04/07/2011 EDAC Minutes - Laserfiche WebLink

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2 The major access is on Hodgson approximately 1,000 sq. ft. from Cty. J. Mr. Tucci explained the interim access points for this project with future development access points. Oppidan has met with the county to work out access issues. He also explained how they addressed neighborhood concerns with creating a 6-foot berm with a 6-foot fence between the store and the residences. The nearest point between a residence and the store is 40 feet. The back of the store will be lit with wall packs rather than poles. Oppidan has told the operators that deliveries may not start until 7 a.m. and will have an end time by 11 p.m. There are 300 stalls, or 5 per 1,000 sq. ft., per city ordinance. Mr. Tucci discussed the trade study that shows mainly an east-west market. The numbers are strong. This store is the same size as the Festival in Hugo. Ms. Divine noted that size was an issue with the City Council. Oppidan is talking to several operators, because this store is small for a Cub. Mr. Tucci said this $8 million project will need TIF assistance because of the large cost of road and utilities improvements that benefit the entire quadrant. Ms. Divine noted that TIF has never been allowed on Greenfield sites for retail in the past, but the legislature has provided a one-year opportunity to TIF retail to spur development. This legislation would have to be extended to be able to use for this project. Ms. Divine gave a short explanation of how TIF works. Mr. Combs questioned is this the right time to do this project? Ms. Divine said except for the window of opportunity with the TIF legislation, this project would not happen for many years because of the high cost of bringing in road and utility improvements. Mr. Tucci said without assistance, Oppidan could not absorb $1.5-2 million in improvement costs. Mr. Tucci stated a neighborhood meeting will be held soon and their goal is to try to mitigate their concerns. Ms. Keller noted that the past proposals have met considerable resistance. Mr. Tucci stated that a grocer or a drug store are about the only drivers for this quadrant. Pharmacies and grocers don’t like to be near each other because they compete. It’s not on a highway, so regional users like Menards etc. wouldn’t want this site. Ms. Divine noted that the draft Comp Plan designates this area for mixed use, which recognizes its neighborhood character and will likely partly develop as housing. After Mr. Tucci left the meeting Mr. Stranik asked members their opinions on the grocer proposal. Ms. Keller and Ms. Schwartz both agreed it was necessary to take the opportunity to start redevelopment of the area, otherwise the area will become more blighted. Mr. Salzman questioned whether it could succeed at that location, and how the improvements will impact taxpayers. Ms. Divine stated that TIF would provide assistance, only impacts the taxpayers in that for a period of time, they don’t benefit from the new taxes generated. She added that the user will likely be required to pay its share of the improvements. Mr. Combs stated that since the grocers have done their studies, he believes it is a good site. His concern is how to sell this to the residents and the council, since this may not be an opportunity the city can’t afford to pass up. Mr. Masonick said cities must find ways to raise revenue through new tax base. What does the council want to see there? Mr. Johnson said it’s the way to get utilities to the area and to provide a livable community with neighborhood access to conveniences. Mr. Stranik agreed, but