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ARDEN HILLS CITY COUNCIL WORK SESSION - JUNE 23, 2008 7 Councilmember McClung stated that this was a vision of the site but may not yet have been announced to the public. Councilmember Holmes stated she would not like this discussed without the full Council in attendance. She stated she does not want to start again from scratch. Councilmember McClung stated he does not want to start from scratch but is concerned about "hanging a hat" on mixed use, which is hard to define. Councilmember Holmes stated it is past that point and decisions have been made but she agreed that questions on the number of apartments and density need to be addressed. She noted the Council has moved beyond the initial concept stage and identified uses and locations. Councilmember McClung asked if the Council was comfortable with approving a development that is the same as would be approved in any other municipal area. Councilmember Holmes answered in the affirmative, noting this project has been discussed for the past ten years. Councilmember McClung stated that is important to know. City Administrator Moorse noted the Council has determined the use of certain areas and has reached an agreement on that general concept. Now the discussion turns to the design phase and it needs to be determined how to do it in a unique way. He noted the Council mentioned such phrases as: sustainable, walkable, pedestrian friendly, open space amenities, landscaping, how to connect the residential and commercial areas, and other design elements. He stated these are big design questions that will impact how the commercial areas are developed and will need to be addressed. However, it does not mean the Council has to go back to the beginning. Mayor Harpstead noted some design elements . remain and the Council still has the capacity, if funding is available, to introduce some novelty and uniqueness. However, the Council has been reluctant to consider the cost. Mayor Harpstead indicated there is the possibility to use TIF to provide community benefit. However, the Council has not yet identified other funding sources. He noted the concept work to date does not need to be thrown out at this point and discussion can occur on how to create design elements, some of which need financing. City Administrator Moorse stated his interest is to have a discussion on what would make this project special and unique. He stated he is not just talking about a specific amenity, but how it can all work together to make it more special than can be found in any city with a 500-acre project. Councilmember Holmes noted that amenItIes have a financial bearing on the City so the financial discussion needs to go hand-in-hand with the planning concept discussion. City Administrator Moorse stated a discussion of how to create an amenity, without giving up green space, needs to be held. He noted the Council needs to determine what is more important, and perhaps green space can be created by allowing higher density.