Loading...
HomeMy WebLinkAbout10A - Goals and Objectives of the EDA ."-- MEETING DATE: AGENDA #: PREPARED BY: AGENDA ITEM: DISCUSSION: 4646 Dakota Street S.E. Prior Lake, MN 55372-1714 ECONOMIC DEVELOPMENT AUTHORITY AGENDA REPORT February 16, 201 0 ~ ~~:nk Boyles, Executive Direct~~ CONSIDER APPROVAL OF A REPORT TO CLARIFY THE GOALS AND OBJECTIVES OF THE ECONOMIC DEVELOPMENT AUTHORITY Introduction The purpose of this item is to foster a discussion by the Economic Development Authority (EDA) of its goals and objectives. Historv While the EDA has not been active since 2007, its goals and objectives are contained in two Vision elements of the 2030 Vision and Strategic Plan. They are Economic Development and Downtown Redevelopment, both of which are attached. We previously had a full-time Economic Development Director who was responsible for achieving those objectives. That position was cut as part of our 2008 budget balancing measures. Over the years during which the EDA has been in existence, there has been an advisory committee of one sort or another to assist in achieving related objectives. We presently have an 11- person volunteer Economic Development Advisory Committee which operates under City Council adopted bylaws. The EDAC has proposed a number of objectives for accomplishment this year. A copy of the EDAC bylaws and proposed 2010 Objectives is attached. Also attached is a list of potential economic development tools that the staff has brainstormed for discussion at the appropriate time. Current Circumstances I believe it is accurate to say that the EDA and staff have high aspirations with respect to Economic Development and Downtown Redevelopment. The goals and objectives in the 2030 Vision and Strategic Plan affirm this. But there are inconsistencies in our various policy documents, reporting relationships and resources devoted to this effort which should be clarified by the Economic Development Authority. Some examples are shown below: . The Comprehensive Land Use Plan calls for commercial, industrial and retail development in certain nodes within the City. The McComb Study, upon which the Comprehensive Plan is based, is seven years old. Given the changes which have occurred in our economy, can we still rely upon the McComb Study? Should it be updated and incorporated into the Comprehensive Plan? · Some of the 2030 Vision and Strategic Plan goals and objectives talk about services to be provided while others talk about employment. Is the two- pronged focus appropriate? Do we realistically have the resources and commitment to do both? www.cityofpriorlake.com ut,j:.,ii\JfJ:NP1?: 952.447.9800 / Fax 952.447.4245 . The Economic Development Advisory Committee was created by the City Council. Given the plethora of issues the Council must address (as a general government body) could the EDAC be better served if it reported to the EDA which is a more specific purpose body? . Given the fact that the EDA has not refined, narrowed and focused its objectives from the 2030 Vision and Strategic Plan, can the EDAC proceed with its proposed 2010 objectives (attached). . Some of the 2030 Vision and Strategic Plan objectives assume that the City may find itself promoting Scott County to the City's detriment. Could EDA members support such action? ISSUES: The City or EDA could try to undertake many economic development objectives, or only a few. A discussion by the EDA could begin to bring greater consensus and clarity to what we are trying to accomplish and what resources should be devoted to the effort. Owing to the complexity and importance of the discussion, I do not believe all decisions can be made tonight. Instead, I expect that the EDA could provide direction to the staff regarding any additional information needed to progress this discussion. In any case, it is recommended that the EDA encourage the EDAC to continue in their proposed objectives for 2010. At such time as the EDA reaches agreement upon the policy issues discussed herein, the EDAC could amend its objectives. FINANCIAL IMPACT: None at this time. There are costs associated with updating the McCombs Study and the Comprehensive Plan. There are revenues which could be garnered through a more effective program. Services and products could also be expanded for the benefit of residents, employees and community pride. ALTERNATIVES: 1. Direct the staff to provide additional information for consideration at a future EDA meeting. 2. Take no action. RECOMMENDED Alternative #1. MOTION: D/\ Economic Development A strong, diversified tax base is essential to ensuring the community's long-term economic vitality. Prior Lake encourages high quality residential and business development. Goal 1: Develop and implement a strategy to expand and diversify the City's business tax base through current business retention and new business developments. Objective 1: Utilize the Economic Development Advisory Committee to conduct periodic meetings with existing Prior Lake businesses. Objective 2: Utilize EDAC to assist entrepreneurs with business start-up and expan- sion information. Objective 3: Utilize EDAC to help attract businesses from outside of the community. Goal 2: Ensure that land is available and designated in the Comprehensive Plan and Zoning Or- dinance for current and future business (commercial and industrial) development within the City and the orderly annexation area. Objective 1: Regularly update the Comprehensive Plan to assure adequate land in- ventory is retained for the business and economic development market Prior Lake is most likely to serve. Objective 2: Maintain a buildable lot inventory for commercial, industrial, residen- tial and public purposes equal to at least two years' development vol- ume. Goal 3: Adopt streamlined zoning approval and building permit processes and regulations to establish a reputation the Prior Lake provides customer-friendly development without sacrificing the quality and effectiveness of City standards. Goal 4: Work with the SCALE Unified Land Use and Transportation Coalition to support de- velopment and improvement of transportation corridors that enhance economic devel- opment. Objective 1: Work to achieve goal that 50% of all Scott County residents will work within Scott County. Objective 2: Identify areas for future business development; plan and coordinate fu- ture roadway improvements in and around those areas. Objective 3: Work with SCALE to measure jobs in Prior Lake. 15 Goal 5: Develop and implement financing tools, resources and partnerships to facilitate eco- nomic and business development. Objective 1: Objective 2: Objective 3: Periodically review and monitor the City's tax increment finance policy and business subsidy policy to evaluate the prudence and ef- fectiveness of each. Explore joint ventures, investments, partnerships and funding with other agencies, entities, businesses, school districts and government. Consider an Economic Development Authority levy to assist with economic development and redevelopment funding. Goal 6: Identify and evaluate older commercial, industrial and residential properties for busi- ness development/redevelopment potential. Objective 1: Objective 2: Objective 3: Annex property as it becomes available and rezone as appropriate. Evaluate how to most cost effectively redevelop annexed property. Facilitate redevelopment in accordance with the objective to provide diversified employment close to employee's houses. 16 Downtown Redevelopment The historic downtown and adjacent Lakefront Park are unique community focal points and destination attractions that contribute to the City's identity and offer opportunities for recreation, employment, housing, shopping and dining. Goal 1: Distinguish and identify the historic downtown area in one comprehensive document much like a site plan Objective 1: Develop streets and intersections so they are identified as part of historic downtown and meet ultimate needs. Objective 2: Develop sidewalks and trails to assure that historic downtown is pedestrian friendly, particularly in its connection of the north and south segments across CR 21. Goal 2: Ensure there is sufficient parking to meet historic downtown needs now and in the future. Goal 3: Retain businesses in the historic downtown which are consistent with the vi- SIOn. Objective 1: Offer economic development tools as appropriate to those busi- nesses who wish to expand or renew their offices. Objective 2: Work with businesses better suited for other areas in the city in relocation efforts. Goal 4: Seek out and encourage development and redevelopment of multi-use build- ings which include residential with a combination of one or more of these uses: commercial, retail or office. Goal 5: Encourage community programs and events in downtown and Lakefront Park area that promote a sense of community and maximize volunteerism. 17 CITY OF PRIOR LAKE ECONOMIC DEVELOPMENT ADVISORY COMMITTEE BYLAWS Adopted Amended May 1, 2006 Amended November 17,2008 Amended October 19, 2009 Amended December 7,2009 SECTION 100 PURPOSE 101. The purpose of the City of Prior Lake Economic Development Advisory Committee By- laws is to provide a set of operating procedures for the Economic Development Advi- sory Committee, and to establish a code of ethics and conduct. 102: The Bylaws shall be reviewed annually by the Economic Development Advisory Com- mittee, and any changes or amendments agreed to by a majority vote of the Commit- tee shall be recommended to the City Council for adoption at its annual meeting. The City Council conducts is annual meeting as the first meeting in January of each year. SECTION 200 STRUCTURE OF COMMITTEE 201. COMMITTEE CREATED: The City Council has established an Economic Develop- ment Advisory Committee. The Committee is advisory and its purpose is to study and provide reports, analysis and recommendations to the Prior Lake City Council and Economic Development Authority on economic development matters assigned to the Committee by the City Councilor Economic Development Authority. Members to the Economic Development Advisory Committee shall be appointed by the City Council. Members shall serve three (3) year-terms beginning November 1st and ending October 31st. The members of the Economic Development Advisory Committee shall annually elect officers in accordance with the procedures of paragraph 205 herein. 202. DUTIES OF THE COMMITTEE: The duties and responsibilities of the Committee in- clude: 1. Serve as a liaison between city government and the community; 2. In conjunction with the City Council, Economic Development Authority and staff, facilitate economic growth and redevelopment activities for the City of Prior Lake; 3. Work with citizens, City staff, business owners, property owners, prospective developers, the Chamber of Commerce, and other economic development stakeholders on a variety of economic development and redevelopment activi- ties; M:\Advisory Bodies and Committees\Econ Dev Advisory Committee\Bylaws Dee 2009.doe 4. As requested, provide review and comment on economic development and re- development policies to the City Council and Economic Development Authority. 5. Make recommendations to the City Council and Economic Development Au- thority regarding economic development issues, strategy development and im- plementation and other initiatives that can be undertaken by the City to expand and strengthen its economy, inclusive but not limited to business retention & expansion, targeted business attraction / recruitment, new business / entrepre- neurial development, and redevelopment; and 6. Assist the City Council and Economic Development Authority to identify funding sources for economic development and redevelopment. 203. APPOINTMENT: The Committee shall consist of a number of members as may be determined and appointed by the Prior Lake City Council for a term of three (3) years from November 1 to October 31. The Committee shall consist of one City Councilliai- son, the City Manager or designee, and a number of residents or no more than 40% non-residents, but affiliated with a business located within the City of Prior Lake, as may be determined and appointed by the City Council. Committee members may serve based upon attendance and participation, continued residence or affiliation with a business in Prior Lake and in accordance with the term limit policy established by the City Council. 204. VACANCIES. If the office of Chair becomes vacant, the Economic Development Advi- sory Committee shall appoint a replacement in accordance with Section 204. If the Of- fice of Vice-Chair becomes vacant, the Committee shall elect a successor from its membership at the next regular meeting, and such election shall be for the unexpired term of said office. If an appointed member of the Economic Development Advisory Committee resigns, is terminated, reaches a term limit, or otherwise vacates a seat of the Committee, the Prior Lake City Council shall appoint a replacement in the following manner: 1. Applications are solicited. A Notice of the vacancy is made public and individuals may be encouraged to consider the position. 2. The City Manager or his designee, the City Council member who has been ap- pointed as the liaison to the Economic Development Advisory Committee, or who has been appointed to serve on the work group, and the committee chair (unless the appointment is the committee chair appointment or re-appointment, or in the case where no chair has been determined) shall interview all candidates and make a recommendation to the full City Council. No person will sit on any advisory au- thority charged with the selection of the successor for that person. 3. The recommendation of the interview panel shall be presented to the City Council and the Council may accept or reject the recommendation. If the recommendation is rejected, the City Council shall appoint another individual or decide to reopen the vacancy to the public for new candidates. 205. OFFICERS: The Officers of the Prior Lake Economic Development Advisory Commit- tee shall be a Chair, Vice-Chair and a Secretary. The City Manager or his/her desig- nee shall serve as Secretary of the Committee. The selection of the Chair or Commit- tee members will be filled in accordance with City Council Bylaws. - M:\Advisory Bodies and Committees\Eeon Dev Advisory Committee\Bylaws Dee 2009.doe 2 Chair: The Chair of the Committee shall be appointed from among the Committee's membership for a two-year term in November by majority vote of the Economic Devel- opment Advisory Committee. The duties of the Chair include: 1. Review and approve meeting agendas. 2. Preside at meetings. 3. Participate with the City Council in the selection of Committee members. 4. Represent the Committee as appropriate. Vice-Chair: The Vice-Chair shall be selected annually by the Committee and shall per- form the duties of the Chair in his/her absence. The Vice-Chair shall assume such other duties as assigned by the Chair. Secretarv: The City Manager or his/her designee shall act as the Secretary and shall be responsible for recording and compiling a written summary of all official activities of the Committee. 206. TERM LIMIT: It is the policy of the Prior Lake City Council to impose a three term (or 9 year) service limitation for all appointed positions within the committees and commis- sion. Partial terms do not count toward the term limitation. The purpose of the term limit policy is to encourage resident participation on City advisory bodies and provide community members with the opportunity to participate in their local government. 207: REMOVAL OF MEMBER: Any member of the Economic Development Advisory Com- mittee may be removed from office for just cause by a four-fifths (4/5) vote of the entire City Council. Such member shall be entitled to a public hearing before such a vote is taken. In addition, any member may be removed for nonattendance at Economic De- velopment Advisory Committee meetings by action of the City Council. SECTION 300 STATEMENT OF ETHICS 301: POLICY STATEMENT: The City of Prior Lake recognizes our system of democratic representative government is dependent in large measure upon people having trust and confidence in their public officials. The public rightfully expects governmental offi- cials will conduct City of Prior Lake business in ways which benefit the public generally and public office will not be used chiefly or improperly to advance personal interest. The City of Prior Lake has pledged the goals of fair, efficient and honest government will be fostered and that it will strive for integrity and objectivity from all of its officials. 1. The City of Prior Lake finds that the proper operation of democratic representative government requires that: . Elected and appointed officials be independent, impartial and responsible to the people; . Governmental decisions and policy be made in the proper channels of the gov- ernmental structure; . Public office not be used for personal gain; and . The public have confidence in the integrity of its government. 2. The City of Prior Lake shall adhere to the highest ethical standards that enhance public trust in local government by: - -- M:\Advisory Bodies and Committees\Econ Dev Advisory Committee\Bylaws Dee 2009.doe 3 . Creating transparency in its actions through honest and open communication; and . Basing decisions and adopting public policies based on what is in the best in- terest of the public and overall community; . Supporting the public's right to know the public's business; . Exercising fairness, optimism, responsiveness and respect in communicating with the public. . Providing a forum and periodic training for public officials and staff to discuss organizational values that reflect high standards and current conditions and concerns. 3. The City's Statement of Ethics shall be liberally construed in favor of protecting the public's interest in full disclosure of conflicts of interest and promoting ethical stan- dards of conduct. 302: GIFTS AND FAVORS: No public official shall accept any valuable gift, favor or thing of value, regardless of amount whether in the form of money, service, loan, thing or promise from any person which to the official's knowledge is concerned, directly or in- directly in any manner whatsoever in business dealings with the City. 303: USE OF EQUIPMENT AND FACILITIES: No public official shall request or permit the unauthorized use of City-owned vehicles, equipment, materials, property, labor or ser- vices for personal convenience or profit. 304: CONFLICT OF INTEREST: Except as authorized in Minn. Stat. 471.88, a public offi- cer who is authorized to take part in any manner in making any sale, lease, or contract in official capacity shall not voluntarily have a personal financial interest in that sale, lease, or contract or personally benefit financially therefrom. (Minn. Stat. Section 471.87) 305: A public official or local official elected to or appointed by a metropolitan governmental unit who in the discharge of official duties would be required to take an action or make a decision that would substantially affect the official's financial interests or those of an associated business, unless the effect on the official is no greater than on other mem- bers of the official's business classification, profession or occupation, must take the following actions: 1. Advise the City Attorney of the potential conflict of interest as soon as possible, preferably before the meeting; and 2. The City Attorney shall determine whether a disqualifying conflict of interest exists. 3. Orally inform the Committee of the potential conflict and abstain from any participa- tion in that agenda item. 306: The purpose behind the creation of a rule, which would disqualify public officials from participating in proceedings in a decision-making capacity when they have a direct conflict of interest in its outcome, is to insure that their decision will not be an arbitrary reflection of their own selfish interests. There is no settled general rule as to whether such an interest will disqualify an official. Each case must be decided on the basis of the particular facts present. Among the relevant factors that should be considered in making this determination are: (1) nature of the decision being made; (2) the nature of the pecuniary interest; (3) the number of officials making the decision who are inter- ested; (4) the need, if any, to have interested persons make the decision; and (5) the other means available, if any, such as the opportunity for review, that serve to insure - M:\Advisory Bodies and Committees\Eeon Dev Advisory Committee\Bylaws Dee 2009.doe 4 that the officials will not act arbitrarily to further their selfish interests. 307: MISUSE OF OFFICIAL POSITION: No elected or appointed official may use his or her official position for a purpose that is, or would to a reasonable person appear to be primarily for the private benefit of the official. SECTION 400: CONDUCTING MEETINGS 401: REGULAR MEETINGS: In conformance with the Minnesota Open Meeting Lawall meetings of the Committee are open to the public. Regular meetings shall be held quarterly at Prior Lake City Hall, 4646 Dakota Street SE, Prior Lake, Minnesota. In the event that such a date shall fall on a legal holiday, the meeting shall be held on the next succeeding day. Regular meetings may be rescheduled, canceled or changed depending upon unique circumstances and subject to the approval and consent of both the Chair and/or Vice-Chair. In the event that such a date shall fall on a legal holi- day, the meeting shall be held on the next succeeding day. Regular meetings may be rescheduled, canceled or changed depending upon unique circumstances and subject to the approval and consent of both the Chair and/or Vice-Chair. 402: NOTIFICATION: All regular meetings of the Committee shall be noticed by: 1. Posting at City Hall for at least two (2) days prior to the meeting. 2. A copy of the notice, agenda and accompanying materials shall be received by the Committee, City Council, staff and others designated by the City Council, no later than the Wednesday prior to the Monday meeting and in no case later than two (2) days prior to a special meeting. 403: SPECIAL MEETINGS: Special Meetings of the Committee may be called by the Chair, or two (2) members of the Committee for the purpose of transacting any business des- ignated in the call. Staff may recommend calling a special meeting, but must receive approval from either the chair or two members of the Committee. The call for a special meeting may be delivered prior to the time of the proposed meeting to each Committee member of the Committee at least two (2) days prior to the special meeting. At such meetings, no business shall be considered other than as designated in the call. 404: QUORUM FOR REGULAR AND SPECIAL MEETINGS: A majority of Committee members shall constitute a quorum for the purpose of conducting its business, but a smaller number may adjourn from time to time until a quorum is obtained. When a quorum is in attendance, action may be taken by the Committee upon a vote of a ma- jority of the Committee present. 405: CONDUCT OF BUSINESS AT MEETINGS: The agenda for a regularly scheduled meeting shall include the following in order of business: 1. Call to Order 2. Approval of minutes of previous meeting(s) 3. Old Business 4. Other Business 5. Staff Update 6. New Business 7. Adjournment - M:\Advisory Bodies and Committees\Eeon Dev Advisory Committee\Bylaws Dee 2009.doe 5 406: PUBLIC HEARING FORMAT: Public hearings shall be conducted in the following manner: 1 The presiding officer announces the agenda item that is the subject of the public hearing. 2 It is the intent of the Economic Development Advisory Committee to open all public hearings at the time indicated in the public hearing notice, or as soon as possible thereafter. From a practical standpoint, not all hearings can be opened at their des- ignated time The Economic Development Advisory Committee may delay the start of a hearing until the pending business is acted upon. However under no circum- stances may a public hearing be opened prior to the time specified in the notice and published in the official newspaper. 3 Staff and/or a consultant make a presentation or report on the subject matter of the public hearing. 4 At the conclusion of any presentation or remarks by Staff and/or a consultant, the presiding officer asks the Economic Development Advisory Committee members if they have questions of the Staff or consultant. 5 The presiding officer requests a motion and second from a member of the Eco- nomic Development Advisory Committee to open the public hearing and calls for a vote. 6 The presiding officer declares the public hearing opened, announces the time and then proceeds to ask for citizen input, comments and questions. 6.1 Members of the public, interested parties or their authorized representatives may address the Economic Development Advisory Committee orally. If the speaker intends to present written or hard copy materials to support their presentation to the Economic Development Advisory Committee, they must provide the Staff, at the time of their presentation or before, copies of the original for distribution to Committee members, City Staff and the Recording Secretary. The materials will be included in the public record. If the speaker intends to present audio or video materials to support their presentation to the Economic Development Advisory Committee, such materials must be in an electronic format that is compatible with the City's existing equipment. An audio or video presentation may not introduce testimony from any person other than the author. The electronic materials must be submitted to the Staff by 12:00 noon of the day of the meeting. 6.2 If unable to attend the meeting, members of the public, interested parties or their authorized representatives may submit written comments and supporting materials. Nine (9) copies of the comments and materials must be submitted to the City Staff prior to the Economic Development Advisory Committee meeting. The comments and materials will be distributed to Committee members, City Staff, and the Recording Secretary. The written comments and materials will become part of the record, but will not be read aloud at the meeting M:\Advisory Bodies and Committees\Eeon Dev Advisory Committee\Bylaws Dee 2009.doe 6 6.3 Recorded testimony if unable to attend a meeting. Members of the public, in- terested parties or their authorized representatives may submit testimony to the Economic Development Advisory Committee using a prerecorded audio or video communication. An audio or video communication must be in an electronic format that is compatible with the City's existing equipment. An audio or video presentation may not introduce testimony from any person other than the author. The author of the recorded testimony must provide nine (9) copies to the City Staff at least seven calendar days prior to the meeting in order to allow Staff an opportunity to view the presentation on the City's equipment to make certain there are no technical difficulties with the equipment. It is the responsibility of the individual using an audio or video format to consult with the City to determine compatibility. The City Depart- ment responsible for the agenda item will also prepare a brief summary of the audio or video presentation. The presentation and the summary will be pro- vided to the Economic Development Advisory Committee as part of the agenda package. The presentation and the summary will become a part of the public record. Generally, agenda packages are distributed to members of the Economic Development Advisory Committee on the Wednesday preced- ing the meeting. 7 After all persons have been heard, the presiding officer will ask twice whether there are any other persons in attendance who want to be heard on the matter pending. If there is no other testimony, the presiding officer requests a motion. There are two possible motions, seconds and votes: . A motion and second to close the public hearing. Once the vote is taken, the public hearing is closed. The presiding officer announces, for the record, the time the public hearing is closed: or . A motion and second to continue the public hearing to a date certain. The pre- siding officer, in consultation with the City Staff and Committee members, shall select and announce a time and date certain for the continued public hearing. No additional publication or notice requirements are needed if a hearing is con- tinued to a later specified date. No public hearing may be continued more than once without re-notice, publishing the time, date, location and subject of the public hearing. 8 The Economic Development Advisory Committee addresses the subject matter through deliberation. The Economic Development Advisory Committee may ask questions of the Staff. If the public hearing has been closed Committee members should refrain from calling upon a member of the public except for the sole purpose of asking a question that can be answered by a "yes" or "no" response. The presiding officer will call upon each member of the Economic Development Advisory Committee for their comments and reaction to information received from the Staff presentation or public hearing comments. 9 If the public hearing has been closed, rather than continued until a date certain, the Economic Development Advisory Committee may take action on the subject mat- ter. 407: VOTING: All members of the Committee have equal voting authority. M:\Advisory Bodies and Committees\Econ Dev Advisory Committee\Bylaws Dee 2009.doe 7 SECTION 500 SCOPE OF POWERS AND DUTIES 501: POWERS AND DUTIES: The Committee shall act in an advisory capacity to the Prior Lake City Council and Economic Development Authority and shall advise both on Eco- nomic Development matters identified in Section 100 or as assigned to the committee by the City Councilor Economic Development Authority. The Committee Chair shall give an accounting of the Committee's activities with respect to its purposes, goals and objectives. Additionally, specific powers, duties and responsibilities may be assigned to the Committee upon approval of the City Council. 502: SUBCOMMITTEES: The Committee may divide its membership into Subcommittees as it deems necessary to implement its goals and objectives. SECTION 600 AMENDMENTS 601: AMENDMENTS: These bylaws shall be reviewed by the Committee annually. The Committee may recommend revised bylaws to the City Council for final approval. 8 M:\Advisory Bodies and Committees\Eeon Dev Advisory Committee\Bylaws Dee 2009.doe Economic Development Advisory Committee 2010 Objectives Adopted by EDAC January 29, 2010 1. The EDAC will have a presence at a minimum of two (2) civic organization or business events this year. 2. The EDAC will have a presence at a minimum of two (2) community events this year (such as Lakefront Days and Community Fall Fest). 3. The EDAC will meet with at least four (4) existing City businesses quarterly for retention purposes. 4. The EDAC will make contact with at least one (1) prospective business per quarter. 5. The EDAC will update and fmalize the marketing piece for prospective businesses. 6. The EDAC will review and comment about changes proposed in the sign ordinance before the amendments are submitted to the Planning Commission for public hearing. 7. The EDAC will review Business Subsidy Policy and make recommendations regarding proposed changes. 8. The EDAC will conduct an annual meet and greet event for area businesses. Economic Development Improvements Ordinance Ordinance Ordinance Ordinance Fees Fees Fees Fees Other Other Other Other 100 foot liquor / residential/commercial' signs flexibility on architectural design parking SAC fees SAC credits MS 429 for utilities / improvements aggressive tax abatement process / policy build parking buy and gift land Dose of reality regarding land values Assure / develop key properties Whitney / Sobota