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3.0 STAFF COMMENT and RECOMMENDATIONS 3.1 As outlined above, the detailed renewal strategy process is well under way. Once the Commission and Council decide on scenario(s), a more detailed AUAR review can begin, culminating in final approval of changes to the Comprehensive Plan. The Commission needs to decide "direction and define the scope" for that further study by adopting a scenario(s). Should the detailed AUAR study of the selected scenario uncover some significant new environmental, physical, of fiscal impacts, the Plan and the scenarios would be brought back to the Commission for further modifications. 3.2 The staff prepared both visual and technical reports necessary to evaluate the impact to the community of the 270 acre redevelopment master plan, including 46 parcels. The technical plan amendment describes the possible redevelopment of between 2.1 and 3.5 million square feet of building area depending on the height of the structures and the traffic and utility capacities. 3.3 Focus group meetings have been held. Staff will summarize the findings at the December 13th public hearing (report attached, continued from November 8th). 3.4 There will be a need to hire a traffic consultant to evaluate the traffic capacity as part of the AUAR process in beginning in January. There is an opportunity to partner with the I-35W Coalition's traffic consultant, SRF, in this effort as they look at the traffic impact all along the entire corridor based upon the build out study. 3.5 RECOMMENDATIONS: The staff recommends using the quality oflife guidelines to assist in the land use decision making: 1. Heavy industry, truck terminals and semi trailer storage are not the most compatible land use fit for the future of Twin Lakes because of traffic demands, noise, water and air quality problems, and low building quality. The Plan should continue to discourage further trucking related intrusions into the Twin Lakes area, and further, discourage new heavy industrial plant establishments, intensifications, or expansions. 2. New housing (or a mix of housing and offices in the same building) should be located adjacent to existing housing, lakes and parks areas wherever possible. By adding a professional or home office component to the housing structure, a higher building value is created which can help reduce the initial cost of the housing units An alternate to housing is high quality office or headquarters building. 3. Service mixes of support lodging, retail, banks, fitness and similar uses should be located nearest to County Road C and Cleveland Avenue to take advantage of good marketability and easy access on to a busy street system - it is both a subregional destination for travelers, and a support service for users within the business park. Business park users could reduce trips and need not PF3232 - PCA(121300) Page 3 of 5