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October 27, 2022 PC Minutes Page 6 Bear states that the frontage roads proposed on the sketch plan are hypothetical and can be moved in any number of configurations. Bear adds that the underlying zoning in areas guided Mixed-Use is commercial, that any project involving a residential use would require a zoning amendment, and a discussion would need to be had about the specifics of uses. Gort states that staff encouraged the applicant to factor in how any horizontal mixed -use buildings would relate to each other when designing a mixed -use plan, and Bear adds that the applicant may appreciate more feedback on the mix of uses. Commissioner Petty stated that she better understands the scope of the uses knowing that commercial buildings are incorporated and related to the apartments, recommending more detailed renderings. Commissioner Andress relates the concern about the apartments encroaching on the Hardwood Creek Trail to an example in White Bear Lake, and wants top make sure that the trail and highway aren’t dominated by the building. Commissioner Derr agrees that a rendering of the view from adjacent roadways would be useful, and that the land is set lower than t he road in some areas along CSAH 8. Commissioner Petty responds that the land isn’t as low on this property than on other stretches of the highway. Chair Kleissler stated that she would like to see commercial uses closer to the roads with the apartments further back, but is still concerned with the apartment wall aligning with Highway 61, suggesting there may be a way of moving the “L” shape line away from the highway. Gort responds highlighting the Multifamily Design Guidelines requiring articulated facad es, stating that a wall along the highway would not be flat. Commissioner Arcand asks about Stalland’s plans for the commercial uses considering his professional focus on apartment development. Stalland points to architectural consistency across the prop osed buildings, which would enable his real estate broker Bill Lentsch, who was also in attendance, to more easily sell the commercial uses. Commissioner Arcand asks Lentsch about his interest in the commercial uses. Lentsch stated that he receives several inquiries about commercial development, but there is some difficulty in creating solid plans without existing infrastructure. Commissioner Arcand asks why the reluctance is still there today, and Lentsch stated that City staff has been encouraging development of the entire 92-acre property at once. Lentsch recalled the AUAR and grant money he received, but ultimately declined since the funds were too large for him to properly use. Furthermore, Lentsch stated that remodeling the floodway per terms outlined by FEMA was difficult, and that stormwater management for the entire property would be difficult, which ultimately led to interest falling off from potential developers. Commissioner Petty said that the applicant’s architectural rendering looked nice. Commissioner Arcand stated that the existing land use fits well on the corner parcel, and asks staff when the percentage of commercial to residential uses is to be decided. Bear responds that a lot of discretion can be given to the Planning Commission during the process, reiterating the challenge of