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Memo to City Council and Planning Commission Page 3 <br /> February 19, 1996 <br /> • • What happens to commercial and industrial property values if <br /> development was to occur throughout the entire urban service <br /> district? <br /> • Are there any long term affects upon the integrity of the entire <br /> commercial and industrial base? <br /> • What is the impact to the tax base if industrial development cannot <br /> happen until city water and sewer is available? <br /> • What are the costs to the city and development community to <br /> redevelop underutilized properties when; and if, water and sewer is <br /> extended? <br /> • Will development without water and sewer compromise long range <br /> planning and transportation needs since these developments may <br /> be perceived as temporary and located outside of the urban core? <br /> • Without water and sewer, will available land be more attractive to <br /> less intense commercial and industrial uses? <br /> • Why would a property owner (developer) request water and sewer if <br /> their development could be constructed without water and sewer? <br /> • Will public safety (i.e. fire and police) be compromised by having <br /> buildings built with provisions for future sprinkling or other public <br /> safety needs when water and sewer finally "gets there"? <br /> • What happens to the existing inventory of commercial and <br /> industrial if development is allowed to continuously extend out <br /> 0 away from the core? <br /> These are just a few of many questions related to this subject. <br /> Unfortunately, the answers are difficult and certainly contain two points of <br /> view. These questions should be explored to fully understand the dynamics <br /> of this issue. <br /> How can commercial and industrial property be utilized prior to <br /> water and sewer being available? <br /> One option to consider is allow interim uses without water and sewer as a <br /> conditional use permit in either the commercial or industrial district. State <br /> Statutes allow cities to issue conditional use permits for interim uses under <br /> certain guidelines. These guidelines may include issuing a permit for a <br /> temporary use for a limited number of years upon which it would expire. <br /> Certainly, attaching a sunset date to uses could present a problem if these <br /> uses are expiring prior to the property having access to water and sewer. <br /> Although the interim use or temporary use seems like a reasonable approach, <br /> there are some pitfalls. The first question that always comes up is "what is <br /> temporary"? Temporary may have several different meanings depending <br /> • upon whom you're talking with. For example, I learned the other day that <br /> s:\council\gmp.doc <br />