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ARDEN HILLS CITY COUNCIL WORK SESSION — AUGUST 21, 2023 8 Mayor Grant commented most cities grow organically or slowly overtime. He reported the financial models for TCAAP assisted with planning for tremendous growth given the fact the City would go from 3200 homes to nearly 5000 homes. He believed the financial models had value. Councilmember Monson indicated the Council would have to remember the models were based on assumptions and the build out schedule could change. Councilmember Holden stated these models were requested in the past. Ms. Kvilvang commented on how growth communities have development paying for itself, and explained development generally pays for the capital investment in a project not the operational side. She commended the City for having the developer pay for the parks. Councilmember Fabel asked if residential taxation was more beneficial to the City than commercial taxation. Ms. Kvilvang reported the City received more from residential taxes than commercial taxes. Mayor Grant inquired of the model had an absorption rate of 250 to 300 units per year. Ms. Kvilvang stated this was the case. Councilmember Holden asked what the impact would be from taking out the Commercial Flex property and adding more Residential. Ms. Kvilvang indicated she could do the calculations on how many jobs were lost per the square feet that were lost. Councilmember Monson supported TCAAP having more mixed use developments with retail on the lower level. She explained more people were working from home post -pandemic and residents may benefit from this type of development. Councilmember Holden expressed concern with the wages that would be paid at these retail establishments, noting it would not be a livable wage. She indicated the Commercial Flex properties would have provided better jobs for the community. Mayor Grant asked who would be funding the required infrastructure on TCAAP. Ms. Kvilvang reported all of the fees charged by the City would pay for the infrastructure expense. Councilmember Monson commented on the three density scenarios for TCAAP and discussed why the Office Flex space was removed. She reported because the buildings could no longer be built to 10 stories, it meant the residential units would have to be considered in other areas of the site. Councilmember Holden inquired if the lot sizes had been discussed for TCAAP.