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Planning Commission Meeting Minutes -Wednesday, October 03, 2007 Page 6 Mr. Paschke noted that the goal of creating standards was that they became the code or law as to development to be achieved for the property (i.e., connectivity, walkability, etc.); with the Comprehensive Plan and Master Plan serving only as guides. Mr. Paschke opined that the issues are current zoning, the Master Plan and Comprehensive Plan, with staff advocating for a Master Plan Redevelopment, rather than potential piecemeal development; and by creating design standards, it would establish a system to support design standards or policies, and tools to direct applicants through the process. Mr. Paschke noted that this is only the first of several steps that will need to be discussed in the near future to support even the current project awaiting environmental review (the proposed hotel project). Mr. Paschke advised that it was the goal of staff to have a separate set of design standards, similar to those used in other areas of the City, for developers to follow, with a new set of guidelines superseding this document dated 2002. Additional discussion included overall design concepts versus specific site development, and uses of the design guidelines; coordination and integration of design standards among individual developers (i.e., public infrastructure); how an individual building relates to the entire 280 acre parcel as a whole; reviewing discussion held at the Twin Lakes Stakeholder Panel level to consider their comments and rationale; substantial infrastructure requirements and street surface area if small blocks were considered as indicated in the 2002 design principles; and developing a learning curve from design principles used in other projects. Mr. Paschke advised that he would provide the Planning Commission with a copy of the final report from the Stakeholder Panel. Commissioner Wozniak opined that his view of small block development was to provide a potential option as a transition from residential low-density to higher density; with small blocks not part of the overall development, just one of the options available within the Twin Lakes area. Further discussion included specific topics for discussion and complexity of the amount of work required; need to provide design standards for any number of uses and implications of what was dictated; the context created by the AUAR; and the purpose of the design standards to create a document to get from the vision to the development, based on what the Comprehensive Plan and Twin Lakes Master Plan are advocating, and turn those into standards or regulations to develop the property, with a specific set of codes for parcel development within the area, without specifying what would be developed on any given parcel, consistent with current City Code. Commissioner Boerigter questioned whether the purpose of the design principles was to define the development and force developers to fit individual development plans into this vision, or to create a certain degree of uniformity while not really a driving force for specific spots, but to provide uniformity and broader goals for sustainability and livability. Chair Bakeman questioned staff on what the City Council had said about reworking these design standards. Mr. Paschke advised that he was not present at the City Council meeting when Interim Development Director Mike Darrow had suggested their development; but noted that while the City Council had seen the document several times, specific to their original development in 2002, he was not aware of the City Council having voted on the design principles to-date. Commissioner Doherty opined that it would be helpful to get the City Council to provide direction to the Planning Commission for reviewing and refining the design principles, prior to the Planning Commission initiating the process, and being told later