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Regular City Council Meeting Monday, September 12, 2011 Page 33 no benefit to their parcels to have that connection; and noted that they had been asked to give up land in addition to paying an additional $2 million. Mr. Rancone asked that the process be fair to all involved and focus on stimulating growth; opining that the City had already lost millions in tax dollars in not redeveloping this area already. Mr. Rancone noted that the process to-date had continued to have delay after de- lay: from waiting for the Comprehensive Plan to evolve; and then for completion of the AUAR. Mr. Rancone opined that if the redevelopment had already oc- curred, some of the City's financial issues with deferred maintenance and other CIP needs could have been avoided with that additional tax base. Mr. Rancone concluded by opining that every year of delay only continued to exacerbate this problem. As a follow-up for staff, Mayor Roe asked that they consider a discussion on how to cover costs over time with a payment mechanism to tie it to project completion or through an escrow account. Mr. Trudgeon advised that those thoughts and discussions were ongoing,but there was no conclusion on the staff level yet. Mr. Trudgeon advised that staff would welcome input from individual Councilmembers on development of such a poli- cy: whether to build all the infrastructure; ability for developer in an agreement to have some ability to recapture those costs over time; how to weight that with en- suring that solid funding is available; and whether payments are made or a lump sum from developers. b. Discuss and Ordinance to Create the Twin Lakes Overlay District Community Development Director Patrick Trudgeon reviewed the need for an or- dinance, the Twin Lakes Overlay District, to implement and enforce the AUAR, as detailed in the staff report dated September 12, 2011. While traffic is a large part of the implementation, Mr. Trudgeon noted that there were other mitigation efforts such as environmental, park dedication, native cover requirements, and other issues for each developer to adhere to. While the AUAR was a stand-alone document for implementation, unless this specific action was taken, there was nothing in State Statute requiring implementation of the AUAR, and no necessary tool available for enforcement. Mr. Trudgeon referenced the attachments to the staff report, including previous Planning Commission review and their revisions to-date, with more pending. City Attorney Bartholdi provided comments from a planning perspective, with the purpose of the ordinance to allow property owners in the Twin Lakes Redevelop- ment Area to redevelop their property; however, he noted that the problem was that if the area developed to the anticipated level, there was insufficient infrastruc- ture to support that development. As a result, Mr. Bartholdi advised that a me-