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3 <br />have suspended its concern that the city implement the letter of the design standards, <br />because the Dellwood project does not qualify. Ms. Divine said the obvious problem was <br />a huge merchandiser taking up half the site. A main street environment is difficult. This <br />project is a conventional suburban development. Staff is working with the development <br />team to provide architectural character and pedestrian streetscape that will complement <br />the Village site. Mr. Wessel said the developers have been receptive in looking at <br />pedestrian ways, etc., but they will ask for a subsidy to create the quality the city is <br />seeking. The city has made compromises already, but the next question is what to do with <br />the standards in the Village now. Mr. Gorowsky said this possibility was clear that the <br />standards were more mandatory in the Village and potentially relaxed on the north side. <br />Mr. Milbauer asked if the standards have impeded the development of the Village. Mr. <br />Wessel said no, it’s a timing issue. The Traditional Neighborhood Development has <br />growing interest, developers want the standards so they know the rules. <br /> <br />Ms. Divine said developers have backed away because of the land cost. The standards <br />will impede a certain type of development, but that is the intent of the design standards. <br />But we are looking for the kind of developer who wants to do Traditional Neighborhood <br />Development. They are still in the minority but interest is growing, even becoming <br />mainstream in many areas of the country. It may still be early for the market in Lino <br />Lakes, but once the opportunity is gone, it cannot be recovered. <br /> <br />Mr. Milbauer said nothing has happened on the site, and wondered why it hasn’t. Ms. <br />Divine said no zoning ordinance is in place, so the standards have not impeded <br />development. If the standards were in place, the bank would have been built differently. <br />Mr. Milbauer said a modification of standards might be necessary. Ms. Divine responded <br />that the only development proposal that has come forward is the current one. The Taggs <br />have had offers for the land, but no development of any kind has been proposed to the <br />city. <br /> <br />Mr. Rehbein said the largest impediment for the site is the price of the land. If the <br />Rehbeins had asked for their land what the Taggs were asking, Target would not be <br />interested. He added that he doesn’t believe that developers will do the design standards <br />without assistance. The potential for $1.5 million brought the Fefercorn team in. Nothing <br />will happen without public incentive unless the Taggs lower their price. Mr. Jensen said <br />the site will develop when Target comes in and creates the market. Now is the <br />opportunity to do the Village as planned. Mr. Rehbein said he doesn’t believe, with the <br />price of the land where it is, that developers will meet the design standards at market <br />rates. <br /> <br />Ms. Divine said the funding still opens up opportunities, and it’s important to move <br />ahead. Staff will negotiate with the committee regarding flexibility regarding the use of <br />the funds. Mr. Jensen suggested the funds be used to extend the utilities. <br /> <br />Mr. Gorowsky said the question is whether the modification of the design standards on <br />the Target site positively or negatively affects the Village. Mr. Divine said it was not