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Memo to City Council and Planning Commission <br />February 19, 1996 <br /> <br />Page 3 <br /> <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 /> away from the core? <br /> <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 /> <br />How can commercial and industrial property be utilized prior to <br />water and sewer being available? <br /> <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 /> <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 /> <br />s:XcouncilXgmp.doc <br /> <br /> <br />