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� . :�F.:: As a result of this the DRC recommends that the improvements to the internal roadway network 354 Configuration 2: Build Twin Lakes Parkway from Cleveland to Prior Avenue occur 355 concurrently with the McGough permit being issued for redevelopment. By building the road s5c network first, we will be able to address DRC concerns about emergency vehicle access, s�� subdivision code compliance, safety, and traffic impacts to surrounding neighborhoods. Also 35� we will be able to ensure that the decisions of one developer wil] not impact the ability of other 359 property owners to redevelop. 360 3; � PLANNING DIVISION: ssz 9.21 On Monday March 3, 2008, members of the Twin Lakes Operations Team will present the Twin sss Lakes AUAR Area Infrastructure Improvement Cost Allocation Study and Public Financial ss4 Participation Framework to the City Council for consideration. These two critical documents 3r35 366 367 368 will eventually shape future policy decisions, specific to the City's involvement in Tax Increment Financing and which roads and associated improvements need to be constructed in order to enable this project and/or others to proceed forward. s6y 9.22 The following are the Planning Division comments pertaining to its analysis of the Urban 3�o Design Principles. It should be noted that the Urban Design Principles do not anticipate a 3�� corporate campus user; however many of the design goals put forward by the Urban Design 3�z Principles could be mare fully realized than the plan as currently proposed. 373 s�a 375 376 377 378 379 �eo 3Fs 1 �82 �&3 �sa �s� a. Checklist 1, Land Use Patterns: This section of the Urban Design Principles speaks to a master planned redevelopment and not a single-site or piecemeal form of redevelopment, which is currently contemplated. However, staff has resigned itself to the fact that there will be no "true" master developer, but rather many individual developers. When adopted in November of 2007, the Urban Design Principles became a set of guidelines and themes to be used in conjunction with each separate redevelopment project as a means of achieving the overarching goals of the Twin Lakes Redevelopment Area. The Principles are not requirements though, and the City should not deny an application based on its inability to meet broader goals intended for a master planned project. Staff has determined that this overarching goal (mixed-use redevelopment) must be implemented as a whole and not on a site specific basis. :�� c The proposal incorporates two uses (office and laboratory) that are permissible within �� this redevelopment district. The site as cunently designed generally utilizes the parcel to ��,a take advantage of its location within the Twin Lakes Redevelopment Area, specifically s<<� the park and lake views. Sidewalks or trails, whether on this subject property or within :<�o improved roadways will provide connections to public spaces. Staff has further .i�,� discussed public connections through the site to the park and will continue discussing <��l placement of such connections with the developer. The proposal plans a water feature s�3 and other site enhancements near the intersection of Mount Ridge Road and Twin Lakes �s�a Parkway which would lend a focal point to the campus setting. However the corporate :+��; campus sacrifices transition from an urban edge to suburban edge. Parking will be �� dispersed through the site and include surface and structured parking areas. -��; 3�f8 <Uo Page 9 of 13