2011-08-03_PC_Minutes - Laserfiche WebLink

Home

Regular Planning Commission Meeting Minutes – Wednesday, August 03, 2011 Page 3 improvements necessary to support that development, and as updated traffic network 95 trips are provided by those development projects. 96 City Attorney Bartholdi briefly summarized the proposed ordinance (Attachment B), 97 creating the Twin Lakes Overlay District that would cover all of the Twin Lakes 98 Redevelopment Area (Attachment A); and the purpose of the ordinance to assist the City 99 in implementing the Twin Lakes Alternative Urban Area-Wide Review (AUAR); as 100 detailed in the Request for Planning Commission Action dated August 3, 2011. 101 Mr. Bartholdi briefly reviewed case law (City of Minnetrista, MN) in developing similar 102 overlay districts as proposed in this ordinance that would provide an effective mechanism 103 to require development within the Twin Lakes Redevelopment Area to adhere to the 104 findings of the AUAR. 105 At this point, City Attorney Bartholdi reviewed the purpose of an overlay district, as 106 detailed in the proposed ordinance, for creating this framework and a direct link for 107 redevelopment in the Twin Lakes area; while also allowing the City to promote 108 redevelopment while limiting development until adequate infrastructure is constructed 109 and/or other impacts mitigated; and the costs shared equitably by property owners. Mr. 110 Bartholdi advised that such a mechanism allowed developers to proceed now rather than 111 waiting for the City to have funds to complete necessary infrastructure. 112 City Attorney Bartholdi reviewed calculation for baseline numbers of network trips for 113 each property based on 2006 land use in existence; and how those allocations will be 114 revised as development and actual land use occurs, as detailed in the staff report dated 115 August 3, 2011, as well as the proposed ordinance attached to that report. Mr. Bartholdi 116 reviewed triggers for revised allocations; options available to developers, including 117 entering into a voluntary development agreement or other arrangements deemed 118 satisfactory to the City to pay for roadway infrastructure improvements or other mitigation; 119 and updated traffic studies that would be required as each new developer moved forward 120 for comparison purposes with the original allocation study, with allocation costs then 121 determined based on actual development use and projected traffic network trips. 122 Commissioner Questions/Comments 123 Chair Boerigter pointed out a typographical error on Page 4, line 94 (extra period). Chair 124 Boerigter questioned who paid the extra cost for redevelopment, with City Attorney 125 Bartholdi advising that each property owner would pay their specific allocation for 126 infrastructure costs, based on the established formula as periodically updated as 127 outlined. 128 Chair Boerigter questioned the “Allocation Agreement” map, Block 5, and at which point 129 Twin Lakes Parkway would be constructed and how it would be funded, if no other 130 property owners developed along that corridor. Chair Boerigter opined that waiting to 131 complete the infrastructure seemed impractical; and questioned whether the last parcel to 132 develop wouldn’t be hit with the majority of costs. On Parcel 5, Chair Boerigter 133 questioned if a developer couldn’t just pay for the portion of Twin Lakes Parkway 134 adjacent to their property and end the Parkway at that point. 135 City Attorney Bartholdi advised that it was anticipated that completion of the 136 infrastructure, such as Twin Lakes Parkway, would not be completed until the last parcel 137 was developed in that area. 138 City Attorney Bartholdi advised that may be one situation; however, he noted there were 139 other means available to the City for paying for infrastructure costs (e.g. tax increment 140 financing, grant funds); and noted the amount of such funds used to-date to reduce the 141 total estimated infrastructure costs of $24 million and costs of approximately $14 million 142 paid by the City to-date using that type of funding mechanism. Mr. Bartholdi noted that 143 this included items allocated as part of the base network trip calculations, as well as 144 traffic generated from sources outside the Twin Lakes Redevelopment Area. Mr. 145 Bartholdi noted that Twin Lakes Parkway infrastructure could be phased or completed in 146 segments. 147