Table 2:

Table 7:

Table 9:

Table 11:

Table 12:

b) The Economics of Land Development

Group Flip Charts

Group 1:

Group 2:

Group 3:

Other

Group 4:

Group 5:

Group 6:

1. Decent mass transportation in Dane County rail.
2. Plan, communicate, cooperate, accept and try to understand, listen and hear.
3. Play "Sim City".
4. County provide outside facilitators for planning.
5. County presence during town planning as equal partner.
6. Encourage and promote all "town" citizens to be involved in town identity and culture.
7. Create hot line.
8. Local issues addressed first consensus.
9. Make school districts part of planning process.
10. Intergovernmental contracts
11. Require cost/benefit analysis before proceeding
12. Establish growth boundaries (cities, villages, towns)
13. Liaison between and among all governing units within the town, i.e. village, town, etc.
14. Liaison among the towns and whole county and meetings.
15. Development rights programs.
16. Provide true absolute.
17. County moratorium on growth of urban service areas.

Different Regulations

1. because the regs could be written for all (however could be aimed at one or another).
2. Make rules to accommodate an even "keel".
3. Recognition of population makeup and population density with respect to dollars earned/spent within the town.

• Impact fees from developer
• Shouldn’t be prohibition on impact fees.
• Shared cost by who benefits most! Be very specific about benefits.
• Communities should reexamine zoning regulations.
• Maybe all "costs" can’t be covered.
• Grants for "larger" bodies should contribute.
• Costs from commuters into urban jurisdictions should be accounted for.
• Consider city employment tax to commuters.
• Communities should be able to offset costs through service agreements.

Question 4: If you were County Executive, what ten things would you do to achieve sound, economical growth in Dane County?

• We’re All In This Together (Rural/Urban)
• Take into consideration the cultural impacts (drive kids back into town for activities).
• Analyze Impact Criteria document financial impact by type so you can modulate each type (residential, business, utility, school, transportation

• School costs/addition need to be explicitly known.
• Questions scale 110 to what extent should we analyze: 9/9/89/9
• Communities have records of developmental costs...do they use them?

• How have appropriate "expert body" do and supply analysis DNR supply "cost" of natural resources.
• Affected entities (a school district) should be able to examine developmental proposals.
• Taxing jurisdictions have different (sometimes overlapping) boundaries. Establish template of cooperative agreements.

What formulas or approaches should be used?

• School districts are very complicated. Schools have clear cost data...need formula for fire, roads and other services.
• In order to analyze costs, you have to have community standards.
• Get an "expert" (UW) to identify the pressures on rural development.
• Communities have to pay for experts!
• Analyze impact of development on transportation infrastructure (police, fire, roads, snow removal).
• Outline implications on police, fire, roads, snow removal by type of development.
• Take into account conversion of farm land use. Milking to cash crop. Lots of implications.
• What happens when development happens on a border one town or community can impact another town.
• Political boundaries artificial.

• Impact fees from developer.
• Shouldn’t be prohibition on impact fees.
• Shared cost by who benefits most! Be very specific about benefits.
• Communities should reexamine zoning regulations.
• Maybe all "costs" can’t be covered.
• Grants for "larger" bodies should contribute.
• Cost from commuters into urban jurisdictions should be accounted for.
• Consider city employment tax to above.
• Communities should be able to offset costs through service agreements.
• Developmental costs should be incorporated into development process.

Question 4: If you were County Executive, what ten things would you do to achieve sound, economical growth in Dane County?

• County could facilitate and establish local community standards.
• Meet and discuss related items with local community boards.
• Develop land use plan with more local town/special interest input.
• Coordinate standard.
• Establish clearinghouse to crunch numbers and share data.
• Encourage cooperative agreements between towns "revenue sharing"
• Local boards need more support to clarify/enforce "35 acre" parameters.

Group 9:

1. New development costly financially and environmentally.
2. What is the proper allocation, if any, of development costs.
3. Yes, every community should analyze impacts of development.
4. Municipalities are already requiring that developers address infrastructure.
5. Social, environmental, psychic costs, services, police, fire, sewer, trash.
6. Every development should internalize 100% of costs.
7. Costs are not considered far enough in advance (510 years).
8. Take longer view: 50100 year plan.
9. Consider what it is we really want for grandchildren, etc.
10. Growth projected by Vision 2020 is slightly greater than deaths.
11. Dealing with growth we have to do this (not an option).
12. Needs to be a framework: "cost factors" table vs. full cost-benefit analysis for proposed projects.
13. Agreement on universal cost methodologies.
14. Some costs vary with location: factor in where people live and where they work (and environmental impacts).
15. Costs with populations moving from dense base (cities to suburbs) decay.
16. Use of property taxes so that we "pay as we go", no longer subsidize decline and commuters, etc.
17. New housing is not being subsidized by the community; is subsidizing existing community.
18. Consider investments already made by bodies of government open space, etc. allocate those values to those who are developing nearby properties.

Question 2: How should our communities analyze the impacts of development?

1. Include non-quantifiable impacts in analyses (externalities) impact of putting more people in one spot (visual, schools, character, transportation).
2. Include future costs as well as present.
3. How can you minimize the negative impact!
4. Identify places where development should occur.
5. Set up good system of incentives/disincentives.
6. Include the public as much as possible (especially specific to location vs. Longer term societal benefit).

1. Transportation
2. Physical infrastructure
3. Schools
4. Open space
5. Watersheds
6. Air quality
7. Agriculture
8. Quality of life
9. Choice of lifestyles
10. Visual/aesthetics
11. Affordability
12. Diversity, economic, etc.
13. Community sense of being part of (cultural)
14. Magnitude of impact
15. Services
16. Wild space/impact on natural environment
17. Recreation
18. Cascading effect of development (snowballing if you build one, more may want to follow)
19. Burden on centralized facilities
20. Public opinion

1. Incorporate (in partnership, not imposing) citizens advisory board into RPC; expand RPC’s authority (broader than local community level).
2. A net present value approach should be used for future costs.
3. Define RPC’s authority and local authority.
4. Reach consensus in region about what needs to be protected or developed.
5. Standardization of formulas re: economic analysis of impacts.

Question 3: How should these development costs be paid for? To what extent should they be incorporated into the development process itself?

1. Developer pays full cost of development that goes into public fund to mitigate impacts of development.
2. Set cap on level of public support for subsidizing new development.
3. Identify which developments are suitable for public subsidies. The other developments don’t get any subsidies.
4. Any development fees get passed to new residents.
5. Developers post assessment fees to study impacts.
6. Community should finance development of infrastructure (what happened 25 years ago).
7. Incentives for infill development (share cost of modernizing infrastructure).

Question 4: If you were County Executive, what ten things would you do to achieve sound, economical growth in Dane County?

1. Encourage things that get people to move back to central city.
2. PDRs for protection of critical areas in exchange for selective development.
3. Programs to help with cleanup of contaminated urban areas and redevelopment.
4. "Polluters pay" principle should be applied.
5. Farm markets protection help farmers stay in business. (Throw out current farmland protection policies in state they don’t work.)
6. Identify consumer needs, work to have currently developed areas address those.
7. Gas tax make driving expensive.
8. Improve public transportation put it where the jobs are.
9. Integrate job locations into existing job structure.
10. Facilitate higher density development in urban areas (make it a permitted use).
11. Reduce the impact of new buildings increased energy efficiency and passive solar design standards.
12. Set an urban growth boundary for central urban area.
13. Process for evaluating and limiting "sprawl marts".

b)The Economics of Land Development

Individual "Impacts of Development" Worksheets

Question 1: To what extent should our communities analyze the impact of development and then factor in the financial costs of these impacts?

• Initial costs and maintenance costs big at start need dollars to maintain, though; additional future demand increases?
• Using a cost/benefit format, factor in all the costs related to development such as schools, roads, parks, utilities, etc. as passed to the tax increases to the governmental unit which is responsible for granting development approvals. Also what impact of the loss of farmland and open space to the overall economy of the county and the state.
• We need to consider long term costs and the irreversibility of farm land loss (including also forests and undisturbed open lands. The information available on previous developments. No hiding costs to influence decisions!
• The economies should be the most important single factor of many factors: clean air/water is crucial and will cost if polluted.
• Analysis is important in addressing the "where" of growth "financial costs" could be one factor in analyzing "where" but should not be the sole determining factor.
• Initial costs should be assessed to developers and passed on to occupants. Open space should be donated.
• Who pays for it values paid for by the people who get the value. Planning must be done ahead and then the plan must be adhered to, not changed by each Town Board. Human value must be considered when counting financial cost cheap development may be expensive to the county.
• What facilities will be involved and will the community be able to handle this rural growth. Establish guidelines for use of community facilities. Establish who is responsible for roads, fire protection and EMS and other services. "Institutional memory."
• Check with school boards as to how taxes are impacted by additional services cost of rural development vs. urban.
• Zoning codes and land use plans, CUP’s, school district needs, boundary agreements. Who does it? Who pays? Staff, consultants.
• Communities must analyze impacts of all costs associated with increased development. Only then will people realize the services we take for granted, especially when they choose to move to the "country", but want all city services.
• Some cannot be factored loss of habitat, aesthetics, pollution. Services schools, fire, etc. Taxes, costs of new homes who is/should pay for increased demand for services what level is acceptable?
• The community, individually should involve as many people as they can, getting them to do as much as they can. Things such as land use, zoning.
• More development, more traffic impact on how much traffic an area can handle, the time it takes to go from point A to B. The wear and tear on the road and the cost of upkeep. Agreements between towns.
• Need evaluation, before the fact, so there is a common understanding of costs and benefits. Not enough attention in most cases now. Need to consider impacts of development in adjacent areas and in areas where current development will serve as transportation corridor.
• To the greatest extent possible within staff and fiscal constraints, who will do analysis? How paid for? Development alternatives and their associated costs should be compiled, presented, and discussed. Favorable alternatives should be pursued.
• All costs should be considered. Look at long term plan what will be affect on seventh generation?
• Those with resources are often fewest overlooked in the aggregate. If we are talking about balanced growth, the impact of development should be looked at from several angles. Finances are, of course, an issue. Economically, socially, environmentally, all of us should think in terms of equity everything as interrelated.
• To a large extend, we must look beyond our own borders to see how our planning effects neighboring municipalities (this includes townships). The county or regional planners must lay ground rules that municipalities and developers will be held to. But these need not be specific. They must be enforceable.
• In depth analysis is an absolute must. Sometimes there has to be more consideration for each other’s interests. This means balance. We cannot have pristine conditions if we have development something has to be sacrificed by all affected. The first person in must realize that they can’t be the last.
• What will be done with the results of economic impact statements/studies?
• Communities should, through a master planning process, review the impacts based on a benefit vs. cost analysis. Both the benefits and needs to grow vs. the direct and indirect costs. It must be viewed as a macro basis commercial, employment factor and affordable housing and move-up-housing (?), etc.
• Serious staff review and political discussions of all financial and social implications (where allowed by law) of developments.
• There should be a master plan to handle the growth which includes schools, streets, growth in place, EMS, fire dept. The cost should be on impact fees on the new developed areas.
• Must do. But, must realize costs to do this and must have a way to do something with the results/the analysis.
• To the extent that costs are covered and taxpayers are not adversely impacted or services strained by development.
• Need to pay for costs of infrastructure; those costs should be paid for by the developing area; road impacts are difficult to assess goes beyond the municipality; road safety is even harder to assess.
• Development impacts should be analyzed in a comprehensive way not just fiscal. Comprehensive impacts include fiscal, economic, environmental, social, transportation, housing and all should be analyzed in a quantitative or qualitative manner. Also, impacts are regional not just municipal. We must account for this too.
• Increased development costs for the community should be factored into the cost of the lot.
• To a large extent by everyone living in Dane County and Dane County government officials.
• Who should provide analysis? School, utility and other infrastructure costs should be looked at. Who should pay for those costs? Cities should examine zoning requirements and impacts zoning codes.
• If development is residential or commercial, how will it affect the surrounding area. Will it make the area better, will it generate more income or not, will transportation be increased.
• To the extent that the implications are clear by category costs in dollars in cultural and attitudinal changes. Inter-jurisdictional costs (one affecting another) problem artificial and political boundaries. Who would pay for studies? Check own records how important?
• What kinds of impacts come to mind? To what extend should we analyze impact?
• It is important to analyze the effects of development so intelligent decisions can be made. Another idea is to use an approved development as a test case and analyze the actual costs to the jurisdiction. One of the worst problems we have is development at the borders of jurisdictions where one town/city/village gets the tax dollars and the neighbor has to pay some of the costs.
• Landowners want to maintain rights to land use that will maximize their profits others want to invest in new opportunities. Taxpayers are reluctant to see growth such as new or expanded schools. Communities need to keep growth organized appropriate to use residential, commercial, etc.
• Service, environmental, impact, cost, balance and personal/group, benefits gain lose.
• To a large degree, finite resources need to be well managed for the common good. Transportation corridors, fingers of urban and farmland interwoven. Nodes of commerce at reasonable intervals community open space.
• Population poverty; ecology birds, animals, herbicides, pesticides (e.g. golf course).
• All costs to be reviewed to a large extend. The cost would be broken down back order cost of what is costed, value.
• Planning is essential citizens do not want surprises like after the fact need a new school water system etc. Need to know cost and who pays understand benefits-liabilities.
• Consider environmental/social impacts prior to development short and long term, costs to be born by developer rather than having to remedy problems later at taxpayer expense.
• Extent to look at all aspects to various levels of government and school system and taxpayer/home business owner, land resources. We could initiate a cost comparison for residential, business, agriculture development in categories and then a local government could determine which are would need to be developed to promote POSITIVE financial growth. Use tangible numbers; use intangibles less frequently.
• Analyze impact at the time of a major investment in public services sizing of inceptor sewers, placement of sizing at transportation arterial or transit hub, placement of school location. Try impact statement at time of annexation.
• It would be valuable to have a standard method for identifying the cost of development so that these can be compared from project to project, type of development to other types of development.
• In reviewing development proposals, the developer should be required to complete a property tax impact statement.
• Different types of development (cluster, scattered) are associated with different costs. Understand these costs. But also understand how desirable its type of development is as perceived by the people themselves.

Question 2: How should our communities analyze the impacts of development? What impacts should be analyzed? What formulas or approaches should be used?

• Level and demand of service types (schools/roads/parks/etc.)
• Analyze non-quantifiable impacts.
• Adopt a proactive stance in development instead of waiting for a developer to come in with a proposal by determining the needs of the community and the ideal growth pattern. Then a developer will hopefully look at this before coming in with a proposal and think of all the potential costs and what might be done in the proposal to ameliorate some of the costs by setting aside land in development for parks and schools, etc. reduce lot sizes to decrease streets costs and fire protection and utilities, etc.
• Formulate goals first! We can’t know where we’re going until we envision what we do and don’t want later. Use other communities’ experiences as a model. Understand that a plan needs to be somewhat plastic to allow for unexpected bends in the road. It is an ongoing, never ending process and a plan doesn’t have a start and an end date or unchangeable goals.
• Community goals should have cost analysis tied to them. Environmental (air pollution), cost of housing, cost of services to that project, benefits of tax base.
• How to analyze: analyze in conjunction with "master plan" or land use plan/be prepared to update plan, as appropriate. What impacts: positive and negative impacts. What formulas/approaches: (blank)
• Workshops such as this one. Open spaces should be developed for easy access. Usage fees can be charged to help pay upkeep.
• A combination of city and township preliminary planning should be done to establish local plans by the people who know the land the best then move these local plans into a comprehensive plan that provides adjustments and uniformity to the whole county. This plan must then be enforced. Some landowner compensation may need to be done.
• Fiscally, reality and future. Schools, sewers, fire, EMS, roads, businesses. In discussion groups such as today try to be very visionary. What have we to gain by doing a certain development? All should know the approached and plans the community is thinking.
• Analyze on an individual basis. Have public meetings for input, provide long-term cost figures, analyze erosion impact and entire environmental impacts.
• Computer models, mapping, north ring, Vision 2020, commuter rail, water quality.
• We need to have a comprehensive "list" of impacts which we have already partially identified and discern how those might be mitigated. Finally, we must estimate the cost of that mitigation. We can tap into the knowledge/experience of local officials and academics. Impacts should be covered 100% by those who cause them.
• Again, some impacts cannot really be quantified to surrounding areas (services, etc). Look at effects in other communities.
• Dealing with land lock facilities! Zoning, transportation, using what we have and building with that.
• Schools, roads, loss of farmland (wildlife) taxes, traffic. No distinction between area towns growing into each other. Services (compare other growth areas).
• Consider resources currently available to do evaluation. Determine what we would like to do (as to evaluation) and resources it would require. Determine how amount of additional resources to do the evaluation; roads, traffic, schools, farmland preservation, fire, police, refuse should be analyzed; benefit and cost analysis continual evaluation are approaches that should be used.
• Primarily in quantifiable manner, but also need to incorporate possible impacts that are not so easily quantifiable. As many as possible begin with financial, quality of life, environmental. Use accepted academic approaches within fiscal/staff constraints, incorporating public education and involvement.
• Cost benefit analysis is only. Include the public as much as possible. Impacts to consider are: transportation, infrastructure, watersheds, agriculture (important), choice of lifestyle, aesthetics, magnitude of impact, city services, natural environment, open space.
• Developers doing commercial must be required to develop a percentage of affordable housing. Analysis should be in terms of sprawl, cost of increased services is the community or area growing faster than it should in terms of extending services? Number of people affected who should decide.
• Perhaps a process of primary and secondary impacts would be appropriate. Primary would focus on economic, natural resources, etc. Secondary would consider the individual landowner and neighboring property owners, as well as adjoining counties and municipalities (again, townships must be included in the definition of municipalities).
• What is environmentally sound? What is affordable? Costs of services? What is your neighbor doing? Tax base what is it doing for me? Look for a zero tax impact balance commercial and residential.
• Direct and indirect impacts vs. benefits and the need to house our children and the growth of our county. Promote growth that meets Vision 2020 objectives through higher densities which should reduce impacts on certain costs.
• Through plat review at plat level and by adopting a comprehensive plan to serve as guideline for city future growth goals.
• A master plan which should include single family compared to individual development yes a plan on development or impact fees.
• Direct costs, indirect costs social, school, environmental, character, longterm costs
• Road cost/safety hard to assess. Air quality/quality of life impacts also hard to assess. Immediate costs (new sewer/new water main/new road) easier to assess than other costs.
• Comprehensive impacts should be analyzed. There are models to estimate impacts and some quantify impacts and others analyze impacts more qualitatively. These should be used to assess impacts. Tools should be developed to allow decision-makers to analyze impact, quickly, yet comprehensively. There are a number of people at the UW and Extension looking at these issues. These issues need to be coordinated and developed into a useful approach that decision-makers can use to examine development.
• Stormwater runoff increased fire and police protection increased costs that need to be paid by new subdivision or developer.
• Studies and reports from the public and Dane County government or financial and all impacts. Dane County Planning Commission define guidelines. (Impacts of each community is growth on other communities.) Questionnaires sent to the public in each community in Dane County. Project service needs based on what is good for the area. Obvious vs. hidden costs. Input from everyone. Community needs to check on developers cost on estimates and impacts. Knowledgeable staff. (2 tiered approach.)
• Utility holding costs for extension of services. Capital improvement plans. Number of police per capita. Develop community goals.
• School-roads-policing services. Where will the money come from to provide those services?
• Local information dollars; DNR environmental affects; UW rural societal effects.
• Schools have boundaries that go across jurisdiction lines, thereby development can affect the taxes in a neighboring jurisdiction. Analysis of the jurisdictions’ own financial records can be a start.
• We must assess the impacts by establishing reasonable accounting methods so all costs are reviewed all objects must be analyzed from cost of schools to cost of transportation building of roads and maintaining them. Water runoff clean air and water support of residential units and commercial units vis a vis one another.
• Define standards to be used; service, environmental; a community view; standardize for.
• Objective and subjective systems must be balanced look at services, land use, transportation, environmental protection and farmland preservation. Develop models of various approaches, compare and integrate to create the structure which serves the public the best.
• Aesthetic/ecological vs. dollars: death of people, animals, plants, earth. Drinking feel good, etc. eventual death; diet feel good, etc. eventual death; present development feel good, etc. eventual death.
• Each on its own and then a part of the whole. All should be analyzed. By how the people will benefit the most and last by cost and the most good for people.
• Impact as determined by each institution, agency, facility. Impact across areas build a new school land, water, traffic; community views.
• Analyze impact on environmental resources. Impact on social/economic/political infrastructure. Large developers bear costs initially.
• Separate school districts. Allow heart of community, help to identify comm. Local information data supplied to a county level and crunched. All impacts at first quantified and then intangibles state level for resources; formulas? per person, per piece of property, per community?; approach from bottom up.
• Local planning land use plan transportation plans and budget.
• Over both short and long-term; cost of extending infrastructure; return on investment approach; consider opportunity cost of development, i.e. if we develop this way (density) we can’t later develop in another way.
• Focus not only on cost but also on desirability as perceived by people; make sure people understand the cost of development, but also allow for them to make their choices.

Question 3: How should these development costs be paid for? To what extent should they be incorporated into the development process itself?

• Developers: all initial and percentage of future costs (vary percentage based on accommodations for public good). Taxpayers at site: percentage of maintenance (higher than developers). Taxpayers off site (municipal, county, state and federal) percentage of items for "public good".
• Each development should be analyzed both as to current costs and benefits (once the development is completed and future costs/benefits which can reasonably be anticipated. Developers should dedicate land for future, streets, schools and parks, etc., for example) as part of the costs to the developer itself.
• They will be paid for by not only the developers and taxpayers, but by future generations if we continue leaving out long-term losses of viable land; pollution accumulation and depletion of nonrenewable resources, etc. If we were to truly gain control of change we need to acknowledge some of the root causes wasteful consumerism, uncontrolled population growth and denial/ignorance of the true impact of our average lifestyle.
• Direct impact (net) costs: developer/new owners. OK to incorporate into process provided development approval process does not take too long.
• Property tax personal property tax basic ways. Developer pays and adds cost to property when sold.
• Zoning needs to consider "takings" cost as we zone out certain uses. Society must pay for what it values! Developers need to fact in all cost to develop land.
• Impact fees for water and sewer. Developer fees. Completely incorporated into development. Some tax incentives, if huge tax basis in coming years.
• Cost of development paid by developer long-term by taxpayer.
• Property tax, income tax, impact tax, sales tax, license fee, user fee, grants
• Fully incorporated into development process. What is the profit that developers accrue from these developments? What percentage is fair for them to pay up front? Those who buy into these developments should also pay either as separate fee or folded into cost.
• Both new and not new residents will need to pay but new residents need to pay for increased demands on schools, police, etc. But who pays for improving transportation, sewers, etc. whole community will have to pay. Long-term residents will resent need to address this.
• Taxpayer that will be effected by the results of the change. If it is a development, the developer should be paying for a large part of it. Referendums should be brought to the table.
• As large as the state level end or down to the local level. Everybody pays eventually through taxes, but some of the cost could be shared by the developers.
• Combination of sources: development process want to preserve access to next generation not too large a proportion; some on each end of government town/village, county, state.
• Expand use of impact fees pursue state legislative authorization allowing municipalities to impose impact fees. Expand beyond recreational/open space and sewer/water to things like transit/transportation.
• All should be internalized! New development should pay all costs but then we run risk of making new developments only affordable for people.
• Jointly between municipalities because everything is interrelated. Note: unincorporated areas lack representation.
• Impact fees; a formula that could cap the profit available to the developer; problem is it all comes down to the lot owner who wants to move who pays for the services?
• The costs should be paid by both the development and the community the needs assessed in the cost/benefit review. Additional comment: development needs to be viewed as "people" like you and I, not just infrastructure. Not its time to shut the door.
• All infrastructure cost of development should be paid by developer a clearer more flexible "impact fee" statute may allow communities to recover some of the indirect costs Schools, stormwater, additional city services that assigning to a development is difficult under existing "impact fees" statute.
• One way and that is by impact fee example city or area should be estimating costs such as water, schools and sewerage costs.
• Based upon who benefits. Should be shared by developer and community.
• Impact fees; "bedroom" tax to help fund development of schools you build a house you contribute to school building cost; TIF districts is it fair for one taxing district to be able to take tax base out of another taxing district’s base?
• They are incorporated in terms of impact fees. Costs should be paid by developer to extent possible. Also, important to recover school district costs. And, cumulative impacts are also important to consider. One development may not have an impact but one after another will.
• Developer subdivision.
• By the taxpayers and by the people wanting to develop (developers) in each community. Costs are associated with the development causing the impact. Quality of farmland factors/costs. Do we plan right or face losing residents and potential development. Acknowledge impacts to schools districts with direct contribution (same for roads). Need to assess how TIF takes away from other areas. Cities aren’t priority. Towns are needed! Can offer great ideas!
• Impact fees, revise zoning standards, school boundary changes, service agreements, measure residential development to commercial development.
• Developers pay for some of the expenses they will bring on the area roadway and services.
• Study costs local volunteer committee to check records regional studies exist ask for more state taxes UW long range inquiries try to create interest in topic; impact fees?; transportation, e.g. rural commuter’s costs on urban roads are cultural impacts recoverable?
• After analysis, the actual costs need to be paid for by the developer. The problem is the incremental costs are difficult to analyze. For example, a community might need a new additional fire truck after 500 new residential houses, but home #500 is only 1/500th responsible. The rest of the costs need to be analyzed and tried to be assigned. A potential solution is a cooperative agreement that includes revenue sharing.
• Problem of 35 acre landowner builds to suit self without concern for the plan committee, etc.
• Impact fee, not develop.
• Developers need to pay for the impact of urbanizing on rural lands. Conversely, they should be rewarded for infill development. Various governmental bodies need to have a say in how and where development happens.
• Costs = death of our children; cost = money; development = progress.
• Development cost, long-term cost.
• Payment includes loss of environment. Tradeoffs transfer of development rights, fees, developers, taxpayer.
• Initial costs paid by developer; subsequent costs by taxpayers.
• Shared costs property owner, developer, municipality (those that benefit from what part); they should be quantified, identified as to who benefits and part of developmental plan. Big part.
• Initial cost first user; continuing costs public funds.
• Impact fees on developers on a slide-up scale based on analysis of property tax impact statement. Internalize externalities; attempt to place a dollar value on more esoteric values loss of greenspace or natural habitat, impact on waterways or clean air.
• Only to the extent that they can be directly associated with development projects, they should be incorporated in ?

b)The Economics of Land Development

Individual "Your Ideas for Smart Growth" Worksheets

If you were County Executive for a day, what ten things would you do to achieve sound, economical growth in Dane County?

• Establish a clearinghouse to crunch economic development costs and supply data to local levels of government for their decision-making process. Encourage local levels of government to be educated in this information. Establish criteria to quantify costs. Encourage developers to understand the land use needs in the county and share the costs. Continue to encourage intergovernmental working relationships.
• Coordinate with other government agencies on land use development issues federal and state. Require environmental impact statement from developer. Urge development to be consistent with strategic regional planning. Respect local landowner needs and wishes. Require optimum retention of productive ag land.
• Educate public to complexity of issue. Show long-term effects. Discuss expectations and their effects.
• What we do on do not do today, what will be the cost to the next generations, for open space, to maintain roads, waterways and to restore what may be lost.
• Push for population control. Reduce uses of resources. Build smaller houses. Build houses on smaller lots. Compost all discarded food. Ban herbicides and pesticides. Ban sink garbage disposals. No growth is real growth.
• Develop transportation corridors along which urbanization must occur. Charge developers impact fees based on the larger impact or savings of the proposed development. Create models of efficient development and use these to change zoning and taxing districts. Find ways to value environmental and quality of life factors against clearer economic impacts of development. Integrate commercial and manufacturing areas with housing to create local resources for those who live here. Work to create tracts of land devoted to farming and environmental protection use natural areas as buffers between housing and farming.
• Determine what development cost for services are so villages and towns have some. Basis to review impact of development. Preserve greenspace.
• Leadership must be provided at county level to deal with the problems associated with 35 acres especially as viewed as a right of landowner to build as he suits. More organization of town governments so there is less conflict. Many city dwellers believe no control of land use is being done when in fact it is done.
• Require communities and neighboring jurisdictions to enter into cooperative boundary agreements to keep communities from competing with one another. Make school district and large city boundaries coterminous. Change state aid formulas to reflect the actual number of special needs population and have the aid formulas reflect this. Locate workplaces, housing, shopping and schools in close proximity to facilitate fewer auto trips. Develop a commuter rail system with the appropriate attention paid to compact, good design along corridor. Allow communities (incorporated municipalities) to have an income tax to recover costs to the community providing employment.
• Quantify clearly the costs of all the types of development impacts. Publicize first statement. Work to clarify/simplify cross jurisdictional boundaries of various taxing bodies.
• Establish a "balanced scorecard" for growth. Let citizens clarify/outline references.
• Approach developing a county land use plan through a grassroots input procedure, i.e., alot of towns and interest groups and consolidate these ideas. Continue meeting which allows different interests to understand each other.
• Look at all ways it will affect the county. Meet and listen to local board’s ideas. Consider the affects it will have on the local community. Will it create bigger problems or less? What affect will it have on school district?
• Provide assistance rather than mandates to communities in need of analytical expertise. Facilitate in establishing local community standards. Stimulate commercial development zones with communities where growth is most desirable.
• Provide more affordable housing in Madison (purchase of homes) in Madison and in the communities of Dane County for everyone and for me. I would "buildup" instead of outward more office buildings and community services. (Meaning up in the air towards the sky to have more land available for other things. To conserve our land use). I would "downsize" all and every department in county government not just one. I would add more employees to the Sheriff’s Department to help curb crime and also to the judicial department in Dane County and DA’s office. I would build a juvenile detention center out of Madison instead of having it in the Dane County courthouse. Put it in rural area. I would do more to preserve our natural resources, woodlands, farmlands and water resources. More jobs fairly distributed to all residents of Dane County (need improvement in Dane County personnel which we will need forever!. Would like to bring back the Public Intervenor’s Office. Feel it is still needed. More projects and community involvement for our teens and juveniles to help them stay out of trouble. More jobs and help for middle aged (women) and men who have been downsized out of previous jobs and have to reenter workforce in other jobs and areas. More jobs and hired employment for the DA’s office and courthouse and Sheriff’s Department.
• Try to make the cities more attractive to families so they don’t want to leave city. Let the local town and village boards have more control in development. These local boards understand more what is good for towns or villages. They also can be voted in or out of office. As it stands now, we can’t vote out the ZNR Committee that makes decisions for us out in the rural areas.
• Seek to target development to areas that can handle it in terms of public services, natural resources, capacity (sewer, water, other infrastructure). Encourage communities to assess comprehensive costs of development and use this information to make better land use decisions. Require developers to pay portion of cost necessary to build new schools. Explore ideas like greenbelts around major cities (Madison) where development cannot occur to prevent sprawl from one end of the county to another. Encourage cooperation on boundary disputes. Offer incentives for communities to enter into cooperative agreements which help counties think about where future growth should be targeted.
• Compact development. Promote infill/slow the rate of annexation. Historic character of older areas should be maintained somehow. Europe has 1000 year old sites but we bulldoze our 150 year old sites. Town governments should have flexibility and control over own land use plans. Promote greenspace, but not at the expense of the farmer who owns it. Environmentally sensitive areas should be protected. Road safety should be addressed (maybe not a county issue).
• Look at financial impact, not only land use. Have city government work with schools on impact. Discourage farmland development. Develop standards for police/fire, etc., for costs/development. Help towns.
• Provide assistance to town governments so they can do meaningful economic impact analysis. Develop mechanism for school governance units to play a larger role in develop decision-making process why done by the municipal governing units. Consider county subsidy of economic impacts of developing in rural areas. Subsidize (aside from RPC) the existence of suitable experts to do economic impact analyses for the local units of government. Get Madison to help subsidize the experts for the county since county analysis is to the benefit of the city as well as vice versa. Continue to listen.
• Require all units of government to write a land use plan that meets some basic county requirements. Without plans, sound economical growth will not occur. If town plan doesn’t meet county requirements, charge a financial penalty. Delineate the specific areas of land use decision-making that are regional vs. individual town decisions, i.e. citing of house on residentially zoned individual town. Establish a model of economic analysis (cost-benefit) of development for towns to use. Provide a listing of ways a town could be unknowingly subsidizing developments. Compile a listing of all fees presently being charged in towns in Dane County in land use matters (driveway, plat review, CSM review) (outside of county fees being charged). Establish a model of impact fee ordinances towns could use to prevent financial subsidy to developers.
• Master plan. Impact fees. Park in the developer green area. Surface water runoff. Public Service example fire, EMS, police. Schools "public" location in new areas. Transportation public taxis, bus and rail to more areas. Develop industrial park in areas.
• Better cooperation between various government bodies country, city, township, villages (more intergovernmental agreements). Some consensus on impact that make it practical to adopt a more simplified, less legislative statute. More discussion groups around various governmental bodies to work out difference facilitated by county (like we are doing today). An updated county zoning ordinance (not the existing 60 year old one) which address current land use issues while maintaining ability for autonomous decision-making but those staffed adequately to act independent of county zoning ordinance.
• Not much except continue to listen, since we currently have good managed growth except in towns. Continue to limit growth in the non-urbanized areas. Focus on providing county transportation networks. Work with the villages and cities to change zoning ordinances to allow more creative and higher density development. Most do not allow the higher density neighborhoods to allow implementation of the Vision 2020 objectives. Invest in long-term infrastructure in some areas to allow good managed growth to take place. For example, help with the transportation networks build it right and they will come, rather than always waiting for the development to do it on as needed basis.
• Center growth in existing urbanized areas, or contiguous to existing urbanized areas, and focus growth on unused or wider utilized lands within existing urbanized areas, and maintain agricultural lands and open space between urbanized areas. Units of local government need to know their historic and current costs of operations so they can serve as a basis for analyzing new growth. Personal real property rights must be maintained, and if they (owners) are abridged, they need to be compensated to some extent for "takings." Transportation for the future should not solely be automobile-based.
• Balance: transportation, environment, industry, Recognition of other’s needs. Have some meetings for input on ideas. Incorporate some of these ideas into a major plan. Listen! What is economical? Define it!. Try to develop a plan for better rural representation. Land use issues are unique small representation population large representation impact. This is crazy, but we should have a two house system for county government. What are we doing to surrounding counties?
• Use planning to achieve planning zoning is a poor method since it relies on political boundaries. The RPC’s main function should be to provide support to towns, villages and cities to accommodate sound development. Since townships basically enforce county zoning, the county must provide legal support for the decisions made by town boards. Otherwise they are unable to make decisions due to the threat of litigation. Since the County Board’s authority is limited to activities in unincorporated regions, more of the representation should come from those areas. To achieve this, perhaps a 2tiered approach to county government should be development (Senate vs. House of Representatives). In reference to using Planning to achieve planning zoning is a poor method since it relies on political boundaries ag land should be identified for use and not be limited to political boundaries an agricultural zone, would then be comprised of portions of land consisting of land owned by individuals and crossing parcel, section, town and even county lines.
• Balance need to development with want to development/profitability. Make sure those with least can prosper too so that all prosper in the end. Think long-term like you are going to live in Dane County forever think longer than your term in office. Develop boundaries or guidelines to manage growth urban growth boundaries. Model other places that have successfully managed growth (Montgomery County, Maryland, for example). Land trusts.
• Enact policies to encourage higher density development in central city. Encourage higher density housing in general limit "sprawlmarts". Improve public transportation. Better bikeways, exclusive bike trails. Policies to promote energy efficient housing and transportation. Solar housing development. Require greater energy efficiency in all new construction.
• Hire more staff in Planning and Development to undertake economic impact analyses of alternating development scenarios, among other things. Expand use of GIS in land use planning at the county level. Expand land use planning and economic development role of county, at least in an advisory capacity. Become active in state politics to pursue acquiring more controls for municipalities to use in controlling development, e.g. expand role of planning; expand impact fees; tap into UW academic resources; better utilize this valuable resource. Continue expanding the integration of land use and transportation planning, as begun in Vision 2020. Completely overhaul county zoning ordinance: pursue alternative regulatory mechanisms (e.g. PDR/TDR), ex. A1 AG(EX) not good for farmer and ineffective regulation. Subsidize transit to some extent as auto; better coordinate __ and transportation.
• Identify evaluation mechanism (to identify/qualify) economic impacts of development. Determine cost to carry outside evaluations and how these impact evaluations would be paid for. Require that the economic impact technique selected, is used for all future development proposals. Tie economic impact evaluation studies (EIES) land use plans/land use planning. Work more closely with other levels of government and private sector to assume that costs and benefits of development be shared equitably. Solicit support (ideally volunteers) of University faculty and students to assist in EIES (see above). Have periodic (every year or two) update land use workshop to review where we are (progress, falling behind, etc.) building on this workshop series. Do sensitivity analysis of any comparisons of Dane County with Portland, Oregon. (Not sure this comparison is useful in many respects.)
• Maintain quality of life services. Quality of homes not cheap construction materials. Localized business district commuting would be reduced through bussing, car pools, rail, parking. Protect natural environment lakes, wetlands, woods, farmland. Provide parks and green spaces for each area of development maybe every 100 acres. Cost analysis and impact studies before new land is developed how many homes can support services? Make community attractive as incentives for people to life there and stay parks, schools.
• Building and dealing with growth by requiring the new community to blend and fit with older parts of the city. Allow property tax to stay at this rate, if doing so will keep things at the good level they are at. Rebuild Capital Square in order to prevent the sprawl that is the consequence of it eroding. Preserve county parks, city parks, environmental conservation. Create zoning requirements that prohibit a developer from just laying down a hundred houses require better planning. Maintain, create more bike and pedestrian paths that will give people another option besides buying and driving cars. Keep people involved with decision process encourage involvement from community. Implement the Vision 2020.
• Do comprehensive state and countywide planning with community involvement to direct growth into areas best suited for development. Encourage, provide incentives for compact growth. Improve public transportation buses that run later, expand weekend service. Provide neighborhood retail, including and especially grocery stores (this will be a challenge with the trend toward large stores). Stop subsidizing the automobile! This will have people clamoring for compact growth! Recognize that many effects of growth cannot be quantified what is the "cost" of one case of asthma or lung cancer caused by increased air pollution caused by increased commuting? Also recognize our impact on environment and animals cannot really be quantified. Does our ability to plunder it give us the right? Make cities more livable places so people will not seek to escape to the country.
• Educate all citizens as to impacts of their decisions. Illustrate specific, individual actions people can do/choose to mitigate some of the impacts. Involved children in planning discussions so they will grow up with this background. Ensure that affordable, quality housing is available in central urban areas. Quantify and publicize fiscal impacts of rural, large lot developments. Continually remind people of costs to society of their choices, without taking away the choices. Persuade, cajole, provide incentives to local units of government to develop plans and enforce regulations. Ensure quality of life choices for all citizens no matter what their income levels.
• Implement RPC’s Land Use and Transportation Plan (Vision 2020). Implement North Ring Corridor Plan. Implement Water Quality Plan. Support Token Creek Watershed Project. Support ABS Global "Windsor West" Project. Balanced transportation roads, bicycle, pedestrian, rail. "Walkable neighborhood" concept. RPC, County Planning consolidation. Agribusiness/UW business and industrial growth. "The Wisconsin Idea" biotech. "Silicon Valley". County planning assistance for local units of government to develop boundary agreements.
• See information from public. Work with town boards. Develop plans with town boards to have rural zoning done on a local plan and control.
• Do just what you are doing today. Have developers pay entire cost of development. No longer allow any more well and septic systems. Preserve our rivers, lakes, parks, water and natural beauty. Develop a manual to help small communities revitalize their downtowns. Preserve our farms.
• Develop a concrete plan and stick to it! Involve local people that know the land well and communities to develop specific plans. Because people look at land use plans and move to that area the plan must remain consistent. Publish maps, etc. for easy use to allow people understand where uses are and go to them. Support ag producers to maintain that economic component.
• Be sure to insist on more park space. Increase county park employees. User fees kept to minimum so that everyone has access to recreation. Continue using workshops to gain input.
• Create sound plan for growth in Dane County and provide incentive for communities/townships, etc. to do the same. Remove policies, etc. which effectively encourage sprawl. Permit development at higher density that allowed today.
• Modify public perception of the root causes of problems that aren’t going to go away (over population, irresponsible lifestyles) through education. Keep a solid knowledge base of demographic trends environmental impacts and social/economic problems needs.
• Employ unbiased experts use University resources. As best as you can, explain unpopular decisions to public and include them in dialog. Don’t be afraid to say no and stick to your guns. Try to remove sprawl incentives, i.e. increase acreage requirements. Identify areas which shouldn’t be developed. Require communities to comply. Support agriculture and other industry bases.
• Help developers to provide affordable housing on smaller lots. Help communities work together with Madison to manage growth. Develop innovate subdivision regulations and develop standards that communities could adopt. Provide better mass transit systems to outlying communities.
• Encourage revitalization of downtown Madison. Local communities have more control and decision-making. Have an open-ended standard development plan (aid) for all Dane County towns as a guidelines. Regarding rural development high density (more houses on 35 acres instead of 1/35 acres.
• Create incentives for infill development over greenfield development. Create public participation process in regional planning process and county planning process. Redefine how economical cost/benefit analysis is done what costs aren’t currently quantifiable. Create incentives for major job conditions to fit into city/county plan, accessible by transit, infill with existing infrastructure.
• Permit higher density development as a permitted use. Use the provision of infrastructure to encourage growth in desired areas. Allow use of new, proven, alternative sewage treatment in unincorporated areas in path of development at higher density. Develop mass transit along beltline, where the jobs and shopping are. Eliminate parking meters in central city to encourage business to relocate there.
• Try to find out from developers what would lead to infill development. Continue to encourage citizen involvement in land use decision making. Encourage development of standardized impact assessment tools that local governments can use.
• Keep downtown, Madison neighborhoods, and small cities/towns strong and identifiable centers of activity. Develop an exchange program of community leaders to keep a dialog on issues/information/expertise. Keep farming a viable activity in Dane County use transfer of development rights, economic incentives. Promote businesses that are less space-intensive (from home-service, etc.) Encourage more combined septic/mini-treatment facilities for rural development that does occur. Promote ways of more compact developments (tax easements, zoning changes, etc.) Keep more intense land use areas (commercial/industrial) separate from less intense land uses (farm/open space/environmental. Maintain/promote/preserve unique elements of the natural and manmade landscape (historic neighborhoods and buildings top quality farmland natural areas). Encourage economic development centers at transportation "nodes"/transfer points.
• Work to implement a PDR program and a TDR program. This with efforts to identify where growth should and should not occur, will provide landowners with equity in Dane County’s overall development. Work with town boards and town association to get them involved on the same page as others in Dane County. Try to get their blessings as well as accommodate their concerns. Work to get regional transportation and development plan accepted by municipal governments that pursues efficient growth, transportation and land use that preserves rural areas farmland and natural areas between the tillable fields, for farming, hunting, snow-mobiling, skiing, hiking, biking, etc. Work with WDATCP and other state agencies to change laws that make these objectives difficult, especially with respect to annexation implement items in state interagency report on land use. Include in regional development plan incentives for balanced housing include affordable housing in outlying communities as well as Madison.
• Kathleen, you are way better than me, just by your great approach to the problem. I’m glad I don’t have your decisions to make. Go with Dave Cieslewicz’s points. Maybe set up a token (cheap) effort to get a new economic framework such as joining a wider group of public government units working on it. This won’t help Dane County in next five years, but maybe in ten years. Emphasize and budget for the county to provide the facilitators/expert advice needed by town-level planners, etc. Emphasize countywide communication/listen on all the topics, plus help to the towns to similarly establish and make use of town-wide communication/vision between units. I don’t know enough: do rural settlers pay for their own school children’s transportation?
• See state legislation establishing regional government for Dane County. Expand purchase of development rights. Buy and lease back farms. Build a commuter rail system. Take strong measures to stop scattered single family homes and subdivisions. Create a county plat map based on the geographic information systems to establish what land is developable. Implement a transfer of development rights program to spread the benefit of the development that occurs per previous idea. Keep up the good work of educating the public on these issues. Focus on working with cities and villages they, not the towns, are the real problem. Keep up the great work!
• Have regular county meeting out in the county (town and cities) with residents and local governments (specific units) to update and information and education meeting and discussions. Develop list of specialists that will meet with local government and/or residents to discuss issues. Hold public debates (formal?) on key issues and hold around the county. Promote communication between all levels of government and between government and residents. Put people’s comments from these meetings on the Internet. Create county hotline for comments/complaints or questions and email. Create online discussions bulletin board on Internet. Study and report on resources that are shared between county and Madison road and recreation use, jobs, spending (transportation) economic, recreation, transportation. Develop good relationship with Madison and Madison with towns and cities.
• Encourage cities, villages and towns to establish growth boundaries and agreements. Address transportation with a lean toward mass transit, and alternative transportation (walk, bike, ?). Work one on one with towns to establish good planning "buy in planning". Educate public to change and issues, perhaps via low power TV broadcast, newspaper, internet or? Establish hot line or web conference (list serv., conf., news group or something) for countywide communication. Educate city, village and town officials. Teach them the economic consequences of growth and true facts of taxes (the cost, income loss side) $1/$1.06).
• Continue the dialogue these workshops have begun. Promote communication, cooperation interaction between and among all types of residents. Separate the short-term do-ables from long-term and set schedule to accomplish those first (good, small successes in beginning will pay dividends when tackling the harder, more difficult tasks). Look for/seek consensus, but retain your leadership role. Once you get everyone rowing in the same direction you still are the one to point out that direction. The rail system get it going.
• Survey every county household regarding opinions/feelings on development/sprawl, density. Set moratorium on growth of USH’s (CUSH’s and OUSAs). Develop tool to assess environmental cost of development loss of open space, provision of services, aesthetic consequences, water quality. Facilitate transit. Define where growth can occur within existing USA to . Increase population density requirements. Implement program for buying development rights. Create a land bank to hold open spaces. Go regional this is not about Madison and Dane County. Clone Dave Cieslewicz and hire him in many places. Let the fresh air keep blowing through. Many, many thanks.
• Develop incentives for not developing certain l and to provide land and wildlife preservation. Find a way to use existing rail system to develop quality mass transportation countywide and lessen road/highway construction. Provide townships with outside facilitators for planning meetings. Rework Vision 20/20. Attach costs to environmental damage by developers and charge for it.
• Mass transportation. Good zoning ordinances. Good education for whole population. Recreation programs, ice rinks, etc. Recognition of churches, charitable donations. Equitable salaries in public segment. Free entertainment parks, zoo, etc. Promotion of arts, summer programs, etc. Food and clothing centers.
• Update county zoning. Change or repeal Dane County exclusive ag zoning to extend sewer and water without annexation.
• Cooperate with and support town government with their land use enforcement. Create strong zoning enforcement on a county level. Interrupt the ongoing planning process long enough to put a basic plan in place, then improve upon that with details.
• Support local recommendations/decisions by town government. Provide Internet for towns. Assist and provide land use plans in computer format as strategy to kick-start land use plan development by towns. Require zoning changes for CUP’s in urban development areas (mineral extraction, asphalt rendering plants). Provide urban service/limited urban services without annexation at a reasonable cost.
• Update the County zoning ordinance. Merge RPC and Dane County Planning Department. Computerize all land information.
• Freeze all municipal boundaries in Dane County then give towns zoning authority. Support changes in Ch. 91 Farmland Preservation. Support changes in state annexation laws. Support town zoning control. Merger of RPC and DCP&D. Support recreation of RPC to include other counties. Support a sound transportation plan. Promote better economic development. Promote boundary agreements between municipalities and towns. Support protection of farm economy.
• Create town zoning. Create shared urban service areas. Explore alternatives to annexation. Spent more time discussing issues with people that disagree with you than agree. Have all county information available via electronic info. Try to represent the people you govern as opposed to only your own beliefs. Create term limits for all elected officials. Try to create an environment where it is not the person with the best attorney that wins.
• City planners consult with neighborhood on shaping a vision for their community. County (or state) should provide assistance in planning for not only developing but for preservation/restoration of natural communities. The County Parks Department should be expanded to consult/assist ;must more with towns. A conservation-housing fund for county (or state) should be created to support/encourage model clustered development preservation projects. Light commuter rail. Get land use web site accessible planning, development and conservation information to the public. Develop programs that support/attract farmers in urbanizing towns (i.e. support CSA’s, regional food system markets, etc.). Research national models that legally protect rural character (i.e. farmland) while empowering towns with local decision-making and removing threat of annexation. Do they exist? Consolidate plans and agendas of all the various planning groups and plans to that an individual can "find the rudders of the ship."
• Provide accessible planning information for the public. Web site with links to stats, codes, rules, RPC. Set up fund to purchase development rights and to fund promising new farms with young owners. Promote change in state stats to expand RPC to surrounding counties. Help surrounding counties understand the true costs of development. Help everyone understand what a "town" is how it is different from villages and cities. Promote statewide land use plan (framework).
• Challenge local TV stations to depict landuse issues in greater depth (visual understanding of public is weak). Involve middle and high school students in landuse discussions (long-term understanding is also weak). Repeat this exercise regularly (at least every two years). Repeat Town of Dunn study (tax revenue vs. service cost provided methodology sound for other types of Dane County communities. Communicate issues continually in plain English. Subject and landuse procedures to periodic review to ensure they remain effective and germane.
• Keep it simple. Concentrate on long-term issue (study-analyze impact of use of natural resources). Develop broad guidelines and policies. Strive for common understanding with local governments. Work for convergence and consensus. Local authorities should have the ability to decide. County’s role should be coordination and overall direction.
• Promote infill development within central core areas of urban service areas. Prohibit development within 75 feet of any lake. Restrict development in river and stream watershed areas. Prohibit development in wetlands. Light rail transit initially from Milwaukee Street at East Washington Avenue to Hill Farms, extend to East Town and West Town. Prohibit construction of any new four lane highways. Promote pedestrian access throughout the county, including strict enforcement of speed limits. Create bicycle transportation corridors for community and other transportation needs. Treat bicycle facilities as transportation, not recreation facilities.
• Design an approval process that is fast and easy for those developments that are consistent with Vision 2020 conclusions. Recognize and celebrate developers and communities that are achieving sound economical growth. Clearly identify areas where growth is desired. Encourage development in existing urban service areas. Be heavy on incentives, less focused on penalties. Develop a set of measures that can be communicated regularly to show process on Vision 2020.
• Allow towns and cities to target areas for development and incorporate them in their land use plan. Streamline zoning rules for changes consistent with current approved land use plans. Require approval within the zoning process for all annexations. This is the area of the greatest conversion of ag land and has no review at the county level.

c) Promoting "Smart Growth"

Group Flip Charts

Group 1:

Incentives to Encourage Smart Growth

1. (4) Modify zoning regulations to better accommodate mixed use development.
2. (3) (Financial) rewards for designs that have intensive land use, but allow for open space.
3. (2) Urban growth boundaries for Mad Metro expanded only by countywide referendum.
4. (3) Coordinate growth with all governmental units (including school boards).
5. (4) Make farming viable in Dane County and farmland will be preserved.
6. (0) Encourage senior farmers to donate land to county, retaining use.
7. (1) Plan open spaces to coordinate with neighboring communities.
8. (0) Promote good mix when we do grow.
9. (3) Offer tax incentives to developers who meet community goals for specific parcels.
10. (4) Promote transit-oriented development (clusters @ transit stops).
11. (4) Encourage intensive redevelopment of Madison urban. Retain rural open space between transit stops and limited access roads between communities.
12. (0) Park and green space dedication.
13. (2) Coordinate industrial development with residential development.
14. (5) Encourage existing urban communities. Attract new growth by renovating low use areas.
15. (3) Encourage proper stormwater management with growth.
16. (2) Transferable development rights.
17. (2) State, county and city policies to direct enterprises away from Madison and communities that could benefit from growth.
18. (4) Encourage greater public involvement and control in growth process.
19. (1) Enough local control within townships to allow development policies to fit.
20. (3) More education and communication on smart growth special projects, between communities, general concepts.

Disincentives to Discourage Development Inconsistent with Smart Growth

1. (9) Portion true costs of developments to developers (impact fees). Transfer all up front costs to developer.
2. (1) Make cost to develop farmland greater than other.
3. (2) Resist threats to local village "character".
4. (4) No further annexation by major urban (including Madison) until all infill has occurred.
5. (1) Establish restrictive planning and zoning ordinances.
6. (1) Require more acreage for separation of residential lots in rural areas.
7. (3) Resist highway expansion contrary to "smart growth".
8. (1) Use fees to discourage low density development (sewer connection, for example).
9. (1) Limit some government services which are contrary to community goals.
10. (4) Establish balance in legal guidelines to determine key decision makers participants in each development (regional control for regional issues vs. Local control for local issues).
11. (4) Selection of committee memberships to reflect community, not just developers, etc.
12. (1) Tone down emphasis on inevitability of growth (or growth for growth’s sake).
13. Discourage infrastructure development where inappropriate.

Group 2:

Incentives to Encourage Smart Growth

1. (4) Transfer of Development Rights (also purchase).
2. (4) Designated growth zones that get tax credits based on cost of services.
3. (2) Countywide development, standards/rules to follow
4. (3) Percentage of each development to low income and educate about.
5. (3) Incentives for landowner deed restrictions to protect land (voluntarily).
6. (0) Town ordinances in place that support the plans.
7. (6) Government/developer partnership to make as easy as possible to do the right thing.
8. (2) Cities take care/clean out "brown fields".
9. (0) Training for assessors to understand use dollar value.
10. (3) Incentives to live closer to work.
11. (3) "Smart growth" resources for smaller units of government, e.g. census, ag info, etc.
12. (2) Educate public about multifamily and mixed use (proactively).
13. (1) Incentives for onsite day care.
14. (5) Intergovernmental coordination on land use, e.g. cities/towns/villages.
15. (3) Designate transportation corridors.
16. (3) Reward developers for using urban services.
17. (4) Assistance to improve farm profitability.
18. Encourage cluster development in rural areas.
19. Have planned unit development as a rural concept.

Disincentives to Discourage Development Inconsistent with Smart Growth

1. (7) Require independent tax impact studies and base impact fees on those studies in areas not designated for growth.
2. (7) Higher cost for developer in non-transit corridor area for transportation impact.
3. (4) Use zoning authority to restrict development in certain areas.
4. (1) Tax on splits of ag land.
5. (3) Discourage scattered development in rural areas.
6. (4) Tolls, fuel taxes, traffic control efforts to limit traffic in areas where don’t want it.
7. (2) Create buffer between ag land and development as part of development.
8. (5) Environmental impact fees.
9. (1) Enforce strict urban growth boundaries.

If you were County Executive, what Ten things would you do to Achieve Sound, Economical Growth?

1. (4) Define specific areas that are development areas (which are enforceable).
2. (4) Make certain all county ordinances support smart growth.
3. (3) Prepare with cities growth in transit areas.
4. (4) Enforce town compliance with smart growth.
5. 1) Funds to encourage village center growth.
6. (1) Get state legislation to enable countywide transfer of development.
7. (3) Identify goals that the entire body politic can move toward = consensus building.
8. (1) Make certain needs of lowincome are not forgotten.
9. (3) Restructure tax fees to support smart growth.
10. (1) Define how fits into 2020.
11. (5) Support farmers to farm.
12. (5) Improve accessibility of county services to other units of government, especially impact studies consultant, individually and developers.

Group 3:

Incentives to Encourage Smart Growth

1. (7) Buying development rights from farmer and leaving as farm.
2. (1) Reasonable taxes strategy.
3. (1) Subsidizing farmland.
4. (2) Encourage local farm markets.
5. (4) Strong town land use plans.
6. (2) Target/prioritize public investments including infrastructure services to development and redevelopment areas.
7. (3) Revise all zoning laws to allow more flexibility, e.g., traditional neighbor.
8. (4) Designate green corridors between communities.
9. (3) Develop a transfer of development rights/density units.
10. Create detail neighborhood plans to id desired development and speed the permit process.
11. (4) County/region-wide planning.
12. (3) Education effort that compares the true cost of rural vs. urban living.
13. Excellent natural environment. 13a) Support business development along transportation corridors.
14. Consider effects of transportation.
15. (6) Develop efficient transportation corridors with good service to direct growth.
16. (1) Invest in services to enhance urban living.
17. (2) Expansion of environmental impact statements specific to a town’s character.
18. Enhance the attractiveness of Madison Metropolitan School District.
19. (3) Provide regulatory flexibility.
20. (3) Provide density bonuses for public, e.g. parks, school sites.

Disincentives to Discourage Development Inconsistent with Smart Growth

1. (6) Town land use rules that prevent development not consistent with smart development.
2. (4) Require consistency between municipal plans and ordinances.
3. (6) Reduce taxes in nondeveloped areas with a recapture feature.
4. (5) Towns that want to urbanize should pay for their own services.
5. (4) Implementation of land division ordinances to prevent split of farmland.
6. (6) Charge fees in relation to the cost of development (impact fees) to the community.
7. (6) Limit road development to make commuting more difficult.
8. Existence of a hostile environment, e.g. landfills.
9. (3) Identify future urban areas and prohibit rural development there.
10. (11) Present economic data on the impacts of development (publish).
11. (1) Continue farmland preservation program.
12. (4) No public investment for infrastructure in nondeveloped areas (no streets, roads, etc.)
13. (4) Require large developments to have sewer and water hookups.

Group 4:

Incentives to Encourage Smart Growth

1. Quicker approval process.
2. (8) Purchase of development rights.
3. (3) Light rail.
4. (2) Greenbelt laws.
5. (4) Put where farmland is poor.
6. (2) Legislation which requires local enabling agreement plans which enable setting priority plans in local areas.
7. (2) Maintain country flow where new homes are placed, etc.
8. (4) Better township planning on a smaller scale.
9. (4) Lower infrastructure costs in outlying areas as opposed to what urban areas pay (builders). Standardized costs in subdivisions.
10. (1) Good pr/rewards for "smart growth".
11. (3) Give incentives for open space in clusters.
12. (1) Tax breaks for renovating existing houses.
13. (1) Don’t require 35 acre purchase in country.
14. Rent subsidies in high density areas, near transit.
15. Tax breaks who use one limited energy.
16. (4) Improved central city life.
17. (3) Countywide affordable housing.

Disincentives to Discourage Development Inconsistent with Smart Growth

1. (4) Transfer real costs to users through fees.
2. (4) Limit infrastructure development outside of concentrated areas.
3. Tighten zoning.
4. Match taxes for renovating by taxing heavier new buildings.
5. (5) Add density requirements to zoning.
6. (7) Ordinances for land use plans.
7. (4) Fees to drive car to center city.
8. Tax houses using more energy.
9. Tax larger yards more.
10. Aquifer recharge areas be protected by legislation.
11. (3) Farmer’s "right to farm" law.
12. (5) Only land actually developed (housing) by farmers should be taxed.
13. (2) Review of all development proposals for adherence to "smart growth".
14. Tax by number of biological children
15. (3) Better public understanding of real costs.

If you were County Executive, what Ten things would you do to Achieve Sound, Economical Growth?

1. Require all communities to have plans in accord with county plan. Require communication among all communities ala Oregon model.
2. Required information for prospective buyers.
3. Use nonproductive land first.
4. Evaluate land for best public use.
5. Improve central city while preserving county.
6. Don’t be dependent on cars light rail or other transportation forms.

Group 5:

Incentives to Encourage Smart Growth

1. Rules that promote density (encourage infill).
2. (3) Buy development rights (can’t just be town, must be county-wise at least).
3. Urban lots too expensive.
4. (4) Transfer of development rights (but expensive).
5. (1) Could be funded by bonding.
6. (5) Wide range of housing options in each development.
7. (2) Streamline approval processes.
8. (5) Reinfill: density credits for developers.
9. (5) Take into account more than sewer availability, e.g. police, fire, snow, schools, roads (traffic), recreational.
10. Sewer decisions on county basis.
11. (4) Clarity around intergovernmental cooperation tax sharing loss not complete e.g. over time particular service; development standards.
12. (2) Need to address increased prices as development restricted.
13. Community land trust one way to restrain land costs. However, is land off the tax roll? Possible answer: "user fee".

Disincentives to Discourage Development Inconsistent with Smart Growth

1. (4) Don’t build roads into areas you don’t want developed.
2. (5) Don’t raise expectations about infrastructure, e.g. roads, sewers; include fiscal considerations.
3. (1) Higher marginal property taxes, e.g. progressive on "great big house". (constitutional amendment needs we know).
4. (6) Financial penalty if development outside planned area and dollars go to one or "incentive" ideas.
5. (5) Stricter regulation of d in highly sensitive areas
6. (3) Tax land on basis of price offered for sale.
7. Change development rights to 1 to 125 acres (in A1 Exclusive).
8. Purchasers of 1.25 acre lots pay into fund to buy development rights of neighboring land to keep in present use.
9. Forbid nonsewered development
10. (8) Document and make known the system-wide costs of non-smart development.

If you were County Executive, what Ten things would you do to Achieve Sound, Economical Growth?

1. County Executive could "D10" (document and make known the system-wide costs of non-smart development).
2. Meet with city/village/town officials to encourage seeing the wide impact of their "local" decisions (including Madison).
3. Talk to citizens, as well as officials.
4. Sponsor innovative pilot projects.
5. County Executive needs to take leadership role on current large development, e.g. 700 1,000 acres.

c) Promoting "Smart Growth"

Individual "Incentives/Disincentives for Smart Growth" Worksheets

Incentives to Encourage Smart Growth

• Put growth where the land is, not good farm land.
• Encourage people to live in towns unless they really have a good reason for country living.
• If people do go to the country because of sewage problems, they need at least two acres.
• People should not have to buy 35 acres. It is a waste of land.
• State legislation enabling pay-back of ag or other rural land use rates at time of development 1) land use requiring plans for municipalities and governmental units to agree with neighboring plans ala Oregon; 2) protection of aquifer recharge areas from both inundation and contamination; 3) protection of land between rail and other mass transit stops from inappropriate development; 4) strengthen county and regional government regarding private/public incentives land use to subsidize first (13 months) of rent in new transit oriented housing; 5) set priorities in local plans to give 1, 2, 3 areas for development; and 6) local goals for land use, e.g., elderly housing in convenient areas
• Smaller land pieces per new house (59 or more per acre); light rail or other public transportation.
• Smart land use plans using only wooded land, not farm land; encourage country landscape control valleys, rolling hills...farms, new homes must flow with this look.
• To make sure that growth is planned through so roads, parks, sites are planned well such as building location. And preserve the scenic look of the country. For example, one house every 35 acres does that mean only one house on that 35 acres or does it mean 100 houses on that 35 acres? Townships in Dane County should update land use plans every two years.
• Purchase of Development Rights; "Green Belt" laws every town or city must have a broad green belt around it, with no new building in it; build light rail with Madison as a hub; give tax breaks to people renovating existing housing; give tax breaks to housing units which will use less than an appointed amount of polluting energy to run, because of small size or good technology, e.g. solar; give tax breaks to high density development like Middleton Hills if any will set aside open lands (legally, with PDR for example); standardize infrastructure costs throughout the country so that developers have to pay for it all.
• Increase budget allocations (county and OSUA areas) for parks and open space acquisition.
• Incentives to use public transit expand alternatives to car; PDR; preserve environmental corridors by purchase, etc.; provide planning and zoning assistance to cities and villages in county; require open space preservation and closer development for new developments; tax farmland as farmland not as potential housing (higher taxes) can face farmers to sell, otherwise); change zoning to encourage more compact development (narrower streets, smaller lots, get ride of variances for additions to older neighborhoods, get rid of incentives to move to suburbs); require affordable housing countywide (to counter perception/reality that "low income" housing in central city is something to flee).
• Note: need to define incentive and disincentive people in group talked all over the board. Advice for County Executive: Balance improve central city and promote smart growth; Mandate planning and communication by all municipalities with regional plan as umbrella; don’t be afraid of using disincentives. PDR cluster development regionally; TDR; tax breaks for renovation; quicker approval process if you meet criteria for smart growth; good publicity for smart growth promoters press, awards; public transportation; green belt; save good land channel growth when farming is not good; state erasing legislation that requires local plans to agree with one another and with regional plan; require plans for all municipalities!; improve central city life; tax breaks for affordable housing in outlying urban service areas.
• Transportation planning develop efficient transportation corridors with good service to direct growth; require information sheets to be given to new homeowners (others?) that compare costs of living in various locations (city center, rural, suburb...); encourage local farm markets; change city/village zoning to allow traditional neighborhood developments; promote Main Street programs.
• Strong town land use plans; transfer of density units; environmental impact statements specific to farming industry.
• Educate public; development rights.
• Subsidize farming; PDR; subsidize redevelopment or urban areas; limit road development make commuting harder.
• Designate green corridors to segregate municipalities PDR establish parks/trails in corridor; develop TDR program; zoning decisions to foster cluster development; support and nurture business development along corridors serviced by mass transit; encourage local farm market; invest in infrastructure to services to enhance urban living; make MMSD more local control.
• County and cities should prioritize public investment in areas targeted for (re)development; prepare detailed neighborhood plans to identify desired development and speed process of permitting for projects; ID, zoning and other regulatory barriers and eliminate; fast track permitting for smart growth projects; develop fund to use for coop rent "high risk" development (use for research, planning, infrastructure).
• Good infrastructure roads, school, government; excellent natural environment.
• Buying development rights on farm land; assessing farm land for its use and not its development value.
• Require land use patterns that require future development in separated communities of moderate scale along mass transit lines; build limited access roads between the county’s communities; city, county and state should adopt policies directing enterprises away from large metropolitan areas and to communities that can benefit from growth.
• Provide financial (tax?) incentives to developers/landlords to provide housing for low income families; require developers of apartment complexes/multifamily housing to have a certain percentage of units for low income families; provide financial incentives for employers to offer onsite daycare (which will decrease the need for travel/transportation).
• Reward development of multifamily housing that is included in single family development; mixed income housing development could be encouraged by rewarding nonprofit partnerships with any development; land trust.
• "Realistic?" given fiscal realities; adequate public input allowed; transfer existing development rights.
• Begin development rights (not at town level); reduce taxes on farmland.
• Infill encouraging legislation; improved monetary support for brownfield re-developments; density credits; land use based taxation; community owned development rights for sensitive key parcels of development; modify transportation to encourage growth.
• Infill line of corp. limits consistent with Master Plan; tax breaks and incentives to encourage ag preservation; purchase of development rights; growth areas should be channeled to areas which have infrastructure and urban service and sewer, water, police and fire; just because sewer goes through it doesn’t mean its best use as you build it puts sewer next to more ag land; local control with the people who live in the area control it accountable.
• Reduced costs, if any, in permitting process; accumulation of incentive will fast track one action that might contrast to smart growth.
• Systems that are based on certainty and predictability; reduce processing time and costs; provide good examples; reduce costs of holdings and maintain in low density uses; provide opportunities to trade the benefits of developers (TDR); tax benefits for environmental stewardship; opportunities to share real estate tax revenue; legislative encouragement of intergovernmental agreements need legal clarity/certainty; cleanup polluted land; T.I.F.; equity insurance.
• Offer tax incentives to developers whose projects fit into the community’s goals for that land, e.g. affordable housing); transferable development rights; improve and provide transportation alternatives.
• Rewarding land use design which uses land intensively, yet with provisions of selected open space...as illustrated at previous section; encourage by various measures intensive redevelopment of inner portion of City of Madison.
• Enactment of local policy to encourage desired growth tax incentives, park/green space dedication, promotion of diverse housing opportunities, gain public opinion on development direction; identify development goals through appropriate master planning; coordination of growth with all units of government and adjacent communities (including school boards).
• Need to save farmers this will save farmland; stress industry growth together with corresponding residential; residential growth near industrial; cluster rural development where density is rural save max land and better use.
• Things that will enhance a particular area’s growth such as needed residential, commercial and industrial, park space and industrial lands in a city and town; good plans that will preserve the general character of an area that will develop.
• Give each community a name to characterize its own special unique "personality"; communicate information on community activities and local business to invite neighboring citizens to participate; identify qualities that have made existing communities attractive and use that to develop future growth; plan open space to coordinate with neighboring communities; encourage existing communities to attract new growth by renovating areas left vacant.
• Encourage seniors farmers the right to donate their property to the county but to retain the right to live on it until death (name for that?); development of light rail to connect small towns.
• Develop and implement checklists for approval process; PDR; TDR; prepare guidelines to communities for updating their master plans; promote TOD/linear development; modify zoning regulations to allow more flexibility with mixed use neighborhood with less setback distances; tax credits to farmers for maintaining land uses.
• TDR incentive laden; use value what is a farm; community development initiative BUILD; tax impact statements; TIF/financial incentives for mixed use, walkable neighborhoods.
• Transfer/purchase development rights; cities cleanup downtown vacant lots w/ brownfields; provide multimodal transportation options; provide zoning options menu instead of sterile code.

Disincentives to Discourage Development Contrary to Smart Growth Concepts

• People should realize the inconvenience of country living and not complain about this and that once they get there (in the country), smells, noises and chemicals.
• Additional provisions to zoning regulations to add density considerations, PLUS density/open space ratio requirements; regulatory or development fees to pay the real costs of the institution and delivery of urban services.
• Preservation of wetlands and other; increased zoning.
• Land use plans that discourage over development of good farm land; minimum/maximum acreage; only farm land actually developed be taxed; a land use plan enforced countywide (uniform).
• To protect what we have if we develop farm land we can’t get it back.
• In order to discourage population increases, tax people according their number of biological children a heavier tax kicking in after two children; tax more heavily building new houses; tax heavily houses which will use more than the approved amount of energy because of large size or wasteful technology; tax heavily less dense developments, e.g. yards over 1/2 acre.
• Enact a countywide standard for all future subdivisions equal to the City of Madison’s standards, i.e., curb, gutters, sidewalks, park contributions permitted on number of units of housing, etc.
• Shared revenue across county so no financial benefit to moving to undeveloped land because land is cheaper; limit several extension/infrastructure outside of concentrated development areas; public information about costs of services in rural areas (current and what will occur when it urbanizes and service demands increase); establish a fee for those who travel to work in the city and take advantages of services yet don’t pay taxes for these services; plans with ordinances to implement them (tighten up zoning requirements); require plan concurrently.
• Urban growth boundary; transfer real lots to uses, i.e. for road building, services, to use roads; design review; have people pay for the "benefits" they accrue from development; don’t extend services outside of concentrated development areas; tax or have fees for plans built that are not connected to services, i.e. own well/septic; tax people for more than two kids; fee to enter central city with own vehicle; tighten up zoning; higher taxes for new housing; higher taxes for inefficient housing; farmers right to farm bill.
• Impact fees.
• Strong land division ordinances to prevent split of farms through topographical acreage, tillable acreage, possible financial disincentive.
• Don’t create TIF districts in areas not suitable for smart growth; reduce taxes on non-developed areas, recapture if use is changed; no public assistance for infrastructure; require large developments to have sewer and water hookups; impact fees.
• Charge fees for developments based on cost to community; TDR/PDR.
• High taxes; no poor infrastructure; mega farming (hog farms, chicken); hostile environment, etc. landfill; poor land use planning.
• At our township we have a 35 acre limit to build a house on and only single family homes; raise taxes on farmers and they will want to sell all their land.
• Do not expand CUSS boundaries until authorized by a countywide referendum or at least by vote of the County Board; require more acreage as a base for the separation of rural residential lots; Tone down the faddish emphasis on the inevitability of great growth and growth for growth’s sake.
• Include more complete list of impacts when developments are proposed so that the full costs of police, fire, street maintenance and even schools are projected before developments are approved.
• Are we manipulating demand for new housing? by promotion? If so, is this wise when demand is already high?; disincentive would be removing public funds for promoting an area when demand to live (and/or move there) is already high.
• Higher tax rate on large house (marginal rate); change in uniformity clause (constitution change).
• Modify transportation; don’t allow unsewered subdivision developments; don’t build roads where not wanted; don’t raise expectations; forbid unsewered development.
• Sewers put in 1960’s established growth area ideas of 1960’s outdated in 1990’s; town is or isn’t urban or ag; limit roads; all costs to developer; price of sale or asking price; taxing value.
• Extra fees and penalties for review and insure against dubious projects; demonstrate adverse economic impact unsmart growth; penalties for poor performing development; uncertainty and unpredictable of future services, access. etc.; strict regulation of highly sensitive environmental areas; don’t raise expectations for future infrastructure.
• Portion the true costs of developments to the developers; limit some government services to developments which are contrary to community goals; higher taxes (assessments) for unproductive uses, e.g. parking lots.
• Placing maximum feasible portion of costs of infrastructure development on developer; resist highway expansion contrary to smart growth objections.
• Establish restrictive planning ordinances, zoning; selection of committee memberships reflecting community, not development interests; economic impact statement on all new development.
• Continual annexations by Madison without infill; county has little to say about Madison annexation; development rights.
• Bad feelings townships and cities; loss of good farmland in a township and loss of potential expansion in a township; if a city expands too far into the township area; bad zoning decisions; bad water quality to stormwater runoff; developer to pay all costs such as sewer, water and utility, stormwater.
• Letting cities annex large blocks of land without setting up rules ahead of time zoning until all infill; tolls to restrict access to small towns that want to regain their own character.
• Increase sewer connection costs so that development is more clustered and compact; restrict development of naturally sensitive sites; limit access points to new expressways/arterials.
• RPC sewer extensions/USA’s; require consistency with adopted plans; impact fees for full expected direct/indirect (transportation)impacts.
• Charge more for sewer extensions, police services, etc. for development; growth boundary; provide buffer between municipalities

c) Promoting "Smart Growth" - Urbanizing Towns

Group Flip Charts

Group 1:

Question 1: What are the special issues/needs facing urbanizing towns?

1. Existing use that creates conflicts with planned use quarries, rendering plant.
2. Annexation.
3. Economic fairness.
4. Balance between residential and jobs being created.
5. Pressure for selling adjacent farm land.
6. Reaching vision consensus.
7. Problems with zoning.
8. Infrastructure cost of
9. Lots of little pieces as city annexes land.
10. Residential involvement in planning process.
11. Access to water and sewer.
12. Decreasing quality of life.
13. Town controls development rather than development controlling town.
14. Transportation needs.
15. Ability to enforce plan.
16. Annexation along section lines.
17. Aging farmers
18. Farming in urban-zoned area loss of farmers

Question 2 : What can be done to help urbanize towns effectively respond to these special issues and needs?

1. More clustered development town included in town plan.
2. (1) Update county zoning ordinance to report current needs and happenings.
3. (2) Tech expertise is available for development, but is not available for protection and preservation; focus now is on built, not unbuilt; acment (?) services provided by county Parks Department.
4. (4) Long-term issue need for enforcement of land use planning county or statewide.
5. (5) Explore shared urban services as opposed to annexation.
6. (1) County needs to back up local government.
7. (2) Town zoning take over from county equal to city and villages.
8. (2) Provide superfund for landowner compensation for preservation and future work.
9. (1) If towns are annexed, cities should provide some sort of compensation for tax base lost?
10. (2)Update state septic code so we can have greater density.
11. Urbanizing towns need forum to share ideas, cost-sharing.
12. (1) Promote changes in state statutes.
13. Meshing agendas, integrating ideas, land use web site, one document to blend all.
14. Talk to those towns that are not urbanizing "it will happen to you".
15. (5) Dane to host Web and Email services to towns. List services.
16. 2020 bullets are good. How does one acquire this information?
17. (1) The fate land bank for annexation later (or will they be); communities 50 years from now.

Question 3: Are a Different Set of State, County Regulations and/or Procedures Required for Urban Towns as Opposed to Rural Towns? Yes/No

1. Yes agenda for state association destiny of towns: "charter towns" laws; is bigger better.
2. Northeast of California approach we will be on of the other guess enforcement of the plans the difference.
3. Charter towns could create a level playing field.
4. Yes enforce land bank or communities 50 years from now model see fate of towns.
5. Yes when RPC’s were created, living in vacuum; involve surrounding counties.
6. Yes change exclusive ag law to make lots smaller than 35 acres.
7. Statewide framework for land use with flexibility.
8. Review "CUPS" (conditional use permits) for A1A ag properties; anxiety when "CUP" hits township; change these laws.
9. Local zoning may take care of #8 review "Farmland Preservation Law". Review Chapter 91.
10. Vermont how land is taxed by those who live out of state.
11. Superfund for development housing and conservation fund like Vermont.
12. Tie into urban service rather than annex, but pay their way.
13. Pull all stuff gathered by the public at public expense put on Web Site access at local library.

Top 3

1. Yes enforce land bank or communities 50 years from now model see fate of towns.
2. Yes when RPC’s were created, living in vacuum; involve surrounding counties.

Question 4: Specific Actions that the County Executive could do to encourage/achieve Sound, Economical Growth.

1. Update Dane County Zoning Ordinances.
2. Condense RPC into Dane County Planning unit.
3. Provide accessible planning information for public.
4. Support recreation of RPC into regional, not county planning commission.
5. (3) Support town government in land use enforcement.
6. (1) Reduce "CUP" in light of residential urban expansion.
7. (2) Computerize land information system and make available to public.
8. Remove cities and villages from town plan decision.
9. Help define the purpose and function of a "town".
10. Provide funding source for land use initiatives.
11. Provide resource for land use development plans.
12. Support sound transportation planning as opposed to spending $750,000 on 2020 Plan and not adopt.
13. Seek state funding resources for land use.

Group 2:

Question 1: What are the special issues/needs facing urbanizing towns?

1. Control over zoning/development (water, schools).
2. Threat of annexation.
3. Cost of providing services.
4. Maintenance community character.
5. Saving downtown/create.
6. Strengthen town’s moratorium powers.
7. Expertise: need for planning expertise vs. capacity.
8. Contain growth within township.
9. Piecemeal decisions/lack of cohesive vision.
10. County zoning too rigid (flexibility to address needs).
11. Maintain viable farmland base.
12. Preserve environmental resources.
13. Keep/create greenspace.
14. Impact of expanded transportation (highways).
15. Development to need attract development to adapt to development givens (perceived); expectations of landowners to sell develop.
16. Promotion of manufacturing to shift to non-farm tax base.
17. Keep light manufacturing close or within to urban (contain).
18. Bedroom: jobs.
19. MG Transition housing.
20. Maximum economic value of property.
21. Sense of community.
22. Balance of government powers (government: government)
23. Grow up vs. (low to med.).
24. Coordinate transit planning.

Question 2: What can be done to help urbanizing towns effectively respond to these special issues/needs?

1. Community development leadership training/education on development issues.
2. Forum for intergovernmental meetings address issues that cut across community (light rail).
3. Citizens and leadership get comfortable with joint planning (intra-county) (increase capacity, increase consensus)
4. visioning charettes (see Lou)
5. prob. ID charettes (2,1)
6. Vote carefully know candidates!
7. "Attitude" large supports small to make own decisions (coordinate vs. impose).
8. Provide developmental impact statements.
9. Provide zoning flexibility by planned unit development or special purpose district.
10. Division of accountability/decision-making county = broad parameters/criteria; towns = specific plans that meet criteria.
11. Broad agenda/goal setting with government to government involvement.
12. Local government empowerment (3,9).
13. Create industrial parks.
14. Create templates/legal tools for planning new mechanisms moratorium "tool kit" county creates for local governments.
15. Local government nom. areas for development within required framework.
16. Create county benchmarks (snapshots for development), air quality, population density, road surf, from which to plan.

Question 3: Are a different set of state/county regulations and/or procedures required for urban towns as opposed to rural towns? If yes, what should they be? If not, why not?

• No, same regulations for all to encourage good development.
• Flow charge, not double standards.
• Central Dane County towns meet together "ring of fire".
• Not different regulations, but different procedures (practices) of meeting together.
• Concentric meetings/planning.

c) Promoting "Smart Growth" - Urbanizing Towns

Individual Worksheets

Question 1: What are the special issues/needs facing urbanizing towns?

• Reduced tax base; fractured and separated "pieces"; less people to participate in governance; providing urban services in a large area; "persuasive" developers override land use plans.
• Enforcement of town plans; consensus; annexation vs. maintaining community integrity; infrastructure transportation; loss of farmers.
• Balancing tax base residential/commercial/industrial; maintain character of town; following a comprehensive plan/as opposed to scattered development.
• Annexation issues boundaries and shared services. Access to water and sewer.
• Management of growth under the current zoning in the county. Need for easier ways to get into Madison met. For sewer hookup if changes to the current septic code are not improved. Annexation of land developed or not.
• Existing conflicting land use (e.g. quarry, 17 operation, and other conditions use permits). Urban services, retiring farms with large land use decisions to make, annexation by cities, increase use for residential uses, zone changes. Wild animals (deer, skunks, etc.) coexist.
• Increased traffic loads: economic fairness zoning restrictions/landownersland values; big city attitudes (cultural differences) create less than harmony with government; annexation.
• Infrastructure roads, fire, police and emergency sewer. Cities and villages should understand everyone doesn’t want to live in cities. Cities and villages should understand there is poor ag land and small parcels that should and could be built on.
• 34 towns 25% = 8 towns i.e. Middleton, Sun Prairie, Cottage Grove, Burke, Westport Resources available to those who live in the town, i.e. ability to walk to or easily access commercial districts, water, electricity, sewage, schools, a "sense of community" control over the development of these resources.
• Retaining community character. Maintaining quality of life. Preserving environmental resources financial and balancing taxes and growth. Managing transition housing development; key to quality in neighborhood.
• Annexation, legal cost, extension of sewer, water. Voice in schools location, etc. Rezone. Unsewered subdivisions.
• Town services transportation building more roads/highways land and wildlife preservation; loss of farmland; diversity within the town socioeconomic, ethnic, age, etc. Boundary issues where towns meet with cities or villages.
• Creating community; providing services fire, sewer, education; providing urban retail center; delineating growth boundaries; specifying population density; recognizing/establishing relationship to metropolitan Madison; visualizing and promoting aesthetic aspects of town and surrounding area; rules in unsewered housing.
• Balance provision of "services" with growth. Governance issues new resident needs with traditional needs of past. Tax base of support for schools, police, etc. Community flavor, identity. Listening to "new" requests/demands and long standing ones, i.e. farm families vs. folks who live there now but work outside town itself.
• Transportation, service and costs, costs, annexation, shopping, sense of community, parks recreation open space, runoff, change (accepting it, addressing it), diversity, housing cost-mix-not here, safety.
• Inherent parochialism of decisions; lack of staff, expert advice; inability to win fights with powerful developers; lack of cooperation from larger units of government.
• Paying for the needed services; preserving open space. In general, all first 6 of Dave Cieslewicz’s 7 points.
• Discuss?? Pay for services that we use in Madison roads?, recreation, ground runoff; discuss question goes both by study and report vs. uses both ways. Threat of annexation by Town of Madison or connecting (from out. Developers playing off between Madison or adjoining cities and towns. Transportation getting places and traffic congestion and noise and air quality. Preserving farmland and open space. Providing affordable housing. Communicating and cooperating with county and neighboring municipalities and towns. Develop rights.

Question 2: What can be done to help urbanizing towns effectively respond to these special issues/needs?

• Annexing cities provide buyout of tax base or provide services to town.
• Tech assistance in consensus building farmland and public open space preservation; designing livable communities with clustered development; augment open space planning services provided by county.
• Possibly shared service agreements as opposed to annexation. City shares urban service land remains in town.
• Update current county zoning ordinance. Update the land use and zoning of all parcels in the county. Help in getting sewer hookups for new developments, not always having to rely on septic systems.
• Support local government. Help/assist local towns in preparing land use plans. Provide a super fund to acquire land from those who want to sell to insure compatible land use purposes. Provide consistent information on the process of land use planning and support. Provide Web and email.
• Does anything really have to be done? Keep government local? Which parts? Balance of both.
• Developers and towns should use clustered development. Developers should pay towns for infrastructure when starting to develop in developer’s agreement.
• The need for towns to develop written growth and development plans that satisfy the larger county goals but reflect individual character. Coordinated transportation development plan including road/highway development and alternative transportation.
• Attitude larger scale government bodies should be supportive of local planning, coordinating and facilitating rather than overly constraining PROVIDE EXPERTISE AND PLANNING SERVICES DOWNWARD.
• Cities to resolve the issue of jurisdiction. Better communication and information among residents. Stay with land use plans specified. Educate citizens on qualification needed to serve as public official.
• Incentives to not develop land in urban areas. Concentrate housing. Encourage use of UW-Extension staff. Provide outside facilitators and planning meetings. Decent mass transportation in Dane County like rail. Revisit annexation laws. Provide a means of assessing true environmental costs.
• Town newsletter; county (regional) plan and agreement on where growth can occur; town meetings; town-wide services ideas, wishes; town land use plans: transportation; consistency in town/county zoning; county moratorium on growth of USA’s; higher density housing; community center/town hall with scheduled meeting dates and topics; funding for purchase of development rights; rules on annexation.
• Town reawaken interest/involvement in town government. Listening to the "new" and the "old" representation of real residents and willingness to compromise not a winner takes all attitude. Focusing on what we hold in common. Not what we differ on. Cost analysis of any new development related to full (community) town benefit. Before commitment or groundbreaking a) required within proposal of developer and b) town governing board power.
• Plan, plan, plan. Communicate, communicate, communicate. Cooperate, accept, understand. Establish growth boundaries cities, villages and towns. Play Simm City the game. Plan neighborhoods. Plan walkways. Plan for needs (shopping, repair, commercial services, business).
• Development to be subject to regional guidelines: decide what decisions local; intergovernmental agreements; a map of county showing where development permitted, based on GIS; development rights: purchase and transfer programs; public education on land use issues; make school districts part of planning process.
• Ideally, change/update the whole economic framework (the "economics" that MBA’s learn) to give a dollar value to things like the supply of clean water, and open space, etc., etc., so that such things are automatically considered in decision-making. But can anything be done at Dane County level? Let rural "settlers" pay for all their services including transportation of their school children, mail delivery, etc. (The US no longer needs to encourage rural settlement).
• To help these people. County can set up meeting with local issues on a variety of specific issues both government meeting and meetings for residence of area, i.e. town hall meetings breakfast and lunch meetings coffees, etc. Get local papers to report on county topics and county send articles about county activities and ideas for local papers to print. Hotline for people to call and express concerns. Local and county listings of government who does what and who to call sent to residents. Regular meetings between county and town representatives. Overcome town’s objections of county telling them what to do.

Question 3: Are a different set of state/county regulations and/or procedures required for urban towns as opposed to rural towns? If yes, what should they be? If no, why not?

• Can towns combine, i.e. remaining parts of towns be combined with adjacent towns to maintain tax base and rural character? What are current rules? State provide flexible but effective land use plan for the state, allowing local control within a statewide framework. Tax rates different for out-of-state landowners. Change law to allow more counties in RPC; need sensitivity to natural features in planning.
• Yes laws pertaining to urbanizing towns should either a) keep land open for farmland with integrity and dense clustered healthy urban centers, i.e. 3 mile extraterritorial) or b) allow towns to maintain autonomy without threat of annexation but they should not allow evolution into large lot suburb. Bottom line preserve farmland and cluster development.
• Yes same status as cities and villages larger area for RPC.
• All groups should have the same agenda, such as 20/20, town boards/planning commissions/county board, cities, DNR, RPC, etc. Annexation for urban services.
• Yes recognize different needs. Regulations should specifically put powers involving local issues into township’s hands.
• Yes, state and county should freeze boundaries of cities and villages to prevent annexation. Require cities and villages to be 95% filled, lots built on, before any further annexation.
• Yes 1) Rural towns have greater need for support especially expertise. No 2) Urban town EXPANSION has same issues as rural town expansion (also same as city expansion into townships).
• Yes, because urban towns usually have a more dense population than rural settings. Rural settings would be more inclined to be on very large lots and septic and wells would be less costly and at the same time meeting needs satisfactorily.
• Yes, but don’t know what they should be. Yes, because circumstances are different.
• Yes regulations on unsewered housing; regulations on urbanization of burnt-out urban areas for reforestation of these; economic/environmental cost of development of new land. No agreement for where growth goes housing options of varying density.
• Yes 1) Zoning regulations/issues are different for rural towns than urban towns a) rural = land runoff, water, ag issues primarily; b) urban services provision for increasing population (i.e. schools, transportation, sewers, police and protection); 2) Not a "one size fits all" for addressing towns and resolution of those town issues; 3) Town makeup of residents would be quite different. No of folks who live there and those who make living elsewhere.
• Yes! Many urban towns should be put on equal keel with cities and towns in this type of area. (Give to towns or make all accountable to county.) Perhaps rules should change for everyone in unique counties (or urban like counties) like Dane. Urban towns are much like villages in their infancy. They need to be able to plan without fear of annexation.
• Yes, both should be subject to regional guidelines. However, different types of development should take place in urban towns denser.
• The regulations could be aimed toward urban towns say (or toward rural towns), but should be generally written to apply to all, because regulations inherently must apply to all. The procedures probably could not always be appropriate for both urban and rural.
• Confusing question I am thinking of city vs. towns. No, should have equal authority between them, especially on land annexation and land planning control and address and provide for needs of each. Create task force or committee to develop. Find out how to change state law if needs to be state involvement.