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HomeMy WebLinkAbout4/12/00PARKS DEDICATION MEETING April 12`", 2000 Present: Mayor John O. Cotant, Attorney Tom Holmes, Steve Smart, Jim Sempek, Ron Conlin, and Larry Kohntopp. _/ Several builders and developers met to discuss Park Dedication requirement the City of Chubbuck requires. Steve Smart presented a rough draft of a map that splits out geographical areas. All present reviewed the map, and suggested the map be amended. Mike Bird felt commercial development should be included in the dedication of parks to the City. Considerable discussion comparing small neighborhood parks to the larger parks. A developer suggested the City use the grow factor for one year to build the parks. The question kept coming up, is the City creating too much park space? Can the City continue to maintain all the parks being dedicated? The following was asked of the City: 1. Approved Park Plan showing all parks and locations. 2. Time schedule for when park will be developed and completed. 3. A budget showing how the parks are being paid for. Sid Wood felt the parks should be paid for by more of a board base of residents in the City, including commercial development. It was a consensus of the builders and developers the Park Plan and Budget be reviewed and changed consistently. It was suggested this discussion be taken to the Land Use and Development Commission at their next meeting. After considerable discussion, it was decided there will be another Parks Dedication Meeting Thursday, May I $~ 2000 at 11:00 a.m. APR,-p; O© 08:1© FROr1:NAH8 R3~A 202-822-B87~ T0:208 2~~ a251 ~Q PAGE:D2 ~~}"- !~ HOW TO PROVIDE FOR PARKLAND: A Look at Mandatory Dedication and Alternatives INTRODUCTION Mandatory dedication of land has been widely used by local governments as a means of providing for parkland and is a development requirement that nos been upheld generally by the courts. !-lowever, there ara alternative ways of providing for parkland that communities should also consider. Mandatory dedication should be used only when and if it is the best way to achieve a cornrnunity's particular needs and objectives over the long term, not simply because the community has been granted the authority to use it or because other communities are using it. How r.o provide for parkland, in particular, or for public facilities and infrastructure, more generally, is an important local policy issue that merits careful consideration. It is a political decision that should be made wirh the input of all interested and affected parties--existing residents, new residents, developers and builders, elected officials, and city staff'. A 1.ooaa, government should be aware of the legal, financial, and administrative issues associated with each of the options it is authorized to use and, with input from the community, decide which :i.s the most appropriate policy option to use. Private financing options often are an appealing short-term solution to ].invited public budgets, but are not always best from a long-term perspective. In addition to general revenue financing and m~lndatory dedication, other strategies for providing for parkland include voluntary or negotiated exactions, density bonuses or transfers, special assessments, special districts, and privatization. This paper describes each of these methods br•ief.ly, with the exception of general revenue financing, and highlights some of the more important legal and policy considerations associated with each. fFor a more in-depth discussion of these lysue9, refer to: Impact Fees-A Developer's Ma_nu_a_1_, National Associar..ion of Home Buil ers, Summer, 19 ; Financing Basic 5erviees: Trends and Alternatives, National Association of Home Builders, January, 1y 3; and Pay~.ng for Growth--Using Development Fees to i.inance Infrastructure, urban Land Institute, Washington, DC, lg Of course, thi3 local decision must be made within the context of what state enabling legislation will allow. States vary widely in their granr.s of authority to local governments, and it is prudent to keep thi.g in mind when looka.nE at other communities' successes and failures--as well as court interpretations of these efforts--for guidance in how best to accomodate and direct gr•owt;h. Tt is also important to understand why the private sector HFR~ ~7 DD r~6:1"vJ F~iiPt:NAi-i6 R&LN c08-622-8673 Tu:8vJ8 ~~~ -651 PA(aE:d3 -2- has been expected to bear an increasingly greater financial burden in the deve].oprnent process. This is primarily because the ability of the public sector to foot the entire bill for new .infrastructure has been constrained by several factors, Federal c~intributi~ns, which helped T'und much of the infrastructure expansion of the 1960's and ear:ty i~70+s, have steadily declined. Exa.sting residents in many communities gave objected to the prospect of increasing.l.y higher taxes and utility charges as a means o2 accommodating new development and iravc defcatr;d bond issuc3 for new infrastructure. California's experience with Pr•opo3ir,ion 13 is the most well-known example of these "'taxpayer revolt" :sentiments. Certain states have also mandated a :i.imit on tt~e amount of bonded indebtedness a municipality cnay incur. For these reasons, many communities have discovered that relying solely on public revenues, as in the past, wou:lri mean that new growth could not take place. These communities have been forced to looK for new Ways to accommodate new development. The effcdt UI thls dl.l.emma increasingly has been to SCiif t tit i:vit3 of ,eini growth to developers. SUAD:I'VISION EXACTIONS Definition It i5 usef~Ul flr9t t0 clarify what subdlvy3i,)n eXei:tivFlS at'C aiiCd how they differ from impact fees, as there is often a misconception in the general usage that these terms are interchangeable. Hoth are types of private financing and do rive f.rorn the pollee power authority Of loCcti govci~i;rnzr,ts, but tt;ey have some important differences. cx3Ct:i5rl9 a, c , ~qulr 2inents that subdividers dedicate land for public use, such as for streets, water, sewers, schoo:ls, or parks. Mandatory parkland dedication ordinanee9 are an example of a subdivision exaction. tees-in-ii~:ii are a type of exaction and are monies paid instead of nor "in lieu of°j dedicating the land. often, this i5 done whetya the dedication of ].and is not feasible or practical. Generally, the decision of whether to require land or fees is made by the municipality. Both exactions are administered through the subdivision process. Impact fees are usually a facility connection charge assessed against new development. They are an alternative to exactions and are not the same as fees-i.n-lieu. Impacfi fees generally die levied for Capital improvements outside the develv~,rnBr,t + such as sealer antl water faCllitle5 or rorlds, whcrea9 ~.XaC.tioii3 ar+d fees-in-Iieu more typically ace applicable to onsite :'aciliti®4• .impact fees %3rC nUt a part of the SubdlYiS1C,^, .^. o.^.hr•nl prn~,+~gc~ hilt. ~ 1 ~. F b. .i .v f nn~~e e The Ci n4 fi (± hC:P of arc (:OlleC:tel1 tl'IrCili~,,, v„2 buvp~e~ar'y p.• 5.... _~..__ a.. thi3 dlstiri%tion 18 that ~n;p"'u^t fea;i nan ba applied tQ deVelODmerlt that iS riot otherwise S'.3t)1rCt tp th,? 8l.2bdiv15iAn regulations, 91aCh as apartments and commercial buildings. To be constitutional, APR.-0 ~ OD 08:11 FROr1: t~JAHB P2LA 202-822-887 T0: 208 2~~ a2~1 PAGE: 04 _j_ impa~;t fees must be distinct from a tax, which would require express statutory autYrorizaLion. (Please refer to the above-mentioned publications for more detailed di:~cussion of impa~:t fees. Legal considerations As previously mentioned, exactions such as mandatory dedication have been challenged in the courts and generally upheld as a justifiable use of the police power authority that is granted to local governments to protect public health, safety, and welfare. fihe first question the Courts resolve ig whether this police power has been granted to local governments; without this authority, a subdivision exaction is automaticai.i_y invalid, or illegal. The second gi.testion arises out of the fact that the police power is typically a broadly defined authority, rrraking its constitutional application difficult to define. As a result, the limits of its application are constantly being challenged. The courts continually weigh the protection of public he%rlth, safety, and welfare against the constitutional guarantees of due process and equal protection as these apply to specific sir,uations. T`he standard the courts apply in determining whether exactions are constitutionally acceptable is one of "reasonableness". :Lf an exaction is found to be excessive or unreasonable, it can be grounds for a court determination that it is a taking of private property without just compensation. Takings are unconstitutional. While legal determinations vary across courts, the courts apply the same reason a-bleness criterion in evaluating the constitutionality of an exaction, both on its face, or as written, and as applied. Some courts have held that a mandatory dedication ordinance that imposes a flat, or fixed, percentage land dedi~~ation requirement is arbitrary and unreasonable on its .face. These courts suggest that across-the-board, fixed percentage requirements bear no relationship to the actual needs of the community. Many eommurlities instead use a population-based formula that accounts .f'or differing housing types. The rest o.f reasonableness that most, courts use to evaluate the constitutionality of an exaction's application is the "rational nexus" or "proportionality" test. This is the requirement that there must be a reasonable relationship between what the exaction demands and the public needs generated by the development, and between the need for the new facilities and the growth generated by the new development. Interpretation oi~ this proportionality test, varies across the courts, but the predominant case .law supports the view that developers can be held responsible f'or public needs that are "reasonably attributable" to new development. At the same time, there must be Borne demonstrable benefit to the people in the subdivision resulting from the APP..-07 00 08:11 FROM:NAHB RBLA 202-822-887 T0:208 23~ a251 PAGE:Oc -4- exaction. Land or fees-in-lieu dedicated to the community cannot be held indefinitely or used for purposes other than those for which they were dedicated. For example, Fees must be earmarked in a fund for the purpose for which they were collected and cannot ba used as general revenues. Communi.t,ies also cannot require nPw development to meet stricter standards than existing development, i.e., r,o make up for deficiencies in existing infrastruct~~re that is not attributable to new development. To summari2e, exactions generally have been invalidated only when they were not allowable under state law andior when they were excessive in their requirements, i.e., unreasonable. Po1.1cy Considerations One policy i3sue raised by mandatory exactions is that, regardless of how reasonable the exaction is, dedication of land inevitably adds to the cost of housing. Developers merely pass on to homeowners the cost of the land they were required to give up. Seemingly incremental additions to the cost of a home become significant increases when amorr,ized over the life o.f a typical 3o-year mortgage. (See example in ~iAriB'3 impact ^ees--A lleveloper's Manual.) These costs neW resident3 must bear are in addition to the property taxes chat new and existing residents aii.ke must pay, which raises at; equity question of whether new residents are being asked to pay twice. Another consideration is that mandatory parkland dedication that is not carefully thought-out and implemented can end up Deing at odds with the community's best interests from a recreational perspective. Isolated, uauseable strips of open space or numerous small neighborhood parks can resuYt, when a large, more centralized community park or a better integrated system cnay Nava been more desirable. Sorind ).and use and park plans should precede adoption of. mandatory dedication ordinances. Same communities have tried using voluntary ar r,e~6tiat2d exactions in an attempt to be morn fle~xiple or responsive to the development process. With negotiated exactions, there are usually adopted criteria that guide the case-by-case determinations. This strategy has been used most frequently to r.egatiate the provision of offsite improvements by large-scale developments; keston, Virginia, is a good example of haw this process can successfully provide for amenities and infrastructure once a climate for cooperation i3 established. E7't is important to note, however, that Virginia's enabling legislation does not allow the use of mandatory de+lication.) Interestingly enough, while the negotiated approach appeals to some developers because of its flexibility, the Urban Land Institute reports that most developers prefer mandatory exactions or impact fees that apply equally to al.l. new development. These developers would rather know the cost of doing APR .Dr ©© D8:12 FROM:NAHB RELA 2©2-822-887 T0:208 2~5 a251 PAr,E:06 -5- business in a com-nunity in advance and know that everyanc was required to play by the same rules. DENSITY 80NUSES OR TRANSFERS Density bonuses or transfers are Incentive techniques that involve exetianging a.nereased development rights fvr the construction of desired infrastructure. The concept has been used by a number of cities to encourage a variety of improvements. For example, New York City use:: density bonuses in floor area ratios to encourage developers to provide mini-parks, plazas, and affordable housing units. Boston has used bonus provisions to encourage off-street parkint; as well as open space. Sucks County, Pennsylvania, uses performance zoning standards that allow a wider variety of housing types in exchange for preserving sensitive environmental features, such as steep slopes and floodplains. In residential Site planning, density transfers are the same as the clu3tering concept, in which a developer is aJ.lowed to develop a sire at higher net density if he leaves part of the site as open space or develops recreational r'acilities onsite. Density tranfers are not the same as transferable development rights, in which development densities or right3 are transferred from one site to another, rather r_han across difr'erent portions of the same :site. An advantage of the density bonus concept is that it compensates for the fact that land dedication drives up the cost of housing. As a result, the approach appeals to many developers, who feel that they are not being asked to give something for• nothing. One difficulty with this approach is how to determine the extent of the bonus relative to the benefit being provided. once this r.rade-off is established, however, administration of the program can be simplified by delineating the trade-offs within the Subdivision ordinance. Once again, this is simply a matter of spe.l.ling out the rules of the development process in advance. SPEG.L'AL ASSESSMENTS Special assessments are a form of. public financing. `She special a93essment as a levy imposed on property owners who benefit from a specific public irnprovcment wittsin a limited geographical area. Special assessment collections are applied to the retirement of bond issues that are used to finance a variety of improvemeht projects, including straet3, sewer mains and laterals, storm sewers, and the installation or' street lighting. The key advantage of the special assessment is that property awners support improvements on a "pay as you go basis", which means Lhe special assessment is not Factored into the selling price of a new home. HFR-0 i 0b ~3ti: lc' r NOhI: NHHB K&LH 2G~2-822-~i673 T0:206 2.35 x251 r'~=aaE: el i -6- A local government's authority to impose special assessments derives either from state enabling .legislation, the state's general grant of taxing authority, or home rule powers. Most states permit use of the rr,eehanisrn. 'the rationale for the concept is r.hat property owners who accrue benefits that. are generated by public improvements within a designated area are subject to .levies commensurate with those benefits. The a).location of costs and benefits 1n determining special aSSP39ment3 13 a three-step process. First, the municipality esL'in,ates total project costs, including legal fees and debt service. Then the local government isolates the public benefits accruing to the entire community from ttie private benefits ac.cr~uin~ to property owners within the assessment district. Finally, the municipality allocates private benefits among the affected property owners and calculates the dollar amount of the special assessment in terms of either a Frontage, a zone, or an area assessment. Area assessments are used for facilities that benefit an entire sub-area of a community and would probably be most appropriate for recreational facilities. After i:osts are allocat~a, a local government issues bcrds to finance the proposed improvement. $ond issues can take two 1'u rms. Special-special bonds are pledged against, and repaid from the collection o assesgrnen s and are usually exempt from statutory debt limits arid voter approval requirements. Special-general bonds, a form of general obligation debt; are a]: so repaa.d from the collection. of assessments but are secured by the foal). faith and credit of the issuing municipality. Thus, speeial- general bonds are subject to voter approval. Special-general bond3 are less costly to investors than-special-special bonds, alr,hoirgh they are more susceptible to political opposition. Legal Issues Variations in state r~eyuir~emenr,s for the issuance of special assessment debt must be reviewed to determine whether use of the special assessment is feasible. While the issuance of special a3sessrnent debt i9 permitted by most states, Kentucky, for example, mandates a one-year repayment period for general obligation debt, which virtually rules out reliance on the specia). assessment. Political Acceptability Loe~al officials sometimes oppose the special assessment because it represents an add.ttional levy on a particular segment of the local constituency. Deci3ion maKers should recognize, however, that occasional use of the special assessment f.'or selected, highly localized public improvements can make increasingly scarce and APR~07 DD 08:13 FROM:NAHB R&LA 202-822-8873 T0:208 235 4251 PA6E:0B -7- sometimes sr.atutaril.y limited property tax revenues available for community-wide projects_ It is also one of the more equitable Levies available to local government. For the larger community that does not benefit directly from a specific improvement, the special assessment i.g politically attractive, in that it as3E33d3 costs only against benefited property owners. The direct beneficiaries may opposE the added levy, yet the public irnprovemenL- usually increases the value of these prcperty owners' holdings. SPECIAL DISTRICTS The special district is a form of limited-purpose local government created under state enabling legislation that is granted the authority to tax, issue debt, and provide specific services or facilities within a designated area. Services can include drainage, street lighting, recreation, water distribution, and sewege treatment. Usually created in advance of develop-rent, special districts pledge either user` fees or tax collections against the retirement of debt to firianee public improvements. Special districts are the most prevalent form of local government i. r., the United States. They represent a local governmental r~:3ponse to growing service needs and an attempt to solve probler»s that transcend political boundaries. The formation of special districts relieves general-purpose local government of the additional burden of service provision, which is an advantage whey. debt and tax limits constrain municipal investment for such services. Special districts may be classified as either dependent or independent based on the composition of their governing boards. A dependent district is governed by the city or county of which it is a part, and its authority to tax or e3ta61ish service levels derives from the parent jurisdiction. An independent district, on the other hand, is governed by ar5 autonomous, elected board and is empowered to tax, issue debt, and determine service levels. Debt issued by an independent district is exempt from statutory debt limits that otherwise apply to general-purpose government. Districts may also be classified as enterprise or non-enterprise, accardinb to the manner in which revenues are raised. Districts that collect user fees and service charges are enterprise districts, while those that levy property taxes--slightly more than one-half of all districts--are non-enterprisr:. The latter are subject to state-imposed revenue limitations. All states, with the exception of A].agka, permit special district formation. However, given the proliferation of special districts and the variation in state enabling statutes, it is difficult to characterize the typical special district. APR: 07 00 08:13 FP.OM:PJAHB RSLA 202-622-8873 T0:208 235 x251 PAGE:09 -8- Legal and Policy Issues Any consideration of special district formation must be preceded by a careful review of stale enabling Statutes, the local political e.limate, and the likelihood of securing financing through the issuance of public debt. It should be noted, however, r,hat the very number of special districts attests to the advantages of limited-purpose government as a service-financing and service-providing entity. Because districts are restricted to the provision of one or a few Services, they are able to serve their consumers efficiently. E'urther, since user fees or tax colle~;tions arG applied only to a specific service or services and the retirement of the associated debt, they are not subject to competition for funds collected by general-purpose government. Erom the perspective of the home builder and the consumer, .financing services through the special district is appealing, because it eliminates the imposition of front-end exactions and the consequent increase in home selling prices and financing costs. The home owner pays for service installation ar:d operation, but does so on a "pay as you go basis." In addi*.,ion, this approach effectively ties the costs of lccal improvements to those who specifically benzfit frcm them. PRIVATIZATION Privatization most frequently refers to municipal contracting for the provision of services, such as police or fire proteet•ion. However, it also includes private efforts to fund the capital costs of facilities, such as wastewater treatment plants, sewer extensions, and streets. Private contributors include investor' syndicates as well as home owner assaeiations. With recreational facilities, developers most often reserve a portion of a site during the subdivision process and later dedicate that part of the parcel, undeveloped, tc the homeowners' association. The homeowners' association then constructs any desired facilities on the parcel using funds collected from user fees or association dues. Developers also sometimes construct the developed recreation facilities, such as swimming pools and tQnnis courts, turning the facilities over to the homeowners' association to - maintain. Privatization has been used most often in recent years to fund .facilities such as 3rna11 sewage treatrr,ent plants when a local government's inability to provide such facilities expeditiously r, t' at all has impeded development. This timing problem is less o: a concern with parkland and recreational facilities. However, privatization of recreational facilities can help reduce the service burden on local. government and also may provide facilities les3 expensively than could a municipality because of greater efficiency. 'I'tie cost advantage of privatization may not be as AFR-07 0© OB:14 FROM:NAHB R3LA 2©2-822-8873 T0:2©8 2~5 -7251 PArE:i© -9- great when developers construct recreational facilities, because the developer incorporates the constructton costs into the pri g of the new homes. When a homeowners' association develops the facilities, housing prices are theoretically not affected, because the facilities are paid for out of ongoing fees or dues. 9esides this "pay as you go" advantage, provision of recreational faci.l.ities by a homeowners' association can guarantee that the facilities that are constructed reflect the recreational preferences ot~ that community. This i.s an important consideration given the evolving and wide-ranging nature oi' today's recreational demands. Potential problems posed by homeowner association financing include pub].ie access and reliable maintenance concerns as veil as apparent "double taxation" of association members. The successful operation of an association is often hampered by the "free rider" syndrome, which arises when a household declines to pay its association dues but continues to receive L-he benefits of association membership, such as access to open space. Homeowners' association deCl.arations and by-laws Bari be gtruetured to address such problems of compliance. Members of ar. association also often find themseive3 burdened with "double taxatio:^.", to the extent that they must continue to meat their municip2+l tax obligations while suppoi^tin~ nongovernmental service delivery through association dues. As a result, the nongovernmental provision of services can lose its appeal, even though the services provided under this arrangement can be more easily tailored to the specific nee+is of neighborhood residents. These limitations can be overcome if the municipality is willing, and permitted, to transfer the service responsibility to the members of the homeowners' association. The municipality can offer property tax relief, in the form oz tax Credits, ir; eiiehanue for an agreement. among all affected property owners to 2r,cumber their deeds with a convenant that makes property ownership synonymous with membership in the association. any tax credits can then be made proportional to the level of responsibility assumed by the property owners. SUMMARY Ueeiding how to finance new community facilities in order to accommodate growth and sustain the economic vi.taiiiy of a community is a complex policy issue that must be made carefully by a municipality. It is clear from the preceding di3cu5sion of alternatives that there is no single, best solution tc this issu°. Local governments need to be aware of the disadvantages associated with each strategy and, within ttie frad~ework of what state enabling legi3lation will allow, should select the option. that b~:st Suits the needs and desires of the community. Local decisionmakers should seek the input of affected parties in this HPR-~37 8~ 08: la r RG19: NHHB R$~ri 202-822-88 ~ ~ i 0: 2 18 235 -1251 PHVt: l l -10- evaluations keeping in mind that the final. choice will affect the climate of growth that prevails in the community. Developers and residents are not bound to particular communitie3 and can go elsewhere if~ the cost of doing business in one community is too high. This result may appeal to existing residents why are opposed to new growth, but ~.t is riot in the bcsr, interest of a community that seeks to maintain its economic viability and to provide attractive, ar'fordable housing for its citizens. -07 00 08:15 FROI9:NHHB RdLH 202-822-d673 Conwmer prafenncea are chan~tap when n comes to features and emaattles in the ideal maabr-planned community . ': Looking for Hometown America gltOO.KE WARR[CK Aru TONI ALEXANDER oday s homebuyers are not content to settle for what developers often hav a handed there-sterile-looking; homogeneous suburbs. They want attractive, friendly neighborhoods with tree-lined streets, a big mix of housing styles, and walking and biking trails. The rules are changing everywhere. Two recent joint surveys conducted by ~.rnerican LIVES; Inc., and Ynter- CommunicationsInc noted the following changes in _ ~ consumer preferences in community features and design. ~~ • The change from mass market standards to niche market differentiation, both by life stage and by lifestyle. One prob- lem with the thinking of conventional builders and de- velopers is that it does not distinguish lifestyle from life stage: the stages of maturation in family life that call for different kinds of housing-from first-time buyers, to Frbruary 1)97 Urban Lunt 21 HPR ~ ~~7 ea: 15 FROFt:NAHB RiwLH 2e2-a22-aa~~ ro:zaa cis aasi PHUE:13 move-up huycrs who want m display sc~tus, m empty. eai nester. mwe-down buyer,. l+ow tratf~c area '(;y lil'15ry1c, mpst 9ueiologrsts rifer co the varr- Cul-de-sat arNts. crocks, .tie rousts ~' »~ ~~ ous ways of (-fe chat consumers follow. The best predictors co :,dual lifesrylcs are the values and ~ Natural' °p°" ~L° world view: held by different market segments. By w.lwi„g °„e biking paths ~ Paz unilerscandina; consumers' values and the meatung Espbifshed schools ~~~~ 89'ti that consumers attach to home and comm+u,icy, de- velouers can heater cebmanc the market. t4ct+ilactural dyke and lot saes controls y~.- 694 tts American iOCiery has abed, [Jte most 3CUve Sidawsgss smog ant sde °! till streets 'ssi part of the market has moved from a relatively un- differentiated, entry-level mass market, cu more ma- i57 SacurAy guards patrolBnq by wr et night curt buve+'+ who arc buying' a second or third home. Easy ro mad peepk widxn d+a community ~ !0'G F'or those buyers, communioea are differentiated in- fi c to small niche markets, each catering to x speci Ersy attest us haewaY'~~ ~"' lifestyle within a life stage. Gardena witfi rregve plants ad awlktng paths _~'~ 56~ Though baby hoomers arc: the single largest seg- pustar o! contrtmienca-er!enecd rsled srorea 56;t mane of the population, thty are not all slike.llrTany upper-utiddle-class groups lint differ~nc lifesrylca WildamKS areas ~%~ worlds apart, what one group wants is scarceiy int- Ontdoor swMmm~g ~ 5iX portant w another. Community developers attd homc- builders need ro be aware of these differences. ConitnunAylriiues6ai cotdar 52x each master-punned colruntuiiry should pt io beet ~~, eo ~~ ~ ~*~ stone, ~, 6Tx , appeal to a collection of market ,fiches by fife s~.~~e. This helps co maximize the numb~;r of maikefs :-nd Shopping cmtn edjacer~ ro d+s commuMN ~~~ SI'~ range of buyers and spread, the risk foi dr;velopers tnaereaenp IiMla parlta 50~ and builders. This dots not Wean, however, ctiac de- ExarehoMlnne center ~1~ `+~~ veiopcrs should al;peal fo :ill ~o:ici:ierble market ~ colnl~inniCy can be d fferentiaced by its i h lawn cw+Nr wridi snaps. colroe tiara. rtroefuiq place ~=r ~'~ c es. n domin:i-i.i lifescy'le-s neotraditional "new nrhan- Canununihar,wighban°odrecre°IionatacaviGs! ~~ a7;c ism" coi~tinu+,i:y, or a golf- and tennis-oriented fecc2atgr-dl community, or a ma=ter-plaltned er„t- td+ra-Y rocheck on! Doota n e+t and Wad ~~ 4I%f temporary community. Clwreho: or otl+er worship places ~ dgX ' Tlc ebatrge ft•vnt ttnJttanntrf >-lrGtrr(J: rv rnrii'tCY-plarrnrrl ..... _ tontvzrrrrrties. (?tie survey shi>wed the[ peolple are PrestnraUon of historic rates ~ dA% willit:g to pay a 813.500 premium fur a lx~use in a Psisal tetarachon erouad cMtd~ctntstred eclirtlks ~ ~~ master-plactnecl i:~+ttlnuniry compared with a $ I U,(H10 x 1+rentium for the same house in tilt estab}ished sub- 4a llvir+g in an area whNe I w~ meet lots of people ~ urban neighborhood. What do these prtcenual buyers t}pen: yd C~b/y Atttlud enlrante ~ ql/ desire anti axpeci in amasser-planned commU113ry? o~anireri ~~~ ~ ~w chddres ~ tiff They e~cpecr an emphasis on the natural environment wilderness areas, nature center, historic en space (o ienrse courts ~ 39% , p sites), walki and parks (small parks, walking and bik- Goa caur9° w~3t+tho commurhlT ~~ 3e% ing paths, gardens with native plants :tnd walking pathx), col-de-sac neighhorhoods (circles and courts 0-ganized sports programs la.g., ~++ts+9. lennisl ~ 3)'r, r,tsiead r,Fchruugh-streets; qu+rc, low-traffic area.), 1'aen canoes with organised p-egnma ~ 38% cumrnuniry facilities and shopping (amphitheacer, rnnciergc, retail scores, shopping center, mscrcuuotts Particpete in corrwr+unAy ckrtrs, iaarosr groups ~ 3ti".t of wnrchit,, library), and a strong conununicy en- pislinCtiW commun+ry entrarcea ~ ci ,~;, 35% trance (diacinct, open, and clearly marked). ~~.! G°tl ctuDhous with lockrrs, pro•stwp and storage ( (~' 33% • Tbe• c'he+tge fr-orn hard rrrri•r~~mranre ru,uft prngrrnn- mittg. Lifestyle elements are suprorced by hard :,nd Amphid+ater br pulgt ow+nts and mows ?~~_.',' 26/ soft amenities aitke. Juti p+'ogran~rning features in ComrrwoiAl that has a naturo inlerpre6ve center ~~ ',~ 25% canuronlties can inereasc the vaiue tU buyers; ai $,e Lhey Can he easily changed or clinunated. same time Orparaur to gei ch~bc and commu+uty BMeigc statffid ~ ,~ =3%~ , Some tit the soft prubrattl+ltin~! C1Cltteiti5 ta`tat wCrt Commulutyconciergo 1~!_,J lez • idcncitied in one survey include oppcr~snsucs for ueract arUu:u! child-centered acda•iucs; ui SeWta. q~~~ t~1/~S, Mc.. ~uM tnWrCanmunltAO°ns Inc. n p.irencs 18 Ur•Grtu Lund • Frbrra,rry I )97 APP. - ~ ~; -, ~trf;ant~td program: for young children; a ceen cen- ter with urg~.tnized pr~tgrams; uppurtunitias m par- tacipare in irimttuutiry clubs :tnd interest groups; and :a community organiser to get dubs :utd aammuniry evc~ltc ,acted. •To many families, these features are likely to ~ ~utwcigh arnentnes like golf or tennis. More imps?want, because they are not Fixed, hard infra- yL'1'lll;tufC, these activities can respond to the chang- in~; lifestyle. of buyers over the file of the pr'oji;ta. Soh prnhramminh also is considerably less expensive and less risly in the face raf a changing tttarketplace. . The chungc,f torn gulf cvurrrs to upcx .vpsHre. "While a suLst:tnnal id.5 percent of one surveys respondents indicated that ;- golf cow•sc within the i~ommuniry i~ "vtiy ~Ir extremely important." GUS percent did not. "11hcv tared ant~niucs and feattues such as nlaen sp:+cc, wilderness pre:rs, ;utJ hardens much highcr thin g~otf cxtur5es. These findings sughcs[ that liuyei's in the 1'1')I)s arc looking, fns ciatttttunirics tliat use ejltiiri space :a an intlturtaitt featt,rc !n tFtci.r ntactt5r-plartnul i:rnnntwtioes, "I'he good dews fu>• the dCveloper is that the cure ~tf Nresei-ving open space is less rh:tn the cult of fixing uti :i gaff crsttric: ;Ittd the market preferring; ii' is much larger t4tan the market prefer- ring gulf. VV1t:tt is more`, today's buyers are willing to p;ty ,t ~ii-catt~um l~~r this amettiry. . T,+r ~ lrnnke Ji ur~i ~ini;tt:-jntrpasc inffcrsrrrtcrr~rc ta -r,ritki- fir~t,7iorr nsei. WL•cn feaatrts ;+nrf arttenities can servu_ Foote than UrtC' Iturpf~5e, they will likely aC:cc.ammr~- d_ticu more nei:ils of a diverse laupul:ttion, i+ridins,~ to tit: prtahability that they will ere:att: valae for snore evst~ntters. This results in a mura cnmpeucive produce. Fli4:ing .md walliiatg traits, N:+rks, and outdocir atttphi- thcat'erc, fvr er:tmple, :are muluhlnctiun amen.itics. . 77,,•;•Frmrt;c fimnt ;~rl+trrhnrt nrwnyirzlrvuncl ittdisidtur/i~•nr r;, ~r yr~rr nu.~ for cirnrrrerrniry. People are d~llusiuned wlch the lack of community. Nlereiy being able tci buy the "right" house in the "right" neighborhood does not seem to be enough fur a majority of flit ly90s homehuyers--nut If it means suburban anonymity. 'Che desire ul~residents to feel rooted in the Cnm- ntttniry they live in is growing. but it is not being satisfied by the new housing and communities that builders and deve{~afarrs are providing. Better master planning is n~edtd to meet a strong, ;tlre;a+iy-exisun$ market di:maiid fur teal commun-ry. • Tin• churrg'e~'n>'ri cuntcrnporary styling to raorrrtrlitiorrrrl rcylir,K. (7vcr the laat sever,! years, a growing nuttt- i5zr c;f ai=cltitect~ and planners have returned to many i~f elia arclticecturol rots oFcmalltown Atnenrs by ltrs3posing designs for neotraciitional styling in houses and neighhnnc~,uds. This tlcsign coi:s well beyond mere decoratiolt and ViEt.~rian houses with gables. ginge:rbreacl Urn:tnteratacion, anal picket fences. Some of their: contrnunicies have town centers with cafes and wslking sltnces that encourage people [o gather. They ;ire IeSS autnmobil.e-oriented, and they may Nava aparcntencs over stores. Neighborhoods near thi: renter of town hitve narrow streets, small lots, attd many large trees- Traditionally styled houses hide garages hehlnd them that ace reached by driveways From the front or off an alley. Large front purdtes cncouragc socializing with neihhbors. Reacnons to new urbanism in one siuvey showed [hat f0.i? per- cent htvured it•, respondents lilted the whi~la concept. including the highcr densities- Fotry-eight percent liked the intahc but wanted ia.rger lots; they liked the. town cutter idea but crnd<I not buy into the new i¢b;ut- ism Idea bcc;tuse they found tnu nt:iny [Icings wrong with it. ;ill asociati;d with density and autotnobiliry. ~1°hirry percent rejeCteii the stew urbantsrn; they pptentiaF btryers in mesterplenned commurlibea ealpect an empha>as on the natural elwitorlment. tWl. Boca West, Boca iletea. Flonita: cai>tk and ripld, 9lfeaton, floride~ Solt propfamminp Natures in Irlaater planned commlmi- tiea tl>ac eaa in- asaae die value !o buYOrs iltclude eppOAUltItle6 fW Qate1115 m Iltteret:t arotmd child- cerAered acfirities, as weN as orgy need ptap-alns for lrot+np children. IWestcn, flotide 1 FeGrrurrv 1917 • Urh~rn C,nud 2' 2©B 235 x251 PRGE:19 _. continued un pn.~c 51 AFR-p7 pp p8: 17 FP,OPI: tJt=+HB P.~LH 202-822-88 i ~ T0: 2p8 255 X251 PAGE: 15 Avenees for Boatel Programming . Ptopte'xnd to select neighborhoods That give diem a sense of community. They look for activities dial bring residents together kke tennis competitions at Water's Edge ih Georgia (helow) w centmruritvwide cele- brations of hOgdeyt such as this July 4th cekbretion at Wester, Fbrida night). People aro social creatures whose iMereal in their surtourtpngs exunds tteyan0 dteu own bur wags. According !a the Census Bureeu'S American Housing Survey lilt the DeparbneM of Housing and Urban Development 11999), hve• shirts of Americans are more concetrud w4h the tNwlh al tl+eir neighbortroods Than with die ttouctc dmY five xt. One meson for this trend is Mat people are trying to take more wnud of awir fees and thus are prenl to aalatt a ;salghDatltnod that rs cartdorteble, tale. acrd adapt them r sense of commrmih, Another mason Ic dial pimple are living longer fnlo didr lib, tl0s. and 9~c1 and thus are sllking a merti aatis~q fdtisttAs !lien tfw airs play chase ado teavhtg high schod or eolbgl. Thsy want b make bhiae, kierde, hmiiyr, and work part of their dilly lives, in- stead a vvaiiiap to cram svtityttdttg tree their rotiremaM years. The developer who ten s~tisy reaidtMs M providing drl ntechaniuns for sa- ciai inhroction capltaea the imagination of the market ktoking for a new eddrocs. Social irrhesiruchee a tits henxwork nectssary to enrich a conutwMUfp's queMh of 91e. Tick does rent necassariiy mwn ihaf the community rc amenity-oriented bltid ha4 a god club a indriiid. h mwns that the dtvel= oiler has designed, srgrbm~ed, and ~a1teA programs end activities drat brarg residada legether. Unlortunateh, d-t usual exptnence b mssterphnlled commurMiaa is tltel people move a with the expatationc o1 meiring new Mends arch to AM that drerl are few rrpponuni- eea m da so. ConclQuentfy, d» common dated that aierta rttadonchipa among neighbts is a compUint against iN developer a builder. Tha srtd rosutt is the profihration o1 ad hoe groups. each with a spacihc gripe or complaint tlwt bonds prem. Satisfaction with a commtmih has • major sliest on ds perNMd 9~Y a lib. Thal is pre major finding of a poN conducbdm 19g5 try the fllggnal Plan Assacialion and Qufnnipee Colhge Poging Institute of Hamden, Connectl• cut, at 1,500 resrdmb in 31 townies m New York. Naw Jersey, and Canntcticut, and 400 peopb living in los AngeledRnerside/Orange County, Oatlas/Fort Worth, Agertte, and Seatdt/ Tacomal8remerton. Two iatues were cortais• ttnth idmti6ed in eefining a aatisbetory ewduY of tih. The lust was low crime and sale streets and the secoM was greenery end optn apace. Pop results showtd chat onh 96 plraM al New Yolk area rasrdents vwre satisfied with tlteir eommunny, while 52 percent of SeatNl ores residents ~re Sa6cti•d wbh ttteu eammu- nih. Ttwenty-trve percent of tes AtlgNel rosi- dents. 411 percer>t ed AtHnte rtsidlntt. end 41 percem of Dallsa/FoA Werth residlnh were sedstitd YNtlt drek camrwnities. Wilt alt tits master-pbnrwd cgrenrrrtititt In e piece areas of the Un~d Stabs, adrlwst hat of d-e population h saM IoalarY for a fritter Atulity of wh. fl wadd seem giel rwlity of file hat fdde td ao wdh Iftl pttysitat adrttiutec tri homes and o dminities-brd mutts to do wttl-1M lromerro-1c ErtaFad br sestet Interaction, which binds rest- : darns and creates o sense of cottelernity. t)e- vtlopers nave bean providing tits pfscea for in- ~' teractian, but haul nlghcted till sestet issue: laphties' programming, stmhng. arvd the coadi- natiar bmoire things happen. N{ista`Platined eorainonitiei: flout tseln bulb wAh daiwrate t~xeatimnat taci6tieu but lvitl- fro sWf 10 ltli9le rrade~s to "lelarg." Unt~f~ratendin~ DirfNSity 01 major importance b devebpers od presets'` planned remmunities is drat households vei9 earatwa b dA1er widely from tltose in 11ro pest. While the number d Atttedcsn households nos almost doubted b tits test 4o years, according to the Census 9aeau, Ihl household site ties shrunk hem an avenge of 3.3 persons in 1969 to 2.6 pictures h 1995. thn numtia di niitiire- tiorn, viAtite tbtisetialds vwsstt shNdrgn trndar the ago of ig is tapectad b crease b onh one in lour by tM year 2i)pti. Twenq-nkte percent of the hausehods wig tie couple6 alidtwt chil- dren and ) 9 percent of households an kUing lido tiff "dlxr" eotegaies. loosely tratrsisled as households made up ai singles of mends, without marrispe ac a common bond. The paa- pb wbo wig malt up dW Itoucthotds era mom likely to be Ahican American. Hispanic, a Asian ihen Caucasian. Alvin and HeirF Tenter sett h pair newest book, fieale-p a Akw C(rdiiafmn: 1be Polilicc W the )Mrd Wave. "llhe third wave of civgita- dON .. , wig reampowlr the hmiy and tllt home. n wIS restore many of du loaf functions that once made tl,e home m central to sothh. An lstKneud 30 mHlwn Americans now do semi part of ther- work at Noma, open uslag computers, hxn, and other techrrob~es Many parents era now choosing to hornrtehoal their Children, inn dtl real change is stiN coming ... , Home, wok, and education ere mergino into one pieta." Though Ittt hmih sM home are stronger, they aro of d'Nerse hpes, wens are tndttionel, some era extended and mudigenlr- atieortel, seats comprise people who have re- married or nave bean married. secret eta tilg, wTrNe octets are smaN and ttatdtess-od with many csdtural dAh-ences. Oevebpers mud de• terrnine end redetermine Iht demographic pro• flhc of their reeidentt aM commit Io dteir needs, wants. aM dMferoncec tlrrnugh ethctiw saali prognmrning widtitt tltei- mestahplarared Communities. A recent study compiled fly OormeHejr Mer- Iteting inNsrmatiai Serviws of Stamford. Con= lifcticut apNt th6 Hispattit market utto tg txrh- markets. for example, Nhfaiean Amerkane pbY setter: Carittbean-based Haparnc Americana phy baseball. Being swam of qte caducei dafar- ltutc is cnm'rdi to caplunng a broad rosidentiN marker. UnderstaMing means uri0er- staMmg, for example. drat otlerktg outdoor competitive sDOrti wdi a~eCl i itigli nwptier 07 mitiiirl~b'et. Iiicidentelgr, !o aaroct t!ro srnatlast ~ mttket acgments. pr~rarrts 4tould M OIhn9 fA tnmro, hrTeng, ind gent= Usbtg iOC#I focus proupa shat era closer to tln perceived buys can bl an artecdve tool fa enatyting tnarlet segment. Cemmdnity ~oaremndn~ 1M most tiasiC elements ktuM in aknoct ovary malerplatare0 cetttnttatily aro s bike/tad sys- mrn, asmall canmunity caper Nridr a pool and tennis courts. and a mtdtipu-pose sports Geld. New cat IAeae ebmenls be used b treat a wrnrtuadfyc sociN inbacaucitee vii Sign eddi- tionef BXjiefiii tint wadi ttintesalars returns in resident satlafactlgrt? Each of the 1oAowing ac9ri• flee sun be expanded a fd venous conutwnih devalopramt stages ant tecideM demopephica. IfalaabN Wrpe. A voqudln corps is a prr>orem whtrobY pWplt rtceiva end exehartge "eredloc" br assisting neighbors end pwpN a tlu greater community in a e d Ste en- ricMrerd attivitiea, inctudirq ir0{tintYwiiig iRs ouhange of lime and tehnt. tTsee Beaiune-S~neend getdn: Guido are ptopb who have an etbreat in (or had a carob in) a perdeular field and new wiq- ro use pair 'Mete in asacting odtm vrho need guidance- they sere bt bookstore crwncelors. health care edvocaus, shopping IecaWrs llyd 30 L4drnu l.,rnd Frhra~rry !'~9:' aFR-J7 E© ©8:17 FP.OM:IIAHB R$LA ___ X02-822-887 TO:2iJB ~~`~~ acrl PAUE:16 purchesers,Iood purchasers and preparon,fi• nenciai guides. or gardening guides. flit is an sacelisnt way to !nvoNe r»w +esldents with the !atper strrrovnding busineca cerrtmuraty. Erlutehenel pogreate. Edutatlanal pro- grams tan include topics wch es tofrt}-uler use, estrobgy, esUOnomy, wort end national athrirs, politics, iMerrwtionel and national Uavef, American history, cookng, book reviews, geog- r+Dhy spats, wudtiie, Communication skiNs, dancing, and Anwricen attitudes. Etiolation can ba promottd on site wish guest speakers w lo• sus groups, or oM silt vviMt field trips or er changes with local cegteges, libraries, and pub• lit and prlYael UtIto0ls. Cfabs. Clubc aro esserdiel to bring resblenl6 together based on cotrat-on inlerrrsbe. In the arAy 6Lges of a torrxnunhy, Cards bring iogeth• er people antlt similar nlerectc. As d-e cpmmu• Wily mattrres, fire clubs taki ~ e kfe o1 their awn. Activeie>e that egged to a Mood toNaw+ng era cre!is; bird watching: bstdnA: phofogrephy: gtNdeneng; music; tttealer; tttoviec; sewing, quilting, and kniltinQ; cooking: deCOrtting; en- tiquing; book reading; logging. runang, e^d power walking: cptmernhywide celebrabona of nonrolipotr: holidoyc lHdbvwen, .krly dot, L- bar Dayr: and ftlestyle msnagernent clubs oc- ctxnmoda0rrg programs cacti ss welkteas, rwi~tit inaiiagefi-etd, [riSic ntsnagemetd, Cit~d~ detstxa, atvestmems. sirtgle-mttms' nigiN act; S~gfg-tMda' nigh{ pW, ekildd-raar6gl wppdrt. and (revel vtNlt ch:ldrm ar navel as a angle person. Spsrts ireieng ed Wrapetldee• Competitive sports arts Wrongly rocormtentied. Qepending on the recreational teeilhtes and tM demo- graphic rrrektwp d the residents, stone sug- gestlons nclude horsettitaes, btu®, teniWS, 6asketbah. cwirmnmp, cohheN. )1rrNOr league sports, htkrng, rock or mountain tlxnbng, biq- ciing, boating, Ittrxor and stuiiur i~tpirs. tom' hkng, voNtybaN, yoga. stretch and Aex. atlas aerobics, and weight Ueirting. C1ro~Nnp Satisitactifm A stuvice gtrarantee "prr>trtising aeddatlion or your money back" can D< a powerltrl meritebng tool; howwer, R is hardy relevant in a comm~~ ndy dlYttOpmem. Anrr all, devefopats ato nut in a potulion to buy back a ttioute if the tesidenf is riot aS:sfsed each the quality d tile. There is. however, a method Ol erecting satislaceerr boor wedr(n a dewlepmeM tatipw-y. N 1M CtNllpeny 5 employees-who are the people who inanct with the rtsidem6-adopt a ptslocopfry drat makes as ha objective elevatng the qualify of the INe bl Bath and every resident. Ibis pfltWaophy will Decome the cornerstone on which tits commu- nity is based. Thin approach wig do Moro titan any other marketing !ool to increase the sabc- lacfien Iwel wihtin and ou161de the Community. Hundreds of articles and books on fatal quaNty menepemerd make d clear that pride in and passion M- dte cpmnwndY es a product are the mo61 powerful wtNttplete tMhencerc that exist. forward thinking companies-from high•Iech to manufacturing to services-have adopted strategies !ot rttwarding ereir employ- ees la satDafied cuctorners. Applying those svategwc to real estate development tompan~s has proven suteeesNl. to particu4r, resitknts are sa6sDed tlut ttte dareloprMnf corttpeny has pone out W ~ way to preside oppwtwtdin iM sooud interrsction. Oewlopen Head to build and cultivate an ettvirgnmsrd in whtttt wary elrt<floyee ii tro- tdlrraged to imenct widt dte roaidents, $ocirl recpent-i6ittty i6 good busheaa. Every employee r,hould be made a part of dte tfelivery of a gr~lity 6halyle. Each ttmployee slrotdd be srtctwreged not ody to take the Ilene Ie know IM residents, but also t0 rectxd their cornntwtts. desxes, and nsedt iMo a drlebue kom wtiieh to create cotnntunily pttsgrarttc and eulridea. Coneide- !M optitms ter toAecting irdonnpHon: CpMeals, spen6ored events. tequeM•buyer programs. simple ~rrvey lards, corrtnwniry Web poge, gtaCk telephone poll:, pra'movrin odNttation, poq-move-In vitpl, and quesponnaires. One comrrxrnity program made employees part of a ctmtpanywide tiorwrs potsl paid ui+t iti lfstton- ship io tT1a lstiN bl testdtttdc' tifessyle sati±dectien. Artalher exentpte bl iMtovetiro social re- spentiipjllty Mmes tttflf a Company laced Oetk House, Inc. ll fotrnd tlwi it: ttiggest complaints were tom peot~ un~PDY with hs Ouiltfers- irortws were sot clean ar move-in day, purtch- lists wren inaccurate. end ioliow-up worir was lacking. The company rewlved many of hs problems Dy publiclting a trevvsletfer for its bwlders. which gtctuded raiingc on resident satsscton with the brritdet6. d-e Rouse. the twaksite, and the adminislraben. h included quotes fmrtt Oodr satisfied and disasNsbed re~~~ dettts, who made suggestions on how to im- prere customer wrvice. EvenaaNy, me majority of buNders became pan of the stiwtion. not the problem. i~i ay trough! into the pFigosOphy Cleat they were part d tCx quality o! life within the community, riot just the supplier of houses. tnitiapy. locus groups can be used to ideMi- fy Mote types of events end activities Thal will bring people to a tommuniry, be it an an hisd- wl. a demonstration o) trees sports equipment. total celebrities, dirt-bike rallies lgreat when roads aro rough-graded), or arrythng appropri- ate to a site. Onto Iheaa nClNities are identified, a community servkei trailer In01 a sates trailer) Cgs be Opened end SlaRed with trained addsers for every went. The goal is to eneourepe peo- pte to sotlaliu. meet other people, and enjoy the atttvdy or demonstration. The tort) of the employees should oe praceM et all evantc and acovities, easily rdantifiabla by logo shirts and caps. and intaratting with rnsrdants to Create pt;Sit;te relationships. gy iste4ashing me com- munity's r;ommttmenl to eociel fnhastructtne, setisfrotl prospects vvdl Ioilow. The cemmtmtty setMces hailer should be the tamer of resident actmty until a per<nansnl communM tattler u buPt.11 should to stafird with a recepgoniat end a community eartiiCea eoordinaior and 6e large enough br maebnga m aigM to ten people. fquiptnent should in• clods inexperuiva told- ,~ ~r ing Chairs and table:, a portable mrerophone, and portable wafer coolers, and for larger meet- ings, went and pemeps tempaeryr lavatories. Tire canmtuttily servkss cooidMetar is rat= sponcibte for organiang th vokmteer corps. the duos, area dueness-sponaorod guides. and limited t;pottiiip atfiv'hias- At the opening of s development, many of these tunctiona are assigned to resident voiunttrars. ltestderrbt can be encouraged to i8tte iead-orthip rotas, host smaN gatl-enngs at their horses, end hdP itne• grata the development whit me greaar com• munity id Ip;ier a sense of mace. Aewxdsrip and atN'sowSadgxg ;.boss who give of +heir titrse iS 01 orator impt?t1?nte_ The opportunity for social imerattion should not be a ptomiae, but a peg at a ttlmmunity's crxrterstone. A proactive approach can make both residents and employees Iael they aro malting a conhibution. The community's social irltraslrUCture provides diem n sense of place, supports their eNoAS, and creates an atmoa• ghats tar cotes! bspoa*itsiiity.-~udlth N lteegen. President of Community Gonsrrltenh, inc., in Boca Raron. ilorida r~•i~rvury 1997 ltte moat bait com- ponenF rDUnd'd1 Mit- {Y t~ mom' planned ctmtmunity is a multipurpose sports field 011enng competitive trports such as solftieN end touch tootbeN (shown hers al Witsftitt, itgtitlit) prnvidea ltametttlous rttturns jn resident satisfaction at Ihde add-ttionaleapsnse. i +~ Urban %.rnrd 31 aFR-k77 ©~ ©8:27 FROM: r1AHB a~~~C~feoc',~R~a~~ 77~~ ~'c~~;s _H3 ~7c ~ 3 Y~ ~~~ s ~. 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