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ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 3 B. TCAAP Zoning Project (continued) Chair Larson questioned why the big box retail was being considered at this time. Community Development Director Lehnhoff stated the EDC did discuss this issue and explained that a single big box would assist the City in anchoring retail development and would then assist smaller retail stores. Reiff asked if the site would allow for a corporate campus. Community Development Director Lehnhoff indicated the site did have a corporate campus within the plans with Ryan Company and explained the market would drive the need for this use. Modesette questioned how many new homes were being proposed for the TCAAP site. Community Development Director Lehnhoff stated this would not exceed 1,500 homes. He indicated the Council continues to discuss density issues for the site. At this time, the City had approximately 2.2 units per acre which was low for a second ring suburb. Chair Larson requested further clarification on the language discussing “same exterior design” as they were not in favor of having neighboring properties with the same design and foot plan. City Planner Beekman stated the City would like to create cohesiveness within the development without having it being tacky. She stated the City would have to work to create a variety of finishes, exterior facades, porches, etc. to create a variety of home styles. Scott asked for clarification on the TCAAP entrances and exits. Community Development Director Lehnhoff indicated the discussion came out of the Ryan plan from the Council. He explained the City wants to see a landscaped entrance. The Commission discussed trail connections throughout the TCAAP site. Community Development Director Lehnhoff stated he anticipates a trail connection at County Road H to Mounds View. In addition, there could be a trail over Rice Creek towards a corporate campus. City Planner Beekman explained the City would like to have trail plans written into the TCAAP site for future bridges in order to avoid costly bridge expansions in the future. Community Development Director Lehnhoff stated a traffic study would have to be completed before development could occur on the site. He reviewed that Ramsey County was seeking a 30 acre trail corridor to connect Highway 96 to the Rice Creek North Regional Trail. Zimmerman noted the language addressing pathways, trails and sidewalks did not make sense at this time. Community Development Director Lehnhoff explained trails and sidewalks within City right-of-way would not count towards park dedication requirements. City Planner Beekman suggested this language read, “landscaping, medians, boulevards, trails, sidewalks and other similar facilities on private property or within the right-of-way shall not count towards the park dedication requirement”. The Commission was in favor of this correction.