Bollards are booming since the 9/11 bombings in the United States and more recent vehicular terrorism in London (and elsewhere). Bollards and other defensive architecture may protect buildings and sidewalks from vehicles, but they typically don’t encourage people to come enjoy public spaces.
What’s that in your neighbor’s backyard? It’s an ADU, planner shorthand for planner longhand “accessory dwelling unit.” It’s just a second, smaller dwelling on the same lot as a single family home. It could be an apartment above a garage, a Tiny House in the backyard, or and addition to the main home.
How many? One ADU per lot (and is included in the maximum number of units on a property – most areas allow 1, 2 or 3 dwelling units, so this is not a problem).
How big? Currently, the property property must have a minimum area of 8,000 square feet and the ADU must not exceed 864 sf and 24 ft high and must fit within the lot coverage (building area ratio) limits.
Where? The ADU must be part of a detached garage and at least 10 feet from the main dwelling.
Design, etc.: The ADU must have separate kitchen and bathroom facilities and must be compatible with the main dwelling and the neighborhood.
What about parking? One off-street parking space in addition to required parking for the main dwelling must be provided.
To name a single reason for the change, I’d say “To remove obstacles which make it difficult or impossible for property owners to improve their property.”
Why would property owners want to add an ADU? That’s not the City’s job to regulate, but the list could include:
Building an apartment for rental income,
Making a space for extended family whether simply for proximity, to provide care (whether eldercare, childcare or other care),
Aging in place by building an ADU to move into as children leave home and renting the main house for income while staying in the same neighborhood.
Your reason here…
For the City, ADUs tick several policy boxes by providing these benefits
Incrementally increasing density in existing (often high amenity, highly connected) neighborhoods
Adding housing with less environmental impact (smaller, on existing infrastructure, etc.)
Creating more affordable housing, so adding rental units would add to the overall housing supply (the affordability of each ADU would depend on its location and its features) and construction doesn’t require land acquisition.
Increasing housing diversity.
Implementing policies on Age-Friendly Northfield, Climate Action, Affordable Housing, and non-motorized transportation.
Incrementally walking back decades of single-family zoning
How big?: Rather than 864 sf limit, the size is now proportional to the main dwelling at 50% of the primary dwelling or 1,000 square feet in size (whichever is greater) and 24 feet in height. So, if you have a 6,000 sf home, you can add a 3,000 sf ADU. On the other end, if you have a 1500 sf home, you may add an ADU up to 1000 sf. Lot size requirements have been eliminated and ADUs are explicitly exempted from lot coverage requirements.
Where? Now ADUs are freed from above the garage and may be “added to, created within, or detached from a single-family dwelling” but still must be 10 ft from the main dwelling. Allowing ground floor or detached ADUs can make them more age-friendly or accessible, too.
Who? ADUs may be added to main dwellings which are not owner-occupied (i.e. adding a rental unit to another rental dwelling is permitted).
Plus, Tiny Houses on wheels may be ADUs if installed on foundations and connected to city services.
Process: The Planning Commission holds a public hearing Thursday, November 15, 2018 at 7 pm in the City Council chambers to hear testimony (please come!), make findings of fact and recommend action to the City Council to amend the ordinance (or not amend it, but this is unlikely barring new information as the PC was united and unanimous in voting to send it to a hearing). The Council (probably in January) will vote to approve the first reading of the ordinance, then approve the second reading (where minor corrections may be made) and publication in the official newspaper.
But there’s more. After this change is made, there’s still work to be done to fix the rental code. The rental code limits rentals to 20% of the houses in a single block in highly desirably, well-connected, affluent neighborhoods (like my east side neighborhood). The ADU revision is a positive step to let property owners decide how to use their property by adding units as they need or want to do so with benefits to the City, too. Amending the rental code will require a more direct conversation about housing with the people who are very concerned about what is happening in your backyard and its impact on their backyard.
“The Cannon River Civic Center is so much more than an ice arena. The name appropriately conveys the facility’s location along the Cannon Valley Trail portion of the Mill Towns Trail, the multi-use purpose of the space, and the regional hub its presence will create for Northfield, Dundas and surrounding communities.”
At best, the facility might grow beyond the ice rinks over time, but at this point the “Civic Center” idea is imagination (“We imagine a space…” says the website honestly). The mission of the Northfield Ice Arena Advisory Committee committee was to “Serve as an advisory committee to assist and guide staff in a thorough review of current ice arena conditions, assess needs and demands, evaluate costs and alternative facility options resulting in recommendations to be presented to the City Council” and, if you read all the minutes of the Committee like I did (so you don’t have to!), this is exactly what they did.
Perhaps the facility will serve other sports (walkers, table tennis players, lacrosse, softball and baseball are suggested) someday, but the Advisory Committee had a discussion regarding other athletic facility needs within the community and concluded the task force focus was the arena and “not broader athletic facility needs that may or may not exist within the community and no detailed consideration of the events which might use the space.
The facility will be financed in large part (about 75%) by taxpayers in Northfield and Dundas. The expected Mighty Ducks Grants were limited to $250,000, but the funding for the grants was not renewed by the State Legislature so that additional public funding is off the table. Further, as a city facility, construction cost increases, operating deficits, and maintenance costs will be taxpayer-funded. The city can raise rental fees and work to market the facility to generate more revenue, but the responsibility rests with taxpayers.
Private contributions include the donation of land valued at $216,000 for tax purposes, but an estimated market value of $850,000. The downside is this property will also stop paying property taxes (currently about $10,000 annually). Those interested in tax policy and process may wonder why the area which was touted as a business park has proved to be undesirable for business and so now is home to the tax-exempt Police Station, Arcadia Charter School, and the ambulance garage to be joined, if this is successful, by the City Arena.
For a comparison, the Northfield Public Library expansion funding was 45% private working through The Friends and Foundation of the NPL; the group is also building a permanent endowment to support the library. To have no private funds banked before taking this to the voters is arrogant (Northfield Hockey Association and other ice users) and irresponsible (Northfield City Council).
MONEY FOR PARKS!?
Up to 30% of the sales tax revenue can be used for other parks and recreation projects in Northfield (about $2.6M over 20 years) and Dundas. Although this sounds wonderful at first glance, sales tax proceeds may only be used for capital spending for parks and this allocation raises serious equity issues.
Capital but not operations: The sales tax could fund, for example, development of the new regional park in the south part of Northfield, but would provide no new funds for maintenance and operations. Your neighborhood park might get new equipment, but won’t get mowed any more often nor will there be any more staff time or new employees to do the work without allocating more tax dollars.
Equity: 70% of the sales tax goes to an expensive facility for sports a tiny minority play; those sports are expensive sports even if scholarship aid is available. 30% goes to improve the park system which serves everyone else in Northfield at no charge at the point of entry (except the pool). When the skateboard park was under discussion, the fact that it would be used by only a small slice of the population was considered a reason not to do it, but not so for this much, much larger project.
Tournaments will indeed bring people to town to eat, shop, sleep, and play. But it takes many millions to generate this impact. Are there other, ways to generate economic activity with a better return on investment?
The Civic Center economic impact analysis projects a $1.8M impact which is comparable to the arts impact, but nowhere is there a comparison of how much Northfield has to spend to realize those amounts. We just don’t know about the value of competing the Mill Towns Trail, for example; $20M would go a long way toward completing that project (and other trails have showed impact on par with the arena projections).
City failure to plan and budget: The City’s failure to repair, upgrade or replace the Arena is not a new problem, but a recurring practice; Northfield has waited for other City facilities to near failure (Safety Center) or arrive at complete collapse (outdoor pool) before acting to replace them. The City is avoiding responsibility by sending by asking voters to tax themselves without any assurance they’ll take better care of a new facility.
NHA and other stakeholder failure to raise money: Before the City takes any action, private stakeholders need to show the city and the voters cash upfront; they’ve had at least 20 years.
Costs and benefits don’t add up: The Civic Center idea has not been researched in any depth, ice sports are expensive and played by few, and the positive economics are hopeful but undermined by the Ice Arena Advisory’s own numbers and comments. The City needs to think carefully about how to provide recreation facilities and opportunities for the greatest number of residents and how much it costs to do so. Promised economic benefits need to be balanced against how much public money is required to generate that impact.
The City and the Cannon River City Center have not made a convincing enough case: Vote NO.
NEXT STEPS: should the City be in the ice arena business?
If the referendum fails, the City will then be faced with the problem of what to do with the failing Arena. If voters defeat this proposal, the next question needs to be whether the City gets out of the ice business and I’d say yes, it should.
1n 1996, the study process included the option “Exit the Arena Market” which was stated was “not feasible.” Yet, for the 20 more years since then, the City has not addressed the Arena’s substantial design and accessibility issues. The lack of action over so many years suggests getting out of the Arena market is not only feasible, but makes much sense for the finances of the city.
After tripping in the same hole in the sidewalk on Division Street not once but three times in recent weeks, I was relieved to see City workers repairing curbs and repairing trip hazards. Like these:
My current inconvenience and surprise at tripping aren’t very noteworthy as I’m still pretty spry, but I’m thinking ahead to how important safe sidewalks and street crossings will be for an older, frailer me and already are for older adults, people with low vision, those with limited mobility or using aids from canes to wheelchairs.
Northfield is getting much better about constructing safe facilities for walking and doing annual repairs on downtown sidewalks (adding sidewalks on Woodley; the new Division Street), but we can and should allocate transportation resources to do more to help people – all people – travel safely, not just people driving cars.
I’m a hockey fan. I grew up with a Rangers fan father, saw the short-lived Kansas City Scouts lose many games, watched the Flyers on (black and white) TV with my husband before we were married, received Flyers season tickets as a wedding present, had a subscription to the Hockey News for a decade, shivered in the Northfield arena while my daughter played Mite and U10 hockey, and now go to Gophers Womens Hockey games. No matter how much I like the game, I think the proposed referendum to finance the new ice arena via a sales tax and $17.8 million in new debt is not a responsible choice for the City no matter how great a game it is.
The issue on the table and the ballot.
On Tuesday, June 19, 2018, the City Council will vote to approve this ballot question:
Sell $17.8 million in bonds (debt financing) to raise the cash to finance construction of the arena.
Pay annual principal & interest of approximately $1.5 million for the 20 year life of the bonds (that’s about $30 million in debt service payments).
Create a new sales tax plus a motor vehicle excise tax to offset about 30% of the debt service payments.
Bottom line: Property taxes will need to rise to pay for the $1 million of debt service not offset by the sales tax; the cost of buying things will rise as business owners pass the cost of the sales tax on to consumers.
Dundas is also planning on asking its residents to approve the sales tax; the Northfield Council will choose between two resolutions – one which makes the project dependent upon Dundas voters’ approval and the other which is silent on that issue.
One view is to relax and let the voters decide; if a majority of Northfield (and maybe Dundas) voters decide they want to pay for this project, then so be it. If they agree with me, then it will be voted down.
I’d like to argue, however, that putting the issue on the ballot at all presumes the city is prepared to follow through on the results and being willing to take on a significant financial obligation (risk) that is disproportionate relative to other important city projects, benefits relatively few people, and does not appear to support the city’s declared policies on equity, inclusion, and good fiscal management.
This is a huge amount of money
Not only is $17.8 million siginificant on its own, it is also near or more than many other important projects, so compare this to:
Schools: The 2017 Referendum asked for $23.5 million for replacing Greenvale Park Elementary School; the bond levy which also included a new high school failed. The Greenvale Park replacement may be on the November ballot along with the ice arena. So, the proposed ice arena will cost about as much as an elementary school.
NCRC (1999): Approved by (a tiny proportion of) voters in a special election in 1999, the NCRC cost was $2.7 million. Being approved by voters does not make a project a good deal; the facility was intended to be largely self-supporting, yet the City has been subsidizing the facility and looking for ways to decrease its obligations from renegotiating leases to selling the building to tenants.
Soccer (2002): The Spring Creek Soccer fields were budgeted at $150,000; the Northfield Soccer Association developed and paid for the fields on land donated by the City. The NSA also pays for field maintenance. Between the in-house and traveling teams, soccer dwarfs hockey participation, includes many more from usually underserved groups.
Northfield Public Library expansion (2015): The addition and remodeling of the Northfield Public Library cost approximately $3 million. $1 million was allocated from the City General Fund, additional money from the Library Gift Fund, but about 1/3 was raised privately by the Friends and Foundation of the NPL.
These are not apples to apples comparisons. Like the ice arena, the pool has use charges intended to offset costs, but Northfield has multiple pools which extend the swimming season year-round. The Safety Center and Library are core public services which do not charge fees at the point of use and are intended to be funded by taxes. The soccer (and baseball) facilities are both city parks, but the sports organization pays on-going costs and passes costs along to players. However, such a large bonding request plus instituting a new sales tax makes me pause to ask what else Northfield can do for the same amount of money and how does this recreation project serve Northfield better than others, like the soccer fields, which cost so much less (but serve more people)?
What else could we spend $17.8 million on?
Northfield has other needs it has identified where $17.8 million could be very useful and, I’d say, are either significantly more important to the community than an ice arena or yield a higher return on investment. Here are three:
246/Jefferson Parkway intersection (and related transportation connections): Northfield has studied this intersection and tentatively planned a roundabout at this location. The City applied to MnDOT for funding, but did not receive it in the last round of funding. The City has long recognized the street network in this area does not work. Driving to the Middle School, Bridgewater and High School is bad; walking and biking are almost impossible yet it serves three schools (thousands of children), the NCRC (seniors), and soccer fields (500 youth soccer players. I’ve already had much (critical) to say about this intersection and the history of planning decisions which have put much pressure on this link. From choices made when planning the Middle School (Schools and where to put them) to more recent efforts to improve safety (Still Not a Safe Route to School), to looking to change the conversation about streets from vehicle traffic to community connections (Reimagining Woodley).
Mill Towns Trail through Northfield (and fixing the segment to Dundas): Building the Mill Towns Trail has been inching along for decades, but Northfield could kickstart things by completing the segment through town from the Cannon River to the east and with a better connection into the heart of downtown. The trail is planned to cross 246 at Jefferson Parkway so it dovetails with that improvement. There is a whole subdivision of economic development literature devoted to “trail-based economic development” recognizing the impact a trail can have (like the Root River Trail). Would the tourism impact of a trail be a better deal?
Flood control through downtown and river enhancement: Recent flooding has highlighted how vulnerable downtown is. The Cannon River and the riverfront are prized assets cited for defining Northfield’s sense of place (and its place in history), as economic drivers, as recreational delights, and in need of enhancement, protection, and redevelopment (like in the Strategic Plan).
Questions the Council has not asked
Perhaps most surprising of the Council discussion to date is how few questions have been asked about the project. Councilors who are usually vocal when it comes to spending money have said little. Here are questions I’m still hoping will be asked at tonight’s meeting:
How much debt is too much? This project asks Northfield to issue a large amount of debt; I have not yet heard a discussion of how this fits into the overall financial plan for the city.
Has Northfield developed a plan and budget for maintaining and replacing facilities as they age? Northfield has waited for facilities to nearly or completely fail, then made decisions in haste. The current arena has been inadequate for years, the swimming pool was leaking and had to be shut down for a season forcing quick replacement decisions, and the Safety Center was overcrowded and subject to flooding requiring quick action.
What happens if the naming rights and fundraising aren’t as successful as planned?Current financial planning depends on advertising, naming rights, and private fundraising. Will the project depend on a certain amount of money being raised before ground is broken like the skatepark?
What happens if the projected revenue does not cover costs? Will the City subsidize the arena as it does the pool? How much is it willing to pay?
Who pays for the Riverview Drive street extension to the arena? An extension of Riverview Drive to reach the service area for the arena is on the plans, but not in the budget.
Are the additional spending and lodging tax revenue projected a good return on investment? The economic boost projected because of the increased ability to host tournaments and other events is not being compared to other economic development efforts the city might make, the amount generated by other city attractions (like bike trails, for example) nor does it directly help pay for the debt.
Why should we pay this much money to improve our other parks? There is a red herring in the logic of this project where the ice arena is being touted as being a way we can pay for on-going park maintenance because 30% of the funds may be used for other recreation spending. There are other, much cheaper, ways to manage our park and trail system without spending the 70% on an ice arena. If funding parks is a priority, there are better ways.
Obviously, I’m voting no and urge fellow taxpayers to think hard about how our City government allocates our tax dollars.
After I stopped sputtering with irritation about the questions which asked for gut-level answers to complex questions for which no education nor guidance was provided – indeed, the stunningly unstrategic nature of the exercise – I answered the questions. Here’s how I’d really answer them if I’d been given something beyond multiple choice.
1.Please tell us why you live in or have moved to Northfield: OK, this one’s easy. I moved to Northfield so my husband could teach at Carleton College (translation: I’m white, privileged, highly educated, and affluent. I’ll thrive regardless of what Northfield does. Most people presume I’m on the bleeding edge of liberal politics).
2.Low taxes are important to a community’s success. Taxes which are equitable, sufficient to fund the services residents need and want, and educated policy-makers who understand the relation between taxes, development patterns, and long-term costs are critical to a community’s sustainable success.
Educating taxpayers about the city tax structure is important, too, for when I get my tax bill from Rice County, the $3000+ amount for my property includes county, school district, and city taxes (including special taxing authorities like the EDA and HRA plus any special assessments on my property for infrastructure costs); I pay less than half of the total amount to the City of Northfield.
3. & 4. The quality and price of services provided by the City of Northfield (is a complex question):
Utilities: Water (drinking), wastewater (flushing), stormwater (street/property runoff), garbage (landfill), and recycling are mostly paid for by user fees (plus bonding for capital improvements which gets rolled into fees). The water is clean and drinkable (a public health benefit not to be underestimated) and the other utilities are ok, but my assessment of quality and price includes whether the City is working to reduce stormwater runoff, reducing solid waste, and encouraging energy conservation. Since I care about streets, I’m concerned that the city is barely discussing conservation and environmental sustainability and not connecting stormwater with city standards for streets.
Growth, development and services:The strategic question for the city – what is Northfield doing to manage water, wastewater, garbage collection, and stormwater in order to both sustain the environment, but also keep costs down? What is Northfield doing to reduce solid waste (and landfill costs), conserve water (reducing stress on aquifers), reduce runoff, and manage wastewater (new sewage treatment plant was on the horizon, but how and where we build also makes sewage easier or harder to get to said plant). Is the city scoring its development proposals for the amount of infrastructure required and the likely ability of tax dollars and fees to pay for that expense?
Other services: Library, parks, snowplowing, street-sweeping, police and fire, swimming pool and ice arena are general fund dollars. Some strategic partnerships help with parks (sports associations help manage fields, build trails, and do maintenance), library (the Friends and Foundation of the NPL raised much money to support the library expansion project as well as on-going library needs), the fire joint powers agreement is another way to share costs. The strategic question is how will we fund the services we want? The liberal, common-good model would provide more tax funding to the library, for example (so, see the question above about whether low taxes are the goal) while the conservative answer would be to privatize more (and then ask how this helps address poverty and inequity in town).
5.There are not adequate housing choices in the community: Northfield has built many acres of single family, market-rate homes on large lots and wide streets (and some have celebrated the growth in the tax base and creation of jobs as a result). Building smaller and building denser (and more affordably) is much more difficult and the private developers have mostly stayed away. So, the strategic question is: how can Northfield ensure a range of housing choices? Northfield can build more affordable housing (through the HRA, for example) using tax dollars and grants (often tax-funded at another level of government). Northfield can also revise its regulations away from minimum lot sizes and single-family only development with carefully segregated multi-family housing to encourage incremental development, adding density in existing neighborhoods, and removing obstacles to small-scale private development. How will Northfield address NIMBY-ism which argues against density or change?
6.We should do more to address poverty in Northfield. See the questions above and below, but provide information about the scope of the problem, what is within the City’s portfolio and tell us how city government, other levels of government, and the non-profit sector can work together. City government can work on certain slices of the poverty issue, but needs to network.
7.The City should place more emphasis in creating jobs and business growth. I think I have already said what i need to say about this one here (Business Park and infrastructure costs), here (economic gardening vs. business subsidies), here (black swans and resilience) and here (development pattern and costs). When I look at recent development, it’s not the big subsidy stuff nor the very fringe of town stuff – look at Vet Provisions/Aurora Pharmaceuticals (some JOBZ funding there, as I recall), Armory redevelopment (housing, community space, and brewery); new hotel and Tanzenwald Brewery on or near the Crossing (plus Brick Oven Bakery moving here), Content Bookstore, infill around Target (Maurice’s, Dollar Tree, Fielder’s Choice, YMCA), and out by the hospital satellite (Mayo radiation clinic). I see new business which builds on the attractiveness of Northfield as a place to live and visit or exploits the proximity/synergy of existing business, not pie-in-the-cornfields development. Thinking ahead, how can Northfield get more of this (without throwing money at developers)?
8.We need a thriving downtown for Northfield to be successful. And this one, too, here (importance of downtown) and here (downtown development is not just for liberals, but makes conservatives happy, too). And more parking is not the answer.
9.The City parks provide amenities, greenspace, and recreation that are quite generous: For a city its size, Northfield has lots of parks and lots of kinds of parks. The strategic question is – do our parks serve all our residents?I’d add other questions like: is it easy and safe to walk and bike to parks (rather than presuming we can all drive to the park we want to visit)? Do parks feel safe? Are parks maintained in environmentally sustainable ways?
10.The surface conditions of the streets in the City range from good to horrible. Short-termism 15 years ago lead to budget cutting by delaying street maintenance which, very quickly, was shown to snowball with more streets deteriorating and making it very expensive to play catch-up. The strategic question is: how does Northfield look at its street network and how well it connects the city and, if it chooses to continue to build wide streets with low density development, who will pay for the maintenance…or, how does the City encourage building more compactly to make better use of its streets (with more taxpayers to fewer miles to help pay)prioritize routes). Asking about whether special assessments are the best way to pay for street repairs is another worthy question to ask. In specific locations such as around Central Park right now, how does the City ask the Colleges to pay for the wear and tear of construction equipment on city streets?
11.What is your preferred form of media used to receive City of Northfield news and announcements? A really good website. The latest revamp is slightly, but only slightly better. But, really, don’t worry about me because I’ll find the information I want because I’m educated, connected to the internet, know my way around City Hall, etc.
12.Northfield should place more emphasis on communication effort to improve public information on City services and activities. Obviously, I think the City needs to do a great deal more to help residents know how city government works, what it costs, and how various policies interact to be more or less sustainable. First, I think the Council should educate themselves, seek better experts to advise on projects, and then use multiple channels to take information to Northfielders and ask for their feedback. This survey was a example of how not to do it.
For a few of the short answer questions not considered above:
13.What do you like best about Northfield? On a daily basis, downtown and the Carleton Arb (for those who say colleges are a drain on the economy because they pay no taxes, I’d say they add much in cultural offerings, education for high school students, open space for study and recreation, the renewable resource of students who come, thrive and help informally market Northfield, and being high-quality employers).
17.What are/should be the top priorities for the City over the next 3-5 years? Already wrote that one here.
The late Dixon Bond once observed to me: “Northfield has a tendency to over-plan.” So when the EDA, Planning Commission and City Council meet in a worksession tonight (04/11/2017) to do some (carefully orchestrated, consultant-driven) strategic planning, I will try to be optimistic that this planning effort will lead to action, rather than simply more plans.
My one (big) priority
Implement the policies already adopted by developing the regulations and funding streams to do sowith particular emphasis on linking land use, transportation, sustainability, and building equity in city decision-making (or develop a specific plan for updating or replacing policies believed to be outdated or inappropriate).
Northfield’s 2008 Comprehensive Plan (and the one before it) established a clear vision for Northfield to thrive as a non-generic, distinctive, sustainable small town centered in the historic downtown along the Cannon River (I’ve made a little pledge to avoid the overuse of the terms placemaking, sense of place, vibrant, etc.) respecting the natural environment, increasing housing choices. Subsequent planning reinforced the picture of a city connected by wonderful streets which support all modes of transportation. Our project by isolated project decision-making and regulations have not supported that vision particularly well, but let’s give it the old college(s) try with the strategic planning process by focusing on these things:
1. Safe Complete Routes to School and everywhere else:
Transportation planning should rocket to the top of the list because building better, more walkable, more bikeable, better connected streets is so widely represented in our plans and policies (Complete Streets, GreenStep Cities, Parks and Open Space Plan, Age Friendly Northfield…see here for more). But let’s move beyond the project by project tussles about sidewalks and bike lanes to do these things:
Educate the staff, Council and public about best practices, newer research, and better planning both through workshops or seminars and by hiring better experts for projects. We have a Complete Streets policy, but everyone needs to know how this could transform planning and projects. Learn how walking and biking can save the world (and also here)
Adoptstreet design standards which will guide planning and design of projects beyond vehicular measures of Level of Service and Functional Classification to create streets which connect people and places and are sustainable.
Plan a network of low stress bike/walk connections and commit funding with particular attention to connecting important places and designing intersections for people outside of cars. Recent conversations about 246/Jefferson that a roundabout “is safe” reflect only crash statistics, but not how safe if feels; plan for making connections convenient and appealing to vulnerable users.
Prioritize completion of the Mill Towns State Trail by adopting the revised route from the Prowe Pedestrian Bridge, along Jefferson Parkway and out of town, collaborating with the DNR, Carleton and other entities to finish the Northfield segment as soon as possible. Trails help connect the city for the people who live here, as well as bringing many to town to ride and spend.
Collaborate with the Northfield School District to really connect the southern schools, reduce traffic demand, and increase walking and biking. I think “collaborate” should extend to funding, for the schools created the traffic and will benefit from solutions.
2. Land use and sustainability (both fiscal and environmental)
Revise or replace land use regulations: Although the land development code was recently rewritten, the new regulations do little to help Northfield evaluate the cost of development proposals to taxpayers, make sustainable development easier (or really any development easier), or help shift from the suburban model of development which the Comp. Plan explicitly seeks to do. Here are some suggestions (not comprehensive nor exhaustive)
Housing, affordable and denser: In the early 2000s, Northfield built many acres of market rate, single family homes, but these large lot, 3-car garage sort of houses are not affordable for many nor desirable for some of us and this pattern of development demands much more expensive infrastructure, impedes walkability, and creates income ghettos (see equity below).The Comp Plan principle of more housing choices can be approached by allowing (and encouraging) greater density in existing neighborhoods by getting rid of some of the recent regulations.
Accessory dwelling units: Repeal Northfield’s over-specific regulations such as the current accessory dwelling unit regulations (must be part of a detached garage among other things), “granny pods” and the rental code. A better strategic priority would be to make it easier for property owners to add accessory dwelling units which meet their needs and market needs (caring for relatives, investment rental property, constraints of the property itself).
Score development proposalsbased on fiscal productivity to determine whether the private tax value generated will be sufficient to support (and replace) the public infrastructure expenditure. The NW business park is the sort of development which screamed for this sort of analysis, but the same process should be applied to new residential development, too, to take a longer term look at the benefits and liabilities of new projects justified as economic development. Simply repeating “Grows jobs and tax base” without doing some of the math is superstition of the highest order.
Take a look at the Census income map and Dot race map which show how racially and income segregated Northfield is…and then think who shows up to city meetings. Northfield city government should work for everyone, not just me as an educated, affluent, white woman who shows up at the public meetings and knows how to navigate “the system.”
Finally, not so much a priority as an exhortation – please do not govern by referendum or public hearing, but as informed representatives who weigh the data, the public comments (which you have worked hard to solicit from a broad range of the community), the budget, and make equitable decisions for the common good of Northfield. Please help residents learn about where the money comes from and where it goes, educate Northfield about possibilities rather than playing to fears, hire the best staff and consultants, and use real data to make decisions rather than voting by gut instinct and who shouts the loudest. Challenge yourselves to learn enough to make equitable, sustainable decisions for the rest of us.
Marvin Lane is just one-block long, but it is one block in an important location in Northfield. Marvin Lane connects Washington Street and east side neighborhoods to Division Street/MN 246 and schools, downtown, and out of town. Marvin Lane is one block just at the point where the traditional street grid breaks down in favor of cul de sacs and dead end streets which make it an important connection between major north-south routes is particularly important for people choosing to walk or bicycle because of the lack of alternative routes and the poor sight lines for other streets to cross Division Street.
Right now, Marvin Lane is a 36′ wide street with 9 driveways, mature trees and no sidewalk. Marvin’s pavement is in such poor condition it’s almost a gravel road again, so its place on the 2017 reclamation list is overdue.
The City Council held an improvement hearing two weeks ago to consider the list of 2017 reclamation projects. The Council was enthusiastic about adding the staff-recommended sidewalks to the Nevada/9th Street/Maple curve and asked about taking similar action on Marvin Lane despite the original staff recommendation not to add sidewalks to Marvin. Staff is bringing the issue back on Tuesday, February 21, asking for the Council to pass a Motion directing staff to update the 2017 Feasibility Report (all steps in the so-called 429 Process required to be able to use special assessments to fund part of the project) to incorporate sidewalk on Marvin Lane (The motion to update requires a simple majority; ordering the improvement will require 6/7 votes – an issue in previous sidewalk decisions).
Staff recommends adding the sidewalk on the south side of Marvin Lane and narrowing the street from 36′ to 32′ wide; this is a much better plan than originally offered. Moving curbs at all during street reclamation to help build better facilities for people choosing to bike or walk is a big step for Northfield and the outcome would be a street which is somewhat skinnier which could help slow traffic while making room for sidewalk on one side and preserving trees. The south-side sidewalk could then connect to future sidewalks on Division Street (and perhaps farther future sidewalks on Washington, Sumner and other points east). I’d like to applaud the willingness of staff to bring these types of changes to the Council and thank Council for asking for these steps.
Skinnier streets, slower traffic, and signaling priority uses
Just for fun and future decisions, how else could we think about this? We’ve got a one block street which is not a busy vehicle route, but is a connection we’d like to prioritize for people walking and biking. The big goal is creating a wonderful, highly connected transportation network (where transportation includes people of any age choosing to walk, bike, wheelchair roll, skateboard, etc.) which is well-integrated with the relevant surrounding land uses. For Marvin Lane or another short link prioritized for walking and bike in the network through a single-family residential neighborhood, we could consider:
To make Marvin Lane really shared space, the City could deploy some major traffic calming measures to ensure residents could easily drive to their homes, the limited vehicle traffic could move through slowly, and people could walk without sidewalks (and fear). So, for example:
Add clear entrance/exit points at either end of Marvin Lane by significantly narrowing the road surface to signal to users they are entering a different kind of space where movement is slow. Since Marvin Lane connects to a state highway on Division Street, the west end would need to help users transition to (or from) the faster traffic, connect to current and future sidewalks and other facilities (like future bike lanes):
Narrow the street width for the length of the block, or consider chicanes or other measures to calm traffic, encourage users to pay attention, and create places for additional trees (and rain gardens and other stormwater management)public improvements.
(2) Reallocating space to separate rather than share uses:32 feet wide is still very wide with (thinking of motor vehicles only) space for two 12′ travel lanes and and 8′ parking lane (or two 11′ travel lanes and a 10′ parking lane) in addition to the one-side sidewalk recommended by City staff. For a one block connection where traffic should be slow and we’re prioritizing the walking and biking possibilities), how could the right of way be allocated differently to slow traffic and add space for people walking and biking?
Make the street skinnier to allow one (yes, just one) travel lane plus queueing areas/passing places for oncoming traffic and sidewalks on both sides. Or with two-way traffic, add neckdowns to slow traffic by creating a place where on-coming traffic must give way (but still let people to ride bikes through).
Put sidewalks on both sides: two (more than wide enough) 10′ travel lanes use up just 20′ of pavement which would seem to allow more than sufficient right of way to add sidewalks on both sides of the street.
Bike boulevard: For such a low volume, low speed link, separate bike lanes are less necessary even for young or inexperienced riders (I’d say bike lanes might make sense to connect to other bike lanes in the future, like on Division Street or Woodley Street?) as part of the network. But a bike boulevard would highlight the intention to prioritize people on bikes, add signage (like sharrows and street signs), and make Marvin Lane part of the bike route planning (that’s the hope anyway).
(3) Connections are critical: Decisions are usually made one project at a time which can lead to discontinuous and unconnected links rather than a network. Marvin Lane is, by itself, one block with low traffic volumes. Taken in context, however, Marvin is the first link north of Jefferson Parkway between Division Street and points east (with a cemetery, church and housing on non-continuous street in between), the street with the best sight lines for crossing Division Street, and a very useful connection to reach the High School, Sibley School, Senior Center, soon-to-be-improved 246/Jefferson area. If this block is redesigned for biking and walking now, it sets up future improvements for walking, biking and connectivity.
First, thanks to Northfield for starting to plan how to rethink and redesign this intersection (and thanks to continued pressure from residents and the 246 Solutions group for helping move this along). Let’s seize this once in a generation opportunity to reconnect our places by designing this area to improve the safety, walkability, and bike access to schools, community facilities, and neighborhoods.
The opportunity is even more golden than it was even a year ago as the School District is considering building a new high school closer to this intersection and the Mill Towns Trail is planned to be routed along Jefferson Parkway from the Peggy Prowe Pedestrian Bridge to Spring Creek Road (creating an off-road link to CROCT‘s MTB trails in Sechler Park and the the new East Cannon River Trail).
What’s happened so far?
My past commentary: I’ve already had much (critical) to say about this intersection and the history of planning decisions which have put much pressure on this link. From choices made when planning the Middle School (Schools and where to put them) to more recent efforts to improve safety (Still Not a Safe Route to School), to looking to change the conversation about streets from vehicle traffic to community connections (Reimagining Woodley), I’ve been talking about this for a long time. Now that the City is moving forward, let’s think how to help the City make good choices to help us get where we want to go.
Roundabout recommendation: SEH’s study has recommends a single lane roundabout. When the recommendations were presented at an open house in December, the roundabout was not considered a poor choice, but the people at the meeting were concerned there was still no significant discussion of how to help young people walk or bike to school, how people could easily reach the NCRC, how the Mill Towns Trail would work, or how other improvements near the intersection could be added (such as a safe crossing to the high school), or how improving this intersection for walking and biking could reduce the school-related vehicle traffic.
The issue is bigger than the intersection: SEH (to their credit) and community members at the open house understand the scope needs to expand from from just the intersection (a critical piece to be sure) to help all Northfield residents (of all ages and abilities, as our Complete Streets policy states) reach important places however they choose to travel, (whether driving, walking, riding a bike, or transit) requires thinking about the surrounding area, connecting streets, and the important places.
Northfield needs to better connect people and places: SEH’s report has some good recommendations, but does not go far enough to address the human transportation needs in the south part of the city where so many important facilities are located.
Take time to get it right: The letter asks Northfield “to more fully consider the opportunities for safely serving this area” before immediately adopting the recommendations (but also proposing some short term, cheap solutions to improve safety quickly and sustain momentum for change.
What can happen next?
Northfield is beginning to think more broadly about how its development decisions and, even better, there is growing interest in how good design can rebuild connections among places including addressing these issues: [2/14meeting documents]. To amplify and extend the points in the community letter, I urge the Council to address these goals and questions:
Reducing vehicle traffic: The SEH report does not consider how to reduce vehicle congestioncaused by school traffic by designing for safe, convenient and pleasant biking and walking. Years of development choices, fewer parents at home, and helicopter parenting have contributed to the steep decline in walking and biking to school. Usually not mentioned is that much of the traffic to the schools is generated by parents chauffeuring their children to school. So, rather than accepting traffic projections at face value ask how this projected increase might be reduced.
Slowing traffic by design: Speed limit signs, even the speed feedback signs, must be enforced to be effective. Redesigning the intersection (and the street corridor) to cue drivers to slow down, look for people walking and biking, and (most importantly) pay attention can make the street “self-enforcing.” Pursuing state of the art designing walking, biking, wheelchair rolling, and transit into the roadway rather than trying to add these “amenities” later will make a safer, slower, stickier street.
Articulating costs and benefits to capture the long term benefits and cost savings of increasing walking and biking rather than just the short term price tag. A project with bike lanes (for example) might cost more initially, but what benefits can be realized as a result? Reducing vehicle traffic (preserving the road surface and reducing the need for expansion), increasing walking and biking (saving on busing to schools), saving lives (over dollars), adding transportation choices, improving the environment and public health…how can the Council begin to think about community benefits and project sustainability, rather than just initial cost?
How can the Council, staff, and public learn about the full range of choices and design options to slow traffic, improve walking and biking, and link land uses? Our Complete Streets policy has high aspirations, “to ensure all streets within the City are planned, funded, designed, constructed, operated and maintained to safely accommodate users of all ages and abilities” but how can City officials and the public learn more about how to do this?
Collaboration: .With the prospect of a new high school in this area, how can the City and school district work together to site the new school to reduce traffic, encourage walking and biking, and help community and school priorities work together? Smart siting can help save money on busing, improve air quality near schools, and help kids arrive ready to learn. connect the new school to its surroundings. built the schools with worries but no action for managing traffic and no discussion of non-vehicle access; what’s their responsibility for action/funding? Plus, 246 is a state highway, so working with MnDOT to develop a solution which services Northfield’s local needs as well as regional transportation objectives is critical.
Again, thanks Northfield for starting working on this critical link in connecting our community!
Tonight, February 7, 2017, the Council will hold a public hearing to consider 2017 street reclamation projects which sounds a bit dull, perhaps, but this year’s projects present two good opportunities to help create a safer, more convenient network connecting schools to neighborhoods.
Reclamation, in the street repair hierarchy, is less than reconstruction (where the pavement and all the utilities under the street are replaced) and more than a “mill and overlay” (where the top layer of asphalt is chewed up and replaced. So, reclamation is chewing up the full depth of the asphalt and repaving, but usually not a construction project which moves curbs or changes street layouts or adds sidewalks or other new facilities.
City staff are seeing golden opportunities to carry out the Northfield’s Complete Streets and Safe Routes to School policies by expanding the usual reclamation project to add sidewalks and narrow streets to do it. This is a huge step forward for Northfield in policy implementation if the Council follows through on the recommendation.
There are two reclamation locations which are critical links in the street network connecting neighborhoods and schools: Marvin Lane and the Nevada/9th Street/Maple squiggle (Professional Drive is also on the reclamation list). The Council must vote tonight and I urge the Council to adopt staff recommendations for Nevada/9th/Maple and ask staff to use the same approach on Marvin Lane.
This little squiggle connects 7th Street to Woodley Street and, in the process, connects the northeast neighborhoods and outdoor pool to Maple Street (one of our few continuous North-South connections), Sibley School, Spring Creek Soccer Fields, southeast neighborhoods, and Jefferson Parkway. The map above shows how few connections exist south of Woodley Street, so making sure the streets which are continuous provide safe sidewalks and traffic speeds appropriate for their context is critical.
Marvin Lane is not on the SRTS plan (the high school was not included in the plan), so that piece of specific policy support is not present, but our Complete Streets policy and Comprehensive Plan (as well as common sense) strongly support applying the same “move the curb” design to add a sidewalk to increase safety and add a public connection for to schools and the Northfield Retirement Community (and feeding into the upcoming planning for the 246 and Jefferson Parkway intersection redesign – of which more very soon). I urge the Council to use the reclamation project as an opportunity to create a safe, public connection to Division Street by narrowing the street (which will also ensure slower speeds and preserve trees) and by doing so anticipate changes which will help students cross Division Street to reach the High School.
On one hand, these reclamation projects are routine and the public hearing is required by state law, but is generally treated as equally routine and unimportant. If all the City is doing is munching up the pavement, I’d agree. But when the City uses routine projects like this one to make some real changes – and I am thrilled the City is taking this important step – then being intentional about approaching this project and thinking ahead to future opportunities needs more than the required publication and notice to neighbors.