City Council Minutes 2020 08 04 - Laserfiche WebLink

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City Council Meeting Minutes August 4, 2020 Page 5 of 12 He compared it to the fiscal performance of other areas of town. He added that for special districts the land use mix needs to demonstrate neutral fiscal benefit and positive economic benefit. He noted the City may have other social and environmental goals it is trying to meet outside of the fiscal evaluation. Carson Bise, the City's financial consultant from Tischler Bise, presented his analysis. The City has used a specific fiscal model for about six years but this development was complex enough for staff to ask for a detailed fiscal review. He noted the basic assumptions that this assumes existing levels of service are maintained. Bise reviewed the fiscal results by fund and the annual net fiscal results. The proposed project generates a positive overall (combined Fund) fiscal result; the mixed -use nature of the project gives the site a better economic balance than the by -right use; and the deficits to Open Space & Parks and Recreation Funds are not surprising as both Funds are currently subsidized by the General Fund. He added the surpluses generated to the Debt Service Fund occur because the existing City debt service expenditures are not directly attributable to this development. The analysis highlights the City's reliance on sales and use taxes. He noted the retail component on this proposal is not large, but the residential included in the proposal should support the retail offering. Director Zuccaro reviewed the Comp Plan analysis criteria that Council will need to consider for an amendment. The four criteria are: A. The amendment request is consistent with the goals, policies and intent of the comprehensive plan of the city; B. The amendment request will not result in adverse impacts to existing or planned services to the citizens of the city; C. The amendment request demonstrates a need exists for the amendment through either changed conditions or past error which support adjustments to the city's comprehensive plan; D. The planning commission and/or city council may consider other factors in reviewing an application as they deem appropriate and may request additional information which is necessary for an adequate review and evaluation of the amendment. Director Zuccaro noted that staff recommends Council consider how the proposal meets the Comprehensive Plan Vision Statement and Core Community Values as a way to evaluate item A.. Staff recommends that Council consider if the land use proposal is consistent with "Small Town" scale and size considering its context. The project would have significant investment in the transportation network and is consistent with many of our TMP Goals, but would add additional traffic into the system beyond current zoning allowance. Traffic mitigation is a critical aspect of the project. The proposal also provides parks, open space and trail amenities.