2007 11-20 CCP - Laserfiche WebLink

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CITY OF GEM LAKE, MN 4707 Hwy 61 # 253 _ �-- White Bear Lake, MN 55110-3227 Telephone 651-747-2790 Planning Commission Minutes, 11-13-2007 Planning Commission Chair Jim Lindner opened the June meeting at 7:1 OPM in the White Bear Town Hall. Commissioners Lindner and Derek Wippich were present. Also present were Bryan Hansen, Tom Hansen, Rob Hansen, Gretchen Artig Swomley, Jack Hoeschler, Bob Uzpen, Tom Rasmussen, and Paul Emeott. Comprehensive Plan/Marc Putman concepts We discussed Marc Putman's plan as it relates to potential density along the County Road E parcels of the Hansens. Given the current zoning for the Hansen parcels (LDB, R1), the Murphy parcel (R1), and Tousley Ford (GB), we talked about what types of development would be most marketable. We also talked about the Hoffman's Corners RB district. Tousley Ford and Hoffman's Corners are only half of the E-61 intersection so we also speculated about the Barnett parcel as a potential candidate for some type of redevelopment. The final quadrant of the intersection is in Vadnais Heights, so it makes sense to include them in any concepts we come up with for the Gem Lake portions of the area. There is a joint planning effort in place between Gem Lake and Vadnais Heights, though it is currently not active. We might approach VH and introduce Marc's concept plans them. We generally agreed that Tousley Ford will remain an automobile dealership for the foreseeable future, so we will consider what type of development would benefit from that type of anchor store. We believe any planning ought to reflect a transition from general business to residential as one progresses westward along County Road E. Given the current economy limiting the Tom Hansen parcel to strictly R1 residential development may prevent developers from coming forward with plans. Likewise, LDB may not be the best type of zoning for the Bryan Hansen parcel. We like the idea of mixed use zoning that gives a developer greater flexibility in coming up with development proposals. The same holds true for the RB section of Hoffman's Corners. Mixed use does not limit a developer to any one type of zoning. As a result, we recommend our 2008 comprehensive plan reflect a desire to get away from current zoning and emphasize mixed uses. This is consistent with Marc Putman's idea of "form -based" zoning, where the developer has a set of predetermined guidelines to pick and chose from. The more options he elects to implement, the more flexibility the city grants. We want to include Hoffman's Corners, Tousley Ford, the Murphy parcel, Bryan and Rob Hansen's R1/LDB, and Tom Hansen's R1 in a new planning area known as the Gem Lake Gateway District. It will encourage mixed use, open space, single family residential, retail and commercial uses, and business parks across the planning area as parcels become available for development. As a whole, we like the ideas presented by Marc Putman, but we are hesitant to formally adopt the plan as it now stands. One sticking point is Tousley Ford. Marc's plans are based largely on Tousley Ford not occupying its current location, something we do not Look for us on the World Wide Web at gemlakemn.org