AUTHENTIC DEVELOPMENT PATTERNS FOR CITIES, TOWNS, … · Why We Wrote This Book Fastest growing...

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TRUE WEST AUTHENTIC DEVELOPMENT PATTERNS FOR CITIES, TOWNS, AND RURAL AREAS James van Hemert The Rocky Mountain Land Use Institute 303-871-6319

Transcript of AUTHENTIC DEVELOPMENT PATTERNS FOR CITIES, TOWNS, … · Why We Wrote This Book Fastest growing...

Page 1: AUTHENTIC DEVELOPMENT PATTERNS FOR CITIES, TOWNS, … · Why We Wrote This Book Fastest growing region in the country A mediocre track record from the 1990s Growing recognition of

TRUE WEST AUTHENTIC DEVELOPMENT PATTERNS FOR CITIES, TOWNS, AND RURAL AREAS

James van Hemert The Rocky Mountain Land Use Institute 303-871-6319

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Why We Wrote This Book

Fastest growing region in the country

A mediocre track record from the 1990s

Growing recognition of natural limits to growth

0%10%20%30%40%50%60%70%

AZ CA CO ID MT NM NV OR UT WA WY

Population Growth, 1990-2000

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THERE’S SPRAWL IN THEM THAR HILLS!!!

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WHITE MEN CAN’T JUMP: AND NEITHER CAN ANTELOPE

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King of the Cuts

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“You don’t understand—I just have to be on top”

–Shirley Maclaine

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What—Me Worry?

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Salida, CO, Circa 1880

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A SLICE OF PARADISE???

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“We are rearranging the Alhambra with a

steam shovel, and we are

proud of our yardage”

--Aldo LeopoldRecreational Bulldozing

FAVORITE PASTTIME

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CAN WE GO BEYOND THE LIPSTICK ON A PIG APPROACH?

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HOW WE GOT STARTED:LOOKING FOR WORTHY

PRECEDENTS

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EASTERN SOLUTIONS DON’T ALWAYS COMPUTE

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RMLUI Nuclear

Buffalo Grass

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HOW THE WEST IS DIFFERENT• Climate Extremes: Dry, Hot, Cold

• Extensive Federal Ownership

• Fragile Environment/Wildlife

• Explosive Growth—in most places

• Wide Open Spaces

• Majestic Scenery

• Native American, Spanish, Mormon Influences

• Culture of independence

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• Historical Precedents

• Major Case Studies

• Focused Case Studies

OUR RESEARCH APPROACH

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• Demonstrate that development can be done better

• Present simple, systematic way based on historical precedents and modern best practices

• No formulaic answers

OUR GOALS:

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HISTORICAL DEVELOPMENT PATTERNS

FOUR MAJOR INFLUENCES:1. NATIVE AMERICAN--Anasazi2. SPANISH LAW OF THE INDIES3. RAILROAD TOWNS4. MORMON TOWN PLANNING

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NATIVE AMERICAN

Graceful integration in landscape

Human scale Orientation to sun Water conservation Intimate public places

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SPANISH LAW OF THE INDIES Focus town on intimate public

squares Public squares—design with nature Use grid for sun exposure Use narrow streets for shade Arcades for shelter Consistent building materials/styles

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Socorro, NM, ca. 1893

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Old World New World

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RAILROAD TOWNS AND THE GRID SYSTEM

RAILROAD TOWNS 1st RR towns appear before

1860 east of Mississippi Pacific Railroad Act of 1862

spurs transcontinental railway and RR towns

“Wicked, wonderful…and short-lived”

A few became important cities: Tacoma, Reno, Fresno, Billings, Albuquerque, and Cheyenne

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RAILROAD TOWNS AND THE GRID SYSTEM

RAILROAD TOWNS Rigid grid pattern, but a

variety of forms Symmetric town was

earliest—two business streets facing each other across RR tracks

Orthogonal—tracks bisect main street

T-town—town built on just one side of tracks with main street perpendicular to tracks

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RAILROAD TOWNS AND THE GRID SYSTEM

General Grenville Dodge, UP RR surveyor, lays out Cheyenne in 1867

Indians attack while town being plotted—2 crew die

By end of year, 4,000 people--½ of town’s buildings were saloons

In 1868 Dodge laments city is the “gambling center of the world.”

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KEY FEATURES OF CHEYENNE TOWN PLAN

Four-square mile plat Blocks 264 X 280 feet 18-foot wide alleys Entire grid angled 23 degrees to NW to maximize sun penetration in winter

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RAILROAD TOWNS AND THE GRID SYSTEM

ADVANTAGES OF THE RR TOWN GRID

Connections throughout town

Unlimited expansion Sun exposure and views Wagon turning radius

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RAILROAD TOWNS AND THE GRID SYSTEMDISADVANTAGES OF THE

GRID AND RR TOWNS Not appropriate for all

terrains and environments

Unimaginative pattern Too many of them Can lead to sprawl

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MORMON TOWN PLANNING IDEALS

Compact, nucleated farming community vs. dispersal

15—20,000 population

1 square mile with 660 X 660 sq ft blocks

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MORMON TOWN PLANNING IDEALS

Streets 132 feet wide One house/lot and

uniform 25-foot setback

Houses of brick and stone

3 central blocks for public buildings and temples

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HISTORICAL PATTERNS AT SITE LEVEL Clustered building patterns Simple, land-hugging

architecture Steeply pitched roofs in

mountains; lower profiles in flat/rolling terrain

Natural colors—but not always Fencing and other site

elements

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MAJOR CASE STUDIES

Organization:--Climate/setting--Regulatory standards and processes--Project description/key elements--Market success--Pattern language lessons

7 Major cases

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Teton County, WY: Melody Ranch

Clustered housing subdivision 8% growth rate The place

--Stunning scenery and wildlife--High elevation/cold--97% federal land--Economy: tourism and

ranching--Severe affordable housing shortage

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VITAL STATISTICS 893 Acres 463 Acres Open Space—52% Plus 135 Acres Recreational Land 401 Dwelling Units—128 Affordable Lot Sizes: ¼ acre to 5 acres plus

townhouses No Commercial Component

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Noteworthy Features

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Measuring Success Visually appealing Buildings retain ranch flavor Environmentally sensitive Significant affordable

housing Marketable No commercial component Distance from town Time-consuming review

process

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Eagle County, CO: Eagle Ranch—Norman Rockwell at the OK Corral

Neotraditional development in small town 8%+ growth rate + proposed ski

area and golf courses The place

--Wide undeveloped mountainvalley along booming I-70

--Small town, scenery, wildlife--Economy: tourism, skiing, second homes --Severe affordable housing shortage

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VITAL STATISTICS 1,967 Acres 1,290 Units Lot sizes from 4,500 s.f. to ½ acre Variety of housing types 951 acres open space + 196 acre golf

course Commercial = 120,000 s.f. + 175,000 s.f.

medical facilities

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Noteworthy Features: Does TND = True West??? Maybe….

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Measuring SuccessPLUSES: Preserved OS and

creek

Close to town with trail connections

Major park facilities

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Measuring SuccessPLUSES: School in

neighborhood

Better than 70s/80s subdivisions

Relatively affordable

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Measuring SuccessMinuses: Park separates from

old town New downtown may

compete with old

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Measuring SuccessMinuses: Street/alley dimensions don’t match original grid Goodbye backyards

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Measuring SuccessMinuses:Building setbacks and

height—too tight and too high

Midwestern and southern building styles

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Measuring SuccessMinuses:Midwestern and southern

building stylesPicket fences and blue

grass--everywhere

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Focused Case Studies

“A thing is right when it tends to preserve the integrity, stability, and beauty of the biotic community. It is wrong when it tends otherwise.”

–Aldo Leopold,A Sand County Almanac

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Castle Rock, CO: Ridgeline Protection

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Rio Arriba County, NM: Agricultural Land and Water

Protection

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Moab, UT: Ranch Preservation and Architecture

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Salt Lake County, UT: Hillside Protection Standards

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Tempe, AZ: Dark Sky Ordinance

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Colorado Division of Wildlife: Wildlife-Friendly Fencing

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True West Implementation

To plan is heavenly…to implement divine

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IMPLEMENTATION TOOL BOX

Acquisition

Capital improvements

Incentives

Regulations

“If the only tool you have is a hammer, everything begins to look like a nail”—Mark Twain

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IMPLEMENTATION TOOL BOX

Acquisition

Capital improvements

Incentives

Regulations

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IMPLEMENTATION TOOL BOX

“In the West, a six-shooter and a smile are more persuasive than a smile alone” --Teddy Roosevelt

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ALTERNATIVE TOOLS NOT EXAMINED

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ALTERNATIVE TOOLS NOT EXAMINED

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KEY ELEMENTS Landscaping and vegetation

protection Fencing Roads and Corridors Open space/scenic views Lighting

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Landscaping and Vegetation Protection

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Fencing

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Roads and Streets

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Open Space/Scenic Views

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Night Lighting

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Implementation Approach

NOT one-size-fits all model language

Hierarchy of tools/regs. depending on resources, staffing, politics

Specific examples with contacts

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Sublette CountyKey Questions

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Where did the original homesteaders or Native Americans build?

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What architectural features and site elements like fencing are

distinctive?

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What building materials were used?

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How wide are the streets in the center of town and in old

neighborhoods?

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What role did public spaces and parks play in focusing community life?

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What are the traditional building setbacks and heights?

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How did these elements work

together to form the character of

your community?

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How does the town relate to the river? The railway?

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Climate and Geographical Considerations

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Population 1181Elevation 7175Total 8356

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Contact & CreditsThe Rocky Mountain Land Use Institute

www.law.du.edu/rmlui303-871-6319

Historic Photos of Sublette CountyMuseum of the Mountain ManBertha Boulter CollectionBill Cox CollectionHelen Atwood Collection

http://www.law.du.edu/rmlui�
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Sourcebook Children 1990s Part2

Sourcebook Children 1990s Part2

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1990s dance

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Responding to mediocre hands

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Capitol Losses: The Mediocre Performance of …web.stanford.edu › ~jhain › Paper › JOP2013.pdfCapitol Losses: The Mediocre Performance of Congressional Stock Portfolios Author(s):

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Controlled Release 1990s

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A Contrarian World Lalgudi Jayaraman and Lakshmi Devnath Virtuoso Performer and Mediocre Biographer

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Using Context Clues Lesson 1. Zach was a mediocre basketball player. This sentence is no help to you in figuring out what mediocre means because it provides.

Using Context Clues Lesson 1. Zach was a mediocre basketball player. This sentence is no help to you in figuring out what mediocre means because it provides.

Book Review: Headteachers, Mediocre Colleagues and the Challenges of Educational Leadership

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10 Ways to Write More Effective Ads · 2020-03-13 · Be more cautious, more exacting, therefore. A mediocre salesman may affect a small part of your trade. Mediocre advertising affects

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1990s Arena Ads

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The Origin of Language. Where did language come from? Since the early 1990s, a growing number of professional linguists, archaeologists, psychologists,

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the difference between mediocre and magnificent · between mediocre and magnificent. 2 GRES CLEANER 1 kg or 5 kg size pack Acid detergent for restoring installed porcelain tiles that

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California in the 1990s What major issues do Californians face during the 1990s?

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Growing Up in the 1990s – An exploration of the ... · continuation, has been likened to a ‘revolution’ in educational participation in the last decades. Growing Up in the 1990s

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The mediocre teacher tells. The good teacher …umsl.edu/~wadsworthbrownd/FS12METHODS_PAGES/UPLOAD FINAL...“The mediocre teacher tells. The good teacher explains. The superior teacher

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Look Out How To Strengthen Marriage Relation From Mediocre To A Magical One

Look Out How To Strengthen Marriage Relation From Mediocre To A Magical One

Growing Immigrant Communities Face - povertylaw.orgpovertylaw.org/files/docs/article/chr_2002_july_august_hincapie.pdf · of the early to mid-1990s. ... or those perceived to be Arabs,

Growing Immigrant Communities Face - povertylaw.orgpovertylaw.org/files/docs/article/chr_2002_july_august_hincapie.pdf · of the early to mid-1990s. ... or those perceived to be Arabs,