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HomeMy WebLinkAboutAugust 8, 1989 () o C) o o ; ~'";; CITY of ANDOVER ANDOVER PLANNING AND ZONING COMMISSION MEETING MINUTES AUGUST 8, 1989 ~_._~._~_,.,t'~ The regularly scheduled meeting of the Andover Planning and zoning Commission was called to order on Tuesday, August 8, 1989 at 7:35 P.M. by Chairman Rebecca Pease at the Andover City Hall offices, 1685 Crosstown Blvd., Andover, MN. Commissioners Present: Chairman Pease, Ron Ferris, Bev Jovanovich, Don Spotts Others Present: Jay Blake, d'Arcy Bosell, Jim Schrantz Approval of Minutes: MOTION was made by Ron Ferris to approve minutes of July 25 Planning and Zoning commission meeting. Second to motion by Don Spotts. Minutes approved. Ron Ferris noted that reference to item 4 on the July 11, 1989 Planning and Zoning Commission meeting minutes ommited presentation. MOTION was made by Mr. Ferris to approve minutes as presented. Second to motion by Bev Jovanovich. Minutes approved. Jay Blake explained the process to be followed for interviewing the three firms applying to be hired to work with the city in developing the Andover Comprehensive Plan Update. Each firm was asked to make a 10 - 15 minute present- ation and allowed an additional 20 minutes to answer questions. Mr. Blake provided commissioners with a suggested list of questions. List attached to minutes. Mr. Ferris noted that questions #6 and 7 were covered by all three firms in proposals submitted to commission. He recommended commission not ask firms to repeat answer to those questions. Commissioner Spotts suggested questions be asked that relate specifically to our community. Mr. Ferris stated that questions #3, 10 and 11 are strong, important questions that should be given priority. Commissioner Pease added that the presentations may spark additional questions. Commissioner Ferris asked Mr. Blake if he had contacted the references provided by firms. Mr. Blake did contact references and received no negative response. The three firms interviewed by, the Planning and zoning Commission are URBANALYSIS, BRW, and Urban Planning and Design. URBANALYSIS Dr. Robert Wuornos gave the presentation for URBANALYSIS, a Minneapolis based consulting firm specializing in urban and regional research and planning. Robert Wuornos earned his Ph.D in Urban and Regional Planning cont 'd. . . And Pl' r,. .. over ann~ng an~n~ng Comm~ss~on August 8, 1989 Meeting Minutes Page Two o (J from Michigan State University. His multi-disciplinary doctoral program includes concentrations in urban planning, economics, and transportation. The primary focus of his doctoral studies was land economics, interactive human activity systems, and theories of transportation-distribution systems. While pursuing his doctoral degree, he served as an instructor of planning communications and land use design courses for the Department of Urban Planning, Michigan State University. Bob also holds a Master's Degree in Urban Studies from Mankato State University. Bob has extensive professional experience with problems related to economic development, land economics and location analysis. He has worked with cities, developers, and business owners in a variety of situations requiring an analytical framework for decision making. His vast experience includes preparation of comprehensive plans and growth management plans for cities; retail market studies for municipalities and private clients; location analysis for private firms; site analysis and design of commercial, industrial, and residential lands; site and dock design for numerous marina projects; and preparation of environmental assessments. Prior to organizing URBANALYSIS, Dr. Wuornos served as the director of planning for the architecture-engineering-planning firm of Van Doren-Hazard-Stallings; served as an instructor in the Department of Urban Planning at Michigan State University; and served as administrative assistant for the City of Hopkins, MN. Professional services offered by URBANALYSIS include but are not limited to: o Comprehensive Land Use Planning Growth Management Planning Business District Revitalization Retail Market Studies Location Analysis Site Analysis and Design Environmental Assessments Economic Development Economic Analysis Demographic Analysis Robert Wuornos drove the city twice with Jay Blake and flew over once to become familiar with area and to photograph area for slide presentation. The slide presentation shown to commission by Wuornos is titled "Growth Management and Land Use Planning for the city of Andover." Wuornos noted that an image problem may exist for the city due to the auto salvage area in the southeastern corner of Andover. He does feel the area is screened from the ground fairly well. The old city dump is barren but wide open and presents options for recreational use, according to Wuornos. ~J An aerial view of Round Lake shows substantial recession of the shoreline, particularly on north end. Wuornos added that URBANALYSIS has recent experience with problems regarding shoreline management. A slide of the Rum River suggests areas for shoreline management. Wuornos noted that developing additional public access to river can be a consideration for city. contrd.. . Andover Planning an~Oning Commission August 8, 1989 Meeting Minutes Page Three o o Wuornos states a problem for the city is obtaining revenue to develop its ample park lands. URBANALYSIS would study this issue and work with the city in area of park development. Transportation is a major factor in the Comprehensive Plan. Wuornos pointed out to commission that Andover has no state or federal roads, only county roads. Wuornos states that to provide better transportation, some county roads could be expanded to four lanes and bike trails should be developed. Wuornos has much experience studying development of bike trail systems and wrote the original bike trail guide for the DNR. He has traveled European bike trails and studied the system in Holland. Wuornos outlined the process used by URBANALYSIS for growth management and land use planning: 1) Problem Identification 2) Establishment of goals and objectives 3) Inventory 4) Analysis 5) Preliminary Plan Preparation 6) Evaluation/Revision 7) Implementation / , '0 Wuornos stated that URBANALYSIS would work closely with Metropolitan Council to comply with their guidelines, and most importantly work closely with the city of Andover. Wuornos explained the evaluation process by showing slides of evaluation of Elk River. He explained that maps of flood plains, prime agricultural soils, water tables, areas of significant slopes, areas of large vegatation and areas of high gravel content are all put together in a restrictive composite to show areas most appropriate for development. Wuornos noted that URBANALYSIS is aware of the citys concern regarding 2 1/2 acre lots. URBANALYSIS recently worked on a similar project with the city of Lino Lakes that met with the approval of Met Council. URBANALYSIS has developed a computer model that allows them to make projections useful for determining retail and community facilities. URBANALYSIS has experience in the area of industrial development with tax increment financing. Wuornos concluded his slide presentation and asked for questions from commission. ::J Ron Ferris asked how URBANALYSIS would gather input from the public. Wuornos answered that he would meet with the Planning Task Force and prepare a survey for 1,000 households. The survey would be a clustered random sample. Ferris questioned if equal input would be sought from urban and rural areas. Wuornos stated he would try to balance geographic response. Mr. Ferris asked when in process survey would be done. Wuornos explained the survey would fall under Step Two - Establishment of Goals and Objectives - in the process. He adds cont'd... Andover Planning an1:)oning Commission August 8, 1989 Meeting Minutes Page Four o -=J that in a review of the existing Comp Plan and establishment of new goals he would work closely with Task Force, preferably meeting on a monthly basis. Don Spotts asked Wuornos if the Metropolitan Council accepts development projections by URBANALYSIS. Wuornos replied that full development can be fairly accurately projected by restrictive composite and Met Council has accepted his firms projections. Don Spotts asked if URBANALYSIS has studied Andover's existing Comp Plan. Wuornos states he has looked over plan and is familiar with work of writer of plan. He explained that today planning is approached in a different manner. Bev Jovanovich asked Wuornes what he sees as the key concerns faced by the city. Wuornos listed the following issues: 1) Establishing acceptable lot size for development, urban versus rural 2) Re-establish urban service area 3) Transportation needs - presentation of city in favorable image 4) Parks and recreation - establishment of a trail system for safety and recreational use 5) Commercial development - should not be exclusively on southwestern edge of city Wuornos feels there are many opportunities for the city of Andover. ~ Rebecca Pease asked Wuornos what role he feels the Planning and Zoning Commission would have in the process. Wuornos was under the impression that the Planning and Zoning Commission would serve as the task force. He sees the task force as the local experts and URBANALYSIS as the provider of information. Pease asked how the city staff and city council would be involved. Wuornos sees staff as being very involved. He feels Mr. Blake would be a liason and relied upon for almost day to day input/contact. Wuornos stated that usually a city council member serves on the task force. Ron Ferris asked Wuornos to describe method of fiscal control used by URBANALYSIS. Wuronos replied that each task is closely tracked to insure project remains within allocated budget. Mr. Ferris asked if bid in proposal is a "not to exceed" price. Wuornos stated cost would not exceed bid. Don Spotts asked Wuornos for more information on a survey. Wuornos replied that with assistance from city staff a survey could be done more cost efficiently. Mr. Ferris asked Wuornos if URBANALYSIS typically does a mailer to survey citizens when developing a Comprehensive Plan. Wuornos answered that the Elk River Comp Plan work included a mailer. Ferris noted that the return on mailers is usually quite low, typically 3 to 5%. Wuornos allowed that the Elk River return fell within that range. He proposed doing a telephone follow-up to survey using his firms interns to keep the cost down. CJ cont'd.. . Andover Planning an~\ning Commission August 8, 1989 Meeting Minutes Page Five o ~ Wuornos was asked if it would be possible to reuse existing maps. Wuornos replied that existing maps could be used, but they would be put in a different format for overlays. Wuornos asked to comment on the impending manufactured home park. He has developed three mobile home parks and is of the opinion parks should be designed to be least intrusive to surrounding community. The process used by URBANALYSIS for design of a manufactured home park includes the following: 1) Identify site 2) Identify zoning and surrounding areas 3) Analysis 4) Composite Wuornos showed commission drawings of a manufactured home park he designed that is buffered from surrounding community by 30 feet of vegatation and includes a large park, bike and walking trails, and ample access for police and fire emergency vehicles. A final question to Wuornos asked by Pease was "Why should we hire URBANALYSIS?" Wuornos answered that his firm's strength lies in significantly higher academic preparation than competition. URBANALYSIS couples a tremendous design back- ground with a strong analysis background. Also, commission can be assured they will have the partners working for them, rather than entry level planners. o Wuornos expressed regret that his partner was unable to meet with commission. He explained to commission that URBANALYSIS had two scheduled commitments for this evening. Wuornos concluded by presenting commissioners with a handout on URBANALYSIS, attached to minutes. Urban Planning and Design John Voss outlined presentation to include background information on: project Team Experience Challenges and concerns in Andover Planning Process Planning Goals The project team will consist of four people: John Voss, Project Coordinator and principle Planner, Urban Planning and Design; John Davidson, Civil Engineer, TKDA; Alvin Jublin, Landscape Architect, Urban Planning and Design, and Jay Thomas Kirk, Environmental Engineer, TKDA. Alvin Jublin graduated from Iowa State and has 30 years experience in landscape architecture. Most of those years he has been associated with John Voss. In the early 1980's Juhlin worked in Germany as a landscape architect for Community Center Development. Other experience includes soils analysis, vegatation analysis, planning and design of over 100 parks, trail development and wildlife habitat. 8 cont'd.. . :J ~) 8 (' " Andover Planning an~~ning commission August 8, 1989 Meeting Minutes Page six .'~ U John Voss founded Urban Planning and Design in 1968. Prior to that, Mr. Voss held positions as Planning Director for the city of Coon Rapids, Planning Director for the city of Hopkins and Assistant City Planner for the city of Bloomington. Urban Planning and Design has much experience working with 2nd and 3rd tier suburbs. Urban Planning and Design began working for the city of Apple Valley in 1968 when the population was less than 6,000. Apple Valley now has a population of over 33,000. Urban Planning and Design has prepared all Comp Plans in recent years for the city of Eagan. Urban Planning and Design is planning consultant for the city of Dayton. Urban Planning and Design has worked in excess of 50 communities. Mr. Voss feels the experience of Urban Planning and Design working with "growth" suburbs is very relevant to the city of Andover. Also, Mr. Voss has experience as an elected official, having served on the Metropolitan Council Transportation Advisory Board, was chairman of the Mosquito Control District, chairman of the Safety Zoning ,Board of Minneapolis/St. Paul Airport. Mr. Voss stated he is no longer serving on these boards and devotes his time to Urban Planning and Design. John Davidson, TKDA has a background in civil engineering for over 30 years. He served as the first full time civil engineer for the city of Hastings, and was Director of Public Works for 5 years with the city of Inver Grove Heights. Currently he has worked for TKDA for the past 11 years and since that time has been the direct contact for the city of Andover. He has worked with and studied the urban service area for Andover. Tom Kirk, Environmental Engineer has been actively involved with Mr. Davidson in areas on sanitary and environmental needs. Challenges for the community include developing an urban/industrial/rural balance. Groundwater contamination is another area to be watched closely; Andover has a high groundwater table. Pollution problems relating to solid and hazardous waste once stored at salvage yards is yet another area of concern. Park land acquisition and development will be studied by Urban Planning and Design. Park commission will be another part of the working team. The process of putting plan together will involve a relationship between public, Andover officials and Urban Planning and Design and TKDA. Mr. Voss stressed the importance of public input. He suggests a survey be mailed to residents similar to a survey successfully done by his firm when working with Inver Grove Heights. Mr. Voss proposes "listening hours" where staff from Urban Planning and Design would be available at city hall to answer questions one on one and speak to residents who don't wish to voice their concerns at public meetings. Another goal of Urban Planning and Design is to write Comp Plan so it can be easily read and understood by residents of city. In summary, planning goals are: 1) Working Document 2) Orderly Development cont 'd... o o ./\ \..J And Pl' (). ., over annlng anQ~~Onlng Commlsslon August 8, 1989 Meeting Minutes Page Seven () 3) Planning Organization 4) Sound economics to promote commercial and industrial development 5) Quality living development Mr. Ferris asked if the bid price ($44,400) in proposal is a "not to exceed" price. Mr. Voss replied it is a not to exceed figure, but before committing to that figure Urban Planning and Design would meet with task force/commission to insure all services needed by the city are covered in that bid. Don Spotts asked if Urban Planning and Design projections for Maple Grove and Coon Rapids have been on track. Mr. Voss answered the Coon Rapids projections were too long ago for Mr. Voss to accurately reply. The Maple Grove projections are on track. Bev Jovanovich asked what methods the city of Andover should use to best manage projected population growth in the next five years. Mr. Voss answered that two major areas would be establishment of lot sizes and determining areas for expansion of MUSA. Other methods of management include implementation of Comp Plan, development of ordinances and hiring a zoning code enforcement officer. Chairman Pease asked what Urban Planning and Design sees as the role the Planning and Zoning Commission will have in process of development of Comp Plan Update. John Voss replied that the Planning Commission is charged with the Comprehensive Plan. He feels the Planning Commission would be the lead agency in preparation of Comp Plan Update. Most of Planning Commission's involvement would be centered around adopting goals and policies. Planning commission would present plan at public hearing and next to city council. Pease questioned the role of city staff in update of plan. Mr. Voss answered that on a daily basis Jay Blake will provide background information and staff input. Pease asked how city council will fit in. John Voss states city council must be in accord with plan and that council members should sit in on meetings. Mr. Ferris asked how Urban Planning and Design would deal with a controversy such as manufactured home park. Mr. Voss realizes the importance of this issue. His firm would supply commission with all possible information in order for commission to make educated decisions. Information would cover such issues as investment opportunities, and how appearance of park can be improved. Don Spotts stated he does not want a Comprehensive Plan that is full of rhetoric. Does Metropolitan Council look favorably on TKDA? John Davidson answered that TKDA has had above average success with Met Council when it comes to modification of urban service boundaries. cont I d. . . Andover Planning an'~?ning Commission August 8, 1989 MeetII1.f Minutes Page Eight o ~) Don Spotts asked Voss to comment on mailed surveys. should be short and simple, include a stamped reply up. He states a 23% response to past mail surveys. Mr. Voss replied surveys envelope, and be followed Spotts asked if Urban Planning and Design is receptive to door to door surveys. Voss replied that method is very time consuming and expensive but obtains in- depth results. unfortunately time and money would dictate that fewer households be surveyed face to face. d'Arcy Bosell asked what position Urban Planning and Design and TKDA hold on process proposed by legislation that Comp Plan be law. Mr. Voss is opposed to this legislation. He can not promise that an inflexible plan would be good for life of plan. Pease asked Voss what distinguishes his firm from others and why commission should hire Urban Planning and Design and TKDA. Voss replied that Urban Planning and Design has the technical ability and takes the time to build confidence. 90% of this firms involvement has been in 2nd and 3rd tier suburbs, which is an ideal fit for Andover. Urban Planning and Design has been in the business for over 20 years. John Davidson stated that TKDA has years of past experience working with Andover. He looks on Andover as a sleeping giant and feels TKDA can help "control" development. Along with Urban Planning and Design, TKDA will develop a usable plan that satisfies community at large. o BRW - William Weber gave presentation for BRW, a Minneapolis based firm specializing in urban planning, landscape architect, urban design, traffic and civil engineering. Weber holds a Master's degree in Urban Planning. He would manage team under the direction of the Planning and zoning Commission, City Council, city staff and residents of community. Mr. Weber would be assisted by BRW staff as follows: Erik Ruehr, Traffic System; Bruce Miller, Utilities and Drainage; and Frank Svoboda, Wetlands and Natural Elements. BRW support services include word processing, in-house facilities for photo- copying and offset printing, plus strong mapping and graphics design communication. BRW has been involved in over 20 comp plans and is just completing a Comprehensive Plan Update for the cities of Shakopee and Hopkins. BRW is familiar with current Metropolitan Council requirements and procedures. Since 1978 Weber has been Consulting Planner for the city of Vadnais Heights. He wrote their comp plan and implements plan on a daily basis. Weber feels it is inefficient to have another firm's engineer involved in process. BRW has an in-house engineer who is familiar with road system in north metro area. Weber stresses the importance of issue identification and conflict resolution. BRW would build comp plan on issues. He feels the existing comp plan is encyclopedic but not issue oriented. The BRW process is as follows: C) 1) Identify issues 2) Establish objectives and policies 3) Develop physical plan 4) Implementation cont'd.. . o ~ :") '-~ Andover Planning an~~oning Commission August 8, 1989 MeetU Minutes Page Nine o BRW will place great importance on community participation and spend a lot of time with neighborhood groups. Weber proposes producing a monthly newsletter to keep residents informed and coming to meetings. In 1980 Weber managed comp plan for city of Anoka. Community opinion survey would be sought by BRW. Public communication is very important and BRW will produce concise, easy-to-read text and readable maps. BRW provides a detailed budget and has good internal project management. Ferris asked Weber how BRW will spark public input and when in process will public input be sought. Weber replied that process will begin with a community meeting discussing what is right and what is wrong in Andover, and what visions are for city. Based on that information a survey will be designed to be mailed to 400 - 500 house- holds. This would be part of the 1st step - Issue Identification. Ferris asked if input would be sought from commercial interests. Weber suggests 36 people on steering committee to represent wide area of interests. Based on past experience he feels about half of committee members would attend each meeting. Don Spotts noted that BRW has very recent comp plan development experience. Spotts asked if plans were rewritten or updated. Weber replied that old plans were not used. Work involved writing of totally new plan. Pease asked what role Planning and zoning commission would have in process. Weber feels that entire Planning and Zoning Commission should be on steering commission to provide ideas, help identify issues and react to material submitted by BRW. Pease asked what role city staff would have in process. Weber answered that budget can be reduced by use of city staff. He would like to see Mr. Blake involved as much as possible and noted that Mr. Blake would play an instrumental role in community meetings. Pease asked how city council would be involved. Weber replied that two or three city council members should be part of steering committee. He warned that too many council members on steering committee could tend to silence residents. Spotts asked if Weber has been instrumental in presentation of comp plans to Metropolitan Council. Weber replied that Met Council does not allow oral present- ation. Ferris asked what Weber sees as the 5 biggest issues faced by the city of Andover. Weber listed issues as follows: l) Relationship of housing within MUSA boundaries 2) Preservation of wetlands and woods 3) Creating a sense of community 4) Traffic control cont 'd... o () C) And Pl' (\. .. over ann1ng an~n1ng Comm1ss1on August 8, 1989 Meeting Minutes Page Ten o 5) Industry and Hazardous Waste 6) Dealings with Metropolitan Council Pease asked Weber why commission should hire BRW. Weber answered that he feels BRW has more recent experience in comp plans than his competitors. He believes BRW can provide better graphics. Weber has day- to-day experience (consultant to Vadnais Heights) in implementation of plan. He feels BRW has the most experience in public communication. The fact that BRW has a complete in-house team adds to their effectiveness. BRW wants to do this job for city of Andover. Weber concluded presentation by providing commission with hand out regarding BRW. Copy attached to minutes. At conclusion of presentations, commission began discussion of applicants. Ron Ferris stated that URBANALYSIS ranked highest in his op1n1on. He feels it was obvious they did their homework and presented commission with an impressive list of issues. Drawback would be lack of experience with Met Council but Ferris doesn't see this as a major issue. Ferris has a concern with Urban Planning and Design in that TKDA is presently employed as consulting engineers for the city of Andover and it would be difficult to seek a second opinion on this project. He also feels TKDA had the best opportunity to make presentation based on knowledge of city but failed to do so. BRW has a lot of resources that outshine competition but their proposal seemed disjointed to Ferris. Ferris felt proposal was generic in that issues could pertain to any city. The strength of RW is their recent experience in several comp plans. Spotts stated he favors URBANALYSIS and pointed out that regardless of firm we hire, TKDA will remain available to city. Bev Jovanovich asked if it is really necessary to hire an outside firm to do our Comprehensive Plan Update. Jay Blake replied a project of this size would require at least 750 hours. City staff is not adequate in size to do project. Blake feels budget reasonable and by spending $40,000 up front, city will save money in long run. Pease agreed with Blake adding that city needs input from outside sources. Pease feels URBANALYSIS did homework and likes Wuornos' ideas on citizen participation. She felt Urban Planning and Design did not clearly list issues. She was concerned that BRW would take charge of project without proper regard to city input. Pease favors URBANALYSIS. cont'd.. . / ~ ~ o o Andover Planning an~ning Commission August 8, 1989 Meeting Minutes Page Eleven o Blake noted that Wuornos spent a great deal of time in community. His concern is the limited amount of experience with Met Council. Although Blake was disappointed in Urban Planning and Design presentation, he feels their past experience with Grow Township is a plus and therefore favors Urban Planning and Design. Blake feels our project may not be priority with BRW. Pease did not feel a 36 person steering committee as recommended by BRW is feasible. Ferris states the major issue facing Andover is how fast do we want the community to grow. Chairman Pease asked commissioners if they were prepared to make recommendation to council. Ferris stated he is prepared to make recommendation. d'Arcy Bosell suggested commissioners review proposals and make comparison to presentations. Recommendation could be tabled until next Planning and Zoning commission meeting. Don Spotts felt prepared to make decision at present meeting. Bev Jovanovich preferred d'Arcy's suggestion to table decision pending further study. Rebecca Pease felt prepared to make her recommendation. MOTION made by Commissioner Ron Ferris that the Andover Planning and Zoning Commission make recommendation to Andover City Council to award contract for Andover Comprehensive Plan Update to URBANALYSIS. Second to motion by Don Spotts. Commissioners present were polled and all agreed to motion. that commissioners Gretchen Sabel and Wayne vis tad were not interviews/presentations and did not vote on motion. It is noted here present for Jay Blake stated motion will be brought to city council at their 9/05/89 meeting. Other Business Jay Blake informed commission that the Anoka area VFW is purchasing one lot with an option on additional lot. Bill Bernard resigned from the Planning and Zoning Commission due to time constraints and to pursue other matters. MOTION to adjourn made by Ron Ferris. Second to motion by Don Spotts. Meeting adjourned at 11:00 P.M. Respectful~r submitted, ~~~ ~~ Theresa Hogan o u o INTERVIEW QUESTIONS ~-PLANNING CONSULTANTS CITY OF ANDOVER 1. BRIEFLY DESCRIBE YOUR WORKING EXPERIENCE WITH THE METROPOLITAN COUNCIL. 2. WHAT METHODS MUST THE CITY OF ANDOVER USE TO BEST MANAGE PROJECTED POPULATION GROWTH IN THE NEXT 5 YEARS? 3. HOW WILL YOUR ORGANIZATION SPARK PUBLIC PARTICIPATION IN THE PLANNING PROCESS? 4. WHAT SPECIAL FEATURES OF YOUR ORGANIZATION WILL HELP MAKE THE PLANNING PROCESS WORK IN ANDOVER? o 5. IS YOUR ORGANIZATION TOO (LARGE/SMALL) TO COMPLETE THIS PROJECT? 6. HOW WOULD YOUR ORGANIZATION UTILIZE THE (STAFF/ELECTED OFFICIALS/COMMITTEES) IN THE PLANNING PROCESS? 7. BRIEFLY DESCRIBE YOUR PERSONNEL AND HOW THE ORGANIZATION WILL WORK WITH THE CITY? ~) , C) o "-') , ----./ , . r \ \~ () INTERVIEW QUESTIONS, CONTINU ED 8. WHEN CAN YOU BEGIN WORKING WITH US? 9. FACED WITH A HIGHLY CONTROVERSIAL ITEM - SUCH AS A MANUFACTURED HOME PARK - HOW WOULD YOU ATTEMPT TO SEEK A CONSENSUS OR DIRECTION FOR THE CITY? 10. CAN YOU DESCRIBE THE MOST SUCCESSFUL PLANNING EFFORT THAT YOU AND YOUR ORGANIZATION HAVE PARTICIPATED IN? 11. 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