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Comprehensive Plan Revisions <br />July 13, 2004 <br />Page 3 <br /> <br />Planning for commercial areas along Highway 10 should include new street corridors to connect <br />these areas with residential development. As we have seen in other locations, it is very difficult to <br />create needed corridors after the development pattern is set. <br /> <br />It would be interesting to note the net difference in development potential (housing units) between <br />the Agricultural and Rural Residential land uses. This difference accounts for the impact of the <br />phasing plan. <br /> <br />It is important to remember that the economics of future sewer system expansion is a critical issue. <br />The next step in planning should be an exploration of funding options and the implications for land <br />use. Development will not occur if the utility costs are too expensive. The City should make a <br />conscious decision to subsidize these costs to achieve the desired development outcomes. <br /> <br />I recommend obtaining a written opinion of the City Attorney related to the ability of the City <br />Council to adopt the Plan without a new hearing or Planning Commission review. While I agree <br />that the statutes do not limit the period for Council action followmg the initial hearing, it is hard to <br />believe that the Legislature intended an unlimited period for Council consideration. Your situation <br />is more complicated because the Council changed the Plan recommended by the Planning <br />Commission. The conservative approach is to assume that this action could be challenged. In this <br />case, Staff and Council should have a written opinion as the basis of Plan approval. <br /> <br /> <br />