ,� /� details the most important considerations fora community to - : SITE \ ' -..--•" Good neighbors add weigh when selecting a site fora new neighborhood, including ', CONSIDERATIONS existing site conditions, the site's connections to other �� , �'' appeal to a neighborhood neighborhoods and existing infrastructure, the community's - - �,., L, housing needs and comprehensive plan, and neighboring land �/ — .:,_ __,-,_-- uses. Careful attention to these key considerations will help 6ro r ��/��f' - ensure that the selected site will be cost effective to develop and \_. /,///// ` \ __7 �x will successfully serve the neighborhoods residents and the l'A`407 '/if; � Qsurrounding community for years to come. " -� � ,I-W •� .0a, hyo /Unsuitable site ° f'`'G �� '"'E` • conditions can N..1", - 1 -ja A community's comprehensive plan helps shape a vision for increase costs`/ new neighborhood development - STRATEGIES TO '- -_ - - - STRATEGIES TO SITE 0PT NS REDUCE COSTS - _;; - ADD VALUE ," Sites evaluated according Selected site best meets v rt I site considerations to site considerations ;f ; • ASSESS HOUSING NEEDS - • CONSULT THE COMPREHENSIVE PLAN Select a site that is the appropriatesizeto - Select a site that builds on the town's plans / y accommodate anticipated housing needs and enhances its vision for the future. =''��= �' • ' and housing types. , ` ```\� • CHOOSE GOOD COMMUNITY NEIGHBORS -,_ / •`• EVALUATE SITE CONDITIONS _ . Select a site that is located near good , ;, Select a site that is;reasonably priced and - - neighbors such as schools,shops, parks, : : ,r; ,r / suitable for'residential development , and churches. .� • CONSIDER INFRASTRUCTURE CONNECTIONS " © /.>_ TOWN Select a site that can be.easily and economically :: s: ;:O1":0o. /� connected to,existing infrastructure and"streets: " STRATEGIES TO STRATEGIES TO REDUCE COSTS . REDUCE COSTS : A CLOSER LOOK �' ASSESS HOUSING NEEDS �.�� (p EVALUATE SITE CONDITIONS 446Select a site that is the appropriate size to accommodate anticipated housing 4!) Select a site that is reasonably priced and suitable for residential development needs and housing types. A quality site at a reasonable price is the foundation for building a neighborhood with affordable starter homes. Start checking recent land sales to get an idea of the average land price in your area. In determining a reasonable price,it is critic The first step in developing a new neighborhood is to obtain a recent market study that documents the economic conditions and ; consider existing site conditions for each of the potential sites. "Final" land costs will be affected by site conditions such as F housing demand in your community and surrounding area. A recent market study will provide detailed and accurate information about the number and type of housing units that are needed. If a recent market study is not available and preparing one is not soils or the presence of hazardous materials. If site conditions are poor, savings from a low purchase price will quickly eclipsed by the costs associated with site preparation. Be sure to review all site conditions before deciding that the land pric feasible, another option is to conduct a housing needs assessment. This is a more informal way to assess housing needs with indeed "reasonable." information gathered through interviews with local employers, city officials, housing advocates, and landlords. Whatever the =), method used, be sure to include newly-approved projects both in the town and county. ! i, '` —_- ---4)---/ //,/II it' Having an accurate picture of the town's housing needs will assist you when reviewing site options to determine if a particular site ,+%c z'+"- °`ter ,/ is the appropriate size to accommodate the anticipated housing needs, or if a larger site or multiple sites will be required. For "" / /' some towns, infill housingmaybe theappropriate course of - 4.; --- ' ' I °'s4WAGE development, not only to increase the affordable housing supply, �, ---f.:',","! but also as a strategyfor redevelopment. The strategies outlined ',��__ `a in thisguide also apply to infill development. T=1*-,'. ,: .f'' / PP Y P ..�� I �_ ►fr,��:Tj 4� If the housing market study indicates a need for both single and �r C•:� r� . HAZARDOUS MATERIALS f es► \�� ,r '. multi-family housing, consider opportunities to incorporate both types in the new neighborhood. In addition to reducing costs, A previous use of the site may have left behind potentially hazardous materials, such as buried storage tanks,which can affect single-family safety of residents and dramatically increase the cost of site preparation. Conducting a title search to determine previous use multi-family housing housing combining multiple housing types in a neighborhood can help - create a stable neighborhood by allowing residents to continue to the site and following industry standards for environmental site assessment can help to uncover any hidden issues. Refer to live in the same neighborhood as their needs change. Careful ,-: Annual Book of ASTM Standards published by the American Society for Testing and Materials for more information. attention to the buildings'scale and placement can allow several different housing types to exist comfortably side by side,just as TOPOGRAPHY -`: - Verify the site's topographical conditions to determine that the site is not within a floodplain and does not have extrl they do in many older neighborhoods. =n, ;Y flip.,... topographical conditions, such as very steep slopes or very flat topography with poor drainage. Substantial re-grading of the As an example, this approach is being used in a new neighborhood in Isle, Minnesota that includes a mix of sixteen single- to prepare it for building and to provide appropriate drainage may significantly increase costs. family homes, four quad homes, eight apartments, and a senior apartment building. Refer to page 73 for a project profile on this ,, -- SOIL AND WATER CONDITIONS new neighborhood in Isle. u '4•4` ^' — — -- - - Avoid areas with features that will require excessive site preparation costs, such as high water tables and poor soils. These c ,n- " can turn an otherwise affordable project into one that is not cost effective. A site that has soil containing silts and clays that ' L- unsuitable for building construction, for example, may require extensive excavation and soil remediation to ready the area ' streets and homes. ., ;'_ _- * � �; �=' `-;`- —`• Some problematic site conditions can be addressed witF .w _ = _:: = rejecting the site for development. For example, on sites -. *-4--„ V,----4, higher water tables it may be possible to build slab-on-grad _` ;,- jh1K .•a, ; 'a even split-level houses without encountering additional cc ; q`:4,, t• tisk .i However, such site conditions can limit options and incrf • , : s: �x, ; ,', costs, so it is best to be aware of any limitations as earls f, _ %' �' '• " possible to determine if they are acceptable. Discuss poter y f f6 •P d y` ` site problems with a city engineer or builder. -,- j: -. is ;� J Y.: �;lE fir.... �, 1 .\ - 1,• �t VIP / 1 1.,, ' .' +J ,\r-- ��1 Ct '- ,I f.f,i,' , SITE VISIT -• ',',At" r r x-i4.)`' ,>.. ', •--• • ' r 1 1 GMHF staff and community representatives visit a potential sit c :- . i : , ! �;, 'r: ,� '' .'i r for a new neighborhood to review site conditions. STRATEGIES TO REDUCE COSTS - STRATEGIES TO ADD VALUE: A CLOSER LOOK „� CONSIDER INFRASTRUCTURE CONNECTIONS i, CONSULT THE COMPREHENSIVE PLAN • ' Select a site that can be easily and economically connected to existing l'' Select a site that builds on the town's plans and enhances its vision for infrastructure and streets. the future. • Vhen reviewing site options, keep in mind that the farther away the new neighborhood is from existing development,the greater Every community has a vision for the future.To help reach this vision, most communities develop a comprehensive plan that serve he cost of extending infrastructure to the new site. Even if the land price of a parcel outside the city limits is less than land near as its "master plan" for the next ten or twenty years. The comprehensive plan provides long-term guidelines for nev in existing neighborhood, the cost of extending streets and utilities to the site may make it more expensive in the end. As a development and is intended to address concerns related to the town's growth, including quality of life issues, such as providinc general rule, extending streets and utilities to sites within or adjacent to the city limits is less expensive than extending them to - adequate schools and roads for new neighborhoods, and environmental concerns, such as preserving natural habitat am .ites outside the city limits. maintaining water quality. tConsideration of the town's comprehensive plan is important t( ensure that the proposed neighborhood is appropriate for the /10 11..11'.L10111- surrounding area and the town. If the proposed neighborhoo( Igl�� /�� location does not fit within the comprehensive plan, it may bE ' \ difficult to obtain necessary approvals and might be ar , - •. . j; indication that future surrounding land uses will not bE t\ �/ _ compatible with the proposed neighborhood. On the othe ' F hand, if the proposed neighborhood is consistent with the ..�� YJ y !" comprehensive plan but does not fit within current zoning,the comprehensive plan may work as leverage to change zoning tc `• 4, • `� GO�PREffcS�a'I/E PGS accommodate the project. , I One way to provide more flexibility in the neighborhood'! I .he appropriate distance to extend infrastructure will r design is to design it as a Planned Unit Development (PUD) legend on the size of the city, the rate of growth, and the 4fR m. Y A PUD groups the entire neighborhood development together and allows for more flexibility in building setbacks, types ity's plan for future development. For example, a town uses, and lot sizes than traditional zoning ordinances. !xperiencing rapid growth may already have plans for :- ,,_, , 'xtending infrastructure one mile out from the existing edge ELK S t .. _ , i4. ,f development. In this case, selecting a site located within i rtr .,ti his one-mile band may be economically feasible. On the - - A NOTE ABOUT ZONING: Local zoning ordinances regulate such things as allowable building types, densities, ,ther hand, a town that is experiencing a slower rate of and building setbacks on a site.While written with good intentions,sometimes zoning ordinances have the effect growth may encourage development to locate within the of isolating good community neighbors,such as separating schools from residential areas.Ordinances sometimes !stablished infrastructure area. Knowing the city's plans for - .,..;... 0'1% ,,f;#:,::-.`4,- even separate different compatible types of housing, such as single-family and elderly housing, offering retired uture growth and the costs to the development of extending 'v,;.;,,:..._:,,„ : �;�#: ,,,,;,, residents little choice but to move out of their neighborhood when their housing needs change. Selectively he necessary infrastructure are critical to selecting a cost- _••`,:;.'_ �'`' `" changingzoning neighborhoodsrangehousing types can allow �j �r, Chan m restrictive ordinances to allow mixed-use and a of ffective site. ,. � ) ! y._ '.' .'• the communitymore flexibilityin selectingand developing sites. Iia • p g '' ' k P. i kms,,...- = I PLANNED UNIT DEVELOPMENT (PUD): This land control device allows the mixed development of uses S - previously separated into exclusive districts, provided that they are properly designed. A PUD permit will allow for smaller lots and narrower streets than traditional zoning. The result is often increased livability and ,- efficiency. For housing developments, a PUD allows for a variety of housing types, such as rental townhomes, A SURE SIGN OF GROWTH apartment buildings, and single-family homes, as well as for retail and other services on the same site. Local Replacing the town's water tower with a new, larger one is a sure governments increasingly are willing to view development proposals in terms of integrating rather than sign of growth. Locating new neighborhoods adjacent to existing separating different uses.Check with the local government in the area of the proposed development to determine ones helps to minimize the cost of growth by keeping down the their willingness to issue a PUD permit. amount of additional infrastructure and streets. f t; ' STRATEGIES TO ADD VALUE - STRATEGIES TO ADD VALUE I, CHOOSE GOOD COMMUNITY NEIGHBORS �` _ I :atm ._��'� - 1 =. . Select a site that is located near good neighbors such as schools, shops, parks, and churches. ..-. iiE kw I ®swim - A favorite phrase of realtors is location, location, location. What is meant, of course,is that when someone purchases a house, .�- r d; .-�.,,.;'.1/.(��,_�"''�`-'= theyare buying into much more than aparticular buildingorplot of land.The homeowner is also buying into a neighborhood. a= pIIahk _.,„, B:®®��•%�� i�� '— 9 Yt 9 9 . ...: p 0._ n, I:.�® �•.-.4.62... .®ice�.L; A highly desirable neighborhoodprovides easyaccess to amenities like schools, parks, and churches, as well as to needed �-®�%��""�'� �I�� '' - - �� 9 Y 9 5.116 ice`.soot� M®l_a�� , �t• r� r~-' services such as grocery stores, doctor offices, and restaurants. Adjacency to less compatible land uses, such as industrial sites - !�'_®®®® ��" ®momm® s. , -I/ with noxious odors, streets with loud, fast-moving traffic, and large parking lots or storage yards, tend to make a neighborhood • . :i;;f,+;;;;; 0 ®m®®®®®Ifl,�.-.. i TWEE ‘..,.a. :'raiml.tiii•�"11111' �® ®®®®®m® II'�Viimo - less desirable. Providing screening, such as landscaping, can buffer the new neighborhood from undesirable adjacent land uses, •::_;_•® _ ;.:i __IGn l ltj®�®®®®®®® )BI=21111111 but also adds cost. Locating the new neighborhood near needed services and amenities, rather than incompatible land uses, `,E2 :',„: 'i�� creates a more appealing place to live and strengthens the vitalityof the town. €i;; ® .. ..;;:;; �'” �� =� :u is cEir ®• IF ®®® - `s, allilli a� Re-zoning of an area or a local redevelopment plan may change future adjacent land uses. Check plans for future development �P'-■ ®® ` �� adjacent to the site to determine if the future uses will be good neighbors. As you proceed with plans for the new neighborhood, ��,♦�r, - ��; = i �i1� :�`_�� III consider how you can work with other proposed plans adjacent to your site to make an appealing, cohesive neighborhood. �� J�:;:;:®_�� •--•• _,11145;01 consider SAFETY AND ACCESS r' Children and elderly residents are prime beneficiaries when _ • neighborhoodsi are built near good community neighbors. • \ � Easy pedestrian access to amenities, like local parks and • neighborhood stores, provides greater safety for children and . SITE SELECTION PROCESS-HUTCHINSON, MINNESOTA greater independence for elderly residents since both groups t Six potential sites in Hutchinson, Minnesota were evaluated according to the site selection strategies to determine the most tend to have fewer transportation options than other residents. viable location for a new neighborhood that would include affordable starter homes. .ii ' / Proximity to services and amenities helps to reduce the number -x and distance of automobile trips. In the long run, this results in 1. EAST LAKE SITE: This site was a good location for new homes, as it was adjacent to an existing residential area. But plans were already . ''-`;:h NO cost savin s to the residents and reduces the environmental 9 underway for other, more upscale homes on the site. 41= �4►:)), impact of driving. r l 2. WEST LAKE SITE: This site had a nice view of the lake, which made it an attractive location for new homes. However, this site was � `' / MIXED-USE_ separated from other neighborhoods, schools, and services, and its isolation could have increased the cost of connecting it to existing" �. / Ham_ .` '' - _NEIGHBORHOODS infrastructure. s°.'�\' In some communities, it may make sense for the new �;�� ;r � ,/-- • neighborhood to create its own good neighbors by designing the : - 3. FUTURE SCHOOL SITE: This site was adjacent to the ro osed location of \ \�� r, J P P anew school, which made it an appealing Location for new ,,40 i�� ` r; , development as a mixed-use neighborhood, with a range of homes. However, land acquisition costs were relatively high,and unclear plans for the exact location of the school made site planning for �� / housing types, shops, and services incorporated into the f the new neighborhood difficult. i \ - neighborhood's design. This approach might be used, for example, in a town already considering the need for an 4. DOWNTOWN SITE: This site was appealing because of its location immediately adjacent to downtown services, jobs, and an existing neighborhood with modest-sized homes and lots. While the site could have satisfied some of the need for affordable starter homes, additional commercial center. Check local zoning ordinances to another site would have been needed for the construction of several additional homes. verify that mixed-use neighborhoods are permitted. If current zoning isolates compatible uses, consider applying for a variance 5. CORPORATE/INDUSTRIAL SITE: This site was located within walking distance of one of Hutchinson's major employers. Since many or a PUD permit. Discuss your options with the local of that company's employees were seeking affordable starter homes, this site was a desirable location. Unfortunately, the site's planning officials. high water table would have restricted builders to slab-on-grade construction and necessary soil remediation would have increased • construction costs. 6. FARM FIELD SITE (SELECTED SITE):This site, located next to an existing neighborhood with affordable single-family homes, townhomes, and apartment buildings, was considered desirable for several reasons. First, the development of this site would be cost effective to connect to existing streets and infrastructure because it was surrounded by existing established neighborhoods.Second,the new streets would help to better connect the adjacent neighborhoods with the rest of the city. Finally, the new neighborhood's homes would be a good complement to the existing homes. Because of its many advantages,this site was selected for the new neighborhood. Informational Item tik -�-, River MEMORANDUM TO: Planning Commission FROM: Debbie Huebner, Administrative Planning Assistant DATE: June 6, 2002 SUBJECT: Upcoming Training Session Available I just received the attached flyer for a planning conference sponsored by the Minnesota Chapter of the American Planning Association. The conference is scheduled for Friday, June 21, 2002 from 8:00 a.m. - noon. Attendance at this conference will count toward required training for all Planning Commissioners. • You may send in the registration yourself and submit a copy of the form for reimbursement by the City,or I can send the registration in for you. We may run into a problem getting a City check processed to mail in by this date, so the first option may be best. Please call me if you have any questions at 763/441-4921. Thanks! • S:\PLANNING\PlanningCommission\Conference 6-21.doc •, , �' Minnesota Chapter of the ,,,/�� ,5 0. i 47 ,�i'/'V l S' "Pine to Prairie" Planners Conference American Planning Friday, June 21, 2002 You are invited to attend the first "Pine to Prairie" Planners Conference at the Big Wood Event Center in Fergus Falls, Minnesota. This one-day event offers planners and other interested community representatives throughout central and northern Minnesota and eastern North Dakota the opportunity to network, share ideas, and learn the "need-to-know" essentials for successful planning. This event is sponsored by the Minnesota Chapter of the American Planning Association and by Dahlgren Shardlow and Uban. DAHLGREN Registration begins at 8:00 a.m. at the Big Wood Event Center in Fergus Falls, SHARDLOW Minnesota - 925 Western Avenue, Fergus Falls, Minnesota. Refreshments, AND UBAN snacks and a box lunch will be provided. wo.,o.•,Eo 8:30- Noon Planning Basics, Phil Carlson, Senior Planner, DSU 8:30- 10:00 a.m. Civil Engineering for Planners (Site Plan Review & Beyond) 10:00- Noon Intergovernmental Coordination & Cooperation (Synergistic Planning) Two Optional Afternoon Outings are Planned: 1:00- 5:00 pm. Economic Development Tour- Reuse of the Regional Treatment Center and/or Prairie Wetland Learning Center (Organized by West Central Initiative) oR 1:00- 5:00 p.m. Golf Outing (Networking Opportunity Organized by MnAPA) Registration Fee (including box lunch) is: $30.00 With an additional cost for either option Outing: Tour- $15.00 Golf Outing - $35.00 Registration Form Organization Name: Address: City Staie Zip Phone FAX 1. Attendee: 2. Attendee 3. Attendee: 4. Attendee No. of Attendees: @ $ 30.00 each = $ No of Tour(s) @ $15.00 each = $ No. of Golfer(s) @ $ 35.00 each = $ Total $ 0 Send your Registration Form by June 14th with payment (checks only) to: Jeff Schaumann, AICP White Earth Reservation Tribal Council P.O. Box 418 White Earth, MN 56591