Planning Commission Minutes 2022 09 22

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Planning Commission Meeting Minutes September 22, 2022 Page 3 of 17 To provide a range of potential fiscal outcomes a "high and low" model run can be used. The "low" model run reduces construction and building values to 80%, and total building area constructed to 80% of standard assumptions. The request by the Commission for no employee spending is related to the assumption that the hospital would move its campus and the old campus would remain vacant, thus no increase would be seen to employee spending. Staff notes that this assumption would not be expected, as the existing hospital campus would be expected to redevelop or be repurposed, but has run the model with this assumption upon request. The fiscal model estimates that costs are covered by revenue in each fund and estimates a positive fiscal impact that averages $884,000 annually, or $17,678,000 over 20 years with the "Low" model input adjustments, compared to an average of $1,300,000 annually, or $26,002,000 over 20 years for the "High" model inputs. The Comprehensive Plan policy for the Phillips66 Rural District states that the "Land use mix demonstrates neutral fiscal benefits and positive economic benefits." The fiscal model estimates a positive fiscal benefit to the City. Economic benefits are anticipated from the added employment base and workforce to support local businesses. Request for Additional Analysis on compliance of the Preliminary and Final Plat proposal with the 2010 ConocoPhillips Campus General Development Plan approval and any applicable sections of Chapter 17.72 — Planned Community Zone District. Per LMC Sec. 17.72.030, the purpose of a GDP is to set forth the following: A. The proposed use of all lands within the subject property; B. The type or character of development and the number of dwelling units per gross acre proposed; C. The proposed location of school sites, parks, open spaces, recreation facilities and other public and quasi -public facilities; D. The proposed location of all streets shall be coordinated with the adopted general street plan for the city. LMC Sections 17.72.050 and 17.72.160 state that any development of a property must be in compliance with the approved GDP. The 2010 ConocoPhillips Campus GDP (see Attachment 14) is a single page document approved by the City to address the purpose and required contents for a GDP. Each section of the GDP is discussed below. The 2010 GDP includes the following table that notes the allowed "Floor Area Ratio" (FAR), which establishes the development cap for the property. The stated FAR of 0.15 results in a development cap of approximately 2.54 million square feet of building area. The 2010 GDP includes the following general notes. Staff has not identified any conflicts with the notes and the proposed Preliminary and Final Plat proposal, except that the GDP notes that the traffic and circulation patterns shown on the GDP are intended as private drives rather than publically dedicated roads as proposed. However, the note on traffic and circulation also notes that the depiction is conceptual