10-12-1988 Council Agenda - Laserfiche WebLink

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include relocation costs for existing property owners and /or users, redevelopment of sites, site grading and landscaping, (to provide adequate separation and buffering between differing land uses) or possibly land cost write downs. The uses for the tax increment proceeds should be determined after the estimated costs for the project that the City desires to see built have been prepared by City Staff. Until such time, it appears premature to designate uses for any proceeds which might be available. SUMMARY As this report has outlined, the proposal to realign Country Drive to the west on Condit Street raises a number of concerns with our office. This includes the introduction of truck traffic near the existing residential land uses to the west, the potential changes in street access for adjacent properties and the large area of right -of -way which would need to be acquired. These, among other potential problems, has led our office to conclude that this plan was not in the best interest of the City. Alternative #2 appears to address the concerns raised with the first concept plan. The analysis of the alternative to keep Country Drive in its present location but at a lower elevation presents the City with some potentially exciting and economically important redevelopment possibilities. Keeping Country Drive in its present location has revealed two general redevelopment possibilities. The difference, as indicated herein, involves the four single family home sites near the water works right -of -way. It is our office's opinion that Alternative 2A, which includes redeveloping the four southernmost single family homes is most desirable. This is, in part, due to the existing B -3 zoning of these properties, the existence of the water works right -of -way (which serves as an excellent land use transition area) and the possibility of reconstructing Country Drive from where the State left off. Additionally, this plan will also allow for Country Drive to be constructed at a more constant grade in the area and will certainly help to facilitate redevelopment of the four southernmost home sites. It would appear then that Alternative 2A will meet more of the City's economic development goals than would Alternative 2B. In addition to the area south of the Quebec Apartments, development and redevelopment in the area north of the apartments is also of concern. As was noted herein, the Suburban Auto Body building and site has the greatest visual impact on this portion of Little Canada. Also of note are the vacant parcels north of Owasso Boulevard. The impact that all of these sites could have on future development must be carefully considered by the City. It appears to our office that the property north of Best Auto Repair will have little impact on any future development in the area. This conclusion is based on the adjoining land uses, the site lines to the area and the existing soil conditions in this portion of Little Canada. Page 32