Fundamentals of city and town planning in mississippi

Fundamentals of City and Town Planning In Mississippi

Core Course

Certified Elected Officials Training

Robert L. Barber, FAICP

Orion Planning Group

June 23, 2014 – Biloxi, Mississippi

Objectives

• Understand the roots of city and town planning

• Understand the elements of a good community

• Identify and understand the planning process

• Understand the nature of plan implementation

• Engage in long range decision making consistent with long term planning vision

“I know of no safe depository of the ultimate powers of society but the people themselves, and if we think them not enlighten to exercise their control with a wholesome discretion, the remedy is not to take it

from them, but to inform their discretion by education.”

Thomas Jefferson

Origins of Town Planning Urban Reform and Desire for Beauty

“We ought to plan the ideal of our city with an eye to four considerations. The first, as being the most indispensable, is health.” — Aristotle

“Thanks to you Germanicus, no

pillar is now with chained flagons,

nor does the grimy cook-shop

monopolize the public way. Barber,

tavern-keeper, cook and butcher

keep within their threshold. Now

Rome exists, which was so recently

one vast shop.”

Domitian, praising Roman City Planning Efforts, A.D.

93

An Ancient Concern

Vitruvius and his “Ten Books of Architecture”

19th Century Roots in Sanitation Reform

• Rapid Urbanization – 6% live in cities in 1800; 51% by 1920

•Miasma theory prevalent

•Council of Hygiene and Public Health in New York established in 1864 calls for elimination of noxious gas sources, dirty streets and overflowing sewers

•U.S. Sanitation Commission established in 1861; Fredrick Law Olmstead appointed Secretary during the civil war

•Urban landscape viewed as “crowded, dirty, polluted, smelly, noisy and dangerous” and diseases originate and spread in poor neighborhoods

John Snow – 1854 - Broad Street, London

Established a connection of physical form and health

Challenge of the Industrial Revolution

Urban Conditions at the Turn of the Century

• Crowded tenements, 10 and 12 people to a room

• Homes built 15 feet x 12 feet

• Cholera outbreaks

• No sewers

Schoolhistory.org.uk

Ebenezer Howard and the “Garden Cities of Tomorrow” (1898)

The Inspiration of the City Beautiful

English527

“American City Planning 1890”

A Trivia Question………….

Explorehistory.com

Euclid V. Ambler Eminent Domain

Police Power

Rational

Reasonable

Proportionate

U.S. Supreme Court

VILLAGE OF EUCLID, OHIO v. AMBLER REALTY CO., 272 U.S. 365 (1926)

272 U.S. 365

VILLAGE OF EUCLID, OHIO, et al. v.

AMBLER REALTY CO. No. 31.

Reargued Oct. 12, 1926. Decided Nov. 22, 1926.

Alfred Bettman defended the practice of zoning on

the basis of advancing the public health safety and

welfare in 1926.

Housing Act 1954 Spreads the Planning Practice

“The preparation of this document was financed in part through an Urban Planning Grant from the Department of Housing and Urban Development, under the provisions of Section 701 of the Housing Act of 1954 as amended.”

Pu

blic

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ity

Stan

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pia

Mo

de

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m

De

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Urb

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ance

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ain

able

C

om

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ies

1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 2010

What is Different Now?

• Urbanization

• Demographics – Aging, Family Structure

• Housing Market

• Health Concerns

• Energy Costs

• Environmental Considerations

• Technology

Urbanization of America • 19th Century

– Total US. Population – 5 million – Urbanized population - 300,000 (6%)

• 20th Century – Total US. Population – 76 million – Urbanized population - 10 million (40%)

• 21th Century – Total US. Population – 281 million – Urbanized population - 225 million (80%)

• 22th Century – Total US. Population – 570 million – Urbanized population - 513 million (90%)

Professional Development Seminar

April 19, 2013

The Next 50 Years

• The United States will grow by 124 million people over the next 50 years.

• We will need to build 40 to 50 million new housing units to support that growth. What will the next generation of development look like?

• The world’s population will grow by 2.3 billion people over the next 50 years.

Source: Census Bureau and World Bank

Professional Development Seminar

April 19, 2013

The Graying of America Percent of Total U.S. Population over 65 in 2000

Sou

rce

of

dat

a: U

.S. C

ensu

s B

ure

au, S

tate

Inte

rim

Pro

ject

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s b

y A

ge a

nd

Sex

: 20

04

-20

30

, 20

05

.

The Graying of America Percent of Total U.S. Population over 65 in 2030

Sou

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of

dat

a: U

.S. C

ensu

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ure

au, S

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Inte

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Pro

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: 20

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, 20

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.

Projections on Aging and Households

• By 2030 one in 5 Americans will be over age 65. Today 1 in 5 Americans have a disability.

• Life Expectancy will increase from 76 in 1993 to 82.6 in 2050. By 2050, the number of Americans over 85 will triple from 5.4 million to 19 million.

• By 2025, the number of single person households will equal family households. By 2050 the overwhelming majority of households will be single.

• Source: U.S. Census Bureau

Household Change 1960 - 2025

1960 2000 2025

Household with Children

48% 33% 28%

Households without children

52% 67% 72%

Single Person households

13% 26% 28%

Source: U.S. Census Bureau

Professional Development Seminar

April 19, 2013

Professional Development Seminar

April 19, 2013

Professional Development Seminar

April 19, 2013

http://forecastchart.com/real-estate-mississippi.html

Professional Development Seminar

April 19, 2013

Rise in Obesity

Professional Development Seminar

April 19, 2013

Professional Development Seminar

April 19, 2013

Source: http://www.clarionledger.com/article/20110622/NEWS/106220326/Life-expectancy-state-dips

Professional Development Seminar

April 19, 2013

Professional Development Seminar

April 19, 2013

Professional Development Seminar

April 19, 2013

Alternative Energy

Professional Development Seminar

April 19, 2013

Environmental Issues

Landscaping •Green Space/Landscaping •Keep the green and add +++ •Continuous landscaping •Landscaping Standards •Make space more kid and pet friendly •Plant more trees •Sidewalks, trees •More green spaces •Green spaces for community gardens •Required new development to have & green space

The Role of the Public Servant

Your Role as a Public Servant

This is no easy task!

Leadership as a Public Servant

Includes

Vision Casting and Planning

“Where there is no vision, the people perish” Proverbs

"We would have never done some of these things in Pelahatchie if someone 20 years ago hadn't

thought about it" Knox Ross, Mayor, Pelahatchie

Defining “Public Interest”

An Economic Definition

Negative by-products of productive economic activity

“Negative Externalities”

A Civics Definition

Coordinated governmental action in pursuit of the “community good”

Its all about building quality of life or a Great Community!

Post WW II – 1980’s

• Manufacturing

• Auto Dominance

• Limitless Expansion

• Private design

Emergent ed Understanding

• Service and Technology economies

• Value of people in the townscape

• Importance of Resource Conservation

• Partnership in design

Assumptions on Planning

What is a Great Community?

• Connected

• Attractive

• Safe

• Prosperous

• Healthy

• Just

Five QOL Principles

• 90 percent chance community will move in the direction planned

• Civic attitude is more important than any obstacle faced

• Design and detail are vitally Important

• All must be included, from top to bottom, rich to poor (as best we can)

• Team effort is crucial

If you aren’t in a city where people want to live, you aren’t in a city where people want to invest.

Chattanooga Mayor Littlefield

“Chance favors a prepared mind.” Louis Pasteur

“We would have never done some of these things if someone had not thought about them 20 years ago.”

Knox Ross, Mayor,

Pelahatchie, Mississippi

Three Small Town Development Eras

• Initial settlement towns – 1830’s to 1850’s, first settlements, government centers planned around town squares accessible to horse travel

• Railroad towns – mid 1850’s thru 1920’s, town development prompted by railroad development, either linear or gridded in form

• Automobile Towns – Post World War II Development – 1920’s to present, linear in form, develop around major auto routes

Planning Basics

What is a Plan

• A scheme, program, or method worked out beforehand for the accomplishment of an objective....(Webster)

• Written account of intended future course of action (scheme) aimed at achieving specific goal(s) (Business Dictionary

Benefits

Mississippi Planning Law

• Title 17-1-1 Mississippi Code Annotated – Plan Defined

– Establishment of planning commission discussed

– Method of development, adoption, and administration set forth

– Method and procedure for amendment set forth

Certified Elected Officials Training Mississippi Municipal League

Preservation Process

Local Historic District Public Hearing

April 17, 2013

Preservation Process

Local Historic District Public Hearing

April 17, 2013

0 200 400 600 800 1000 1200

Under 5 years

5 to 9 years

10 to 14 years

15 to 19 years

20 to 24 years

25 to 29 years

30 to 34 years

35 to 39 years

40 to 44 years

45 to 49 years

50 to 54 years

55 to 59 years

60 to 64 years

65 to 69 years

70 to 74 years

75 to 79 years

80 to 84 years

85 years and over

Ages Survival 2010 2015 2020 2025 2030

Under 5 99.2% 1,300 1300 1300 1300 1300

5 to 9 99.1% 1,139 1290 1290 1290 1290

10 to 14 99.0% 1,084 1129 1278 1278 1278

15 to 19 98.8% 1,135 1073 1117 1265 1265

20 to 24 98.3% 1,040 1121 1060 1104 1250

25 to 29 97.8% 1,055 1022 1102 1042 1085

30 to 34 97.3% 979 1032 1000 1078 1019

35 to 39 96.6% 881 953 1004 973 1049

49 to 44 95.6% 817 851 920 970 940

45 to 49 93.9% 1,007 781 814 880 927

50 to 54 91.6% 1,120 946 733 764 826

55 to 59 88.3% 1,007 1026 866 672 700

60 to 64 83.7% 732 889 906 765 593

65 to 69 77.1% 524 613 744 758 640

70 to 74 68.0% 406 404 472 574 585

75 to 79 55.5% 325 276 275 321 390

80 to 84 39.7% 328 180 153 152 178

85+ 0.0% 326 130 72 61 61

Total 15,205 15,016 15,107 15,247 15,376

The is no case in human where prosperity is experienced in the face of declining human capital…

Economics • Study Area – Brandon – 15 min

– 30 min – Jackson MSA

• Jackson MSA = $9.8 B market

• Brandon = $516 M market (5% of region)

• Study area = 2% of Brandon

• Brandon • Total 2012 SALES = $516

million

• Total 2012 EXPENDITURES = $355 million

• Brandon GAINED $160 million in 2012

• Study area GAINED $8 million

Land Use

Current Conditions

Commercial Auto Oriented 64,779

Commercial Consumer Goods 181,227

Commercial Durable Goods 64,184

Commercial Restaurant 49,702

Commercial Groceries 29,679

Medical Services 24,447

Office 119,398

Personal Services 70,863

Prime Financial Services 46,078

Public/Semi-Public 192,802

Residential 104,736

Storage 19,522

Sub-Prime Financial Services 29,540

Vacant 76,370

Not Yet Classified 25,797

Total 1,099,124

-

50,000

100,000

150,000

200,000

250,000 Building Floor Area Hardy Street Corridor

Land Use Projections for the Madison County Health Care District Plan

Employment and Support Facilities Land

Use Projections

Floor Area in

SF

Floor Area in

Acres

Support Area

Factor

Planning

Area/Acres

Target Sector Employment Projections 2008

- 2018 1893

Target Sector Employment Projections 2018

- 2028 1893

Total Target Sector Employment Projections 3786

Square feet of Floor Area per employee 300

Total Square feet of Floor Area for Targeted

Sector 1,135,800 26 4 104

Support facilities ratio 33%

Support Facilities Floor Area 374,814 9 4 34

Residential Land Use Projections Density

Madison County Persons per HH (2010) 2.7

HH represented by employment 1402

District Capture Rate 60%

Residents related to employment 841 5 168

Number of Assisted Living Units 100 10 10

Parks and Open Space

Existing Park Area 125

New Park Space 25

Other Corridor Activity

Existing Hospital Area Committed 30

Existing and Future Higher Education 30

Corridor Commercial 25% of Residential, Empl. And Support 95

Highway ROW 32

Environmental Constraints 10

Total District Size in Acres 664

What natural features need to be protected?

Wastewater Lagoons

• Water quality

• Flow between treatment plant and lagoons

Other Issues?

•

Beginning With the End In Mind

• Sources for Development of Goals and Objectives

– Planning Commissions

– Stakeholder groups

– Public engagement

– Your leadership

http://Winston-Salem Video

Old and New Ways

• Public hearings • Crowd sourcing • The charrette • Web based surveys • Web based interaction

Building and Site Design

•Design guidelines for new construction •We don’t want to look like Broadway Dr. •Standards appearance of commercial buildings (attractive) •Bring buildings closer to street •Zoning Limitations (group like businesses together) •Sign rules, height, size, style, etc. •Lighting •New street light design •Light up alleys •Monument signage/standards

Community Scale Activity Private Use/Activity •Dog Parks •Dog Park •Spruce up zoo and park •Highlight zoo/park •Emphasize 19th Ave hill near water dept. •Move water department

•Better neighborhood grocery store •Farmers Market •Create zones/ themes along Hardy Street (Arts district, etc.) •Protection of old/historic buildings •Re-use/repurpose historic buildings to house commercial building •Anchored by drugstores •Outdoor cafes along creek/landscaped creek

City of Holly Springs Mission Statement

“The City of Holly Springs will develop as a growing, united

and economically thriving community which [aggressively] facilitates the health, safety and wellbeing of its citizens. Recognizing the value of its all its assets, with citizens being the most important, we will pursue a balanced approach to the future by protecting our natural environment, promoting a quality townscape, pursuing the preservation of its all its history, cultivating local business talents and encouraging arts and cultural concerns. The City will pursue this mission through the implementation of [progressive] public planning policies, strategic community development initiatives and complementary partnerships with like minded organizations.”

We are Downtown Brandon We are Downtown Brandon, and we are real and genuine.

• In a region where communities are defined more by chain stores and highway development, Brandon has remained the one traditional and authentic downtown in the metro area. With our Town Square and historic architecture, quaint shops and active spaces, Downtown Brandon has become a place to emulate and recreate.

• Downtown is the place that connects our people, and it the window to our community's heart ands spirit. That spirit is seen on Red Friday's in our local shops, heard in children's’ voices playing at our downtown school, and tasted in the home town cooking in our downtown restaurants. Most importantly, it is felt in the hospitality that our people are known for, where Boy Scouts and beauty queens once greeted visitors on the Square with a Coke and a smile.

• We strive to retain and enhance the character of our downtown. With an improved Town Square, pedestrian enhancements, mixture of uses and active spaces, Downtown Brandon will solidify its place as the heart and soul of our community and beyond. We are creating new experiences in downtown, with opportunities for living, new cultural activities and events, and more dining and shopping opportunities.

• This will only grow the spirit of our downtown and community, solidifying our place as the singular quaint, small town experience surrounded by ordinary of the urban metro.

Downtown Brandon. Real Character. Genuine Charm

Land Use

Transportation

Balancing Transportation Choice

Community Facilities/Housing

Next Steps

The Lost Process of Capital Budgeting

Applying rational, business like approach to public investment •Prioritize projects according to plan •Analyze financial capacity •Fund according to schedule

The Lost Process of Capital Budgeting

“No Plan should be a duplicate of another. No zoning control should be an

exact duplicate of another.

If local issues and goals are respected in the planning process, the individuality of

communities will be expressed in their development codes.”

Me

Municipal Authority to Implement Plans

“Vision without execution is hallucination.”

Thomas Edison

Two Powers

Police Power

Eminent Domain

Carrots

Tax Incentives

Grant Programs

Awards Programs

Strategic Projects

Low interest Loan Pools

Sticks

Zoning Controls Subdivision Controls

Design Standards Preservation Guidelines

Others

The Fundamental Implementation Tools of City and Town Planning

Zoning: Its Nature and Purpose

Fantasy or Reality

What Did Your Planning Decision Impact?

•Overall Town Economy

•Household Economics (energy) •Environmental Quality •Public Safety? •Taxation? •Health?

There is no one size fits all – Solutions range from the simple to complex

-Property Use Zones

-Special rules for nuisance uses

-Design and character considerations

-Our Purpose is to build a better community

Subdivision Control

• Generally administrative in nature • Usually involves the application of technical engineering criteria to development •As opposed to zoning, subdividing property is considered “by-right “ if criteria are met • Generally a heavy emphasis on infrastructure

Storm Water Solutions

• Good drainage solutions can be attractive and become part of the park system.

Case Studies in Community Planning, Economic

Development and Livability

What do you want to live?

A Critique of Traditional Planning

• Successful in an industrial society with limited building options

• Generally fails at creating sustainable communities of character in a post industrial world

A “good house” in an average neighborhood

1992 Fannie Mae National Housing Survey

Which would you choose?

Not

sure/No

opinion -

10%

A "good

house"

in an

average

neighbor

hood -

24%

An

average

house in

a "good

neighbor

hood" -

66%

Summary of Advantages and Disadvantages

Type of Code Advantages Disadvantages

Euclidean • Easy for City staff to implement and for the public to interpret, if well organized.

• Familiar to professionals, staff, public officials, and public.

• Flexibility for varied design within parameters of use and dimensional standards.

• Lack of flexibility to address different site characteristics and surroundings.

• Only prevents the “worst” from happening.

Performance Zoning • Flexibility to vary uses, density and intensity of development and to address impacts.

• Impact approach may not address site-specific conditions or constraints.

• Difficult to implement - complex calculations.

Form-based Codes • Graphics are more readily understood by public, public officials, and professionals.

• "Prescriptive" approach outlines design visually.

• Integrates the principles of mixed-use and pedestrian orientation.

• Useful for developing new areas and some infill sites.

• Not readily applicable to built-out urban or suburban areas.

• Requires much up-front effort to develop regulating plan and design specifics.

• Can be highly subjective.

Incentive Zoning • Optional for developer. • May provide public amenities with "win-win"

approach.

• Incentives may not be used, and amenities not provided

• Win/win may be hard to achieve.

Taken from the City of Palo Alto, CA Zoning Discussion Papers http://www.cityofpaloalto.org/planning-community/zon-tocdp.html

Shopping

Professional Development Seminar

April 19, 2013

Movement to Form Based Codes

Shopping

1970’s v. Current Tools DISTRICT (CENTRAL, BUSINESS DISTRICT)

8.1. General description.

This commercial district is intended for the conduct of personal and business

services and retail business of the community. Traffic generated by these uses will

be primarily passenger vehicles and only those trucks and commercial vehicles

required for stocking and delivery of retail goods.

8.2. Uses permitted.

The following uses of property, buildings, or structures:

(1)Any commercial use permitted in the C-1 Neighborhood Commercial District.

(2)Dry or steam cleaning shop or plant.

(3)Shop for the repair of plumbing, radio and electric equipment, shoes, furniture and

similar personal or household commodities.

(4)Department store.

(5)Mortuary (funeral home).

(6)Retail stores, businesses or shops for custom work or the manufacture of articles

to be sold at retail on the premises, excluding coal and wood yards, provided that in

such manufacture the total mechanical power shall not exceed ten (10) horsepower

for the operation of any one machine provided that the space occupied by the

manufacturing use permitted herein shall not exceed fifty (50) percent of the total

floor area of the entire building or the equivalent of the ground floor area thereof, and

provided further that such manufacturing use is not noxious or offensive by reason of

vibration, noise, odor, dust, smoke or fumes.

(7)Printing shop, including sale of office supplies and equipment.

(8)Newspaper publication.

(9)Sign painting shop.

(10)Blueprinting shop.

(11)Interior decorating shop.

(12)Catering establishments.

(13)Train stations, bus depots and travel agencies.

(14)Theaters, auditoriums.

(15)Recreational or amusement classification when conducted wholly inside an

enclosed building.

(16)Hardware or appliance stores.

(17)Variety stories including discount stores.

(18)Paint and hobby store, including sale of carpets, wall covering and similar

household items.

(19)Florists, provided no greenhouses are maintained on the premises.

(20)Service stations.

(21)Hotels and/or motels.

(22)Automotive parts and equipment sales.

(23)Mail-order stores.

(24)Stamp redemption centers.

(25)New and used car dealership agencies.

“And let's be careful how we regulate. Planners from all across the U.S. have told me that they are obliged to substantially revise form-based codes adopted only five to 10 years ago. In one case, the code had made 70 percent of the city nonconforming and complicated simple home additions, not to mention making new development almost impossible. With due respect to others, it's our obligation to respect the strengths of various professions but our responsibility to think comprehensively, anticipate unintended effects, and deliver what it takes to help a community grow both jobs and long-term prosperity.”

Paul Farmer, FAICP

Diagnostics

• Are you satisfied with what you see in your community?

• Could you replicated the most loved space or street under your current development code?

Principles

• Mix of selected uses/ not separation

• Connectivity/ not cul-de-sacs

• Preservation of farmland and open space/ Not consumption

• Slower traffic / not faster

• Walkability

Two Communities Factor Density of 1 Density of 6

Land Used 1000 167

Roads/Sidewalk

s (Squ yrds/k)

700,000 116,667

Water Use G/HH/day 2800 595

Retail/Service

jobs per acre

.7 3.1

Pollutants

Discharged (Lbs./HH/Yr)

620 403

1 Way or 56 Ways

Shopping

Church

Restaurants Farmers Market Offices

Recreation

Health Care Banking

Banking

Recreation Services

Health Care

Homes Homes

Homes Homes

Homes

Traditional Development Pattern (Compact with Mixed Use)

Shopping

Sprawling Development Pattern

Development Type

Measure Chain/Big Box D.T. Mixed Use Property Tax $ 9,009 $ 40,396 Sales Tax $ 388,773 $ 259,182 Local Multiplier 1.136 1.48

Effective Revenues $ 441,646 $ 383,589

Tourism Tax $ - $ 76,000 Jobs 25 45

Residents 0 10

Cultural and Health Amenity

0 2

Social Utility Low High DeSoto County Tax Assessor, http://www.statisticbrain.com/wal-mart-company-statistics, http://www.amiba.net/assets/images/Images/local-vs-natl-econ-return-hi-res.jpg

Performance Comparison of Development Types on 2.5 Acres

The Life Cycle of Place

20 years? Maybe

Centuries

Health Care

Active Retirement

Church Bank

Bank

Future Office/Comm

School

Maste

r Plan

Assisted Living

Church

Restaurant

Building Community

Health Care

Active Retirement

Church Bank

Bank

Future Office/Comm

School

Maste

r Plan

Assisted Living

Church

Restaurant

A city’s built form is achieved through coding – zoning, subdivision regulations, design codes, building codes, preservation codes and others…

And the administration of those codes over time

Place Economics and Design

Direct Benefit

$ 100,000 New Revenue (8

Tables@ $2000/wk)

$ 7,000 Sales Tax at 7%

$ 6,000 Owner Profit 6%

$ 2,000 Tourism Promotion 2%

$ 12,000 Investment

½ Jobs

Direct Benefit

$ 0 New Revenue (8

Tables@ $2000/wk)

$ 0 Sales Tax at 7%

$ 0 Owner Profit 6%

$ 0 Tourism Promotion 2%

$ 0 Investment

0 Jobs

Understanding , Protecting and Producing Community Character

Recommendation Diagram

Shiloh Park Greenway

Consider the private and public costs and benefits of this place at 10 years and at 50 years?

Guiding Site and Building Design

• Aligning both public and private design interests

•Durable materials convey characteristics of quality and stability.

•The use of façade materials native to the area, such brick, stucco, and wood or wood simulated siding

Discourage

Encourage

Act

ivit

y

1

2

3

Administrative Infrastructure

• Planning Commission

• Staff / Counsel

• Valid Plan(s)

• Up to date to Codes

• Processes

• Board Support

Code Enforcement is a Must!

Why Programs Fail

• Most plans are poorly conceived and easily challenged

• Disregard of the facts

• No defined goals or goals are ignored

• Poor administration by non-professionals

• Overly politicized, planning commissions marginalized or non existent

Case Studies What would you do?

• Background

• Issue is before the Planning Commission

• Implications

Rezoning Case Study # 2

Two applicants (Case 1 and Case 2) have requested rezoning of a small parcel to Office to accommodate a Hair Salon. They will be heard at the same meeting.

Both application are vigorously opposed by the neighborhoods Your planner has evaluated the applications and in a staff report has indicated the

following:

– The City Plan states that small scale traditional offices transitional offices in residential areas may be appropriate principally for transitions and buffering between residential uses and incompatible non-residential activities that cannot be reasonably mitigated through landscaping, fencing, screening, or similar methods of buffering.

– The site should be suitable for the use based on its physical characteristics. – The site should be of sufficient size shape to accommodate the proposed use and achieve an

acceptable design relationship with the adjoining uses. – Access to the site should be from adjoining non-residential area or a side street that leads

directly into a non-residential area.

The Planning Commission has recommended approval of both case. How would you vote?

Rezoning Case Study #1 Developer has applied to rezone the subject property from Highway Commercial to Multi Family residential. Your planner has pointed out that the town’s comprehensive plan states that multi-family property should be located near the primary intersections and between commercial and residential properties. Support services such as schools, and shopping should be in close proximity. The plan states that multi-family housing should constitute no more than 25% of total housing stock. The plan also states that prime intersections should be reserved for commercial development. Your planner has developed the following information in his staff report. The planning commission heard the case and recommended denial. As an elected official, How will you vote?

Total Existing Multifamily 604

Planned Multifamily 252

Total Existing and planned 856

Estimated Existing Housing Units 2300 Estimated Approved/not built 875 Pecentage Multi Family/Approved and Proposed 27%

Potential Taxation

Retail $ 106,722.00

Office $ 13,493.00

Apartment $ 10,976.00

When is the best time to plant a tree?

"It is too probable that no plan we propose will be adopted. Perhaps another dreadful conflict is to be sustained. If, to please the people, we offer what we ourselves disprove, how can we afterwards defend our work? Let us raise a standard to which the wise and the honest can repair. The event is in the hand of God. “ George Washington

"In every deliberation we must consider the impact on the seventh generation... even if it requires having skin as thick as the bark of a pine."

- Great Law of the Iroquois

Taking the Long View

“When we build, let us think that we build forever. Let it not be for present delight nor for present use

alone. Let it be a work that our descendants will thank us for; and let us think, as we lay stone on stone, that a time will come when those stones

will be held sacred because our hands have touched them, and our children will say, as they look

upon that labor, “See! This our mothers and fathers did for us.””

John Ruskin

“Now it is required that those who have been given a trust must prove faithful.”

I Cor. 4:2