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INSTITUTE GROW ZONE EXPANSION It has taken me a long time to figure out how we can make the transition from the current layout and development pattern of Pequot Lakes which, as we have seen, is not financially viable,to a development pattern that was not going to bankrupt the city. We can see what is there today and envision what we need it to ultimately be, but obviously the transition is the hardest part. The reasonable expectations of the residents within the Grow Zone neighborhoods combined with the fact that development patterns shift slowly over time meant that there will be resistance to any abrupt transition. Due to the fact that budgets will continue to tighten while maintenance liabilities grow, funding an expensive transition is also out of the question. Whatever we do has to improve our financial situation today while incrementally transitioning to something viable over the long term. Our July discussion helped me to see how we could incrementally build the public parts of this system as demand materializes. This is especially true if we can use pervious construction materials to put off the installation of expensive storm sewer systems until greater development intensity exists. Using Washington Avenue as a model that we should repeat throughout the city, we've prepared a phasing plan that ties together public investments within the right of way to the adjacent private sector development. Every increment of infrastructure can be built essentially on-demand as properties mature. Drawing 1 The next time Washington Avenue is repaired,this is the street section that should be constructed: two simple driving lanes with the adjacent right of way kept as green space. There are no sidewalks or formal parking areas.New buildings start to frame the public realm with parking and accessory structures behind the principle structure. If needed and desired, an aggregate shoulder can be built for parking, either for a small section or the entire length of the street. Drawing 2 As properties develop, a 6.5' sidewalk would be constructed four feet from the property line.Nine foot aggregate shoulders can be installed and, when the demand is there,paved with bituminous. Buildings continue to add bulk and parking would be on street or accessed through an alley. No curb cuts across the sidewalk. Drawing 3 As properties continue to mature and increase their intensity,the four foot gap between the walk and the building can be filled in with additional sidewalk. This will allow outdoor seating and/or awnings that extend within the right-of-way. The roadway can be Pequot Lakes Staff Report August 16,2012