05-13-2004 Planning Comm. Agenda

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Option 2 would give us a better opportunity than Option 1 to solve the narrowness problem along Condit south of Nadeau Road. The solution this creates is the possibility of making Condit aone-way street south of Nadeau Road thereby negating the need for additional right-of--way. While acquiring additional right-of--way through that area is not impossible, it will be difficult due to impacts to adjoining properties. A one-way street would make the new Nadeau Road and the existing Burke Lane the primary route for the residents of Burke Lane - at least for trips in one direction. By using Nadeau Road versus the street proposed in Option 2, the connecting street is closer to Burke Lane making its utilization more practical. Keeping Condit south of Nadeau Road keeps Burke Lane from becoming adead-end. (More research needs to be done on this possibility, but it appears to warrant further analysis.) 9. From a financial standpoint, it does not appear we can qualify the proposed development area as a tax increment financing (TIF) district. However, we can use tax abatement if the City Council so chooses. (See Ehler's information attached on tax abatement.) Based on my very preliminary calculations, the Nadeau Road Option 2 appears to be less costly than Option I. Based upon this information, staff would recommend Option 2 as the preferred route if a connecting street to Condit were desired for this development. I must also emphasize that this recommendation is predicated on the continued financial viability of this approach. Therefore, a dual approval may be necessary on the part of the Planning Commission, i.e. Option 2 is approved as the preliminary plat subject to financial feasibility as determined by the City Council. Should Option 2 not he financially feasible, then the original development option could be approved subject to compliance with all pertinent codes. You may also want to include a provision about the need to improve Condit south of Nadeau Road should the original approach be necessary in order to balance traffic flow through the neighborhood. I will be out of town at a conference on Wednesday through Friday. Should any of you have any questions or comments you would like to discuss with me, it will be easier to do so prior to Tuesday evening. Kathy Glanzer will also know how to reach me after that time. cc: Mayor & City Council Gordie Howe, Developer Steve Grittman, City Planner Lee Elfering, City Engineer David & Teresa Miller, 2883 Condit Joe Kueppers, Attorney representing Millers John Grant, 2901 Condit