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ARDEN HILLS PLANNING COMMISSION WORKSESSION – APRIL 7, 2010 4 B. TCAAP Zoning Project (continued) Thompson questioned if the utilities for the TCAAP site would be above or below ground. City Planner Beekman most new developments are below ground, it was standard to bury the utilities. Community Development Director Lehnhoff stated the environmental review and remediation portion of the zoning code has been commented on by the MPCA. He welcomed any further ideas but stated it was largely a legal issue. Scott asked if the remediation would be required to be done up front or could it be completed in stages. Community Development Director Lehnhoff commented he wasn’t sure how this would be completed and that it could vary greatly depending on who purchases the site. City Planner Beekman indicated the purchaser would not receive the title on the property until the site was cleaned to industrial standards. In areas of residential construction, the site would have to be cleaned to those standards, prior to receiving any building permits. Chair Larson questioned if the wells would remain on the site. Community Development Director Lehnhoff indicated the pumping wells and water treatment plant would remain for testing. The Army would retain responsibility for the ground water remediation. He explained the developer would have to build around the pumping wells as the Army would need continued access. Modesette asked if the City knew when the water remediation would be completed. Community Development Director Lehnhoff projected the wells to run another 30 to 40 years. Holewa asked if the City could use the existing water system for the TCAAP development. Community Development Director Lehnhoff indicated this has been discussed, along with water features and geothermal heating and cooling. Chair Larson questioned how the County trail easements, City trails and a potential water feature would affect the development economically. Community Development Director Lehnhoff stated the County land would be transferred prior to the auction and bids would be changed accordingly. Park dedication would be set at a percentage, around 10%, which was common with all developments. This information would be available prior to the public auction as there would be an economic impact to meet the City’s park dedication. Scott requested staff review the timeline for the zoning code regulations for the Planning Commission. Community Development Director Lehnhoff reviewed the timeline in detail stating staff would like to have the documentation approved prior to the public auction at the end of June. The Planning Commission would hold a public hearing and adopt the regulations in early June.