©2009 Rick Harrison Site Design Studio
In carefully worded surveys
intentionally weighted against
suburban values – Smart Growth
demonstrates that 30% respond that
they would prefer compact
neighborhoods over the dysfunction
of the suburbs…
Even after a weighted
attack 70% of the
housing market still
desire SUBURBAN over
URBAN values.
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
No mow – no water
grasses
Passive Solar Design
ALSO
TWO
PORSCHES!
TWO
PORCHES!
Deck Storage
Shed
4 car stacked garage
NAHB Green Certified
Natonal Association of
Home Builders Green
Certification
MNGreenstar Certified
LEED modified for cold
climates.
Organic Sculpted Driveway
©2009 Rick Harrison Site Design Studio
SPACE: Smart Growth
forces a minimum of 7
homes per (net) acre…
SPACE: National Association
of Home Builders (NAHB)
suggests 3 homes per acre
will curb sprawl…
©2009 Rick Harrison Site Design Studio
1 Acre: An acre of land
is 208 X 209 feet
MINIMUM 7 Per Acre:
This does not leave
much space and can
actually force monotony!
This is the LOWEST
Suggested DENSITY!!
©2009 Rick Harrison Site Design Studio
OPEN SPACE: ½ mile is a
30 minute walk (to & from) –
Why not have open space
adjacent to all homes?
©2009 Rick Harrison Site Design Studio
Premium Locations:
The few home sites
that view space will
be very expensive.
Walk to open space:
Only a few homes are
close to open space.
Alleys: Rear
garages consume
private backyard
space
©2009 Rick Harrison Site Design Studio
SPACE: private
useable area for
the kids to play
ACCOMPLISHMENT:
A Large House as a
reward for hard work
STORAGE:
A place to protect
your cars, boat,
motorcycle, etc.
NEW:
Having the latest –
fresh and efficient
©2009 Rick Harrison Site Design Studio
PATTERNS:
Most curved patterns
are confusing (due to
poor design)
WALKING:
Driving takes priority
–walks are too small
to be useable.
LACK OF CONNECTIVITY:
Typically no easy to
walk…
PROMINENT GARAGES
Garages are the main
architectural feature
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
Sec. 38-1. Purpose and intent.
The goals and objectives guiding the city planning and zoning commission and the city
council in the preparation and adoption of this article are:
(1) To provide for the harmonious development of the urban area.
(2) To coordinate the supply of services as a tool for directing the optimal distribution of
population in the urban area.
(3) To provide for the separation of pedestrian and vehicular traffic.
(4) To designate and preserve through advance dedication/reservation of rights-of-way for
transportation corridors.
(5) To insure the acquisition of land and facilities for public needs - parks, schools, open
space, fire and police facilities.
(6) To preserve and maintain scenic vistas.
(7) To encourage the preservation of natural vegetation to minimize erosion.
(8) To restrict development in areas where hazards may result.
(9) To minimize the financial burden of urban development upon the city.
(10) To assure the accuracy of land records.
(11) To address the needs of sensitive lands that would be adversely affected by common
land development practices or by the strict applications of this article.
(12) To encourage the recognition and preservation of natural ecosystems.
©2009 Rick Harrison Site Design Studio
Sec. 38-1. Purpose and intent.
Harmonious
The goals and objectives guiding the city
planning and zoning commission and the city
Development
council in the preparation and adoption of this article are:
(1) To provide for the harmonious development of the urban area.
(2) To coordinate the supply of services as a tool for directing the optimal distribution of
Preserve
Maintain
population in the urbanNatural
area.
Scenic
(3) To provide for theEcosystems
separation of pedestrian and vehicular
Vistas traffic.
(4) To designate and preserve through advance dedication/reservation of rights-of-way for
transportation corridors.
Purpose
(5) To insure the acquisition of land and facilities
for public needs - parks, schools, open
And
space, fire and police facilities.
Intent
(6) To preserve and maintain scenic vistas.
(7) To encourage the preservation
of natural vegetation Minimize
to minimize erosion.
Optimal
(8) To restrict development
in areas where hazards may result.
Population
Financial
(9) To minimize the Distribution
financial burden of urban development
Burdenupon the city.
(10) To assure the accuracy of land records.
(11) To address the needs of sensitive lands
that would be adversely affected by common
Separate
land development practices or by the strict
applications
of this article.
Pedestrians
&
(12) To encourage the recognition and preservation
of natural ecosystems.
Vehicles
©2009 Rick Harrison Site Design Studio
Planners use only the minimums!
Minimum lot size
Harmonious
Development
Preserve
Minimum lot width
Natural
Ecosystems
Percent Lot Coverage
Front
Side
Rear
Maximum building
height
Optimal
7,500 square feet
Maintain
Scenic
Vistas
Purpose
And
Intent
Population
Distribution
70 feet
40%
25 feet
5 feet
10 feet
28 feet
Minimize
Financial
Burden
Separate
Pedestrians &
Vehicles
All planners go
straight to the
“minimums” to
design a site.
©2009 Rick Harrison Site Design Studio
Planners use only the minimums!
Minimum lot size
7,500 square feet
Minimum lot width
Percent Lot Coverage
Front
70 feet
40%
25 feet
Side
Rear
Maximum building height
5 feet
10 feet
28 feet
All planners go
straight to the
“minimums” to
design a site.
©2009 Rick Harrison Site Design Studio
NO
NO
NO
Harmonious
Development
Preserve
Natural
Ecosystems
Maintain
Scenic
Vistas
NO
Purpose
And
Intent
NO
Optimal
Population
Distribution
Minimize
Financial
Burden
Separate
Pedestrians &
Vehicles
NO
©2009 Rick Harrison Site Design Studio
Flow is defined as the
ability to enter and
safely traverse the
neighborhood with a
minimum of stops and
turns...
The County Engineer
requested we
eliminate the exit to
the 7 home Cul-De-Sac
Halstead Pointe
Minnetrista, Minnesota
©2009 Rick Harrison Site Design Studio
The change adds 1,750
feet travel per home…
Leaving & returning
would = 3,500 feet 2/3rd
mile!
10 trips per home = 6 ½
miles per day!
Halstead Pointe
Minnetrista, Minnesota
3.6 Homes Per Acre (NET)
©2009 Rick Harrison Site Design Studio
Consequences:
Removing the drive is
equal to circling the earth 7
times every decade:
Wasting about 11,000
gallons of fuel (15 MPG)
Taking 50 weeks
out of the residents
lives (20 MPH)
©2009 Rick Harrison Site Design Studio
Short Blocks:
To create a walking
connectivity – short
blocks are promoted
4-Way:
Slow-down – stop
(maybe) look – wait
– (turn?) accelerate
– repeat!
4-Way:
Slow-down – stop
(maybe) look – wait
– (turn?) accelerate
– repeat!
Tight & Complex:
Slow-down – turn accelerate – repeat!
Turnabouts:
Turnabout destroys
flow for all directions
Clover Ridge
Chaska, Minnesota
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
Destination:
All streets have great
flow and lead to a
central park
Winner of the 2001
Low Income Project
of the Year Award!
ORIGINAL SITE PLAN
BY OTHER PLANNER
240 lots on 55 Acres
Increased Density:
Reduced street 42%
volume - INCREASED
density by 31 lots!
Placitas de La Paz
Coachella, California
6.76 Homes Per Acre (NET)
©2009 Rick Harrison Site Design Studio
Density:
Density is based on
length of setback –
coving stretches it.
Meandering Setback:
The front setback
creates space adjacent
to all homes
Reduced Infrastructure:
Great for economics &
the environment.
The “art” of coving
creates an organic
streetscape that
decreases STREET
LENGTH an average of
25% compared to
suburban design …
Upwards of 50%
reduced length
compared to
Smart Growth!
LaSienna- Edinburg, Texas
©2009 Rick Harrison Site Design Studio
The angles
formed by coved
home positions,
allow longer view
sheds, from
almost every
home.
Front Yards
Rear yards
Side yards too!
LaSienna- Edinburg, Texas
3.01 Homes Per Acre
©2009 Rick Harrison Site Design Studio
Unobstructed Lake
View from Loft
Hunters Pass – Albertville, Minnesota’s
2nd Coved Neighborhood
2.85 Homes Per Acre (NET)
©2009 Rick Harrison Site Design Studio
Sculpting:
This technique directs
views to highlight features
behind the homes
Pull-Back:
Almost all homes overlook
the golf course (and many
also the lake).
Wedgewood Coves – Albert Lea, Minnesota
3.2 Homes Per Acre (NET)
©2009 Rick Harrison Site Design Studio
Lake Calhoun - Minneapolis
©2009 Rick Harrison Site Design Studio
Functional Width:
Typical 4’ walks are
unusable – a 6’ width will
invite the walks use.
Beauty:
The meandering walk adds
beauty and character to
the neighborhood.
Dean Parkway – Minneapolis
©2009 Rick Harrison Site Design Studio
Maze Pattern:
This maze-like pattern
would be a nightmare to
drive or walk through
A New Way:
A 10’ wide one mile
trail defines the new
neighborhood…
The Coves at Winfield
Laredo, Texas
©2009 Rick Harrison Site Design Studio
Connecting Varied Uses:
The three school sites, the
commercial, multi-family
and single family are all
connected by parkways.
School
School
Time & Energy:
Elongated sculpted
islands provide dominant
traffic flow eliminating
those pesky Smart
Growth turnabouts!.
School
Safe & Secure:
The sculpted islands
allow for crossing at
one-way lanes.
The Coves at Winfield
Laredo, Texas
4.9 Homes Per Acre (NET)
Economical:
Coving reduced length of
streets by 30%
©2009 Rick Harrison Site Design Studio
Intermixing Uses:
Intermixing Single Family,
Apartments, Townhomes
Intermixed Values??:
Appraisers factor adjacent
real estate values = lower
income on the same block
may reduce home values.
Clover Ridge
Chaska, Minnesota
©2009 Rick Harrison Site Design Studio
Transitional Use:
By transitioning from low
cost to upper end housing
the entire development
loses prestige and value.
Low Income Raw Deal:
Typically suburban zoning
places the highest density
(most families) in the
worst location.
A promise of higher living standards…
©2009 Rick Harrison Site Design Studio
Neighborhood Marketplace:
Eliminating loading docks and
connecting shops with the open
space provides a destination for
the trails and enhances residential.
Showcasing Neighborhood: The Reserve
Spearfish, South Dakota
Higher priced homes up front 3.31 Lots Per Acre
heighten image.
(NET)
Reverse Transitional Use:
Placing lower priced
homes internal and to the
rear raises the perception
of the entire neighborhood
©2009 Rick Harrison Site Design Studio
80% Rooftop & Paving:
How can this possibly
be “good” for the
environment?
Smart Growth??
Charleston, South Carolina
©2009 Rick Harrison Site Design Studio
Smart Growth = no cul-desacs even though home
buyers love them –
Prefurbia oversizes them for
efficiency!
Fluid Shapes:
The organic patterns of
Prefurbia conforms to natural
contours much better than the
rigid grid of Smart Growth.
Very Low Impact:
Surface flow replaces most
sewer pipes reducing
environmental impacts and
construction costs!
Hunters Pass
Albertville, Minnesota
©2009 Rick Harrison Site Design Studio
Not Efficient:
The standard cul-de-sac
requires 5,600 to 9,000 sq.ft. of
paving to serve very few lots.
Not Connected:
The standard cul-de-sac deadends leaving no way to
connect to neighborhood.
Example: Maple Ridge
(before approved plan) –
Collinsville, Illinois
©2009 Rick Harrison Site Design Studio
Less Paving:
Narrow one way lane
uses less paving – very
efficient.
Connected:
This walk
connects the
cul-de-sac to
neighbors
Reduced Sprawl:
Additional setback with larger
radii consumes LESS land!
Environmentally Superior:
The island can be used for
drainage and park space.
Example: Maple Ridge
Replatted to Prefurbia –
Collinsville, Illinois
2.71 Homes Per Acre (NET)
©2009 Rick Harrison Site Design Studio
Example: Roseheart –
San Antonio, Texas
©2009 Rick Harrison Site Design Studio
Most
developers
would be
thrilled with
this original
design
translating no
space for high
density–
Example:
Southwind Coves –
Florida
Claustrophobic Monotony:
This rigid plan lacks space
and value, besides being ugly.
Costly drainage system:
Abundance of sewer pipes
to reach this disconnected
detention pond…
Low income cars::
The main focal point of this
project is parked low income
cars parked close to the lanes.
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
A much
different plan
with 150
instead of 156
units but less
development
costs = higher
profits!
Example:
Southwind Coves –
Florida
No Monotony:
No two places are alike –
smaller building allow 2/3rd to
have end windows.
Emulating Nature:
Surface flow spreads ponds
as a neighborhood feature.
Porches instead of Fords
Porches in the front hides
parking to the rear – walks
connect all neighbors.
©2009 Rick Harrison Site Design Studio
Low View Area:
Not much exposure to
good views
Example:
Hennipen Village
Eden Prairie, Minnesota
Porch & face detail only
Smart Growth– nothing about how the
interior spaces relate to the outside.
©2009 Rick Harrison Site Design Studio
Porch & All sides detailed:
Prefurbia is about blending interior
architecture as a component of the
site plan…even for low income homes!
Interior Space Planning:
The interior spaces
expand to the premium
view areas – an entirely
new way to incorporate
architecture!
Low Income Housing – East Lyme, Connecticut.
©2009 Rick Harrison Site Design Studio
Original 81 units:
Low income
Low living standards
Prefurbia 82 Units:
Low Income –
Luxurious living!
Low Income Housing – East Lyme, Connecticut.
©2009 Rick Harrison Site Design Studio
Density & Lot Size:
306 More Units
Average Lot 1,000 Sq.Ft. greater
Impacts slopes 5% less!
5.54 Homes Per Acre (NET)
San Cristobal Village – Santa Fe, New Mexico
Original Approved Smart Growth Plan
Re-Approved based on Prefurbia Plan
Total Units …………………
2,700
3,006
Average Lot Size …………
6,900 s.f.
7,912 s.f. (+1000)
Total Park Area ……………
Intersections………………..
Commercial ………………..
40 Acres
350
1 mil. S.f.
(+306)
Street Reduction:
9 MILES LESS
250 Acres (+210)
150
(-200)
1 mil. S.f.
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
MAYBE
NO
Harmonious
Development
NO
Preserve
Natural
Ecosystems
Maintain
Scenic
Vistas
NO
Purpose
And
Intent
NO
Optimal
Population
Distribution
Minimize
Financial
Burden
Separate
Pedestrians &
Vehicles
NO
©2009 Rick Harrison Site Design Studio
YES!
YEP
Harmonious
Development
Preserve
Natural
Ecosystems
EMBRACED
Maintain
Scenic
Vistas
Purpose
And
Intent
Optimal
Population
Distribution
AFFIRMATIVE
ABSOLUTELY
Minimize
Financial
Burden
Separate
Pedestrians &
Vehicles
YEAH!
©2009 Rick Harrison Site Design Studio
©2009 Rick Harrison Site Design Studio
Original
Plan
©2009 Rick Harrison Site Design Studio
We are the only
organization in
planning that
develops
technologies to make
this new era possible.
Performance Planning System Beta Available Now.
©2009 Rick Harrison Site Design Studio
Prefurbia = Sustainable Suburbia.
If (honestly presented) surveys compared Smart
Growth “values” to Prefurbia –
what percentage would desire Smart Growth? –
certainly not 30% (10%?)
Prefurbia is published
by Sustainable Land
Development
International
Prefurbia:
•Reduce time, energy, and pollution in
new suburban development;
•Reduce construction costs to make
housing more affordable;
•Deliver the human desire for space;
•Provide a foundation for the suburban
value of pride in ones achievements;
•Promote pedestrian usage;
•Provide a framework for successful
retail;
•Lower environmental impact of
development.
•Preserve the American Dream!
©2009 Rick Harrison Site Design Studio