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r, COMMUNITYGROWTH Ciry sf I N S T I T U T E Pequot _ Lakes`- 7(c)TH 371 Planning As we met in 2007 with the TH 371 Alternate Alignment Study Group, there were a number of questions regarding the future zoning along the alternate alignment. We were unable to answer those questions at that time,but indicated that there would be study of that matter in the future. Some of the questions from the City Council in their review of the Downtown Plan came back to this same issue. The general question revolves around the development pattern the city is going to follow: To what degree is the City of Pequot Lakes going to follow a highway corridor pattern of development, a intersection/node pattern of development or a _ downtown,pedestrian-destination pattern of development? While there are a number of factors that would go into making a determination of this �- type, it might be helpful and instructive to begin with a simple cost/benefit type of analysis for different development patterns along the new corridor. The mapping that would be needed to do this type of analysis should be available within the next 30 to 6o days. At that time, we are proposing that a cost/benefit analysis be performed on the following scenarios: 1. The current zoning remains in place—no change. 2. The west side of the alternate alignment is zoned Commercial. 3. Both sides of the alternate alignment are zoned Commercial. a. Scenario 3 with sewer/water utilities. 4. The west side of the alternate alignment is zoned Commercial from a node at CSAH ii south to the existing commercial zoning 5. Both sides of the alternate alignment is zoned Commercial from a node at CSAH ii south to the existing commercial zoning. a. Scenario 5 with sewer/water utilities. 6. Nodes of commercial development are created at the three intersections with the alternate alignment. a. Scenario 6 with sewer/water utilities. 7. A node of commercial development is created at CSAH ii and the alternate alignment. a. Scenario 7 with sewer/water utilities. The costs that will be factored in would be the estimated cost for providing roadway _. access and,where indicated, sewer and water access. This would also include the cost of maintenance of these services. The benefit that would be factored in is proposed to be the change in tax receipts. Obviously, there is a lot of additional factors that would go into making a complete evaluation of cost and benefit. For example, - What would the addition of so much commercial property do for the market for commercial property in the City? How would this impact tax receipts? - What would the creation and use of this commercial space do to the viability of the downtown? - What are the indirect financial costs and benefits? Pequot Lakes Staff Report 7(c)-1 May 15,2oo8