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05-01-96 Agenda and Packet AG ,NDA FILE CHANHASSEN PLANNING COMMISSION WEDNESDAY,MAY 1, 1996, 7:00 P.M. CHANHASSEN CITY HALL,690 COULTER DRIVE CALL TO ORDER OLD BUSINESS PUBLIC HEARINGS 1. An interim use permit to allow the temporary outdoor display of boats located on propti L; zoned BN,Neighborhood Business District and located at the southwest corner of the intersection of Hwy. 7 and 41, Seven-Forty One Crossing Center, PBK Investments, Inc. 2. Preliminary plat of Lot 5,Block 1,Maplewood into two single family lots on property zoned RSF,and located at 3531 Maplewood Circle, Arundel Addition. NEW BUSINESS APPROVAL OF MINUTES CITY COUNCIL UPDATE ONGOING ITEMS OPEN DISCUSSION 3. Discussion of New Urbanism. ADJOURNMENT NOTE: Planning Commission meetings are scheduled to end by 10:30 p.m.as outlined in official by-laws. We will make every attempt to complete the hearing for each item on the agenda. If,however,this does not appear to be possible,the Chair person will notify those present and offer rescheduling options. Items thus pulled from consideration will be listed first on the agenda at the next Commission meeting. 1 C I TY 0 F PC DATE: 42 7/,96 \ C U A N U A C CEN CC DATE: - 5/6/96 CASE#: 96-1 IUP . By: Rask:v STAFF REPORT PROPOSAL: Interim use permit request for the temporaryoutdoor display of boats for sale at the 111/1 7/41 Crossings Center al Z LOCATION: Seven-Forty One Crossings Center - Located in the southwest quadrant of the intersection of Highways 7 and 41 12. APPLICANT: Sportskraft International Inc. 7&41 Crossings Center Limited Partnership Q. Westin Sports 5500 Wayzata Blvd. Q 2401 Highway 7 Suite 150 Excelsior, MN 55331 Minneapolis, MN 55416 • PRESENT ZONING: BN,Neighborhood Business District ACREAGE: Approximately 5 acres DENSITY: N/A ADJACENT ZONING AND LAND USE: N-City of Shorewood,Commercial S- RSF,Residential Single Family E-RSF, Residential Single Family 1=4. W-RSF,Residential Single Family Q ' WATER AND SEWER: Available to the site PHYSICAL CHARACTER.: The 7/41 Crossings Center is a 26,060 square foot neighborhood retail center. Access is provided from Highway 41 and a Highway 7. U) 2000 LAND USE PLAN: Commercial e M/NNEWASHTA I� mCc o o e DH£GNTS PARK o Q8 ° o g Ven : $ g_ O °. o g 8 o 0 - H ^ NNN m f 60 70 ,C �� ( I III i tcwiuCa» tWO.'lliFtill :T _ . t .r� it A Z,ff seep sp,,,,,.. Ircwipe.. ?„, .> -TA!:--igni Rillrueuer i-wi tirgi_mr.. =1 Irmill rAtit...,--F. ....127,.:--.7,17.1711.1 p., _, _ . ....0,„, :,: 44*\------------- .,_\ .,..,,,S-1:14 vs.TCC._ ✓ I lliiii _ - I�Ito SII'.1.-. )Apl H£HMAN F/ELD i . V�jEEL� ZRi§111111111,;. SFr Iter-ai.=.-i...."Po .t. Is PAR PARK 1�q�g�J� m. _ ium C-72-, j .��,. • V Wim.- ',,,.4., flE __. �.SIIY,Z�„ _ /44 • I'11i. ALAKE 1 r t GR.., �4�' LAKE 1 / /N/1�WA57fTA� . h NEWASHTA \` 1 1111,,i Pt_. REG/ONAL t Ili 4. 4PARK f► -- ---- _ c• E ¢------ ( (A t,• �_ RERRisoN 4- LAKE LUCY B ; ___ .4 .(7„..jvir _._ ___ �� /~ - REENN �\ ! v ME. ( $¢ LAKE ANN J GRE ., r i /(� �`.f , ,� - QUI 7l\ ti t ..SL. ale I J �` 1� _ I, , a _ f ___. •T/SN/•''---- ISM '' —1.`p,1_ `s LAKE , — I = .ANN FA 7A, 10 111111111444.141 4111r -\------\\-----' 1111 \---NTCFwar _s_ I _ `1_ I ilhri I 21,0• •' BOULEVAR• pow, • Nis.... ......„.„10600 lAk 6w ., it0,P.- I \VW* -,-, Wideitill _,Yt 0>k,--"*/- iiiirii I. IS 0 ft 42 ND STRUT v/ ~ . •,.., Fio ? . .. 1 -p:iT).,,J.._7;11A,c,.. ,,,4 e , . t ,iv..,. 4ei ' P.A.. Ao► V Eg ,• ! o 2;� ISII..\�Vy.0•" ICR i81 PARK ¢ II1r N m LYMAN BLVD a A./ &A C' - 8700— ® =t• C . ; Fi I 1 -ARK - 'Iwfi2N • I � � In „ o n o m ..t,„ i t / 1 Westin Sports Interim Use Permit April 17, 1996 Page 2 PROPOSAL/SUMMARY Sportskraft International, Inc. (Westin Sports and Marine), the applicant, and 7/41 Crossings Center, the owners, are requesting an interim use permit to allow for the outdoor display of boats. The applicants have identified three areas along the east property line in which boats would be displayed. A total number of boats to be on display was not provided. However, upon review of the site plan, it appears that approximately 10-14 boats could be displayed in the designated areas. As proposed,the boats would be located in existing parking stalls. BACKGROUND Development and Rezoning History In 1968, the Generalized Guide Plan for Chanhassen designated this property as Service Commercial. In 1972, the new zoning ordinance designated this area as R-1, Single Family Residential. In 1982, when the Comprehensive Plan was adopted, the area was designated as residential low density. In 1983, an application was submitted for a land use plan amendment from residential low density to commercial. This request was denied. In 1986, a different application was submitted to rezone the eastern half of the parcel to the then retail district which was known as the C-2 District. The City Council at their June 2, 1986, meeting denied this rezoning request. In 1986,the City changed the zoning ordinance to create a neighborhood business district. On July 25, 1988, the City Council approved the final plat to subdivide 7.63 acres into three commercial lots, rezoning from OI, Office Institutional to BN, Business Neighborhood, and site plan for a 26,000 square foot shopping center for HSZ Development. A total of 212 parking stalls were provided along with the retail center. City Code requires that retail establishments provide one space for each two hundred square feet of gross floor area. A total of 130 stalls would be required based on this standard. The center currently has 82 more stalls than what is required by City Code. Extra parking was provided for the future construction of a second building on this lot. The building was proposed in the location that is currently utilized by the day care as an outdoor play area. Westin Sports and Marine moved into the 7/41 Center in 1992. Staff questioned the use at the time the business moved into the center, but determined that a marine supply/sporting goods store could be considered a "neighborhood oriented retail shop" due to its close proximity to the lakes in northern Chanhassen and Lake Minnetonka. Staff discussed this issue with the applicant at the time of sign permit approval. Based on a discussion with the applicant, and the name of the business (Westin Sports and Marine), staff was under the impression that the store would sell sporting goods and boating accessory items, and not boats. Because business licenses are not Westin Sports Interim Use Permit April 17, 1996 Page 3 required in Chanhassen, we do not receive information on the type of products offered for sale on the premises. Background on BN District The intent of the Business Neighborhood District is stated in the ordinance as, "to provide for limited low intensity neighborhood retail and service establishments to meet daily needs of residents." There are two areas currently zoned BN. The first is the property south of Highway 5 and north of Lake Drive consisting of the American Legion, Total Gas Station and adjoining shopping center, and the day care. The second area is the 7/41 Crossings Center, Super America, and the vacant lot adjacent to Super America. The "neighborhood" area that the 7/41 Center serves is northern Chanhassen; recognizing that the center provides an opportunity for passing motorists to take advantage of the retail services that it provides. The BN District permits by right uses which are neighborhood oriented: convenience stores, neighborhood oriented retail shops, self-service laundries, day care centers, personal service establishments, health services, etc. By conditional use permit, the BN District allows convenience stores with gas pumps, drive-in banks including automated kiosks, standard restaurants, and bed and breakfast establishments. In 1990, interim uses consisting of Churches and Temporary outdoor display of merchandise for sale were added to the BN district. ANALYSIS Staff recommends denial of the interim use permit because outdoor display of boats is inconsistent with the intent and other permitted uses of the BN zoning district. The City created the BN zoning district to accommodate"neighborhood"oriented retail and service establishments to meet the daily needs of nearby residents. The current operation consisting predominantly of boat sales is not a permitted,conditional, or interim use in this district. At the time the business located in the center, it was believed that the business would be selling sporting goods and boating accessory items, not boats. Expanding the business by allowing the outdoor display of boats would further violate the zoning ordinance. Temporary outdoor display of merchandise for sale was not intended to be used for year around display of vehicles or boats. The purpose and intent of allowing interim uses is: (1) To allow a use for a brief period of time until a permanent location is obtained or while the permanent location is under construction, and (2) To allow a use that is presently acceptable but that with anticipated development will not be acceptable in the future. Staff is of the opinion that the application does not meet either of these requirements. The use would be a permanent use at an existing center, and is inconsistent with current uses in the BN zoning district. Westin Sports Interim Use Permit April 17, 1996 Page 4 Should the Commission consider approving the interim use permit, staff would recommend that the application be tabled to allow staff time to develop conditions and standards for operation. FINDINGS Section 20-383 provides general issuance standards which apply to all interim uses. The standards are as follows: "The Planning Commission shall recommend approval of an interim use permit and the Council shall issue interim use permits only if it finds that such use at the proposed location: 1. Meets the standards of a conditional use permit set forth in section 20-232 of the City Code. Finding: See the standards listed below. 2. Conforms to the zoning regulations. Finding: Boat sales are not a permitted use in the BN zoning district. 3. The use is allowed as an interim use in the zoning district. Finding: Temporary outdoor display of merchandise for sale is allowed as an interim use in the zoning district. 4. The date of event that will terminate the use can be identified with certainty. Finding: A date for termination could be established with certainty. 5. The use will not impose additional costs on the public if it is necessary for the public to take the property in the future; and Finding: The use will not impose additional costs on the public. 6. The user agrees to any conditions that the City Council deems appropriate for permission of the use. Finding: Conditions could be added in attempt to mitigate any negative impacts. When approving an interim use permit, standards applicable to conditional use permits must also be considered. The general issuance standards of Section 20-232, include the following 12 items: Westin Sports Interim Use Permit April 17, 1996 Page 5 1. Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. Finding: Outdoor display of boat sales should not endanger the public health, safety, and general welfare of the City, but may change the nature of the Center and neighborhood by permitting a use that is inconsistent with the district and the intent of providing neighborhood services. Parking of boats in designated parking stalls may impede traffic circulation. 2. Will be consistent with the objectives of the city's comprehensive plan and this chapter. Finding: The City's comprehensive plan has this property guided Commercial which is consistent with a marine supply store and boat sales. However,boat sales are inconsistent with the zoning district in which it is proposed. 3. Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. Finding: The intended character of the Center and general vicinity is that of a neighborhood oriented retail center. Allowing outdoor display of boats would be incompatible in appearance with the existing area. 4_ Will not be hazardous or disturbing to existing or planned neighboring uses. Finding: Outdoor display of boats would not be disturbing to existing neighboring uses because of noise or odors,but would change the aesthetic appearance of the site. 5. Will be served adequately by essential public facilities and services, including streets,police and fire protection, drainage structures, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of the proposed use. Finding: The proposed use would be served by adequate public facilities and services. 6. Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. Finding: The proposed use will not create excessive requirements for public facilities, nor will it be detrimental to the economic welfare of the community. Westin Sports Interim Use Permit April 17, 1996 Page 6 7. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare because of excessive production of traffic, noise, smoke,fumes,glare,odors, rodents,or trash. Finding: Outdoor boat sales would not involve activities, processes, materials, or equipment that would be detrimental to any persons or property. 8. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. Finding: Adequate access and parking is provided. 9. Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major significance. Finding: The proposed use will not result in the destruction, loss or damage of solar access,natural, scenic or historic features of major significance. 10. Will be aesthetically compatible with the area. Finding: The outdoor display of boats would be aesthetically incompatible with the area as surrounding land uses consist of neighborhood oriented retail and residential. 11. Will not depreciate surrounding property values. Finding: The proposed use should not depreciate surrounding property values as adequate buffering and screening occurs between neighboring properties and the center. 12. Will meet standards prescribed for certain uses as provided in this article. Finding: Section 20-291 provides operational standards for truck, automobile and boat sales. These standards are as follows: 1. No vehicles which are unlicensed and inoperative shall be stored on the premises. 2. All repair, assembly, disassembly or maintenance of vehicles shall occur within a closed building except minor maintenance, including, but not limited to, tire inflation,and wiper replacement. 3. No outside storage or display is allowed, except vehicles for sale or rent. Westin Sports Interim Use Permit April 17, 1996 Page 7 4. No public address system shall be audible from any residential property. 5. No test driving of vehicles on local residential streets is allowed. 6. A landscaped buffer on hundred(100)feet from any residential zoning district 7. All vehicle dealers shall be licensed by the state. RECOMMENDATION Staff recommends that the Commission adopt the following motion: "The Planning Commission recommends denial of the interim use permit based on the findings presented in the staff. More specifically,the Commission finds the following: 1. Outdoor display of boats for sale is not a permitted use in the BN district. 2. A boat dealership is inconsistent with the intent of the BN zoning district. 3. Boat sales are not an appropriate interim use at this location based on the purpose and intent of interim uses as stated in the zoning ordinance. 4. Outdoor display of boats for sale is inconsistent with other uses in the BN zoning district. 5. The proposed use is aesthetically incompatible with adjoining land uses consisting of the neighborhood oriented retail center and residential developments. ATTACHMENTS 1. Letter from 7&41 Crossings Center Limited Partnership 2. Application dated March 29, 1996 3. Site Plan showing proposed location of boats 4. Interior layout of store as approved in September of 1992 5. Public hearing notice and property owners list gAplan\jrtwestin.int To: City of Chanhassen Re: Conditional Use Permit- Westin Sports 7&41 Crossings Center, Chanhassen As owners and property managers for the 7 &41 Crossings Center, we are in support of the application for outdoor recreational vehicle display. Our tenant, Westin Sports, currently occupies 3,930 square feet of the Center and is located at the far east end. The tenant feels, and we agree, that in order to remain in business it is important for their product to be visible to create and maintain customer awareness. The center sits down low in relation to Highway 41 and is not highly visible. The parking area at this Center is more than adequate and we feel the areas suggested on the site map would not affect the other tenants or their customers. In addition we do not believe that this outdoor display would in any way take away from the appearance of the Center or affect the residential neighbors. We have submitted photos of the Center, and the proposed areas in the parking lot for your review and consideration. Although we have suggested areas for consideration,these are not of the utmost importance. We feel that if a specific area could be designated and the amount of display be determined, we would work with the tenant in abiding to the recommendations of your committee. Thank you. 7& 41 Crossings Center Limited Partnership CITY OF CHANHASSEN 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 DEVELOPMENT REVIEW APPLICATION APPLICANT:S eCtSkiQf f OL uc . OWNER:1 q k\ Cg \.—Q.0 ate - k`-iVic;-,1v,5 Me< �O\ t'�� �,,;•'w) 1 ADDRESS: 553V RoCkAV-C \ TELEPHONE (Day time) L0(1)`` TELEPHONE: 'R'- loC Comprehensive Plan Amendment Temporary Sales Permit X Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Notification Sign Site Plan Review* X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNAC/VAR,WAP/Metes and Bounds, $400 Minor SUB) Subdivision* TOTAL FEE $ A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. 'Twenty-six full size folded copies of the plans must be submitted, including an 81/2"X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application • PROJECT NAME • LOCATION C Rif � \--1\1 LAN c. % •LEGAL DESCRIPTION 1_o� `oc� \ Q C TOTAL ACREAGE WETLANDS PRESENT p 1 YES NO PRESENT ZONING .6\`,1y�b {T i1, J REQUESTED ZONING �z%A\\-\ =(\`z-\ �e Re('M`- rI PRESENT LAND USE DESIGNATION ` e ` k \ _ (').(\& - 0,c (' • REQUESTED LAND USE DESIGNATION �e��r��. -c- REASONFORTHISREQUEST \ \ �e��` C� �c��u_;,tk\•_ .kt CzC"4\(,A - \ Y'-K.1 ,Qj.S c(\ C:)Q:k ()c \r);:.,(K-k &441,,,\ eLy,,Q, \.; This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. 1 will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. W( 31Z���e Signature Applicant JG / Date 3[2-Cd eCo Signature of Fee Owner Date Application Received on 76. Fee Pa y6 0 Receipt No.,_5--1,9*5-13 The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted,a copy of the report will be mailed to the applicant's address. STATE HIGHWAY,....� , NO. Inh :h 2 {� 1- I O WI 1 1 W ��tb.�L'.� Z.11.44 1 h jr I h 1 n I I ~ h V t� h 1 2 w 1 NI G ..cP C A°� 9C� ›e'51),, f 9-4,4 I ..` Sd9•4Y38 t • / • ,� 1 _' 25E21 • ...•t,,-- San;73E7 w LJ) _ 202.39 • �/,�`• j _— l V -[or. ' er --- - -- t_ Pa.".---1 se Z • V'''. , • I • o I W 11 MI WI 1 • i. 4 • ' k1/4..........:)ii\, _ I • , �� ^t�1r � r I. , O Aif n t i •I f o Z. • -.. e. I illie• '... itir 1 kW . • L ,t4, 4... 1§P. ,t b • 1 ilP I v / ♦, i 1 .In • 1 \\31 I 1 1 ! ' & .. ........ 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T I ( Is:ct� (ivi(E. p1t, �++ a t,,rt4, r •I `rt i Ittfr• t(t I•kr (• f,e.( r'•l.IL1 C. t 1 tri. 1 t I r•( r t. ,s1 f n J_m- ` J ' 1 r tt ,,,-k I l l C NOTICE OF PUBLIC HEARING PLANNING COMMISSION City of Shorewood MEETING ,, .1,104__ : a - -. z r Wednesday, APRIL 17, 1996 145.101111 at 7:00 p.m. :11 F City Hall Council Chambers ��, �r. 1. •,.. 690 Coulter Drive j" � i ` / ate irgN Hermann Project: Interim Use Permit 71eld park '� /'k Hill ZOCek14.0 '77 Developer: PDK Investments, Inc. i p Location: Hwy. 7 and 41 - 7/41 Crossing Center Notice: You are invited to attend a public hearing about a development proposed in your area. The applicant, PDK Investments, Inc., is requesting an interim use permit to allow the temporary outdoor display of boats located on property zoned BN,Neighborhood Business District and located at the southwest corner of the intersection of Hwy. 7 and 41, Seven-Forty One Crossing Center. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting,the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an over view of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The Commission will then make a recommendation to the City Council. Questions or Comments:If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact John at 937-1900, ext. 117. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on April 4, 1996. even Forty One Partnership Sheldon Rubenstein LTD Rick G. Bateson /o R. Soskin Suite 620 6440 Oriole Ave. 591 Bristol Lane 5500 Wayzata Blvd. Excelsior, MN 55331 4innetonka, MN 55343-4307 Minneapolis, MN 55416 ames&Jody Majeres Agnes Anderson Dale J. & Kelly L. Hance 450 Oriole Ave. 6470 Oriole Ave. 6480 Oriole Ave. :xcelsior,MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Villiam&Delores Ziegler Joseph& Marcia Massee George& Beulah Baer 441 Oriole Ave. 6381 Hazeltine Blvd. 6300 Chaska Road ;xcelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 .lsbeth D. Reutiman Mike& Diana Dudycha Richard& Paulette Oftdahl 915 Galpin Lake Road 6451 Oriole Ave. 6461 Oriole Lane .xcelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 _ichard&K. Schmidt William Swearengen Gary& Janet Reed 136 Willow Lane P. O. Box 756 2461 64th Street W. 4innetonka, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 iary& Pennie Reed Mark& Danielle Steele Shawn& Joanne Killian 471 64th Street W. 2451 64th Street W. 2449 64th Street W. xcelsior,MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 homas& Rebecca Dorr Howard& Michelle Nelson Fred Britzius& Susan Stewart 447 64th Street W. 2445 64th Street W. 2444 64th Street W. xcelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 regory&Michelle Curtis ROR, Inc. Mark& Lorena Flannery 446 64th Street W. 2461 64th Street W. 2350 Melody Hill Road xcelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 enjamin& H. Gowen D. C. Wakefield et al, Trustees Elsbeth Reutiman 440 Hazeltine Blvd. Scott J. Wakefield Richard Carlson xcelsior, MN 55331 24000 State Hwy. No. 7 6140 Lake Linden Dr. Shorewood, MN 55331 Shorewood, MN 55331 City of Shorewood 23780 Partnership Ryan Construction 5755 Country Club Rd. 23780 State Hwy. 7 23680 Hwy. 7 Shorewood, MN 55331-8927 Shorewood, MN 55331 Shorewood, MN 55331 i._ Gretta J. Reese et al Everett J. Driskill Frank Janake Frank Reese 6105 Lake Linden Drive 2661 Orchard Lane 6200 Chaska Road Shorewood, MN 55331 Excelsior, MN 55331 Shorewood,MN 55331 Westin Sports& Marine Career Cleaners Happy Garden Restaurant 2401 Hwy. 7 2425 Hwy. 7 2443 Hwy. 7 Excelsior,MN 55331 Excelsior, MN 55331 Excelsior,MN 55331 Grooming Tammarie Villager Flower Shop Fontainebleau Salon 2449 Hwy. 7 2455 Hwy. 7 2461 Hwy. 7 Excelsior,MN 55331 Excelsior,MN 55331 Excelsior, MN 55331 Video Update Subway Sandwiches Fathertime Childcare 2473 Hwy. 7 2485 Hwy. 7 2497 Hwy. 7 Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Wirtz Insurance Agency 2511 Hwy. 7 Excelsior, MN 55331 NOTICE OF PUBLIC HEARING PLANNING COMMISSION MEETING City of Shorewood Wednesday, MAY 1, 1996 ' '. r 4,:. at 7:00 p.m. �� ' � .� �� City Hall Council Chambers � ' J614- 690 Coulter Drive �r Project: Interim Use Permit ' Field Park / H;,, . l Developer: Westin Sports LOcog o h. /- t PBK Investments, Inc. Location: Hwy. 7 and 41 - 7/41 Crossing Center Notice: You are invited to attend a public hearing about a development proposed in your area. The applicant, Westin Sports/PBK Investments, Inc., is requesting an interim use permit to allow the temporary outdoor display of boats located on property zoned BN, Neighborhood Business District and located at the southwest corner of the intersection of Hwy. 7 and 41, Seven- Forty One Crossing Center. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting,the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an over view of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The Commission will then make a recommendation to the City Council. Questions or Comments:If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact John at 937-1900, ext. 117. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager on April 25, 1996. Seven Forty One Partnership Sheldon Rubenstein LTD Rick G. Bateson c/o R. Soskin Suite 620 6440 Oriole Ave. 5591 Bristol Lane 5500 Wayzata Blvd. Excelsior, MN 55331 Minnetonka, MN 55343-4307 Minneapolis, MN 55416 James& Jody Majeres Agnes Anderson Dale J. & Kelly L. Hance 6450 Oriole Ave. 6470 Oriole Ave. 6480 Oriole Ave. Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 William& Delores Ziegler Joseph& Marcia Massee George& Beulah Baer 6441 Oriole Ave. 6381 Hazeltine Blvd. 6300 Chaska Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Elsbeth D. Reutiman Mike& Diana Dudycha Richard & Paulette Oftdahl 5915 Galpin Lake Road 6451 Oriole Ave. 6461 Oriole Lane Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Richard& K. Schmidt William Swearengen Gary & Janet Reed 5136 Willow Lane P. O. Box 756 2461 64th Street W. Minnetonka, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Gary& Pennie Reed Mark& Danielle Steele Shawn & Joanne Killian 2471 64th Street W. 2451 64th Street W. 2449 64th Street W. Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Thomas& Rebecca Doff Howard& Michelle Nelson Fred Britzius & Susan Stewart 2447 64th Street W. 2445 64th Street W. 2444 64th Street W. Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Gregory&Michelle Curtis ROR, Inc. Mark& Lorena Flannery 2446 64th Street W. 2461 64th Street W. 2350 Melody Hill Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Benjamin&H. Gowen D. C. Wakefield et al, Trustees Elsbeth Reutiman 6440 Hazeltine Blvd. Scott J. Wakefield Richard Carlson Excelsior, MN 55331 24000 State Hwy.No. 7 6140 Lake Linden Dr. Shorewood, MN 55331 Shorewood, MN 55331 City of Shorewood 23780 Partnership American Nat'l Bank& Trust/ 5755 Country Club Rd. 23780 State Hwy. 7 23680 Hwy. 7 Shorewood, MN 55331-8927 Shorewood, MN 55331 Shorewood, MN 55331 Gretta J. Reese et al Pass By Liquors Frank Janake Frank Reese 2413 Hwy. 7 2661 Orchard Lane 6200 Chaska Road Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Westin Sports& Marine Career Cleaners Happy Garden Restaurant 2401 Hwy. 7 2425 Hwy. 7 2443 Hwy. 7 Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Fontainebleau Salon 2461 Hwy. 7 Excelsior, MN 55331 Video Update Subway Sandwiches Fathertime Childcare 2473 Hwy. 7 2485 Hwy. 7 2497 Hwy. 7 Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Wirtz Insurance Agency 2511 Hwy. 7 Excelsior, MN 55331 C I TY O F PC DATE: 5/1/96 `,\� C U A 1 11 A CC DATE: 5/20/96 . CASE#: 96-7 SUB • By: Al-Jaff STAFF REPORT PROPOSAL: Preliminary Plat to Subdivide 1.3 Acres into 2 single family lots on property zoned RSF,Residential Single Family,Arundel Addition. I Z LOCATION: 3531 Maplewood Circle. Lot 5,Block 1,Maplewood. Q V APPLICANT: Steve Arundel Steve Arundel& Sven Arne Wasberg 3130 Groveland School Road 3130 Groveland School Road a Minnetonka, MN 55391 Minnetonka,MN 55391 Q PRESENT ZONING: RSF,Residential Single Family District ACREAGE: 1.3 acres DENSITY: 1.5 Units per Acre-Gross ADJACENT ZONING AND LAND USE: N-RSF,Residential Single Family District S -RSF,Residential Single Family District E-RSF,Residential Single Family District W-RSF,Residential Single Family District a WATER AND SEWER: Available to the site. PHYSICAL CHARACTER: The majority of the site is flat. Mature trees are scattered on the site. w A single family home occupies the northeast corner of the site. F-- 2000 LAND USE PLAN: Residential-Low Density A . 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MEW 'WM/ . ., b6..„-millre. ,i, 1 a .,, . i'- ,-. . • ., . • •,..., • . ' , r ,, Park . 3Park- . .6 • ' c • .in, I. ings Roa• ;', • 4-":"- "-" " -. L".- t- -....-. • • 13 • c Lake a 1 , 0 1:13 la: LIPA:IIIIP VIII, • i: -•- • 5 . ,.. • 4-: ..... k I kV 'MN =:•44.'" \ , :. ::. :,- • 0 . 0 St J4e ).. >, .. 5, irr „.. • -. it .., / :, • '....) u A=m7 Mr.,- sAMPIIIIIiimis - ,,. AV , ..... " . ,,.''.. tali' olifiii•;,.iirp:27. " ..) 11111111111111111 .-.a . - . so Alfieri ,,„...- ) 14:1VD: '', , .,..._ ....---7. / 4.,,„/ .--------1------4,______________ . --z•,•-, irl wraill . .., rive — ei mirth• v ir444: d OM ,...„ ..., -?4--_? Ci v ....Tp_ti,,, • 7.1 -,„•iti • oe -----,:-...c Arundel Addition May 1, 1996 Page 2 PROPOSAL/SUMMARY The applicant is proposing to subdivide 1.3 acres into 2 single family lots. The property is zoned RSF, Residential Single Family. • Lot 1 contains a single family home and is proposed to have an area of 30,025 square feet. Lot 2 is reserved for future development and is proposed to have an area of 27,475 square feet. The resulting gross density of this subdivision is 1.5 units per acre. Both proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. An existing shed located on Lot 2 is proposed to be removed. The structure must be removed prior to recording of the plat. The site is located southwest of Maplewood Circle and is proposed to gain access from the cul-de-sac. Lot 2 will have a cross access easement over Lot 1, to gain access to the public right-of-way. The site has mature trees scattered on the site. Some of these trees will be removed due to the construction of the new single family home and the driveway. A 30 inch silver maple is located southeast of the proposed house. Staff is recommending the new home be moved further to the west to minimize impact on the silver maple. The majority of the remaining trees will be saved. Park and trail fees will be required in lieu of land in accordance with City Ordinances. In summary, staff believes that the proposed subdivision is well designed. We are recommending that it be approved with conditions outlined in the staff report. BACKGROUND Maplewood Subdivision was approved in 1964. It consisted of 8 lots. The applicant is proposing to divide Lot 5 into two parcels. This is one of the largest parcels in the subdivision. PRELIMINARY PLAT The applicant is proposing to subdivide a 1.3 acre site into 2 single family lots. The density of the proposed subdivision is 1.5 units per acre. Both lots exceed the minimum 15,000 square feet of area with Lot 1, which contains a single family home, having an area of 30,025 square feet. Lot 2 is reserved for future development and is proposed to have an area of 27,475 square feet. The property is zoned RSF, Residential Single Family. Both proposed lots meet the minimum area, width, and depth requirements of the Zoning Ordinance. An existing shed located on Lot 2 is proposed to be removed. The structure must be removed prior to recording of the plat. The site is located southwest of Maplewood Circle and is proposed to gain access from the cul-de- Arundel Addition May 1, 1996 Page 3 sac. Lot 2 will have a cross access easement over Lot 1, to gain access to the public right-of- way. Staff notes that the proposal is consistent with the Comprehensive Plan and the Zoning Ordinance. GRADING AND DRAINAGE The parcel slopes from a northeasterly to southwesterly direction. This lot is a low point of the neighborhood and conveys most of the neighborhood drainage from the northeast. A 10 inch storm sewer culvert conveys storm water runoff from Maplewood Circle along the east lot line towards the rear of the lot where it discharges into a drainage swale down to Lake Minnewashta. The City's Surface Water Management Plan(SWMP)proposes a water quality pond down by the lake to pretreat storm water runoff before discharging into Lake Minnewashta. This subdivision creates an opportunity to acquire additional easements just upstream of the lake to provide the water quality pond. A very small sediment basin currently exists just south of this proposed subdivision. The small sediment basin could be expanded to overlap into this development to provide for the necessary storm water quality pond. Construction of this pond is not necessary with this development. Staff believes it would be prudent to work with the applicant to acquire additional drainage easements over the southerly portion of the lot which will not impair construction on the lot. The applicant will receive credits against their SWMP fees for the additional land dedication. Based on 0.63 acres of new development (the existing lot is exempt), the applicant will be responsible for storm water quality and quantity connection fee of$1,751. The final plat should also dedicate a 20 foot wide drainage and utility easement over the existing drainage culvert as well as along the southerly 20 feet of the lot to maintain the drainage pattern through the parcel. A detailed grading, drainage, tree removal and erosion control plan will be required at the time of building permit application for review and approval by the city. Since the lot elevation is lower than Maplewood Circle, utility extension to the house will require filling a portion of the lot for the driveway and dwelling. An emergency overflow will need to be maintained adjacent to the driveway to maintain drainage from Maplewood Circle should the catch basin become inoperable. UTILITIES Municipal sewer and water service is available from Maplewood Circle. The applicant will need to extend an individual sewer and water line to the property which will result in excavating the street. The elevation of the sanitary sewer in the street is too low to service the new lot via a gravity system. An ejector pump system will be required in order to lift the sewage from the lot to Maplewood Circle. The plumbing codes(Sec. 4715.2430) requires specific design and construction elements which must be adhered to when installing this sanitary sewer from the Arundel Addition May 1, 1996 Page 4 house to the street. The applicant should make all prospective homeowners and builders aware of these specific requirements. The new lot will also be subject to a hook-up fee in the amount of $2,575 for the sewer and water. This fee is payable at time of building permit issuance. The connection fee of$7,000 will be waived assuming the applicant will be responsible for extending the sewer and water line to the property. Staff recommends that the applicant provide the city with a$2,500 escrow in the form of a letter of credit or cash to guarantee street and storm sewer restoration. STREETS A 30 foot wide driveway easement is proposed along the east side of the lot for access to the new parcel. The driveway access will require removal of some of the pines/spruce trees. The addition of one lot will not adversely increase traffic on Maplewood Circle. The driveway may require modifications to the storm sewer and catch basin in Maplewood Circle depending on the driveway's exact location. If a new catch basin casting is needed, the applicant will be responsible for providing and installing the casting. The applicant will also be responsible for any modifications to the curbs and storm drainage system as a result of extending the driveway to the lot. PARK AND TRAILS The Park and Recreation Director recommends full park and trail fees be collected per city ordinance in lieu of land acquisition and/or trail construction. COMPLIANCE WITH ORDINANCE - RSF DISTRICT Lot Lot Lot Home Area Width Depth Setback Ordinance 15,000 90' 125' 30' front/rear/ 10' sides BLOCK 1 Lot 1 30,025 118' 220' 30'/30' 10' Lot 2 27,475 125' 220' 30'/30' 10' TREE PRESERVATION/LANDSCAPING Arundel Addition May 1, 1996 Page 5 The Arundel Addition is a nicely wooded property with approximately an 80%canopy coverage. Since the Addition is in a low density residential area, minimum canopy coverage requirement is 55%of the lot. Tree removal for driveway and house will take out approximately 28%of the canopy, leaving 52%. The c!-velope-is required to replace the 3%difference at a rate of 1.2 times and must plant two trees on the site. There are two large trees on the proposed lot, a 30" silver maple and a 30"ash. Both of these trees are tolerant of root severance and compaction and are therefore excellent candidates for preservation. Staff recommends developer work to move the proposed home in between the large trees. RECOMMENDATION Staff recommends the Planning Commission adopt the following motion: "The Planning Commission recommends approval of the preliminary plat for(Subdivision#96-7) Arundel Addition for 2 single family lots as shown on the plans dated April 3, 1996, prepared by Coffin& Gronberg, Inc., subject to the following conditions: 1. The applicant shall work with the City in developing a landscaping reforestation plan on the site. The landscaping plan shall include trees to be planted. A snow fence shall be placed along the edge of trees showing grading limits prior to grading. 2. The proposed development of 0.63 developable acres shall be responsible for water quality and quantity connection charge of$1,751. These fees are payable to the city prior to the city filing the final plat. Credits may be applied to this fee for dedication of additional drainage easements for ponding needs on Lot 2, Block 1. 3. The applicant shall report to the city engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the city engineer. 4. The applicant will be responsible for all street restoration and storm sewer modifications that result in providing the driveway to Lot 2. The applicant shall escrow with the city, $2,500 in the form of a letter or credit or cash escrow to guarantee street restoration and storm sewer maintenance. The applicant shall dedicate on the final plat, a drainage and utility easement along the easterly 20 feet of Lot 1 and 2 and along the southerly 20 feet of Lot 2. 5. Individual grading, drainage, tree preservation and erosion control plans will be required for each lot at the time of building permit application for the city to review and approve. Arundel Addition May 1, 1996 Page 6 6. Construction of the sewer and water system for Lot 2 shall adhere to plumbing code Section 4715.243. Lot 2 will require an ejector system to serve the house with sanitary sewer. 7. An emergency overflow swale shall be constructed adjacent to the driveway of Lot 2 to maintain drainage from Maplewood Circle. 8. Lot 2 shall be subject to a hook-up fee in accordance with city codes. The connection fee will be waived assuming the applicant extends sewer and water from Maplewood Circle to the property line. 9. Cross access or driveway easement and maintenance agreement shall be prepared and recorded with the final plat to guarantee ingress and egress through Lot 1. 10. The applicant shall work with city staff in negotiating an additional drainage easement on Lot 2 for future storm water pond. 11. Fire Marshal conditions: a. Comply with Chanhassen Fire Department/Fire Prevention Policy No. 29-1992 Premise identification (copy enclosed). 12. Park and Recreation conditions: a. Park and trail fees shall be paid in lieu of land, in accordance with City Code. 13. The existing shed on proposed Lot 2 shall be removed prior to the recording of the plat. A demolition permit will be required. 14. The applicant must plant two trees on new lot to meet ordinance requirements. 13. The applicant must attempt to locate home in between the 30"ash and silver maple. Tree preservation fencing must be installed prior to grading. Fencing must be installed at the grading perimeters." ATTACHMENTS 1. Letter from Charles and Pamela Rienstra. 2. Letter from Bill and Danielle Modell date April 23, 1996. 3. 4715.2430 BUILDING DRAINS BELOW BUILDING SEWER. Arundel Addition May 1, 1996 Page 7 4. Memo from David Hempel, Assistant City Engineer dated April 25, 1996. 5. Memo from Mark Littfin dated April 24, 1996 and Policy No. 29-1992 Premise Identification. 6. Application Form dated March 15, 1996. 7. Notice of Public Hearing. 8. Preliminary plat dated April 3, 1996. r PRELIMINARY PLAT - ARUNDEL ADDITION 1 PROPOSED SUBDIVISION FOR " STEVE ARUNDEL OF LOT 5, BLOCK 1, MAPLEWOOD CARVER COUNTY, MINNESOTA - w.rnan r.v / MA/lE6uta o0 ciICCE inv., .45 I }trs f7t.d _ 4' 17" E 207.59 �• Zd SjQgtT N g4r2 _ '`10, /)/ t0' spruce -+r •. Vett" - 0/ ?6 •`Ips'olds'---o_�+- o .87171 •10 f •10•qbc. V10': ,•/ Ends .oma I L. , a /t$. 2i ill. • + •,o•vims tae r eto d�.yr •! •".! to• t. .14r strum I . irrr ...„.....: 1 , to"i..s. n i, 7,. lto'vim. - � •- '-_r �y ry Q ,• LI •... t--------T 0-'P` •_ ,P.-1. ,- . _ • 0 -_ 'r`I. '• N C O ~•T8i.tnq setback Ines (typY , r Piing i I OI t' -1A M QO 10 14 0 1 . ••�'`.,,` .Ieea.r.7 ',5"" •- She'. -�, o o Ir-• `� "- , Z �r 1' \ 27475+-^,..% it ' .i�. \ I • prow pd' r 1 w >o•a+, 7, t 1 � .ti I \ • �\ t ? M•.6 I - - -- __ lL-�AC Dr casco ad t.titIT),...arventa '+•-, /N 89°25''OQ" E 10.00 \ d� 1 IIS-�F� 1 (-c Wiz!"_ 7rt,.v,i •••�fr..�-_ \ / vi wiry MAP ���t c.. .i y i�v t r h,6m1 .I w.nfwt 1 - 1 • ■ o • !q `r 3 j/ %; t r� e �Q ,�� 2 rrt�a : ,,..% Lake ..� N. ya OWNER: d � STEVE ARUNDEL sdl.rr Minnewashta 3130 GROVELAND SCHOOL ROAD _ '-- '— WAYZATA, MN. 55391 t't` ■�h'�- `I:,zn r-P-. .�LEGAL DESCRIPTION OF PREMISES: .�+1 _� is 3;_ rr Lot 5, Block 1, MAPLEWOOD "'i + Li 1::' --. n�`i �'� �. - VICTORIAN ' - - 0 Cy r 1 . , I hereby certify that this survey t:as prepared by me or under my direct super- DAM C 6•J-P6 0visi�}• COFH\ & GRO\BERG, INC on,and that 1 am a auk registered Civil Engineer and Land Surveyor under (v'$ I,;..,,.t.::•.•,•..., the laves of the State of Minnesota. xnl r /._50" G`tams..•'.sane•Lot tak-%.,.. .42.4714141 1011 NO.96,074 . Mark S.Cronb erg Minnesota License Number 12755 . 94--7t Cur_ 21# TO WHOM IT MAY CONCERN: We, Charles and Pamela Rienstra, are homeowners of 3511 Maplewood Circle. We have lived here twenty years. When we purchased our lot the city had approved the Maplewood Sub-division to consists of eight lots. We have concerns about the change in drainage by building another home at 3531 Maplewood Circle(Arundel Addition). There is a substantial amount of runoff from Greenbriar Avenue which funnels through the Maplewood Addition. All lots on Maplewood Circle presently drain to a culvert which runs to the back of 3531 Maplewood Circle where the proposed addition is to be located. We feel that building another home at this location may cause drainage problems. We are also concerned about the increase in traffic and snow removal with an addition of another driveway to the cul-de-sac. We hope that these issues will be taken into consideration before a final decision is made to grant this addition. Thank you for your time. Sincerely, Charles and Pamela Rienstra TO: City of Chanhassen Planning Commission FROM: Bill & Danielle Modell 3521 Maplewood Circle Excelsior, MN 55331 DATE: April 23, 1996 RE: Concerns regarding proposed subdivision at 3531 Maplewood Circle (Public Hearing to be held May 1, 1996) 1A. Interruption of natural flow and drainage of storm water runoff that runs from the street and also neighboring yards through the proposed development site. 1 B. Possible pooling of storm water runoff in our backyard if the natural flow is interrupted. 1 C. Possible wet basement if water is not allowed to flow naturally around our house as it does now. 2A. Placement of driveway leading to proposed building site being located on or near the property line considering that our house is only approximately 30 feet off the property line. 2B Where would the snow from the driveway end up when removed? Over the property line? Out in the dead end street where it already can be a problem when there is a substantial snowfall? 2C. Noise from vehicle traffic using proposed driveway which would be located approximately only 30 feet from our bedroom windows. 3. Increased traffic flow on Maplewood Circle that is an already heavily traveled dead end street. 4. Lack of privacy in our backyard due to front of proposed house overlooking our backyard. 5. Concern that all the items above would ultimately lead to decreased property values both monetary and aesthetically. We are adamantly opposed to this development proposal and we ask that you take the above concerns into serious consideration when making recommendations to the City Council. Thank you for your consideration. ► , • •• • r : ,,.„„.....• 'f` _ :Sfo ++��-.Rt...�; t:.Ctj;b;•. ^•-�� • 4e�..,r:!.�.v'4,it.-."- ->i•• >•' f(o,!"? +�{r-4 �.3 ?.�,:" � j•Z :a:'r�-:W `L • ..• ::.,.... •,..,.....„,„4::„....,....,...;,.: _ d �.7�' r�.s�t:�Y s b: ti:._ : aY+•1 � . w • • •0 ,.---- ief''' • \ , . + - $:.-;.. -. j i V C.).y `-• v Li. c`N. o v 4 • • il /_I l � ill'- ":(0.- • t I I L? t •-, -S • (OA.. • c, _G.....u>,-=.,L,....--k.-.{1,4 r o •� 'o °.1y Fz%�S s°Cr) of•I "ems -� c P / . •1 • 8 B• oO9 co // 1 /- °If \...,...........„3...1 IIR ` \ , I. I 0 I otill • * - .kl 1 > 1 NIts. D �- ti e o Pike tr N N 1 I IV / I \ , So1� sea_ • LI ,.2.,/ oZ *//7.:75 /6 :'Ot _ — - - - - - tin T___ -GZSt -- - a Subp. 2. Heel or side-inlet bends. A heel or side-inlet quarter bend shall not be used as a vent when the inlet is placed in a horizontal position or any similar arrangement of pipe or fittings producing a similar effect. Subp. 3. Obstruction to flow. No fitting, connection, device, or method of installation which obstructs or retards the flow of water, wastes, sewage, or air in the drainage or venting system in an amount greater than the normal frictional resistance to flow shall be used unless it is indicated as acceptable to this code by having a desirable and acceptable function and as of ultimate benefit to the proper and continuing functioning of the plumbing system. The enlargement of a three-inch closet bend or stub to four inches shall not be considered an obstruction, provided the horizontal flow line or insert is continuous without forming a ledge. Subp. 4. Dead ends. In the installation of a drainage system, dead ends shall be avoided except where necessary to extend piping for a cleanout so as to be accessible. STAT AUTH: MS s 326.37 to 326.45 loa 4715.2430 BUILDING DRAINS BELOW BUILDING SEWER. Building drains which cannot be discharged tc the sewer by gravity flow shall discharge into an approved watertight, gas-tight vented sump or receiving tank, so located as to receive the sewage or wastes by gravity. From such sump or receiving tank the sewage or other liquid wastes shall be lifted and discharged into the building gravity drain by approved automatic pumping equipment. The system or drainage piping entering such sump shall be installed and vented as required in this section for a gravity system. STAT AUTH: MS s 326.37 to 326.45 HIST: 9 SR 1557 4715.2440 DESIGN OF SUMPS. Subpart 1. Construction. Sumps and receiving tanks shall be constructed of poured concrete, metal, or other approved materials. If constructed of poured concrete, the walls and bottom shall be adequately reinforced and designed to acceptable standards. Metal sumps or tanks shall be of such thickness as to serve their intended purpose and shall be treated internally and externally to resist corrosion. Subp. 2. Discharge line. The discharge line from such pumping equipment shall be provided with an accessible backwater valve and gate valve, and if the gravity drainage line to which such discharge line connects is horizontal, the method of connection shall be from the top through a wye branch fitting. The minimum size of any pump or discharge pipe from a sump having a water closet connected thereto shall not be less than two inches. 97 ,, CITY OF . ,,, 0 CHANHASSEN , ,. ,,,,,f,:. _,.:_ iii.„ ' r -;, 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: David Hempel, Assistant City Engineer (�,'-, DATE: April 25, 1996 SUBJ: Review of Preliminary Plat for Arundel Addition Land Use File No. 96-6 (Lot 5, Block 1, Maplewood) Upon review of the preliminary plat prepared by Coffin and Gronberg, Inc. dated April 3, 1996, I offer the following comments and recommendations GRADING AND DRAINAGE The parcel slopes from a northeasterly to southwesterly direction. This lot is a low point of the neighborhood and conveys most of the neighborhood drainage from the northeast. A 10 inch storm sewer culvert conveys storm water runoff from Maplewood Circle along the east lot line towards the rear of the lot where it discharges into a drainage swale down to Lake Minnewashta. The City's Surface Water Management Plan(SWMP)proposes a water quality pond down by the lake to pretreat storm water runoff before discharging into Lake Minnewashta. This subdivision creates an opportunity to acquire additional easements just upstream of the lake to provide the water quality pond. A very small sediment basin currently exists just south of this proposed subdivision. The small sediment basin could be expanded to overlap into this development to provide for the necessary storm water quality pond. Construction of this pond is not necessary with this development. Staff believes it would be prudent to work with the applicant to acquire additional drainage easements over the southerly portion of the lot which will not impair construction on the lot. The applicant will receive credits against their SWMP fees for the additional land dedication. Based on 0.63 acres of new development(the existing lot is exempt), the applicant will be responsible for storm water quality and quantity connection fee of$1,751. The final plat should also dedicate a 20 foot wide drainage and utility easement over the existing drainage culvert as well as along the southerly 20 feet of the lot to maintain the drainage pattern through the parcel. A detailed grading, drainage, tree removal and erosion control plan will be required at the time of building permit application for review and approval by the city. Since the lot elevation is lower than Maplewood Circle, utility extension to the house will require filling a portion of the lot for the driveway and dwelling. An emergency overflow will need to be Sharmin Al-Jaff, Planner II April 25, 1996 Page 2 maintained adjacent to the driveway to maintain drainage from Maplewood Circle should the catch basin become inoperable. UTILITIES Municipal sewer and water service is available from Maplewood Circle. The applicant will need to extend an individual sewer and water line to the property which will result in excavating the street. The elevation of the sanitary sewer in the street is too low to service the new lot via a gravity system. An ejector pump system will be required in order to lift the sewage from the lot to Maplewood Circle. The plumbing codes (Sec. 4715.2430) requires specific design and construction elements which must be adhered to when installing this sanitary sewer from the house to the street. The applicant should make all prospective homeowners and builders aware of these specific requirements. The new lot will also be subject to a hook-up fee in the amount of $2,575 for the sewer and water. This fee is payable at time of building permit issuance. The connection fee of$7,000 will be waived assuming the applicant will be responsible for extending the sewer and water line to the property. Staff recommends that the applicant provide the city with a $2,500 escrow in the form of a letter of credit or cash to guarantee street and storm sewer restoration. STREETS A 30 foot wide driveway easement is proposed along the east side of the lot for access to the new parcel. The driveway access will require removal of some of the pines/spruce trees. The addition of one lot will not adversely increase traffic on Maplewood Circle. The driveway may require modifications to the storm sewer and catch basin in Maplewood Circle depending on the driveway's exact location. If a new catch basin casting is needed, the applicant will be responsible for providing and installing the casting. The applicant will also be responsible for any modifications to the curbs and storm drainage system as a result of extending the driveway to the lot. RECOMMENDED CONDITIONS OF APPROVAL 1. The proposed development of 0.63 developable acres shall be responsible for water quality and quantity connection charge of$1,751. These fees are payable to the city prior to the city filing the final plat. Credits may be applied to this fee for dedication of additional drainage easements for ponding needs on Lot 2, Block 1. 2. The applicant shall report to the city engineer the location of any drain tiles found during construction and shall relocate or abandon the drain tile as directed by the city engineer. Sharmin Al-Jaff, Planner II April 25, 1996 Page 3 3. The applicant will be responsible for all street restoration and storm sewer modifications that result in providing the driveway to Lot 2. The applicant shall escrow with the city, $2,500 in the form of a letter or credit or cash escrow to guarantee street restoration and storm sewer maintenance. The applicant shall dedicate on the final plat, a drainage and utility easement along the easterly 20 feet of Lot 1 and 2 and along the southerly 20 feet of Lot 2. 4. Individual grading, drainage, tree preservation and erosion control plans will be required for each lot at the time of building permit application for the city to review and approve. 5. Construction of the sewer and water system for Lot 2 shall adhere to plumbing code Section 4715.243. Lot 2 will require an ejector system to serve the house with sanitary sewer. 6. An emergency overflow swale shall be constructed adjacent to the driveway of Lot 2 to maintain drainage from Maplewood Circle. 7. Lot 2 shall be subject to a hook-up fee in accordance with city codes. The connection fee will be waived assuming the applicant extends sewer and water from Maplewood Circle to the property line. 8. Cross access or driveway easement and maintenance agreement shall be prepared and recorded with the final plat to guarantee ingress and egress through Lot 1. 9. The applicant shall work with city staff in negotiating an additional drainage easement on Lot 2 for future storm water pond. c: Charles Folch, City Engineer AIWNDEL ADDITION PROPOSED SUBDIVISION FOR , • , STEVE ARUNDEL OF LOT 5, BLOCK 1, MAPLEWOOD CARVER COUNTY, MINNESOTA w,rr, art ,, 4 . — • MA/CFCLEwooO I ..r,‘:8145 Jbl CM �..1..:l7z.es , � N 84°24' 17" E 207.59 a:a Z4� e/oe 10" sD ••,, eider---�-- • 0/ 26 {7J �/1 7�X10^ 010>upruc. +s �\ o I , O.- Id Jr • •10• `sprue • 10• boat .� ...iti aJ '.- 4C 4. !v� v 20r' 10" ♦ t• -� 4.4 TTT 21.4 I . •10" sprucesI s• 'N e 1 / q �Ii 1 to••«ubtO•025+— aq. ft, - ii:P + I •10• spruce • 10• 4. ' m t w'� \ . i• s • ,! 1,. t' 10" •10• sprue *so-- 8 • ,:i,i t `, to" r n 10• •10^ .Pru. 12" ugar 104t }0 ; ry 30 i to" pos 11) r • -- 08• ,_ f 1 40_ 8^ lip lAi• - L., Oa .. - r 1 -- — ivnae�` le .3'Jm�N 1 ' C O Buldjng setback lines--I -',—' E,yyp 1 " 1r 'chit I ' 0 1 \ to•�., 1 'M IV She. (Yeas ''''3 . r' � i ��� ;'' te^ Z Z � 1 9i. I ' 27475+. 1111 '4 1 ' p°.er paw r i`N 20 .-- / A 30 ,x• • K(v z) Dc vbTes 'ca Poskv iP a.h ,r�\ N i.— ` ; , r • r,1 N - ar.rry I \'°!\\ -, .. n` I . . • . , 1 n 71 J -1•_---_�v-- 1p Drainage and .wem.nte A/N 89°i5'-OQ" E 10.00 ,' —�1 LIrIi1+ \ CiA CC. if t J/rF fig..):,,....--71 /�., - hydrmt!. Jwr Ca i Q t 1• j t ";Ii: / . A .. Luis I 411( =r.� 1 ,.... 1 . "Ire-,AV 1 a .so. r Lake 1 OWNER: 1 ft. ~�i," Minnewashta STEVE ARUNDEL sciirrz — d. .. �, - 3130 GROVELAND SCHOOL ROAD t ' ! .� /.� �0°° Gz WAYZATA, MN. 55391 :'`' Lake it, r !#r 4LEGAL DESCRIPTION OF PREMISES: ,*o ..r. � Lot 5, Block 1, MAPLEWOOD ""• I :zi — - - VICTORIA 'i.. "'; )BAIT • .mi In . r".! •r :'•. f`� -:ke- ... . ,�. ' I hereby certify that this survey was prepared byme or ider my direct super- u\I r 4-3-96 COFFIN & GRONBERG INC. vision,and that I am a duly registered Civil Engineer an, and Surveyor under .. 4 1 CITY of of CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Sharmin Al-Jaff, Planner II FROM: Mark Littfin, Fire Marshal DATE: April 24, 1996 RE: Request for preliminary plat of Lot 5, Block 1, Maplewood into two single family lots on property zoned RSF and located at 3531 Maplewood Circle,Arundel Addition, Steve Arundel. Planning Case: 96-7 SUB I have reviewed the site plan for the above project. In order to comply with the Chanhassen Fire Department/Fire Prevention Division, I have the following fire code or city ordinance/policy requirements. The site plan review is based on the available information submitted at this time. As additional plans or changes are submitted, the appropriate code or policy items will be addressed: 1. Comply with Chanhassen Fire Department/Fire Prevention Policy No. 29-1992 Premise identification (copy enclosed). g:/safety/m1/96-7SUB : `, CITY OF -.I - • . , CHANHASSEN ...,, __:_,..,:) r f ,,,„.. ,,._, ,„ , ,.,; Jy 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 •. =14/1P (612) 937-1900 • FAX (612) 937-5739 -.,� CHANHASSEN FIRE DEPARTMENT POLICY PREMISES IDENTIFICATION General Numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Size and location of numbers shall be approved by one of the following - Public Safety Director, Building Official, Building Inspector, Fire Marshal . Requirements are for new construction and existing buildings where no address numbers are posted. Other Requirements-General 1. Numbers shall be a contrasting color from-the background. 2. Numbers shall not be In script 3. If a structure Is not visible from the street,additional numbers are required at the driveway entrance. Size and location must be approved. 4. Numbers on mall box at driveway entrance may be a minimum of 4". However, requirement #3 must still be met 5. Administrative authority may require additional numbers If deemed necessary. Residential Requirements(2 or less dwelling unit) 1. Minimum height shall be 5 1/4". 2. Building permits will not be flnaled unless numbers are posted and approved by the Building Department Commercial Requirements 1. Minimum height shall be 12". 2. Strip Mails a. Multi tenant building will have minimum height requirements of 6". b. Address numbers shall be on the main entrance and on all back doors. 3. If address numbers are located on a directory entry sign, additional numbers will be required on the buildings main entrance. -,, Chanhassen Fire Department Fire Prevention Policy #29-1992 �. - Date: 06/15/92 Revised: Approved - Public Safity Director Page 1 of 1 u, PRINTED ON RECYCLED PAPER CITY OF CHANHASSEN • 690 COULTER DRIVE CHANHASSEN, MN 55317 (612) 937-1900 �� f DEVELOPMENT REVIEW APPLICATION I C APPLICANT j���/� I-rt,l.v\ OWNER: t f ' A>2A..der i;4-•'= ADDRESS: 3 " 3 0 G vQve 1 S cL..ao 11 ADDRESS: Sv,i+��e ov.1co� `MrJ , G—s—3 51 TELEPHONE (Day time) LA (p-(17 -700 TELEPHONE: S Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit Vacation of ROW/Easements Interim Use Permit Variance Non-conforming Use Permit Wetland Alteration Permit Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review Ni( Notification Sign Site Plan Review* X Escrow for Filing Fees/Attorney Cost** ($50 CUP/SPRNACNAR/WAP/Metes and Bounds, $400 Minor SUB) � , r• Subdivision* TOTAL FEE$ f..SO� A list of all property owners within 500 feet of the boundaries of the property must be included with the application. Building material samples must be submitted with site plan reviews. *Twenty-six full size folded copies of the plans must be submitted, including an 81/2"X 11" reduced copy of transparency for each plan sheet. ** Escrow will be required for other applications through the development contract NOTE-When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME A-2-- a.2--L- �n 3531 LOCATION bC)C1 C-°1 '2 LEGAL DESCRIPTION �'V• S crcjC \ '\4-- \e—LAJO c TOTAL ACREAGE / WETLANDS PRESENT YES v NO PRESENT ZONING REQUESTED ZONING PRESENT LAND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owners Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public hearing requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review shall be completed within 120 days unless additional review extensions are approved by the applicant. Signature of Applicant Date / ' • 3 -1 Signature of Fee Owner Date — -6/6 Application Received on "'� /� Fee Paid Receipt No. . 9. / 7 The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted,a copy of the report will be mailed to the applicant's address. WARRANTY DEED STATE DEED TAX DUE HEREON: $ 39(0 • OO Date: February 22 , 1996 FOR VALUABLE CONSIDERATION, Transamerica Financial Services Inc. , a Minnesota corporation (a/k/a Transamerica Financial Services) , grantor, hereby conveys and warrants to Shen D. ArundeL..and., Sven Arne Wasberg, grantees, an undivided one half interest each as tenants in common, real property in Carver County, Minnesota, described as follows : Lot Five (5) , Block One (1) , "Maplewood" together with all hereditaments and appurtenances belonging thereto, subject to easements, conditions, restrictions and reservations of record. Grantor certifies that grantor is not aware of any wells on the described property. GRANTOR: TRANSAMERICA FINANCIAL SERVICES INC. tel/ By. 'AMA Rz gt- Its: •o t L. • e Asst. Secretary STATE OF MINNESOTA ) By: )ss. COUNTY OF HENNEPIN ) Its: Bu . Sanders Asst. Secretary The foregoing was acknowledged before me this 22 day of FPhnlary , 1996, by Robert L. White and Rilddip R. Sanders , the Asst. Secretary and _est CarrPtary , respectively, of Transamerica Financial Services Inc . , a Minnesota corporation (a/k/a Transamerica Finan - .. ' es) , behalf of cor•ora► ion. KELLY.L DAIJEC NOTARY A -/ I WRIGHT OOLORY wComoNaiosEwinJr►it.ENO ?iota - •blic Kelly J dalbec THIS INSTRtUMENT DRAFTED BY: Tax statements for the real property described RETURN TO: in this instrument should be sent to: Kevin J. Dunlevy Fryberger, Buchanan, Smith & Frederick Lpt\t \ Cj, Oruk-Nde-1 1190 Capital Centre 386 North Wabasha Street 3130 6-000 . Se—hOCA Le.I St. PaulaulMN 55102 WaLZQtC� 1 MK) 55391 7:\W=n(\ ,RUliCEL.WD 11541-49 1 Affidavit of Purchaser of Registered Land HC 1007 (5/e4) State of Minnesota t ss. County of Carver f Stephen D. Arundel being duly sworn on oath says that he makes this affidavit on behalf of the purchaser(s)of REGISTERED LAND situated in Carver County,Minnesota. The name of said purchaser is Stephen D. Arundel The purchaser resides at 3531 Maplewood Circle City of Chanhassen County of Carver State of Minnesota Zp 55317 TTTTTTis ������ of the age of 18 years or older,is under no legal incapacity 0 is not and is married to Zuzana K. Arundel whose residence is above set forth 3130 Groveland School Road, Wayzata, Minnesota 55391 who Xs of the age of 18 years or older,is under no legal incapacity Eis not Signed //1)1" --:-Lf ''C - "1"-''' '')-c--C1-- Stephen 0. Arundel Subscribed and sw.rn to before-me-04k., 26th day- Illbh, F .ruary 1996 �� �� w : OS NOTARY IC-MD_ESOTA NOTARY PUBLIC-MINNESOTA N. i• H ennep i�-_� inn. AN..., r Y CDmmaswn Ewes Jan 31 2P7J My commission expire CC0451 Version 1.0 A=Fi��8/94 Affidavit of Purchaser of Registered Land HC 1007(5/a4) State of Minnesota ss. County of Carver Sven Arne Wasberg being duly sworn or oath says that he makes this affidavit on behalf of the purchaser(s)ofREGISTERED LAND situated in Carver County,Minnesota. The name of one of the purchasers is Sven Arne Wasberg The purchaser resides at 3531 Maplewood Circle City of Chanhassen County of Carver State of Minnesota ZZp 55317 is of the age of 18 years or older,is under no legal incapacity is not and is married to Arlene DeCandia whose residence is above set forth who Vs of the age of 18 years or older,is under no legal incapacity fl is not Signed Sven Arne if berg Subscribed -n•sworn to before me this day of •ebruary 6 .-�,- L. FRIED ESICHS I KRISTINE FAIEQESICHS N.t Pub Wel' NOTARY PUBLIC-MINNESOTA Wei pin 1.1111F nty,Minn. My Com mason Expel An 31 ?000 My corn fission expire /1111.11D- 000451 Version 1.0 AFFID2 d,94 0 0 0 0 0 0 0 0 0 0 0 0 NOTICE OF PUBLIC co m m M M m HEARING PLANNING COMMISSION nnewashta MEETINGst :eights Par Wednesday, MAY 1, 1996 Wit. 4, /mini 411** at 7:00 p.m. S / II as a Nolil P Ill City Hall Council Chambers ai al n��"� Coulter Drive 'a` iv -'� �� yrt Ea Q li 690 II 110. i , m 31 ii ON Fay I a t 4t',= 2 :� �. 1/ma II Project: Arundel Addition sk i &4;Aitli1111101111111111111.� "� Developer: Steve Arundel ,,►.►4* ilk Location: 3531 Maplewood Circle Mi ) NI S .ti RI r----- Notice: You are invited to attend a public hearing about a development proposed in your area. The applicant, Steve Arundel, is proposing a preliminary plat of Lot 5, Block 1, Maplewood into two single family lots on property zoned RSF, and located at 3531 Maplewood Circle,Arundel Addition. What Happens at the Meeting: The purpose of this public hearing is to inform you about the developer's request and to obtain input from the neighborhood about this project. During the meeting,the Commission Chair will lead the public hearing through the following steps: 1. Staff will give an over view of the proposed project. 2. The Developer will present plans on the project. 3. Comments are received from the public. 4. Public hearing is closed and the Commission discusses project. The Commission will then make a recommendation to the City Council. Questions or Comments:If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project,please contact Sharmin at 937-1900, ext. 120. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. Notice of this public hearing has been published in the Chanhassen Villager April 25, 1996. David L. Obee Stephen Spartz Kenneth Durr 2060 Majestic Way 3670 Hwy. 7 4830 Westgate Road Chanhassen, MN 55317 Excelsior, MN 55331 Minnetonka, MN 55345 William& Vonnie Barnett Daniel& Barbara Stoflet Gerald&Janice Kruse 6321 Church Road 3502 Maplewood Circle 3510 Maplewood Circle Excelsior, MN 55331 Excelsior, MN 55331 Excelsior, MN 55331 Terry& Kathryn Sherwood Robert& Dianne Swearingen William & Danielle Modell 3520 Maplewood Circle 3530 Maplewood Circle 3521 Maplewood Circle Excelsior, MN 55331-8886 Excelsior, MN 55331-8886 Excelsior, MN 55331-8886 Charles& Pamela Rienstra Robert& Paula Crippa Olive Schmierer 3511 Maplewood Circle 3503 Maplewood Circle 6341 Greenbriar Excelsior, MN 55331-8886 Excelsior, MN 55331-8886 Excelsior, MN 55331-8863 Claud & L. Johnson Brian& Patricia McCarthy Joel Mellenthin & 6331 Greenbriar 6311 Greenbriar Katharine Kocina Excelsior, MN 55331-8863 Excelsior, MN 55331-8863 6301 Greenbriar Excelsior, MN 55331-8863 James& Elizabeth Thompson Marvin& Patricia Onken David& Donna Hoelke 6231 Greenbriar 6221 Greenbriar 3621 Ironwood Road Excelsior, MN 55331-8861 Excelsior, MN 55331-8861 Excelsior, MN 55331-8890 Thomas & Sharon Wright Annalee M. Hanson Steven& Judy Emmings 3611 Ironwood Road 6400 Greenbriar 6350 Greenbriar Excelsior, MN 55331-8890 Excelsior, MN 55331-8864 Excelsior, MN 55331-8862 Robert& Sally Hebeisen Richard& Ann Zweig Harlan Waterhouse 3607 Ironwood Rd. 3601 Ironwood Road 6321 Greenbriar Excelsior, MN 55331-8890 Excelsior, MN 55331-8890 Excelsior, MN 55331-8863 CHANHASSEN PLANNING COMMISSION REGULAR MEETING APRIL 17, 1996 Chairwoman Mancino called the meeting to order at 7:00 p.m. MEMBERS PRESENT: Nancy Mancino, Don Mehl, Craig Peterson, Bob Skubic, Ladd Conrad, Kevin Joyce, and Jeff Farmakes MEMBERS ABSENT: None. STAFF PRESENT: Dave Hempel, Asst. City Engineer; Bob Generous, Planner II; Sharmin Al-Jaff, Planner II; and Jill Sinclair, Environmental Resources Coordinator PUBLIC HEARING: PRELIMINARY PLAT OF 2.17 ACRES INTO 4 SINGLE FAMILY LOTS ON PROPERTY ZONED RSF, RESIDENTIAL SINGLE FAMILY AND LOCATED AT THE SOUTHWEST CORNER OF THE INTERSECTION OF MURRAY HILL ROAD AND MELODY HILL ROAD, HOBENS WILD WOO FARMS SECOND ADDITION, HOBEN CORPORATION. Public Present: Name Address Gilbert Kreidberg 6444 Murray Hill Road Chuck Spevacek 6474 Murray Hill Road Lorraine Clair 2161 Melody Hill Road Jim Hoben 18285 Minnetonka Boulevard, Minnetonka Mr. & Mrs. Paul Burkholder 6370 Murray Hill Road Steve Woida 2161 Van Sloun Road, Chaska Clifford Woida 6398 Melody Hill Road Phil Bonthius 2300 Melody Hill Road Linda Nicoli 2280 Melody Hill Road Randy & Jennifer Koski 6231 Murray Hill Road Denise Artley 2098 Melody Hill Road Dick McFarland 6341 Murray Hill Road Sharmin Al-Jaff presented the staff report on this item. Mancino: Does the applicant or their designee wish to address the Planning Commission? Jim Hoben: About a year and a half ago. Mancino: Could you please state your name and address? 1 Planning Commission Meeting - April 17, 1996 Jim Hoben: Oh, I'm sorry. Mancino: Thank you. Jim Hoben: I am Jim Hoben, Hoben Corporation. About a year and a half ago we appeared before the Planning Commission with a proposal for four lots on the Shogren property, which is this one over here. It met with some good deal of opposition by the neighbors in the area and then after, I've got it upside down. Sorry about that. I did go back from that meeting and talk with some of the neighbors in the area and I did change it to three lots because of the major streets, Sommergate and Murray Hill Road. And I'm in the process of concluding building of that site. At the end of that time, I did talk to the neighbors who asked me if I was interested in the Woida property, and I said that I was. I was questioned as to what my intentions there would be and I said well, if I do want to act on the Woida property I would be coming back with four lots instead of three, as I...on the Shogren property. And this possibly that would be okay with them. They wanted to see what I intended to do and, I'd better turn it back to what we were talking about. And I did that last summer. I got that ready and went back and showed and as far as I know it met with their approval. Late last fall, or sometime last fall I was advised by staff that if I were to proceed with this, that they would be asking for the extension of Melody Road. I had, at that point in time...contact with the Woida's for the purchase of that property on the basis of the four lots. This is the first time I've seen what I've put up there as far as Melody Road is concerned as the suggested way out. However, I would not be interested doing it that way and the simple reason is that I, my idea is to tie in the homes on this development with the homes on the end of Murray Hill Road, which are all in excess of $300 and some thousand...they were built I think about 10-12 years ago. A lot of them. We're talking in excess of $350,000.00 for the one I'm doing on the corner... As I had toured the area over there...following the concept that I saw presented like it is now, it would change the nature of the homes that I would be building because the nature of the homes back towards the school would not be of the same...as far as I know as the ones that I would be developing on the, filling in with the ones on the end of Murray Hill Road. Because those are being planned to be in the 300, plus or minus, $50,000.00 range. I find myself in a unique position. It's not for me to come before the city and argue whether the road should or should not go in. I'm in the position to purchase the property from the Woida's to do it more or less on the basis that I had it planned for there, and not on some other plan. I really haven't had a chance to look at that.._I would not proceed on that basis with the types of homes that I probably thought facing on that road. So I think it's a matter of the city. Mancino: Mr. Hoben, you did receive staff report? You have gone through the staff report? Jim Hoben: Pardon? 2 Planning Commission Meeting - April 17, 1996 Mancino: You have received the staff report and the drawings that came with it. Jim Hoben: Yeah, I got that.. Mancino: Did you see this? Jim Hoben: No. But in any case...I got a lot of other things to do in this...city and anyplace and argue about whether how these things go together. I made a presentation...would be my preference to do it that way. Like I just said, at that point it becomes an issue between the city and the neighbors in the area as to whether it's desirable... At that point I just sit back and wait and hear what develops. That's just my position. Mancino: Okay, thank you. Can I have a motion to open for a public hearing and a second please? Mehl moved, Farmakes seconded to open for a public heating. The public heating was opened. Mancino: This is open for a public hearing. Anyone wishing to address the Planning Commission on this issue please come forward. State your name and your address. Chuck Spevacek: Thank you Madam Chair. My name's Chuck Spevacek. I live at 6474 Murray Hill Road in Chanhassen. To put that address in perspective with tonight's proceedings, that's 3 houses south of the proposed public street... Madam Chairman, members of the Commission. I'm the author of the letter that is attached to the staff report which...the petition signed by the residents of this neighborhood strongly opposing the new public street which the staff report advocates. I'm pleased that my letter and the enclosed petition made it's way into the staff report. I sent that letter nearly a year ago to the Mayor, the City Manager, the City Engineer, to the Chair of the Planning Commission, the Director of Planning Development and to the then City Council members. And to date I have received no response to that letter from anyone. I did not even receive notice of this meeting, except that which I found published in the Chanhassen Villager. I bring this up only because I sincerely hope this is not indicative of the city's responsiveness to the very serious concerns the residents have concerning this project. As that petition indicates, the residents of this neighborhood are very much opposed to this public street. The extension of Melody Hill Road would in our opinion, irrevocably alter the essential nature and the character of our neighborhood. We are concerned because the extension of Melody Hill Road would turn it into an unnecessary shortcut between the two heavily traveled north/south routes it would connect if extended to County Road 41, and west to Galpin Boulevard to the east. Thus instead of living in a neighborhood where traffic levels are low and where what traffic there 3 Planning Commission Meeting - April 17, 1996 is is generally related to the neighborhood and it's activities, we believe the proposed public street would transform our neighborhood into a high traffic area with the majority of that increased traffic simply passes through saving the 2 minutes or less travel time it would take to otherwise use TH 7, TH 5, or the other roads to the south of us that would serve as connectors between Galpin and TH 41. I am troubled that the neighborhood is concerned about increased traffic and the noise, safety and economic concerns that go with it were not addressed in the staff report. It is certainly it was brought to the staffs attention in my June of 1995 letter and that's... Instead the staff report claims only benefit to the neighborhood as a result. According to the staff report, that benefit is in the form of the improved access to the existing neighborhood and the creation of an opportunity that the adjacent parcel, owned by Paul and Betty Burkholder, could be subdivided as well. Madam Chairman, members of the Commission, Paul Burkholder signed the petition opposing the road extension and I understand that he's here toady and may well choose to address... Moreover, none of the residents in this neighborhood are anxious to see another of our large lots carved into numerous smaller parcels just because such a carving has potentiality under, and allowable under the city's current zoning ordinances. As to improve access. To my knowledge no one ever asked us if we felt access to our neighborhood or to our concerns was a problem. Certainly none of the signatories to the petition believe access is of such concern that we are willing to accept the proposed road extension as a remedy. And virtually every resident of Melody Hill Road on both sides of the Woida property, Murray Hill Road and Sommergate have signed that petition. Madam Chairman, members of the Commission, the last time I appeared before this body was to strongly opposed Mr. Hoben's plan for the development of the Shogren property, which he spoke of and which he showed to you. The Shogren property being the property two parcels north of the property that's at issue today and what is now known as Hobens Wild Wood Farms First Addition. What I've learned from that experience is that the city's zoning ordinances cannot help me to protect my neighborhood from the development totally inconsistent with the character of my neighborhood. Many of you sympathized with our concerns, while admitting your lack of authority to help because you were constrained by the regulations as they exist. Fortunately Mr. Hoben heard our concerns and revised his plan to minimize it's impact on our neighborhood. This commission commented when Mr. Hoben came back with his revised plan how lucky we, the residents of the neighborhood were, that we had a developer that listened to the neighbor's concerns because this commission was powerless to help us. Well this time this commission's not powerless to help us. I know we can't avoid having four houses put on this lot. A lot that... I know the city ordinances would probably allow for more than the house houses. I dare say that if the road doesn't go through, and Mr. Hoben withdraws from the development as he plans, the next developer who comes along will purchase this with plans to maximize the density on that property that the ordinances enacted by the city will allow. In any event we apparently have Mr. Hoben again to thank for presenting a proposal which at least considers our concerns. But if we are powerless to oppose there be four houses on a lot that previously 4 Planning Commission Meeting - April 17, 1996 held one, please don't compound the impact on our neighborhood by putting through the proposed public street. The neighbors have clearly made their voice heard as to what they feel the proper result on that should be. The neighbors have mobilized themselves and have taken the time to present nearly a year ago a petition to this committee letting you know what our thoughts were. This time you are not powerless to help us. This time you do have the power to help us preserve the character of our neighborhood and we ask that you act upon it. Thank you. Mancino: Thank you. Paul Burkholder: Madam Chairman, members of the Planning and Zoning. My name is Paul Burkholder and I am the, my wife and myself reside directly abutting the subject property. The previous speaker's remarks were very eloquent and I agree whole heartedly with them. I also want to state that we are 100% against the road. I see no benefit for myself to have a road through there. I am aware that I can split my lot up at some time in the future. I do not care about that...character of the neighborhood which is the reason that I moved to Chanhassen from Deephaven where I had a 40,000 square foot lot. Now, and I have to admit myself. I'm very surprised that this road business would come up. No one, no one has, I have not received anything in the mail. I've not received a phone call. No one has ever, ever approached me from the city or anywhere else stating, we think we should have a road through here. The property has been there for many, many years. Why at this time does somebody bring up the road? I'm not opposed to Mr. Hoben putting four houses on the lot. I'm a real estate broker now starting my 31st year in the real estate business. I believe that the best use for the neighborhood and for the property is, I'd like to see two houses on the property frankly, but I can live with four. And as Chuck said, it could really, from the standpoint of the statue, could probably hold more houses. I'm against that. And as far as myself is concerned, I want to state again, I'm aware of the fact that I can cut... I don't want to do that. I don't see any benefit at all to myself, as long as I live there and in the future. I can't imagine anyone living in the metropolitan area of 2 1/2 million people who would not appreciate buying from me and my wife at some time in the future, the lovely property on 1 1/2 acres of land. It's just you know, I believe that my property is worth as much in the whole as it would be in the sum of the parts. So I want to state again, my wife is here now. I'm sure that she'd be happy to come and speak to you personally to say that she also is opposed to this road. Thank you very much. Mancino: Thank you. Anyone else wishing to address the Planning Commission? Denise Artley: Thank you. My name's Denise Artley. I live at 2098 Melody Hill Road. Couple things I want to tell you. First of all I am a transplant from Minneapolis and one of the reasons I came to the home I did on Melody Hill Road was because I did live on a street 5 Planning Commission Meeting - April 17, 1996 that was a shortcut. It didn't need to be a shortcut but the streets were crafted in a way that our's was one of the only streets in South Minneapolis that did not have the curbs...pass thru traffic. I understand the impact of that on the homeowners. I understand that the pizza delivery guy is the only person that I've ever heard who complained about the fact that Melody Hill did not go all the way through. And I would hope that this Planning Commission would not respond to the pizza guy... There is no one in our neighborhood that I know that has any complaint about access. And in fact, I had a conversation with some neighbors who would love to see Chaska Road closed off at Highway 41 so we would have even fewer people coming through. Now given that kind of experience of having the...kind of wonderful experience I have where I live now, I would hate to think that I would now live on a thru street. And I cannot think of one neighbor who would feel any differently. So I would like to see you reconsider this road, thank you. Mancino: Thank you. Linda Nicoli: My name is Linda Nicoli and I live at 2280 Melody Hill Road so I'm right on the curve to the west of the proposed development. I've lived there for 18 years and I've raised four sons there and if anybody should really want better access to their property would be me. We live right on the top of the hill and for the last, I don't know, probably 8 years I've many times had to park at the bottom of the hill and walk up because I couldn't get my car up the hill. And my solution to that was to get new tires on my car and I'd much rather continue to walk up the hill in the winter than see the proposed road go through. One of my major concerns, having raised those four boys there. They're all soccer players and those fields now in the summer are so heavily used. The Tonka United Soccer program uses those fields, has grown in an expediential rate the last few years and every night of the week there are soccer games going on on 3 or 4 fields across the street. And the way they had the fields configured last year, the soccer goals were up against the fence on Melody Hill, and every game that I attended there and every game that I saw from the deck of my house, at least 4 or 5 balls went across Melody Hill and into our front yards and followed immediately by 2 or 3 little soccer players chasing those balls. And I'd hate to see those kids being in jeopardy by people using that road as a shortcut to get out to TH 41. And then also, I'm just not sure how the configuration, how the new Lake Lucy Road is going to be also. The way I understand it, that is going to be another cross access between TH 41 and the property to the east and so I think that makes it even less important that we have an access along there. Mancino: Okay, thank you. Dick McFarland: My name is Dick McFarland. My wife and I live at 6341 Murray Hill Road. Right on the corner of Melody Hill and Murray Hill Road. We've lived there for 27 years. We raised four children. They're all gone now. But ifs been a delight for us to see 6 Planning Commission Meeting - April 17, 1996 the young families moving into our neighborhood and there are lots of kids that are running around there. I think it would be absolutely outrageous to put that road through to connect Melody Hill so I would hope in your good judgment that you would not allow this to happen. Thank you very much. Mancino: Anyone else wishing to address the Planning Commission? Betty Burkholder: Nancy? Was this about the road tonight... Mancino: Would you please state your name and address please. Betty Burkholder: Betty Burkholder, 6370 Murray Hill Road. Right adjacent to the proposed roadway. I didn't know that this meeting was supposed...because it didn't say anything in the stuff that we were sent. It did not mention a road. Mancino: I didn't see the slip that was sent to you. Betty Burkholder: Well the one that we were sent does not mention a road. Mancino: But it did state that there would be some, a subdivision. Betty Burkholder: Exactly. Mancino: But it specifically did not say the road. Betty Burkholder: ...four parcels on the existing lot...so I'm wondering why we're talking about the road. Mancino: Because it involves the subdivision and how we're going to get access into that subdivision. Betty Burkholder: Yeah but are there people that know that there would be talk about roads? Mancino: Well I get the impression that your neighborhood is well aware of that. Betty Burkholder: ...that I talked to a few people tonight that didn't have any idea. And did not know that there was going to be any talk about a proposed road. On Melody Lane and on Murray Hill. Down the road a ways so. So I'm wondering if it's apropos to bring up this road. If this is a good thing to bring up. If there might not be more people here if they thought that this was the reason for the meeting. 7 Planning Commission Meeting - April 17, 1996 Mancino: Well it's in conjunction with the subdivision and it has been notified in the newspapers. We have made public notices. Betty Burkholder: You have to only notify people within 500 feet. Mancino: Is it within 500 feet? Yeah, and I think we've heard some very good. Betty Burkholder: I think we're not notified but there might be... Al-Jaff: We received quite a few phone calls. Those who contacted us, we told them what was happening with the subdivision and that staff was recommending a street extension. Betty Burkholder: But who was recommending the street extension, because nobody petitioned for a street extension. Not any neighbors in our neighborhood want a street extension. Mancino: And that's what we'll talk about. Betty Burkholder: Unless it's the city that wants a street extension. Not us. Not the Woida's. Not anybody on the property wants the street extension. So. Mancino: So we have heard those comments and... (There was a tape change at this point in the discussion.) Mancino: ...Melody Hill and the Middle School is to the right of you. And that particular grade is 10%, or is it more than 10%? Hempel: It exceeds 10% in some of the areas. Mancino: It exceeds 10%. Now if the road were to go through, they wouldn't change the grade of Melody Hill there. All they would do is what they, for public safety is to give those people on Melody Hill, there are 7 houses there right now. Instead of just using the approach from Chaska Road, they could also use the approach on the east side from where Murray Hill and Melody intercept. Does that make sense? Mehl: Okay, sure. So they could in effect avoid that portion of the steep grade if the weather doesn't permit using it by going around the other way, is that right? 8 Planning Commission Meeting - April 17, 1996 Mancino: Well to some degree. I mean if you live, I think it was Linda. If you live, just a minute. If you live in the middle of that, of that hill, you can make a right hand turn and go down it to go to Chaska Road. Or you can go left, which is going to be harder than heck anyways. It's not going to make it any easier to go up over the hill. If you're coming from Galpin, and you go up Melody Hill. You make a left hand turn going west up Melody Hill and you live on that west side in the middle of the hill, you can come down and kind of approach it. Instead of having to come up from Chaska. So that's where it does make it easier access. Possibly. You could also keep sliding down the hill also, so. Dave, do you want to add to that? Hempel: No, you stated it clearly. Mehl: Yeah, that helps me out here. I didn't know how the 10% grade was going to be affected, either way. Whether it was a thru street or not. Hempel: No, it will stay the same. Mehl: Okay. I guess my opinion is with this development being developed, this area being developed and with the potential in the future. Sometime in the future of the property to the north being developed, I think a thru street makes sense from getting access and joining neighborhoods. I guess I'm not convinced of a great, large amount of additional thru traffic through there. I guess at this point I would support the road going through and the development as staff has laid it out. Mancino: Okay. Jeff. Farmakes: Different point of view. Usually when we look at these things, on these road extensions, we get a large group of existing homeowners that come in...comes to mind. The extension on there. And usually trying to take a crystal ball and look at how the traffic would affect the quality of the neighborhood is usually pretty ambiguous because when it comes down to it, half the people go left and half of them go right. Unless you happen to be on the west side of the turn in which case when you come forward and look at the plan, everybody's going to be heading to the right. I think in this case, I've driven through this neighborhood for 17 years. The neighbors have a legitimate concern here. The reason is, is that there's a destination of a commercial area that's off of Chaska Road. The locals use Chaska Road. People around my area tend to go up along CR 17 and cut over because the access to the highway's goofy. Highway 7. Even Chaska Road is goofy, particularly in the winter time. If this thru street goes in, I'd go up Melody. I'd go right up over there to make several trips a week through there. And I think the city needs to look at this from a common sense point of view as to how that would affect the existing neighborhoods there. That have 9 Planning Commission Meeting - April 17, 1996 been there for some time. From a planning standpoint it makes a lot of sense. If you live there, it will change significantly how that neighborhood, the dynamics of that neighborhood. I don't know if what the city is gaining here is worth that. The type of development that would be...even to the property to the north, although it would be somewhat restricted with having a thru street that still would be accessible. The one thing I'm concerned about too is that even though you're looking at notification with the 200 feet or whatever, it's going to affect everybody up and down that street and they should be notified. Usually when we look at this, like I said, there usually isn't the destination up here of a commercial access point up on TH 41 up there. Both in Shorewood and in Chanhassen. All of these people, if they're not going to this commercial area here, are whipping up into here. And when they come off of CR 17 or they come off of Lake Lucy Road, that's going to be where they cut through. Mancino: Until they're able to cut through on Lake Lucy. Farmakes: Yeah, until. But my point is that even so there's some wetlands through there and so on. They may, that would be a pretty direct route that's out to here. That would probably be the first way you'd cut across. And like I say, I think there's a couple of stop signs now and 3 or 4 blind curves going down Chaska Road and it's dangerous. Particularly with snow service in the winter time. So I think in this particular case, if you're familiar with the neighborhood and how it works, they have legitimate concerns here. Their argument is a good one if you happen to live there in that neighborhood. Because there will be a funnel of cars going through there. And like I said, usually we don't have that. Pleasant View are seen as other areas. We don't have that type of perspective draw of outside driving. Anyway, if I look at the issue of sizing of the homes. The city has a base minimum for lot sizes. We don't have a large lot. The fact that you built your houses some time ago or however the dynamics of that works and you're familiar with some of the people who have been in real estate for a while, we can't legislate that you put in a half million dollar home there. It doesn't work that way and you're familiar with the city has no basis for that. There's a trend in development of putting as many homes as you can on a small piece of property and there are other influences for that. It's cheaper to provide support facilities. Many houses... restricted area so there's a natural direction to do that... We usually in larger developments try to get a buffer of some sort of development where you have some transition. In this type of lot it's nearly impossible to do that... There's not enough area to put in a park or some type of buffer that you normally look for. So as far as what I'm looking here as development...is about how it would work out. So there's not much movement for flexibility there...I would not support at this time a thru street simply because I feel that under that type of development, for that length of time, how long it's been there, that the city should be doing that. 10 Planning Commission Meeting - April 17, 1996 Mancino: Can you speak to the comments made on the subdivision as it is proposed? As far as the private street, etc. Farmakes: I don't have, I don't see how else really that you would handle it. Unless somebody else has some alternatives that differ significantly to change the issue of the thru street... As I stated, if the property was larger or there might be possibilities there... Mancino: Bob. Skubic: I'm torn by this. I believe that we need to efficiently develop our city and certainly our comprehensive plan is directed towards that purpose. And there are federal agencies also that are guiding us to do so to limit urban growth and my concern is that we restrict development of the Burkholder properties, that we are indeed compromising our plans. It's a little difficult when the owner of the property, and all the neighbors coming here are opposed to it to and say they're not going to develop it. I am interested, if staff could help me understand what the alternate access to the Burkholder property would be if the road did not go through. Hempel: Madam Chair, commissioners. It would limit it to another private driveway, either off of Melody Hill from the west or off of Murray Hill. Mancino: Dave, why would it limit it to a private drive? I mean if we could put a full sized, standard road in all the way from the cul-de-sac on the west side, why can't we put a road, a regular public road up to the Burkholder property and then have them subdivide two lots off that? Hempel: If I understand, you're suggesting that a public street go partway through this parcel to serve Burkholder piece and the Woida piece at this time and not connect through? That's also a possibility. Skubic: I would be in favor of something to that effect. Mancino: So you would not be in favor of connecting Melody Hill? Skubic: Not if there was a good alternative, and this sounds like it could be a feasible alternative. Mancino: Kevin. 11 Planning Commission Meeting - April 17, 1996 Joyce: I have two questions for planning staff. Number one, and I don't mean to butcher your name. Mr. Spevacek. Is that how it's pronounced? Chuck Spevacek: Yes. Joyce: Thank you. Bob. Is Mr. Spevacek within 500 feet of? Al-Jaff: Yes. And typically what happens is Carver County Abstract and Title supplies us with the names. The applicant would go and put in an application. We do our best to notify everybody. You will see attached the list of names that was sent out to all the neighbors within 500 feet and Mr. Hoben, the applicant spoke to me during the meeting and said he realizes that a name was missing. Chuck Spevacek: The whole cul-de-sac. Al-Jaff: Okay. Joyce: I was a little disturbed by that. Resident: Yeah, I'm the property directly to the south. Joyce: I mean that's an oversight, number one. Number two, you wrote a long letter here and I think someone should have cross referenced that with something. We've got to make sure this guy gets some information. So that bothers me. The second thing is, in your report it says we'd like to improve the access to the Melody Hill neighborhood, provide access to the school facilities and provide the Burkholder parcel future subdivision capabilities. And I'm new to this process. Maybe I'm off base but would it have helped if you would have talked with Burkholders possibly about this? Al-Jaff: We did. Well he did stop by and what we. Betty Burkholder: That was after the fact. Mancino: Excuse me. I don't want to open discussion. Joyce: Yeah, we shouldn't open it up. I'm stating a fact that in the report it seems to me you're acting as a proxy for them. Maybe I'm wrong. I don't know. I don't want to open it up. That's my opinion, okay. I think that they are owners of that property and if they came to you and said, listen. I'm concerned about this development because I can't access my property, that's a whole different ballgame. They're against this. Thank you. 12 Planning Commission Meeting - April 17, 1996 Mancino: Ladd. Joyce: I have one more thing and then I'm done. My point is, the developer's against it. The adjacent owners against it and everybody in this room is against it except for the planners and this is the city here. Not the planners. So I'm totally against it. Okay, and that's my opinion. Thank you. Mancino: Ladd. Conrad: Got some problems in the neighborhood in terms of long cul-de-sac grades. Have two road segments that really should be connected. I think if everybody got notified in the neighborhood, they'd all be here. I don't think we'd learn anything else. Most everybody would be against it. So we could send out public notice but to be real honest, you're not going to hear anything different than what we heard tonight. I like preserving neighborhoods. It's hard though in this particular case, unless I hear a real compelling. I've got two real problems. Almost every neighborhood that comes in talks the same thing. Seriously so from a standpoint of, as development occurs, you know cars and what have you, we probably hear that every 2 weeks when we're here. And there are probably 3 subdivision proposals here a night. We just have to deal with it. If I were you I'd be...really angry. Don't do it. Two things though that I haven't heard. One thing I really don't know and I'm not sure how we solve it is, if we connected those two, I'm not sure, I haven't been persuaded by either group that. Development just causes more traffic. That's the way it is and welcome to Chanhassen. We live in a wonderful spot and unfortunately people are going to move out here. I'm not convinced that I've heard a compelling argument one way or another that the traffic is going to be burdensome or not. I just don't know. I tell you, we could stop all roads from going into Chanhassen because some child is going to be hurt and yeah, I have to listen. I agree. That's what happens. But on the other hand, I haven't been persuaded by any member of the commission here tonight that there's a supreme risk that a typical neighborhood deals with. Now this may be an untypical neighborhood and we may have some situations that we should look at but maybe that's a challenge for the staff. The other thing is, this really, what I've seen tonight is a real obvious turn down. It's for road or whatever. It doesn't pass to what is necessary for a private drive so regardless of whether you agree with me or not on my position, it doesn't fit into our requirements for a private street so it's a turn down as far as I'm concerned. Now maybe there's some other solutions but tonight the solution is, from my standpoint, it doesn't go in the way it's presented tonight. Mancino: So you would like to see it come back? Conrad: It's a turn down. 13 Planning Commission Meeting - April 17, 1996 Mancino: Craig. Peterson: Similar thoughts. If I had my preference, yeah I'd love to see a street go through. But that is for growth. That is for future safety needs. Development of Chanhassen. A lot of that is for 2 lots that may be developed down the road. And part of that, on the Burkholder property we have to think about not what the Burkholders would do but what their future owners of that property may do 20, 25, 100 years from now. Is an issue that I think...but I do like the idea of potentially extending Melody Hill to address that issue... I agree with Ladd that the issue is gray enough where I'd like to see more of a clear cut issue that the city should go through for public safety reasons. For access reasons. I don't feel that tonight but I think also can't approve staffs recommendation as it's presented... Mancino: Thank you. I have a couple questions. And that is for Dave on some public safety issues and this is about the street going through. Has the city not been able to plow Melody Hill west because they had real problems getting there or plowing it? Hempel: To my knowledge, no. Mancino: And has there been any problem other than the street names, because how do they know, how does Public Safety know which Melody Hill to go to? East or west... Hempel: That's a very valid point. They've learned from their mistakes in the past. Now they do require streets that have a west, north, south, east on them. In this situation it's, look at the address map and try and determine which side of Murray Hill it's on. Mancino: So luckily there are only 7 homes on that west side so they probably have those memorized. Have they had any problems, has Public Safety had any problem responding to fire calls? Anything like that in that western area during winter? I mean has there been any, I suppose quantifiable, qualifiable concerns from Public Safety? Hempel: I guess I can't answer that. I'm not aware. I've not been informed from Public Safety on that. Mancino: Okay. How do I feel? I live very close to the area and I use Chaska Road every day. I exit off of Highway 7, take Mayflower to Chaska. I never cut up Melody Hill or cut through that area at all. Actually I'd like to at different times when I kind of want to slow myself down and calm myself down because it is such a nice area. I tend to, in things like this when we have older established neighborhoods, and I don't see any clear cut value in connecting, I lean towards keeping it the way it is. The way the neighbors in the area want it to be. So I don't see a huge reason to connect it. I think that the neighbors tonight have 14 Planning Commission Meeting - April 17, 1996 been very articulate in all of their reasons and have done a good job of presenting it. I also think that staff has done a good job in their report of presenting why they think the road should go through, and they're supposed to. They're looking out for our best interests and they are supposed to show us and to give us information to make those decisions. I don't feel that the Hoben, so I would not be in favor of connecting Melody Hill. On the other hand I don't feel that the Hoben subdivision, as I see it right now, should have a private drive. I don't see that it is fulfilling any of the conditions that should have to be a private drive. It certainly isn't doing anything environmentally to save trees or grading. I am concerned, so I would like to also turn it down. Have that come back as a public street into that development and I want to make sure that there is a way for the Burkholder property in the future to be developed. I want to make sure that we address that. May I have a motion? Conrad: Yeah Madam Chairman, I would make a motion that the Planning Commission recommends disapproval of the preliminary plat to subdivide, Subdivision #94-15 under the rationale that the access does not meet the current city standards. Mancino: Is there a second? Peterson: Second. Conrad moved, Peterson seconded that the Planning Commission recommends that the City Council deny the preliminary plat for Subdivision #95-15 for Hobens Wild Wood Farms Second Addition under the rationale that the access does not meet the current city standards. All voted in favor and the motion carried. PUBLIC HEARING: SITE PLAN REVIEW OF A 38,948 SQUARE FOOT OFFICE WAREHOUSE FACILITY ON PROPERTY ZONED IOP, INDUSTRIAL OFFICE PARK, AND LOCATED ON LOT 1, BLOCK 1, CHANHASSEN BUSINESS CENTER SECOND ADDITION, LOCATED ON LAKE DRIVE WEST, TECHNICAL INDUSTRIAL SALES II, RAY COLLINGS. Sharmin Al-Jaff presented the staff report on this item. Mancino: Does the applicant wish to address the Planning Commission please. Rick Wesling: Yes I do. My name is Rick Wesling. I am with TSP/EOS Architects. We have been working with the owner of the property to coordinate all the... Very briefly I will walk through the design rationale that we had used to put this package together. This is a rather low bay...warehouse building. In other words, it's got...therefore the exterior wall 15 Planning Commission Meeting - April 17, 1996 material in an 8 inch, 10 inch, 12 inch kind of block arrangement you know...unit works just fine for this use. We have chosen a concrete block where color is integral all the way through the block. This is the block that has an applied finish on it. In addition to a block with colors integral...construction will really be sealing this block with a water resistant sealing. So the colors will change slightly. It's not significant. You probably wouldn't notice if I hadn't told you but we will be sealing the block. That's a water proofing issue for the... building. As staff has said, the feel of the building if you will, will be a smooth face block of this beige color, with darker accents. The very lowest portion of the building as it meets the ground basically will be this tobacco color with the dark accent bands, the chevrons if you will, the squares, being this dark coffee color. To carry that color scheme through at the entries we're proposing two colors of brick. This red brown brick for the body of the columns. I apologize for the reproduction here. The photograph. The colors didn't quite fit and then the darker band to carry the darkest band... The standing seam metal roof on the sloped portion would be this color. This deep, deep red with the roof coating being a dark brown color here, which will be darker than what we've shown it here. That was a fine tuning of our own design process. We have received and reviewed the staff report. In fact this drawing, this civil engineering drawing addresses some of engineer's concerns already in regards to moving the drive to avoid this existing fire hydrant. Widening the entrances from 24 to 26 feet I believe is their recommendation. We've done all that stuff. The water service and sanitary service will be off the existing stub in to the property. In regards to the landscaping, that's staffs recommendation and I can't say I can...disagree with that one. Obviously there's a balance in any development process of dollars expended versus the landscaping but if that is their recommendation, and that's what it requires to receive plan approval, we will certainly screen. And the recommendation on I believe it's 11 additional trees, we will use those trees to buffer the... Mancino: I was going to ask, if you don't mind just off the top of your head. What will, what kind of landscaping will buffer that dock area? Because that's tall. That's high. You can see it from miles around. I went out there and stood and you're going to see that whole west side of that dock area. Rick Wesling: That is a tough nut to crack. I'll be very honest with you. Mancino: Can you increase the berm from 3 feet to 4 feet? Rick Wesling: Along this edge of the property? Mancino: On the west edge. Rick Wesling: Unfortunately the land drops off there... 16 Planning Commission Meeting - April 17, 1996 Mancino: Can you lower the building? Rick Wesling: No... No, I have no place to put the dirt that we have now. We are already in a situation with the present building elevation that we're exporting a significant amount of dirt. There's two things that are driving that. One is the soils that are out there...and the amount of undercutting put underneath the parking... We've got to move a lot of dirt off site so lowering the building is... Along this side, that's a tough one. We can perhaps increase berms here and here without impacting drainage, sight lines and such too dramatically... I'm going to have to rely on my landscape architect to help me out on that one. I don't have the answer. Mancino: Thank you. Rick Wesling: We have taken a look at the...of this building. 5 feet by however long...5 feet tall. We made the decision that this is the appearance of the building. Particularly in a single wide masonry wall building could be a problem. We've moved them almost to the center of the building and we have taken the opportunity to...cut three sections through the site from locations where vehicles will be driving on Commerce, on Lake Drive West. Section A at the top, the mechanicals, let me back up a moment. The mechanical units are set almost in the middle of the building. They sit 100 feet back from this face and the closest one on this face sits 50 feet in so there's a mechanical unit right about right here. As best we can we've represented a section cutting through the...to the height of the building. These units are clearly screened. From Lake Drive West, for their view, again the units are screened and the one area of concern, but the distance is greater and there's some lower portions of the building. Section C it does, to the best of our ability to predict. We've screened the units by moving them back and that was...we're buying more duct work inside the building versus... That's again a measure of economics versus long term. Now I'll answer any questions. If not, I'll let the commission deliberate. Mancino: Commissioners have any questions at this time? Thank you. Peterson: Couple of questions... The size of the brick that you're...I assume they're not going to be that size. Rick Wesling: No, this is simply for the purpose of our board. The CNU units would be the standard 8 inch tall, 15 inch long. The brick here, as we've designed it right now would be a modular size brick. 8 inch long, 2 1/3 inches tall. Exactly the same size as the brick that's behind you right there. Peterson: And the majority of the walls are going to be that smoother style? 17 Planning Commission Meeting - April 17, 1996 Rick Wesling: The feel of the building will be the smooth block. Now I will also address the issue of staffs desire to step out portions of the building. In conversations with the owner of the property, and the way the building looks like it's going to lease up, the owner has expressed a desire to put some windows on that side and we are in the process of working through some scenarios to put some windows on this facade that will meet the tenants needs in terms of office space. We've estimated this office space is going to rent out between 20% and 22% office space and we've sized the parking... Peterson: Just for my edification...I can make the safe assumption because of the interior of the building but it's fairly...you've got two entrances on the left that makes the building look lopsided, for lack of a better adjective. Rick Wesling: We can put a more positive spin on it. We call it asymmetrical. Peterson: I mean I assume that that is the design that's most logically... Rick Wesling: There was a desire to take advantage of the fact that we've got Lake Drive West and Commerce here and then this cul-de-sac kind of T's up here... The primary exposure for tenants would be on this corner and recognizing the fact that we can't have everybody's lobby in one place. The building has to work with both corners of the site. And that's what drove that as we were planning. Peterson: And lastly the trash site is going to be where? ...to the docks. Rick Wesling: If the owner decides to have tenant leases that allow trash outside, there will have to be a trash enclosure and it will have to be out of these materials. I would presume this plan is in error. We've eliminated this connection to the cul-de-sac as per engineering's request. That's fine with us. It is now a hammerhead here. I think that probably shows up more clearly on the civil engineering drawings, and I would recommend if they do it, that any trash enclosure occur back here. You want them to be out of sight. Tenants may feel differently. They may want a trash enclosure here. But at any rate, it will have to follow your guidelines in terms of trash enclosures being consistent with building materials. Mancino: Thank you. Sharmin, I have a quick question for you to go along with that. Because it is so high up and it says no materials are allowed to be stored outside. Now in the back does that mean that there can be trailers? Truck trailers back there. Al-Jaff: Typically what will happen is they will stop in, either unload or load and then they would move on. 18 Planning Commission Meeting - April 17, 1996 Mancino: And they can't stay overnight. Al-Jaff: Not typically. Mancino: Thank you. May I have a motion to open this for a public hearing please, and a second. Farmakes moved, Mehl seconded to open the public heating. The public hearing was opened. Mancino: This is open for a public hearing. Anyone wishing to address the Planning Commission on this issue, please come forward. Seeing none, may I have a motion to close the public hearing. Farmakes moved, Joyce seconded to close the public hearing. The public hearing was closed. Mancino: Comments, questions from the Planning Commissioners. Craig. Peterson: I think my earlier question, I guess I've...I think everything seems to fit and Madam Chair, as you offered earlier, I'd like to raise the berm or lower the building but that not being the case, then... Mancino: Thank you. Ladd. Conrad: Only one point of clarification. In the staff report it eludes to each property shall be allowed certain signage. We're talking about one property here. One building, right? Al-Jaff: Correct. Conrad: One pylon sign. Al-Jaff: Correct. Conrad: Okay. So whoever makes, I guess my concern is in the motion, point number 11. It says all free standing signs shall be limited. I think the applicant, I believe they're only asking for one pylon sign and there aren't more than one properties here so that is something that should be clarified. Again, it's says that each property shall be, that's sort of our, that's being taken out of our ordinance but I think it should be applied specifically. One pylon sign is allowed for this project. That's my only comment. Mancino: Kevin. 19 Planning Commission Meeting - April 17, 1996 Joyce: The only comment I have, I believe I missed it was the applicant proposed using water off of Lake Drive West and it will be used off the regular line's been extended, is that correct? Rick Wesling: We have, well I'll let engineering address that. Hempel: Madam Chair, commissioners. That has been addressed to date. They relocated that driveway entrance from on Lake Drive West slightly not to impact that and they will be utilizing the existing sewer and water service off... Joyce: Looks like it's fine to me. Mancino: Bob. Skubic: It looks like a nice plan and appreciate that it's a very visual area of Lake Drive there. People will be seeing it. We have one concern about the roof mounted equipment that I'd appreciate that the applicant moved it towards the center where it's out of the sight line from the adjacent streets. My concern is what about some of the streets that may be a little further away and higher elevations, that they still might be in your sight lines so I would like to leave condition number 10, or the equipment, the mechanicals must be screened. That would be my preference. Staff, do you feel comfortable with the mechanics being in the center where they're proposed? Al-Jaff: We drove along Valley Ridge Road and as well as Audubon. Both those streets sit at a much higher elevation. Other than either painting the equipment with a color that somehow matches the building so that it kind of fades away into the background, or actually putting a fence around each unit, there really isn't any other alternative. Will it be seen from Audubon Road? The answer is yes. Skubic: I'd like to see something further be done to screen. Al-Jaff: Okay. Mancino: Thank you. Jeff. Farmakes: Nothing further to add. Mehl: Yeah, I have nothing further either. 20 Planning Commission Meeting - April 17, 1996 Mancino: I don't really either. The only thing that Rick brought up was, instead of the stepping out to provide variation and detail, of doing the window...that sounds fine to me. I mean I would want the applicant and staff to work out those variations. If you would see the little...windows in instead of providing that setback. The only other thing that I would really want to address is, as I said before, the truck loading area. Since we can't take all that dirt and create a berm with it and put the building down, the screening I think needs to be year round screening. Not just seasonal and from what I see out there right now, and I look at Power Systems which has two docks which are very, very visible from Audubon. And they're not as high as this building will be. I would like to see a denser sort of planting than what is out there. And I don't know if staff, I don't think I need to be more specific. If you could work with the landscape architect on that, I would feel very comfortable. But I would just add the year round screening adjectives to that. Otherwise just fine. May I have a motion. Skubic: I make a motion that the Planning Commission recommend approval of Site Plan #96-2 for a 38,948 square foot industrial office building, located on Lot 1, Block 1, Chanhassen Business Center Second Addition as shown on the plans dated Received April 2, 1996, and subject to the conditions provided by staff 1 through 17. Mancino: Any discussion? Peterson: One point. Going back to the screening aspect of it. I vacillate back and forth on the aspect of whether it's better to try and screen something and maintain that screening. I guess I turn the question back to staff. What are we using...what are the other alternatives that have a longer life value? Al-Jaff: There's been metal. Parapet walls. Peterson: Parapet walls in this case aren't viable. Al-Jaff: No, they're not an option really. Painting the units, but it has to be done in a manner that it's either going to work or it's going to turn into something that will scream at you. We will work with the architect and investigate that option of either painting the unit. Peterson: Bob, were you thinking of that as an alternative? I sense that you weren't. Skubic: No, I'm comfortable letting staff deal with that to their satisfaction. Peterson: I have no more questions. 21 Planning Commission Meeting - April 17, 1996 Mancino: I just have a friendly amendment that on number 15, the applicant must provide additional year round screening of the truck loading area. Skubic: I accept your amendment. Mancino: I would also like to make a friendly amendment on 16 that the applicant will work with staff to provide variation and detail to the architecture. Skubic: I accept that amendment also. Mancino: Thank you. Any other discussion? Conrad: Yeah, I'd like to add an amendment that condition 11 be restated to indicate that there is only one monument sign allowed for this site. Skubic: Amendment is accepted. Mancino: Okay. A second to the motion. Peterson: Second. Skubic moved, Peterson seconded that the Planning Commission recommend approval of Site Plan #96-2 for a 38,948 square foot industrial office building, located on Lot 1, Block 1, Chanhassen Business Center Second Addition as shown on the plans dated Received April 2, 1996, and subject to the following conditions: 1. The grading plan needs to be modified as follows: a. The westerly parking lot grade needs to be adjusted to drain half of the parking lot north and a catch basin extended from the cul-de-sac to convey stormwater runoff from the site. b. The overall site must conform to the master drainage plan. Detailed storm drainage calculations will be required prior to issuance of a building permit. Drainage calculations shall be for a 10 year, 24 hour storm event. c. Grading limits shall be adjusted to end at the property line to avoid impacting existing boulevard improvements. 22 Planning Commission Meeting - April 17, 1996 2. Erosion control measures such as rock construction entrances, protection around catch basins, and silt fence around the perimeter of the site need to be shown on the final construction plans prior to issuance of the building permit. 3. The applicant shall use the existing sewer and water service provided from Commerce Drive. Utility extension from Lake Drive West shall be prohibited. 4. All access driveways need to be 26 feet wide face-to-face and the turning radius on the drive aisles from the easterly parking lot on to Lake Drive West and Commerce Drive need to be increased from 10 feet to 15 feet. 5. The easterly curb cut on Lake Drive West needs to be moved easterly 8 to 10 feet to avoid impacting the existing fire hydrant. 6. All driveway curb cuts along Lake Drive West need to incorporate pedestrian ramps. 7. All driveway access points shall be constructed with industrial driveway aprons per City Detail Plate No. 5207. 8. Fire Marshal conditions: a. Additional information will be required with reference to warehouse commodity classification, height of storage and shelving plans. Contact Fire marshal for details. b. A ten (10) foot clear space must be maintained around fire hydrants. City Ordinance Sec. 9-1. c. Comply with Chanhassen Fire Department/Fire Prevention Policy #04-1991. "Fire Department Notes to be included on Site Plans." Copy enclosed. d. Comply with Chanhassen Fire Department/Fire Prevention Policy #07-1991, "Prefire Plans." Copy enclosed. e. Comply with Chanhassen Fire Department/Fire Prevention Policy #29-1992, "Premise Identification." Copy enclosed. f. Comply with Inspection Division Installation, Policy #34-1993, 'Water Service Installation for Commercial and Industrial Buildings." Copy enclosed. 23 Planning Commission Meeting - April 17, 1996 g. Comply with Chanhassen Fire Department/Fire Prevention Policy #36-1994, "Combination Domestic/Fire Sprinkler Supply Line." Copy enclosed. h. Comply with Chanhassen Fire Department/Fire Prevention Policy #40-1995, "Fire Sprinkler Systems." Copy enclosed. i. Install and indicate on plan a post indicator valve (P.I.V.) on water service. Location must be approved by the Fire Marshal. 9. The applicant shall enter into a site development contract with the city and provide the necessary financial security to guarantee compliance with the terms of approval. 10. All roof mounted equipment shall be screened by walls of compatible appearing material. Wood screen fences are prohibited. All exterior process machinery, tanks, etc. are to be fully screened by compatible materials. As an alternative, the applicant can use factory applied panels on the exterior to the equipment that would blend in with the building materials. 11. The freestanding sign shall be limited to one monument sign. The sign shall not exceed eighty (80) square feet in sigh display area nor be greater than eight (8) feet in height. The sign treatment is an element of the architecture and thus should reflect with the quality of the development. A common theme will be introduced at the development's entrance monument and will be used throughout. The property shall be allowed one monument sign located near the driveway into the private site. The monument sign must maintain a ten foot setback from the property line. The sign should be consistent in color, size and material throughout the development. The applicant should submit a sign package for staff review. A separate permit is required for all signage on site. 12. Lighting for the interior of the business center should be consistent throughout the development. A decorative, shoe box fixture (high pressure sodium vapor lamps) with a square ornamental pole shall be used throughout the development area for area lighting. All light fixtures shall be shielded. Light level for site lighting shall be no more than 1/2 foot candle at the property line. This does not apply to street lighting. Lighting equipment similar to what is mounted in the public street right-of-ways shall be used in the private areas. Wall pack units may be used provided no direct glare is directed off- site and no more than 1/2 foot candle of light is at the property line. 13. Park fees shall be paid in accordance with city ordinance requirements. 24 Planning Commission Meeting - April 17, 1996 14. Applicant must provide 49 trees on site to meet ordinance requirements. Trees must be a minimum of 2 1/2 inches if deciduous and 6 feet if evergreen. The applicant is required to guarantee the trees for two growing seasons. 15. The applicant must provide additional year round screening of the truck loading area. Landscaping must be provided on the north, west and south sides of the area. 16. The applicant will work with staff to provide variation and detail to the architecture. 17. The applicant has not shown the trash enclosure location. The materials used to screen the trash enclosure shall be the same type of block used on the building. All voted in favor and the motion carded. PUBLIC HEARING: CITY OF CHANHASSEN FOR SITE PLAN REVIEW FOR AN EXPANSION TO CITY HALL ON PROPERTY ZONED OI, OFFICE AND INDUSTRIAL DISTRICT AND LOCATED AT 690 COULTER DRIVE. Public Present: Name Address Bill Schubert 640 Conestoga Trail Todd Haunen Minneapolis, MN Bob Generous presented the staff report on this item. Mancino: Thank you. Any questions at this time from staff? At this point. Mehl: I have one. With the, in looking at that roadway up to the north side. If there were an emergency or something where you needed to get a big fire truck back there, is that easy to do? I mean does that turn into that area allow access for it? Or wouldn't it ever go back there. Maybe there's another way. Another side of the building. Hempel: Madam Chair, members of the Commission. That's one of the reasons behind increasing the drive aisle width. Was to accommodate public safety vehicles. Also contractors periodically will stop at City Hall to pick up permits and they have a dump truck 25 Planning Commission Meeting - April 17, 1996 with a trailer or Bobcat on it. This will enable them to maneuver much easier through the parking lot as well. Mancino: Thank you. Mehl: So there's plenty of room? Hempel: That's correct. Mehl: Thank you. Peterson: I had a question on that same driveway. It says there's four stalls and parallel parking. Is that same grade as the parking lot... The grade on the upper level thru street... and the lower area where the parking lot is now? Generous: Correct. The water will flow to the west. Peterson: Just for curiousity's sake, is there a reason why the main lot parking stall isn't at grade level...? Generous: I think the applicant, our architect might be able to answer that one. Peterson: Not that I have any bias on that... Todd Haunen: I might be able to help answer that question. I'm the planning consultant from Hoisington Koegler, Todd Haunen. Landscape architect...and I didn't hear your question. Peterson: It was just that the grade of the thru parking street seems to be at the entrance level and the handicap parking seems to be down at the lower level. Why wouldn't you use the four stalls at grade level versus the ones at...? Todd Haunen: The front...parking along there was for contractors. It's 10 minute parking so contractors can stop in, get their permits and leave. So it's more or less temporary parking than long term parking and in order to get water to drain properly, stalls there on that... parking lot are about 3 feet lower and they need to be that way just so we have proper drainage to the south. Mancino: But that doesn't mean you couldn't reverse it and have the developers stop there and get out for 10 minutes. 26 Planning Commission Meeting - April 17, 1996 Peterson: Yeah, I guess I don't see a developer with a big 4 wheel drive pick-up truck doing parallel parking personally. Mancino: That's a good comment. Is there an applicant? Generous: Well there's our consultant. Mancino: Okay, does the applicant wish to address the Planning Commission? Or their designee. Richard Palmer: Good evening Madam Chair, commission members. I'm Richard Palmer representing KKE Architects. Todd Christopherson, the construction manager with Amcon retained by the city, couldn't be here this evening... Mancino: Okay. Any questions at this point? We may have some later. Thank you very much. Can we have a motion to open this for a public hearing please. Farmakes moved, Peterson seconded to open the public hearing. The public hewing was opened. Mancino: This is open for a public hearing. Anyone wishing to address the Planning Commission on this issue. Bill Schubert: I'm Bill Schubert, 640 Conestoga Trail. First question to the commission. It's my recollection that at some point, approximately about a year and a half ago, that this was brought to the people to vote for expansion of this city hall and it was turned down. Is this a true statement? Mancino: I don't know. Bob? Was this brought? There was not a referendum was there? Generous: I'm not aware of that but I'm not really certain either way. Mancino: I am not aware of a referendum. Bill Schubert: ...and it's certainly been discussed and my recollection is approximately 2 years ago...got turned down and I was wondering if this was a similar situation associated with the community center that was voted on and turned down and happened anyway. On the plus, Bob was kind enough to return my phone call and explain the justification for this thing. I am for this. I'm questioning. 27 Planning Commission Meeting - April 17, 1996 Mancino: You are for it? Bill Schubert: Yes. Yes, I will give you that component. A couple things that I see associated with this plan. First of all, this city is growing. Unfortunately...I enjoy the small atmosphere of when I first arrived but unfortunately progress dcos occur. We've now greater than doubled in size since this...building was built and now we're increasing by a third. Would this expansion...is a way in the future to expand this building even further? Has that been considered on this board to determine expansion? Generous: Yes I am aware of that one. There is potential for expansion to the south. It would be. Bill Schubert: Can I see that...? Generous: I don't it... Bill Schubert: Okay, just if you could point it out... Generous: It would actually encompass the land that's located south of Coulter Drive. Which is the road that runs south of the building. Expansion would be in this middle area and it would move out into that area. There are some ideas for a plaza area out there and expanding possibly the Council Chambers out there and Library and the senior area. Mancino: But there is no time line to this expansion at all? Generous: Not currently. Not that I'm aware of, no. Bill Schubert: What would happen to the current building that is across the street? And what would happen to Coulter Drive? Generous: Coulter Drive would be vacated and turned into a parking lot, plaza, landscaped area. The city center, if you will. Mancino: And what would happen to the building? Generous: That would be demolished because there'd be parking on both sides of the building when that did occur. 28 Planning Commission Meeting - April 17, 1996 Bill Schubert: Okay. Another question is, what is the...first of all going south on Kerber. We're currently on...some trees and...and very little parking area and I would have a large parking area... Mancino: That will be around the perimeter of the parking lot. Bill Schubert: Okay. And the last...how much of the... Generous: All of this, the ballfield located right to the northwest of City Hall. That basically the infield area is part of the new parking lot. And the drive aisle would be expanded out to the north. The plan is to maintain the skating rink that is just on the north side there of the City Hall and some of the... Bill Schubert: Okay. Is that ballfield going to be moved or removed from... Generous: Bandimere Park would be the next major facility that would have ballfields that I'm aware of. Mancino: But yes. I mean the answer is yes. It would be permanently removed because there will be parking lot. Bill Schubert: So it's not being pushed further out into the soccer field area? Mancino: Not that I'm aware of. Do you know? Generous: I haven't heard any plans and Todd didn't mention anything. Mancino: Okay, but that's a good, very good question. Bill Schubert: ...still has a sign in the middle of a cornfield saying future site of. Do we have a more set date of when Bandimere will occur? Mancino: No we don't. We will be having a park referendum to decide that. Bill Schubert: Okay. I was just concerned that if we lose this ballpark, certainly we are in a shortage of ballparks all over this town. Mancino: I can tell you that those of us who volunteer and work with the city are well aware of that and are doing planning right now. And if you would like to be involved in that planning, please leave your name and address because we'd love to have you join us. Okay, 29 Planning Commission Meeting - April 17, 1996 good. Anyone else wishing to address the Planning Commission? Seeing none, may I have a motion to close the public hearing and a second please? Peterson moved, Conrad seconded to close the public hearing. The public heating was closed. Mancino: Comments from commissioners. Don. Mehl: Yeah, I'm still looking at that street on the north side. Where that roadway and I'm looking at those four stalls that are for parallel parking. I assume that roadway is going to be a two way traffic. Are those four stalls intended for vehicles either eastbound or westbound? And if you've got a westbound vehicle, isn't it going to be maybe a little awkward to pull over into the eastbound lane to line up to make a, to be able to back in and park in that parallel parking spot? Do you follow me? Mancino: Kind of. Dave, I'll let you. Hempel: Madam Chair. That's correct. It's intended for westbound, eastbound traffic to use those parallel stalls. It's not intended for westbound traffic to try and do a U turn at that location and fit in there. It would be a very tight turn. They would have to jockey back and forth to do that. Mancino: You do know there are some of us who would try it. Bill Schubert asked a question from the audience. Hempel: No, it'd be a two lane road there. Mehl: But there will be people probably be parked there that are facing west. Hempel: One point we could look into further is possibly 45 degree angle parking there too and eliminate that temptation. Mehl: That would make additional spaces too, wouldn't it? Hempel: That would also increase or push the drive aisle further to the north. But we can certainly look at that. Mehl: Other than that, I think it's a reasonable plan. I really have no comment, anything further at this point. 30 Planning Commission Meeting - April 17, 1996 Mancino: Okay. Jeff. Farmakes: I'm going to use this opportunity to make a comment in the hope that maybe somebody at City Council might read it. It's funny how we deal with government buildings when we look at this stuff. I'm thinking in terms in comparison say with Chaska City Hall. They worked out a plan...We seem to deal with this, and particularly building that's...we start out with a 70's, early 70's building and then we kind of, we had a baby and we decided to build another room. We have another baby, we build another room. We deal with this thing and we approve this stuff on the basis of little compartments. And what we wind up with as a whole is, in the 90's we're still building a 70's building and we look at the building and how it fits in this main street here. We're continuing to make these same process mistakes. It seems like the city has a really difficult time dealing with our own buildings. We seem to have a much easier time dealing with somebody else who comes in here with a PUD. There are compelling reasons for this, because we're spending taxpayers money...government buildings in many cases are some of the nicest architecture that we have in various cities. How come they can do it and we can't? We seem to have a way to continue this building the way it is. We're doing that again. Now looking at where this parking's going, I think this is where the parking should go. What I'm looking at must be 30 different plans for this building over the last 10 years and the various ways that they're kind of going to do things. We're doing these things as we go along and we don't have that phase expansion II, phase expansion III, IV and V as we look at it as a whole. There's still a lot of arguments as to what we would park...integrate. There's the issue of ballfields. We had some of these discussions when they talked about moving some of the recreational facilities to the new school. But it seems to me that one of the things we could learn here is that if we expand parking, if there is an addition, how does the parking go into that also, and as the expansion heads to the south, or is it, I sure think that it should expand to the northwest. Or excuse me, northeast where the hockey field is because it seems to me that that's a grossly incompatible use for this park as it stands now. We're also missing the opportunity for a city square at the junction of Market and our main street, which is at the center of the city and as it stands now, it's being wasted. There is no front to this building. Nor has there ever been. There's a couple side entrances and architecturally when you look at it...where the image that's coming out, there's no door there. And there's a good reason for that. Because half the building wasn't there at one time. It was added onto. So to me nothing in this building really works and every time I drive by it I kind of cover my face up because I really don't want to look at it. But I get emotional about buildings and some people don't. I still don't think the city should expand at all to the south because that's very precious land out there, or will be. Or there's potential it will be, and I don't think it should become a bar-be-que yard for the city or bar-be-que deck type situation. The city, contrary to my opinion, to their advice, there is enough room there to support a fairly large gathering of people. Because I don't think all of Chanhassen shows up at the same time for any particular one function. And in looking at the 31 Planning Commission Meeting - April 17, 1996 relationships to how it's being used now, or even if we add another 10,000 people to here, I still think that that's far more visible to what's happening in town as an area as the civic potential, than sticking it back up the hill. I think. And I wish what we would do would be to look at all of this type of thing at the same time rather than trying to fix all these little bits and pieces of the problem, which is what we're doing. And I kind of go back to how they develop when they cut the street out and put the old city hall there. We did that for two parking spots that after this year probably will never be there again. So here we're stuck with. Mancino: Say that again. Farmakes: Well, the old city hall over there. The old city hall that's kind of trapezoid over there. They stuck that in that position so Pauly's could save a couple parking spots. We spent $55,000.00 in a foundation that we now can't move. But after this year that parking lot will be out of there probably. It will be gone. So what did we save for the future of the city? To me 50 years from now they'll be scratching their heads wondering why that building's like that. Unless they read the Minutes, they may never know. I hope we don't wind up doing that here, is what I'm saying. That we try to solve a little problem and have everybody scratching their head wondering why, what does that have to do with the parking lot as it is now? When we approved the city center, the senior citizen add on down here. It was just like this. When you approved the other expansion for the public safety office,just like that. We look at the little piece and all of this area, we should be looking at the whole thing. We have a comprehensive plan that we look at. The same theory behind that. We don't have a guide for any of this. Basically it's whether or not the coffers are full at the year we come up with a plan and I wish we would take a little better long term thinking on that. Mancino: Is there a plan? A fully integrated plan for the area for this public space. Generous: Hoisington Group put something together. I don't know Todd, are you...? Todd Haunen: Yeah. I wrote down a plan, maybe you can turn this back on. Early on, about a year ago we had done some master planning to try to incorporate those things that potentially would happen up here meet and mimic some of the same things happening up here. So what we wanted to do is create this very strong corridor along the side of the building that would invite people back and forth. So rather than this be a single entity in itself, City Hall and a park in the back and the front, with the parking would all become one entity and work together. But that was some the master planning. Then from there we did several different schematic drawings of how the parking would work with the building and hence we are where we are today. 32 Planning Commission Meeting - April 17, 1996 Mancino: So this is following a master plan? Todd Haunen: Yeah. I mean we had done several different ones and although this parking is different from one of the original master plans, it's very much in line with what we originally did with the last master plan that was approved. Farmakes: When did you first start on working on a plan? What was the date? I know it's three separate design groups have worked on this plan the last decade, none of which has gotten any funding approval so I just, as far as loading and going through the process. As far as I know nothing has come before the Planning Commission that I know of other than bits and pieces. Todd Haunen: June of last year was when we started doing the master plan. Farmakes: Okay. So I think my point's made that. Mancino: That we haven't seen it. Farmakes: Well not only we haven't seen it but this is, there's been many renditions of this, what to do with this and my concern is the process as it stands now, how it's being one. It's not very integrated, I think. Mancino: Thank you. Bob. Skubic: That's tough to follow. I just have one small comment...what Don and Craig had said...diagonal parking in front of the building be...handicap parking also... Mancino: Okay, Kevin. Joyce: I appreciate what Jeff is saying. I think it's important what he said. I don't feel knowledgeable enough at this stage yet to make any statement except it looks to me like we're adding on to a building and adding onto the parking and...it says Chanhassen City Common site. We're only going to...commons itself...ballfield so that's my feeling. And I can see where Jeff s coming from. Mancino: Ladd. Conrad: I'd like to address the handicap area too. In terms of where it's located. I think Craig brings up some good common sense points so if staff could review that and make a recommendation... I think it's just a good common sense thing to look at. Unfortunately, not 33 Planning Commission Meeting - April 17, 1996 unfortunately but I think what Jeff said, you know when you don't know a whole lot, it's real easy to comment. Jeff was fairly involved in reviewing some of these designs and some of the things he said, I really believe him and I also know some of the decision making is very practical. We have so much money. We can only do this. I just want to reinforce what Jeff said. From a Planning Commission standpoint, really don't know that there's a master plan. How this fits. I know that, I'm not convinced that we have the right vistas in the future, and that's not a knock on our, who's guiding us. I mean I'm just not convinced of it yet. I think we need those vistas. We're going to be a big town and I guess I just haven't seen what we're going to look like. Doesn't mean it's not there but I haven't seen it. I'm real convinced that the Market Square type concept is important. A good city image is important. I see we're going to be expanding certain ways and I'm not sure how that really fits in and reinforces our image so bottom line is, really to make some comments. I guess we should probably pass this along but also with the note saying that we don't get where we're going. Mancino: Is this something that you think that the Planning Commission should have a work shop on? Conrad: I think City Council's played with this. I think they have seen 30 versions and the word is not real tight, or aware of what those versions are in their decision making but you know, so I guess it's just worth somebody presenting the long range plan. If there is one, a master plan, I think we should see it and then we'd be much more adapt. We challenge all our builders to do that. Well what's phase II and III. Well we don't, we're approaching this, the next little piece and I'm not sure we're treating us differently. Farmakes: One of the questions you often ask is, where's the front of the building? Conrad: And again, there's...answers for us and it's real practical Jeff but I think you really bring up some, I don't think we should be so short sighted and cost conscious that we don't develop a good long term look for the city. In terms of vistas and buildings. I hate to think we're forcing parking towards 78th Street. Just hate that. I think that would be dumb. I also believe that under, different versions of what I saw does not give us the right presence along a road over to, pointing to the east here. At least in my, if my memory is correct so some things that I thought were important probably aren't being incorporated into the plan right now. Mancino: Craig. Peterson: Ladd, I think your last comments summarized my thoughts...in that we are, as a commission asked to think about the future. The city asks us to play that role and tonight we're looking at only a small part of the future. We talk about we ask other developers to 34 Planning Commission Meeting - April 17, 1996 provide us with the vision of the future and now we're being presented tonight without one. We're asked to just focus on this. What we have here now and that's part of...and I was confused by it. It's although it's been done before so now it's being processed through as just as...somewhat uncomfortable with that. With the aspect, being specific to the plan however. The idea of having stalls, if there is an entrance to the building, it's probably where those four stalls are going to be and whether there's handicapped parking there really isn't as much of an issue but I think that is the focal point that people will be utilizing...contractors stop in for 10 minutes and having contractor vehicles...City Hall. It's a nice thought having four stalls there but I don't think it was thoroughly thought through as to what the impact would be, or if we think the staff should relook at that...not having it there at all for both the aesthetic value and from a logistics of having on a one way, you're going to have people parking at 45 degree angles. You're going to have people coming in the wrong way... Mancino: I really have no new comments. I mean I just agree completely. I read it through and thought, where are we going? What philosophy do we have in our public spaces? What do we want them to be? I looked at this and couldn't figure it out. All I knew was that the parking space is bigger than the footprint. This new parking space is bigger than the footprint of the City Hall. And all I can see is adding more and more parking spaces. And I think Jeff s right. It's a 1970's building. Anyway, let's get on with this. May I have a motion? May I have a real live motion please. Peterson: Madam Chair, I'd make a motion that the Planning Commission recommend approval of Site Plan #96-3 for the City of Chanhassen Hall expansion prepared by Hoisington Koegler Group, Inc., stamped received March 28, 1996 subject to the conditions 1 through 7. With condition 8 that staff re-address the parking area on the north side of the building to further investigate the viability... Mancino: Is there a second? Conrad: Yeah, I second. Mancino: Any more discussion? Conrad: Yeah. I guess I just want to document the fact that, which will probably come across if the Council listens to this and reads it, but document the fact that the Commission really doesn't know where we're going. I'm going to vote yes for it simply because I think the City Council spent a lot of time reviewing this. I think they really did spend many of their hours trying to figure this out so at this point in time I'm just saying, hey it's your deal. But if I'm wrong I think they should kick this back and we should take a look and see where the overall building plan is going for Chanhassen. 35 Planning Commission Meeting - April 17, 1996 Mancino: Any other discussion? Peterson moved, Conrad seconded that the Planning Commission recommend approval of Site Plan #96-3 for the Chanhassen City Hall expansion, plans prepared by Hoisington Koegler Group, Inc., stamped received March 28, 1996, subject to the following conditions: 1. The final site plan should be revised as shown on Attachment No. 1. 2. Erosion control measures such as rock construction entrances and protection around the storm drainage inlets should be incorporated on the final plan set. 3. The proposed storm sewers in the west parking lot shall be relocated to the west curb line and parking lot grades adjusted accordingly. 4. Evergreen plantings should be increased along the northern side of the new entrance drive and to the north of the building to achieve a more complete windbreak for the site. Electrical outlets should be installed at the base of the evergreens planted north of the city hall. 5. For the overstory or large deciduous shade trees as described on plans, recommendations include: sugar maple, red oak, hackberry Kentucky coffeetree, and white oak; for the small deciduous shade tree recommendations include: crabapples, hawthorn, amur maple, Japanese tree lilac, serviceberry; and recommended evergreens include: red pine, Black Hills spruce, and Austrian pine. Large mulch beds should be considered under groups of trees and shrubs. 6. The southern and northern landscape islands in the new parking lot will need aeration tubes installed. 7. Signage shall comply with city code requirements and must receive a separate sign permit. 8. Staff shall re-address the parking area on the north side of the building. All voted in favor, except Mancino and Farmakes who opposed, and the motion carried with a vote of 5 to 2. Mancino: Do you want to give findings for opposing? 36 Planning Commission Meeting - April 17, 1996 Farmakes: No. I just want to reiterate my thoughts...reason for opposing is just... I think the process is flawed. I think it's the same process that's been responsible for some of the other problems that we've had. It's an issue of integration. Mancino: I'm of the same feeling. The motion carries. It goes in from the City Council. Generous: May 6th. NEW BUSINESS: Mancino: Do you have any new business? Generous: I can tell you about the... Mancino: Tell me about what? Generous: ...center. Mancino: Okay, that would be good. Generous: Creekside Second Addition will be coming in sometime this summer. That is, it's a small, approximately 7 or 8 acre townhouse development north of Creekside in the corner of Timberwood there and south of where the industrial...are coming in. We've had discussions with T.F. James Company and the last two lots on the West Village Heights, the Byerly... center should be coming in this summer. I'm meeting tomorrow to talk to the developer of the industrial property next to the school site. So they look like they're coming forward this summer also. Mancino: With what? Generous: An industrial office park. Conrad: Where? Generous: Just east of the school, I'm sorry. On the east side of Bluff Creek. Also Lundgren Bros will finally be final platting the Rogers-Dolejsi piece on Lyman and TH 101. Mancino: That abuts the Bandimere Park? Generous: Yes. 37 Planning Commission Meeting - April 17, 1996 Mancino: Okay. Peterson: The all important question. Taco Bell? Generous: Taco Bell is submitting, well they have building permits so they should be going shortly. I think these road restrictions are holding up a lot of construction right now. Mancino: Taco Bell? Was Taco Bell approved? Generous: Yeah. That's next to the Boston Market and Perkins. Conrad: You said you liked it. Mancino: Are you sure? Generous: And we're reviewing the Applebee's site plan, or building permit plans so that will be going shortly also. Tires Plus, as you can see is already on the way. Mancino: And do you know what's slated for those two, the Charlie James, the end of Byerly's complex? Generous: They wouldn't tell me. Another strip center. But they're looking at a conditional use. Two buildings. I was trying to negotiate that they push straight up. It was like a descending building so it cascaded back as the lots narrowed and I wanted to talk them into breaking up, the farthest piece and pushing that up towards the front. Conrad: Gotta do that. Gotta. Generous: So at least I know the...that's where I was coming from. Peterson: Do you hear anything...planned for the Prairie House? Generous: Yes. We received a site plan for that. It's a retail building. Sharmin will be working on that. Mancino: The other thing is the Villages on the Ponds. We'll be having work sessions in May. Generous: Right. We meet next week with Brad Johnson to finalize his, how he wants to go forward on it. He was discussing with Kate possibly moving to three sessions and I met with 38 Planning Commission Meeting - April 17, 1996 the Environmental Quality Board over in St. Paul today. The size of the, the scope of the project is such that now they are required to do an Environmental Impact Statement. They're looking at an alternative urban area review, which is a slightly shorter process. It's more efficient if we get the church in there on pretty close to their time frame. We'll address all the same issues. Mancino: How many acres is the church buying? Generous: I believe it's like 8.5 or 8.6. Mancino: So a small percentage, okay. Generous: But we'll be busy this summer. Mancino: Thank you. Approval or so noting of the Minutes from our last meeting. APPROVAL OF MINUTES: Farmakes noted the Minutes of the Planning Commission meeting dated April 3, 1996 as presented. CITY COUNCIL UPDATE: Generous: April 8th, Council did the second and final reading for the buffer yard ordinance. There was one change that you might be interested. They wanted a little equity in the process so after we determined what the landscape requirement is, based on a formula that was in there, then they just provide 75%. And if the abutting properties want their 100% screening, they should put in the 25%. Conrad: Say that again? Generous: Okay. We have the formulas. We could determine what was the minimum planting for a buffer area. Once you have that number, you multiply by .75 and that's what the developer is liable for. So they're not going to have to put in all the landscaping if the neighboring single family homes want some of that landscaping to the 100% buffer, they're going to put in the 25%. Mancino: So why didn't you just reduce the minimum buffer? Generous: Well we already did that. Mancino: Okay. Would someone from the City Council like to speak on that? 39 Planning Commission Meeting - April 17, 1996 Steve Berquist: I think Bob's almost right. The 75% was adopted with the stipulation that if the adjoining property owner wants more up to 100%, they shall, it should be paid for on a 1 to 1 basis. So if they want 80%, and that includes 2 more bushes. One of which would be paid for by the developer and one which would be paid for by the adjoining property on up to the 100% mark. Is that clear? Mancino: Why? Steve Berquist: We just decided that. Mancino; It was too onerous? Steve Berquist: ...some equity and if the adjoining property owners were adamant in their request for additional buffering up to the 100% mark, that they should share in the cost. Mancino: Steve, is that with single family... Steve Berquist: Between for instance, Lake Ann Highlands and Windmill Run and situations such as that. That's the sort of development... Mancino: I understand that better. Any other questions? Other updates. Generous: The bluff side, or side of bluff ordinance was also approved. I did have one note. The D.R. Horton project, the applicant for that land use amendment from office industrial to residential... Mancino: The 504 units or something. Generous: Yes. The applicant is withdrawing his application. We just have it verbally. Mancino: No, I think that the City Council should go through that presentation. Sit through that presentation. Conrad: At least three times. Peterson: Did they give a rationale for it? Generous: They didn't want to fight anymore I guess. We told them there's other lands available. Maybe they want to look at those first. 40 Planning Commission Meeting - April 17, 1996 Mancino: Any other major? Generous: No. Not that I know. Mancino: Did any commissioners that attended that meeting, are there any comments? Any other comments from staff? Thank you. ONGOING ITEMS: Mancino: Do you have any ongoing items? Generous: No, we just touched it. The Villages on the Ponds will be coming back. We'll break it into smaller pieces so we're not inundated with all the technical details. What I found out today, through this process we can approve the development contingent on the AUAR. They being approved by the EQB, Environmental Quality Board...environmental impacts of the project. Mancino: Anyone else have any ongoing items? So we can make Jill stay late. OPEN DISCUSSION: ENVIRONMENTAL COMMISSION UPDATE: Generous: Do you need to adjourn or something? Mancino: You want us to adjourn for this? Generous: Well how do you do that? Mancino: We'll go ahead and have Jill present and then we'll adjourn. Sinclair: Thank you...members of the Commission. My main objective tonight was to give you an update on the Environmental Commission and basically what was written in the memo is about all that can be said about that right now. We're still...on the 29th. Monday the 29th so it's kind of in a holding pattern as it is. Mancino: Okay. Jill, how is the Environmental Commission different than the Park and Rec Commission? What's it's mandate? Sinclair: I did make up a mission statement for the Environmental Commission and I'm sorry, I didn't include that. It will be included in the next packet. It's more of a comprehensive...kind of environmental issues whether it's boulevard plantings or community 41 Planning Commission Meeting - April 17, 1996 gardening clubs. That kind of thing. Not just things that happen on public grounds but things that could happen on private property too. Getting...things like that. Mancino: So with the addition of the new City Hall, will you see some public spaces used for gardens? Sinclair: Maybe. If we're lucky. But anyway I just included a number of different things we've been working on...so I thought I'd give you kind of an update on some things that go on. I can go over each one but we could get out of here in record time so I'll hit the highlights. One of the...Tree City USA. At the end of March I attended a luncheon... highway sign on the east side of town...We're limited to the amount of signage we can put on a four lane highway. Mancino: How can they say that? There are big billboards on 494... Sinclair: ...operation signs are a minimum height of 7 feet...underneath this which means you have to raise everything up which would cost the city $200.00 for each sign... We also got a plaque... A flag that we will fly during the month of May, which is Arbor month... Mancino: That's great. Sinclair: There's 154 cities in Minnesota that are Tree City USA so it's an honor. Among other things...the Arbor Day celebration. That's on the last Saturday in April. This year we have five groups that are planting trees...but a lot of Girl Scout troops...Do you have any questions about any of the other programs? The compost site just opened last weekend and it was a fairly busy day... Peterson: Who's...that Highway 5? Sinclair: MnDot. There is $300,000.00...The majority of them are going to be large over story trees. There's lots of oaks. We have a wild flower prairie area on the corner of Powers and TH 5...so as you come into the city it will be mostly ornaments. As you go out it will be large overstory trees. Mancino: How many trees are the Girl Scouts planting? Do you have any idea? Sinclair: Two of the groups are planting 100 each and another group is planting about 50. So last year we had a Boy Scout and a Girl Scout troop that planted 400. 42 Planning Commission Meeting - April 17, 1996 Mancino: Do you ever get homeowners associations involved in that? In their neighborhood parks. Sinclair: I've advertised for things like that and not yet. But that's always an option. Mehl: ...test program, is Chanhassen a problem area based on tests or not? Sinclair: All of Carver County is high risk because of the soils so there's a number of factors that determine whether or not your home in particular is a high risk. If you have an older home, there's a little more air spaces. It's a looser house. There's more ventilation which would kind of reduce your risk basically. The gas moves out of your house. There's less of a risk. In some of the newer homes with really air tight, good insulation and sealed basements, things like that, you may have a higher risk of having radon in your home. I also mentioned, the County is applying for a grant that would be used to supply builders with radon abatement kits I believe they're called. Which would be installed in the new homes. And it'd basically be a...system up through the roof from the foundation up through the roof to let all those gases out so. Mancino: Would that be city code that they have to? Sinclair: No, it wouldn't be city code. Mehl: Why not? As long as it is potentially a serious health threat, why wouldn't it be city code any more than having a deck railing so high or you know? Sinclair: Yeah. Good question. I'm not really sure why that's never been addressed before. I know the building officials were concerned, these kits that would be supplied to the builders, because one of the installation requirements is that you lay a plastic sheet underneath the foundation, which is concrete. If you do that, it takes 2 to 3 times as long to cure the concrete. Builders will not take that time. So they'll end up punching holes in the plastic, which kind of forgoes the purpose of it all. So the building department thinks that there might be a problem with people actually adhering to the requirement of the installation of this. But the builders who care will do a good job...but that's one of the problems. If it isn't done properly. Conrad: Jill, you have an environmental commission that's being established. I'm trying to figure out what their job is. Right now we're collecting fees for water quality improvements, are we not in our taxes? Sinclair: Yeah, storm water. 43 Planning Commission Meeting - April 17, 1996 Conrad: Is that under your? Generous: That would be part of it. They would have to prioritize those programs and projects. Conrad: See that's, Steve that's really important that somebody manages that function. We spent a couple years of our life trying to get that going and I don't know what's happening so that's part of the environmental committee's direction or management responsibility. Generous: Exactly. The storm water committee didn't have enough to keep going and neither did the tree board. Conrad: No this really, this is the right, the whole committee, a commission that looks at a variety of things I think makes a lot of sense but also we develop some direction. I just don't know how this direction is carried out. Sinclair: Yeah. I'll put the mission statement in the next packet and you can look at that. Conrad: I'd like to. Secondly, one of the real simple things that we looked at in terms of water quality and things that we can do, we're dealing with sewers and getting Girl Scouts out painting manhole covers. I've never seen that happen. Has that happened? Sinclair: Yeah. Around Lotus and Minnewashta I've seen storm sewers that have been... I don't know if there are maybe in certain neighborhoods around those lakes. I'm not sure what. Conrad: Is that a responsibility that you share or? Sinclair: I think that would be Phil, something to do with water. Mancino: Water Resources. Mehl: I saw them doing the painting last year on our street. Conrad: Did you? Mehl: Big Horn Drive. Conrad: It's a real simple thing to do to make people aware that this stuff goes into your lake. I really didn't...so that's not you? And Phil reports to who? 44 Planning Commission Meeting - April 17, 1996 Sinclair: Kate. The oil tank storage program. Mancino: Where is that? Sinclair: That has been put on hold by the State so that's not going to happen this year but what it is is, the County and the State which supply us with a large container where people can bring their oil and oil filters. Right now I believe there's three locations within the city that you can bring your oil. Jiffy Lube, Goodyear and SuperAmerica up on TH 7 and TH 41. And this would just be one more spot that people could bring their oil to help promote proper disposal. Mancino: Hazardous waste disposal. Any other questions? Thank you. Thank you very much. May I have a motion to adjourn the meeting. Conrad moved to adjourn the meeting. The meeting was adjourned at 9:20 p.m. Submitted by Kate Aanenson Planning Director Prepared by Nann Opheim 45 3 CITY QF 0_4: ti y, _ .or -- CHANHASSEN 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317 (612) 937-1900 • FAX (612) 937-5739 MEMORANDUM TO: Planning Commission FROM: Kate Aanenson,AICP, Planning Director DATE: April 25, 1996 SUBJ: Discussion of New Urbanism Under the Liveable Communities Act,the city needs to review its policies and ordinances for housing opportunitites. Shortly, an application will be incorporating"new urbanism." The purpose of the discussion is to inform and educate the Planning Commission about alternative development approaches, including new urbanism. OUTLINE I. What is new Urbanism Duany Video II. Attributes Socio-economic Density Transportation Design architecture Public/private green space Ilik III. Where else is it being done* Edina Minnetonka Uptown IV. City's Goals How does new urbanism fit in Chanhassen Comprehensive goals Possible sites for its application V. Disadvantages of urbanism VI. Please glean through the material on new urbanism * If you have time try to visit or be thinking about concepts of"new urbanism" V Y y >. y y y C ¢, N w .� ..0 y 'G y +�+ y F. C .� >. ca y C4 C 0. O Y y N U c C h � y _ o y 6. O C ) o L .0 " ° o ... y U e7 c3 a U .,0- y .y C3. y .0 '� w y 8 C4 y :}/��+.w> Y N N LI y y y •y� +u ° xh. C° I.Y N O N F.�. 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BEvELOPfflE'iTs .. .•. that"typical suburban land planning and de- i "The movement to reform American ur- The New Urbanism's velopment don't work any more and need to banism is prevailing,"claim the CNU's six be fixed.' coordinators—Peter Calthorpe,Andres Call to Arms He recalls,"When I was making a speech Duany,Elizabeth Moule,Elizabeth Plater- recently,I asked the audience to name a Zyberk,Stefanos Polyzoides,and Daniel From October 8 through 11 in Alexandria, New Jersey community built in the past 50 Solomon."The evidence is everywhere.At Virginia,the Congress for the New Urbanism years that is a really good place.You know least 100,000 acres have been designed ac- (CNU)held the lrsi of four conferences what?Nobody could name a single location, cording to new principles by several special- planned through 1994.The 200_.arc ipants But development patterns aren't going to ized firms.Even the established planning included architects,planners,and academics change for the better just because people want firms most responsible for suburban sprawl from the United States and Canada,as well more aesthetic,more satisfying communities. now offer this type of urbanism as an option." as real estate developers,lenders,civil engi- Americans are profoundly conservative about According to its coordinators,the CNU meets,and public officials,including Milwau- choosing a place to live,and they base many of is not just another visionary think tank. lee hlaycrJohn Norquist. their decisions on economics.As more people Plater-Zyberk describes the organization In day-long sessions running from 9:00 realize that the cost of constructing and main- as"a multidisciplinary way to address the '2.m.to 10:00 p.m.,the Congress set forth taking typical suburbia has gotten out of future of our cities,proactively rather than an ambitious national agenda:a sweeping hand,they are starting to think about innova- reactively,with a prescription for change reformation in the development of Ameri- tive ways to plan and build new communities rather than a mere reflection of existing can cities to change American urban and and retrofit existing ones." disorder." suburban life for the better. The Congress for the New Urbanism is The New Urbanism's planning and Joel Schwartz,an architect,builder,and a response to the failures of America's built development principles are quite straight- real estate developer in New Jersey,believes environment. forward:The built environment must be • •a eye. • ;i!'.73/4=',..;;11-: 1. l i••'•'•\ `/ •` '{• `�—��\/J'l -7�'> -( • • • • •/• Il i4714"...7,--S"."--...j:::4--t-.....:..7.... '- 4....,....,-:_.:111: -.....". - -___ i , .0 �.L1 1'2•'kali.• -_ 1T• •_ <. s ' �f T sae Aio, . .. ........r._;;;;,;:t. -, --7.7 --;....z....1.....; __.) .,"-==.-••-.;;.- .16,,Parldrtgltrticlure 14' li_Nliiin'''''.7--...T. 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El L; ,... • , -A. • Ellegas Zoning for anew master inNIa Intl;,,,,s. , , . - .eiaa.,....-., plan for downtown South • • *` i ; s.�' :�,. ,' a""`"`. - _ — Miami,Florida,called the �� ;.v . 1• "Z•t i �'"Ii - ,Q /,��e{-' �� �Y�..111151111,e,2-• Mlnl'N�i j,�!� hT.+.r-q�-�w�w yi. �'�"' Hometown Plan,was ! ■m- i . �...,.,.. • r p •li F ii' lap adopted in October.Al- „.•:•:-..-. 0 , zi-1;.:4,'..'-' .11 � .....4.2601 . r'' ,.i J o ',.' -,..i+ though the structure of the —J .• ,ti��, :. -- 1.4=41;,-;,,r;;'i+ : � L Vis,c -[ exis>ing downtown-a r. __ � -, ,.r=7;7.- 1_,..- t main street at the center il� I 77-5L,. ..7:41174. t �~51 ' _ of smail blocks-is hair /' • -"..x'''•.,.re,i.• f-{ r � { 1 MOM 1 _ _3 tonal,the random place- .Z.,,, ' ® _ a"p' • T ._ r'7-, :44441110A 1:s,p • t mend of newer buildmgs. __ 'e • _ �• .,/.. .,4_41•:-''T.'-= �-�� :: f`:j •• wide roads and narrow _::` ',,, C'_ �. ! r� - ,, • - -'t 411 _ , G-rte�_: sidewalks,and a preporr -' , alga ' fr `'' ,i••••• ,a , r derance of conurtercial 0�. _ r� ., , 1 f f fr. • =... •.-:a, and parkcinquses have drr .' • �• i l7' . 1 1: O • ; ;. '.R'.a.t-"• 1,- .9a swaged pedestrian use. The Honretewn Plan ap- ples the ptarciples of the New lhbanism to create more activity.Buildings are placed to form street spaces into public"rooms."Mixed uses,including apartments and offices above shops,are encouraged through incentives.Sidewalks along the main street are widened and a tree canopy is restored.Parking lots are placed mid-block,and on-street parking is in- treased.The Haile )shopping mall(at the upper tight of the inset map)is redeveloped with small blocks,a variety of building scales,and a town green.Implementation of the Home- tninrn Planis,cectPdto coxa through small development projects following a precise design code and various incentives,instead of through land use controls. diverse in use and population,scaled for the and Indian River counties."I give many pec- innovative projects in central cities and sub- pedestrian,and capable of accommodating tures to citizens groups.When I talk about urbs alike,creating a mistaken image in the the automobile and mass transit.It must the form and structure of traditional towns, public's mind that the new urbanism is elit- Lave a well-defined public realm supported I walk them through a perfect town model ist.The term"new urbanism"is meant to re- Ly an architecture reflecting the ecology built in 1900 that still functions well in terms place"neotraditionalism"and broaden the and culture of the region. of everyday life and personal relationships. public discussion of the CNU's principles Working from a fundamental belief that "These groups invariably get excited to from merely single-family suburban neigh- the act of building can make the world a bet- the point of anger,"he continued,"and de- borhoods to all development in the nation's ter place,the participants want their plan- mand to know why we have developed what metropolitan areas. ruing principles to influence not only single- we did in recent years.People have broken Of equal concern to the conference's par- family residential development at the fringes down in tears.They realize that what we ticipants,some developers and architects of metropolitan areas but also higher-density have done in South Florida and Los Ange- have grafted a few of neotraditionalism's and mixed-use projects in central cities and les,to name two locations,is inhumane and most obvious features—a front porch here, existing suburbs. financially insupportable.And they want al- a picket fence there—onto typical suburban Public officials and real estate develop- ternatives." subdivisions and then labeled these projects rrs who attended the conference in Alex- Despite emerging public support for "neotraditional developments." andria believe that the American public the New Urbanism,two growing threats "These developers have latched onto the increasingly supports the New`CJrbanism's - could-limit-its'1ongternriucpacror> retro- - -Ne,sairb 's 's:growing-sun Pts to sell sub- principles. politan development. divisions that have no connection with these 'In many parts of the country,a funda- In recent years,many participants pointed principles and do little or nothing to satisfy mental revolution is occurring in the devel- out,some of the New Urbanism's planning public demand for this more sensitive form opment industry,a shift in paradigm,a shift principles have been mislabeled as"neotra- of development,"said architect Calthorpe. in values toward many of these principles," ditionalism"which has a suburban conno- "As a result,the public can now buy houses said Dan Cary,executive director of the tarion.Thus,when discussing these new in conventional suburbs styled as villages Treasure Coast Regional Planning Council, approaches to development,the press has and neighborhoods,which the press pro- which represents 53 local governments in usually focused on the secluded resort town claims are representative of the new move- Florida's Palm Beach,Martin,St.Lucie, of Seaside,Florida,and neglected dozens of ment.This inability to discriminate between . _ 17 "The future conferences ,try. whnc °W C ran�acco o _ w'Urbanism and its hollow imita' discussed the need for a tom on terms- Ceat 11i "Think s mer c lish if we wort together with can act men tions will,over time,result in the conclu- oology,a d sought to establish standards historic reservationists,residents of romises of socia],economic, for the New Urbanists s planning and talists, p Sian that its p development. and fauenvironmental benefits have been false. center sties,even residentsthe me decline that Irt the afternoons,architects and plan- that are experiencing • The movement may then be seen as just another fad' center cities did a generation�g C �n remarks at the con vers presented their current work and that a broad based alliance, In her introductory articipants could both critique learn for the better ference,Plater-Zyberk threw down the p really maks profound changes "We must move from the mar- from such diverse urban projects as a ply ma a metropolitan development" gauntlet Santa Monica Civic Center and South r the New Urbanism moress,as objects lofe media curiosity,to a Miami's downtown redevelopment plan. I�otr. Tbc Contrf (See illustrations on preceding pages.) will bold its seCon meeting May 2r Ur m Los central role in reforming urban life. Futu1e c Infer rces,commented archt- will els.The CNU ll rs trued"Tl'c Butldmg the This ambition must be played out on of ROMA Design Group S rnaril three battlefields.* tett Boris T Block,and the Street,"and it:Jill y The New Urbanism already has em- center plarmmg j drvrlopmrnt isua.At in San Franc:- should explore how the the New barked on the fust two battles—to do with New Urbanism's principles can retrofit exist- ��m j crrbip in the Congress for academia and practices The third struggle, in city and suburban communities,particu' eat its cmt crrnca are by h and has just begun, B Lrbanism and anntdanc f which concerns policy larl on infill sites like former industrial ar invitation�k—Charles Lockwood will determine the ultimate success or fail- eas,railyards,and military bases. ore of the movemc•ot_ Indeed,many conference speakers,in- How will the Congress for the New eludingDuany,stressed the importance of - e oUr- banism fight these battles to reform the bsdedeveloping the CND's implementation inits v est of America's cities and suburbs strategies—for example,rewriting the codes in its vision? and hard that affect all development and area prereq- Through organization,unity, uisite for the success of the CNU's agenda, work,say its organizers_"You have been in aired here not so much to learn but because or working with lenders who say go or no- you have something to teach,"Duany told go to proposed projects. she CNU audience- The next three conferences will give pat- h'the morning sessions,participants ticipants the opportunity to discuss ideas mended:educes covering the history of d poogreater detail and forge these Charles Locdisthe in books suburban development,identified many of npme t ategie ou can architecture and dress .mss. 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AHWAHNEE PRINCIPLES for Resource-Efficient Communities Reprinted from Western City Magazine, September, 1994 ....- ,---•-, L• -1.: o ♦ Y• •.y.U% - + j. • ,•� `'i1. ..• 4 1 • • 1. : `' ..!'_ 1'11.1 ••-•':-::"..t'.--:zit.0111.161. .,,•% . ' . • • .7. tl-:' - Vz--t-,:-.,,,,'''.:.1;74.;•- ., ;-4-.....,3:1• • • +, !ter 'peri %e.�,`��.. : �q �` y• '....4f4-• �i?•--�--310-44: :l C�.�::i s moi•.t -.1 . ;''• --. 't� _•i.F - •. 't'"' - "T lii • :'•-":'' * - -• 'r.. :6_••-?- '''...“..it-6:31'..::::."•!;1-." • ,' --i-.;;'-6,-, ,:l.lf;•,•• '. / i• --.16.".••:•*:::--; / - .-,-...„..s7- .....d.i I . -. ',- .:;-- . ••-•.'7,-..• - r•,...=,s:ti.,-.1,-,;:.4?7,-. \ 4lr.: :.f 1TWitr1 •• i :e � M y }l{ , • : :2v ii - -, 1 - 't v.-� ► 'CSit • "j`sr - :.. •' - t .: ya � j all.t: s ' ' . _ . j=:=: �.el:Ce• •''../• tr. F • ' " _• ..-i4:47,,,,..:. i ` ~+ j _ ' x6 _ 61 . 1: � i-411 T ]la' ' . :.:1;,, ' q . i F Y`ti57-i'a '7'11:4-...P.r..-W.,.-C- fa.1 : Tr - ' i - 1k a ! > l :' - , r . ' c ' 5: S F I t • f_vj ! -Santa Barbara.American Institute •;. Pedestrian-oriented street in Santa Monica ofArcha e.cts.California Council *'' ::r ROMA Design Group 6 i 7.:-..!:• ui. . _ t -:iie s • ( II.., - �� .�• .�! `L •♦ _.'+ t�.t.�'r'�:;�_%?�.aZL.,.•ie t.>,, ••��/:. a' • .. r - ------4".-2. -- i --I -11 _i . - ; - ', 1140RE_LIVABLE. ®® \ -..II;;' 't..- - °CO IM •M HITIEf _ f I ,,� : ,,.: 01/ r•' rptL�,d 1 `�. �,,,;,mo�� i r�, -17•t:'li.-',r-, / -, ... . •. • _ . , 1 .i..!..,. /.:.. g - awe—. • ..s ,- I,dill ti• t. 1 r _ / --.1 .• s• lr:. • '�- ; •',; :- :It:. s •%0 I g' :' rinritTtirmnnr� _ } 1r��,� �"' «rc- 10 _ 4-641k. _1-.ti=. 'def- . it011111114t - .. I �•- ... A1C,•. _. 'J4!Y*. Y,.�M•�•, ._ Seaside.Florida MU arc/site/is Horton Plaza—Where the mall was sited downtown.City of San Diego 1 ities everywhere are facing similar problems - Increasing traffic congestion and worsening air pollution, the continuing loss of open I space,the need for costly improvements to road and public services, ti the inequitable distribution of economic resources, and the loss of a sense of community. The problems seem overwhelming and we suffer from their consequences every day. City character is blurred until every place becomes like every other place, and all adding up to No Place. Many of our social,economic and envi- everywhere by car-there is no other ronmental problems can be traced to land option.We must take a car to the store for ...use pra£tices.adopied."since World.ar.II. ....-a gallon of milkrdrivethe children to•Lttle In the late 1940s we began to adopt a League practice, even spend part of the notion that life would be better and we lunch hour driving to a place to eat.And would all have more freedom if we planned as roads become increasingly clogged and and built our communities around the services further from our home,we spend automobile.Gradually,rather than increas- our time as anonymous individuals wait- ing our freedom,auto-oriented land use ing for the traffic light to change rather planning has reduced our options.Now,it than chatting with friends at the corner takes much more time than it used to store or playing ball on the lawn with the carry out our daily activities.We must go neighborhood kids. LEAGUE OF CALIFORNIA CmEs • '2.i. ,. .' _ '_ ••••.7.--z ,.--.....: ,fes-`7� .�. Rather than designing towns so that we developing new notions of land use l - " � =-�"Y•.: can walk to work or to the store,we have plan:iing; Andres Duany and Elizabeth - - .N-'!..,./..-)";:•:•- --.4' . -_` -. .: :��.- separated uses into homogeneous, sin- Plater-Zyberk, Stefanos Polyzoides and -���,;,`:��. gle-use enclaves, spreading out these Elizabeth Moule, Peter Calthorpe, and �'�,GZ- i... � - .��_�`=: uses on ever-increasing acres of land.We Michael Corbett. These innovators • •`` :.4 -• - grouped together housing of similar {" -'+ ' - - • - -�`�-=.. g types were asked to come to agreement ,, - .v, *ow.+• ". ... for similar income levels.We clustered about what it is that the new planning /-: •�".v�►'----- , '-. . . • retail stores into huge structures called ideas-from neotraditional planning - 4-,r4;44„-...� "� ..�. .`a= malls, surrounded by endless acres of to sustainable design-have in corn- • . ' • y z,...-.p,4 +-.--;..7.;.....,,..... .5411. parking slots. Businesses imi` .ed the mon and from there, to develop a -1:::•�: �%�:;M�.,,•�•%.,-���','atry'-!>,..1�,�s H, mall,creating"business parks`: usually --.,t of community principles.They were (•. ,•;....4.• •,,,,..- ;%� '',�,, �`'.% without a park in sight, and with .n 4.k. g people the_ asked how each community should "" _-. ,- working in clusters of similar buildings relate to the region,and to develop a set of . 1 �jlre -`' �' and parking spaces.At the same time: regional principles. Finally, they were hQelp - • public squares, the corner store, main charged with defining how these ideas rPeQ"�it __ •f street, and all the places where people might be implemented by cities and coup- • --_..• _. ng ` could meet and a sense of community ties.The architects'ideas were drafted by . could happen were replaced by an abyss attorney Steve Weissman into a form which . '' �"� -_ •' of asphalt would be useful to local elected officials -/•'. , ' .,—.r = "- : '� Even people are segregated by age and provide a vision for an alternative to �--.- ="�'...c...•`�••• ..:N„a„ :z.r + and income level.And those who cannot urban sprawl.A preamble,topics of spe- 1- ..4 - .� '*� , �_ drive or who cannot afford a car face an cific ideas, community - ' principles. ,. • � . - `\� enormous disadvantage.In the words of regional principles and implementation �'..;: ►.i` • r• " •-" - Pasadena's Mayor Rick Cole. "There's a of the principles was presented in the .'`ti�-%' r=' • ' ' ::•. ` - 4.17- loss !.1!- .y raw=� .� • loss of place. a loss of hope, and it's fall of 1991 to about 100 local elected .,• '...-44,.. ...4:.,-.'"5 "„,4..•••:-...4, ,..- '�• • • killing our souls.' officials at a conference at the " - $ • -.1•••••:----" The effects of single-use, sprawling Ahwahnee Hotel in Yosemite.There ,.••-moi_ � ���', • 11g.. developmentbecomingthey highly V.'-�' .��.-v p patterns are received both a hi hl enthusiastic - -,. �? increasing clear-. And, with that has response and their title-the Ahwahnee "�f - evolved a realization that there is a better Principles. . 1, +��"' way_Towns of the type built earlier in this � ' .s ! -- eentury-those compact,walkable corn- Rearth_ ft1r. munitieswhereyou could walk to the COMMUNITY PRINCIPLES '^-:s,..- •ar ,,_ _ apm _ store and kids could walk to school,where The communityprinciples '�~ ,. �l�ater:'Elio -' define a corn ':. , �_::, ..• gaCroap '' there was a variety of housing types from munity where housing and all the things 1:4r= v :. apartments over stores to single-family needed to meet the daily needs of resi ` = ? • units with front porches facingtree-lined, dents are located within walking • •: ,i distance :� � - �z.. :,i•.y:.-:;.s Y. narrow streets-these towns provided a of one another.They call for returning ' ,• .4 4= fifes I .., ``_... _ �:; , rye that now seems to many of us far to historic population densities around —.. 0'� '-- 1; _ " :'' '"' ate:1 "`z� � -N-....-1r".•-"----.4 preferable to today's neighborhoods.Thus transit stops to provide the critical -,--k;:=.. '• ;�� .--.•...-,:„.. -.:.---:-.-`--c- -., we have seen an increasinginterest in a mass of =Y = '' ;/-14-1•Z.-:',--,-.-,;-:---.,...•'-;1, we people and activities in these e__ �'`� `:, =` -z= _. •:- number of concepts that would bring us areas needed to make transit eco- -:= •" *'-);-.;-. ' -; "' '- " •'-' •'� back to a more traditional style of devel- nomically viable.They call for hous- -= ,� 1 opment and a style of planning that would ing which provides places to live for -.7:,...'z'-'44,13,_;.-___.._-----ir ��• "• _ter be more in tune with nature including a variety of people within a single • -7 .t• -:_ ><<_' ..• •_. �," '--= neotraditional planning", ��` •-�•-•-- - ''".,- p g", "sustainable neighborhood instead of separat -•-�-•-.-- . • . development"."transit-oriented design". ing people by income level,age or family ' .:'x.' the"new urbanism", and the concept of situation. livable"communities. The Ahwahnee Principles state that de- 7 In 1991.at the instigation of Local Gov- velopment should be compact but with open �e r, . ernment Commission, staff-member space provided in the form of squares or • t �t a?'r,; Peter Katz.author of the New Urbanism, parks.Urban designer Michael Freedman =_, • J -the commission brought together a group ==describes this as space=making-rather ! 1 . I -. - of architects who have been leaders in than space-occupying development. -) •' s f1 .•i'.� - Rather than surrounding buildings in '. .; 3.:•_,,_�• Judith Corbett is the Executive Director of the the center of unusable landscaped .... '� �'~ ~y"� Local Government Commission, a nonprofit, areas(space-occupying development), f I '! `:' nonpartisan membership organization of local Freedman says we should use build f •' elected officials committed to finding local solu- ings to frame public space (place- tions to problems of state and national signih- making design). • tante Joe Velasquez is a Council Member for -. . / the City of Cathedral City. Continued ' : •,'..„,- WESTERN CITY,SEPTEMBER 1994 ? Cin,of The Ahwahnee Principles.•Toward More Livable Communities, Continued San Diego :- - Freedman holds that to plan for more that we can actually see where one corn- livable communities, heal government munity ends and another begins. Growth in Population and officials must understand the human From a transportation standpoint,one Vehicle Miles Traveled scale—that is, the basic relationship of of the most important principles is that So p„or people to the environment in which they all parts of the community should be con- MIU live. In neighborhoods, for example,we nected by streets or paths— no more 7ays 2125, must recognize the relationship of the dead end cul de sacs, fences, or walls tmx house to the front door to the street In which prevent us from going directly uoz lxra doing so.we will create the sorts of places from one point to another. Narrow 1404 rGPte which bring people together and create a streets rather than wide streets,are rec- 12ez 1m •• vitality, a sense of community. By Pram- ommended because they help slow traffic 1G3% »1ra • ing open space with buildings which open and make it safer for pedestrians and •x _ sr, �x iip onto it,we gather more eyes to look upon bicycles.Narrow streets also create more 44% • sx the area and that creates places that feel attractive, more people-friendly neigh-4cs VX more safer.And with that design solution borhoods and shopping districts. • • uz • comes more compact development — Finally,the community principles call for • KW Mil roc NI roc IV development which has less costly infra- more resource-efficient land use planning— MNPaeu{¢b,Gverh structure requirements,and development the preservation of the natural terrain, rn.r,i.deWits rnr.r which is more walkable and more easilydrainageand vegetation:and the use of nat- r.a ufx ... .y,.,.kr�r.,.a,. d �dK ...�r. r. s+x�c served by transit. ural drainage systems and drought tolerant Further,the principles call for an end to landscaping and recycling.They ask that the monotony of contiguous, look—alike buildings be oriented (as required by the building by separating each community California Solar Rights Act of 1978)to take with a well defined edge,such as an agri- advantage of the sun for heating and nat- i cultural greenbelt or wildlife corridor, so ural breezes for cooling. . My De • . Modal-Split . - (as percentage of total trips) 90% ED% 7D% L0% ! • 3D% ;- 4D% - • Y 30% _ 11 • �: . t 20% . -.4 IA ".-4, :'•,1 IE. 4 • .._ . f 1.11....:i: -.1D% - .. - • - IjtC '�•'I: --L i Y- - United States Great Britain France West Switzerland Austria Netherlands Sweden Germany V Auto ■ Walking/Bicycle Public Transit • Other LEAGUE OF C.,LIFOR\LA CITIES -,4,♦. _ :R• , -s-.. • -. . , f^j QS p��-: ` 4. REGIONAL PRINCIPLES vided visual models of all planning propos- • The regional principles call for the land- als."Without involving citizens from every i.. 7---s• ,....4\,...• use planning structure to be integrated sector of the community, including devel- _- �A""� within a larger network built around trap opers, the political viability of a new plan • ~ sit rather than freeways,with regional insti- may be limited.Citizens must be getting /7 p , _ Ffi•- •_ �,, lutions and services located in the urban what they want and care enough to be ,;y' ' I! )iii..., _�i;core.A perfect example of this can be vigilant about it so that the plan cannot /t r �_ 11 , found in the City of San Jose where city be changed by a single property owner ! " j'' -0•,' '•-- • - .r - planners chose to locate a new sports sty out of self-interest. _r'1f' -': 'y`' dium in the downtown area,close to sever But the stability of planning policies _ '•`""!.---....,_ - ' ' — -*. ��" >•-Mair`' al rail stops rather than off a freeway.The is not the only advantage of citizen par- ` ��T;, =;, r_: al restaurants and shops are ticipation. Bringing together citizens to _ -;,*,- . benefiting from the increased number of create a common vision for the community Sari Df "��•• .,`� passers-by before and after games, and has more benefits than just the creation of a cyofs` Dsi�p -...•. freeway travel is les. clogged than it other- good plan that will be upheld through time. 03 Diegtfi"o wise would have been. The process itself can create a sense of The architects noted that regions community and an understanding among - should be distinct from one another previously warring factions. r rather than fading into each another as However, it is difficult for citizens to •••-•-•"".r- a • they largely do today.Each region should visualize what a new planning scheme '�' ,-1- - p be surrounded by a wildlife corridor or is going to look like after it is built if --i- . . , greenbelt and the materials and methods they see only a one-dimensional ' ,, „, .. 1 �*allw of construction should be specific to the sketch or read about the plan in a six- -J.t • 44, , 'S-krt..- `.. region.Santa Barbara and Santa Fe come inch thick planning document. A e '_ �, • • • " forward as two excellent examples of number of techniques have been + -t- •J t ' _ ';E �4:: communities which have followed these developed to address this problem. '' f f t J. 4,1,4 : _„ '. principles and which have realized there The visual preference survey. �� ' �,. are economic as well as aesthetic advan- where participants are provided an rt' •, , / :' :.. rages of doing so. Both of these cities opportunity to express their likes and dis- ` L` 1i� . .: '. �: have implemented strict design guide- likes through d �.' B judging slides,allows citizens ; u� :- ' = •• .-.04.4„./..•. •.- Tures for their downtowns which preserve to literally see concrete examples of their 4►'�bal3 ._ . . � "' the historical architectural styles of their options.Another useful technique is corn- c, * ... -- regions. Because these cities have puter simulation where the visual results t10.441•7•'.#•;: ":•" �'/W����t itir tN)t'.•..r1� -%, retained a very special and distinct sense of a physical plan can be created on the f = • `1 .:1--•. i.r__.,„,:.. ' Pthey highly popu- computer.Another method involves tak r' - =L�-`•'� Wit,'�;'•-' • of lace, have become hi hl �">F• -*•- �:�,•-. lar both as places to live and as tourist ing participants on a walk through their ,;i • .�-* +.',:- t. :.�c.• ;¢a• destinations. . ... •s `t#'�:r 3' .e 'T: ,, own town to determine which portions ••• •?-4 -•-1(Vt :;+ G%c .`sem._r= - t of the community look good and funs '`, illr4 .i4.11'f ' ..S"- ' tion well and which do not. F- :(:,•_.' f• _ - " IMPLEMENTATION PRINCIPLES - = - The implementation strategy advanced -- • -;•�/,� • -, by the planners is fairly straightforward IMPLEMENTING THE _._ =� � '` and simple.First,the general plan should A H WA H N E E PRINCIPLES _� . ` � -R. `x" -6 be updated to incorporate the Ahwahnee The concepts embodied in theirstiz - =:" -Y Ahwahnee Principles are being Principles_ Next, local governments _ •-- _ _ �-i� �_�--- should take charge of the planningby p le .44..,....;.„...-..,..„2.?.....„,,,• '.� . g mented cities and counties throughout -.'^�=° process rather than simply continuing to the nation,with most of the activity occur- ;k p -• ' y, =`, ` react to piecemeal proposals. _ ring on the east and west coasts. In1•4177%--,75...,....-.-,_, Prior to any development, a specific Pasadena,the participation of 3,000 res- �r , r �`' plan or a precise plan should be prepared idents from all sectors of the communi- � l - . based on the planning principles. With ty resulted in a general plan with a guid- '- �` * � the adoption of specific plans,complying - ^moi - ' =; : r Mg principle which states,"Pasadena x.•:=•'•-s- "...;,1,,..44,`;', ;;, "Prom`theirproc`eec--wTarr wi1I be a city where people can cir- ` ` `- f� '• Z. .' delay.The developer will know exactly culate without cars."The plan lays "?.:_ .��_ ! •y ". '.177.-.1-:,;...,-:: ; what the community wants.There should out where growth should occur- ' `'"a �"• j '..- f� .`.K< be no more costly, time-consuming, - , .�• -'1"• ��`� ~ primarily along light rail stations �� r,�. guessing games. ,� - - I! •f .., and in neighborhood commercial _ •`:., ! 7- " -� ••s•em. Finally,the architects put forth the most areas within walking distance of '- = zt - m.,_:-$17--.. �� ?'�: xi r critical principle of all:"Plans should be .±.t•>.~•-•- • • - -7"... =r;;: .r developed through an open process and �' ', 1�� ;vY participants in the process should be pro- � �.� 'i_ Continued i WESTERN CITY, SEPTEMBER 1994 ~�44•`�r.;_ _= ,,:`� -•t;,; ty The Ahwahnee Principles:Toward More Livable Communities,Continued ' WoMrclles - trio cols Avoca •N - :Al N¢1 A - residences.The city is now preparing spe- a 3,000-acre development near the Ontario / n cific plans to guide what that growth airport to incorporate the concepts of the should look like. One of the projects, a Ahwahnee Principles in that project j. _ -- mixed-use housing development near a With the assistance of urban designer \A .t downtown rail stop,is already complete. Michael Freedman,the City of Cathedral • _ _ In San Jose, the city has produced, City is no longer focusing solely;e_I den- - under the guidance of citizen advisory sity and the control of uses as a means ;� } • groups,a total of four specific plans for of guiding its future growth. At a joint ^` I-- �: . infill sites in various parts of the city meeting of the city council, planning • 1_. ..! -ii II'•+E�4 .%.: -I covering a total of almost 1,000 acres. commission, and architectural review j �t t�, Their goal is to ensure that new committee, Freedman presented the ,,�K "�'• ' = -`Nei - -- development will occur as compact, Ahwahnee Principles and the key role of 44 •r. =yr mixed use neighborhoods located local government in future planning and • .v-;,1. '`' near transit stops. general plan development. Cathedral '" ''1"_.•' ' �' The City of San Diego has adopted City adopted the Ahwahnee Principles by ~- t. '— ;•D prcM - "Transit-Oriented Development Design resolution and has started to incorporate _ v,5ts-• -.,: i ` Guidelines"for the purpose of redirect- them into its general plan.With only 50 a - ing existing patterns of building within percent of the city built out and develop- - ' the city and helping reduce the corn- ment plans on the table,the city council __ _ munity's dependence on the automo- acknowledged the importance of having bile.The planning staff has completed planning guidelines. An innovative city '% • _ the first public review draft of a cornin the desert region. Cathedral City '"' Q ~' " "� prehensive zoningcode update that understands the best way to deliver good q_ r. ilto will create zoning designations toplanning principles is to work both with ,a •r t�•a�_ ' �\ �� implement the guidelines. the community and the building indus-ef (�, ,rk -cri i ' ' , In Sacramento,Walnut Creek, try to develop a comprehensive strategy _ �;r. Santa Barbara and San Diego, of p,ann;r_�.more livable neighborhoods. ---.."-•;,..,713'•: • � Lw4 city officials have broken new Even the federal government has .�41 n •13-(1-.: ••••1 ;(A/4;e" ground by siting new shopping malls embraced the Ahwahnee e Principles.Archi- tect=-'J v•�._ -' N. • • downtown, near transit, rather than off tect Peter Calthorpe reports that the plan- t'.-- , ''"'I _„,,cob."-- freeways.The benefits include both a ping concepts outlined by the Ahwahnee _ -,� '•V --4-1 ----,.....ns.-� ;,t_::. X41 new surge of economic activity for Principles have been written into a guidance Ari,- _ .....,-*A:-...:, = _, : •-.,- downtown businesses and a reduction document recently published the federal 1211 i cobett • _�? in auto use and the associated nega- government Calthorpe was a coauthor of 1y[icl� •�. -`.::•;-•_..i.::-': -*;':+ tive air quality impacts.The Califor- the document, Vision/Reality produced by :;.. ; ':.':~_y;r_ -.;..- nia Air Resources Board has noted the U.S.Department of Housing and Urban .k-•I' _-�• that over 60 percent of the people Development for local government officials ..4'.1-..-.- • - ---' ��„, ••' - arriving at San Diego's downtown interested in applying for Community t� ,., -%' mall, Horton Plaza, arrive via Development Block Grant program and `'-'= `ti" ''• .='l.• :: I. 3:14,A1 transit or walking. other funds. ..-.1. TM a Developer-proposed, large- A number of city planners believe that, te .. : :1 - .ate'•,,�- s .,,,, ._ ,: 1 •- - scale,new development is also if they can just solve the problem of traf- 4 • • 1- : ,. `,, = reflecting the influence of the £�c,they can solve the major problems of r..'CO s - -: -4'.:------ =-f_ t %^firs .1. Ahwahnee Principles. The their cities. Yet, the simple needs of the ''" ' 1 --- '•'`_ :.:4:---', 4=-''` = =:.- ='• 1.000-acre,Playa Vista infill automobile are far more easily under- '- -:e�"''...,•�., ._�-•?�'-:"-- ---_----- - _..-• _'•'" .4" ' -7:,:x - ••`: - --• project in Los Angeles will stood and accommodated than the corn- 1=' ,vs- •• _•- -=fir; community will add a feeling of security. charge of the process of planning while project often cited as the best existing example When they need to go to school, to the involving and utilizing its best asset, the of sustainable development in the world. The store, or to baseball practice, children people who work,live and play in our corn husband-wife taam ofAndres Duany and will be able to walk or ride bikes rather munities.IN Elizabeth Plater-Zyberk made headlines than being dependent on someone's driwith their highly successful Seaside develop- ving them there. ABOUT THE ARCHITECTS ment in Florida and have become highly ac- The top down,traditional planning of claimed architects and planners of over 70 yesterday is no longer an acceptable The architects who gathered in 1991 to de means of making cities.The people served velop the Ahwahnee Principles are all inter- new towns and commune revitalization pro- must be i. i red. When people come nationally known for their inspirational work leas. Stefanos Po! zc."!, r is an Associate together an oenly discuss their visions and innovative ideas. Peter Calthorpe, Professor of architecture a, '.t University of for the future,a sense of community will Southern California. He and his partner, result Bringing citizens into theprocess is one of the leaders of the New Urbanism' Smg Elizabeth Moule,are the architects of Los mag- of developing and revising the general movement and was cited by Newsweek azine as done of 25 innovators on the cutting Angeles'downtown strategic plan and Playa plan will also result in new developmentVista in Los Angeles,a model application of which both serves the needs of the corn- edge.'Michael Corbett*,aformerMayor of munity and is used and respected by the the City of Davis,has received international the Ahwahnee Principles residents it serves.To make better,more recognition for his design of the resource-effi- livable cities,local governments must take dent Village Homes development in Davis,a '.'Nike Corbett and Judy Corbett are husband and wife. • `�' 1THE A'HWAHNEE PRINCIPLES - - PREAMBLE: 6.The location and character of the corn- REGIONAL PRINCIPLES: Existing patterns of urban and suburban munity should be consistent with a larger 1.The regional land use planning struc- development seriously impair our quali- transit network. ture should be integrated within a larger ty of life.The symptoms are:more con- 7.The community should have a center transportation network built around gestion and air pollution resulting from focus that combines commercial,civic,cul- transit rather than freeways. our increased dependence on automo- tural and recreational uses. 2. Regions should be bounded by and biles.the loss of precious open space, B.The community should contain an ample provide a continuous system of green- the need for costly improvements to supply of specialized open space in the belt/wildlife corridors to be determined roads and public services,the inequit- form of squares,greens and parks whose by natural conditions. able distribution of economic resources, frequent use is encouraged through place- ;. Regional institutions and services and the loss of a ceree of community. ment and design. By drawing upon the best from the past 9. Public spaces should be designed to shouldobe locatednt,stadiums,museums,etc.) and the present,we can,first,infill exist- encourage the attention and presence of be in the urban core. ing communities and,second,plan new people at all hours of the day and night. 4. Materials and methods of construe communities that will more successfully 10.Each community or cluster of commu tion should be specific to the region, serve the needs of those who live and nities should have a well defined edge, exhibiting continuity of history and cul work within them. Such planning such as agricultural greenbelts or wildlife ture and compatibility with the climate should adhere to these fundamental corridors, permanently protected from to encourage the development of local principles development. character and community identity. 11.Streets,pedestrian paths and bike paths COMMUNITY PRINCI P115: should contribute to a system of fully-con- IMPLEMENTATION STRATEGY: 1.AD planning should be in the form of netted and interesting routes to all destina- 1.The general plan should be updated complete and integrated communities tions.Their design should encourage pedes- to incorporate the above principles. containing housing,shops,work places, trian and bicycle use by being small and 2.Rather than allowing developer-initi- schools,parks and civic facilities essen- spatially defined by buildings.trees and light- ated,piecemeal development,local gov- tial to the daily life of the residents. ing;and by discouraging high speed traffic. ernments should take charge of the 2-Community si a should be designed 12.Wherever possible,the natural terrain, so that housing,jobs,daily needs and drainage, and vegetation of the comuni- planning process.General plans should m , other activities are within easy walking ty should be preserved with superior exam- designate where new growth, infill or distance of each other. pies contained within parks or greenbelts. redevelopment will be allowed to occur. 3.As many activities as possible should 13.The community design should help 3. Prior to any development,a specific be located within easy walking distance conserve resources and minimize waste. plan should be prepared based on these — f`tra sirtrops. i4feo-mmunities-should provide for the '`planning_principlesAViththeradoptior+. 4-A community should contain a diver- efficient use of water through the use of of specific plans, complying projects sity of housing types to enable citizens natural drainage, drought tolerant land- could proceed with minimal delay. from a wide range of economic levels and scaping and recycling. 4. Plans should be developed through age groups to live within its boundaries. 15.The street orientation,the placement of an open process and participants in the 5. Businesses within the community buildings and the use of shading should process should be provided visual mod- should provide a range of job types for contribute to the energy efficiency of the els of all planning proposals. the community's residents. community. WESTERN CITY,SEPTEMBER, 1994 The Center for Livable Communities A Project of the Local Government Commission The mission of the Center for Livable Communities is to help communities be proactive in their land use s::':3nning and to encourage the adoption of programs and policies that lead to more livable land use patterns. Center programs can help jurisdictions increase transportation alternatives,reduce infrastructure costs,create more affordable housing, improve air quality, preserve natural resources, and restore local economic and social vitality. The Center provides a range of services including information and referrals, computer simulation, community mediation, planning assistance, awards, workshops and conferences. The following materials are available from the Center: A Model Projects File: Model projects are available from the Center that summarize outstanding examples of pedestrian-and transit-oriented land use planning. Community Image Surveys: Inspired by the Visual Preference Survey T", the Community Image Survey is a highly effective mechanism for educating community members about the advantages of pedestrian-and transit-oriented land use planning. Community Image Surveys,including sets of slides and rating forms, are available on loan from the Center. They can also be customized to meet specific needs. Publications: Current publications of the Center include: Land Use Strategies for More Livable Places, the Energy Aware Planning Guide, the Ahwahnee Principles, and the summaries of the Center's annual Putting Our Communities Back On Their Feet conference.Other publications which are currently being developed include guide- books on participatory planning and infill development. Newsletter: The Center distributes the Local Government Commission's newslet- ter, Livable Places Update, which highlights innovative steps taken to implement pedestrian-and transit-oriented land use planning in communities nationwide. Video Catalogue:The Center has developed a catalogue of videos useful in intro- ducing and implementing the concepts of pedestrian-and transit-oriented land use planning. Those videos not available through other sources are distributed by the Center at minimal cost. Slide Catalogue:The Center offers a catalogue of slides to help you produce your own slide presentation on pedestrian-and transit-oriented land use planning. Speakers List: The Center recommends dynamic and interesting speakers on a variety of topics related to livable communities. General Plan Language and Ordinances: Photocopies of exemplary measures adopted by local governments are currently available from the Center. sS:bliarraphles:-The€enter-provide bibliographies of important book parrrphlet.,, and articles on pedestrian-and transit-oriented land use planning. For further information,contact: Center for Livable Communities c/o Local Government Commission 1414 K.Street,Suite 250 Sacramento,CA 95814 A ., tel 916-448-1198 7 A fax 916-448-8246 LOCAL GOVERNMENT COMMISSION Hours: 8:30-5:00 PM PST AN EPA TRANSPORTATION PARTNER The Ahwahnee Principles • Existing patterns of urban and suburban development seriously impair our quality of life. The symptoms are: more congestion and air pollution resulting from our increased dependence on automobiles, the loss of precious open space, the need for costly improvements to roads and public services, the inequitable distribution of economic resources and the loss of a sense of community. By d-awin;ti,rn the best • from the past and the present, we can, first, infill existing comr,ct: (rtd, second. plan new communities that will more successfully serve the needs or i.nose who live and work within them. Such planning should adhere to these fundamental principles: Community Principles r. All planning should be in the form of complete and integrated communIoes containing housing, shops, work places, schools, parks and civic facilities essential to the daily life of the residents. 2. Community size should be designed so that housing,jobs, daily needs and other activities are within easy walking distance of each other. 3. As many activities as possible should be located within easy walking distance of transit stops. 4. A community should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within its boundaries. S. Businesses within the community should provide a range of job types for the community's residents. 6. The location and character of the community should be consistent with a larger transit network. 7. The community should have a center focus that combines commercial, civic, cultural and recreational uses. 8. The community should contain an ample supply of specialized open space in the form of squares, greens and parks whose frequent use is encouraged through placement and design. 9. Public spaces should be designed to encourage the attention and presence of people at all hours of the day and night. io. Each community or cluster of communities should have a well defined edge, such as agiieultural greenbelts or wildlife corridors,permanently protected from development. —Srrect3`pedestriarrpaths arid bike paths should contribute to a system fif-fiii.iy- connected and interesting routes to all destinations. Their design should encourage pedestrii:1 and bicycle use by being small and spatially defined by buildings, trees and lighting; and by discouraging high speed traffic. 12. Wherever possible, the natural terrain, drainage, and vegetation of the community should be preserved with superior examples contained within parks or greenbelts. 13. The community design should help conserve resources and minimize waste. 14. Communities should provide for the efficient use of water through the use of natural drainage, drought tolerant landscaping and recycling. r S. The street orientation, the placement of buildings and the use of shading should contribute to the energy efficiency of the community. Regional Principles i. The regional land-use planning structure should be integrated within a larger transportation network built around transit rather than freeways. 2. Regions should he bounded by and provide a continuous system of greenbeb wildlife corridors to be determined by natural conditions. 3. Regional institutions and services (government, stadiums, museums, etc.) should be located in the urban core. 4. Materials and methods of construction should be specific to the region, exhibiting continuity of history and culture and compatibility with the climate to encourage the development of local character and community identity. Implementation Strategy i. The general plan should be updated to incorporate the above principles. a.. Rather than allowing developer-initiated, piecemeal development, local govern- ments should take charge of the planning process. General plans should designate where new growth, infill or redevelopment will be allowed to occur. 3. Prior to any development, a specific plan should be prepared based on the plan- ning principles. With the adoption of specific plans, complying projects could proceed with minimal delay. 4. Plans should be developed through an open process and participants in the process should be provided visual models of all planning proposals. Authors: Editors: Peter Calthorpe Judy Corbett Michael Corbett Peter Katz Andres Duany Steve Weissman Elizabeth Moule Elizabeth Plater-Zyberk Stefanos Polyzoides .• • . . Designs on the - Future ,. E. }-,rl ' , ' O ne sunny Saturday last November,a crowd gathered under a vast tent a�- 'AO f' 7 e4 • , for an afternoon's entertainment.It wasn't a circus or a concert,but a f 1llottery drawing to determine who would be eligible to buy into the , -- atm- . --v _ Walt Disney Company's new town,Celebration.Among the hopefuls, �i a.;-' ,�,', -t a intereaingly enough,were several top e, .:_ti` f the Disney Develop L : =`•= - oration DC They Ar, = F� ment.;J (DDC). had to take i-sir chances just like .:', it.• 3j!' .,ter eteA T:�k aa ';� ;:.._;: r everyone else;more than 3,500 potential home-buyers were vying for >i• `:,,,,,i,,,-�}, - ,:..,�, �, one of Celebration's first 300 houses orapartments. ' `. ,.- ,�lv'-�jt_ Neo-traditional towns have been an important area of design and kli`'' ,` a!= :ti+.'`� • - ,-; inquiry among architects for the last decade.The fust of these- -'• .' �''�� - '• notably,Seaside,Florida;Kentlands,Maryland;and Laguna West, ' '.4 !'( California—have garnered their share of critical and popular admira- tion.Now Disney is building one of its own.Despite its somewhat frivolous-sounding name,Celebration is a serious effort to grapple fr`-r^-r-rte:;.-: ---_'•: :--`-= .1..-.'--::.------ with ideas about the nature and future of neighborhood,community, ,_ _....f•:. ,w s and town planning;and it is also an effort to show that new develop- - '''' ------- ---"a"...,..--.::,•;:-----.-"'s ment can be accountable to environmental and ecological concerns.It ...:::-..,___......7,. `"- `r'- •' ....T. is to be,in the words of DDC vice president for community develop- ' � ment,Don Killoren,"sustainable and holistic." • "--�'` -r Celebration reflects its creators aspirations.Disney CEO Michael /""'_.:a• ..... Eisner hopes that it will provide a"prototype for the millennium"by ' _=— -* offering quality of life and intellectual content in addition to practical - ;1' conveniences.Eisner pins great hopes on the school—a public expert- _ _-r....- .: - - --ir. ;� "mss _ mental kindergarten through twelfth-grade institution that - �y�� -� _ £ -A � --- incorporates a teacher-training academy—as a way to set the town =: --__ � _• d_ - t apart.For his part,DDC president Peter Rummell wants Celebration to change the perception of the company as a pure entertainment con- A recent aerial photograph(above)shows glomerate:"It's going to be a place that deals with real-world issues downtown Celebration under construction. and real-world problems,but deals with them in a relevant way." The new town is located near Walt Disney World and much of the surrounding area has A place called Celebration already been developed Celebration, Celebration sits just outside of the sprawling acreage known as Walt however,includes protected wetlands,which Disney World,near Orlando,Florida.Before embarking on this will give the town a permanent greenbelt(see project,DDC got the site formally removed from the Reedy Creek master plan top).Distinctive natural charas- Improvement District(which provides everything ranging from elec- teristies such as water and trees define tric power to police protection to the Magic Kingdom,Epcot,MGM neighborhoods.The health campus is located Studios,the water attractions,the offices,the shopping complexes, at the top,north edge of town;Aldo Rossi's and the hotels).Celebration isn't part of that Disney domain;instead, office complex is to the northeast it is in Osceola County,which will provide public services from sewers to schools.To build the town,Disney received the most comprehen- sive development permit the state of Florida had ever issued,says Tom Lewis,DDC's vice president for development. Eventually,the town will have 8,000 houses compactly arranged around a"downtown"and more expected Florida-style amenities, ..suthas a gol€course:and<tenni urts0isneyisapendingaporoxi- mately$100 million on infrastructure and development.Celebration encompasses just about 10,000 acres,but of that only half is buildable. The rest is protected wetlands,and home to numerous protected animal and plant species.The town will have eight miles of trails for hiking or biking,a model school with the latest in educational equip- ment,and a"health campus"that is both fitness center and hospital. All images in this article©The Wall Disney Company It already has its own zip code,Celebration,Florida,34747. 64 Arrhacctural Record January 1996 "Die combination of celebrated architects with the less well-known (and the corresponding combination of instant landmarks with modest vernacular buildings) makes [Disney's new]town kind of a Columbus, Indiana, meets Columbus, Georgia,"writes Beth Dunlop. In The role of master-planners The Masterplan Celebration's chief architects are Robert A.M.Stern and Jaquelin Robertson,who not only created the town plan,but are also carefully Celebration's town plan is both bold gesture in the plan is the nurturing it into being.The plan itself is derived from a number of defined and circumscribed by broad boulevard that cuts a small-town sources,but it is also adapted to its boggy tropical terrain. natural conditions.Roughly half swath through Celebration and is It springs,too,from a number of philosophical and pragmatic ideas of its 10,000 acres is protected intended as the town's prome- about American town planning,from the sequence of spaces to the wetlands,which creates a green- nade.It is Water Street,a role of the backyard.Stern,who,not incidentally,is also a member of belt and allows for uninterrupted reference to the stream that will the company's board of directors,and Robertson are shepherding this vistas i'gh the trees. run through its median strip. town into being with such thoroughness that they have even had a (Celebration had to take street hand in the design of the light fixtures and street signs to be sure The plan focuses on a new lake, names that were not already in they"say Celebration,"at least symbolically. part of a system of canals and use in Osceola County,which was waterways that provides for no small task in the generally Their design for Celebration is not,its authors say,"ideological,"but storm-water runoff and gives the cutesy world that is Orlando and rather based on the idea that the best American towns are also,in town a visual focal point.The its vicinity.Most were already in Robertson's words,"places people love to go to."Of course,Walt town center nests along the lake- use,leaving the rather old-fash- Disney World is the most-visited place in the known universe,so Cele- front,and the residential ioned Sycamore,Honeysuckle, bration has a head start.To begin with,27,000 visitors stopped in at neighborhoods fan out from Elderberry,and Mulberry.) the cleverly designed information center(by the graphics and design there.In Celebration's first firm,Pentagram)within the first three months it was open. phase of construction,everyone Each residential neighborhood will be within walking distance of focuses on a special spatial Crossbreeding,Celebration-style the shops and restaurants. -feature:a circle,a square,a pro- The town will have compact neighborhoods and house designs drawn tected strand of trees,or the from a host of recast historicist Southern regional styles.Robertson A strongly hierarchical road waterway.These features,in terms this"the crossbreeding of architecture styles in America." system gives further definition: turn,give shape and character to Modernism is noticeably absent;Stern and Robertson believe that broad boulevards;narrower, their neighborhoods and,say the American small towns lost their vitality after World War II.Maintains winding roads;straight streets; architects,definition and subtlety Robertson:"Celebration is really a kind of a testimony to that cross- back alleys;pedestrian walk- to the plan. breeding and our kind of editing and selection of those town settings ways;and bicycle paths.At the that we thought were most successful and most emblematic." periphery is Golfpark Drive,with houses on one side and rolling Celebration alsoboasts an exclusive,marquee-level cast of architects. greens on the other—a device The plan from Stern and Robertson had early contributions by Duany both esthetic and democratic in —•�..� —° 1 —� , Ss .�:: and Plater Zyberk Architects,and Gwathmey Siegel and Associates. intent Leaving the golf coursey - � The town hall was designed by Philip Johnson.Next door will be a accessible gives Celebration a 3 �• post office by Michael Graves.Robert Venturi and Denise Scott strongly defined open space so Brown are designing the bank;Cesar Pelli&Associates,the cinema, everyone—not just a privileged and Graham Gund,a hotel.William Rawn has designed Celebration's few who can afford adjacent , . model school.The late Charles Moore designed the town's"preview houses—gets the view.Another Z: 1:" 'x ` center,"and it is to be built posthumously.Robertson's firm,Cooper Robertson&Partners,is designing the town's golf clubhouse. Ce1ebraaion's only completed structures—an office complex to house DDC,among other tenants—were designed by Aldo Rossi[see previ- ous article].Adjacent to the Rossi complex will be the health campus, which Stern is designing.Stern and Robertson have each developed a number of other town buildings,but the houses themselves will be done by many regional architects,among them Derrick Smith and -LidiaAbella-of-Miami;McCalhmd nerafMoilltrie,Ga.rJonn Robbins of Oxford,Miss.;Al Jones of Baton Rouge;Historic Con- cepts,Inc.of Peachtree City,Ga.;and UDA of Pittsburgh.The combination of celebrated architects with the less well-known(and the corresponding combination of instant landmarks with modest ver- nacular buildings)makes the town itself kind of a Columbus,Indiana, meets Cnlnmbva,Georgia. Architectural Record January 1996 65 Insbard landmarks in Celebration's down- tawn include(from top to bottom):the town hall by Philip Johnson(1);the post office by Michael Graves(2);and the bank by Venturi, Scot`Brown&Associates(3). The buildings are under construction. ..z....,‘,..:-.. ... . ��r b tiff ;.. ".'i - ,4 ¢ '',..,0;.42•-----?'', ai•-,•: `' � 1. Calebrafion celabrahs what Its architects know host 7� Wit. ter.}¢ a����+'v�t .s ' _ ::;�� From the beginning,Stern and Robertson were mindful of the admo- `�, '� .t x< i+y Y +C .r,'' �`r-1:-.'!1;-.'"---. U 4751,-7:w. /� y..R ' :•,�- nition that architects,like , writeS are their best when their work s, ,�+�� ( � t�� �� ^r + based on what they know Both Stern and Robertson,as New Yorkers, ,,,,,!''''' ''''.\'`,.......,.. ., $P3.-.3.' ��� �1, ?f �,a,. • . lit,t. cit.- i,, also have weekend hr.me, the Long Isl: beach tow- F'� S •4 , hampton,a place that they ooth admire grey...+:;f-Easth. • �_a l► t - -��- '; A. seemed to Robert and me to have almost al'_. 'she toucis. • i•j ‘ },r - ' '.: � early American urbanism:_i its earliest phases and yet eve r.„....,,...1,> . , I ��{ `� " rypractical ;'•�-.,=• �,:• ; _ �;� x issue was addressed in the plan, said Robertson,convenience of �a : ,a •il', observation notwithstanding. • `... . kms • _ i',t �,."� Disney's in-house architects,as well as �' ► Ray Gindroz from UDA and ,, t.} �' ' • isj 'Fr Fr: Stern and Robertson,in fact did visit n •• 1, S •{ $�'�. y _ ! Iii. � !L �1 . ��.< numerous early American ;,• -.- 1 towns,many of them in the South,as part of the extensive research L x ` "` ', ;; .,; -�7` done for Celebration over the past decade.One youngDDC employ- _ 1 - = `-� ee—armed with a recent master's in architecture and a camera—was �,:,� ,���A-',441:--, r ,,,,� ry ` sent off to photograph everyappealingbuilding or public space he PP at. • ? - v*c` �t + ` ; could find in historic towns in the Southeast - :, :! • \� ty,L- s -.. �v_ V' ' SO,unlike early American town builders,Disney had a host of regu € t, , . . .. "-- i c r latory issues as well as environmental and ecological considerations to . - ;{ , - i j, } 'CrAlircf grapple with,from the preservation of wetlands that are home to such x'Y t s''�+' y -,irk threatened or endangered species as the American bald eagle and the ., -Florida gopher tortoise to the saving of what Stern termed the"sig- nificant trees"on the site.The saved trees gave the plan additional • ' f7 t 1.,_' •'"',..r shape.In one . . . - of - . ut' Pe• spot,houses circle a cluster of trees left in place as a .• 07,••. '0'"` k� ` • ' fie...; natural landmark.Each of Celebration's neighborhoods,in fact, }} •.+F ' ,,. -. , revolves around what Stern terms a"significant public space." . l '�' y". �11t , ., Charmingand .k{e Iy , ULU j -" '.' -- ear nd 1- :L,: ...• "i= . .-.....3......,. _-,4 ;.- 1 ' :!r•; caaPr - r— „ Some of those public spaces—in the downtown,for example—are-L• f , P `• , F t '' . .. fully hospitable to cars.Unlike many quaint 19th •century towns with _L . s ¶ - 1 ,;_,•••J '. _ • 1I 4 narrow,cobbled roads,Celebration's streets are engineered to accom- a z,. �"'' �' r modate automobiles.Its neighborhoods are precisely arranged to Z - .z.--., Y� Y-_ - , c�- offer aalldng distances(between homes and shops,homes and 1 *- , ,..t school),a recognition of a late 20th-century suburban culture in which ,s t- w.!i„� �'`... •�''ty 40. .,ti ^ r,.:. �x_ ; i�j people drive to the health club to walk on a treadmill or take the ele- +,t9'• .r..'; �.;$ ,Z•► . .. r, .: _ .. `..:.7 va to climb on the " � ��'i �;r =�?e' � �- `��:_ �t' '�. for uP stair mster. While we're all interested in �"'� "^'1•` ; � ; ional "sa sStern "t;'tµ1 ri;;;>' :•-'-' = 14 . • f Y this is a representation of that aeazch Y �� J•<Iv.; .r•- to recapture the traditional town.We are all very mindful that this is 1 '�`-- .;..1s s, r`'`T fi W".,„.. ' ' being built at the end of the 20th century,so the town is traditional in is .;,-.. ,fir�• ,.}'i ,;; , :_t f.'*I,P 1� 4 FY j spirit but modern in terms of what we know about how people live." 2. r f; ,'_ �� cEi.t B x,�n ,� . : * Thus,though outwardly Celebration will rely on a host of azchitectur- , .., 'g re..-:: . .•.v :• :- I al and symbolicgestures �,��� .;,� _ � �- �t. , Ym to the past,signs of being high-tech in fact, 2,.• A. �,s' abound.Each of its eventual 8,000 houses will be linked to the outside „ ,` , _: � –�%T y' worldschool).��,-.e..- - (town hall,hospital, by an advanced fiber-optic system. • tr.-..t..,.. ;;;,« c,;-. ie =iti?1'Ps:-t , • _••.•- The school(run jointly by Osceola Count s 14l11Ir1i! , ':`=,�' - ' ,g to get ariY ndanchnolotetson frr m Dis e 11 • z. infusion�fthe latest equipment and technoloy from Disney.fr- ' 'j e , .,. The plan places special emphasis on returning streets and sidewalks '" :' �"'" =y -`'` "-'-'1,---.10. to thepublic realm r r�1: ,*- 1,�.tbl , . . LzThe main street,called Water Street(Osceola ',r,1-' f _�;... _ _ _ County already had a"Main Street"and Celebration couldn't reuse j''�'3"' =.'-•' M — — the name),is conceived as a broad,tree lined boulevard,"the town 1 -'"• "� stroll."The peripheral road,called Golfpark Drive,has houses only on E5 Amtechasl Record-cnuary 1996 one side as in Easthampton,and the golf course is entirely visible Downtown Celebration from the road—making it public green space,at least visually.Special attention was paid to the design of the 15-foot-wide sidewalks,which Downtown Celebration is intend- Robert A.M.Stern and Jaquelin Stern calls"the principle component of the public realm."Stern and ed as a place to live,work,shop, Robertson.An inn,not in the Robertson were adamant about the inclusion of alleys for a host of eat,and play.It is also conceived first phase,is by Graham Gund. architectural and sociological re--" Robertson 3 to think of as an ode to late 20th-century many of the town's elements s. ucsa will houses fronting architecture:its primary build- The all-star lineup was th,:brain- on it or the alleys—as"radical old notions"of town,, nning. ings have been designed by child of Disnc,i's chief architect architects who achieved fame in Wing Chao.He told Disney CEO 'The downtown is conceived as an old-fashioned town center,with a the 1970s and 80's.It includes a Michael Eisner and Dr pi esi- combination of eommercial,office,and residential space.The town town hall by Philip Johnson,a" dent Peter Rummell that since hall,post office,bank,and preview center are all intended as civic post office by Michael Graves,a the town would be in the spot- standouts,buildings that will be recognized by and,it is hoped,for bank by Robert Venturi and light"we needed an all-star team their architecture.Stern and Robertson are providing the fabric Denise Scott Brown,a cinema by for our first line-up,if you'll around the landmarks:they essentially divvied up the rest of the Cesar Pelli,and a"preview forgive the football analogy." downtown buildings half-and-half,and they are cloaked in the hybrid center"by the late Charles Eisner says he"loved the idea of American style that conjures up lots of non-specific memories."We , Moore.Most of the other down- having us challenged by others predicated our design on the notion that American towns had a life town buildings are by the firms on the outside and being pushed before the 1940s,basically,up until World War II,so the buildings of Celebration's chief planners to excellence" take theirinspiration up to the 1940s,"says Stern. )Designing by The Seek � -�. -.2.0.-,_,,,,,,,,i,-, --.;.4^{, ',.iii yt.kit A' ..-t-+.+l .. ,- .T7 .t Sl .. ac ••.. 1e > The architects and builders of Celebration's houses must work within ",�'ik.�.5%a-.,,x, . -�-'�t n:.4 �_: .,t,' �• —' the guidelines of a hefty and handsome"pattern book,"based on �,�. - - —_ .�.s ..,:---; similar books published in the early part of this century.Pittsburgh ,s- ,-- .—= --.1,:17, -.o - iami'= `- '"" architect Ray Gindroz,of the firm Urban Design Associates,is its r `" ' � sj Y, .� �• .' X112�J author.It delineates the basic elements of"the Celebration house"— L:ti : '-/; a 'I r front facade,back yard, f Ow _ ' side wings,porches—and outlines the six '�., � M'''�*; y:-'��'` ��' •�► '�;�; architectural styles and possible configurations allowed in the town's fes"'•" Y ...7 '• �--' ---_�,.' first phase.The styles are defined as Classical,Victorian,Colonial .• - ,r c. y ►`4 r` Revival,Coastal,Mediterranean,and French.The pattern book is a `yK``.-&,4 r ` ► 4:' i'. kit of parts in a way,with numerous potential combinations of roof "� ~ • `� t '�' ��� } Y r a profiles,finish materials,windows,and ornament Instead of telling .;, �. .,c D .• _: :.�oL�, i._;7. . ,° ; people what they shouldn't do,we are telling people what they can rile ' ` �^i Y ----1 .--!7-7=..--"--)1,-"'".1-...-EP 'I - dq".said Gindroz '-.- -,,-..;/,,,,?-.4,-.•:- _7'z�a 1 _ • Some buyers at Celebration may bring in his their own architects, while others will choose from those offered by the developers.Every- 1.Retail body,though,must respect such rules as the height of the cornice line +::++`�A'SKr, I3 �r o .'-.0- Q.Apartments ("absolutely critical in creating the quality of the public space,"claims .. ;',/ `a� 8.Retail below/ Gindroz)and the placement of fences and hedges alongthe street vl • �^_f'.. ��"3 a g ,..1.1:',-' ,1009' c- x- ,: , � apartments Although,Celebration is a town in name it will not immediate) be ` `•., ;:. Y 4 ` .,..-.. . . above self-governed(Disney will own most of the public space and all of the ' -�{ �.'`t r- w`4114,-.10011 �3�. '`' ..'...: �7,' ', 4. Offices commercial buildings);thus,strict controls can be kept over paint _�- ,: colors renovations, i, -•-. 65. TownlHall and even the placement of screened orches and � ! �.-'•,;:--..," 6. Bank pool enclosures. P y;: r••• r : i ` y s A highway ',,:•;, : =' K 9. Inn runs throvglti int; •��,r•� .a,tti:;�, Y 9. Cinema. Its site uirhiglrvisiniuif It�s just ou Highwaf 192the '_ ' .. =-.j, ,j southerly approach to Walt Disney World and a road lined with every •,A�_-,�0-1�'• . `* imaginable(and some likelybeyond easyimagining) 1 4%' 0.f • ,i,::-;-',. 's � Y fast-food restau- , :•, j,V.?. rant,motel chain,souvenir shop,themed shopping - ` v'� center,and family ,•�;�-; , ,j, entertainment offering.Stern calls it"the sleaze road of all times." Rossi"s rather sophisticated office complex sits along Highway 192,as will Stern'shospital:After DDC had designated this off-site site for Architectural Record January 1996 67 • Six styles of houses(below)and four lot sizes • (below opposite)have been pre-approved for the residential neighborhoods. The varia- tions of each style are reviewed in a pattern book prepared by'Master Code Consultant" UDA Architects,a Pittsburgh firm. Celebration,the Florida Department of Transportation decided it ! needed to run a connector road through it,which will separate the 1 . . - _ I town from the office complex and hospital.The addition of this road •_ _ ,: �_. makes Celebration at once more accessible to the outside world and less so,in that it will be difficult to o on foot to and from the I ! I4 g ! g adjacent L..... r r ' ll • - 2 ` .., health facilities and office buildings.The new road is,at b.st,a mixed I i __ blessing and one that gives Celebration a full-fledged late 20th- �I_ II "� ® "';��I is �Il .. , I century pedigree,the new town by the expressway. 16 u• Model town or company town? CLASSICAL And unlike many new housing developments,Celebration is not a gated community,nor is it oppressively expensive."Our emphasis," o says Killoren,"is on diversity We don't have distinctions between the 411111 W haves and have-nots here."Indeed,at Celebration,the top-end lots o n u „ „ „ (called"estate"lots)area stone's throw from the townhouses,which _ I°-- " "�' n� ,'�el"''''"__ .. will sell for prices ranging upwards of$120,000,and rental apart- 111 ; II ii I4i, I�I�' `'I r Illi • i i�x'�'ti �I nil i�I II,I III, ments downtown.Still,a criticism leveled by some is that even at that , ; a. t =.IiFIJ�l4i(_ lowest price range,Celebration-living is out of reach for manyof �� �� sa• Disney's law-end employees.*It is not a cure-all,"says Eisner."It's a VICTORIAN way of trying to make a town. N Disney,for its part,is adamant about not letting this be a company town.The philosophical emphasis on diversity means more than just _ _ economic or ethnic diversity,which is why employees had to take their IMI 14.114 ► •, chances in the lottery just like everybody else(a father of three, - !'� DDC's Killoren,for example,drew number 97 in the estate lots It!" i 11411 11111 �_1111 ,I lottery;another top DDC executive wanted a cottage lot and most i"' '-.--2.---' ' .�,■ l iely won't get it on the first round). 25' COLONIAL REVIVAL lb future resembles the past All of Disney's theme-park environments—from the various"lands" and rides to the hotels—are somehow idealized.When Walt Disney I designed the first Main Street for Disneyland in 1955,he said he was _ _ basing it on his hometown of Marcelline,Missouri,but Disney was I , _ __ idealizing the turn of 1:I I:::Iei UI I iI ;II 11 the-century American small town main street, I1dQmiti:i Li,,:i��iti,:,;,i 1 i.mil������Ie°M�., (' I.�mw��iiI•w,-...1 turning fact into fiction.A decade later,in the mid-1960s when Walt ' 36' °��—�����a,� '� -'�"�' Disney was buying up Central Florida swampland for his second :4 theme park venture,his interests had jumped from past to future.His COASTAL goal was a futuristic model community he called EPCOT(originally, EPCOT was an acronym for Experimental Prototype Community of Tomorrow).Thus,while others were drawing up Main Street and Cin- ; 0 a :: M miipi derella's castle,he was thinking bigger thoughts about finding a "N �► -�---- solution to urban chaos.He envisioned EPCOT sitting under a bubble n HO .11 ' 1 Imo 0 of glass,with high-speed monorails zipping residents of this high-tech - town from home to work and back again—a sleek and hermetic world 24' 7 34' of the future.Disney's idea died with him in 1966. MEDITERRANEAN Butnow:wanowilie re is,at least nartiyr�thepastand it's to - - - i ISI i t be found at Celebration,not at EPCOT.Says Stern:"Ironically,it is Main Street jin the Magic Kingdom]that was the actual genius of ' I 1 gil American urbanism recaptured."Now Main Street,Disney-style, I"I `� moves into the mainstream in Celebration where,perhaps,the I I] num ® ® LII r, ..I y process will be reversed,and the fiction and fantasy of small-town life -— •• will be turned back into fact.Beth Dunlop sr ur FRENCH 65 AlTiaitectm•al Record January 1996 • 3 • • Residential Neighborhoods ------/ Celebration's residential struc- tecture,and are the result of 1H- 1 -11°® '� tures are governed by a hefty studying such towns as e(1 ® 74-page,portfolio-size"pate= Charleston,Beaufort,and Mount 731 j►11�,��---- book,"based on similar guide Pleasant,S.C.Early buyers - 7- VO�O lines published early i:,t:ie seemed to favor the Coastal \% 1 � century.The book is largely the house,with its wraparound , ��® work of Ray Gindroz of the Pitts- porches, r.d the somewhat ESTATE LOTS , i� burgh firm,Urban Design\ gra:.der Classical models. Associates,in association with Disney Development Corpora- Celebration's houses will not nee- '--- --N tion,Robert AM.Stern essarily be true styles,J letter- Architects,and Cooper Robert- perfect in their authenticity. son&Partners. Rather,they will be composites -0 /- 2of those typically found in small- `6®0` ♦ The pattern book is not simply a town neighborhoods that have A74 . �®�, 1@; blueprint It sets forth the philo- evolved over the years,though ® sophical,historical,and the pattern book carefullyla s iO I architectural premises that out mandatory"key elements" 7-7.,VIDat, ,� inspired Celebration and estab- and appropriate detailing for p lishes some basic principles and each style.Within this are definitions to guide all develop- endless combinations of windows + VILLAGE L 11® , ment and doors,porches,and loggias. ..--------...riUl A number of elements of the To add to the mix,there are four 0o town are strictly controlled, basic sizes of Celebration lots: among them the building "estate"(though presiding over ' massing,the placement of side lots typically 90 by 130 feet and �`,�♦ f wings and porches,the height of not,as the name suggests,vast ® the cornice line.The urbanism of rolling acreage),"village"(to 41 fojkovirAtb Celebrationdependsontherela- accommodatearegularhouse), '` tionship of house and yard "cottage"(for a slightly smaller \4/-1( ,V,%5111ig , (bounded by a fence or hedge)to "empty nest"or"starter"house) the sidewalk.The pattern book and"townhouse." °, Cn® prescribes this relationship to 'DOTAGEvcreate a clear distinction between The pattern book also spells out J___® the private,domestic realm of acceptable materials,which (3(130 the house and the public realm of intentionally differ somewhat streets,sidewalks,and squares. among the styles to provide --00 texture to each neighborhood. - Celebration will have six accept- There is also a palette of ed building styles—Classical, approved Celebration paint ic :3) `.01,411 ._ Victorian,Colonial Revival, colors and a guide to preferred ® ® � Coastal(a melding of French plants and trees.All of this is �( �(l'��� Colonial and"low country"archi- aimed at achieving the tricky �' . 4 ��t�-JJ , tectural traditions), balance of making Celebration _ _ o\jQ V/l . _MediterraneanAad_aench..The --tee- at_oncecoherentand }'DO 1r, styles are drawn from Southern diverse,as if the town simply �(130 ® �j domestic and vernacular archi- grew all on its own. 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Milli -. .--- 1 : - 1 r 34.ia ...;- • 7••a i,f. • -„,:71 ' 1 • 1 . ,... . : c . . , k - , ,.... . ,..„.• ,. ,. , •.......,...,1), • i -; + ' .‘' f (.1 ..,I-1:1 i• i : ::.:-.: _ ,.).- • tioN•144,it . ••:7 ....t 4., -7 ...1,f:,-Z4-:::: •. .:!-.--...,..t:2,11.....". ..- ,..',.-' , • LIFESTYLE B , _ B , si _,, b _,,...,_ y , , Phoenix sprawls m" to the desert at the rate of an acre an hour. Greater New .. , of crime have wrecked the tranquil 'burbs of Ozzie and Harriet's time. How 40 NEWSWEEK MAT 15, 2995 v. J J = *. 1 it- ,....,. .... ,_ _ .. ..,,,.....,.._,_ „.... ,,, , 1 7_ .4, R:t, ,,,,. : 7"1" ...•P..44P4t, —34 ' '..%%.*%%%.6.6 —_ .,...._ TRhiIjc ' T4T 5- t/ Y v, t7 :I -fi ...: ... --- 3s. 1 t; .: r, 1 -.• ;4 I r.. C 141 D 7.+ s,•Yit- . MIMI sir A..,.�.�, .... �; ,r... !lrava '..T+ ?r ;4"T hty ��. `...�"">.'�+.�..v_+ar 4.4, i .f: I i44.1 t 1 _ - r ___:-.:7---. ..1. rte-" '''..in 1 - L'''.4 :� I a n., a/l� - ; �/ • ! 7773 •fix +. � 7 • i + ' , ,... J .,.. ., {g' 'F is• - n „ i ,,,_,`.••• ••• , 1 �+ ..,,,,,,lx,...--....., �•t ,_... ` .+ . _ ,_ i wit<a._ T. m f • G t •'' • 7,f psi - = ! ;". tl<f11 .:7Igtr ii} Z~� !2!t Y`. ; 2 .=q'�y A 1 ;� tr1, t' ,74 1 !!•t. ..fit luauFitit 5 x.fuk fy- ,-- '1'; E 1 , t: , • ` •max. r...."---1". l i 7,fr a# �77R,. tL�.. _ w fail ":.te f ' • TELEGRAPH COLOUR LIBRAHT-E Fti, iter New York City stretches clear into Pennsylvania. Strip malls, traffic, fear me. How can we bring civility back to suburban life? BY JERRY ADLER 1 MAY 15, 1995 NEWSWEEK 41 T��T sr I LIFESTYLE Paved Paradise The 'new urbanists' are going back to the future to take the edge off edge cities. They want to bring small-town charm to blighted metropolitan landscapes. � . --,-.--...„--_,..,.-,,,---------------4-7 '1� ky 7 --r---- it ,G 4.,-,-a t•..�. S %' s O . c' ; iiilllll , IP�Ill�llll >s ,�v it s' �.- '" : t € i —. ..- =s n , -- : _ i -- - I _ i l S. ;dam C -,., ._ - „t,;_, _ - -_,-..;:_:•.. ._ • ----..... _ -•••-,-. ..- _, 6 it ,.ii 11 _Yy][;'ms •: 'j4' �� 1h1h11 ii 1 =l 11 �� �� ,.„ - I1Ihlr i ,I. 11 � 11111 ., . � . . 111 � � .. _ ;. .:, . . .,....„,_ . ..... .._. , rn .. - -�- r" T-,..._ :.__. .: � _._ „..,...:, .._ may;,. �.+ ....t. ---," :1-' .e''`'^ � - ' "_--.-,- JOHN HUMBLE iiIEWED FROM THE AIR, THERE'S NO APPARENT REASON Porches,gables and picket fences—all brand new at Kentlands why a city like Phoenix,Ariz.,already the seventh largest in the nation,couldn't keep growing forever.Four times a WONDERFUL TOWN r year,a pilot from Landiscor,an aerial-surveying company, flies over the city at 20,000 feet, snapping pictures to be c assembled into vast photographic maps. They show the white Some people consider such communities boxes of downtown, the graceful loop of the freeways as they too cute,but cuteness is the glue that holds intersect and sort themselves out by compass point,and the gleam- ing roofs of suburbia stretching to the horizon in nested curves of them together at five units an acre roads,streets,drives and lanes.The pictures from the end of March show 5,000 more houses than the ones taken three months earlier. Michael Fifield, director of the Joint Urban Design Program of Houses squeeze through the gap between two Indian reservations Arizona State University,is Tucson. and follow the highways into the desert,which they are consuming Unless,that is,you subscribe to the view of former mayor Terry at an acre an hour.Excluding federal land,the only thing standing Goddard, that Phoenix is approaching the marginal disutility of in the way of Phoenix's swallowing the rest of the state, says suburban sprawl.This is the point at which each new subdivision 42 NEWSWEES MAY 75, 7995 f V � rn : . 'C .- tial lrfi -k, 4"'-0 1C3'1s a- +1; + t' ,X,P� subtracts more from the quality .._\ otNiC fir.rt -, 4' ' >h-it 1 ae A i ` of life thanthe new inhabitants i� will contribute to the economy t Lr,, by buying Kind chimes, nes � ✓ quite logs and Navajomotif 4 throw rugs. Many other places •} - in the country are coming round �•4• I t � to this view Most suburbs are • - 1-;- . • •_- - --aT^s , • •--41.1414::,,..1'4 ' . ! exploding in size without even '4••"4 i, . fad '� Z ` f_ the compensation of economic - - . '7 Amy- _ _..,...rte= -- growth the Cleveland metro- _ • ----;----4—"":"----_. `_: r politan area expanded by a third w "'t •'.-...:„..... .-- - between 1970 and 1990 even as _ '^, F t" its population declined. Over >�Y ,.� . 1 roughly the same period, '• "'� �e - forma's population increased !r '- / �'- ::.-_._ by 40 percent while the total _ - = -.-_..- r_ 1111111.1 ,- • L I F E S T Y E f : bamsm with the imprimatur of Disiner-1:7:-,. _ ` y-"safe for middieslass consumption"=or prove the point ofits critics,that it's plot to lu • unwitting citizens into living in theme parks. a You can look at Phoenix as a pretty good example of what the ; inew urbanism is up against. It is among the five fastest growing � � ' metropolises in the country, and few places are as relentlessly t suburban in character.It has a downtown so exi ..ii...........„:(. i ' guous that a pedes � , x �-• ' I trianoutsideitsbiggestofficebuildingat9onaweekdaymorningisa phenomenon as singular as a cow in Times Square.Meanwhile the r ti; � "- new subdivisions race each other toward the mountains.Del Webb '� Corp., a major national developer, recently won approval over n � r �1 heated opposition fora 5,600 acre project in New River,30 miles =; t north of downtown and at least 10 miles ` 1 - beyond the outer edge of existing devel st,s--- .,,---IL.,..1i 1 t �- t. opmen .Teenvire ,velopers. usedto just be the stuff they - � -� -' 3- ', ..7 vir. . �` �, � . knocked down to make room for houses, = ,h fiTi s �IIr-.‘„,, �' • . �. s is nowa cherished sellingpoint.There is i �t,. a catch, according = -- ;� • r' hil,I, ► :`ti to Frances Emma - - 11 Ii Barwood, a city -____,.....-':-h-__,. -_- _ council member who �' .t Y" represents most of the sparsely populat - '¢' ed northeast quadrant of Ph _ ^�- °` 1 +Z who bought Phoenix:"The ,` "t `. - Ij people houses in Phase One • - Ig • NN � � [of a popular development] were told y '�� �= . - _ they'd be surrounded by beautiful lush fir' �3-` ;>�a¢L+waa cs • deserts,but instead they're surrounded • -F::''''......• side'planner` by Phases Two and Three." �'" ' Y planning ,f . r.wentto hell during`'' EFT BEHIND IN THIS RUSH TO i world war ` �••� ll,says .,- embrace nature are thousands Andres Duany;the• r of 1960s era ranch houses that -! '-' `i are too old, small and unfash architecthg with his < , ,; ....,-,-:.-A.,,-.......___,-,--,-n -.. ie ionable to attract middle-class t •Edia�betliPlater~ - buyers,and as a result are turning into ,., a ,4 �iw that new American phenomenon, the Zyherk,designed the-‹ -arm , suburban slum.This may be the fate of •h �� ,neOf A•, ,,.a town =1 an area called Maryvale, which like all t �f•.� ?.: it&TSeaside,pe, Ate`" west-side suburbs suffers from the In California, old farms are sprouting / t f n-planning text�.�sfya competitive disadvantage that commut P g more houses than crops 'hrior t_o 1935; 11e s, ers must drive into the sun both ways. • r `"` Interspersed among the houses are DON'T FENCE t - -to PM IN soda) tp..>. large tracts of vacant land,dreg E teclinlcal 1sSues,tp: mercial strips and a mall, once the To run with the market is to develop 8sthetiC�ISSup,S,"But `. A cynosure of a thriving neighborhood, arc: 'lafterthew now dark and empty. "For the same virgin land farther out, not to rebuild Un Pf and' beatf�, money that Del Webb is spending in d specialists • •-t; New River, I'll bet they could buy up �ng eO ' ties closer to the city wh. counters took oveit�` most of this area and rebuild it,"God- six feet hi this was is if tookAmec had lord says. high,with guards and gates between the public roads and the bas s. ..-„•414.,__-. Y ."What is the imperative that inner sanctum of residential streets.Other kinds of barriers defend Lsutferedai.r ipie says we have to go to a beautiful something nearly as dear to suburbanites as their own skins,pror- sivE or bst language;we lost;. rural area when we have all this land a t values. Homeowners are isolated by design from apartments, con itenaltlitj-t0 think few miles from downtown? We're de- hops,public squares or anything else that might attract people with chil ` y"Asa result, shorter g cycles." in shorter and less money or of a different race.Deed restrictions and community wai (y` Suburbs 1 associations see to it that no one will ever bring down the tone of the Lare cartoons of-=E - ' The imperative, as Goddard well neighborhood by turning Ms living room into a beauty parlor. He wh< cI;"'^''� i' ]mows, is "the market."To build in an Success for a development lies in freezing for eternity the social and live F Diann 4-vt.• i '- t nw' I' existing neighborhood, says Jack Glea- economic class of the original purchasers. son,a senior vice president at Del Webb, No wonder they're so sterile-sterility is designed into them! hou is to"run against the market,instead of with it."Banks are reluctant Anything else is a threat to the steady appreciation of resale value no, to lend to such"infill"projects because they have no assurance the homeownin houses will sell. A prime engine of Phoenix's growth apparentlyg Americans de, curving sake as a basicts of vita, in economic n right.You drive son consists of middle-aged couples fleeing California.This is a arkt, whose sales slogan is`The Haermony of Land and Life,'and the only Gleason notes, heavily driven byewill: "fear.""Fear of crime is a great motivator for evelopment,"sapolite ys Joe about an inch a year.The houses for signs of"Life"are the r themsel themselves ema accrue at enc rate of scar the freeway."a ay."Phoenix planner."Everybody wants to be on the far side ments to family life: thoughtfully designed, "T) of the freeway." carefully cons magnificent sch with master Y constructed, But �1�So the new subdivisions go up behind ocher-colored stucco walls turn to the stbreet is the blank brown path suites the size of the lane of a three-care face they h yc 44 NEWSWEEK MAY 25, 1995 garage. mo: 1 3 : r,, R. .. -•.:. Population Distribution .�' d 4.t .4.....—,—....$ .1456,-...",,.....„...- - --` . y �S,mce 1970Ytheree.beenor :peop e to "S .: "suburbs , 0tral vibe` s o'rural ` . •. t.,..1:.,-,4:. R� _- �, ■Central cities k .-.r _ rot ox -'� Suburbs `fir fii } r. %, , �4-i R_uralareas 1- ''''Y', • - ""' ,; ,i.e.-, f t. L �: M. r,t� w r I_7-4 .,--.--; 1hU t lt(�d� `t ..i4 ,►!g1 , f Lj isj 3tFF 71• � ;fi .. r- .6-13.1' .2�1 I i. . I r t- 4 ...- '�'. 3ia. : s t ,:::u.. �, � vI-.T•y - rt°S ti' 1 ;a F ,t .4. • I t I j t [ F�`� fff •,,:, y;, + r'� r "g•?'�`�Y: I , F # ; k . 11. [�;.-.1 :FThe Expanding Met " t ]p • • • t-t`•• 41, k• r -. =Phoe uchas s pia led atmos i!,r. •,-jiltr , '� k i +Et • P 1 .'"Jt ` . ?� 6 ' �, # ^1994 F _'/`_L. - ;r ,-1-•..: . .tri"c_ i t•i L l;cx;s r. ; _.Area OfClty 449 8 S IIIL ' ' - ii • •tis fef ' •Population.1,052,000" -f ' .A, • �~ �-. 1970 . - •'. _�•_ :-4---.4.,;---- - :An°a of city*247.9 sq �'' � .1-"� ;. '�'' Population-5.840m• -.,4 �i.. _ A = Ares o1T 1 . mid 'r Popnlat on�o7,000'f — Pho•nix ' ,�.-.. � ,�,F-f'3s a�tl.'�lY J'r-a�f' -r - -y;, • - .. ..., .- .-: • r sotntrE CTI7 OP PH}oFNIII PLANNING DEPT - JOHN HL MBLE Kms"•'•�".._-ou P5 0 EVEN THINK OF CHANGING THIS CULTURE IS AN ENOR- For new villages to become a reality, they will have to get past a mous task. It runs counter to the dominant ideology of phalanx of planning boards and bank officers,whose first principle free-market economics, which in its reductive fashion is, "Nobody ever lost his job for following the code." holds that developers by definition are building what We are, nevertheless, on the verge of a great opportunity. people want to buy "There is this strange conceit among Americans moved to the suburbs for the best of motives—to give architects," says Peter Gordon, a professor of economics at the their children better schools, cleaner air, a place to ride their University of Southern California, "that people ought to live in bicycles without getting their tires caught in the trolley tracks. what they design_ If you look at how people really want to live in Suburbs should teem with life,with humanity in all its diversity(or this country,suburbanization is not the problem,it is the solution." as much diversity as you can find within one standard deviation of And for that matter, Oscar Newman, a celebrated New York- the median family income)—with people walking,running,biking, dthe based urban planner,describes the new urbanism as"a retrogres- rocking. But their design has promoted instead the ideals of 'fend sive sentimentality." American families typically live in a neigh- privacy and exclusivity: the clapboard-sided ranch house, evoca- wer horhood for three to five years,forming communities based not on tive of empty plains;the brick colonial,hinting at descent from the ents. common birthplace but on interest: young singles, families with Virginia aristocracy. We can continue the trend of the last 40 with children "active adults." Who among us, Newman asks, really years,which Gopal Ahluwalia,director of research for the Nation- unity wants to re-create the social ambience of an 18th-century village? al Association of Homebuilders,complacently describes as bigger )f the He thinks the suburbs need more exclusivity, gates and barriers houses,with more amenities,situated farther from the workplace. rrlot where none exist already,recognizing that most of us are going to Or we can go down a different path, which probably will begin land lite among strangers for most of our lives. with the kind of humble observation a visitor made at a subdivi- On the other hand, people can buy only what's for sale. The sion near Phoenix recently.Like most new developments,this one hem'. housing market is notoriously conservative and conformist, if for aimed to conserve water for important uses—namely the golf :aloe no other reason than that most people expect to sell their houses course—by landscaping the houses with gravel and cactus rather lriye - someday. Perhaps more people would choose to live in urban than lawns. As the visitor paced the lot with a puzzled look, it dale. Tillages if they were exposed to them. "If you ask people if they suddenly dawned on him that the desire for an acre of land is not only ;want'density,'they will always say no,"says Peter Katz,author of an unvarying constituent of human nature. "Gee," he remarked its.of ' -The New Urbanism.""But if you ask if they want restaurants and wonderingly to a saleswoman, "if it's all gravel, you don't really ;ono- schools and other things close to where they live, they say yes." need that much of it,do you?" ctcd. But you couldn't build a village in most places in the country even t they i ifyou wanted to.Suburban sprawl is built into the zoning codes of With MAGGIE MALONE and PATRICK ROGERS In New York,NINA ARCHER ee- most communities and the lending policies of virtually every bank. Angeles,BIDDPAUL in KAN DELLin San Francisco and 1DANIEL G L CKiami,JEANNE in WashingtonGORDON s 1 1 MAY 15, 1995 NEWSWEEK 45 I 1 I i I � , l5WaystoFix I i, , `, 1 f 1 i the Suburbs .: , , , , i Most of us actually know what we want in a neighborhood—we just don't II ,I know how to get it, because developers have been buildingthe • for 50 years. Here's how to get our communities back on ra wrong thing ck. ���mcscac '=a ..r_".a?:s_ "w�� _ `I. . • i- mix oa�a coin-m ar-r-moi,-„,„... ti - .w i...,;b7- -.. I:+!�rsocicsa�eas<am .� �-z � .+� i?lr�r c9 3ity� ---- -��� :- zs 6 It ~ ridassoulmill711ml - .i _....... I NM mai �t 7!tI Al IV _ aj � y. nom^^ 1 s+ -c - -.�-C�.+l�..4y�a y,;;rte`,--3*=x _ k'' ." Moving day at KentIands, the neotraditional suburb in Maryland where houses are close to the street and to each other JOHN Hl'S18LF. OR DECADES, ANTON NELESSON OF RUTGERS two lanes wide.At the edges of the village they leave open space." l' University has been using the tools of science ■"With two working spouses, [smaller lots] make a lot more to pursue that most elusive and subjective sense.You don't want to mow that big lawn." quality, happiness. When a developer comes •"People have a fundamental, psychological, spiritual into a community,humbly seeking permission response to nature. If you show them recently built multi- s to re-create ancient Pompeii on the site of an family housing or office parks, they go negative. A small, tra- • /" old Go Kart track, the town's planners corn- ditional neighborhood is what people want.They don't know how El S mission Nelesson to survey the populace and to get it." determine if that's what they'd actually like Well, of course they don't: most of them haven't even seen a ; there. Using photographs, models and questionnaires, Nelesson "small, traditional neighborhood" in years, if ever. But they in- *," has surveyed people all over the country,and these are some of the stinctively choose it an things he's found: that yway.The premise of the new urbanism is •"Everybody will call for a green open space in the middle— Architects know how to deign thecan have the kinds of m,developerds s can build h m, that's automatic. They will put the major community buildings banks can make money on them. All it takes is a measure of • around the plaza, then group the houses on relatively narrow political will to overcome the inertia of 50 years of doing things the streets.Ninety-nine percent don't want streets that are more than wrong way...and the application of a few simple rules. ■ 46 NEWSWEEK MAY 15, 1995 =GIVE UP =:: s.: - _ = BIG LAWNS . 1 ---- _.-...41-...ONE USEFUL WAY TO DEFINE A SUBURB __ 1 is"a place that grows lawns."The great • + • postwar disillusionment began for _ _,, " rI��f �� .--- ---:- - - -,-. _ !. many Americans when they left the city in ____ 4 ' --—— search of a simpler life and discovered that r ,:4-;.i.:1.-u;' ti ii ttf "� watering,fertilizing,weeding and mowing I.��...___ •'t1-":. , 1'" t om. • — the measliest yard takes more time over a t :4,...•• -:.. �t -1.,-;g1•_....- •� ; :. .- :! �•r.T year than the average New Yorker spends -1',',,a,.. ,t-,.i. 1^ j. ® T_�„�, _ _ looking for parking. And the expanses of 14.410., - -,-`,. front lawn themselves serve no purpose but t ��„ 1 `►; their owners'vanity—except that most sub- 11111 t4 , i 1 4 urban communities require them, on the l f �- --"•!'i--g"-.Z.--;.t."#.1 _ theory that large setbacks help preserve the t t i-1.„!,..�� `Y � - ���� ,r • bucolic character of a community. !#f i I That may have been true in the 1920s, L when suburbs were beingsettled 30 houses `:--•�---"�` ' at a time. But when highways opened up � r'"�''•,.:, ,�• huge areas of countryside after the war, �' ti • - - large-lot zoning had the opposite effect:by ., 'L .'' _ --- spreading population over a larger area, it >-�:s '}' —gym— ti _,�._� � accelerated sprawl.If zoning boards weren't so fearful of"density," they could require !� developers to cluster houses and set aside ._. . ' land nearby for open space and recreation. - - - This is also a more efficient way to build a ;�, ,;�:== --- '• _-- _ community Houses that are 100 feet apart, r =-�' 0 obviously,have 100 feet of unused road and j i -;4A utility lines between them. School buses— ] +'�`: � have that much farther to travel. eh • '-, h 431612 And the goal of making a walkable corn- JOHN HUMBLE • munity is defeated when houses are spread This wide street in Temecula,Calif.,is fine for cars but not for kids and other pedestrians out on huge lots.Even the depth of the front yard• iert �e � sologi- ffence � housesareset back MAKE THE STREETS SKINNY i behind 30 feet of lawn,the streetscape be- comes oppressively desolate;your perspec Modern subdivisions are designed to be driven, not , live changes so slowly you don't feel you're reaching a destination. Probably no single walked. Even little-used streets are 36 feet or 40 feet i change would improve the quality of subur- wide, with big sweeping curves at the corners. It's great ban life as much as shrinking the size of z lots—and it would actually make houses for cars: traffic barely needs to slow down. But for those cheaper. ; on foot, the distance is daunting. Narrow streets—as ;' BRING BACK THE little as 26 feet wide—and tight,right-angled corners are CORNER STORE a lot easier for walkers, and probably safer as well, THE SUBURBAN CONDITION, SAYS because they force drivers to slow down. One objection: architect Peter Calthorpe, "is a land- fire departments worry about getting trucks through. scape of absolute segregation ... not just in terms of income,age or ethnicity,but But that hasn't been a big problem in old nabes in cities simple functional uses."This is so obvious • that most people no longer see the absurdi- like New York and Boston. ty of making a five-mile round trip for a loaf of bread.That is, as long as they have a car; for anyone not so highways,while the curving streets of suburbia wormed their way blessed—children, the elderly or handicapped, people who can't ever deeper into the countryside. afford a car for every member of the family—it's nuts. Obviously, malls and supermarkets, with their vast selections Again,this is a function of good intentions undone by the explo- and economies of scale,will never be supplanted by neighborhood Sion of suburbia. What worked in a compact neighborhood in a shopping streets and corner groceries.But it still should be possible city—a dry cleaner, a drugstore, a corner grocery—became gro- to provide some of the necessities of life within walking distance of 1 tesque when blown up a hundredfold and applied to whole coun- many people.Then you could send your kid out for that bread—and ties. Shopping strips stretched for dozens of miles along the a newspaper while he's at it. MAY 15, 1995 NEWSWEEK 47 = - _ _Discouraged. -. 11-,,.-1----....- t. ; s . Y' I - -O ransit stop ->.Main is j _ F _ i er ti�ez .7 1 A, / e:-, "%' II RAW BOUNDARIES 4•„ y �� V. 'j a.; ''. IN AN ABSOLUTE SENSE, '.:1ERE IS NO REAL SHORTAGE OF � '` r land in the United States;if the entire population lived on an a P - acre of land '` als �'e�' �: of the contiguousper household,it would occupy less than 5 percent C 48 states (plus all of Canada and Mexico for { - �. "; [i parking).But in the regions where Americans actually want to live, � theyare swarming` 1V 'r::+ ,7 .4 ` g into the countryside, covering whole counties t=_ = • -�"�>�7 - „ �, with"edge cities"flung outward from the beltways as if by centrifu- ,;�"'el :- �- ' gal force. New York City's suburbs reach across the whole state of p JA , _i c -'4,-,,4--4,‘-.,', New Jersey into eastern Pennsylvania, nearly 100 miles from I r _ i:,a ;a;a - ,4.n. ' Times Square.To new-urbanist theoreticians,this is the disastrous E`'•4.' �c.;a== -,.%� ,, ,__9ea�� result of shortsighted government policies,such as the bias in the wURCE"_: .imp " i-:'-mP> oare: entbil connecto federal mortgage-guarantee program toward detached houses on large plots of land. To free-market economists, it represents the - ...:410.., —.. sum of millions of choices by informed individuals who have ` _ 'M4decided that,on balance, Preferred.Streets converge o•n transit and comm a: center ', getting up before dawn in Bucks County Mom artery y beats a full night's sleep in Brooklyn. '� xx cenBut sprawl is not a necessary component of affluence.In Europe eg,Verclal ter ` r and Japan, governments have proclaimed "urban-growth bound- Residential • connector ..,,..:.:,-:,t.?.'::- aries,"beyond which development is more or less prohibited.Even s� My fili(-111: in a democratic country such as Hol- `�"i 1 ,� - �t .. land,a businessman seeking to live on a m 1- �- farand drive into the city to work - , . , -s as is •�- ,. ♦ = would have to request permission from `' the government—and he might not get a . `t�` .4--=-P �� *e f it.Try telling that to LeiFAE Iac .-_. i .t, =. 'Sr �- Crary to popular Americ -` h .. v :. � ably affected the prosperity of Western 44. ,�,nr, s:. ,�_�.yq Europe—nor of the one major Ameri- �� �t7.: 6.s,12 �Ra is ei_ :.iM .may,,,,, „ R� can city that has instituted its own ur it' iiay E 1-etyj, ban-growth boundary:Portland,Ore. •= r'� '00aCE'Tim�r ,, ,aoeo„5:.m, �c,,,,��,;;E Y In Oregon, naturally, no one would sag • prevent the hypothetical businessman `' from living on a farm; hejust couldn't e-dds D WILSON irbaii mc;:� Leading neuirirbanist`3 DROP THE CUL-DE-SAC sell tiredtoff for a to Palm Springs.More t he re- Ni,iothin'irks L p g ore than 20 I g ,peters > years ago, planners for the Portland r Caithorpemor_ethan;="`.`•. A The cul-de-sac, a fancy term for "dead metropolitan area drew a line around "naysayers who say that":" 325 square miles—covering 24 munici- r Americans don't want to':; end,”has emerged as the street plan of palities and arts of three counties— [(KisA - f::;1 P7n high-density; and designated it to receive virtually allh choice for modern suburbs. Its great ad- g" 'sties tneY*1-t a population growth.Along the way they s- - airb _ � ;-;,{ vantage—the elimination of through traf- have reduced the average lot size for ���'asthough� `;� g �' s= there were on two=� detached houses from 13,000 square 0.--------,-,'w- .• ..-,-�•. ..:-�:� fie-1S also its weakness, because it corn- feet to an average of 8,500 square feet— -cii°icesi-7According to e ey's'r�ai gels everyone in a given subdivision to roughly the difference between puttingecisco..1V;;�:;4 li- three and five units on an acre. The ��The answer ] use the same few roads, often at the same proposed future goal is an even mingier Is to understand there, i vmeS. 6,600 square feet.Between now and the ;are a huge number of.. Anyone attempting to travel on year 2040, Portland's planners expect people with different i foot or by the population to bicycle will eventually wind up P P grow some 77 per- ;lifestyles.There are:., �; on the shoulder of a busy highway—and cent, but they are committed to an in 'different densities in crease of residential land use of only 6 probably givenew uriiantsni come K percent.Instead of plantingmore"edge :�-M��-�-�� .-•- io.'somehtgb.-7':- c�-. up. But streets don't have cities" at the arbitrary points where ,.._.. -��<.- to be like that: they can follow predictable freeways intersect, Portland has con- Neighbo•rhoods that -,. routes centrated job growth in its downtown. have diversity cafes, and interconnect. This gives mo- The urban-growth boundary has been recreation,casual - toasts a choice of routes, so they don't all so successful that even a conservative r social encounters— property-rights group, Oregonians in i will be increasingly pile upeveryAction,endorses the concept(although important.Suburbs morning waiting to make a P � � p left turn at the sameit argues with some details). Imagine aren't just about intersection. how Los Angeles would look today if it bedrooms anymore." had done this 20 years ago. MAY 15, 1995 NEWSWEEK 49 Gaon-^=� 1 i t. will the county let me build?"or"What will the banks finance?'•hy i I _ IDE THE GARAGE "What kind of place do people want to live in?" The result was Harbor Town, intended to be "a slice of the 1 Most suburban houses give the ap- world—the more complete and varied the better." There am .3 pearance that theyare first of all placeshouses ranging in price from$114,000 to$425,000,which contrasts ,1 with a typical subdivision in Phoenix,Ariz.,for example,where the to park, turning to the world the blank seven basic models run the gamut from$271,990 to$316,990.Them are town houses and apartments,and shops being planned.Dere(. and desolate face of a garage door. Neigh- opers had tried mixing housing types in the"planned communities* ? of the 1970s,but in those each use was isolated in its own thousand- s 1 borhoods look more pleasant when ga- acre quadrant;in Harbor Town they are all within a few blocks of rages •are put behind the houses, accessi- each other.Turley seems to have decreed that instead of golf,the „. leading recreational activity would be chatting with neighbors j ; ble by side yards or by alleys. while watching the sun set over the river,so he set the houses close -- - together and built cozy village squares.The houses themselves are 1 I - an eye-popping collection of sty -:s,including Charlestownreationif al actCape Cod and Bauhaus mt,uern,but they ha"-an underlying _ L r unity based on materials(mostly clapboard or wood siding)and the • i _ ubiquitous new-urbanist amenity,porches.Turley expects to make is : v `` money on the project,when it's completed in 1997,but he also has a • �I .--;--_ ___ higher aim. "Democracy assumes—demands—that we know,un �1 ._ --Rover ` - ' derstand and respect our fellow citizens,"he says. "How can we • i , .. -.--e•-•-•-_- appreciate them if we never see them?" _ 41 PLANT TREES CURBSIDE ,y3 .7 Nothing humanizes a street more than A. - '�_ - a row of trees shading the sidewalk. - • 'N.__ == But theymust bebroad-leafed- .43 shade Y _ " trees such as sycamores or chestnuts, not " '`' - t, - :;� . ., the otv, , r1, •., . ._ eeri dinky globular things like flowering 1 �- ` `"f 4 ` • ..7a-'=Y pears that developers favor in parking I 1OHN HUMBLE ; Multicar garages turn an unwelcoming face to the street lots. And they should be planted out at the curbline, where they will grow out to MIX HOUSING TYPES form a canopy over the roadway. i OF ALL THE WAYS TO IMPROVE THE SOCIAL AND PHYSICAL Why don't more places have such an lbreiddflg theobvious alread ? Because traffic the monopoly of single-family detached homes:that amenity y endless alternation of"Crestwoods" and "Auroras" intended to engineers worry that people might drive i foster the illusion of preference in buyers'choosing between four bedrooms and three bedrooms plus a den.Homogeneity is the very into them. essence of the suburbs. Attached houses, rental units, shops or businesses—anything that might attract traffic and its attendant .. : 70/-40,11:1,-,-;-,,-- - F -'< w wx^ -147-5-.• ,yam • .r��r. 'vz i ri��'Y4, PUT NEW LIFE xX.� -,�_ >_ti. -•e . ,�_Via,, " ..., : F:t, INTO OLD MALLS �� r . I'- ',. ,= _i. iiro - c' 9 'THEY'VE GOT FOUNTAINS, HANGING ferns and ice rinks, and if you stay in j,- " __ _ . 1•` ♦ �� • E j .� ®- 1. 9 Fi„ 1,: �,` s t, it ii .=' ., ,_,ati-5.—.— `.. one longenoughyou mayeventually1 '1 Gresham r :• ,`��a 1 t F. n . --s jr. hear "Wichita Lineman" rescored for 140 ' - .., • 1 violins, but•most shopping malls are, es- ,,!if + j 14I.1, •` <i•.' sentially, just vast sheds that consumers • -- i. -mt./ - i );li, !g ''_ • = trudge through until, with nothing left to ...16°..-. f spend,they are spit out into the parking lot. e`,. A.�`" e ( i�I� No wonder people are so quick to desert f '-_ 1,!- t � them when a bigger one opens up down the `: — road.Ghost malls are no longer a rare sight ' t '. ,- _� I. ` -;.. in America. Phoenix has at least two, in- _ t ? ,• _. cluding one right across the street From Wit' - several of its largest office buildings. But •• .c the land they occupy can,with some inge nuity and a lot of money,become the nude- — , - • 5 us of a real neighborhood,an architectural adornment rather than a hulking blight. - -,t The process is happening first with strip - _ shopping centers, which are usually older - i than enclosed malls and less complex archi- j - ' tecturally.The first step is to transcend the J definition of a"shopping center"as a group- // . ing of unrelated stores in the middle of a . parking lot.That pretty much described the _ New Seabury Shopping Center, a dreary DANE COOK:.•LENJENSHEL 1960s-era strip mall on a busy highway in In Portland, Ore., these commuters are choosing to ride the rails Cape Cod,Mass.,about 70 miles from Bos- ton. A decade ago, the owners decided to PLAN FOR MASS TRANSIT redevelop it on a radically different scheme, modeled on a New England town. New streets were laid out in what had been the Is there any way to get Americans out of their parking lot; new shops were built in the neglected area behind the existing ones.A cars and into buses and trams? In Los Angeles, 25-year development plan was drawn up, not even an earthquake sufficed; onlyabout 2 per- envisioning a substantial community; of- fices,a library, a church and a senior-citi- cent of drivers switched to mass transit after their zens'home have already been built. Parking was redistributed along the freeways fell down last year, and most of them curbs of the new internal streets. This went right back to driving as soon as the roads were makes for some congestion and inefficien- cy, but lessens the frustration of trudging patched up. down long aisles of parked cars toward a distant mall entrance. Developer Douglas The problem is that transit seems to need a critical Storrs says that shoppers find the strength mass to work, and many metropolitan areas (Los Ange- to walk as much as half a mile down the sidewalks of what is now called Mashpee les among them) are just too spread out. Many commut- Commons,passing shop windows,benches and planters. The same people reach the ers seem to think that if you have to drive to the train threshold of exasperation when they have station anyway, you might as well just keep going to to park more than 400 feet from the door to an ordinary mall. the office. There are other examples, including , cc Mizner Park,in Boca Raton, Fla., where a Hence Calthorpe s » idea for the pedestrian pocket'''. a failing shopping center was replaced with a relatively dense settlement within a quarter-mile walk 28-acre mixed-use development organized around a new public park. To be sure, not of a transit stop. In Portland, Ore., they're building the all developers will be this ambitious with their properties. But as a first step, hiding transit line first—putting stops literally in the middle of the ugly collection of Dumpsters and load- empty fields—in the expectation that the development ing docks on the backsides of strip malls could eliminate a lot of suburban blight. will follow. G MAY 15. 1995 NE VSWEEF: 51 LIFESTYLE -., r• the same development you work in," he says; t.�'^�'�Fr;a i = "there are a lot of criteria for where you choose LINKWORK TO HOME /` `z:- your house. But if people can walk to a park, to ''.'. -s _` midday shopping, restaurants and day care, it's SUBURBS ARE NO LONGER JUST BEDROOM 6,. s better for the people working there." 1 communities; the dispersal of employ- -.'; W ment out of the central cities has been j. F • ..-..- going �` . _ PARKING LOTS going on for a generation. (As the writer William -.�: I I► _.. 1 SHRINK H. Whyte demonstrated two decades ago, big ,, '‘‘I'',,•:•:„;:!--. ..: PARKING IS ONE OF SUBURBIA'S HIGHEST corporations leaving the city tend to relocate with- __ : : in a few miles of the chief xecutive's house.) But - '<%''Ti. :$3', •• - achievements. Only in the United States cffxceparks"consist- ' ,t-'; -' does the humblest copy-shop or pizzeria the result—the oxymoron. : z'w =--;.,,�.- ' ing of indistinguishable glass cubes amid a tri/ boast as much space -. cars as the ave'ge city hall. fuzz of grass and a .F lot—is ;; . 4. .raxacclutuBs1 But ;t s - -o a -.• 1 :vast acrear,i,r.' • 'vr,.•to higher class of sprawl «.a. e gas stations d.,d - " ;ta roach '.:. asphalt I.. 'Iseiess for a;,y other puipo , - goes fried-chicken places that would have beer. built Mixing income levels le a unused rr,ore than half the time anyway.Most pl m there instead. "'=""'�r."' ners regard parking as a prerequisite for economic neighborhood is anew=' If companies don't want to be downtown, ''- - •,.-,-""'` . growth, like water. But downtown Portland, Ore., urbanist credo,and which strictlyregulates parking, has been thriving they should at least attempt to integrate their of- •• -_, --- er: nobody does that batt with essentiallythe same space for cars as it had 20 fices—or factories, for that matter—into commu- � • • -�.,=•� P thati'planner Oscar ' years ago.Developers often build more parking than nities. Nobody wants to live next to a steel mill, g P naturally.But in Laguna West, outside Sacramen- `Newman.His scattered- they actually need; a half-empty lot is presumed to to,people are happy to live within a quarter-mile 4,'slte low-Income housing'`. reassure prospective tenants that they'll never run r of an Apple Computer plant,which provides 1,200 for Yonkers,N.Y.,is a i out of space for their cars.Yet a bank,a movie theater white-collar and assembly-line jobs.Apple agreed r model of its kind.But and a church are all full at different times.One simple to locate there after the community was already i.; is no fan of the . improvement towns can make is to look for ways to planned; developer Phil Angelides says the com- r_new urbanists."Instead .; share and pool parking space among different users. an liked the idea that executives and workersThe ideal—although expensive—solution to the pany rat saying,'This is what's parkingproblem is for cars to vanish underground could afford to live in the same community. Playa wrong[with suburbs]; - when they get where they're going.�,sho in center I Vista, a new-urbanist community being planned isy shopping they should ask,`Why do surrounded byacres of striped asphalt,whether it's ] for Los Angeles,has been mentioned as a possible home for the DreamWorks SKG multimedia corn- `:people feel it's worth it empty or full, might as well put up a moat against pany.It could be an updated—and very upscale— i_to live there?'" pedestrians. Large parking lots should be situated - version of the company town, which in this case behind buildings whenever possible—something , will comprise 13,000 houses and apartments, shops, a park, most suburban zoning codes don't currently allow—and divided by promenades and jogging trails along the last tidal marsh in streets,sidewalks or structures into smaller segments of around three 1 the city acres or less.On-street parking in residential neighborhoods is con- Calthorpe believes that more businesses will move to new- troversial. Some planners favor it, because it creates a "buffer" urbanist projects as they grow disillusioned with the traffic and between pedestrians and traffic,but others consider it a danger to i isolation of their office parks."The idea is not necessarily to live in children running out between the cars. MAKE A TOWN CENTER 12Everytown needs a center: a plaza, square or green that is a geographi- cal reference point and a focus of civic - . - = � life—even if that just means a place to _ push a stroller or throw a Frisbee. Shop- -. ping malls are a poor substitute; the area �' . , they serve is too diffuse, and in any case ��+�f I Z their civic function is incidental to their r real purpose—making money. Develop- ; ,-. - _-.-.A..._ 0z �_ - - ers often provide some parkland in their t ` - `- i subdivisions, but it's usually on leftover ,,•,oa le Nati:..1 .j . ::-1_,__Lt:-...4:1.4;;....:----11-1.:'_11:.Laillia. .c&. ihat wouldn't be built on an a � ' • - "''=-parcels t yw y _ = . :;111.1.11 ii'�, by the edge of the highway or adjoining . • ` M��a'1r another subdivision.~ -.�_ - i II ays; rose THINK GREEN ;, to it's OUT BEYOND THE BELTWAY, ,^ -• where the roads are narrow _ and blacktop,past the point at I's - which the dwindling traffic is too sparse iE5I ��: to warrant plucking by even the mingi- ..`-0--.r.-7,1*_ est motor court,there's a beautiful land. :aces _ S+r .eriaii, u Y'� r •y• There are pale green corn plants poking halteria --•�^�' ! �' through the brown soil, lakes glimpsed er to FY,w -4. I 1 �- ,. i.,-� • through trees, cholla cactus among the i t• =�-'' + 1 -� ` tumbled red rocks. It's not wilderness, g 'r "..5��ss "'• fit" , slam --_ �.i t--- - ►�- but countryside, the unfinished canvas �mic of America.It tells us where we are—in ire, V ,'' T - -..y ": -,..,,:..r,,,, .; ^,,..- -• , Illinois,Maine or Texas—and it locates _ ! r: us in time: summer,fall,winter,spring. tyingd20 -•— _ w� There's nothing to buy there, nowhere than Agarish street lampin Ma ale, a neighborhood in Phoenix JOHN HUMBLE to park; it doesn't lure us with golden �d to g arches or free coffee mugs with a fillup. � T It's just there. run TURN DOAVN 1 V THE LIGHTS And by the same token,it isn't making _ates anyone rich, mphyet. There is a gradient ys to It is probably true that illuminatin a suburban tof h v uthat runs from the city to sers g the country, anddit keeps moving outt- 4 , the street to the level of the infield at Comiskey Park ward;pick any spot and it's just a matter ound of time before it makes the magical tran- reduces accidents, especially for people who leave their sition from "countryside" to "real enter estate." The process seems inevitable, tr it's regular glasses at home and have to drive in sunglasses. but it isn't, really. It's the product _rated For everyone else, though, towering, garish sodium-vapor of concrete decisions made in an age thing when roads were still viewed as the ed b street lamps intrude on the peacefulness of the night with harbingers of civilization rather than 9 discount muffler outlets. And as surely three the insistence of a stuck horn. Where safety is not a big as our society made those decisions, herr' it can chane issue, why not use several smaller lamps that cast a g e them, before lawn meets lawn and asphalt meets asphalt, cover- ;er gentler glow and let you see the stars? ing the land in a seamless carpet of sprawl. SANDY FELSENVTHAL 7 Developer Turley on the village green in Harbor Town _. .4,,,,,,.. _ . 1.4:. _... ... .. t., mum ._, .___.... ....,----- -4,..-1-1;4:4--- -.-,5---- . .•I '..•T.,,L....... ,. '6-1 U Lit•----• -r---..A!,,-; -I.''' tilt-., *.• . i 1 —_,_ [ -A4 r is_ . . . . :.. ,: News with a View Perspectives and personal views on current and cultural affairs,appearing every Monday and Thursday LiI By lay Waljasper which will slow the traffic and i g enhance walking and biking as an oday is Earth Day,T alternative to cars.A traffic calm- ing plan when Ameri- cans publicly voice Lyndale Av.S.by a citizens task support for protecting force that was created in 1994 the environment.On in after 400 residents showed up at a 197f—the modem environmen- It's nota contradiction terms city's plans to widen the street tat movement was launched amid an eruption of ecology rallies and , Urban village clear-up projects at tens of thou- Urban and eco intercity Cities may not conjure images of natures environment and create well- The urban village is realty an sands of high schools and col- In terms of the environment, paying jobs.The Green Institute old idea that comes in for new leges If things seem quiet around it's clear that the city offers the wonders,but classic urban neighborhoods recently opened the ReUse Center praise as activists seek to revive the Twin Cities this year,with no most Earth-friendly lifestyle.A at 2216 E.Lake St,which sells community spirit in city neigh- major events,part of the reason resident of an inner-city neigh- are more environmentally friendly than you recycled construction material(at borhoods and keep traffic to man- may be the narrow way we have borhood in Minneapolis or St. least 30 percent of our garbage) ' ageable levels.It means clustering viewed ecology Issues over the Paul—who takes public transit to such as plumbing and cabinetry. key shopping and service needs— quarter work,walks to local businesses. might think—and a good deal more so Across the ci grocery, drug pasty century. ty,green ideas a hardware store, From the start,American envi- shares an apartment with family than the suburbs Of modern America. have been popping up as part of store,bakery,bank•video store, ronmentalists have generally du- or friends,and spends weekends the plans that communities draw post office,child-care center, missed cities as a lost cause.Trac- in town—imposes far less dam- ._.._ up in conjunction with the Neigh- gym,cafe and maybe a bookstore. ing its roots back to Henry David age on the environment than borhood Revitalization Program movie theater or ice cream shop Thoreau and John Muir,the ecol- most modern Americans. Thanks in part to NRP dollars ear- —all in one spot so that people ngy movement has emphasized Of course,an address inside central to the sustainable society marked by five neighborhoods, don't need to drive all over town the wonders of wildness.That's the city does not automatically we need to forge for the 21st cen- Projects In Minneapolis construction will begin next year for errands. why journalists generally portray confer an enhanced ecological tarry. on the 29th Street Midtown Ideally,people could walk,bike environmental activism as saving consciousness;indeed,urban The Environmental lustice Minneapolis has become Greenway,a bicycle and pedes- or take the bus to these business wetlands and the Boundary dwellers are capable of merrily movement appeared during the something of a laboratory for this than path running between Lake districts,as often happens with Waters,not curtailing suburban plundering the planet the same as early 1990s in reaction to new new thinking about ecology.Local of the Isles and the Mississippi existing urban villages In the Twin sprawl and improving city parks. someone in Eden Prairie or North epidemiological studies showing environmental organizations are River. Cities,such as Uptown.Dinky- It's easy to understand how Oaks.But city life does at least that residents of black,Hispanic, expanding their focus to include The Kingfield Neighborhood in town,St Anthony Park.Grand& many people,especially in a place offer the opportunity to walk,bike Indian and working-class neigh- urban concerns such as south Minneapolis found in a Snelling,50th&France,48th& like the Twin Cities,feel that Earth or take the bus to your destina- borhoods were exposed to greater transportation,and a whole new series of 40 house meetings that Chicago and Linden Hills.It's no Day has nothing to do with them. tions,and to conserve resources environmental risks than their crop of determined grass-roots pedestrian issues came up in coincidence that these neighbor- The untrammeled countryside, by living in a compact neighbor- middle-class counterparts.Free- groups has sprung up to make the nearly every discussion.Residents hoods have among the highest where the hearts and minds of hood with local shops nearby. ways,waste incinerators,toxic city a cleaner,greener place. of Minneapolis want safe and property values in the Twin Cities. ecology activists reside,is a long Those things are impossible in dumps and dangerous industrial A prime example of this is the attractive places to take a walk or The idea of urban villages figures way from the lives of most city second-•third-and fourth-ring sites are far more likely to be Phillips neighborhood in south ride a bike.This fits in well with prominently in many neighbor- dwellers. suburbs,where autos are the only found in poor and minority coin- Minneapolis,where residents two new ideas being heavily pro- hoods'NRP plans and in citizen The sad irony of this is that way to get from Point A to Point B, munities.This sparked a new kind mounted spirited opposition to a muted by Green City activists: meetings surrounding the environmentalists'uneasiness where big houses with large yards of grass-roots activism,which garbage transfer station and the 'traffic calming'and urban til- upcoming revision of Minneapo- about urban life has unwittingly are decreed by zoning codes,and broadened the idea of endan- widening of Interstate Hwy.35W. lages. lis'zoning codes. helped fuel one of the most spec. where malls are the only place to gered species to include people As a low-income neighborhood Traffic calming,a concept To the new urban-oriented tacular ecological disasters of the shop or socialize. exposed to toxins and carcino- that is home to many Indians and developed in the Netherlands and ecology activists,the biggest Nth century the post-World War Many people around the coun- gens. blacks,people in the area feel they now widely used in Europe and threat facing the state is continu- II American suburb.In discount- try are beginning to realize that At the same time,Green City were being singled out unfairly for Australia,involves redesigning ing suburban sprawL State Rep. ing cities as too far removed from suburban-style living not only is activists began thinking up ways construction projects that would streets to allow people to coexist Myron Orfield's Metropolitan Sca- the glories of nature,environmen- bad for the environment but also that cities could be redesigned to flood their community with pollu- with cars.This is done by employ- bilization legislation.a series of talist teachings have offered one undermines community.A stroll offer a closer link to the rhythms tion,traffic,noise and the ing a set of clever and inexpensive bills that aim to take away the more reason for a whole genera- to the corner store or coffee shop of nature:more parks,community destruction of homes. design features that remind unfair advantages outer-ring sub- lion of middle-class Americans to connects you to the place you live gardens,greenways,bike trails Both projects now appear motorists to drive slow and keep tubs now receive under existing forsake urban neighborhoods in while an afternoon in the car con- and urban forests. dead,but Phillips activists aren't an eye out for people on foot,on state and Met Council policies,is favor of the green,leafy expanses netts you only to some loud• Going hand-in-hand with the content to simply revel in their bikes and inwheelchairs or baby the most important environmen- of suburbia. mouthed DJ on the radio.That's Green City movement is a new victories over county officials and strollers. tal initiative of the'90s.Orfield's why one of the hottest real estate push to restore the communiry the Minnesota Department of The linden Hills neighborhood ideas have won attention and Un-greener pastures trends is New Urbanism—the spirit of urban districts and Transportation.They have has installed traffic circles and praise from across the country,as The truth is that classic urban creation or renovation of commu- unseat the automobile as the founded the Green Institute to well-marked crosswalks to curb have efforts by the local Land neighborhoods,with their close- nines that offer places to walk and noisy and dangerous kingpin of articulate a vision for their neigh- speeding drivers.In the Wedge Stewardship Project to put the chit clusters of homes and shops old-fashioned neighborliness. city streets. borhood,especially the idea of neighborhood and along 31st St. brakes on unsustainable sprawl and their diversity of transporta- Environmental jUSt�e sustainable economic develop- near Uptown.local residents have that turns productive farmland cion choices,offer a much greener ment as a way to improve the persuaded city officials to narrow into environmentally taxing sub- way of life than the suburban At the same time,two new cur- the width of streets in urbs. development that has swallowed rents in the ecology movement— places, Among the other key groups in sp open land around the Twin Environmental Justice advo- this new urban environmental :ides for the past 40 years. cater and Green Ciry _ - . movement the Neighbor- Suburban living means hours activists—make hood Transportation Net- and hours each week in the car, the case that , z work,which rallied opposi- spewingpollutants,burning fossil' cities r tion[o the widening of 35W fuels and contributing to global are .: and promotes sustainable warming.The expansive subur- transportation such as light tan lawn needs gobs of Pesti- _ �.• f` rail:the Cedar Lake Park :ides,chemical fertilizers and yam•- _ ! a -#s - •r •- � Association.which pre- water.And the larger suburban �vt /lr� \\����� •g - — • i served Lakeshore land as a louse,with its family room plus . •7 •.I i IID III RN .1 • _ U A t. new park and blazed the trail aims bedrooms and baths,calls �+• • - •• -' '"'`t- - fora new bicycle path from St 'or more furniture and everything • t ,• —� H II , r a `rx • Louis Park to downtown Min- !Ise it takes to outfit a modem e • • -s--�.�,.. +.ty5� ik. a..J' % K - - - neapolis:the Minnesota Public tousehold. - ~ r - �` Lobby,which stopped high-rise The environmental pricetag - -__ • �:'i�,.-,xE '-`. - - - - - - developments beside parkland :an be even higher for people who - "- '�—�...- and now is tackling the issue of lee the city altogether fora noise pollution from airplanes; )ermanent home in the country, Transit for Livable Communities, .vhich means a septic tank.new a pro-public transportation lobby femands for paved roads andt the Urban Ecology Coalition. :now plowing,more strip malls ; which sponsored last year's Crest- slang the highway and very long I I ing a Sustainable City Conference, :ommutes to work—which in • j and the neighborhood activists rust cases is still back in the working to improve water quality •tro area. 1 - and traffic problems around the And nature lovers,even those • lakes • •tg in cities,whc regularly seek r Talon together,all these effr•- nc cnple pies • of the wilds f ) • to ger,•.. ..talize Mo , also rack up he.:snare of polu- i., , t f lis amount to a new era of envi- ion.Think of the environmentalronmentalism where the idea of oats of thousands of eco- t urban ecology is no longer con- :nthusiasts loading up their fancy 1 sidered an oxymoron.The most eeps with outdoor gear(all of it important work going on this nade from synthetic fibers)each Earth Day may not be big rallies Y but small meetings taking place in =ridgy night and driving hundreds 3 ;• park centers,church basements if miles along crowded roads to l� ..4-. and coffee shops all over town. heir lake cabins. -i lk- r-Vk°.w• ~- .lay Waujarper Ir editor-ar- it +•�[ • _ .. 4•�%�,�{/�J �:/ _� tiTtit,-.-,.L____:.: I' • large oft a Utru Reader. — _ Na — aha. _ 41t_