This is coolbert: I agree that the building of a sub-division around a golf course is a great idea. I have seen such an area in Winfield and at White Eagle in Aurora. Of course White Eagle is really upper scale. The Winfield course was much more modest, perhaps nine holes only. But really boss. Residents in the nine hole sub-division seemed to have unlimited playing possibilities and did use the course on a regular basis. This was an added feature to the sub-division, playing privileges, and used by a considerable number of people, as far as I could tell. Around this area, from what I see, the trend is to have courses that are by appearance barren and Scottish like in nature, no trees. Prairie Landing at the Du Page County airport is the archetype of this concept.
coolbert.
Ideas, Great Thoughts, Not so Great Thoughts, and Proposals on City and Regional Planning.
GOLF COURSE & ECONOMIC DEVELOPMENT
A golf course surrounded by high quality residential development has become a popular development form. These type of developments are often completely private, but the participation of a municipality helps ensure the success of the development.
The following illustrates the benefits of a public/private partnership for the development of a golf course residential community.
FOR LOCAL GOVERNMENT
Spur economic development and increase tax base
Enhance the prestige of the area
Increase open space
Secure wet land preservation
Provide storm water detention
Improve the appearance of the town
Assist in annexation of key property
Provide recreation
FOR THE DEVELOPER
Spur sales of surrounding development
Enhance the prestige of the development
Secure an owner of the golf course amenity
Assist in the finance of the golf course
Improve profitability
Lower costs for storm water detention
Assist in utility connection
Ensure governmental approval
A golf course surrounded by high quality residential development has become a popular development form. These type of developments are often completely private, but the participation of a municipality helps ensure the success of the development.
The following illustrates the benefits of a public/private partnership for the development of a golf course residential community.
FOR LOCAL GOVERNMENT
Spur economic development and increase tax base
Enhance the prestige of the area
Increase open space
Secure wet land preservation
Provide storm water detention
Improve the appearance of the town
Assist in annexation of key property
Provide recreation
FOR THE DEVELOPER
Spur sales of surrounding development
Enhance the prestige of the development
Secure an owner of the golf course amenity
Assist in the finance of the golf course
Improve profitability
Lower costs for storm water detention
Assist in utility connection
Ensure governmental approval
This is coolbert: Another idea to improve sub-divisions. NO mailboxes in front of the house. Either have a mailman deliver the mail on foot to your home, or have one central group of mailboxes in the subdivision with a sturdy group of mailboxes. Prevent vandals from smashing the individual mailboxes in front of the homes. Is an eyesore anyhow. Damn things are just tempting targets for the car-borne vandals with baseball bats.
coolbert.
coolbert.
This is coolbert: Enforce city ordinances in the big cities to make them more enjoyable and more livable. NO panhandling. NONE at all. Crack down on such persons and stop them in their tracks. It is a known fact these persons are for the most part not the downtrodden homeless persons they claim they are. Panhandling is a business practiced by dissolute persons for the most part taking advantage of misplaced sentimentality.
coolbert.
coolbert.
This is coolbert: More things to make a town more livable. Enforce the ordinances of a town to the max extent, and in the manner that they were intended to be enforced. Dog leashes must be on dogs all time so they cannot roam loose. And not a 100' long leash either! A reasonable leash, say six feet max. Cats are not allowed to roam loose either. Not at all. No nuisance pets. No dogs barking constantly all day. If your dog is a nuisance, it will have to be gotten rid of. And no exceptions or quibbling about this either. Pets have their place. But keep them in their place. And clean up the dog mess too. Don't make it in the first place is best of course, but if you do have a dog making dog mess, clean it up.
coolbert.
coolbert.
This is coolbert: Some ideas on how to make a community more livable. Build homes that have these features: NO fireplaces. Bedrooms in back of house only, not in the front. Attached garages in the rear of the house. Alleys for access to garages. Build homes where several generations can live in the same dwelling, if they wish. Build a large bedroom on the first floor with a full bath. Allow granny or grandpa to live in that room. Communities have to have a mix of people of all ages to be viable. Kids run amuck without supervision of elders.
coolbert.
coolbert.
This is coolbert: Things to make a city a better place. One is to reduce light levels so you can see the stars at night. Streetlights and security lights and such can have some sort of baffle to make the light shine down but not outward. Light a smaller area better and don't shine in someone's window at night. Second is to eliminate the winding roads popular in subdivisions. Prevent people from pretending they are at the 24 hours of Le Mans. Stop people from going 50 mph in a 25 mph zone. Thirdly, eliminate cul-de-sacs. Why are they even built in the first place? What is the attraction? Fourth, stop people from parking on the sidewalk. People have so many vehicles they cannot park them all on the driveway and in the garage. Cannot park on the street at night time. So they park on the sidewalk and block foot traffic. Have a roving citizen patrol ticket these people or issue warnings. People need to get a handle on the number of cars they need!!
coolbert.
coolbert.
Anyone have a parking ordinance that they think is good and that they would share? We are reworking our ordinance in Mokena.
Most ordinance that I have looked at require one parking space for 200 or 250 square feet of retail space, and one parking space per 100 square feet of restaurant. Anyone have a better idea?
Most ordinance that I have looked at require one parking space for 200 or 250 square feet of retail space, and one parking space per 100 square feet of restaurant. Anyone have a better idea?
We attended an Andres Duany seminar for two hours last night at South Bend. He spoke for two hours, no questions, no illustrations. A number of interesting ideas, but nothing earth shattering.
His assessment of urban redevelopment was interesting. The first pioneers into a neighborhood are the risk oblivious - students, artists, etc, who often illegally move into old lofts. Then come the risk aware, and finally the risk averse. The neighborhood is then fully regentrified.
He also said that central cities are competing with their suburbs, not other cities. He said that suburban developers are very good at what they do, providing affordable and quality housing on large lots. Cities cannot compete with open space, golf courses, etc. Duany believes that what cities can provide is an active 24 hour street life, and that people will pay to be part of that environment. And he is correct, for large cities. I am not so sure about smaller cities.
He also made several cracks about vynal clad boxes. Just a little elitist. But of course this is ok if you are talking about the vast middle class, not the poor.
His assessment of urban redevelopment was interesting. The first pioneers into a neighborhood are the risk oblivious - students, artists, etc, who often illegally move into old lofts. Then come the risk aware, and finally the risk averse. The neighborhood is then fully regentrified.
He also said that central cities are competing with their suburbs, not other cities. He said that suburban developers are very good at what they do, providing affordable and quality housing on large lots. Cities cannot compete with open space, golf courses, etc. Duany believes that what cities can provide is an active 24 hour street life, and that people will pay to be part of that environment. And he is correct, for large cities. I am not so sure about smaller cities.
He also made several cracks about vynal clad boxes. Just a little elitist. But of course this is ok if you are talking about the vast middle class, not the poor.
Andres Duarny will be in South Bend to give a free lecture Zoning for Traditional Towns and Neighborhoods: Transect and Smart Code at 7 pm South Bend time – 6 our time.
You want to go?
Contact Chuck Eckenstahler for info
219-861-2077 mobile
219-879-1012 home office
219-879-5340 fax
pctecken@netnitco.net
You want to go?
Contact Chuck Eckenstahler for info
219-861-2077 mobile
219-879-1012 home office
219-879-5340 fax
pctecken@netnitco.net
SMART GROWTH
IT'S MORE THAN AG PRESERVATION
AND STOPPING URBAN SPRAWL
By CRAIG HULLINGER AICP, CHUCK ECKENSTAHLER AICP and BETH RUYLE
Introduction
Smart Growth is the latest buzz word in the planning media. During 1999, there were over 100 various ballot initiatives concerning urban sprawl, growth management, open space and smart growth placed before the voters across the United States. Even candidates for the presidency of the United States discuss the concept of offering different federal funding strategies to assist states and local governments to reduce sprawl. In Illinois local officials are reviewing their plans to incorporate smart growth land use goals in response to national and statewide attention toward smarter land use planning.
Nevertheless, what is smart growth? How will governments determine if their local plans are smart growth oriented? Do we need to make changes so that our plans are smart growth oriented and ,if, so what changes do we need? The intent of this article is to answer these questions.
Smart growth means different things to different people. Some proponents think that any infrastructure improvements, such as new road, especially interstates, in suburban areas promote sprawl, or in their minds "unsmart growth." They believe that we should target federal and state resources to rebuild older central cities, whether or not these cities lack vitality. Obviously, this approach also has opposition. Some developers feel that smart growth means higher density development on smaller lots, which may provide for greater profits. Others feel that governments should purchase land to save it from development pressures. It becomes open space or could even continue to be farmed.
Not since the environmental movement of the 1970's have we seen such a public emphasis on land use and land regulation. The $10 billion Clinton Administration "Livability Agenda" which calls for the control of urban sprawl through preservation of open space and protection of water supply is only the beginning. The current attention to the issue of urban sprawl and wise management of our resources could result in new legislation and state policies addressing future new development. The concern for preservation of open space and protection of our resources has resulted in new resources and may initiate new legislation and state policies concerning land use controls.
Background and a Definition
Smart growth has grown from the anti sprawl development movement. In part, smart growth seeks to prevent leapfrog developments that are not contiguous to existing communities. A primary goal of smart growth is to save our most valuable natural resources and direct new development to areas where infrastructure is already in place, thus saving the expense of building new infrastructure and converting undeveloped land for urban uses.
The State of Maryland has enacted a "Smart Growth and Neighborhood Conservation" initiative, which they intended "to reverse the inefficient and often costly pattern of development that has been the standard in this country for the past half century." According to the Maryland model, smart growth has three straightforward goals:
To save our most valuable remaining natural resources before they are forever lost;
• To support existing communities and neighborhoods by targeting state resources to support development in areas where the infrastructure is already in place (or is planned) to support it; and
• To save taxpayers millions of dollars in the unnecessary cost of building the infrastructure required to support sprawl.
Many supporters of smart growth in Illinois identify with the Maryland goals. These goals support logically planned infrastructure and development.
Who's Doing What?
In Illinois, the smart growth movement is expanding rapidly. Besides supporters of wise infrastructure development, the movement has grown to encompass many diverse groups including open space preservationists, transportation planners, pro growth advocates, economic developers who seek the location of jobs closer to home and citizens seeking additional and higher levels of government services. Each group brings a specific agenda and view concerning the pattern of future land use.
In Northern Illinois, a quick inventory of interested groups would include the Metropolitan Chicago Mayors Caucus, the Northern Illinois Planning Commission, the Metropolitan Planning Council, Openlands Project and the State among others. County and multi-jurisdictional planning bodies will also become involved with smart growth initiatives as needs to plan for both redevelopment within existing communities and for expansion of the urban areas beyond local governmental jurisdictions become necessary.
Various research studies and, more recently, policies and recommendations for better land use management have been published by many of these groups. These studies are designed to provide information and simulate local officials to action, recognizing, in Illinois, land use planning and development regulations are administered by local government.
As the collective mayoral voice of municipalities in the Chicago region, the Metropolitan Chicago Mayors Caucus established the following vision and principles related to smart growth:
Vision
The Chicago metropolitan region will be a place where all residents enjoy a high quality of life characterized by access to jobs, economic opportunity, quality housing, educational opportunity, an effective transportation system, and a safe environment.
The mayors adopted the following principles to support their vision:
1. Regional growth and development policies, programs, and projects should respect local decision making authority.
2. Policies to guide the region's growth and development should be developed by the region.
3. Regional growth and development initiatives should promote balanced economic development throughout the Region.
4. Initiatives to promote the region's growth and development should employ positive incentives, not mandates or penalties.
5. Regional growth and development initiatives should respect personal and economic choice and the diversity of the Region's communities.
The most recent Smart Growth Vision was released by the Metropolitan Planning Council in December. "Building Stronger Communities" represents a year long effort to build consensus concerning smart growth for the greater Chicago region and the whole state. The study identified five goals which embody smart growth;
1. Protect open space,
2. Coordinate transportation with development,
3. Improve water quality,
4. Expand housing for workers, and
5. Coordinate and expand state support to local communities.
Smart Growth Graduates to Sensible or Sustainable Growth
Almost daily the local newspaper contains a report about future land development, whether it be titled smart growth, sustainable growth, sensible development or anti sprawl development. Usually the media summarize a state or local effort to achieve one or more of the goals stated above.
In Illinois Governor Ryan and the Illinois General Assembly have established the Illinois Growth Task Force to study smart growth and establish state policy and investment guidelines.
Many local governments are reviewing their plans and testing whether their current plans fulfill smart growth standards and provide for sensible and sustainable future development. One such group is the Eastern Will County Regional Council, an intergovernmental agency created for joint planning by the local governments in that area.
According to Ken Kramer, Chair of the Council and a Park Forest Trustee, "Eastern Will County is truly a microcosm of the State. In terms of smart growth, we represent older cities as well as fast growing rural communities. We need to improve existing roads. We need new roads built as well as better public transit to job centers. In the future we will be one of the fastest growing Illinois county and we must consider our need to house this expanding workforce."
"The goal of the Smart Growth Strategy for Eastern Will County will be to draw together our local governments to assure we have a land use plan which conserves resources and supports our ability to grow in the future. We also need to increase the number of jobs in our area, to reduce long commute times for our workers."
Kramer believes the Eastern Will County Regional Council is a proper vehicle for the study of smart growth since the council represents a group of communities which, while independent, must base their future planning on several common growth and development issues including transportation improvements and location of new employment opportunities. "Ultimately, the character of Eastern Will County will be shaped by the individual decisions made by each local government. Collective future planning will provide a chance to address quality of life issues, reduction of traffic congestion, increasing available jobs and reducing impact to our schools rather than reacting to new as it happens."
Testing The Local Plan For Smart Growth Consistency
Local officials should determine whether their community plan is a Smart Growth Plan. Below is a series of questions which can be used to test as to whether the plan could be considered a Smart Growth Plan.
1. Does the plan provide for increased land for new development adjoining the current developed area?
2. Does the plan call for developing vacant land within the existing pattern of development?
3. Does the plan promote the building or improving of new roads which will expand the pattern of development to vacant or existing agricultural land areas?
4. Does the plan specify land which should be preserved from development?
5. Does the plan require the installation of additional water and sewer lines, using state grants or loans, while current capacity remains unused?
6. Does the plan seek to decrease the average single family home lot size?
7. Does the plan consider more pedestrian pathways within the community including shopping/entertainment areas, schools, government buildings, etc. and have you considered road width and sidewalk requirements in new subdivisions.
8. Does the plan promote coordination of the pattern of land use with abutting neighbors?
9. Does the plan explore mass transportation for workers to reach their places of employment?
10. Does the plan include housing for families employed in jobs located in the community?
Fortunately, there is no correct answer nor wrong answer to these test questions. These questions form the basis for discussion and determination, by local officials, whether their plan meets their definition of smart growth.
What to Do with this Information
Citizens and the media will call upon individual communities in the next several years to test whether their community plans fulfill requirements for smart growth. It is possible that coordination with surrounding comminutes will be necessary. It is also possible that coordination with county, regional and state agencies will be required to assure that investment in roads and other infrastructure correspond with state and local established smart growth policies.
The long established land use planning rules are beginning to change with increasing demand on local governments to limit urban sprawl, to provide for more open space, to preserve agricultural land, and to lessen the dependance on the auto as the principal means of transportation. A review of the local plan today may identify changes necessary to reach conformance with forthcoming statewide smart growth policies. Careful attention should be given to Illinois Growth Task Force deliberations as the outcomes of the task force may indicate new statewide goals and possibly legislative initiatives which will shape the role of local government planning in the future.
About the Authors
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm engaged by the Villages of Beecher, Sauk Village and Homewood to serve as their consulting planner. He holds two Masters' Degrees, one from Governors State University and the other form the University of Notre Dame. He is an active writer, having more than 100 articles published on various economic development, land use planning and real estate development topics. He can be contacted at 219-879-1012, or E-mail at pctecken@netnitco.net.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN, the Eastern Will County Regional Council, and as an expert witness. Craig has a BA Degree in Public Administration and a Master's Degree in Environmental Planning. He can be contacted at 708/ 532- 8991 or E-mail Craig@Hullinger.com
Beth Ruyle is a Financial Advisor with Ehlers and Associates. She recently served as the Director of the South Suburban Mayors and Managers Association. For over twenty years she lead this thirty eight municipalities in this Council of Governments in the development of plans and programs. At Ehlers and Associates she is undertaking a myriad of projects in fiscal strategic planning, economic development, intergovernmental programs and public finance. Ruyle has her Master Degree in Public Administration from the University of Georgia. Contact Ruyle at 630/355-6100 or at E-mail bruyle@ehlers-inc.com.
For more information on Chuck or Craig visit our web page at http://www.Craig.Hullinger.com
For more information on Ehlers and Beth visit her web page at www.ehlers-inc.com.
May 2000 / Illinois Municipal Review
IT'S MORE THAN AG PRESERVATION
AND STOPPING URBAN SPRAWL
By CRAIG HULLINGER AICP, CHUCK ECKENSTAHLER AICP and BETH RUYLE
Introduction
Smart Growth is the latest buzz word in the planning media. During 1999, there were over 100 various ballot initiatives concerning urban sprawl, growth management, open space and smart growth placed before the voters across the United States. Even candidates for the presidency of the United States discuss the concept of offering different federal funding strategies to assist states and local governments to reduce sprawl. In Illinois local officials are reviewing their plans to incorporate smart growth land use goals in response to national and statewide attention toward smarter land use planning.
Nevertheless, what is smart growth? How will governments determine if their local plans are smart growth oriented? Do we need to make changes so that our plans are smart growth oriented and ,if, so what changes do we need? The intent of this article is to answer these questions.
Smart growth means different things to different people. Some proponents think that any infrastructure improvements, such as new road, especially interstates, in suburban areas promote sprawl, or in their minds "unsmart growth." They believe that we should target federal and state resources to rebuild older central cities, whether or not these cities lack vitality. Obviously, this approach also has opposition. Some developers feel that smart growth means higher density development on smaller lots, which may provide for greater profits. Others feel that governments should purchase land to save it from development pressures. It becomes open space or could even continue to be farmed.
Not since the environmental movement of the 1970's have we seen such a public emphasis on land use and land regulation. The $10 billion Clinton Administration "Livability Agenda" which calls for the control of urban sprawl through preservation of open space and protection of water supply is only the beginning. The current attention to the issue of urban sprawl and wise management of our resources could result in new legislation and state policies addressing future new development. The concern for preservation of open space and protection of our resources has resulted in new resources and may initiate new legislation and state policies concerning land use controls.
Background and a Definition
Smart growth has grown from the anti sprawl development movement. In part, smart growth seeks to prevent leapfrog developments that are not contiguous to existing communities. A primary goal of smart growth is to save our most valuable natural resources and direct new development to areas where infrastructure is already in place, thus saving the expense of building new infrastructure and converting undeveloped land for urban uses.
The State of Maryland has enacted a "Smart Growth and Neighborhood Conservation" initiative, which they intended "to reverse the inefficient and often costly pattern of development that has been the standard in this country for the past half century." According to the Maryland model, smart growth has three straightforward goals:
To save our most valuable remaining natural resources before they are forever lost;
• To support existing communities and neighborhoods by targeting state resources to support development in areas where the infrastructure is already in place (or is planned) to support it; and
• To save taxpayers millions of dollars in the unnecessary cost of building the infrastructure required to support sprawl.
Many supporters of smart growth in Illinois identify with the Maryland goals. These goals support logically planned infrastructure and development.
Who's Doing What?
In Illinois, the smart growth movement is expanding rapidly. Besides supporters of wise infrastructure development, the movement has grown to encompass many diverse groups including open space preservationists, transportation planners, pro growth advocates, economic developers who seek the location of jobs closer to home and citizens seeking additional and higher levels of government services. Each group brings a specific agenda and view concerning the pattern of future land use.
In Northern Illinois, a quick inventory of interested groups would include the Metropolitan Chicago Mayors Caucus, the Northern Illinois Planning Commission, the Metropolitan Planning Council, Openlands Project and the State among others. County and multi-jurisdictional planning bodies will also become involved with smart growth initiatives as needs to plan for both redevelopment within existing communities and for expansion of the urban areas beyond local governmental jurisdictions become necessary.
Various research studies and, more recently, policies and recommendations for better land use management have been published by many of these groups. These studies are designed to provide information and simulate local officials to action, recognizing, in Illinois, land use planning and development regulations are administered by local government.
As the collective mayoral voice of municipalities in the Chicago region, the Metropolitan Chicago Mayors Caucus established the following vision and principles related to smart growth:
Vision
The Chicago metropolitan region will be a place where all residents enjoy a high quality of life characterized by access to jobs, economic opportunity, quality housing, educational opportunity, an effective transportation system, and a safe environment.
The mayors adopted the following principles to support their vision:
1. Regional growth and development policies, programs, and projects should respect local decision making authority.
2. Policies to guide the region's growth and development should be developed by the region.
3. Regional growth and development initiatives should promote balanced economic development throughout the Region.
4. Initiatives to promote the region's growth and development should employ positive incentives, not mandates or penalties.
5. Regional growth and development initiatives should respect personal and economic choice and the diversity of the Region's communities.
The most recent Smart Growth Vision was released by the Metropolitan Planning Council in December. "Building Stronger Communities" represents a year long effort to build consensus concerning smart growth for the greater Chicago region and the whole state. The study identified five goals which embody smart growth;
1. Protect open space,
2. Coordinate transportation with development,
3. Improve water quality,
4. Expand housing for workers, and
5. Coordinate and expand state support to local communities.
Smart Growth Graduates to Sensible or Sustainable Growth
Almost daily the local newspaper contains a report about future land development, whether it be titled smart growth, sustainable growth, sensible development or anti sprawl development. Usually the media summarize a state or local effort to achieve one or more of the goals stated above.
In Illinois Governor Ryan and the Illinois General Assembly have established the Illinois Growth Task Force to study smart growth and establish state policy and investment guidelines.
Many local governments are reviewing their plans and testing whether their current plans fulfill smart growth standards and provide for sensible and sustainable future development. One such group is the Eastern Will County Regional Council, an intergovernmental agency created for joint planning by the local governments in that area.
According to Ken Kramer, Chair of the Council and a Park Forest Trustee, "Eastern Will County is truly a microcosm of the State. In terms of smart growth, we represent older cities as well as fast growing rural communities. We need to improve existing roads. We need new roads built as well as better public transit to job centers. In the future we will be one of the fastest growing Illinois county and we must consider our need to house this expanding workforce."
"The goal of the Smart Growth Strategy for Eastern Will County will be to draw together our local governments to assure we have a land use plan which conserves resources and supports our ability to grow in the future. We also need to increase the number of jobs in our area, to reduce long commute times for our workers."
Kramer believes the Eastern Will County Regional Council is a proper vehicle for the study of smart growth since the council represents a group of communities which, while independent, must base their future planning on several common growth and development issues including transportation improvements and location of new employment opportunities. "Ultimately, the character of Eastern Will County will be shaped by the individual decisions made by each local government. Collective future planning will provide a chance to address quality of life issues, reduction of traffic congestion, increasing available jobs and reducing impact to our schools rather than reacting to new as it happens."
Testing The Local Plan For Smart Growth Consistency
Local officials should determine whether their community plan is a Smart Growth Plan. Below is a series of questions which can be used to test as to whether the plan could be considered a Smart Growth Plan.
1. Does the plan provide for increased land for new development adjoining the current developed area?
2. Does the plan call for developing vacant land within the existing pattern of development?
3. Does the plan promote the building or improving of new roads which will expand the pattern of development to vacant or existing agricultural land areas?
4. Does the plan specify land which should be preserved from development?
5. Does the plan require the installation of additional water and sewer lines, using state grants or loans, while current capacity remains unused?
6. Does the plan seek to decrease the average single family home lot size?
7. Does the plan consider more pedestrian pathways within the community including shopping/entertainment areas, schools, government buildings, etc. and have you considered road width and sidewalk requirements in new subdivisions.
8. Does the plan promote coordination of the pattern of land use with abutting neighbors?
9. Does the plan explore mass transportation for workers to reach their places of employment?
10. Does the plan include housing for families employed in jobs located in the community?
Fortunately, there is no correct answer nor wrong answer to these test questions. These questions form the basis for discussion and determination, by local officials, whether their plan meets their definition of smart growth.
What to Do with this Information
Citizens and the media will call upon individual communities in the next several years to test whether their community plans fulfill requirements for smart growth. It is possible that coordination with surrounding comminutes will be necessary. It is also possible that coordination with county, regional and state agencies will be required to assure that investment in roads and other infrastructure correspond with state and local established smart growth policies.
The long established land use planning rules are beginning to change with increasing demand on local governments to limit urban sprawl, to provide for more open space, to preserve agricultural land, and to lessen the dependance on the auto as the principal means of transportation. A review of the local plan today may identify changes necessary to reach conformance with forthcoming statewide smart growth policies. Careful attention should be given to Illinois Growth Task Force deliberations as the outcomes of the task force may indicate new statewide goals and possibly legislative initiatives which will shape the role of local government planning in the future.
About the Authors
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm engaged by the Villages of Beecher, Sauk Village and Homewood to serve as their consulting planner. He holds two Masters' Degrees, one from Governors State University and the other form the University of Notre Dame. He is an active writer, having more than 100 articles published on various economic development, land use planning and real estate development topics. He can be contacted at 219-879-1012, or E-mail at pctecken@netnitco.net.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN, the Eastern Will County Regional Council, and as an expert witness. Craig has a BA Degree in Public Administration and a Master's Degree in Environmental Planning. He can be contacted at 708/ 532- 8991 or E-mail Craig@Hullinger.com
Beth Ruyle is a Financial Advisor with Ehlers and Associates. She recently served as the Director of the South Suburban Mayors and Managers Association. For over twenty years she lead this thirty eight municipalities in this Council of Governments in the development of plans and programs. At Ehlers and Associates she is undertaking a myriad of projects in fiscal strategic planning, economic development, intergovernmental programs and public finance. Ruyle has her Master Degree in Public Administration from the University of Georgia. Contact Ruyle at 630/355-6100 or at E-mail bruyle@ehlers-inc.com.
For more information on Chuck or Craig visit our web page at http://www.Craig.Hullinger.com
For more information on Ehlers and Beth visit her web page at www.ehlers-inc.com.
May 2000 / Illinois Municipal Review
THE ATTORNEY - PLANNER RELATIONSHIP
'KEY' TO GOOD LOCAL ZONING
by
Craig Hullinger AICP and Chuck Eckenstahler AICP
INTRODUCTION
Planners carry-out day-to-day zoning administration. The municipal attorney normally is involved in the zoning process through review of proposed ordinance language and with enforcement proceeding.
A positive working relationship between the planner and attorney is vital to successful zoning administration. This article examines the role of the planner and the municipal attorney in day-to-day administration of the planning and zoning process.
YOUR LAWYER - DON'T LEAVE HOME WITHOUT HIM
Municipal planning and zoning have become more complex and legalistic. Gone are the days when the planning commission, zoning board of appeals and elected officials could "kick back" and informally decide what to do about a zoning request. Today the process of making the zoning decision requires strict adherence to procedures. Public notification and decision making is based on compliance with predetermined standards (typically contained in the local zoning ordinance).
In almost all cases the planner must be concerned with future litigation. The planner, planning commission, and Board must make decisions that will be upheld in court. Your lawyer is your expert, and an individual that you should rely on to ensure that your decisions will be fair, and will be viewed as fair by the courts.
MAKE FAIR AND LOGICAL DECISIONS BASED ON THE PLAN & ORDINANCE
Decision making by a planning commission and board should be fair and unbiased. If a project is turned down, the reasons for the denial should be clear. The decision should be documented. The public debate should be clearly summarized in the minutes of the Board meeting.
The motion to approve or deny should include the reasons for denial. In practice this seldom happens. After an acrimonious debate a board member will often move to deny without summarizing the reasons for denial. This enables the attorney for the developer to speculate as to why the development was denied in a subsequent legal challenge. The public will often vent against a project and offer testimony that is untrue or derogatory at the meeting. The local government must make it clear that they are not making their judgement on unfair or inaccurate testimony. It is important that the municipality explain clearly and factually in writing why the request was denied.
Some planners actually write out both motions to recommend approval or denial, with the reasons clearly stated. The reasons for denial or approval are taken directly from the ordinance, or State enabling legislation, or from the Comprehensive Plan.
FINDINGS OF FACT
A formal findings of fact prepared by the planner and attorney and adopted by the Plan Commission and referred to the legislative Board is the best protection against a law suit. The planner and attorney have time to prepare a logical summary of the legitimate reasons for approval or denial of the applicants request. The legislative Board typically adopts the findings a month or two after the denial, with emotion out of the decision making.
In practice most towns do not write and adopt a formal findings of fact. Alternately, they develop such a finding for major projects where litigation seems likely.
BE FAIR, OPEN AND HONEST
The developer before the Plan Commission is usually a successful businessman who is often betting his life savings on his project. You must treat him fairly. If the developer is proposing an unpopular project, citizens will speak out strongly against the proposal. At the public hearing the Chairman should keep order, and rule out of order testimony that is not pertinent to the case.
The planner has the most contact with the developer. The planner is often advising the developer, but must make sure that the developer understands that the planner is only an advisor to the Plan Commission. The Commission and Board can and will take action that is not consistent with the planners recommendation. The Plan Commission and legislative Board makes decisions. The planner owes both the developer and the Plan Commission his honest and open assessment of the project.
When it becomes clear that a Plan Commission will recommend denial of a project the planner should work closely with the attorney to ensure that no procedural errors are made. The attorney and planner must work to ensure that there is no case against the community.
THE COURTS AS A SUPER ZONING BOARD
Most judges do not wish to become a super zoning board. They do not typically overturn a local denial that is based on law and sound judgement.
The Courts and the local government should ensure that they have a logical and current Comprehensive Plan and Zoning Ordinance. The plan and code should be consistent. The goals and objectives of the plan and the purposes and intent of the zoning ordinance should be consistent. A simple restatement of purposes and intent in the zoning code that is taken directly from the State enabling legislation ensures that at least the purposes of the code are consistent with State enabling legislation.
MAKING SURE THAT YOUR DECISION MATCHES CASE LAW
In Illinois standards were established in the courts in two major cases. These standards will be considered by the courts in evaluating challenges to municipal zoning decisions. The planner and attorney should obviously consider these standards when making zoning decisions, and preferably state so in writing in the findings of fact.
LASALLE NATIONAL BANK v. COUNTY OF COOK (1957)
SINCLAIR PIPE LINE COMPANY v. RICHTON PARK (1960)
1. The existing uses and zoning of nearby property.
2. The extent to which property values are diminished by the particular zoning restrictions.
3. The extent to which the destruction of plaintiff's property values promote the health, safety, morals, or general welfare of the public.
4. Relative gain to the public compared to hardship imposed upon the individual property owner.
5. The suitability of the subject property for the zoned purposes.
6. The length of time the property has been vacant as zoned, considered in the context of land development in the vicinity.
7. Community need for the proposed land use.
8. The care with which the community had undertaken to plan its land use development.
A simple written statement with a paragraph explaining how your decision is consistent with these 8 standards is valuable. They form a good framework for your report to the board and your findings of fact.
THE TRACK RECORD OF YOUR COMMUNITY
Does your community make logical decisions on land use, or are your decisions unreasonable, arbitrary, and capricious? Have your zoning decisions often been overturned by the courts, or are you usually upheld? You must try to make sure that the decisions of your Plan Commission and legislative Board is consistent. Communities often have developers who cause no problems, and other developers that cause major problems. You still must make sure that you treat both developers fairly.
YOUR LAWYER IS YOUR PARTNER
It is important that your lawyer is your partner in working with your community. His training is different than yours, and he sees things in a different way. You need to work closely with him or her to ensure that you and your community make consistent, logical, and fair decisions based on law.
About the Authors
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm which has consulted with the Villages of Beecher, Sauk Village Glenwood and Homewood as their consulting planner. He holds two Masters' Degrees, one from Governors State University and the other from the University of Notre Dame. He is an active writer, having more than 150 articles published on various economic development, land use planning and real estate development topics. He can be contacted at 219-879-1012, or E-mail at pctecken@netnitco.net.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN, the Eastern Will County Regional Council, and as an expert witness. Craig has a BA Degree in Public Administration and a Master's Degree in Environmental Planning. He can be contacted at 708/ 532- 8991 or E-mail Craig@Hullinger.com.
For more information on Chuck or Craig visit our web page at http://www.Craig.Hullinger.com
'KEY' TO GOOD LOCAL ZONING
by
Craig Hullinger AICP and Chuck Eckenstahler AICP
INTRODUCTION
Planners carry-out day-to-day zoning administration. The municipal attorney normally is involved in the zoning process through review of proposed ordinance language and with enforcement proceeding.
A positive working relationship between the planner and attorney is vital to successful zoning administration. This article examines the role of the planner and the municipal attorney in day-to-day administration of the planning and zoning process.
YOUR LAWYER - DON'T LEAVE HOME WITHOUT HIM
Municipal planning and zoning have become more complex and legalistic. Gone are the days when the planning commission, zoning board of appeals and elected officials could "kick back" and informally decide what to do about a zoning request. Today the process of making the zoning decision requires strict adherence to procedures. Public notification and decision making is based on compliance with predetermined standards (typically contained in the local zoning ordinance).
In almost all cases the planner must be concerned with future litigation. The planner, planning commission, and Board must make decisions that will be upheld in court. Your lawyer is your expert, and an individual that you should rely on to ensure that your decisions will be fair, and will be viewed as fair by the courts.
MAKE FAIR AND LOGICAL DECISIONS BASED ON THE PLAN & ORDINANCE
Decision making by a planning commission and board should be fair and unbiased. If a project is turned down, the reasons for the denial should be clear. The decision should be documented. The public debate should be clearly summarized in the minutes of the Board meeting.
The motion to approve or deny should include the reasons for denial. In practice this seldom happens. After an acrimonious debate a board member will often move to deny without summarizing the reasons for denial. This enables the attorney for the developer to speculate as to why the development was denied in a subsequent legal challenge. The public will often vent against a project and offer testimony that is untrue or derogatory at the meeting. The local government must make it clear that they are not making their judgement on unfair or inaccurate testimony. It is important that the municipality explain clearly and factually in writing why the request was denied.
Some planners actually write out both motions to recommend approval or denial, with the reasons clearly stated. The reasons for denial or approval are taken directly from the ordinance, or State enabling legislation, or from the Comprehensive Plan.
FINDINGS OF FACT
A formal findings of fact prepared by the planner and attorney and adopted by the Plan Commission and referred to the legislative Board is the best protection against a law suit. The planner and attorney have time to prepare a logical summary of the legitimate reasons for approval or denial of the applicants request. The legislative Board typically adopts the findings a month or two after the denial, with emotion out of the decision making.
In practice most towns do not write and adopt a formal findings of fact. Alternately, they develop such a finding for major projects where litigation seems likely.
BE FAIR, OPEN AND HONEST
The developer before the Plan Commission is usually a successful businessman who is often betting his life savings on his project. You must treat him fairly. If the developer is proposing an unpopular project, citizens will speak out strongly against the proposal. At the public hearing the Chairman should keep order, and rule out of order testimony that is not pertinent to the case.
The planner has the most contact with the developer. The planner is often advising the developer, but must make sure that the developer understands that the planner is only an advisor to the Plan Commission. The Commission and Board can and will take action that is not consistent with the planners recommendation. The Plan Commission and legislative Board makes decisions. The planner owes both the developer and the Plan Commission his honest and open assessment of the project.
When it becomes clear that a Plan Commission will recommend denial of a project the planner should work closely with the attorney to ensure that no procedural errors are made. The attorney and planner must work to ensure that there is no case against the community.
THE COURTS AS A SUPER ZONING BOARD
Most judges do not wish to become a super zoning board. They do not typically overturn a local denial that is based on law and sound judgement.
The Courts and the local government should ensure that they have a logical and current Comprehensive Plan and Zoning Ordinance. The plan and code should be consistent. The goals and objectives of the plan and the purposes and intent of the zoning ordinance should be consistent. A simple restatement of purposes and intent in the zoning code that is taken directly from the State enabling legislation ensures that at least the purposes of the code are consistent with State enabling legislation.
MAKING SURE THAT YOUR DECISION MATCHES CASE LAW
In Illinois standards were established in the courts in two major cases. These standards will be considered by the courts in evaluating challenges to municipal zoning decisions. The planner and attorney should obviously consider these standards when making zoning decisions, and preferably state so in writing in the findings of fact.
LASALLE NATIONAL BANK v. COUNTY OF COOK (1957)
SINCLAIR PIPE LINE COMPANY v. RICHTON PARK (1960)
1. The existing uses and zoning of nearby property.
2. The extent to which property values are diminished by the particular zoning restrictions.
3. The extent to which the destruction of plaintiff's property values promote the health, safety, morals, or general welfare of the public.
4. Relative gain to the public compared to hardship imposed upon the individual property owner.
5. The suitability of the subject property for the zoned purposes.
6. The length of time the property has been vacant as zoned, considered in the context of land development in the vicinity.
7. Community need for the proposed land use.
8. The care with which the community had undertaken to plan its land use development.
A simple written statement with a paragraph explaining how your decision is consistent with these 8 standards is valuable. They form a good framework for your report to the board and your findings of fact.
THE TRACK RECORD OF YOUR COMMUNITY
Does your community make logical decisions on land use, or are your decisions unreasonable, arbitrary, and capricious? Have your zoning decisions often been overturned by the courts, or are you usually upheld? You must try to make sure that the decisions of your Plan Commission and legislative Board is consistent. Communities often have developers who cause no problems, and other developers that cause major problems. You still must make sure that you treat both developers fairly.
YOUR LAWYER IS YOUR PARTNER
It is important that your lawyer is your partner in working with your community. His training is different than yours, and he sees things in a different way. You need to work closely with him or her to ensure that you and your community make consistent, logical, and fair decisions based on law.
About the Authors
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm which has consulted with the Villages of Beecher, Sauk Village Glenwood and Homewood as their consulting planner. He holds two Masters' Degrees, one from Governors State University and the other from the University of Notre Dame. He is an active writer, having more than 150 articles published on various economic development, land use planning and real estate development topics. He can be contacted at 219-879-1012, or E-mail at pctecken@netnitco.net.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN, the Eastern Will County Regional Council, and as an expert witness. Craig has a BA Degree in Public Administration and a Master's Degree in Environmental Planning. He can be contacted at 708/ 532- 8991 or E-mail Craig@Hullinger.com.
For more information on Chuck or Craig visit our web page at http://www.Craig.Hullinger.com
Position Yourself For Media Exposure
Beecher Unveils Its Business Park
By CHARLES ECKENSTAHLER, AICP and CRAIG HULLINGER, AICP
Introduction
Everybody likes good press. Both elected and appointed officials know that good media coverage of noteworthily events is important for informing constituents and others about key accomplishments in the community. A positive image of development in the community is a key element to continuing to attract and retain quality business to the community.
This is especially true for successful economic development projects. Good media coverage takes planning. This article profiles the Village of Beecher and the ground breaking for the village’s first business park.
Background
Beecher, a small rural south suburban Chicago community, began planning for its transition into a more urban community a number of years ago. As the State of Illinois has been planning the third airport for Chicago near the western border of the village, Beecher recognized that its rural small town character needed to be protected while new land for residential and other land uses was “mapped-out.” The 1998 comprehensive plan update called for the development of a major business park at the northern boundary of the village, in close proximity of the east entry to the proposed airport. Village planners and trustees recognized the need for the business park for jobs and tax base regardless of whether the airport is built or not.
Beecher located on Illinois Route 1, a state north-south highway. The village is twenty minutes south of I-80/I-294 Interstate roadway. Community officials recognized that development of a successful business park would be more difficult than in other communities with better transportation access. Therefore, the village undertook a program to identify a market niche for smaller businesses where the management of the business already had knowledge of the Beecher community and wished to expand or move to the village because of its small town character and values. The development strategy was successful when in the Fall of 1998, a small business owner identified twenty acres of land within the village designated industrial area for the relocation of his expanding business.
Plans for the Trim Creek Business Park, a 15-lot industrial park, were approved in the Spring of 1999. Dutch American Foods, with plans for a 75,000 square foot facility, would break ground simultaneously and occupy four lots.
Preparing For The Groundbreaking
Getting ready for the biggest event in recent Beecher history was no small undertaking according to Paul Lohmann, Village President. “We instructed village staff to carefully plan-out the ground breaking. We wanted the whole world to know about Beecher. We wanted the big-city media to cover the event allowing us to position Beecher as a small progressive community ready for the future.”
Village Administrator Bob Barber spearheaded the pre-groundbreaking preparation. Besides the groundbreaking event, a display illustration, media packet and a social event needed to be prepared.
The following summarizes some of the decision strategies:
Set The Date And Time For The GroundBreaking
The first job to complete was to set the date and time for the groundbreaking. While this sounded easy, checking with key individuals’ schedules showed that no date would meet everyone’s needs. A Monday was the first preference since area legislators would not be in session and the news media typically do not have critical publication deadlines pending. A Monday was not suitable for other village leaders, however. A Wednesday afternoon was chosen because it fit the schedule of the speakers. However, this made media attendance less likely.
GroundBreaking Announcement And Invitation List
A list of more than 300 names was developed. The list included all key governmental officials, representatives of local economic development groups, chambers of commerce and news media. Because the village wanted to inform the real estate industry of the new business park, about one-third of the invitations were sent to various real estate companies and developers.
Barber prepared two invitations, an announcement sent by US Mail and a one-page fax announcement distributed by the Joliet/Will County Chamber of Commerce to its media and prospect contact list. In total, Barber estimated that more than 500 persons received information about the groundbreaking.
Project Site Sign And Illustration
Working with the developer, the village sketched-out a display sign for installation on the property illustrating the 15-lot industrial subdivision and contact information. The village wanted a colorful sign that would also serve as a backdrop for the groundbreaking activities and photographs that would be taken. The illustration for the sign was also used for a one-page (faxable) illustration the village intended to use for further economic development promotion activities.
Media Kit And Photography
The last item prepared was a fact kit to be given to the media before the groundbreaking. The kit provided all the information the media would need to write a story. This information kit could also pique interest of the media to attend the session. In either case, Barber felt that media would have all the information necessary to “cover the story,” hoping that Beecher’s groundbreaking would be carried in many publications that would otherwise not be interested.
The media kit included a one-page summary of the industrial project and illustration and a one-page description of Dutch American Foods, the first occupant of the business park. It also included.directions to the industrial park accompanied with a groundbreaking invitation, and photographs of groundbreaking, which were taken previously to provide photos for media who could not be present.
A Successful Groundbreaking
Village President Lohmann was delighted with the turn out for the groundbreaking. “We had more than ninety persons attend, including our Congressman and area legislators and representatives from the Department of Commerce and Community Affairs, the Will County Center for Economic Development, the Southland Economic Development Alliance, local and regional chambers of commerce, county board commissioners, and a number of businesses and Realtors,” he said. “We took photographs of each dignitary and sent them a commemorative photo with a thank you for attending. Many of these photos were published in their newsletters that further spread the news about our groundbreaking.”
Summary
Barber summarized the ground breaking quite simply. “We wanted to tell the world about our success in developing our long-awaited business park. We wanted the promotion effort to target the real estate community and catch the eye of the businesses familiar with our community who may be thinking about moving or expanding their business,” he said. “Since we didn’t have a big budget and we knew that the regional and national publications wouldn’t send a reporter to cover the groundbreaking, we prepared their information for them in hopes they would write about our success and they did,” he added.
Coverage of the groundbreaking was carried in two regional newspapers that traditionally do not cover Beecher news. Most impressive was front page coverage in Chicago Industrial Properties, a monthly real estate publication distributed to commercial and industrial real estate professionals and corporate real estate interests.
Results are shown by the number of prospects that responded to an article in the media or the announcement, according to Barber. “From our promotional efforts, several phone inquiries were received. When boiled-down these have resulted in three businesses interested in locating in the new business park.”
Some Things To Remember
Positioning yourself for media exposure requires careful planning, especially if you do not already have a working relationship with the medial. Here are some rules to follow:
1. Develop The Right Mind Set
Reporters have responsibility to decide what is newsworthy and how to present information in their publication. While your project may be the most important event in your community, it may be insignificant when viewed among other events happening now.
Scheduling the groundbreaking to a date and time when there will not be competing events is a good strategy to raise the importance and news worthiness of your groundbreaking. Providing a media packet, so the reporter can quickly prepare written copy, can also make your groundbreaking newsworthy, when a reporter’s time is scarce.
2. Prepare A Media Kit
The fact sheet, a one-or-two page description of the project, answering the reporters questions: Who? What? Where? When? How? and Why? is the most important item to prepare. The fact sheet should be written to relay information in a quickly read and easily understandable fashion.
The transmittal letter to the media contact is also important. This letter should state why you are submitting the information and why it will be of interest to the readers of the magazine or newspaper.
Follow-up contact information is also important. A spokesperson for the community, industrial park developer and business should be designated and included in the packet. Most important is the phone number(s) where key contracts can be contacted.
Professional quality illustrations, site plans, project logos and building drawing should also be enclosed. Providing “professional quality reproduceable” art work increases the chance that the publication will include the art work with the narrative story. A simple, clearly drawn site plan of the development is far more acceptable than drawings with lots of information that when reduced cannot easily be read. 3. Take Groundbreaking Photos For Distribution At The Groundbreaking
Most reporters like to have good quality photographs which they can reproduce and use to highlight an article. In many situations, it is advisable to hold a “photo shoot” and prepare the groundbreaking photos before the actual date of the groundbreaking. This does two things. It allows the photo shoot to be done on a day with the most favorable weather conditions. It also allows the community to have photos available to distribute to news media who cannot send a photographer or where the weather conditions will limit the quality of the photographs.
It sound logical, but remember to include the names and affiliation of all persons in the photo on the back of any photo sent to the media, including the name and phone number of a contact person. Often the person responsible for the photo will not be the writer and having the name of the contact person available makes getting the last minute question answered an easier task.
4. Follow-up
Media contact does not stop after the media kit is placed into the mail. Follow-up is important. It allows you to check whether the publication will publish the information and gives the community the opportunity to develop a relationship with the media for the future.
The follow-up probe should include confirmation that they received the media kit, an offer to answer any questions and an indication of your willingness to provide any additional information. If an article was published, the follow-up should be a thank-you to the editor or writer.
Conclusion
Having the right mind set, identifying the specific media sources, preparing your materials, mailing the media kit and completing follow-up are the fundamental steps required for a successful media announcement effort. Media relations takes time. However, a carefully planned program assures a greater chance that the editor or writer will include your information in their publication. n
____________________
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm engaged by the Villages of Beecher, Sauk Village and Homewood to serve as their consulting planner.
Craig Harlan Hullinger, AICP, is a governmental planning consultant and President of Planning Development Services. He recently reentered private practice after serving as the Assistant Village Manager for Tinley Park, and currently serves as the Manager for the Village of Minooka.
Beecher Unveils Its Business Park
By CHARLES ECKENSTAHLER, AICP and CRAIG HULLINGER, AICP
Introduction
Everybody likes good press. Both elected and appointed officials know that good media coverage of noteworthily events is important for informing constituents and others about key accomplishments in the community. A positive image of development in the community is a key element to continuing to attract and retain quality business to the community.
This is especially true for successful economic development projects. Good media coverage takes planning. This article profiles the Village of Beecher and the ground breaking for the village’s first business park.
Background
Beecher, a small rural south suburban Chicago community, began planning for its transition into a more urban community a number of years ago. As the State of Illinois has been planning the third airport for Chicago near the western border of the village, Beecher recognized that its rural small town character needed to be protected while new land for residential and other land uses was “mapped-out.” The 1998 comprehensive plan update called for the development of a major business park at the northern boundary of the village, in close proximity of the east entry to the proposed airport. Village planners and trustees recognized the need for the business park for jobs and tax base regardless of whether the airport is built or not.
Beecher located on Illinois Route 1, a state north-south highway. The village is twenty minutes south of I-80/I-294 Interstate roadway. Community officials recognized that development of a successful business park would be more difficult than in other communities with better transportation access. Therefore, the village undertook a program to identify a market niche for smaller businesses where the management of the business already had knowledge of the Beecher community and wished to expand or move to the village because of its small town character and values. The development strategy was successful when in the Fall of 1998, a small business owner identified twenty acres of land within the village designated industrial area for the relocation of his expanding business.
Plans for the Trim Creek Business Park, a 15-lot industrial park, were approved in the Spring of 1999. Dutch American Foods, with plans for a 75,000 square foot facility, would break ground simultaneously and occupy four lots.
Preparing For The Groundbreaking
Getting ready for the biggest event in recent Beecher history was no small undertaking according to Paul Lohmann, Village President. “We instructed village staff to carefully plan-out the ground breaking. We wanted the whole world to know about Beecher. We wanted the big-city media to cover the event allowing us to position Beecher as a small progressive community ready for the future.”
Village Administrator Bob Barber spearheaded the pre-groundbreaking preparation. Besides the groundbreaking event, a display illustration, media packet and a social event needed to be prepared.
The following summarizes some of the decision strategies:
Set The Date And Time For The GroundBreaking
The first job to complete was to set the date and time for the groundbreaking. While this sounded easy, checking with key individuals’ schedules showed that no date would meet everyone’s needs. A Monday was the first preference since area legislators would not be in session and the news media typically do not have critical publication deadlines pending. A Monday was not suitable for other village leaders, however. A Wednesday afternoon was chosen because it fit the schedule of the speakers. However, this made media attendance less likely.
GroundBreaking Announcement And Invitation List
A list of more than 300 names was developed. The list included all key governmental officials, representatives of local economic development groups, chambers of commerce and news media. Because the village wanted to inform the real estate industry of the new business park, about one-third of the invitations were sent to various real estate companies and developers.
Barber prepared two invitations, an announcement sent by US Mail and a one-page fax announcement distributed by the Joliet/Will County Chamber of Commerce to its media and prospect contact list. In total, Barber estimated that more than 500 persons received information about the groundbreaking.
Project Site Sign And Illustration
Working with the developer, the village sketched-out a display sign for installation on the property illustrating the 15-lot industrial subdivision and contact information. The village wanted a colorful sign that would also serve as a backdrop for the groundbreaking activities and photographs that would be taken. The illustration for the sign was also used for a one-page (faxable) illustration the village intended to use for further economic development promotion activities.
Media Kit And Photography
The last item prepared was a fact kit to be given to the media before the groundbreaking. The kit provided all the information the media would need to write a story. This information kit could also pique interest of the media to attend the session. In either case, Barber felt that media would have all the information necessary to “cover the story,” hoping that Beecher’s groundbreaking would be carried in many publications that would otherwise not be interested.
The media kit included a one-page summary of the industrial project and illustration and a one-page description of Dutch American Foods, the first occupant of the business park. It also included.directions to the industrial park accompanied with a groundbreaking invitation, and photographs of groundbreaking, which were taken previously to provide photos for media who could not be present.
A Successful Groundbreaking
Village President Lohmann was delighted with the turn out for the groundbreaking. “We had more than ninety persons attend, including our Congressman and area legislators and representatives from the Department of Commerce and Community Affairs, the Will County Center for Economic Development, the Southland Economic Development Alliance, local and regional chambers of commerce, county board commissioners, and a number of businesses and Realtors,” he said. “We took photographs of each dignitary and sent them a commemorative photo with a thank you for attending. Many of these photos were published in their newsletters that further spread the news about our groundbreaking.”
Summary
Barber summarized the ground breaking quite simply. “We wanted to tell the world about our success in developing our long-awaited business park. We wanted the promotion effort to target the real estate community and catch the eye of the businesses familiar with our community who may be thinking about moving or expanding their business,” he said. “Since we didn’t have a big budget and we knew that the regional and national publications wouldn’t send a reporter to cover the groundbreaking, we prepared their information for them in hopes they would write about our success and they did,” he added.
Coverage of the groundbreaking was carried in two regional newspapers that traditionally do not cover Beecher news. Most impressive was front page coverage in Chicago Industrial Properties, a monthly real estate publication distributed to commercial and industrial real estate professionals and corporate real estate interests.
Results are shown by the number of prospects that responded to an article in the media or the announcement, according to Barber. “From our promotional efforts, several phone inquiries were received. When boiled-down these have resulted in three businesses interested in locating in the new business park.”
Some Things To Remember
Positioning yourself for media exposure requires careful planning, especially if you do not already have a working relationship with the medial. Here are some rules to follow:
1. Develop The Right Mind Set
Reporters have responsibility to decide what is newsworthy and how to present information in their publication. While your project may be the most important event in your community, it may be insignificant when viewed among other events happening now.
Scheduling the groundbreaking to a date and time when there will not be competing events is a good strategy to raise the importance and news worthiness of your groundbreaking. Providing a media packet, so the reporter can quickly prepare written copy, can also make your groundbreaking newsworthy, when a reporter’s time is scarce.
2. Prepare A Media Kit
The fact sheet, a one-or-two page description of the project, answering the reporters questions: Who? What? Where? When? How? and Why? is the most important item to prepare. The fact sheet should be written to relay information in a quickly read and easily understandable fashion.
The transmittal letter to the media contact is also important. This letter should state why you are submitting the information and why it will be of interest to the readers of the magazine or newspaper.
Follow-up contact information is also important. A spokesperson for the community, industrial park developer and business should be designated and included in the packet. Most important is the phone number(s) where key contracts can be contacted.
Professional quality illustrations, site plans, project logos and building drawing should also be enclosed. Providing “professional quality reproduceable” art work increases the chance that the publication will include the art work with the narrative story. A simple, clearly drawn site plan of the development is far more acceptable than drawings with lots of information that when reduced cannot easily be read. 3. Take Groundbreaking Photos For Distribution At The Groundbreaking
Most reporters like to have good quality photographs which they can reproduce and use to highlight an article. In many situations, it is advisable to hold a “photo shoot” and prepare the groundbreaking photos before the actual date of the groundbreaking. This does two things. It allows the photo shoot to be done on a day with the most favorable weather conditions. It also allows the community to have photos available to distribute to news media who cannot send a photographer or where the weather conditions will limit the quality of the photographs.
It sound logical, but remember to include the names and affiliation of all persons in the photo on the back of any photo sent to the media, including the name and phone number of a contact person. Often the person responsible for the photo will not be the writer and having the name of the contact person available makes getting the last minute question answered an easier task.
4. Follow-up
Media contact does not stop after the media kit is placed into the mail. Follow-up is important. It allows you to check whether the publication will publish the information and gives the community the opportunity to develop a relationship with the media for the future.
The follow-up probe should include confirmation that they received the media kit, an offer to answer any questions and an indication of your willingness to provide any additional information. If an article was published, the follow-up should be a thank-you to the editor or writer.
Conclusion
Having the right mind set, identifying the specific media sources, preparing your materials, mailing the media kit and completing follow-up are the fundamental steps required for a successful media announcement effort. Media relations takes time. However, a carefully planned program assures a greater chance that the editor or writer will include your information in their publication. n
____________________
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm engaged by the Villages of Beecher, Sauk Village and Homewood to serve as their consulting planner.
Craig Harlan Hullinger, AICP, is a governmental planning consultant and President of Planning Development Services. He recently reentered private practice after serving as the Assistant Village Manager for Tinley Park, and currently serves as the Manager for the Village of Minooka.
Position Your Project For Quick Municipal Approval
“Recommendations for Applicants Entering The Plan and Zoning Process”
By CRAIG HULLINGER AICP and CHUCK ECKENSTAHLER AICP
Introduction
It is inevitable that proposed new development will meet stiff opposition in the approval process. In the minds of many people, any new development will impact everything from traffic on existing roads to consuming valued open space. Some plan commission meetings resemble open warfare between developers and concerned citizens with the plan commission acting as reluctant referees. Neither the applicant nor the plan commissioner wishes to participate in these angry and unproductive meetings.
With an understanding that open warfare can erupt at any time, what’s a plan commission to do? Whether it is a new project or a routine decision before the plan commission (or zoning board), we recommend the municipality advise (or preferably require) the applicant to prepare for the public presentation and hearing process. It pays for the applicant to be well prepared, and to approach the community with a willingness to compromise.
Increasing The Odds For Approval
It is a duty of a good municipal planning staff to advise the applicant concerning the preparation of the application and public presentation procedures. These procedures vary from community to community. Both the individual who has never processed a request before and the most experienced developers appreciate this “coaching” because it allows then to prepare and present their request in the “best possible light.”
This coaching also helps the plan commission, since it informs the applicant of the process of the meeting and the type of information which the plan commission desires to see publically presented. It gives the applicant time to organize a public presentation including expert presentations and display drawings to illustrate important elements of their proposal.
Below is a list of ten guidelines we give to applicants to help them “increase the odds” of making a winning presentation.
1.Do Your Homework
Too often applicants before the plan commission do not come prepared and “ad-lib” responses to pointed questions put forth by citizens during the public hearing. We recommend to applicants that they attend meetings to see how the process works and to gain an understanding of the type of questions raised by citizens and the members.
We urge all applicants to prepare for the meeting and come ready to answer questions. We also suggest that large “display-sized” drawing and maps be prepared and used to illustrate the key points of the applicant’s request.
2.Understand the Communities Growth Policies
Every community views growth and development differently. Some welcome new development while others are somewhat more particular and support only certain types of new development. We recommend applicants take time to review the Comprehensive Plan and discuss their proposal with local officials. These discussions usually identify whether the proposal conforms with the general intent of the Comprehensive Plan and “unwritten” desires of the plan commission and community.
The closer the proposal conforms to the “written and unwritten” growth policies, the greater likelihood of acceptance of the proposal. Crafting a development proposal which conforms to the intent of the community growth policies, obviously, will receive a more favorable consideration than one which doesn’t.
3.Identify How the Project Will Benefit The Community
In the fiscally constrained local governmental financial environment of today, many local governments examine the financial merits of every new development proposal. They assess whether the cost for municipal services and infrastructure will exceed the tax revenue generated by the real estate property, sales and income taxes the community will receive as a result of the new development.
We suggest that applicants consider having a cost-benefit analysis completed to test whether the proposed development will pay “its fair share” of costs. In cases where the development does not meet local financial obligations, we encourage the developer to reconsider the type of development proposed or to evaluate the possibility of donations to off-set potential revenue losses.
4.Go The Extra Mile Attitude
Gaining approval of a new development today is often a negotiation process. Developers, realizing that communities do not have to approve a request, spend more money and time in the preparation of the application for approval. We see more attention to the growth policies of the communities being given by the developers and a greater sensitivity to meeting the fiscal needs of the community than in the past. Applicants who are ready to “go this additional mile” are received with enthusiasm and have the greatest chance to secure approvals.
5.Know Your Legal Position
Development is governed by number of local ordinances, state laws and regulations. In addition there can be private restrictions in the form of deed restrictions, easements and “clouded” ownership.
Applications sometimes are submitted without completing research of permits and restrictions which may alter the development proposal when discovered.
We recommend that property title research be completed and that applications for “curb cuts,” water/sewer connections, storm water systems, floodplain alteration and wetland permits be submitted as needed, as early as possible in the concept development process. This knowledge assures that required permits can be obtained and no legal objection to the development of the proposed concept will be encountered.
We also recommend applicants know the rules prescribed by the zoning ordinance for the subject property. This knowledge gives a base line density determination for the property and a measurement tool for any negotiated changes.
6.Don’t Overlook The Opportunity For Innovation
Innovative planning techniques such as traditional neighborhood development, zero lot line development, transit orientated development, cluster development and the like are being discussed as means to achieve smart growth and reduce “urban sprawl.” We encourage developers to recognize that communities are willing to consider innovative development, sometimes of higher density with less development costs, where a carefully crafted development plan fulfill local community development goals. Obviously, in cases where an application supports a desired innovative development concept, the application approval process is likely to be easier.
7.Be Willing To Scale Back
Developers seek to maximize their return on investment in land, often seeking to build the greatest number of housing units (or other buildings) as permitted by the zoning ordinance. We recommend applicants take a “hard look” at the development opportunity in light of the community plan and unwritten development polices before finalizing any concept plan for a specific project. Proposing maximum density of development for a site viewed as a lower density development site by the plan commission, will almost always give rise to lengthy debate and review.
8.Trade Density For Open Space or Cost Reductions
Applicants should recognize the overwhelming desire expressed by citizens for more open space. Innovative design which clusters development allowing greater sized open space areas are viewed positively by most communities. We encourage developers to consider asking for additional density for provision of larger land areas left in open space especially with creative designs which provide access to the open space through the total development.
9.Listen and Show Respect for Local Officials
This is another obvious statement, however, we have found that many times an applicant will bluster in to a community demanding prompt approval due to a “short deadline.” It must be recognized that plan commissioners must deal with residents concerns and need time to review and complete their job.
Applicants who rush the process and “push” the decision process without regard for the plan commission members’ time and need for review seriously hinder a respectful dialogue.
10.Say What You Mean and Mean What You Say
We have attended meetings where applicants “promise the world” and conveniently forget the promises once the development is completed. We caution applicants to be honest in their commitments and fulfill their promises.
Conclusions
It is important to understand the role of each member participating in the decision process; applicant, plan commission and staff. Not every project, even though that’s what the applicant wants, will pass through the approval process without change.
Preparation and understanding is the “key” to achieving an approval supported by all parties of the process. Understanding an applying the about principles provides for a higher chance of success n
____________________
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm which has consulted with the Villages of Beecher, Sauk Village Glenwood and Homewood as their consulting planner.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN and the Eastern Will County Regional Council.
“Recommendations for Applicants Entering The Plan and Zoning Process”
By CRAIG HULLINGER AICP and CHUCK ECKENSTAHLER AICP
Introduction
It is inevitable that proposed new development will meet stiff opposition in the approval process. In the minds of many people, any new development will impact everything from traffic on existing roads to consuming valued open space. Some plan commission meetings resemble open warfare between developers and concerned citizens with the plan commission acting as reluctant referees. Neither the applicant nor the plan commissioner wishes to participate in these angry and unproductive meetings.
With an understanding that open warfare can erupt at any time, what’s a plan commission to do? Whether it is a new project or a routine decision before the plan commission (or zoning board), we recommend the municipality advise (or preferably require) the applicant to prepare for the public presentation and hearing process. It pays for the applicant to be well prepared, and to approach the community with a willingness to compromise.
Increasing The Odds For Approval
It is a duty of a good municipal planning staff to advise the applicant concerning the preparation of the application and public presentation procedures. These procedures vary from community to community. Both the individual who has never processed a request before and the most experienced developers appreciate this “coaching” because it allows then to prepare and present their request in the “best possible light.”
This coaching also helps the plan commission, since it informs the applicant of the process of the meeting and the type of information which the plan commission desires to see publically presented. It gives the applicant time to organize a public presentation including expert presentations and display drawings to illustrate important elements of their proposal.
Below is a list of ten guidelines we give to applicants to help them “increase the odds” of making a winning presentation.
1.Do Your Homework
Too often applicants before the plan commission do not come prepared and “ad-lib” responses to pointed questions put forth by citizens during the public hearing. We recommend to applicants that they attend meetings to see how the process works and to gain an understanding of the type of questions raised by citizens and the members.
We urge all applicants to prepare for the meeting and come ready to answer questions. We also suggest that large “display-sized” drawing and maps be prepared and used to illustrate the key points of the applicant’s request.
2.Understand the Communities Growth Policies
Every community views growth and development differently. Some welcome new development while others are somewhat more particular and support only certain types of new development. We recommend applicants take time to review the Comprehensive Plan and discuss their proposal with local officials. These discussions usually identify whether the proposal conforms with the general intent of the Comprehensive Plan and “unwritten” desires of the plan commission and community.
The closer the proposal conforms to the “written and unwritten” growth policies, the greater likelihood of acceptance of the proposal. Crafting a development proposal which conforms to the intent of the community growth policies, obviously, will receive a more favorable consideration than one which doesn’t.
3.Identify How the Project Will Benefit The Community
In the fiscally constrained local governmental financial environment of today, many local governments examine the financial merits of every new development proposal. They assess whether the cost for municipal services and infrastructure will exceed the tax revenue generated by the real estate property, sales and income taxes the community will receive as a result of the new development.
We suggest that applicants consider having a cost-benefit analysis completed to test whether the proposed development will pay “its fair share” of costs. In cases where the development does not meet local financial obligations, we encourage the developer to reconsider the type of development proposed or to evaluate the possibility of donations to off-set potential revenue losses.
4.Go The Extra Mile Attitude
Gaining approval of a new development today is often a negotiation process. Developers, realizing that communities do not have to approve a request, spend more money and time in the preparation of the application for approval. We see more attention to the growth policies of the communities being given by the developers and a greater sensitivity to meeting the fiscal needs of the community than in the past. Applicants who are ready to “go this additional mile” are received with enthusiasm and have the greatest chance to secure approvals.
5.Know Your Legal Position
Development is governed by number of local ordinances, state laws and regulations. In addition there can be private restrictions in the form of deed restrictions, easements and “clouded” ownership.
Applications sometimes are submitted without completing research of permits and restrictions which may alter the development proposal when discovered.
We recommend that property title research be completed and that applications for “curb cuts,” water/sewer connections, storm water systems, floodplain alteration and wetland permits be submitted as needed, as early as possible in the concept development process. This knowledge assures that required permits can be obtained and no legal objection to the development of the proposed concept will be encountered.
We also recommend applicants know the rules prescribed by the zoning ordinance for the subject property. This knowledge gives a base line density determination for the property and a measurement tool for any negotiated changes.
6.Don’t Overlook The Opportunity For Innovation
Innovative planning techniques such as traditional neighborhood development, zero lot line development, transit orientated development, cluster development and the like are being discussed as means to achieve smart growth and reduce “urban sprawl.” We encourage developers to recognize that communities are willing to consider innovative development, sometimes of higher density with less development costs, where a carefully crafted development plan fulfill local community development goals. Obviously, in cases where an application supports a desired innovative development concept, the application approval process is likely to be easier.
7.Be Willing To Scale Back
Developers seek to maximize their return on investment in land, often seeking to build the greatest number of housing units (or other buildings) as permitted by the zoning ordinance. We recommend applicants take a “hard look” at the development opportunity in light of the community plan and unwritten development polices before finalizing any concept plan for a specific project. Proposing maximum density of development for a site viewed as a lower density development site by the plan commission, will almost always give rise to lengthy debate and review.
8.Trade Density For Open Space or Cost Reductions
Applicants should recognize the overwhelming desire expressed by citizens for more open space. Innovative design which clusters development allowing greater sized open space areas are viewed positively by most communities. We encourage developers to consider asking for additional density for provision of larger land areas left in open space especially with creative designs which provide access to the open space through the total development.
9.Listen and Show Respect for Local Officials
This is another obvious statement, however, we have found that many times an applicant will bluster in to a community demanding prompt approval due to a “short deadline.” It must be recognized that plan commissioners must deal with residents concerns and need time to review and complete their job.
Applicants who rush the process and “push” the decision process without regard for the plan commission members’ time and need for review seriously hinder a respectful dialogue.
10.Say What You Mean and Mean What You Say
We have attended meetings where applicants “promise the world” and conveniently forget the promises once the development is completed. We caution applicants to be honest in their commitments and fulfill their promises.
Conclusions
It is important to understand the role of each member participating in the decision process; applicant, plan commission and staff. Not every project, even though that’s what the applicant wants, will pass through the approval process without change.
Preparation and understanding is the “key” to achieving an approval supported by all parties of the process. Understanding an applying the about principles provides for a higher chance of success n
____________________
Chuck Eckenstahler, AICP, is the owner of Public Consulting Team, a Benton Harbor, Michigan planning consulting firm which has consulted with the Villages of Beecher, Sauk Village Glenwood and Homewood as their consulting planner.
Craig Harlan Hullinger, AICP, is the President of Planning Development Services. He has served as the Will County Director of Land Use and Planning where he supervised planning, zoning, engineering, and building functions. He is currently working with the Villages of Minooka, Tinley Park, Mokena, Munster, IN and the Eastern Will County Regional Council.
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