HomeMy WebLinkAbout121288
DATE:
December 12, 1988
TO:
Bill Mangan
FADM:
John Fitzgerald
AE:
Public access
Bill;
I talked to Dave U. with several points regarding the access
discussion, and thought I would run them by you.
Call it intuition if you like; but something tells me, and apparently
other members of the council, that the Spring Lake Park location for
a public access could serve the needs of ALL of Prior Lake for years
to come. One premier access would seem to have benefits over two,
three, or even four scattered sites from the standpoints of control,
appearance and minimum disruption to neighborhoods. The Public
Access Task Force seemed to share this intuition by indicating SLAP
as a first preference for consideration; although the timing did not
allow them to make a concerted effort to consider all factors. Under
this time pressure, they ultimately settled on what might be a
second-best access location. For these reasons, it seems that we
have the responsibility to look very hard at the possibilities of
SLAP. With the proper data, we can then make an informed decision
and act by commission rather than omission.
Aeal estate appraisers go through a routine referred to as "highest
and best use" in evaluating property. It is a step-by-step procedure
that considers four elements; generally in order: 1)physically
possible 2)legally permissible 3)financially feasible, and
4)maximally productive. It seems that the same standards can be
applied to SLAP. Frankly, I have a lot more questions than I have
answers, so I submit these thoughts as an outline only. Hope they
are of help to you as this process continues.
Physically possible
To what uses can the property be put. Obviously, without the
constraints of the following items, virtually any lakeshore-oriented
use could be adaptable. Certainly residential development, perhaps
commercial development could find its way onto the site. The size of
the parcel (east of Northwood) limits a larger scale development.
Legally permissible
I understand that the zoning of the parcel limits it to residential
or public use. Since the property is held by a government agency
with a dedicated use for public purposes, residential use is quickly
abandoned, with a public purpose use becoming its primary focus. In
this case, is it legally permissible, under the agencies ownership
guidelines, to allow a public use as intensive as an access? Legally
permissible will include the DNA's position on the questions of
drainage and dredging required to facilitate the use. This section
of legally permissible does not limit itself to a rubber-stamp of
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approval by those agencies; it can include, and often does include, a
reasoned possibility that the policy (or zoning, etc.) can be changed
to conForm to the idea.
Financially feasible
In the purest Form, this section culls the Field of uses that meet
the First two tests and remain as Financial possibilities. IF a
person owned a 100 acre commercial parcel, the scope of uses might
include; an apartment complex, oFFice-warehouse buildings, or a
shopping center. The costs and potential incomes would then be
evaluated under the next section to determine the best use. In our
case, Financial Feasibility will be more of a comparison between the
proposed Sane Point and SLRP sites. What is the bottom line For
each?
Maximally productive
This is where the hard questions are Finally asked; aFter we know the
answers to the other three areas. IF the SLRP site survives that
scrutiny, what uses can be logically applied to the parcel. IF an
access is the superior use For the property itselF, how does it
compare to Sand Point. One must consider all elements, including the
thoughts at the beginning of this discussion, in addition to the more
intangible ones of; overall economic impact on community, traFFic,
and Future growth, among others.
Bill, its my suspicion that SLRP, being brought through this
evaluation, will demonstrate some clear beneFits over the
multi-access approach. I realize that the easy way is to simply go
with Sand Point; all the ducks are literally in a row there. But iF
we don't apply this methodology, or a similar one, and some
"possibility thinking" to the SLRP site we may be missing a real
opportunity to generate some long-lasting beneFits For Prior Lake.
cc:Dave Unmacht
City council members
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