06.02 - Future Development-"New" Hwy 371/CSAH 11 Intersection

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Although the Planning Commission understands there will development pressure in the future along the realigned Highway 371, it is committed to upholding the values and policies contained in the Comprehensive Plan and Downtown Plan--to continue to encourage development along our existing infrastructure (sewer,water,streets,etc.) before extending those systems to other areas of the city. Before any public infrastructure is extended to the new intersection,the Planning Commission recommends that a cost/benefit analysis be performed to determine the long-term maintenance cost of the new infrastructure compared to the tax revenue needed to be generated by future development of the corridor. Past studies(see Section IV of the Downtown Plan) have shown that in many instances, developments do not generate enough property tax revenue required to maintain the infrastructure supporting it,thus necessitating public subsidy. In the coming months,the Planning Commission will be reviewing"Future Road Corridors"and how those may impact future development along the Highway 371/CSAH 11 intersection and other areas of the City.