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Regular Planning Commission Meeting
<br />Minutes – Wednesday, July 11, 2012
<br />Page 9
<br />was dictated by the marketplace, and at this time, supported more retail. However, no matter the
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<br />use supported by the public and their perception of what should develop, Mr. Rancone noted that
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<br />nothing had developed in that area over the last fifteen (15) years. Mr. Rancone asked what the
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<br />public expected to develop there, since locally-owned business didn’t have a realistic ability to do
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<br />so without a catalyst such as a major retailer leading the way.
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<br />Regarding the SWARN appeal, Mr. Rancone noted that both Mr. Nelson and Ms. Gilbertson had
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<br />expressed at the recent meeting that they would have preferred a Costco to a Wal-Mart. In
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<br />response, Mr. Rancone questioned where they were five years ago, and noted that the economy
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<br />had changed since 2005, along with technology and demographics. Mr. Rancone opined that the
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<br />Comprehensive Plan needed to respond to the realities, not the ideals, of the marketplace.
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<br />Mr. Rancone noted, as an example of zoning designations, the shopping center where Byerly’s
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<br />was located, and questioned if they or Office Max was “regional” in nature. Mr. Rancone noted
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<br />that many businesses perceived to be community-based or regional, were in fact national chains,
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<br />with some of those squeezing out smaller retailers. Mr. Rancone opined that it was unrealistic to
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<br />think neighborhood stores could develop this area on their own.
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<br />Regarding the allegation by SWARN that the public was subsidizing $1.6 million for this
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<br />development, Mr. Rancone questioned where that had come from. Mr. Rancone noted that many
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<br />developers ask for tax increment financing (TIF) assistance with their development. However, Mr.
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<br />Rancone noted that neither Wal-Mart, nor Roseville Properties, was asking for any tax dollars, and
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<br />that the City, County, and School District’s tax bases would actually increase significantly more
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<br />than realized by any of those jurisdictions over the last ten (10) years. Mr. Rancone estimated that
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<br />the City had in effect lost almost $1 million annually in potential property tax revenue with the
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<br />property remaining underdeveloped in the Twin Lakes Redevelopment Area. Mr. Rancone
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<br />reviewed actual figures for the project, noting that:
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<br /> The project will contribute $410,000 as a Park Dedication Fee
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<br /> The development will make necessary improvements at the intersection of County Road and
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<br />Cleveland Avenue, estimated to be $600,000, with Wal-Mart paying their proportional share
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<br /> The development will pay for upgrades at that corner estimated at $1 million
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<br /> Wal-Mart will pay approximately 10% of the $1.6 million costs ($400,000) toward the freeway
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<br />interchange improvements, with the balance funded through grants and Chapter 429
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<br />assessments as applicable
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<br />Mr. Rancone opined that he saw the development contributing $1.6 million, not the City losing that
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<br />amount.
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<br />Regarding allegations that the property would pay no taxes for a certain period of time, Mr.
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<br />Rancone opined that the statement was erroneous, anticipating that the tax value of the property
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<br />would double or triple that currently paid to the City. Whether the City used TIF to pay off
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<br />remaining infrastructure costs for Twin Lakes Parkway, Mr. Rancone noted was at the discretion
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<br />of the City; however, he clarified that the development would not be paying less taxes.
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<br />Mr. Rancone expressed frustration, from a developers and/or property owners point of view, in not
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<br />being able to market this property over the last eleven (11) years and the continual roadblocks
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<br />encountered, even when Roseville Properties attempted to follow the rules, but continued to find
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<br />one hurdle after another.
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<br />Regarding whether this use was permitted under Community Mixed Use zoning designation, Mr.
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<br />Rancone stated that this use was representative of how the American consumer shopped today;
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<br />and opined that it did fit with the Comprehensive Plan.
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<br />Mr. Rancone noted that the 160,000 square feet proposed for this Wal-Mart was way below the
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<br />AUAR threshold considered for a retail use in that area.
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<br />Mr. Rancone noted that, while the Court of Appeals ruling in 2006 was upheld, in 2009 an
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<br />opportunity was provided to make the Comprehensive Plan language more restrictive, but was not
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<br />done. Mr. Rancone noted that the 2007 AUAR was scheduled for its mandated update next year,
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