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project design. Specific engineering questions would be avoided at this stage. As a <br />further component of this option, the City would not provide an approval or denial of any <br />concept plan, and the public meetings would essentially serve as workshop <br />opportunities for the applicant. Members of the public would be instructed to raise <br />constructive concerns, but to avoid comments that advise the City how to finally act on a <br />matter. <br />The second option would be to eliminate formal concept review at the public meeting <br />level. In this model, an applicant would meet with staff for comment, then be instructed <br />to schedule a neighborhood meeting to take neighborhood comment on the plan. The <br />applicant would be free to submit as much or as little information as it chooses, with the <br />understanding that neighborhood comments would be considered by the City in its <br />formal review. The applicant would also be asked to provide a summary of the meeting <br />comments as a part of its formal application. The applicant would then apply for <br />Preliminary Plat or Development Stage PUD, submitting the full packet of required <br />documents for that application. The City would review the application and make a <br />determination, based on full information and the input at the public hearing. <br />The advantage to this process is that when neighbors or City officials raise specific, <br />detailed questions at the public meeting, the City should be able to answer those <br />questions, or at least have the data available to research the answer in a timely manner. <br />The neighborhood will have the opportunity to respond to the request in public with the <br />benefit of having seen the proposal previously at the neighborhood meeting. <br />The disadvantage of this process is primarily a financial one for the applicant — <br />particularly where they are seeking an alternative land use. Since they will not have the <br />benefit of an early determination on land use questions from the Planning Commission <br />or City Council, they will have to prepare extensive sets of plans gambling that they will <br />get a positive response. This will make them more reliant on staff direction. <br />This topic will be a component of the Workshop meeting on July 25th. Staff will be <br />available to discuss this issue further. <br />Pc: Kathy Glanzer <br />Steve Westerhaus <br />Lee Elfering <br />