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Planning & Zoning Board April 12, 2000 Page 16 City Council. Also, it will be cost prohibitive for a small family -owned enterprise to comply with the required design elements, monuments, etc. He explained that if the land has a certain market value, and the business has a certain economic proforma, the costs reflected by the document need to fit within the developer's budget including the cost of the property itself. He encouraged the City to retain the good elements and to look at how the document can be "softened" or included in the zoning ordinance. Mr. Coyle noted the proposed zoning classifications identified on the land use map for the Tagg property and commented on the restriction it imposes in that a developer may have a different proposal in mind. He suggested an overlay district be considered which would allow that not to occur. He stated another concern is the extent to which the City will commit itself to providing financial resources to accomplish this plan. He suggested the City will have to demonstrate it is willing to place some "money on the table" to assure the architectural requirements of the plan becomes a reality. Mr. Coyle commented on the substantial development occurr aple Grove along the freeway, noting it is the "hottest" development area in t ..longside two major freeways, and Maple Grove has financed the infrastruct an • '�� ' other considerations. He stated he was part of that proces w difficult it was for the developer to commit prior to the City coming f• financial assistance of some kind. Mr. Coyle stated he thinks the Lin e to as done a terrific job in drafting a credible plan but there is a delic ween a plan that shows credible visions and plans and one that goes too fa in urged the City to soften the requirements to assure it is feasible toc Chair Schaps asked if there is a e e City should become involved in absorbing financial costs to ' m attractive. Mr. Coyle stated he has had some discussion with the City ate• • and understands the restrictions placed on TIF use but he thinks the City sho # • ,, a to adopt a TIF district, possibly with the intervention of the Leg `< e, to facilitate future development. He stated he is not presuming to say y should spend its dollars on since the developers may be willing to cover so -� -m. However, there may be some good projects that are marginal and unabl . + "clear the bar" especially with the desired housing projects. Mr. Coyle commented on a Chanhassen project where the Metropolitan Council contributed $700,000 toward the streetscape. He suggested that may be the type of commitment that needs to be present to assure the developer that the City wants these design criteria met. Chair Schaps stated it has been mentioned this plan includes "San Diego" type features and asked if that is a viable type of development for Lino Lakes. Mr. Coyle stated the Maple Grove plan, which is a new urbanist plan, would not have happened but for the City's involvement in a substantial way. He stated it is his personal view that you need a fairly significant population density potential to warrant that type of development and for it to work. He noted the metropolitan area is more accustomed to low density designs and he does not know if the Maple Grove type of development is feasible everywhere else. He urged caution in this consideration and suggested further discussion with the City's consultants. • •