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Planning & Zoning Board <br />April 9, 2003 <br />Page 4 <br />APPROVED MINUTES <br />Mr. Lyden stated he was not for limited business. <br />Mr. Grochala stated both developers had escrowed the money for a feasibility study to <br />determine the extent of the improvements for traffic. He indicated staff was working <br />with the developers regard ing the traffic concerns. <br />Perry Ladem, 6425 Hodgson Road, read part of the Comprehensive Plan that he believed <br />was applicable to this site. He stated he did not see a neighborhood focal point for this <br />development as required by the Comprehensiv e Plan. He challenged the developer to <br />come up with a neighborhood focal point. He asked how many sites in the City were <br />available for neighborhood business. He noted a neighborhood busin ess was appropriate <br />for this site. <br />Mr. Hyden asked what did Mr. Ladem belie ved a focal point would be. Mr. Ladem <br />replied a business was not necessary for a focal point. He suggested a park or a place <br />where neighbors could gather, or a plaza area . He stated this area was not pedestrian <br />friendly. <br />Bryan Olson, 511 Hawthorn Road, asked if there was any chance to re zone the area to a <br />R-1 area, or single-family residential area. He noted it appeared that a development of <br />this sort would go in before any traffic ch anges were made and this area was difficult <br />right now. He asked if the City addressed traffic i ssues before the developments went in. <br />He noted if there were no other choices, he was in favor of a rezoning somewhat like a <br />neighborhood business. He indicated he did not have any idea of what he would like to <br />see on that land, but he did not want to s ee another gas station and he believed the <br />residents in that area agreed with this. He expressed concern about th e increase in traffic, <br />and environmental issues with a gas station. He indicated there wa s a safety issue with <br />the school down the road. Mr. Grochala repl ied to rezone the area, it would require an <br />amendment to the Comprehensive Plan whic h would have snowball effects to another <br />part of the City to meet the requirements of the Comprehensive Plan. He noted this was <br />also not a good location for singl e-family homes. He noted unfortunately, the traffic <br />would not be addressed until the development went in because the developers were <br />putting in the traffic controls. <br />Mr. Lyden noted the spirit and intent of the Comprehensive Plan was to have this area be <br />neighborhood business, but if a neighborhood bus iness could not survive in this area, <br />then the right thing in his mind was to go back and look at this area again. <br />Mr. Corson noted he liked the idea of a focal point in the neighborhood. <br />Greg Schlink, representative of developer, believed they we re a lot closer on the issues <br />than appeared. He noted the three issues were meeting the intent of the Comprehensive <br />Plan, making the retail marketable, and ma king it a viable development for them. <br />Peter Hilger, Portfolio Design Services, Arch itect, noted he has never done a convenience <br />store that was not a conditiona l use permit. He indicated th at was not a concern for them. <br />He stated the business suggested by Mr. Lyden and Rafferty were possi ble, but did not fit