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Mounds View Planning Commission June 7, 2000 Regular Meeting Page 3 of which approximately 4 to 4.5 acres is wetland, and the City’s remnant parcel, which is approximately one acre in size. Planning Associate Ericson indicated the remainder of the Midland Videen site which the City would get is upland. It could be utilized for additional storm water holding ponds, or to increase the size of the wetland for mitigation credits. He explained that there is a slight possibility that a portion of this area could be developed in the future, however, it is not planned for development, and the Comprehensive Plan designates this area as Open Space. If the City obtains this site, it can ensure the preservation of the wetland and open space, and assist the wetlands to function more efficiently in terms of taking in storm water , recharging the groundwater, and protecting the wildlife and natural habitat in the area. He pointed out that to date, as part of the land trade agreement, City staff has said that the developer would be responsible for creating the walking trails. This has not yet been finally resolved and is subject to further discussion. He advised that the transfer of property between the City and the applicant is necessary in order for this proposal to move forward. Planning Associate Ericson stated that the Planned Unit Development is a three-stage process, which allows for the integrated development of parcels and flexibility in terms of construction on the site. He indicated the Planned Unit Development also provides the City the opportunity to create a more beneficial development by imposing restrictions and requirements beyond those normally present in the District in which it is proposed, and this would allow for greater flexibility in terms of preserving the Open Space, as it exists. He explained that oftentimes, Planned Unit Developments are used to cluster higher density developments in order to create additional Open Space, or to generate credits for density by preserving Open Space, and these are elements of this proposal. He advised that a portion of the Midland Videen site would be transferred to the City, and while it would be part of the proposed Planned Unit Development, it would retain its Comprehensive Plan designated as Open Space. Planning Associate Ericson stated that the three stages of the Planned Unit Development process are Concept, Development Review, and Final Approval. He indicated the first two stages require a public hearing, and staff has notified the residents within 350 feet of the entire project area. He indicated the first and second stages of the process may be combined, and the applicant has opted to proceed directly to the Development Review stage. He indicated there have been informal discussions at various Planning Commission meetings and City Council Work Sessions, and therefore, the applicant is proceeding directly to the development review stage of the process. Planning Associate Ericson advised that during the development review process, the Commission is required to examine the site plan, lighting, signage, elevations, landscaping, zoning and setback requirements, and items of this nature. He explained that as the process moves forward, staff would draft a Planned Unit Development document, which would incorporate all of the details associated with this project. He indicated that if the City approves the Development Review stage of this project, staff would draft the development contract, which would clarify all of the terms of the property transfers. He advised that there are a number of