Chapter 5.35
ECONOMIC IMPACT ASSESSMENT FOR LARGE-SCALE RETAIL
Sections:
5.35.010 Statement of purpose.
5.35.020 Applicability of requirements.
5.35.050 No adverse impact criteria.
5.35.010 Statement of purpose.
The city finds that large-scale retail development can have adverse impacts on a local economy such as creating a net loss of employment or wages, or exporting dollars from the local area. An economic impact assessment report assists the city to identify any adverse economic impacts and subsequently require mitigation measures for a proposed large-scale retail development. It is intended as a tool to ensure that new businesses, in conjunction with existing businesses, provide long-term net benefits for the local economy. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.01.]
5.35.020 Applicability of requirements.
An economic impact assessment report shall be submitted to the director for all proposed development that meets the following criteria:
A. New large-scale retail over 30,000 square feet gross floor area or 50,000 square feet cumulative gross floor area.
B. Expansions of large-scale retail requiring a Type II or Type III design review.
C. New tenants to existing large-scale retail. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.02.]
5.35.030 Process.
An economic impact assessment report shall be conducted by an independent consultant chosen at the discretion of the director. The report shall be paid for by the applicant. The report shall be submitted to the director for review prior to issuance of a building permit for any large-scale retail project, or prior to occupancy for any project not requiring a building permit. If the director finds that the report meets the criteria in NMC 5.35.040, a determination of no adverse economic impact is found. If the director finds that the criteria have not been met, a public hearing will be held by the planning commission to review the report and make a determination based on the criteria. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.03.]
5.35.040 Contents of report.
The economic impact assessment report shall include the following information:
The anticipated fiscal impact on municipal services, including police, fire, road maintenance, and stormwater, wastewater, and water services. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.04.]
5.35.050 No adverse impact criteria.
In order to have a finding of no significant adverse impact, the report must show the following criteria are met:
The proposed development will not have an adverse fiscal impact on municipal services, including police, fire, road maintenance, and stormwater, wastewater, and water services. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.05.]
5.35.060 Mitigation.
If the report finds any of the criteria in NMC 5.35.040 are not met, the planning commission can require mitigation. Conditions may include, but are not limited to:
A. Requiring additional payment for municipal services.
B. Installing or upgrading utility services, such as stormwater detention facilities.
C. Providing additional transportation facilities, such as sidewalks, traffic signals, bus stops, turn lanes, and street widening. [Ord. 2711 § 2, 3-16-2009; Code 2001 § 116.06.]