2011-09-07_PC_Minutes - Laserfiche WebLink

Home

Regular Planning Commission Meeting Minutes – Wednesday, September 7, 2011 Page 10 City Attorney Bartholdi responded that no improvements would be needed at that time. 443 City Engineer Bloom concurred, noting that if a development didn’t increase traffic to the 444 area or site, there were no improvements needed. 445 Chair Boerigter questioned if that included further extension of Twin Lakes Parkway as 446 well; with City Engineer Bloom responding affirmatively. 447 Chair Boerigter opined that if other parcels generated the same number of trips, it 448 seemed like it would be hard to develop other parcels without the rest of the Parkway. 449 Ms. Bloom advised that this was the whole theory behind the proposed ordinance. 450 Chair Boerigter questioned if the area could be developed as the City preferred without 451 the remainder of Twin Lakes Parkway. 452 City Engineer Bloom responded that, given existing background traffic and available tax 453 increment financing (TIF) dollars for any redevelopment, there was a need to determine 454 how that redevelopment impacted existing roadways; and until each development 455 proposal was evaluated on that criteria, and projected impacts to the area, it was hard to 456 respond to that question. 457 Member Lester questioned if the City was amenable to development projects meeting the 458 base numbers. 459 City Engineer Bloom noted that the proposed ordinance was based on the AUAR; further 460 noting that a developer needed some firm numbers rather than pending questions and 461 unknowns for the future; with the developer and the City planning for future development. 462 As part of the AUAR, consideration was given to the potential scenarios for future 463 development and potential levels for that development, whether more intense that 464 projected; and Ms. Bloom noted that there may be other improvements indicated that 465 may not be related to whether or not a development prompts a new intersection at 466 County Road C and Cleveland Avenue. 467 City Planner Paschke questioned whether the City had an option to deny a proposed 468 development, provided the use for the site met uses allowed under City Code and its 469 Regulating Plan. Mr. Paschke reiterated that development proposals were all based on 470 uses; and opined that if all of the Twin Lakes Redevelopment Area redeveloped and met 471 zoning for types of allowed uses in the locations where they’re allowed; and met all 472 AUAR impacts and the Regulating Plan; whether or not they needed to contribute toward 473 public infrastructure should not cause developers to minimize their proposed 474 improvements. Mr. Paschke noted that, while there may be some requirements for 475 improvements, there may be other improvements that didn’t occur at certain nodes. 476 Member Boguszewski questioned how that allocation would occur over time; whether you 477 planned your development in the near future or whether it didn’t happen for another 15- 478 20 years; and how allocation was addressed piecemeal during a long-term development 479 process; and how to make a particular use viable. 480 City Planner Paschke responded that this was why the AUAR was developed for such 481 “piecemeal” development, once the master development process had been stymied. 482 City Engineer Bloom provided several examples from previous discussions; and clarified 483 that a threshold analysis of infrastructure was identified, and additional improvements 484 could be taken from TIF monies as applicable. Ms. Bloom noted that $14 million in public 485 dollars had been utilized so far on the infrastructure improvements completed to-date; 486 and advised that staff would continue to recommend programmed improvements as 487 appropriate as redevelopment moved forward. Ms. Bloom noted that the Development 488 Agreements being discussed would serve to spell out when money was due and define 489 the dollar amount. 490 Member Boguszewski opined that, while this method didn’t incent early development, it 491 appeared to be advantageous to be in the pool first. 492