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Plarming Commission W otkshop Notes January 28, 2003 Page 2 e Option A - Phase 2 included the Emporium, the Ron's Foods site, and the two apartment buildings adjacent to Main Street. The same 45,500 square foot mixed use was included in the proposal, and a 24,500 square foot mixed use was added to the comer of Main Street and Line Avenue. The same comments that were provided under Option A - Phase 1 apply to Option A - Phase 2. Option B included the Ron's Foods site, the Emporium, the two Main Street apartment buildings, and a small portion of the single-family area. This option proposed two office buildings, 26,500 and 10,000 square feet respectively, a strip mall retail facility of 23,000 square feet, and a 10,000 square foot restaurant space. The Commission felt that this option proposed a good restaurant site. It did not go far enough in acquiring and removing the single-family homes. It began to anchor a commercial/mixed use comer. The Commission also liked that the plan was more open and that travelers would be able to see a variety of buildings and uses. Option C was a continuation of Option B and increased the amount of single-family dwellings to be acquired. Option C proposed 26,500 square feet of office, a 10,500 square foot restaurant space at the comer of Main Street and Highway 169, and two retail strip malls 23,000 square feet and 30,000 square feet, respectively. The option also included a realignment of Baldwin Avenue from 5th Street to County Road 13, north of 3rd Street. The Commission noted that they had concerns with access. The access still requires traffic to travel through a predominantly residential neighborhood to get to the redeveloped Commercial area. It also removed a number of single-family homes and increased the loss of affordable housing; there is no addition to the number of Multi-Family units. The Commission felt that the rest of the single-family might as well be acquired, based on Option C. e Option D proposed acquisition of the entire study area. All of the existing structures would be removed and replaced with two large box retailers at 128,000 and 100,000 square feet, each. The Commission noted that the park had disappeared. There was much discussion regarding the viability and the marketability of big box retailers. Commissioner Offerman noted that there could be one big box retailer anchoring the comer with smaller retail and office uses. Option D, in the Commission's opinion, did not appear to be very exciting. Option E as proposed, included an entire acquisition and redevelopment project. Two mixed-use buildings at 30,000 and 35,000 square feet would anchor the redevelopment at Main Street and Highway 169 and Main and County Road 13. Two retail buildings, 23,000 square feet each, would be adjacent to Highway 169, and the remainder of the site would be used for apartments and townhomes, and a relocated park. The Commission suggested that the southern part of Option B could be mixed with Option E as an alternative. The Commission liked the additional housing and the mix of uses. Option F is similar to Option C in the amount of area to be redeveloped, however, the proposal includes only a 90,000 square foot retail site and a 10,000 square foot restaurant site. It was noted that there was a lot of impact for very little benefit. It was the consensus of the Commission that the whole area needs to be guided for redevelopment and that if the entire site was not identified as Commercial, then Commercial should be identified along Highway 169 and Main Street, and that the single-family area should be guided for High Density Multi-Family housing. e The Commission expressed throughout the meeting concerns with the impacts of the MN/DOT Highway 169 corridor plan and felt that the traffic issues and transportation support system needed to be resolved in order to make positive change at the Highway 169/Main Street intersection. They