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Planning Commission Meeting Minutes – Wednesday, March 05, 2008 Page 4 ? Construction of Prior Avenue as two lanes southbound into County Road C and one northbound lane into Twin Lakes Parkway at County Road C and Prior Avenue, which would include installation of a traffic signal. ? Optimized signal timing at all signalized intersections Discussion included traffic study assumptions and the cumulative process from now, the year 2011 (anticipated one year after full build-out for McGough project), 2016 as half-way mark, and 2030 anticipated for full development; current economic and transit issues and their limited impacts locally, regionally, and industry-wide to-date, with future potential for multi-model and/or high-occupancy concepts; travel demand management practices and implementation encouraged for employers for employees (i.e., gas cards, car pooling, bus passes, exercise facilities, or other incentives); and the long delay in development of the Northeast Diagonal Rapid Transit system. Ms. Bloom indicated that, to-date, the Metropolitan Council had provided no commitment to add additional bus routes for the area, specifically east/west bound. Ms. Bloom further noted that the 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 Cleveland, with the delay in construction of the Parkway. rd Bake Baker, McGough Development, McGough Development, 8170 33 Avenue S, Bloomington, MN Mr. Baker concurred with staff’s presentation and recommendations and availed himself and McGough staff and consultants in attendance to respond to questions of the Commission or public. Chair Bakeman questioned if the applicant was amenable to flexibility in their design allowing for future transit stops. Mr. Baker advised that McGough would welcome any kind of transit, including use of the trail and sidewalk system and access points, as indicated by their discussions with the Parks and Recreation Commission, specifically immediately west of the development site. Mr. Baker added that future bus stop locations along Twin Lakes Parkway would be strongly encouraged. Commissioner Wozniak noted the proposed parking structure(s) and stalls, taking up substantial surface space, especially on this prime site next to the lake; and questioned whether parking calculations were valid. Mr. Baker noted the developer’s preference for less parking, dependent on whether a multi-tenant low rise office tenant, or a corporate tenant was found; however, noted the need to respond to market-driven demands and realities and the request for flexibility in order to respond to that market. Mr. Baker advised that no one wanted to build more parking than needed, but the developer needed to make the property marketable. Mr. Baker noted that this was a common challenge for a developer in providing office space and the market place driving the demand. Mr. 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 tenant was identified, negotiations would proceed to determine if less than current market demands could be accommodated and hopefully assisted to some degree by the dynamics of the ever-changing transit infrastructure in the Twin Cities area. Public Comment Eric Borg, Minneapolis, Reporter for Mpls./St. Paul Business Journal Mr. Borg asked if breaking ground would be dependent on securing a corporate tenant. Mr. Baker responded that the developer would first clarify that the site was developable, and then would go to the market to seek tenants. Gary Grefenberg, 91 Mid Oaks Lane Mr. Grefenberg opined that he had reservations with this proposal, specific to the spirit of urban design principles adopted for the redevelopment area, especially since the developer would be