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Planning Commission Meeting Minutes – Wednesday, June 04, 2008 Page 8 Mr. Paschke clarified that without a unique proposal that seeks multiple deviations from City Code standards, the Planning Division didn’t have the luxury of requiring a PUD; and staff had previously determined that this site plan didn’t lend itself to the PUD process, since there was only one (1) variance required for the setback of a parking lot that was currently located in the right-of-way. Mr. Paschke further noted that the curb cut and access issues would be taken into consideration during the formal administratively reviewed and approved site plan process, but that such items are not applicable for a rezoning request. The City Planner further indicated that staff’s goal is to seek resolution with the developer to make the project work, while addressing the concerns expressed by the public, Planning Commission and City Council. Discussion included parking space ratios based on site use; and self-regulation of parking for various uses and sites. Commissioner Doherty noted that he was always nervous with rezoning issues; while opining that the proposed assisted living use on this site seemed to be an appropriate use, he questioned whether rezoning could create an unintended consequence. Commissioner Doherty spoke in support of requiring a sidewalk north on Dale Street to accommodate the bus stop; recognize the access and safety concerns of residents; his support of an access on Larpenteur; and would support a two-story building to allow more flexibility on the site, and to meet the developer/owner needs, as well as those of the neighborhood and City. Commissioner Doherty shared neighborhood skepticism regarding the ratio of employees to residents; and observed that he would research other assisted living facilities and their parking allotment. Commissioner Doherty was not supportive of any additional parking on Alta Vista that would be an outcome of this development. Commissioner Boerigter shared many of Commissioner Doherty’s concerns; opining that the proposed development packed a lot onto this site. Commissioner Boerigter referenced his initial questions regarding whether a PUD would address many of the issues raised; and opined that when reviewing permitted uses under a B-2 or B-3 zoning district, none seemed too problematic as a potential future use if this use didn’t work. Commissioner Boerigter further noted that this property was located in a difficult location; and its current use was not attractive, nor was it a productive use of the property; however, when considering other uses and access issues at that corner, he was hard-pressed to identify any other good uses that wouldn’t be more problematic. Commissioner Boerigter opined, that while not originally supporting this specific use, it had become more attractive as a use, based on the lack of access. Commissioner Boerigter questioned how amenable Ramsey County would be to any additional curb cuts and/or access points on Larpenteur or pushing traffic closer to the Dale/Larpenteur intersection. Commissioner Boerigter recognized concerns with Alta Vista traffic; however, opined that other permitted uses may create more traffic than this proposed project; and supported signage to discourage use of Alta Vista, at least by employees of the assisted living facility. Commissioner Boerigter questioned additional parking versus green space as seemingly contrary to environmental goals of the City, but noted the need to balance the needs of the site while not overparking the site as noted in previous development discussions (i.e., Rainbow development). Commissioner Boerigter concluded that, overall he was supportive of the requested action; that it represented a worthwhile improvement on that corner; and was not concerned with other uses from the rezoning; and would support both the rezoning and variance request. Further discussion included the existing curb cut on Alta Vista; review of what is best for the community and the site and balancing both; awareness of the applicant of neighborhood concerns and his willingness to work with neighbors and staff to resolve