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public space.The interaction between the private realm and the public realm can be coded on an intimate <br /> scale to provide lots of flexibility for property owners while ensuring that each new development adds to <br /> the overall value of the public space. <br /> The value-added component is critical to attracting investments to downtown Pequot Lakes.Streets that <br /> are built on a corridor approach, where streets are designed to exclusively or predominantly <br /> accommodate cars,lack the value added component.Because the neighborhood is not experienced on a <br /> human level but instead from inside a vehicle,the scale of structures and their interaction with the public <br /> space becomes secondary concerns. Easy access becomes the highest value.The historic neighborhoods <br /> of Pequot Lakes will not be competitive with properties on the periphery of town if auto-accessibility is <br /> the predominant design consideration. <br /> TRANSITIONING NEIGHBORHOODS <br /> To respond to the current development pattern and the spatial mismatch that has been created between ' <br /> the areas of greatest infrastructure investment and housing values, the City needs to adopt a different �, <br /> approach within the urban,rural and transition neighborhoods. � <br /> In urban neighborhoods, an approach that attracts more investment, and a higher-value investment, is '� <br /> critical to the long-term financial and social health of the City.Street standards need to be adjusted to ', <br /> ensure that a complex, neighborhood setting is created with good pedestrian connectivity in a safe, i <br /> comfortable environment. A new set of development codes are needed to ensure that housing '! <br /> investments address the public realm in a way that adds value to adjacent properties.When each new � <br /> structure adds value to the overall neighborhood, the task of attracting new investment will become i <br /> much easier. I <br /> In rural areas,where public investments are less but still exceed the tax revenues generated from adjacent I�� <br /> properties(except for shoreline properties,which generally produce more revenue than they require in ' <br /> adjacent infrastructure maintenance),the City needs to work to limit long-term liabilities.This will require II <br /> adjusting road standards back to a more "rustic" design.The City should not assume the maintenance i <br /> liability on new roads and,for places with huge disparities in public cost/benefit,should look at ways to <br /> privatize those segments. The Pequot Lakes Subdivision Ordinance requires a cost/benefit analysis be <br /> prepared to analyze ongoing costs to the City to provide services and maintenance to the development. <br /> Transition areas must be managed using either the urban or the rural approach,but never a middle zone <br /> between the two. A mid-point will ensure that traditional neighborhoods cannot expand while the <br /> resulting development will be constructed at densities that do not provide for recovery of the long-term <br /> maintenance costs.To facilitate expansion of urban neighborhoods into the transition area,the City may <br /> consider developing a plan for extension of a neighborhood pattern. �I <br /> � <br /> POLICIES i <br /> The following policies are proposed to guide future housing decisions in Pequot lakes: ' <br /> Build neighborhoods that are interconnected to the rest of the community and serve to enhance the <br /> public realm.Traditional approaches to zoning are inflexible,separating different styles of housing from <br /> each other and disconnecting neighborhoods in a way that is destructive to the character of the <br /> i <br /> 4 <br />