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102 recent reconstruction of County Road C in 2005/06 had occurred based on the design with Twin ~~ Lakes Parkway in place as a reliever to eliminate use of County Road C by this development area; and the current stresses indicated at County Road C and Fairview and County Road C and 105 Cleveland, with the delay in construction of the Parkway. 106 Bake Baker, McGough Development, McGough Development, 8170 33rd Avenue S, 107 Bloomington, MN 108 Mr. Baker concurred with staff's presentation and recommendations and availed himself and 109 McGough staff and consultants in attendance to respond to questions of the Commission or 11 o public. 111 Chair Bakeman questioned if the applicant was amenable to flexibility in their design allowing for 112 future transit stops. 113 Mr. Baker advised that McGough would welcome any kind of transit, including use of the trail and 11a sidewalk system and access points, as indicated by their discussions with the Parks and 11 ~ Recreation Commission, specifically immediately west of the development site. Mr. Baker added 116 that future bus stop locations along Twin Lakes Parkway would be strongly encouraged. 117 Commissioner Wozniak noted the proposed parking structure(s) and stalls, taking up substantial 118 surface space, especially on this prime site next to the lake; and questioned whether parking 119 calculations were valid. 12o Mr. Baker noted the developer's preference for less parking, dependent on whether amulti-tenant 121 low rise office tenant, or a corporate tenant was found; however, noted the need to respond to 122 market-driven demands and realities and the request for flexibility in order to respond to that 123 market. Mr. Baker advised that no one wanted to build more parking that needed, but the 12.4 developer needed to make the property marketable. Mr. Baker noted that this was a common 125 challenge for a developer in providing office space and the market place driving the demand. Mr. 126 Baker referenced studies of other projects of the developer as precedents, with the parking ration ' of 2.5 to 3 cars/1,000 square feet of office as the current demands, but perceived needs of 4 to 5 cars per 1,000 square feet. Mr. Baker assured Commissioners that, once a significant corporate 129 tenant was identified, negotiations would proceed to determine if less than current market 130 demands could be accommodated and hopefully assisted to some degree by the dynamics of the 131 ever-changing transit infrastructure in the Twin Cities area. 132 Public Comment 13'u Eric Borg, Minneapolis, Reporter for MpIs.ISt. Paul Business Journal 134 Mr. Borg asked if breaking ground would be dependent on securing a corporate tenant. 135 Mr. Baker responded that the developer would first clarify that the site was developable, and then 13C would go to the market to seek tenants. 1 37 Gary Grefenberg, 91 Mid Oaks Lane 138 Mr. Grefenberg opined that he had reservations with this proposal, specific to the spirit of urban 139 design principles adopted for the redevelopment area, especially since the developer would be 140 seeking public assistance through tax increment financing (TIF). Mr. Grefenberg further opined 141 that, while he was impressed with staff's thorough review of the applicant's proposal, the 1a2 alternative professional office building could be more easily adopted to the site. Mr. Grefenberg 143 questioned if parking structures, or seeking higher density office users, were the best use of this 144 prime property and lake vista. Mr. Grefenberg recognized that the proposal was conceptual at 14.5 this point and that a landscaping plan had yet to be developed and negotiated, but opined that 14(~ park users should be screened from the parking ramps, and that the perspective of the park users 147 should be considered. Mr. Grefenberg asked that, as the project proceeded, that substantial 148 landscape details included screening and that more strict adherence to the urban design 149 principles be applied. 15o While not speaking directly in opposition to the proposal, Mr. Grefenberg further opined that 151 perhaps more patience was appropriate given the value of this land, more care and persistence to the archived and broader urban design principles and value of this specific park continue to be exercised by staff and the Planning Commission. Mr. Grefenberg spoke in appreciation of the 154 sidewalk and trail connections throughout the project to the lake, opining that if the developer