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<br />Memo to the Mayor & City Council <br />Holt & Jackson Proposal <br />October 16, 2000 <br />Page 2 <br /> <br />. Development Challenges <br />Holt & Jackson presents a number of challenges for development due to its physical <br />characteristics as well as the Council's development requirements. In the past <br />eighteen months, four proposals for the site have been made, includin two <br />restaurants, an office building and a da care center. <br /> <br /> <br />In this case, the developer believes that the project will cash flow <br />and meet the standards the Counci I has set for the property with the proposed site <br />design. <br /> <br />. <br /> <br />Tree preservation on the site has been a primary concern of the Council's. All of the <br />proposals submitted in the past eighteen months have required that some tree <br />removal occur. This proposal is no different. After closer review of the site, staff <br />has determined that a significant number of trees are actually located within the <br />Highway 169 right of way and would not be affected by construction (Attachment <br />D). Staff has worked with the developer to reduce the number of trees located <br />within the buildable area that would need to be removed and believes that a buffer <br />of trees can be maintained along the residential portion of the site in order to screen <br />the building and reduce its impact. It is possible to arrange the site in such a way to <br />avoid the trees entirely, however, this would require that the building be <br />constructed with two "fronts", increasing the construction costs and creating a <br />negative cash flow. <br /> <br />The proposal as revised meets the setback requirements of the C4, Neighborhood <br />Commercial District. The use also meets the district requirements. <br /> <br />Northerlv Triangle <br />The developer has requested that he be able to "donate" the northerly, unusable <br />triangle of property to the City for parkland or permanent open space. He has <br />indicated that this area poses a liability to him, as it will be difficult to police <br />unsavory activities that may occur in this area. <br /> <br />In order to "donate" this area to the City, the property would need to be replatted <br />and need to meet the district's lot area, width, and depth requirements (1 acre, 1 SO <br />feet, 1 SO feet). Staff does not feel that the area in question would meet the <br />ordinance requirements. Nor should the City willingly assume the liability issues <br />associated with such a piece of property. In addition, this property would not serve <br />a purpose under the Park and Recreation Master Plan. <br /> <br />Phase I Environmental Study <br />The developer has requested that the City complete a Phase I Environmental Study <br />. prior to the sale. The cost of completing such a study is estimated to be <br />