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ARDEN HILLS CITY COUNCIL-GSA MEETING MINUTES SEPTEMBER 7, 2005 2 e 1. High density - 12 units per acres 2. Medium density - 6 units per acres 3. Single family - 2.5 lots per acre This leaves, in his estimation, 180 acres for something else. He thinks retail has been cut short on the city's framework vision. He thinks there will be added demand for retail. In the 180 acres he sees a mix of retail, light industrial, office and hospitality. He has assumed 60 acres ofretail, hospitality/restaurants, and convenience business. Of the last remaining 120 acres he sees 60 acres of industrial/light industrial/office showroom, and 60 acres of office. Paul Bakken, appraiser for the City, stated that his expectation for today's meeting was a discussion regarding highest and best use. His first concern is that he thought the athletic fields were specifically set aside, along with the wild life corridor, and those areas seem to be included in Mr. Miller's numbers. He further stated that he thought he was only to appraise 488 acres for the City. It was noted by GSA that they need to value those two designated areas for their purposes, which is why Mr. Miller was directed to include them. Mr. Bakken stated that he thinks the industrial along 135W and Highway 10 might be a bit too much. Regarding retail, he thinks there is an appropriate amount on the framework vision, and he doesn't see much more on the site. He doesn't think retail or I office will be real big components. Mr. Bakken stated that he hasn't seen the traffic studies, and transportation is an issue. It is critical to how dense the site will be. He noted two questions: (1) the amount of flex space along highway 10 and 135W; and (2) density of housing. He is assuming for appraisal pLlrposes a development-ready, clean site. He questioned whether the GSA has any plans for the site, to which responded that they do not have any plans. Mr. Bakken noted that value is tied to uses and densities. It was stated that neither appraiser will be exceeding the densities on the plan. It was also noted that the City has not eommitted to the densities under the plan. John Shardlow sated that the density shown on the framework plan is "net" of the plan, including park land and open space. GSA indicated that we ean work out the athletie faeility/wildlife eorridor issue outside of the appraisal proeess. Mr. Bakken suggested that the appraisal be done two ways: one with the ball field/wildlife eorridor included and one without. Mr. Bakken again noted that he really does not see a lot of retail for this site. No more than shown on the City's framework vision. He proposed using the City's vision in terms of the mix of uses, but then the appraisers will have to look to the market for speculating densities. I