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Regular City Council Meeting AND Board of Adjustments and Appeals Monday,July 16,2012 Page 3 1) His research and presumption that the use was allowed, and through arrangement of lots and setting aside easements, met the City's Subdivision Code. 2) With the conditions applied, and added onto by the City Attorney and Coun- cilmember Pust's recommendations, along with his personal finding that the use was appropriate for the site, Mayor Roe advised that he supported the Plat. Mayor Roe stated that he was confident that the Zoning Code's design standards specific to the Twin Lakes Redevelopment Area and the Community Mixed-Use (CMU) Busi- ness District addressing building construction, placement of structures on lots, pe- destrian amenities, and mitigation strategies for environmental issues, would assure a good project for the community and the developer. 3) Mayor Roe noted that Wal-Mart would be paying considerably more for their por- tion — and then some— of the infrastructure costs than would be realized through a typical Chapter 429 Assessment process, the only other option available for pay- ment of those improvements. Mayor Roe noted that Wal-Mart would be paying 100% of the costs for development of the roadway system around the site, as well as one-quarter of the costs for improvements to the I-35W ramp. Mayor Roe clari- fied that this interstate ramp improvement was not simply a requirement because of Wal-Mart developing in that area, but would serve future uses in that area, with Wal-Mart — as the first development project — paying more than their share for those improvements. 4) While Wal-Mart may not be his personal preference for this site, Mayor Roe opined that he really had no opinion on it one way or the other; but if the Wal-Mart project was approved, he wished them success with their development. Mayor Roe recog- nized that there were very strong feelings among Roseville residents about Wal- Mart on both sides of the issue. Mayor Roe asked that citizens respect all opinions; however, he noted that there were a fairly substantial percentage of Roseville resi- dents who had no opinion one way or the other about the proposed Wal-Mart de- velopment. 5) Regarding whether any more "big box retail" was needed in Roseville, Mayor Roe noted that the City's Zoning Code and Comprehensive Plan suggested that such re- tail was acceptable in Roseville,but only in this part of CMU District. While this is the first major retail development in Roseville in quite some time, Mayor Roe noted that it is acceptable in some areas of the community, and planning documentation supports that acceptance. While some may feel there is no need for this type of re- tailer in Roseville, Mayor Roe recognized that there may be others in Roseville who may have need of those items and at the cost level supplied by Wal-Mart's business model. 6) Regarding the Traffic Studies to-date,both that of the City-initiated AUAR and that supplied by the applicant, Mayor Roe noted that they considered peak p.m. levels for analysis of intersections to determine the level of services needed; and once those studies had been completed, they had both supported turn lanes; which had been proven by the industry and practical use to improve traffic levels.