Planning Commission Agenda and Packet 2011 11 17

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Planning Commission Meeting Minutes October 13, 2011 Page 4 of 13 Public Notice Certification: Published in the Camera on September 25, 2011. Posted in City Hall, the Library, the Recreation Center, the Police and Court Building and mailed to surrounding property owners on September 23, 2011. Conflict of Interest and Disclosure: Loo discussed her candidacy for City Council. She stated some of her funding for her campaign had come as a donation from David Walden, one of parties with RMCS, the applicant for this project. She recused herself and left council chambers. Staff Report of Facts and Issues: Russ provided the following discussion points: History of development from 2008, 2010 and 2011. Phasing Notes on the final PUD. Requirement: The vertical construction of 71,000 SF of commercial, before permits can be released for: 56 single-family residential units in Phase 3, up to 90 single-family units in Phase 4 and 216 multi- family units in Phase 4. Staff is concerned the requirements may result in the following: Deter potential tenants to the commercial portion of the project not allowing build-to-suit building. Require an unsustainable condition that will likely not receive financing and potentially damage the viability of an important development Negatively impact a weak commercial real estate market and current vacant space in the Highway 42 Corridor Constrain residential development in phases three and four and restrict the number of residential roof tops which increase the viability of commercial development. Threaten potential onetime revenues from building permits and use taxes as well as annual City property tax revenues that would be generated from residential redevelopment in phases three and four. Planning Staff recommends the approval of Resolution No. 22, Series 2011, amending the final PUD development plan for the Takoda Subdivision to revise the third phasing note of the Phasing Plan (sheet 13 of 16) to state “The public infrastructure necessary to enable the development of the commercial portion of the site be constructed no later than as the second phase of the project: with no conditions. Commission Questions of Staff: O’Connell asked if this request is similar to a requirement of the North End project. Russ stated yes. Pritchard stated he had no questions. Lipton asked for a clarification of phasing plan, when will the commercial development be built and will they be required to do the infrastructure but not do