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Planning Commission Meeting Minutes – Wednesday, June 6, 2007 Page 11 redevelopment area, and staff and the City Attorney are researching its inclusion in the Tin Lakes area. Mr. Stark noted that staff drew a distinction between this property and other properties more interior to the Twin Lakes Redevelopment Area, and detailed those items in Section 5.7 of the staff report dated June 6, 2007. Mr. Stark reviewed site characteristics as they related to the development proposal and site plan as presented; and reviewed public infrastructure for the proposed development. Staff recommended APPROVAL of the Preliminary Plat, Rezoning, and General Concept Planned Unit Development by United Properties for the property at 3010 Cleveland Avenue N with a 93-unit age-restricted cooperative housing development, with conditions as outlined and detailed in Section 11 of the staff report dated June 6, 2007; and further conditioned with condition (g) the proposed road coming into the site would be exclusive of the parking area, privately constructed and dedicated to the public; and condition (h) that the road from the east of the surface parking lot be thirty- two (32’) in width. Discussion between staff and the Commission included review by the Parks and Recreation Commission; advantages of having a road with park access; ongoing refinement to the plan with access to Langton Lake parking lot, which was currently accessed through an adjoining industrial property with no legal rights for the City’s public’s access; creation of a round-about and future south access to meet everyone’s needs; review by the Public Works, Environment, and Transportation (PWET) Commission; recommendations of the City Engineer, with many issues resolved since the last meeting; the designated pathway remaining City right-of-way unless the PUD was amended; and elimination of the original proposal for twin homes or duplexes in the development due to adding the access road and lack of remaining space. Additional discussion included traffic studies and impacts; park access; internal traffic patterns; looping of utilities; future expansion of the parking lot as needs dictate, and location of a pathway along the wetland area; sufficient capacity of the cul-de-sac on this new public street; staff’s interpretation of potential impacts to traffic on Cleveland Avenue; screening and parking provisions; and whether an EAW is needed for this project. Applicant, Alex Hall and Brian Carey, United Properties with ownership interest in 2008 – 2010 Cleveland Avenue Mr. Hall noted the elimination of the proposed twin homes in the spirit of compromise, to create an access road for the park, noting the great impact on the proposed project. Mr. Hall advised that, if this plan is pursued, it was the applicant’s intent to seek waiving by the City of the park dedication fees and potential tax increment financing assistance, given the impacts to the project by elimination of the twin homes. Discussion among Commissioners and the applicants included: tree preservation; screening between the project and existing residential properties to the north; a similar project completed by the applicant in New Brighton; parking demands of similar senior housing developments; outstanding sidewalk locations, due to staff’s recommendation for a separation between the sidewalk and road, creating a boulevard effect; future pathway improvements and privacy concerns between homes and pathways; and shadow studies performed by the applicant, provided under three different scenarios at different times of the day.