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January 22, 2026 PC Minutes <br />Page 2 <br /> <br />Oneka Parkway and Frenchman Road. The applicant is proposing to relocate the sewer interceptor to <br />align with the development, which will require approval from the Met Council. The sketch plan <br />currently shows a clubhouse near the lift station. Staff is recommending the applicant consider a <br />further buffer or a commercial use near the lift station. <br /> <br />The applicant’s proposed land use changes include a reduction of commercially guided property and <br />increase of residential property along Frenchman Road. The applicant is making the request based on <br />market conditions, stating that the land was guided for commercial development for a long time and <br />hasn’t seen that development. The applicant is making an effort to blend the medium density <br />residential and commercial uses within the parcel guided for mixed use. The applicant has not provided <br />formal details on the users that may come to the commercial sites. <br /> <br />The sketch plan shows a four-acre public park on the southern edge of the property, and has numerous <br />trail connections within the development. Park dedication is required of all residential land <br />development. Staff’s opinion is that the proposed park is in a good location. The Parks Commission <br />reviewed the sketch plan at their January 21, 2026 meeting, and were generally comfortable with the <br />proposal, but wanted to request a larger area of land to accommodate further recreational needs in <br />the area. <br /> <br />The EDA reviewed the sketch plan at their January 20, 2026 meeting, and generally liked the mix of <br />uses and that the developer is planning for the entire 97 acre property. The EDA wanted to see more <br />commercial property, but was generally comfortable with the amount proposed. <br /> <br />Juba said that the project is still being evaluated at a very high level and there are several key details to <br />figure out before a formal development application . Staff’s opinion is that the applicant generally <br />made an effort to meet the requirements of City Code, the Comprehensive Plan, and the Downtown <br />Plan and Design Guidelines. Staff recommended that the Planning C ommission provide comments on <br />the sketch plan, including the requested land use and zoning revisions, the general layout, and the <br />downtown area. <br /> <br />Commissioner Klein asked if ditches interior to the property could drain to ponds or if ditches could be <br />widened by creating ponds. Juba said that it’s difficult to say without an engineering analysis. Klein said <br />he thought about it from a drought standpoint and maintaining pond levels. <br /> <br />Commissioner Klein asked if the development proposal would affect the issue s the City has been <br />having with the Met Council and the System Statement. Juba said the plan was shared with the Met <br />Council, and that the plan would meet 2050 density requirements. <br /> <br />Commissioner Granger asked about the general history of the property and other concepts the city has <br />reviewed. Juba said that the property has been marketed for about 20 years, and that the city has seen <br />a number of proposals, most of which didn’t plan for the entire site. <br /> <br />Mario Cocchiarella, owner of Maplewood Development, introduced himself as the applicant. <br />Cocchiarella said he is also the owner Belair Sitework Services. Cocchiarella said that the two biggest