CCMIN081616 - Laserfiche WebLink

In response to Vice Mayor Narum's question, Community Development Director Beaudin reported that Nearon Enterprises funded the report and that City staff managed all aspects of the professional services related to the comparison report, and noting that Nearon had no access to the consultants or the report prior to publication of the City Council staff report for this hearing. Christy Herron, ESA, provided an overview of the supplemental analysis addressing the purpose of the supplemental analysis, location of the zone, the initiative project, various scenarios and key differences between the proposed Johnson Drive Economic Development Zone and the initiative project scenarios, including employee population. Katherine Tellez, Fehr & Peers, continued with the report addressing additional key differences including traffic impacts, evaluation of specific intersections, a comparison of trip generating characteristics of the zone project versus the initiative project and impacts and mitigation measures. Ms. Herron addressed transportation funding noting the mitigation measures listed in the environmental review completed for the proposed rezoning project would also be required for the initiative project. She addressed noise impacts, air quality impacts and other environmental impacts. Amy Herman, AHL, explained the difference between fiscal and economic impacts and addressed assumptions about the retail composition. In terms of economic impacts, she reported that the initiative project is anticipated to generate a greater negative impact on the existing competitive retail sales base than the zone. In terms of fiscal impacts, she noted that the proposed zone is estimated to generate about 20% more revenues to the City General Fund by buildout than the initiative project. Ms. Herman pointed out differences between the two projects noting that the initiative, as compared to the zone, would generate lower General Fund revenues and higher General Fund service costs. Ms. Herron addressed consistency with the General Plan noting that both projects would be consistent with the General Plan, but that the initiative project would not promote some policies to the extent as the zone. Additionally, she reported that there are questions about the market feasibility and viability of the initiative project, relative to the proposed zone project. Councilmember Pentin asked whether there had been any interest from other retailers in recent months. In response to Councilmember Pentin's question, Community Development Director Beaudin reported that the Community Development Department and the Economic Development Department have not received any inquiries related to the Economic Development Zone in recent months. In response to Councilmember Olson's request, Ms. Herron elaborated on policies that would not be promoted to the same extent as the zone and provided examples. In reply to Vice Mayor Narum's inquiry, Ms. Herron explained that for the zone, consideration was given to club retail plus general retail and for the initiative project only general retail was considered. Vice Mayor Narum noted that under the initiative project, more than the square footage of retail analyzed could be considered in the zone, as the zone is current proposed.. In terms of air quality, Vice Mayor Narum asked whether there was any attempt at calculating the number of miles that would be saved and how that would relate to air quality. Ms. Herron stated that that was not reviewed as an alternative, but noted the existing baseline takes into account trips out of the area. City Council Minutes Page 4 of 7 August 16, 2016