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Planning Commission Meeting Notes July 12, 2005 Page 2 ------------- density calculation for the residential areas and if the concepts had been tested in the market. Mr. Harlicker stated that staff has not done a density calculation, but that it could be done. Ms. McPherson stated that staff has contacts with various developers in the market and will ask the market to comment on the concept, if one is identified this evening. Commissioner Anderson stated that he felt the market would prefer the less infrastructure noted in Options B and C, and that he too preferred the pedestrian connection noted on Option A. Commissioner Offerman stated that he liked Option B. He inquired as to whether or not high density townhomes would equal rental or if they could be owner-occupied. Mr. Harlicker stated that high density townhomes could be rented or owned. Commissioner Scott stated he liked Option B. He questioned the purpose of the pedestrian connections and would they provide connections to the large City park north of this area. Mr. Harlicker explained the relationship of the site to Hillside City Park and parks located in the Park Pointe development. Mr. Schneider asked why there was no single family identified in the concepts and what would happen to someone living in a single family home. Mr. Harlicker stated that single family is inconsistent with the high density residential land use designation, but that if someone wanted to stay in a single family home, that would be possible. Commissioner Stevens asked if the land use areas crossed property lines. Mr. Harlicker stated that while staff attempted to utilize existing property lines, the land use areas do cross over and encompass more than one property in some cases. Mr. Izati asked how the concept plan would be used. Ms. McPherson stated that the Planning Commission will be asked to recommend that the Council adopt the concept plan and that the City would hold firm to the concept and not allow development to occur until the Council felt an adequate number of parcels were acquired in order to begin the process. Commissioner Westgaard stated that as with business park areas, the City should hold firm until they can implement its ultimate vision. 3. Review Concept Plan for Holzem Property Project Engineer Bob Weigert of Paramount Engineering provided an overview of the 500- unit concept plan. He identified road connections, the school site, parks, wetland enhancement, and discussed the mix of small and large lots. Commissioner Anderson asked what the small exceptions were. Mr. Weigert noted that they were existing single family homes that would remain. Commissioner Stevens asked where the City and County were with the County Road 40 turnback discussion. Ms. McPherson noted that the County is moving forward to construct a two-lane rural design on County Road 40 and that the issue of the turnback is no longer on the table for discussion. Commissioner Ropp asked if the trail could be constructed around the wetland enhancement area. Mr. Weigert noted that they had not gotten to that level of detail at this time, but felt that it would be possible in that it could be utilized by a middle school biology class for an outdoor classroom. He indicated that it could be located within an outlot which could be deeded back to the City.