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Mounds View Planning Commission August 2, 2006 Regular Meeting Page 6 ________________________________________________________________________ Commissioner Miller stated the wetland seems lower than the rest of the property. Mr. Hailey replied there is a significant drop. Commissioner Miller stated the Staff report indicated encroachment into the flood plain and asked how that fits into the city code. Planning Associate Heller stated Staff mainly deals with the wetlands, but with flood plains, staff will make sure the planned building elevations are where they should be. She indicated the statement in the Staff report was a response from Rice Creek indicating that the plans looked to be encroaching into the wetlands. Commissioner Zwirn stated he can appreciate the economics of the decisions on the size of the building, but there are criteria the Commission must go by. He cannot see where the criteria on variances would be met. He indicated he would like to see a building design more in compliance with Code. Commissioner Hegland indicated he would like to see more consideration for future use. He stated there is enough parking for Tyson employees today, but if Tyson leaves, the parking needs for other businesses might be limited. He indicated he would like to see what the parking would be with and without the truck parking element. Planning Associate Heller indicated the parking ratio is 1 parking space for every 500 square feet in the building. Commissioner Miller stated she would like the site plan to show proof of potential parking spaces for future needs. Chair Stevenson agreed with Commissioner Miller and would also request the proof of parking possibilities for the future. Commissioner Hegland agreed and would like to see proof of parking plan for future needs, as there are currently less than half the required spaces for the proposed building size. Commissioner Miller pointed out the variance request is quite a variation from what Code says. She also sees the problems and is not sure how willing she is to give on the variance. Commissioner Scotch asked if the rail would come into the building. Planning Associate Heller pointed to the location on the proposed site map, and indicated the cars would be completely inside the building. Commissioner Scotch stated she had no problem with it. Commissioner Meehlhause remarked the Commission talks about the need to be consistent in its rulings. He gave an example of denying a similar request along Old Highway 8.