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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 widened by another nine feet, paving up to the edge of the sidewalk,to provide for diagonal parking. Drawing 4 Once the blocks have matured to full intensity(3+ story buildings with no gaps between structures), there will be sufficient tax base to justify the installation of storm sewer. This won't necessitate ripping out all of the sidewalk but it will require some of it to be removed along with the road. This would be done. In this condition there would be a full 10.5' walk on each side of the street, diagonal parking and two way traffic. Some notes: ➢ It is important to understand how these improvements would be financed.The base scenario is the city's responsibility;we've essentially committed to that already. Reducing the scale of the street section where there is little or no development can help keep that obligation reasonable. All of the other improvements can be phased in as development happens on the �. adjacent property in essentially a lot by lot basis.That means property owners can do them at the time the property is developed or they can ask the city to do them and assess the costs back to the property owner. Either way, it does not require the city to build infrastructure that won't be fully utilized, it keeps the long term obligations of the city proportionate to the tax base and it allows everyone—city and property owners— to cash flow improvements more reliably. ➢ Two sides of a street can be different with this approach, depending on their level of private sector investment.Temporary(inexpensive) measures can be taken to fill in gaps in the sidewalk and parking areas, but they wouldn't need to be. ➢ Stormwater would be handled onsite in the early phases and then with a combination of on-site filtration and pervious pavements in the middle phases.Only in the final phase would storm sewer be needed.Again,this is a cash flow advantage.We don't want to build an expensive stormwater system if we don't have the tax base to sustain it. ➢ Another aspect to this phasing approach would be to examine trees and lighting.We've not done this yet, but certainly should as we proceed. Running conduit and planting small trees in strategic locations will save the city immense sums of money for little cost today. Pequot Lakes Staff Report September 20,2012