Tag: city planning

Cities Look to Golf Courses to Raise Money

Throughout the region, financially-strapped cities and counties are looking for ways to generate revenue. One idea – converting publicly owned park land into golf courses. Environmentalists hate the idea. But at least some government officials say a golf course is a way to make money and ease the burden on taxpayers. The Great Lakes Radio Consortium’s Mary Stucky reports on a battle over whether to turn part of a hardwood forest near Lake Superior into a golf course:

Transcript

Throughout the Great Lakes region, financially strapped cities and counties are looking for ways
to generate revenue. One idea, converting publicly owned park land into golf courses.
Environmentalists hate the idea. But at least some government officials say a golf course is a way
to make money and ease the burden on taxpayers. Mary Stucky reports on a battle over whether
to turn part of a hardwood forest near Lake Superior into a golf course:


(natural sound)


On a cold winter day, the air is still and quiet on Spirit Mountain, on the western side of Duluth,
Minnesota, a town on Lake Superior. There is a chalet and downhill ski area on one side of the
mountain, but for the most part, the forest is undeveloped.


“We’ll just walk up here a bit so you can see into the forest a bit more.”


Nancy Nelson is a local environmentalist who’s horrified at the thought of a golf course here.


“So, if the golf course were to be built that would all be clear cut and turned into turf grass.”


Spirit Mountain is owned by the city of Duluth. It has a unique mixture of ecosystems. There are
wetlands and small streams. Wildflowers cover the ground in the spring and there is old growth
forest including sugar maple, yellow birch and red oak. Outgoing Duluth Mayor Gary Doty
thinks the golf course is a good idea. The course would have taken 250 acres of the 2 thousand
acre forest.


“I saw this as a responsible activity with safeguards put in place to prevent problems with water
run-off and wetlands and trees and all those kinds of things.”


The Mayor says it would have been an environmentally responsible project. Environmentalist
Nancy Nelson disagrees.


“Once you clear cut an area it all starts over. It takes hundreds of years, at least, to get to the
stage that this forest is at. I just don’t think it’s a fair tradeoff to destroy something that’s taken
that long to develop just so we can build a golf course.”


But experts say building golf courses in natural areas is tempting for cash-strapped cities and
counties throughout the Great Lakes region. Brett Hulsey works with the Sierra Club to fight
plans for golf courses on government park land.


“Across the Great Lakes we see golf courses threatening our national parks, local parks, wetlands
and forests. They destroy habitat for wild animals, fish and wildlife. They increase
run off pollution and they also close off access to public areas.”


Hulsey says trees are cut down, lawn chemicals are used and to even walk through the area you
have to pay greens fees. The Sierra Club website keeps track of places where parkland is
threatened by golf course development.


But as for the course on Spirit Mountain, Mayor Doty says it’s been stopped, at least for now,
stopped by what Doty calls extreme environmentalists who blindly oppose development.


“I don’t think we should take every tree down and build parking lots and hotels and
condominiums every place in town. But I looked at what was good for the community. And
what was good for the community was to develop an environmentally sound golf course and it
still leaves a lot of wooded lands that people would be able to enjoy outside of using the golf
course.


But environmentalists say the world doesn’t need a another golf course. They say, there are too
many now. Since the Spirit Mountain course was first proposed 9 years ago, the popularity of
golf has waned, according to the Sierra Club’s Brett Hulsey, with the supply of golf courses now
outstripping demand.


“We’re seeing a lot of golf courses struggling. The bloom is definitely off the golf course rose
and local governments should take a real hard look at whether this is the best way for them to
raise local money.


And so some experts say that in the future, the battle over turning park land into golf courses
might be won by environmentalists by default.


For the Great Lakes Radio Consortium, I’m Mary Stucky.

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Enviros Have High Hopes for New Prime Minister

Environmentalists are giving Canada’s new prime minister strong marks for his plans for the environment. The Great Lakes Radio Consortium’s Karen Kelly reports:

Transcript

Canadian environmentalists are giving Canada’s new prime minister strong marks for his plans
for the environment. The Great Lakes Radio Consortium’s Karen Kelly reports:


Environmental groups see promise in the plans laid out by Canadian prime minister Paul Martin.
Martin has pledged an investment in new technology to meet Canada’s commitment to the Kyoto
Protocol. And he’s put a new emphasis on funding for cities.


Elizabeth May is Executive Director of the Sierra Club of Canada. She says a new deal for cities
could be a good deal for the environment.


“We hope to see better funding for mass transportation, better and smarter urban planning to
urban sprawl, reinvestments in a number of things that we really feel are environmental priorities,
but are seen through the lens of municipalities.”


Paul Martin has strong ties in the business community. May expects he’ll have a good rapport
with environmentalists, as well.


For the Great Lakes Radio Consortium, I’m Karen Kelly.

What Is “Smart Growth?”

The rapid growth of suburban areas, what some people call urban sprawl, is getting renewed attention by states. New governors in several states are setting up commissions or task forces to address the issue and to find ways to adhere to what’s called “Smart Growth.” The Great Lakes Radio Consortium’s Lester Graham reports that there’s a lot of interpretation of what “Smart Growth” means:

Transcript

The rapid growth of suburban areas, what some people call urban sprawl, is getting renewed
attention by states. New governors in several states are setting up commissions or task forces to
address the issue and to find ways to adhere to what’s called “Smart Growth.” The Great Lakes
Radio Consortium’s Lester Graham reports that there’s a lot of interpretation of what “Smart
Growth” means:


Many urban planners have been alarmed over the last couple of decades as metropolitan areas have
sprung up where farmland or wooded areas once stood. Following new subdivisions have been
strip malls, parking lots and fast food franchises in a not always attractive fashion.


Last year’s election saw a number of states with new governors and some of them are looking at
what can be done to control that kind of unbridled growth. Michigan’s Jennifer Granholm noted it
during her State of the State speech.


“We will develop a cooperative, common sense approach to how we use our land so we can protect
our forests and farms, prevent the sprawl that chokes our suburban communities and threatens our
water quality, and bring new life to our cities and older suburbs.”


Governor Granholm says she wants “Smart Growth.” It’s a popular term, but what is it? What
does it mean?


“I think that Smart Growth is really hard to – certainly hard to describe.”


Barry Rabe is a Professor of Environmental Policy at the University of Michigan’s School of
Natural Resources and Environment. He says “Smarth Growth” sounds great.


“I don’t know anyone who’s really against Smart Growth. But, you can spend a long academic
seminar or actually a lifetime in search of the one common definition of exactly what that means.
Again, it has sort of an intuitive appeal. It resonates. We can all think of examples that are not so
Smart Growth or dumb growth. But, I think clearly this is something that lends itself to differing
kinds of interpretations by different groups.”


And as you ask the people who’ll be sitting at the table debating “Smart Growth,” it becomes clear
that each one has a different definition.


Lynn Egbert is the CEO of the Michigan Association of Home Builders. He says “Smart Growth”
is a private citizen building a home wherever he or she thinks is an ideal site.


“Our basis continues to be and our primary focus is, and it will remain, that it’s private property
rights under the U.S. Constitution that have to be maintained and that is an individual right. It is a
citizen’s right. And we have to work with local and state government to make sure that that’s
achieved and balanced.”


Egbert says the culprit causing urban sprawl is not the choices that landowners make. He says it’s
too much government regulation. Egbert says, generally, municipalities that zone areas into large
lots stop home builders from building more houses on smaller plots of land.


Others also place much of the blame for sprawl on government, but for different reasons. Hans
Voss is with the Michigan Land Use Institute.

______________
“Landowners do have a right to live in the area in which they choose as long as they follow local
land-use regulations and pay the full cost of that lifestyle. And right now the taxpayers in the cities
and across the whole states are actually subsidizing that style of development.”


Voss says to implement “Smart Growth,” the government has to stop subsidizing urban sprawl by
building highways and sewer systems that all of us have to pay for with our taxes instead of just the
residents who benefit from them. He says that money could be better used to revitalize older
suburbs and the center of deteriorating cities.


There are a lot more ideas of what “Smart Growth” means… and there’s a bit of public relations
spinning because of the ambiguity of the term “Smart Growth.”


The University of Michigan’s Barry Rabe says we’ll hear a lot about “Smart Growth” for some
time to come.


“It’s one of these buzz words that everybody likes. But, to come up with a common definition of
it, much less figure out how that would be implemented in public policy is tricky.”


Ultimately, compromise will define “Smart Growth” as states grapple with trying to find better ways
to use land without losing so much farmland to sprawling subdivisions and paving over natural areas
for parking lots.


For the Great Lakes Radio Consortium, this is Lester Graham.

Modeling Program Maps Urban Growth

The U.S. Environmental Protection Agency has recognized a computer model that might help cities better plan for growth. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

The U.S. Environmental Protection Agency has recognized a computer model that might
help cities better plan for growth. The Great Lakes Radio Consortium’s Lester Graham
reports:


Attempts to predict urban growth are notorious because they’re often very inaccurate.
The EPA recently gave one of its national awards for ‘Smart Growth’ to the Massachusetts
Executive Office of Environmental Affairs for a statewide Smart Growth computer
program. The EPA says that program helps city leaders to understand the potential
effects of future growth. A town can use it to determine the impact of a proposed
development. It maps out growth patterns and predicts the cost for things such as
additional schools, police, and fire protection. Priscilla Geigis is with the Massachusetts
office. She says it can be used elsewhere.


“We have had some interest from states who are just looking at that as a model. With
some adaptations it could be changed to accommodate some other states.”


One official was quoted as saying the program is like the popular computer game “Sim
City” except this one is for real life.


For the Great Lakes Radio Consortium, this is Lester Graham.

Cities Tackle Regional Planning Puzzle

In the mid-1960’s, the federal government started requiring metropolitan areas to come up with regional plans in order to get government grants for everything from highways to housing. That forced officials from large cities and from the suburbs to sit down at the same table (in many cases for the first time) and think about what was best for the entire region; not just their own town. From this effort, sprang the regional planning movement, but things aren’t always easy, and certainly don’t always go ‘according to plan.’ The Great Lakes Radio Consortium’s Lester Graham reports on one region’s attempt to plan for growth:

There are four major regional planning orgnizations in the Chicago metro area:

Northeastern Illinois Planning Commission
Chicago Area Transportation Study
Chicago Metropolis 2020
Metropolitan Planning Council

Transcript

In the
mid-1960’s, the federal government started requiring metropolitan areas to come up with regional plans in order to get government grants for everything from highways to housing. That forced officials from large cities and from the suburbs to sit down at the same table — in many cases for the first time — and think about what was best for the entire region, not just their own town. From this effort, sprang the regional planning movement. But things aren’t always easy and certainly don’t always go ‘according to plan.’ The Great Lakes Radio Consortium’s Lester Graham reports on one region’s attempt to plan for growth:

If you were to gather around the coffee pot in the morning at just about any place of business in just about any suburb of just about any big city, the topic of conversation would probably not be the weather, or last night’s big game, or even politics. Nope. More than likely it would be about how long it took to get to work. Lots of people drive an hour, ninety minutes, or even longer to make the commute. So, why not move closer, you might ask. The answer could very well be “Can’t afford it.”

Housing costs in many suburbs are so high that the people who teach the kids, fight the fires, and fix the cars in the nice suburbs have to live in other less affluent communities where housing is cheaper. That’s because city officials in many suburbs encourage the building of expensive houses on big lots because it means a better tax base. But that also means many workers need to hop in their cars to get to work in those fancy suburbs.

Of course, when thousands of cars line up bumper to bumper to make the commute, you get traffic congestion.

“If you think it’s bad now, just wait. It’s gonna get worse.”

That’s Frank Beale. He’s the Executive Director of a group named Chicago Metropolis 2020. Metropolis 2020 put together a plan that looked at the Chicago area’s growth patterns and came up with some pretty dire forecasts. According to the study, if the Chicago region conducts business as usual, by the year 2030 there will be a 75-percent increase in auto miles traveled for work, shopping, and normal everyday trips. The time it takes to drive to work will be up 27-percent. And only about seven-and-a-half percent of housing units will be within walking distance of mass transit.

Beale says there’s seems to be a disconnect between local governments’ decisions to encourage big, expensive houses and the resulting need for more roads and additional lanes of traffic to handle all the commuters.

“More equitable
distribution of affordable housing and the employment centers would diminish the demand on the transportation systems. We seem to always only talk about roads. But, we only need roads because of how we’ve configured the land in the region.” Beyond the travel concerns, business as usual — according to the Metropolis 2020 study — means another 383 square miles of farmland will become subdivisions and strip malls in less than 30 years.

Organizations such as Metropolis 2020 are working together to try to educate and persuade the Chicago region’s 275 suburban mayors that the decisions they make will have an effect on the whole region.

Larry Christmas was once one of those mayors. He’s also spent his career running or working for regional planning agencies. He says as a mayor, it’s hard to think about the larger region when you are working to bring good growth to your town. It’s especially hard when regional planners want you to give up local control of land-use for the betterment of the larger region.

“And that’s something the communities don’t want to give up lightly even if there’s a regional argument that the collective local decisions may add up to bad regional development patterns.”

So, those looking at the big picture have their work cut out for them. The regional planners spend a lot of time at meetings with local officials, putting together roundtables to explain plans and trying to schedule meetings between antagonists.

One of the partners of Metropolis 2020 is the Metropolitan Planning Council. Executive Director Mary Sue Barrett says sitting down with those different interests and getting them to consider the reasons for bending a little here and there to adhere to a regional plan can pay off.

“To put it in practical terms, if you can get an environmentalist and a homebuilder and a mayor to agree on something, you can probably go get it done. And that’s what we try to do.”

And the regional planners try to get the mayors to listen on topics ranging from fair and equitable housing, to public transportation, and even taxing systems that sometimes encourage bad development with tax breaks.

But given the kind of expansive sprawl that continues to plague the Chicago metropolitan area, there’s still one question you have to ask of people such as Frank Beale with Chicago Metropolis 2020. That is: who’s listening?

“Well, the general assembly, the legislators are listening, the Mayor, the 275 suburban mayors are listening. They don’t always agree, but they’re listening.”

And as long as they keep listening, the people looking for better regional planning will keep trying to persuade the cities in the suburbs there’s a better way.

For the Great Lakes Radio Consortium, this is Lester Graham.

PAYING FARMERS TO PRESERVE LAND (Part 1)

Following World War Two, many Americans moved from cities to the suburbs for clean new houses and big lawns. The resulting urban sprawl eventually became a concern in eastern states because of their large populations and small land mass. But sprawl has only recently become an issue in the once land-rich Midwest. This spring, 135 people from Ohio, Michigan, and Indiana took a bus trip to the east coast to get ideas about containing development and protecting farmland. The Great Lakes Radio Consortium’s Julie Grant reports:

ROOM FOR DEVELOPMENT &Amp; FARMING? (Part 2)

Some Midwesterners concerned that urban sprawl is eating up too much farmland recently took a bus trip to the east coast. They wanted to visit states such as Maryland, New Jersey, and Pennsylvania. Planners in those states have been dealing with the problem of too many people and not enough land for decades. The bus tour participants looked at different ways to preserve open spaces while still allowing development. The Great Lakes Radio Consortium’s Julie Grant looks at a program that doesn’t cost taxpayers money:

Downtown Residential Development on the Rise

For decades, Americans have been fleeing the grit of city life for the serenity of suburbia. And while that trend still continues, a new pattern is emerging. The long commutes that are often part of suburban life are driving many people back to the city. The Great Lakes Radio Consortium’s Steve Frenkel reports from Chicago: