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October 27, 2022 PC Minutes Page 4 buildable portion to 9 acres, which would allow for the proposed 90 units under the R -5 zoning district regulations. The proposal to fill the wetlands has not yet been reviewed by the Technical Evaluation Panel (TEP). The applicant is proposing to use the e astern portion of the property as recreational space, and has indicated interest in approaching the Parks Commission to discuss neighborhood service needs. The site design is triangular in nature, with two long driveways connecting two access points from Rosemary Way to an access point on a private road connecting to adjacent commercial properties. Parking is proposed to be provided through a combination of surface parking and detached garage stalls. The Economic Development Authority provided comments on the sketch plan at their October 18th, 2022 meeting, and were generally comfortable with allowing a residential use on the commercially zoned property provided that commercial uses along CSAH 8 remain. Staff recommended discussion on what type of use the Planning Commission would want to see on the property, re-classifying the zoning and land use from commercial to industrial, and whether a mix of uses can occur on the property. Commissioner Petty asked whether the pond on the southeast portion of the pro perty would be filled, as it was highlighted on the sketch plan. Juba says that the pond would not be filled, just the highlighted wetlands. Commissioner Arcand asked about the levels of wetland value, and why it may not be likely for TEP approval of fill. Juba responds that sequencing will determine whether the TEP approves fill, and that the applicant’s wetland replacement plan will have to show avoidance, minimization, and potential fill. The applicant, Mark Lambert, introduced himself, and passed around a packet which included a rendering of the proposed building. Lambert gave background on his company’s pursuit of smaller units at a modern to medium price to meet demand of renters, and recalled his properties in Forest Lake that were previously zoned commercial and successfully rezoned to residential. Commissioner Arcand asked about a density that would be a deal breaker. Lambert responded that 90 units were required for him to feasibly make the purchase from the bank which currently owns the property. Commissioner Arcand stated that he doesn’t have a problem with an apartment in this location, but asked about the number of garages. Lambert stated that 70 garage units is comfortable based on anticipated demand, and that he has tried to strategically use the garages to provide screening. Lambert further highlighted the factors that were considered with building design, height, roof pitch, and others. Lambert stated that he explored the possibility of a mix of uses with a PUD, but had moved away from the idea due to soil types and wetland constraints on t he eastern portion of the property, planning to explore possibilities with the Parks Commission instead. Commissioner Lessard stated that he wasn’t opposed to the apartment use, but was concerned with vehicle circulation in the parking lot, highlighting long straightaways that can encourage speeding. Lambert noted the comment and pointed to circulation with the commercial road, which Juba stated