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and adds a sidewalk. There are three lots where 2 feet of right- of- way will need to be purchased to construct the sidewalk. o Can the concepts be changed? How much flexibility is there with development proposals that come forward in the future? The drawings as shown in the report are concepts only, they will need additional design to come up with the final construction drawing. It is not anticipated that these projects will occur without a public process. It is Public Works Department Policy to go through a public information process for all construction projects; this usually consists of 2 or 3 public meetings prior to the project being constructed. It is also assumed that these improvements will not all happen immediately. They would only occur when the traffic being generated by a development proposal diminishes the level of service for the identified segments of the roadway network. The intent of the Study was to determine the costs to implement the infrastructure improvements identified in the Mitigation Plan show on pages 59-65 of the AUAR. This mitigation plan is the City's commitment to address potential adverse environmental impacts due to the development in the Twin Lakes AUAR area. The layout of the improvements; (i.e. the number of lanes, length of turn lanes, additional signals, etc.) are consistent with the mitigation plan approved by the City Council in the AUAR. As proposals come in they will be required to complete a separate traffic analysis that details how that proposed redevelopment impacts the Twin Lakes AUAR mitigation plan. The main objectives of that analysis study are as follows.- • Evaluate the traffic impacts at adjacent intersections • Recommend improvements necessary to support the proposed development • Review the recommended improvements in the context of the overall Twin Lakes AUAR area • Review the proposed development's proportional cost allocation for future infrastructure improvements • Review the proposed site plan and access o Can the costs be assessed or assigned down the line? A PIT agreement will be executed for all parcels impacted by the Report. If TIF is requested, there will also be a development agreement for each proposal. Staff anticipates that the manner of collecting the costs to implement the mitigation plan would be described as a condition of these agreements. Options are to collect them up front,, or collect them as projects are constructed. o Could we develop a policy framework document that would detail the implementation of the Study? Staff agrees that this should be developed to help clarify how the study will be applied as developments come in. We will bring this study back to the City Council at the February 25, 2008 Council meeting. Please let me know if you have any questions or require additional information. 2