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Proposed Process Steps <br />167 Avenue /TH 47 Commercial Node Master Planning <br />1) Authorization from EDA, Planning Commission, and City Council (City Staff) <br />2) Background Report (City Staff) <br />a. Existing Land Use <br />b. Current Future Land Use designation <br />c. Current Forecasts (households, population, and employment) <br />d. Current utilities (private or public) <br />e. Noise level standards for TH 47 (especially residential uses) <br />i. Current and projected <br />f. Previous McComb Group Retail Market Analysis (2003) <br />g. Previous HKGi Master Plan Concepts (2004) <br />h. Previous Comprehensive Plan Amendment (Not Adopted) (2004) <br />i. Buxton Study (2008) and Buxton Study Refresh (2011) <br />3) Public Input <br />a. 1 on 1 Stakeholder Analysis (City Staff) <br />b. Kick -off meeting (City Staff) <br />i. Background report <br />ii. Stakeholder analysis <br />iii. Identify issues and opportunities <br />iv. OST <br />c. Design meeting /Map exercise (City Staff) <br />i. Land uses (similar to Comp Plan process) <br />d. Visual Preference Survey (Stantec) <br />4) Develop Master Plan Concepts (Stantec) <br />a. Present to Planning Commission, EDA, and City Council <br />5) Comprehensive Plan Amendment (City Staff /Stantec [for technical data support]) <br />a. Mixed Use or Mixed Use /Planned Unit Development <br />b. Flexibility for adjustments within boundary of land use designation <br />c. Range of household, population, and employment forecasts <br />d. Transportation Analysis Zones (TAZ) Numbers <br />6) TIF District Creation (City Staff) <br />a. Extension of water and sewer <br />b. Quicksilver Street realignment <br />7) Livable Communities Act (LCA) (City Staff) <br />a. Tax Base Revitalization Account (TBRA) <br />i. Clean -up $ <br />b. Livable Communities Demonstration Account (LCDA) <br />i. Planning $ <br />