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93,
<br />n�ote'd that the mmarke't Mad a certain time frame an�d cycl�e'd, buit the vision was more Iong-term; buit
<br />94
<br />both corer ce'rnr s were appropriiate'. In the case of Twin Lakes, Mr. Lam n�ote'd that the AUAR
<br />95
<br />proviide'd the overaII an�d ultimate th�re'sh old for de've'l�opm�e'n�t an�d if atte'mmpts were made to be an�y
<br />96
<br />more spe'ciifiic with buiiil�diin fr`onr tage's, those atte'mmpts wou�l�d burnp iin�to those th�re'sh olds. While
<br />97
<br />unable to spre'ad de've'l�opm�e'n�t th�rou�gh�ouit the entire acre'age', Mr. Lam adviise'd that the focus was
<br />98
<br />on those inmost iim�portan�t pui bl�iic realm piie'ce's an�d m�akiin them more visible through identifiable
<br />99
<br />corn�e�rs, while atte'm�ptiin to facilitate more flexibility.
<br />100 Me' m�be'r Bogu�szewskii e'xpre'sse'd concern abouit the potential "h�odge'podge'" nature ®f variiouis
<br />101 frontage de'sii gn�atiion�s within each block.
<br />102 Mr. Lam adviise'd thl at the atte'mmpt was to re'spond to concerns of de've'l�ope'rs and l�andowne'rs.
<br />103, A briie'f discussion e'nsure'd identifying and de'fiin�iin the UAR and worst case sce'nariio th�re'sh�ol�ds
<br />104 for the be'ne'fiit of ne'w Com�m� iissiionne'rs uin�fam�iil�iiar with pre'viiou�s de've'l�opm�e'nt and Ciity Council and
<br />105 EnvironmentaI Qu�al�iity Board (EQB) approval of the UAR; and iits correlation with the Zon�iin Code
<br />106, and the Re' guil�atiin Map and Plan.
<br />107
<br />Me' m�be'r Wozn�iiak e'xpre'sse'd airs surprise to see flexible frontage as a de'sii gnate'd uise'; howe've'r, iin
<br />108
<br />th�iis case', he opiine'd that iit seerned appropriiate', buit in some of the fe'atuire's (e'. g. parkiin g within 5")
<br />109
<br />iit seerned to move away from the puirpose's of urban design principles pre'viiou�sl r appl�iie'd to the
<br />110
<br />Twin Lake's area. Me'rmbe'r Wozn�iiak asked Mr. Lamm and /or Mr. Paschke to address abouit th�iis
<br />ill
<br />re'suil�t and whe'the'r iit was strictly an atte'rmpt to address some rnarke�t concerns. Me'rmbe'r Wozn�iiak
<br />112
<br />asked for more detail abouit the consideration given to those design principles and how th�e'y
<br />113,
<br />e'nte're'd iin�to the overall th�ou h�t process.
<br />114
<br />Mr. Pasch�ke', from a staff pe'rspe'ctiive', noted that iit would be uinre'al�iistiic to iirmpl�e'rme'nt 100% of
<br />115
<br />urban design principals to th�e'iir fuil�l�e'st e'xte'nt on e've'ry parcel, since the type's of buiiil�diin s and
<br />116,
<br />al�l�owe'd arses would vary, and a way nee'de'd to be proviide'd to buiiil�d some flexibility iin�to the Plan,
<br />117
<br />al�l�owiin de've'l�oprme'nt to occuir and not be too prescriptive like the pre'viiou�s iteration of the Plan
<br />118
<br />when iin�iitiiate'd. Mr. Paschke noted that, since e've'ry buiiil�diin head four siide's, as Ion as the frontage
<br />119
<br />and applicable siide's were addre'sse'd, flexibility was nee'de'd for articulation of the non-visible areas
<br />120
<br />of the buiiil�diin e'. g. dock doors for de'l�iive'riie's) to accommodate variiou�s ulse's, while retaining
<br />121
<br />attractive frontage's, whe'the'r riff Ott uip to the frontage's, or l�ocate'd elsewhere on a site in some
<br />122
<br />iin�stance's. Mr. Paschke noted that each block or de've'l�opmr e'n�t are'a riser h�ol�d a m�iix of uise's end
<br />123,
<br />parkiin al�ii gn�rme'nts or ne'e'ds, buit cou�l�d still commpl r with urban design standards, with some realistic
<br />124
<br />modification end flexibility. Mr. Paschke noted that there was still lots of internal discussion
<br />125
<br />occuirriin g, with additional tweaks afte'r th�iis draft be'iin g pre'se'nte'd, end would always remain a
<br />126,
<br />dynarnic docuimme'nt, buit al�l�owiin for th�iis initial approval to facilitate de've'l�ope'rs awaiitiin iits creation
<br />127
<br />end h�ol�diin uip th�e'iir proposed de've'l�opm�e'n�ts for that to be accompl�iish�e'd now. Mr. Paschke opiine'd
<br />128
<br />that iit was staff's opinion that the cuirre'nt draft, with a fe'w rmiinor re'viisiionns ye't in process, made the
<br />129
<br />rmost sense as iit re'late's to the puck l�iic realm end the con�n�e'ctiiviity h�opiin to be ach�iie've'd. Mr.
<br />13,0
<br />Paschke noted that consideration would ne'e'd to be iincorporate'd iin�to proposed de've'l�oprme'nts for
<br />13,1
<br />those pedestrian con�ne'ctiions or trails re'late'd to infrastructure improvernents or those already in
<br />13,2
<br />place'; as welI as th�iin s b'e't to be e'nih� ance'd ®r re'iinforce'd in those are'as.
<br />133
<br />Mr. Lam opiine'd that the e'ntiire'ty of the Twin Lake's Urban Design Principles was quite
<br />13,4
<br />cormpre'h�e'nsiive', end to some e'xte'nt, ve'ry de'taine'd for actual application if appl�iie'd e've'nly end in iits
<br />13,5
<br />rmost intense form, iit rise be difficult to accommodate that le've'l of de've'l�oprme'nt pattern today
<br />13,61
<br />cormpare'd with when iit was fiirst de've'l�ope'd. However, at the same thyme', the originaI Plan pre'viiou�sl r
<br />13,7
<br />pre'se'nte'd to the Commission had more IineaI frontage re'q�uiiire'rme'nt end more variables abouit how
<br />13,8
<br />much of the buiiil�diin wou�l�d silt on those frontage's. Now, Mr. Larmb noted, atte'rmpts were being
<br />13,9
<br />made to be more ove'rt and encourage buiiil�diin s t® buiiil�d ®n the applicable "buiiild -t®" area f ®r the
<br />140
<br />best re'suIl�t, while re'cogn�iiziin the ne'e'd for some flexibility.
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