Response to Comments

I apologize for the delay - I have been a little busy and haven't had time to review my blog for several weeks.

I would like to respond to you individually, but there's no name attached to any of these comments so I am unable to do so. I will take them chronologically:

#1. No, this post is not in reference specifically to the apartments, but to development in general. Property owners have rights - the same rights you do as a property owner. Among those rights is the right to develop. Your property may have a house on it, but other properties are different based on geography, proximity to goods/services/transit routes, etc. that makes the property more conducive to certain uses. Logic dictates that businesses locate where access is easy and convenient. I am not trying to change people's minds about how they feel about apartments. I am trying to educate people so that we can all understand the effects of apartments on our community. We (as a City) are required by federal statute to allow apartments in our City. That's the law. There is no legal way for a City to prohibit apartments/multi-family housing. Private developers make their decisions based on money and need (marketability). So if you don't want apartments, I would suggest that you buy all of the available property in town. Then you will have that control. That control, however, lies with the property owner, not the City. And I have always advocated a diverse tax base. Earlier posts have pointed out our reliance on industry (with all it's vagaries and rapid turns - boom and bust cycles) for our revenue. Broadening our tax base will ensure stability in the future. Unfortunately, the size of our City has not yet reached the point where the market is conducive to such development. Yet. It's headed that way, which is encouraging.

#2. See above about changing people's minds. Property owners are always concerned about the value of their property - it represents a real investment by them in the community. 20 acres under ag. protection does nothing for our tax base. 20 acres with 150+ unit apartment complex adds a value of $15 Million to the tax coffers (lowering the average tax burden borne by individual property owners) while creating all kinds of residual tax benefits (sales tax, hotel/motel tax, etc). So yes, they're motivated by money. But they've also learned that they can get higher rents if they do better projects that are well maintained and secure.

#3. I don't see where anyone has disagreed with me. Your comment made it, so please feel free to continue to comment! I am not always at liberty to check my blog as often as I'd like. The last few months have been particularly busy - I've been trying to line up some funding for various projects in the City, funding that will help keep the taxes low and make our community more resilient in the event of natural disasters. Right now, I have grant proposals in for nearly $10 Million for various projects...

#4. The Grand Parkway will not have any accesses/feeder roads. It will be more like the Hardy Toll Road, not like Beltway 8 or I-10. Thus, businesses will not build off the road unless they build their own frontages (which would not make practical sense as there is no access off 99 anyway). This was done on purpose to limit the number of interchanges on the highway to keep speeds up. Development will come (is coming!) to the area, and Mont Belvieu is not being left behind. The City can do little more than make the area attractive through appropriate regulation. We don't own an Olive Garden or HEB franchise, for example... We would certainly welcome those into our community, though...

#5. See my comments above regarding changing people's minds. Your evidence is (if you'll forgive me) anecdotal and unsubstantiated. We are NOT Baytown. We are also NOT going to fall victim to the practices and problems that have contributed to the development of these slums. We have ordinances in place that will help to ensure that. We are taking proactive steps to rectify problems that exist and reduce the potential for problems in the future. Is it perfect? No. But we have learned from mistakes of others and have implemented strategies to eliminate our own. All I can say is wait and see. I think you'll be pleasantly surprised.

PS - If you would like to talk on a one on one basis please feel free to come by City Hall. I am almost always here. I would look forward to hearing from you directly if you wish. If not, please continue to comment anonymously if you wish.

Small town planning

There are varied and disparate voices clamoring for attention when development is considered in a small town. They basically settle into two camps:

Camp number one: the conservatives. These are the folks who want Mayberry. They want the place to stay the bucolic ideal that they have in their minds, the town they grew up in, and the town they think they want their kids to grow up in. "We moved out here to escape the City," they say. They want wide, tree-lined streets and good schools and are usually strong property-rights advocates (ironically - more on that later). They want things to "stay the same" meaning, they don't want what they think will be detrimental to their way of life. Of course, if a new, bigger grocery store were to come in, no one would object to that! Or restaurants.

Camp number two: the progressives. These are folks who are from "outside". They are new-comers to the area and therefore lack the same sense of heritage and desire for preservation. They have come for many different reasons - work, schools, quality of life, etc. Usually they find things here that are very good and desire to stay long-term. But they also bring with them ideas that are disruptive (to say the very least) to what others want or think they want.

Large cities do not seem to deal with these kinds of camps in exactly the same way. There, there exists historic preservation boards and good, solid ordinances that regulate everything and in which developers and land speculators and construction types and planners all know their roles and usually adhere to them. It's often efficient and structured such that things are done properly and can move through the process quickly.

Smaller cities are much more organic (not to say chaotic...) in the way things get handled. Everything gets done at a much slower pace. New development is analyzed by the camps noted above according to their own perceptions and desires and goals. Conservatism wants sleepy, low-key development, while the progressives want new and exciting things to help them stay there and interested.

Development, however, is as inevitable as the tide. And tide-like, there are ebbs and flows - everything is in a constant state of motion and flux. As a result, it is difficult to know what is going to happen from one moment to the next in the ever-changing tidal basin that is land-use development. Planners try to channel the flows into constructive and positive means, and the best planners try to adhere to a set of professional and ethical norms while taking into account the needs and desires of the communities they serve. But the people are not united in their aims, and the development is not predictable. So how does all of this get resolved?

Conservatives (as mentioned above) ironically tend to be strong property-rights advocates - not that progressives are not, just not as strong. So it is ironic when a property owner wants to develop something that is contrary to some other goal that the conservatives have. Conservatism would declare that people should be able to do whatever they want on their property. But at the same time, there are things that are offensive to the morals of the community and are therefore regulated. And rightfully so. But when something comes in that is offensive but a legal exercise of property rights - what then? The dilemma that is introduced becomes one of property rights vs. regulation. Strict property rights advocates claim that the government has no role in regulating the use of land with the result that one's rights are infringed. Among those rights that property owners enjoy is the right to develop - the right to gain financially from their ownership of the property.

So the tide rolls in. It crashes against the bulwarks carefully erected to control and govern such a tide. And what happens when an irresistible force meets an immovable object?

What it really takes to make a good community...

I know this is a planning blog. I am a City Planner, and I take what I do professionally very seriously. But part of my job brings me into contact with people who are less visible and less appreciated. This note is for them:

For the police officer who works the night shift. In our City, they are on a rotation so that no one stays on that shift for very long. Most nights there's not much going on. But occasionally there are things that happen that must be addressed. These men and women keep us safe and secure so that we can sleep, assured that someone is watching. We are in good, capable hands. Thank you.

For the teacher who spends a little extra time with her students, helping them reach their full potential. Teachers are in unique positions - they literally touch the future of each child they teach. A kind word or deed goes a long way and is remembered when times are tough. The teachers are themselves supported by great administrative and facilities teams that make our school district the fantastic asset that it is. Thank you. All of you.

For the firefighters and EMS folks. You all save lives. Literally. I can think of no more noble task. Frankly, I wouldn't want to do what you all do - I don't think I could stomach it... So thank you for doing your job and doing it well. You all wear many hats, from major disaster recovery and clean up to occasional sick calls or someone who just can't get up. An amazing amount of things are being accomplished by you and your skills are immensely valuable to our community. Thank you.

For the guys in the public works department. You know who you are. Most folks don't think about what happens when you throw something away or when you flush. These folks do. They know exactly what happens to it. Your tireless efforts keep our community clean and sanitary. Your profession has a long line of history dating back to ancient Greece and Rome, and you carry the tradition well. Thank you for your devotion and professionalism.

These are just a very few of the folks who make our community go. Thank you! You are truly amazing.

Life in the fast lane...

Things are changing.

Part of me acknowledges the fact that people don't like change. Well, most normal people don't like change. It is upsetting to see things that were one way morph to become something new. Some changes are more welcome than others - the Park will be a very nice addition to the City's landscape, and the Sonic seems to be pretty popular. Others, conversely, are not as welcome - the addition of the apartment complex south of the Thrif-Tee seems to be unpopular. I have written about my personal feelings on that, so I won't beat that proverbial dead horse.

Some changes people would like to see. A major grocery store out our way would be nice, and some nice restaurants would be welcome also. Ironically, while these things may be popular they will never happen unless the local population reaches a sufficient level to justify them. So the apartments may actually help in our reach for some of the other amenities.

The sign ordinance was changed last night. We have a pretty strict sign ordinance in the City, one that is robust while being fair. People have a right to put up signs to promote their businesses, and the City's ability to restrict what the signs actually say is limited under the first amendment rights of free speech guaranteed by the Constitution. That's fine - the City doesn't want to get involved with that kind of regulation anyway. But the size of the signs, the number of signs on a property, etc - yes, we are interested in seeing that things are kept clean and orderly, with little distraction to drivers while still allowing businesses to conduct their business...

One of the things that we have seen more of is a desire to incorporate LED technology into signs via electronic reader boards. Early reader boards that were seen around the City, and the only ones legal under the previous ordinance, were the old-fashioned hard plastic style movable letter type of signs. These are cumbersome to maintain, difficult to change the copy, and susceptible to weather damage and vandalism. The City has granted several variances for reader panels in the past, so the time seemed ripe to change the ordinance to allow them.

I have a copy of the new changes to the ordinance if you would like to see them.

The point is that this is the democratic process at work. It was not a slam-dunk deal: there was a pretty good debate for some time last night. But in the end, the majority voted for the revisions to the ordinance. It proves that the process works as it is supposed to.

Nothing is static. Everything is in constant motion and flux. As the ancient Greek philosopher said - you cannot step into the same stream twice.

Variance Update

The meeting went well last night - much more quickly that I anticipated. After listening patiently to my presentation and the comments of the public, the Board of Adjustment deliberated long enough to realize that they were all in favor of the proposal and voted accordingly.

So that's it. The applicants will be able to use their slab and build their building. The building will still be a noncomplying structure, but now they will be legally allowed to finish it up.

All in all, a good exercise. This is the way the process is supposed to work. It may be frustrating for the applicants, but it is good for the community and the rule of law is ultimately stronger because of it. I hope that all such decisions are as easily reached as the one was last night.

Thank you to everyone involved. It's great to be able to meet and work with fine people like you.

Another beautiful day!

I realize I haven't posted much recently. I have been working on several things that have taken a lot of my time.

Tonight at 6:30 PM there will be a hearing by the Board of Adjustment regarding a variance request. There is a couple here in town who would like to have a variance to the setback requirement and place an accessory building five feet from their property line - both rear and side. I know that most people won't care about this kind of thing, but the law is clear and requires a 25' rear and 10' side setback. Hence the variance request.

The Board of Adjustment is an interesting thing - it is a quasi-judicial body, interpreting the law and how strictly it should be adhered to. It is interesting that we haven't convened a Board of Adjustment here in the City in my time here - two weeks shy of two years - and that several of the Board members had forgotten they were even on the Board. One even moved! So we had to get in touch with everyone and make sure they were going to be here. We had to appoint two new members, but we are going to be able to have a full quorum.

Some communities have a regularly scheduled Board of Adjustment. They meet once or twice a month and hear items for discussion. Since we are a relatively small community, we don't run into this kind of thing very often. That speaks not only to the size of our community but also to the strength of our laws. Our laws are good - flexible enough to provide for real development to take place, but strong enough to ensure the quality of life that we desire. It's also a sign of the relationship we have built with developers over the course of these ordinance modifications is strong and workable. All of these things are very positive for the community and City staff. It makes our jobs very easy when we have this kind of relationship.

I hope some of you will be able to make it.

Pencils - check; paper - check; school busses - check; teachers - check...

I love this time of year.

I have always loved school. Now with two young children in school I get to appreciate from a different vantage point. I don't have the overwhelming feeling of anxiety and nervousness that comes from having to go through a new school year. But there's something in the air that is almost palpable.... It's exciting and fresh and new, like freshly mowed grass or sharpened pencils or dusty chalk boards (they don't use chalkboards anymore, do they?) or that school bus smell - you know what I mean: sweaty vinyl and diesel...

I have written before about what our school district does for our community. We are justifiably proud of our schools. Our students excel in everything from academics to athletics to fine arts. It is astounding that a small rural community in south east Texas can create such an environment.

Much credit goes to the school administration. They do a lot to make sure that the community has a chance to stay involved. They also distribute information via the school kids that otherwise would not get around. All in all, the positive environment is one in which professionals and students can achieve their full potential.

Credit is also due, of course, to the teachers. Without the teachers there would be no school. The teachers I have met are second to none in their professionalism, integrity, and passion for teaching. They genuinely love the work they do and the students they teach. This is manifest in so many ways, from a kind word to recognition of hard work to concern for those who are not measuring up... Countless acts of unsung heroism takes place each and everyday. We have all been touched by this kind of teacher - and our lives are truly blessed because of their efforts.

In addition to those whom we regularly consider when thinking about schools, there is an entire army of people who work behind the scenes to make sure everything happens without a hitch. From the guy mowing the lawn to the custodian shining the floor to the bus driver who gets up before dawn to make sure the students are delivered on time, these dedicated individuals make our schools function smoothly, efficiently, and foster an environment where great things can happen.

Because happen they do. And were it not for the diligent efforts of all of these folks working in concert they would not happen the way they do.

So my hat's off you you all today - and every day - for the work you all do. Thank you!

Apartments on Eagle Drive

There is a rumor going around (I am not sure where it started) that the apartments being constructed on Eagle Drive are going to be section 8 housing, low-income housing, or whatever.

This is NOT true.

Mr. Gerald Teel, the developer of the complex, indicates that the rents will be around $1000/month for the two bedroom units (which will be what most units will be) and slightly more for the three bedroom and slightly less for the one bedroom. $1000/month is a lot to pay for an apartment. I think this speaks to the quality of apartment that these units will be, as well as the relative affluence of those living there. It's safe to assume that $1000/month represents 1/3 of a person's income, so these folks will need to make $3000/month in order to comfortably afford these apartments.

Please use this information to dispel any lingering doubts or rumors that may be out there. Please also let people know that if they have questions or concerns to let me know and I'll do what I can to help.

Thanks!

Eagle Drive

I travel Eagle Drive several times a day. I have been here in Mont Belvieu for nearly two years now, and I am grateful for how beautiful this community is and the potential that exists. But honestly, until today, I didn't notice much about the drive in to work or back home. Today was different.

I got stuck behind a slow-moving tractor.

Fortunately, I had left home in plenty of time so driving 20 MPH didn't make me late. But rather than become frustrated by the extra time it was taking me, I did kind of a mental inventory of things that are going on along Eagle Drive. It was kind of a fun little exercise.

So - I pulled out of my subdivision on the south end of town headed north - towards City Hall. First thing to notice is the large open field on the west side of the road - just past that small stand of trees. That's the site of the eventual new Mont Belvieu Assembly of God. The plans for that building have been submitted, and while they're going to need to make some changes to the site layout, the actual building is quite lovely. It's going to look really good there on the south end of Eagle Drive.

Next, to the east is the Primary School. The school district recently completed a new track there and there were several people walking out on the track in the early morning. We all know that's pretty much the only time to walk around here... And we also know that the track there is a good place to do your walking. While we're on the subject, let me just mention how nice the grounds look at the school district. People obviously put a great deal of pride into their work, and it's exemplary. Thank you to all of those who work so diligently to make our community shine like this. It also compliments the buildings and sets a standard for other businesses along Eagle Drive to maintain and beautify their properties.

Back to the west side of the road, I passed Eagle Creek and Colony subdivisions. These subdivisions are currently working on adding some additional homes in a second phase each - Eagle Creek will add about 60 homes, while Colony will add about 20. This should be the full build-out of these subdivisions.

Next, back to the east, the skyline of our City is changing. Not only is the school district putting in an improved press box at the stadium, but the City is putting in a new high-capacity water tower. It will be concrete and look like many of the other water towers in the area. Associated with that water tower is a new water well to help provide culinary water to the people in the City. The tower and well should help relieve pressure on our current system and maintain pressure during times of regular maintenance and/or emergencies.

Further along we get to the new City Park. They are doing great things there. The overall project is ahead of schedule and it's fun to see the dramatic progress that's taking place. One thing that has come up that is interesting is that the detention basins planned for the south east end of the park have water in them. This was not according to plan, and it appears that there is a significant amount of water in the soil and also that flows in from the adjacent drainages and canals. We're going to have to figure out how to eliminate that water - we had always planned to pump out the water (it's lower than the outfall at Cotton Bayou) but if it keeps filling back up it doesn't make sense to keep pumping water all the time. Potential solutions include leaving the pond wet (which may decrease storm event water storage) or clearing the siphon under the CWA canal.

Across from the Park is Eaglebrook Apartments. They are getting the ground ready to pour foundations and slabs for the 152 unit apartment complex that will be built there. That's estimated to be complete in about 6 months.

Further up the road, also on the west side, is Sonic. Yea! Sonic! Every time I have driven past the place is packed! Incidentally, if you know of anyone who is looking for that kind of work, Sonic is still hiring... I still need to stop by and get some tots...

Finally, there's Eagle Drive itself. Our consulting engineers are working on completing the surveys and drainage work for our Eagle Drive improvements. This is taking such a long time because it involves a lot of water and a lot of ground to cover. It has to be engineered just right so that the road is not impassable at the slightest rain fall. Further, it has to be able to function well, encouraging smooth vehicular traffic in addition to providing sidewalks and landscaping. It's going to be beautiful, we just want to make sure it's done right.

As I pulled in to work this morning, I am humbled and grateful to be a part of this community. It's growing and it's exciting. Good things are happening. Stay tuned for more!

For the Beauty of the Earth

This month's APA produced Planning magazine features on its cover a very beautiful image of multi-colored vegetables and fruits. Red peppers and radishes intermix with oranges and carrots, eggplants and plums, cucumbers and kale.

I have been impressed with how well things grow here in Texas. The soil is dark and rich and fertile. The plants grow quickly and easily. The growing season lasts most of the year and all but the most sensitive plants flourish all year long. Everything is verdant and beautiful. It is very different from what I am used to - something I was reminded of last week while I was on vacation in the intermountain west... It's beautiful there, too, but not nearly the same.

My thought was this - we have a beautiful location here in the center of the City - City Hall - which would make a great place for a farmer's market. Farmer's markets (for those who don't know) are places where local small farmers can gather to sell their wares. It provides a venue for these small timers to gain access to markets they otherwise would not be able to access. I know there are other farmer's markets around. But there is a long-time agrarian tradition in our community. I, for one, would love to have access to locally grown produce - supporting the local farmers in their efforts while gaining better and fresher produce.

Anyone else out there interested? Shoot me an email. If I get a critical mass of folks interested perhaps we can get something set up...

The Thin Blue Line

Please view this link:

http://www.beaumontenterprise.com/news/local/50643882.html

Whenever a society forms, there are unfortunately darker aspects that are deviant and destructive. Some brave men and women take it upon themselves to shelter the rest of us in their heroic care. We hardly think about it - sometimes we joke at their expense, other times we tense when seeing lights in our rear-view mirror. But for the most part, our lives are seemingly unaffected by the daily efforts of these great men and women. Nothing could be further from the truth. Our lives are blessed daily and constantly by the countless selfless acts of people who have chosen to protect us. They keep the darker, more violent, even evil portion of our world at bay so that we may be at peace. For that they deserve our respect, our gratitude, and our remembrance.

God bless Deputy Detweiler. God bless his family. And God bless all those who put on the badge each day and go to work to serve and protect.

Thank you, each of you.

On Being American

Two hundred thirty-three years ago a document was signed that contains the following language:

We hold these truths to be self-evident, that all men are created equal, that they are endowed by their Creator with certain unalienable Rights, that among these are Life, Liberty and the pursuit of Happiness. — That to secure these rights, Governments are instituted among Men, deriving their just powers from the consent of the governed, — That whenever any Form of Government becomes destructive of these ends, it is the Right of the People to alter or to abolish it, and to institute new Government, laying its foundation on such principles and organizing its powers in such form, as to them shall seem most likely to effect their Safety and Happiness. Prudence, indeed, will dictate that Governments long established should not be changed for light and transient causes; and accordingly all experience hath shewn that mankind are more disposed to suffer, while evils are sufferable than to right themselves by abolishing the forms to which they are accustomed. But when a long train of abuses and usurpations, pursuing invariably the same Object evinces a design to reduce them under absolute Despotism, it is their right, it is their duty, to throw off such Government, and to provide new Guards for their future security....

And for the support of this Declaration, with a firm reliance on the protection of Divine Providence, we mutually pledge to each other our Lives, our Fortunes, and our sacred Honor.

This is, of course, the Declaration of Independence. Approximately ten years after that document was signed, another document was penned which contained these words:

We the People of the United States, in Order to form a more perfect Union, establish Justice, insure domestic Tranquility, provide for the common defense, promote the general Welfare, and secure the Blessings of Liberty to ourselves and our Posterity, do ordain and establish this Constitution for the United States of America.

Several decades later, a giant among men stood and gave these words:

Four score and seven years ago our fathers brought forth on this continent a new nation, conceived in liberty and dedicated to the proposition that all men are created equal....

...that we here highly resolve that these dead shall not have died in vain, that this nation under God shall have a new birth of freedom, and that government of the people, by the people, for the people shall not perish from the earth.

We live in a country where people gave their lives for a great experiment. We live in a country where that experiment is still being tested, where people continue to struggle to secure these blessings for ourselves and our posterity. We live in a country that is the greatest country in the history of the world. It is and should be a continual source of pride for each and every one of us that we are Americans. We are strong. We are good. And we will prevail over all challenges.

One of the rights our fathers fought to defend was the right to dissent - the right to have one's voice heard - the right to respectfully disagree. The difficulty we face in our day is not the exercise of this right in the face of opposition, but the exercise of this right in the face of apathy and ignorance. Hence the old joke about how do you feel about ignorance and apathy: I don't know and I don't care...

I have received several questions recently about what is going on south of the Thrif-Tee. It is an apartment complex known as "Eaglebrook Apartments". For a look at how these will turn out, please refer to the apartments on Rollingbrook in Baytown called Brookstone Apartments. One person I spoke with regarding these apartments said that it would have been nice to know what's going on. Well, we post things in the paper, notices on the bulletin board here at City Hall, and have public hearings/public meetings regarding these developments. There have been no fewer than six opportunities to find out more about this development and give comment. The developer is not required to amend his plans based on the comments received, but smart developers will make an effort to accommodate reasonable desires of the locals, knowing that the City Council will listen to the concerns of their constituents...

Please take time to familiarize yourself with things going on in the City and the various processes that it takes to get things done/approved. By the time you see the big tractors out there pushing dirt it's probably too late to give meaningful comment - the developer has already invested a lot into the process and the City's public meeting requirements have run their course. Any land owner in the City has rights to develop their property in an orderly and well-regulated way; the City cannot legally say what development a person may make on a particular parcel - only in broad zones or districts. Thus, if you are interested in having a good, orderly, aesthetically pleasing community you must get out and let us know what you think. Local politics is one place where an individual voice has an impact and can make a real, real difference.

Please come and participate! We need you!

As always, if you have any questions, comments, or concerns, please let me know. Email me or stop by - I am very happy to talk with any/all of you.

Heat and HOAs

It's hot.

The air conditioning in my car went out. It's going to be expensive to fix. At least it's a little cooler today (it was only 88 the last time I checked)...

Record heat and dry weather tends to lull us into a false sense of security with regard to hurricane season. It is still hurricane season, folks. So get/stay prepared for whatever may come. Make sure you have batteries/fuel/food/water for whatever may come. I spoke with one of our first responders earlier and joked about lightning not striking twice in the same place. He didn't laugh - and I don't think it's because it was a tired joke...

There has been some interest and concern recently with regard to HOA - Home Owner's Associations - in and around the City. It's a relatively new phenomenon here in the City, so I wanted to take a minute to discuss some of the details as I understand them. Please note that I am not a lawyer, so any REAL questions should be directed to competent legal advisers (not some moron's blog...) :-)

A million years ago (or so it seems) people LIKED taking care of their houses. I know there are a few odd balls out there (like me) who still enjoy working on their yards/houses, but we are no where near the level that our father's/grandfather's were/are. The appearance of one's house/neighborhood has an effect on the entire neighborhood - particularly when it comes time for selling the place. Good looking homes and neighborhoods are more valuable than not as good looking. The question is: how does a neighborhood enforce aesthetic guidelines, and particularly maintenance, on private homes? Thus, the home owner's association is born.

The HOA is the enforcement/governing arm of the deed restrictions. Deed restrictions, sometimes called CC&Rs (for Covenants, Conditions, and Restrictions - not Credence Clearwater Revival...), represent a contractual obligation between the home/property owner and, well, everyone else in the neighborhood. It was one of the million papers you signed when you bought your home. Good real estate agents will disclose that there is an HOA before you buy, but whether or not you were informed, you and your property is bound to the guidelines and restrictions that the deed restrictions impose. Like it or not. And impose they do: deed restrictions can govern everything from type of grass to be installed, fencing materials, paint colors, outbuilding construction/location, etc. Almost anything that relates to the property can/will/should be governed by these restrictions. Enforcement is usually handled by the HOA - you'll get letters, knocks on the door, and even fines imposed if something is done in violation of the deed restrictions. If the HOA has to hire someone to take care of your yard, for example, you'll get a bill, which, if you don't pay, is just like any other bill you don't pay.

So what is the City's role in all of this? Well, it's not much. And it's complicated. The City - our City, anyway - has decided that it has an interest in maintaining common areas and drainages (should the HOA fail to do so). The City may collect fees for that maintenance. In reality, that's very generous on the part of the City. The City accepts dedication of drainage easements for neighborhood drainage, which it then assumes the responsibility for maintaining. Sometimes. I told you it's complicated.

Aesthetics, lawn length, paint colors, etc are not in the City's realm of general concern. Certainly dilapidated buildings or weeds that are excessively high are health/safety issues potentially, and deserve some concern. But a home's exterior paint color is not. Other communities have ventured into these turbulent waters and have found themselves in trouble - both legal and ethical... Ultimately, deed restrictions represent a contractual obligation between the home owner and the HOA, and the City is not/should not be involved. Honestly, we have enough to do without having to worry about enforcing a dozen or more subdivision's deed restrictions. We have the entire City's ordinances to enforce...

So that's it in a nutshell. HOAs are here to stay. They are binding to each property owner in perpetuity, to all heirs and assigns, and stay with the property regardless of who owns it.

Houston Chronicle Article

Thank you Ms. Sullivan!

Here's a link to an interesting article on the going's on in Mont Belvieu:

http://www.chron.com/disp/story.mpl/nb/pasadena/news/6492010.html

The text follows:

Mont Belvieu residents can expect to see construction along Eagle Drive well into 2011. During this time, Eagle Drive, the road that hosts all of the city buildings, public schools, Eagle Point Golf Club and a wave pool, will be transformed into a safe and scenic red carpet for Mont Belvieu visitors and residents.
The $36.25 million project includes a complete restructuring and landscaping along the roadway, a third city water tower and well and the highly-anticipated Mont Belvieu City Park.
“This area will be an asset to the city,” city planner Bill Cobabe said. “It’s an exciting time to be in Mont Belvieu.”
The complete transformation of the roadway is composed of several separate projects, each addressing the same end-goal: to prepare and position Eagle Drive as the hub of the city.
Road improvements will utilize $11 million in bond funds, which were approved by voters in October 2007. The project will address two points: beautification and driver safety. Two lanes will be added on either side of the road, and between will sit a 36-foot wide, two-and-a-half mile long landscaped median.
“It is going to take some time for folks to get used to the new road,” Cobabe said. “But once the road is in place and functioning well, there should be little or no problems.”
The placement of the city park will make the roadway a focal point, and with landscaped medians the road is set to improve Mont Belvieu’s overall aesthetic appeal.
City officials anticipate traffic volume on Eagle Drive to double once the $10 million Mont Belvieu City Park is completed. The park was first discussed by City Council members in 2003 and was approved in 2007. What today is about 70 acres of dirt will be transformed into a recreational space. Nine ball fields, walking trails and an amphitheater are among the park’s highlights slated for completion in August 2010.
Officials think these projects will add to the housing boom seen on Mont Belvieu’s south side.
As a result, various water and drainage improvement efforts have begun around the area.
Taking the lead on these efforts will be a third city water tower, to be located off Eagle Drive behind Barbers Hill High School. Contractors have already begun digging a well nearby.
The tower will hold 750,000 gallons of water, which will improve water pressure for residents and students, as well as ensure that first-responders have adequate water to service the area.

Also of interest - here's the sidebar:


Eagle Drive construction
The city of Mont Belvieu is in the process of a $36.25 million construction plan to restructure and landscape the entrance way into the community on Eagle Drive. Three projects make up the construction plan.
Mont Belvieu City Park
Description: 70-acres; nine ball parks, amphitheater, public parking, walking trails
Cost: 10 million
Completion date: Aug. 2010
Water pressure, supply and drainage improvement
Description: 750,000-gallon water tower and well behind Barber’s Hill High School, flood water detention ponds around city park, drainage ditches
Cost: $15.25 million
Completion date: Late 2010
Roadway and median
Description: Double lanes added, 36-foot wide landscaped median down more than two miles on east end of Eagle Drive
Cost: $11 million
Completion date: 2011

Eagle Drive

About a year and a half ago, the citizens of Mont Belvieu voted for a bond measure which would redo Eagle Drive. Not just resurface, but completely reconstruct. Right now it's in pretty sore shape. The traffic volume at peak times is significant. So it's time. It's also a good time because the traffic on the road is expected to double in the next several years. No one can say we're not progressive around here! We're forward thinkers.

Part of the discussion surrounding Eagle Drive centers on the typical section of the road. Right now, there is a center turn lane (referred to alternatively as a two-way left turn lane, or more colloquially as a suicide lane). These kinds of roads are OK for rural roads that experience low traffic.

The City Council directed the designing traffic engineer to look at a boulevard section with a large median. This median will be thirty-six feet wide in most locations. It will be attractively landscaped. It will be raised to divide the direction of traffic into separate lanes. This will also accommodate future growth - two lanes of traffic may ultimately be added decades from now if/when the need demands.

Studies have shown that traffic is able to move smoother and with fewer accidents with a landscaped center median. It is going to take some time for folks to get used to the new road, but once the road is in place and functioning well there should be little or no problems.

Anecdotal evidence from nearby communities is no basis for a reasoned objection. There have been poorly designed roadways in the area. This will not be one of those. We have sufficient right of way to design a good road, median, and even a good sized sidewalk on both sides of the road. Surely we can learn from good and bad examples of roadways in the area...

I am interested in what you think... Stay tuned for announcement of public meetings or feel free to drop me a line or email.

Here's a link to an interesting article about this exact phenomenon:

http://www.urbanstreet.info/2nd_sym_proceedings/Volume%202/Self.pdf

The purpose of regulation

Contrary to popular belief, the purpose of regulation is NOT to slow down development. Quite the contrary. The purpose of regulation is to provide an appropriate framework in which quality development can occur. When this framework is undermined, when questions are brought to bear on whether or not the regulation is appropriate or helpful, when there are concerns about fees or methods or other attempts at circumvention of the process the process takes longer.

What's the point of regulating ordinances if they're not going to be enforced? How is a fee fair or just if it's negotiable? It just doesn't make any sense.

We live in a world of laws. They govern many of our actions. Some view them as restrictive or confining, but they enable many of the positive aspects of our society, including roads, running water, sanitary sewer, storm water drainage, etc. If the laws were applied in an arbitrary manner we would be opening ourselves up for all kinds of inappropriate activity, with potential long-reaching effect.

Laws are not static things. They are subject to constant review, revision, and update. As the values of the community adapt the laws must also adapt. Further, as new information becomes available, as better practices and theories come to light, these should be incorporated into existing standards. In this way, our city evolves in meaningful and appropriate ways. Laws of necessity are difficult to change, requiring public input periods and action taken over a period of time by elected representatives and officials. City staff does our best to provide professional opinions that are trustworthy and legally acceptable. But those are just for advice and informative purposes only: ultimately, the decisions must be made by the City Council.

Not your father's Mont Belvieu

The Mayor is fond of saying, "This is not the Mont Belvieu of ten years ago. Things are different now."

He generally says this in reference to when something tries to come across our desks here at City Hall that maybe would have been winked at before but are now prohibited or strictly regulated. Metal buildings along Eagle Drive, for example. We have new standards in place that strictly regulate the architecture and uses of buildings on Eagle Drive. If you are unfamiliar with the changes I invite you to email me for a copy of the new zoning ordinance or come by and we can talk about it. Most of you are not as interested in the actual ordinance itself (that's more for developers) but all of us have a stake in the result.

I am not ignorant of the great things Mont Belvieu has been able to accomplish - everything from great education systems to the development of the industrial complex on the Hill. But with growth comes pressure to develop in ways that are both difficult and unforeseen. Careful planning and regulation can help aleviate some of the pressure and channel it into appropriate avenues.

In my line of work, there is much of a partnership that develops between land developers, real estate folks, and the City that is requisite to the smooth operation of the City's functions. As these relationships are developed, trust is formed and ideas are formulated. I am able to inform the developers about what is required by the City and developers work within established guidelines to ensure that the City's needs and goals are being met. It's a careful dance, one in which attention must be paid to the details of what is going on in order to ensure compliance and not stifle creativity.

Perhaps the reason more of you don't come to City Council meetings is that you trust us all so much that you are willing to allow us to handle it. If things were going poorly, I am sure we'd hear from you all. On the other hand, Even if things are going well, we need to hear from you occasionally so we know how to improve. It is foolish to assume that we have all the answers, in spite of our education, training, and professional experience. No one of us is as smart as all of us.

Another reason is that perhaps you all think this stuff is boring. I can understand that. If it were not so, there would be no need for me to get paid to be here and handle all of this stuff. Personally, I don't think it's boring - but then, I have always been a little bit boring myself... :-)

I would love to hear from you all. Keep the comments/interest coming! It's what gets me out of bed in the morning and motivates me to keep writing here.

The shape of things to come...

I think it could go without saying that planners are concerned with the future of our communities. Whether a planner is a land developer, transportation planner, environmental land planner, regional MPO planner, or local government planner (like me!), we are concerned about the physical environment (roads, buildings, etc). We have an interest in smaller scale things (the number of bricks on a given building's facade) and on larger scale things (how the construction of the Three Rivers Gorge Dam in China affects the ability of our City to obtain concrete and steel to build our water tower - a thought I have actually perused).

In this month's copy of Planning, the professional journal for planners, there is an article about urban design. It is an excerpt from a book written by Emily Talen, a professor at Arizona State University. She writes that there are many things that a planner must be concerned about, but what makes a "planner" unique in the process is our ability to reach out to people and build relationships that are inclusive and diverse.

A community is not the buildings, roads, parks, etc, that make up the physical environment. I have written about how the built environment affects our psyche - we are affected by buildings we have only ever driven past, which weigh in our consciousness like clouds in the sky. But our communities, as I say, are NOT these things. Or rather, they are not composed solely of these things. A community is inherently more complex than the built environment - or even the affect of the built environment.

In the largest, most inclusive sense, a community is like a large web of interactions. Yes, the built environment plays an important role in all of this. But that's only a small portion of the web. What about the natural environment? The social environment? What about the transportation network? Commercial, retail, and industrial areas? Employment opportunities? Schools? Religion? And yes, even though the discussion of it may be taboo, what about interracial interactions? Do we afford people the opportunity to interact with one another on a meaningful basis? Do we provide appropriate spaces AND the impetus for gathering and social interaction?

Ms. Talen explains that there are five basic principles that urban design should rest on:

1. Sustainability. How are we ensuring that our design will be able to remain? Is there an appropriate mix of people, spaces, uses, ideas?

2. Incrementalism. This means that the city is built up slowly, over generations. The long term view is required for a good community to develop. Slow, methodical, and visionary approaches to planning and community development are what is most needed. Anything else looses the feel so desired and required by successful communities.

3. Social context. Careful attention should be taken to ensure that economic concerns do not override the need for people to have meaningful interactions in public spaces.

4. Policy and program. Having a clear vision informs the regulations required to get to the fruition of that vision.

5. Layers. Any successful design centers around viable options and alternatives. This becomes especially important as we plan for the very long term (10-20 years or more). These alternatives can become enmeshed into the fabric of the community, making something that is inherently stronger and more resilient than a top-down approach.

This was an interesting article. I think that planners and community leaders can often neglect things like social context and environmental justice. People, after all, make up our community. It's the people who live here that I serve and must consider as I work.

Hap Hap Happenings...

So...

A lot has been happening. Here's an update on what's going on around the City:

1. Eaglebrook Apartments passed final plat approval. There are a couple more items we are ironing out at the staff level that hopefully will not have to go back to the City Council, but they should be moving forward fairly soon.

2. The PARK!! received final approval, also, and they are working on it right now. The timeframe for completion is 15 months, depending on weather (if we get another hurricane it may slow things down a bit...). Since the bulk of the work is site work (earth moving, ditch digging, and detention pond creating, etc) these next few weeks are going to see some dramatic and exciting changes in the park. Already they have framed in the temporary entrance for/to the Park....

I have had some interest in what the park will eventually look like. Please contact me or just stop on by if you would like to stop by my office and see the plans! I would be happy to go over them with you.

3. Eagle Drive: We have a tentative layout for the new improvements to Eagle Drive. They include landscaped medians and some nice intersection layouts. It will be a nice "red carpet" for our City, something of which we can all be proud. This is still in the very preliminary stages of design. The traffic engineer and the roadway engineer are coordinating with City staff and other stakeholders to determine how to best proceed with the work.

4. There are various other projects that the City is working on that are less visible but no less important, including the Hill sanitary sewer improvements, Eagle Drive sanitary sewer improvements, a new water well on the south end of town, a new elevated water storage tank located near the new water well, and a ground level booster station on Langston. There are also several drainage improvements that are underway.

5. I am in the extremely early stages of putting together a Comprehensive Plan for 2030. I will be looking to get with citizens to solicit input toward the creation of goals and vision for the City for the next 20 years. If you have any thoughts at this point I would be happy to hear them....

That's all for now. But stay tuned! Things are happeining... It's a fun time to be in Mont Belvieu!

Meeting Monday Night!

This will be one you may not want to miss!

Eaglebrook Apartments, after much deliberation and consternation on the part of the developer and City, seems to be in a place where we can move forward. It will be on the agenda Monday night for Final Plat approval. If you would like a copy of the staff report please email me.

Eaglebrook Apartments will have 152 units, mostly one and two bedrooms, but a few three bedrooms as well. Average rent will be right around $1000 per month. The developer is using a similar architecture to that seen in the Brookstone Apartments on Rollingbrook in Baytown. The apartments will be located in the vacant parcel immediately to the south of Thrif-Tee.

The other major item on the agenda is the City Park. The contract negotiations and design refinements are finished, so we should have a vote on approving the final contract and get a notice to proceed. If all goes well, we could be looking at an actual construction start date of the middle of next week.

This has been a long and arduous process, both for the apartments and for the park. Positive things have happened, though, including a better relationship with the developer, increased awareness of processes and streamlining, and a better idea of how to budget for improvements in the future. As a City, we are sometimes limited in what we can accomplish by things that are outside of our control, either because we have no authority or because our local, state, or federal regulations require something to be done in a certain fashion.

Having said that, I look forward to getting even more done as the City continues to develop,

On a lighter note...

I have gone over some of the more recent of my posts and I realize now that they are pretty heavy. Those of you who know me will attest to the fact that I am not really that kind of person. Perhaps in the name of being professional I censure myself too much. I don't want to come off as lugubrious or maudlin - my job is in fact just a job. It's an important one, and people depend on me to make good decisions and give good advice. But when compared with the things that really matter in life, this is up there, but not the top.

So for now I would like you to think about your families: either the one you have now or the one you hope to have in the future. What is it like? What kinds of things do you do? Where do you go? What does the community do to help you make you dream a reality?

Ultimately, the family is the basic unit of any society. It is the function of government and society to take steps to foster the family environment. We need to focus on THAT, rather than on all of the other mundane things we can get caught up in.

So, what can I do for you? How can I help? I want to work for you... Let me know!

How to best preserve our character...

There is a lot of confusion about zoning and subdivision regulation.

Admittedly, whenever discussing property rights emotions are liable to run high. This is due in part to the fact that people own land for many reasons which can put them in conflict with their neighbor's and their reasons...

For example, a property owner may claim the right to run a pig farm on his property. Never mind that next door to his lot is a day care and an elder care facility... Or a person may desire to have a rendering plant located next to a church... Or a land owner may want to run a band camp for high school marching bands in proximity to a lot of sleepy little vacation homes...

So how do you balance the rights of one versus another? How can you determine what is best in each situation? Whose rights trump other's?

These questions are not easy, and often times they find their way to the Supreme Court of the United States. There is a body of land use law that has been interpreted, cases which provide some direction.

But not all.

And there remains a lingering distrust of any kind of regulation. How will the proposed regulation affect me and my property rights? Am I going to be able to do what I want with my property? Why can't we just trust people to do the right thing? After all, I know my neighbors and they're good people - they're not any more interested in a rendering plant that I am...

The problem is that neighbors change and land that was once held to be in one use may find pressure to be put to another. I have personally seen this happen in cities for which I have worked. The result is not pretty. Hurt feelings and legal issues promulgate. Everyone feels distrustful and ill done by.

So what to do?

Zoning and subdivision regulations are designed to help set up guidelines that make it clear what is acceptable in certain areas and what is not. Sexually oriented businesses, for example, are prohibited in most areas of the City. Industrial areas are kept to certain areas, and residential is allowed in others. This protects the industrial interests as well as the interests of the residents. It's not perfect, but it works.

People have the right to develop their property. If one buys land in a zone that allows residential development, he or she has a right to develop it into residences. The question is not of what but how. How does the development take place? Are we continuing to allow more and more sprawl with its attendant problems? Or are we looking for creative solutions that will promote our current way of life while alleviating some of the pressure on infrastructure and services? How can we maintain our current character while establishing a place where people want to be?

These are (again) not easy questions. But I think it starts with a personal desire to see things done appropriately throughout the area. Without appropriate regulation there is only chaos and struggle.

More on this later.

What's really going on with the economy

I think that there may be some people who are interested in the economy but are not sure what's going on. I am by no means an expert, but if you are interested in my opinion here goes:

Let's rewind to October 1929. The stock market is nervous. There have been many years (since WWI and the influenza epidemic) of rapid growth and expansion, fueled mainly by an excessive euphoria about America and her new-found industrial might. People were spending money like water and a lot of heavy speculation into heavy industry and other banking and economic interests. America was great and booming, things were looking great for the foreseeable future.

Underpinning all of this was a huge weakness in Europe. Inflation was so out of control in post-WWI Germany that people were writing party invitations on billion-mark notes because they weren't even worth the paper they were printed on. There were many signs that the future was not rosy and that the American prosperity was not going to last. The piper was about to come to call; the bill for the roaring 20s was about to come due.

But in the 20s the US had a strict isolationist policy! How could what was happening in the rest of the world affect the US? Despite the political isolationism, there was a large movement towards moving excess capital from the US to Europe in search of the bargains. The super-inflation in Europe meant that the dollar went further and further and deals were everywhere. The US economy crawled into bed with the Europeans. The US had another interest: propping up the capitalistic economies of Europe in an effort to resist the socialist and communist pressures coming from Russia and other eastern European countries.

In October 1929 the house of cards came down, and the US entered the Great Depression.

It is interesting to note, however, that similar to our current situation the economy did not crash due to a lack of investment capital. There's plenty of that to go around, just like in 1929. But no one's buying. And that's the root of the problem. If I sell something on Ebay, I can expect to get a certain price for my item. The more it sells for, the greater my profit. But unlike Ebay, if I want I can set a minimum price below which I will not sell. There is no such safety in the stock market. Many, many US companies were riding the crest of the 13000 point Dow and not hedging against the inevitable trough that would follow.

Let's look at GM for example. They rode through the miasma of the great depression, actually consolidating into General Motors from various imperiled auto firms (Ponitac, Cadillac, Chevrolet, Oldsmobile, etc). Hence - General Motors. GM wasn't panicking in the 30s - they were consolidating and strengthening. And they were waiting - they knew that the US would be brought into WWII. If they could wait it out long enough they would be sitting pretty. And they did and they were.

Following WWII, GM retooled and started selling cars to returning GIs. Enter the 50s - Korea and later Viet Nam made sure that the military spending continued, and vast ribbons of elevated highways extended across the nation. Enter the era of the automobile. GM looked like there was no end in sight.

The 60s brought a lot of political unrest, but people still needed a car. GM still looks good.

Then in the early 70s the scene changes. OPEC forms. A cartel organized to fix oil prices for mutual benefit. And the world experienced a series of energy crises that shook GM - still producing 500 cubic inch motors for its vehicles, even passenger cars! - and from which GM would never really emerge. Suddenly these small Japanese cars, which were well built and energy efficient looked more and more attractive. The revolution in Iran in 1979-1980 began the death knoll of the ultra-big cars.

In the 80s GM was playing a two-faced role, offering ever larger and less fuel efficient vehicles on one side, while scrambling to recapture the small vehicle segment on the other. There was a major paradigm shift in the way Americans thought about driving - it wasn't a luxury anymore. People were dependent on their cars to get to work and even to the store. GM shouldn't have been surprised - in the 30s they systematically bought out the commuter rails and trolley systems across the country to force us to that kind of dependence. But then they found themselves behind the proverbial 8 ball when Americans began demanding small, fuel efficient commuter cars.

In the 90s the two step continued. SUVs supplanted the ultra-huge cars of the 70s as a growing economy allowed people to pour more and more into their vehicles (some SUVs were over $50,000 - while in the 70s even a Corvette cost around $4000...) And fuel efficiency needs were glossed over. No one now thought of the US when they think of fuel efficiency. Even quality was starting to take a hit as highly engineered Japanese and Korean cars came to be known as reliable and fuel efficient. GM was in real trouble.

But as I have mentioned above, the trouble was mostly psychological. It is just a perception, and right or wrong, people are beginning to view GM as a dinosaur, a relic of a time long gone. GM has a real battle ahead, if they can pull out of this nose-dive of public perception at all.

GM is not weaker today than it was last year. It still has the same assets (factories, machines, resources) except cash - that it did last year. The potential is the same. The model is (unfortunately) the same. The only thing that's different is the perception. GM's reality has finally caught up to it's perception. Oldsmobile is already gone.

GM is indicative of the economy in general. The housing market certainly exacerbated the problem, as did the debt ratio of American households and other factors have played into it. But the main thing is confidence. Since we are now firmly entrenched in a global economy, what other countries think about the US is vital. The main source of confidence in the American economy, however, is from America itself. An economic stimulus package cannot financially pull us out of the lack of confidence, but the fact that the government is aware of the problem and is taking affirmative steps to rectify the situation (regardless of the outcome) can help start to influence the perception and move things in the right direction.

America is strong. We will weather this storm. Our economy will rebound.

Park Update II and Chambers County Community Development

Things are moving along great with regard to the park and other developments in the City. Here's some of the latest:

1. We are still working on the value engineering process. We have been working with the architect, landscape architect, vendors, and contractors to find the best way to get the park to fit our budget. We have had to make some compromises, but overall the integrity of the park is in tact and will be every bit as beautiful as we had hoped. Everyone involved has been working very hard on this, and things are really just about there.

2. Sonic! Sonic was approved by the City Council and will proceed with construction as soon as possible. The land should close this week sometime (if it hasn't already) and we should be getting building permits in soon. I have been told that once they start pushing dirt that it will be about 90 days before you can go and get your tater tots. I can't wait for that! It will be located just north of the Thrif-tee...

3. Eaglebrook Apartments. This project was recently reviewed by the Planning and Zoning Commission and received a favorable recommendation. There are a few items regarding the drainage that need to be resolved, but this should be very close to being done. Building permitting will take some time, so our Chief Building Official has agreed to begin reviewing the building drawings now to help expedite that process (thanks, Mark!).

4. Hidden Fairways. This is a very small subdivision in our ETJ - extra-territorial jurisdiction - where we expect to see 6 or so new residences. It is west of the current Secret Subdivision, which is east of the north end of Fisher's Landing. This should be completed very soon also.

On another note, I have been asked to be a part of the Chambers County long-term recovery community development planning sub-committee. It is a great experience. My hope is that this will be the seed necessary to get some long-range planning effort started in the County. We have a beautiful and diverse county - it would be a shame not to take efforts to see it protected and preserved. There is also interest in seeing how we can augment the tourism in our County - really the birthplace of the Texas Revolution: the Turtle Bayou Resolutions were signed here, and the first shots of the Revolution happened right here at Fort Anahuac in 1832.

There is a lot to be done. Stay tuned! More to come!

Development in the Garden

There has ever been a love-hate relationship between the built environment and the natural world. People have ever modified the world in which we live in an effort to make it more comfortable, more livable, more convenient, and more safe and healthy. Anytime we make these modifications, however, nature must adapt to the changing condition.

All construction starts with demolition and destruction. We scar the earth in an effort to bring order to the chaos. And it can never be the same.

Thus it is important to consider how to touch lightly the earth on which we live and depend.

It is also important to remember the touch and feel of the earth.

As we cover more and more of our world with concrete, pavement, macadam, tar, gravel, etc, it separates us all from the earth from which we sprang. And this distance, this alienation, is inherently destructive....

I am not advocating people go wallow around in the mud. But the attitude of connection to our earth is what is important. As we recognize the foundations on which we build, both literally and metaphorically, we can respect better the intrusions we make on the earth. The earth has long been held as sacred. It is only a recent thing when we have removed ourselves from the earth. Even farmers hardly touch the earth - sitting in giant machine two stories in the air, listening to stereos in air conditioned comfort, following GPS tracks laid out to maximize utility and field use. Compare that to ancient farmers who (until very, very recently) were forced to walk behind plodding animals, breathing the dust and really becoming one with the land. Harvest was done with bent backs leaning close to the ground. This is real. But it is also no longer the case.

Building is the same. Development is the same. Yes, people need a safe, healthy, and clean place to live and raise one's family. But our built environment covers over the natural and subsumes much of what we once were.

Park Update

At our meeting last night, we received an important update from our designer and the most likely contractor. They have been able to identify approximately $3.5 million in savings that are available for the value engineering. Value engineering, for those of you who are unfamiliar with this term, means finding the things that can be adjusted in an effort to save money. Basically, cutting the fat. This project was not too fat, so the process has been a difficult one. But we are certainly headed the right direction. The City Council was impressed by the effort of the architect and contractor. They have decided that it might be a good idea to go ahead with final contract negotiation and final budget items. We have a very strong idea where we are headed with all of this, and it's very exciting. Things are moving nicely! Stay tuned for more!

Decumanus

This is the decumanus in Palmyra.


The decumanus was the east-west road in Roman road layouts. As with the cardo in the previous post, the use of this road at right angles to the other main road constituted the great axes by which one's world was laid out. It further represented the domination of man over the environment and was infinitely extendable. It also seems to be an ubiquitous method that human beings uses to show this domination - civilizations independent of one another and evolving with no contact between each other all show this same pattern.


Different from other roads that follow a more organic, natural path, these roads reflect the imposition of man's domination on the natural world. Roads may initially have followed existing natural patterns, such as animal tracks, ridge lines, drainage channels, etc, or even just the easiest path to walk. No longer. Man put a definite mark on the world, not conforming to its patterns but determining his own place in the world and how to get where he was going. We paved roads to make our way easier, thus removing us further from the natural setting. Eventually we would manufacture roadways that are entirely artificial.


The glory of the decumanus, however, was the great processional that it represents. Each day the sun rises in the east, representing new life, new birth, warmth, light, etc. And each day the sun follows the decumanus (or does the decumanus follow the sun?) along its path toward the night, where the day is defeated. This represents death, decay, darkness, coldness, etc. And each day the process is repeated. Is it any wonder that the ancients found it so easy to worship the sun?


This kind of processional feeling was translated into building form in the great cathedrals of Europe. In these buildings, a pattern was followed where on the west, one left his old life and entered through the baptistery, becoming reborn through the steps as he moved east towards the altar, past the stations of the cross which reminded him of the process by which he was reborn, and finally finds himself in the great presence of the Savior on the east end. This idea is very old, hearkening back to the days of the Egyptian Pharaohs who would build great cities of the dead on the west side of the river Nile (cardo). Then, at the death of the Pharaoh, the procession would take place, bringing the dead from the living side across the Nile, to the ultimate burial and place of the dead.


So the question in my mind is what are we doing to make sure that these places stay meaningful? In our era of vast roads, where subdivisions are laid out with an eye towards efficiency and engineering to maximize traffic flow and lot spaces, where often conflicting ideals are at play - such as the desire for people to gain the maximum profit and the other desire to create real beauty - how do we strike a balance? How do we infuse this kind of meaning into what we are doing with city planning? In the old days it wasn't hard - potentates had complete power and authority, and what they said went. Now, when we have so many people clamouring for various and sundry requirements, how can we give our cities a sense of space and meaning and richness?

First of all, we need to slow down. Just because a building is old does not mean it is worthless. We tear down buildings at a rate that is alarming. We build new roads without fixing the ones we have now. Rather than being in such a rush for newer, bigger, better, we should be looking to revitalize, refurbish, and reuse. Communities gain meaning through common shared experience laid down over generations.

Next, we need to consider how to design new subdivisions and commercial areas to fit within the existing fabric of our cities. Developers build new things as far away as they can afford, taxing infrastructure and increasing dependence on poor transit options. This maximizes their profit, but ends up costing our communities in many ways - infrastructure, overextended EMS and police services, etc. Developers need to work with neighborhood and city officials to promote successful development that is attractive and complimentary and adjacent. Ironically, this may well serve their own bottom line anyway...


Further, we should remember how our public open spaces are managed. Many places have open space requirements, which end up being the left-over area that is unuseful for anything else. Why not turn these places into an amenity? A place where people want to be, thus helping foster that sense of meaning and community that is so vital to where we live... These places fill our time with activity and our lives with meaning.


There will be more to discuss about this in the future.

Cardo

This is the cardo in Apamea.

A cardo is the north-south road that the Romans built when they first settled an area. There was an east-west road that they built at right angles (obviously) to the cardo called the decumanus. More on that later.

The cardo represents the main street of the town. It delineated the two halves of the city, and by extension, the world. The Romans had a very interesting and unique way of viewing the world. By delineating the cardo, they divided something that is natural and organic - the landscape - into two distinct halves. This division also determined how and where various other buildings were laid out. The other interesting aspect of this is that the Romans didn't use city walls unless the city already had them. Thus, these roads became a physical representation of the Roman conquest of the world, both the natural world and the imperial domination of the other peoples of the world.

In almost every culture, there is something analogous to the cardo - a main street. This was the focus of transportation, commerce, communication, civics, and promenade. Even where the grid system was utilized, with it's parallel streets arriving at similar destinations, invariably one street would become the most heavily used street, either for subconscious reasons or because of its location/proximity to desirable destinations. People who were looking for goods or services instinctively find their way to this street, which leads merchants to locate their businesses there. It then finds a life of its own, growing, thriving, expanding or contracting depending on local economic conditions.

Many times these roads would lead somewhere - a temple, cathedral, civic building, etc. These roads find an anchor, a terminus, at the end of the street that leads all to refer to heading toward the destination or away from. Other times, these roads would be build purposely to extend on to eternity, showing - like the Romans - that we are interested in extending our dominion forever.

Why is it that even in a grid street system that there are a few streets that stand out? Why is this phenomenon almost ubiquitous amongst civilizations throughout the world - even those that had no contact with each other, such as the Greek/Roman, the Chinese/Korean/Japanese, and the pre-Colombian native Americans?

A famous early 20th century architect, Le Corbusier, tried to demonstrate how a primitive man would somehow inherently know that this layout was good - geometric forms have a beauty and order that makes the chaos comprehensible. This would help establish the modernist movement in architecture.

In our world, however, we have changed all of this. The main streets now (and I purposefully did not capitalize that "main") are only "main" because they carry a lot of traffic. They are referred to as collectors or arterials. There has been some loss of the mystic element. This is due in part to the utilitarian view we have of the world - move people and goods around as efficiently as possible.

But I think something is lost. There is a human interaction that used to take place as we looked people in the face as we moved past them. Now we fly past people at excessive speeds, barely registering that there are other PEOPLE in the vehicles we share the road with. Pedestrian traffic is almost non-existent - who would want to walk near traffic whizzing by so quickly? - and in all our streets have become vacant, desert places with no connection with the goods, service, and people for whom they were actually constructed.