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the standards accomplish the objectives of creating a mixed use neighborhood. Mr. <br />Gorowsky asked why the standards were not expanded to the other quadrants of the <br />interchange. Mr. Johnson stated that there were different expectations for these quadrants, <br />which include light industrial. <br /> <br />Mr. Chase said the question is what is important for economic development, and how <br />does the city separate what will be mandatory from what is a wish list. Mr. Smyser said it <br />will be a policy decision, but from his experience whatever is not mandatory doesn’t <br />happen. Mr. Chase said he is concerned that if the standards become ordinance every <br />change will require a variance. While the standards allow the council to make minor <br />adjustments without a variance, the standards don’t define what is a minor adjustment. <br />Mr. Chase questioned what would happen if a developer brought in a plan that the city <br />liked, but did not adhere to the standards. Ms. Carlson noted that the council must meet <br />five standards to approve a variance, and if the council granted a variance to one <br />developer, it would be obligated to treat others equally. <br /> <br />Mr. Chase questioned if this was a layer of government the city wanted. One way some <br />cities handle these issues is with a design review committee. It can slow up development. <br />Mr. Smyser said whatever standards get adopted, it should be standards that reflect the <br />community’s vision. Mr. Jensen stated that flexibility can be built into planned unit <br />developments and other cities do it. Mr. Johnson stated the city needs to take a strong <br />position on standards and then negotiate from there. Mr. Smyser said developers have <br />different goals than the city, and the developers will want to know what the city’s <br />standards are so they know what they are dealing with from the beginning. He added that <br />if the city wants something it needs To be spelled out in the standards. <br /> <br />Mr. Chase said the city and a developer could attach to the development agreement a draft <br />of the details of the development, rather than using ordinances. Then if a developer <br />wanted to change some of the details, it could be a part of the agreement. <br /> <br />Mr. Gorowsky stated that he didn’t believe there was a mandate from city residents for <br />the type of development they want. He believes there is a consensus that they want a <br />“downtown.” He stated it made sense to him on the southeast quadrant, because that has <br />been the direction the city has taken with the Civic Complex and YMCA. He added that it <br />is likely this will add cost to development and could impede economic development, <br />especially on the north side. Mr. Smyser noted that fewer standards on the north side <br />would make it easier to develop, and so it would develop first, potentially delaying <br />development of the south side. City staff viewed the two areas as complementary. Mr. <br />Gorowsky said he believes if the north side is successful, the south side will be also. <br /> <br />Mr. Rehbein stated that the market might not support the kind of development the city is <br />requiring by the design standards. He added that people will access the northern site by <br />automobile, and the pedestrian orientation is not realistic. Mr. Smyser responded that it is <br />not an either/or issue. Autos and pedestrians can be accommodated. Mr. Rehbein said <br />they did not have a problem with the direction the city is taking overall, but he has