everybody else say all right I'm going to go ahead and call this meeting to order um before we get started um I do want to introduce um our dalren Township representative um who is here joining us tonight at the Planning Commission you want to introduce yourself please wonderful you got to speak into the microphone perfect dog and Township supervisor Paul Modine replacing Mr uh Jean Miller and I look forward to being with you guys thank you for joining us absolutely okay um uh is there anything we need to change on the agenda whatsoever Cindy or Diane anything we need to change okay I'll make a motion to approve the agenda I'll second that all in favor I I okay now we have um next on our agenda to approve the meeting minutes from December 15 2016 I'll make a motion to approve the December 15 2016 meeting minutes I'll second that all in favor I I all right now we're going to move on to our fourth item which is a public hearing on the proposed development of the hall blade properties um and so I'm going to open the public hearing but we'll first start with a presentation by our city planner thank you thank you very much at your last meeting in December you looked at the preliminary and final plat as well as the rezoning for this property as a refresher to um to all of you as well as anyone in the audience who maybe was not at that meeting they are proposing to reone the property from agricultural to R1 residential and then also to subdivide the property into what is now will now be three lots at the December meeting you looked at a plot for four Lots so they did reduce the and remove the lot that's the southernmost lot in this plan and um you took public comment last month but we'd encourage you to take additional public comment this month and I don't really have anything else to add unless you have any questions since I wasn't here last did you guys have any questions I have no questions you were here last yes yeah I did have a question so I I I did read um the comments that were submitted previously actually this one was submitted in January so possibly it was after the last meeting where this was discussed they submitted a previous letter as well and they're okay very similar okay so my only question was um there seem to be concerns addressed this is a letter from Sean and Amy Stapleton about the support of the roadway and these additional properties and a blind Bend and those sorts of things I don't know if I mean obviously that's not part of this plat and this property but have those concerns been addressed by the city I can also let Dan boam the city engineer respond to your question but in general um the city does allow homes to front on streets such as this okay um rather than bringing in another new Street into that area and um there is a a bend in the road but it's not if you would like to put a condition that the driveway on the northermost lot has to be to the south side of the lot that would take it as far away from the bend in the road as we could make it okay okay um okay there were a lot of concerns about the fourth lot and that's been removed so correct okay okay I don't have any other comments um is there anybody here from the public who would like to make any comments we'd love to hear from you if you'd like to make any comments if you can come up here where do we want them to speak at this microphone right up here if you can come in up and introduce yourself state your name where you live thank you yep hi there my name is Doug o conik I live at 1521 Mount Hope Road just south of the cemetery and we have the property between the cemetery and up to the uh north side of this development and uh I have no real objections about the development or anything but uh I'm bringing it up and I don't know if it there's any concern with it here but uh there is a power line that runs across our property to this property and I'm just wondering if that can possibly be moved to the road right away when these lots are developed or possibly brought in from across the street I believe there's another primary line on the other side of the road um XL Energy goes in there and they they clear the trees for the power line and uh well they hire someone to do it but they pretty much go in there and it's just tacked and slashed and trees are left all over and uh I would like to get rid of that nuisance it's a nuisance to us so okay that would be you know something that uh would be nice to be done I think but the uh power line across our property serves Us in no way so that's okay thank you um I noticed that utilities were said that there was no new I thought I read that there was no new utilities required for this property there's no new City Utilities City Utilities ah thank you required for the property um we can take a look at that overhead power line and um see if there is anything that can be done about that I'm not familiar with it myself okay um and we could do that if you're inclined um and bring a recommendation to the city council thank you okay thank you yep thank you thank you very much anybody else any other comments questions no okay all right I'll make a motion to close the public hearing I'll second that all in favor I I I okay so now we have a recommendation um to approve the resoning from agriculture Cal to R1 for the hallblade Edition I'll make a motion to recommend the approval of the rezoning from agriculture to R1 for the hallblade Edition I'll second that all in favor I all right do you want to make a motion on the the next one with all the conditions sure um down here thank you I will make a motion to recommend the approval of the preliminary plat for the hallblade addition subject to the conditions of the staff report adding item number 23 of reviewing the power lines on the property I'll second that all in favor I I and we're also doing final plat all right I'll make a recommendation to approve the final plat for the hallblade addition subject to the conditions of the staff report and item number 23 we just add in the preliminary I'll second that all in favor I all all right moving on next agenda item is the proposed development of Carver square with the lensen group um I will open the public hearing but again we'll have a presentation from the city planner and then we'll um take comments from the public thank you very much before you tonight is two items on this application the first is a rezoning from General commercial to General commercial with a planed commercial development overlay and the second item is a PR AR plat and the third item is the site plan the um property is located at the southwest corner of County Road 11 and dalren road it's um basically phase two of the Carver dental office plat that you looked at last year but now it's plotting that remaining out lot into three additional lots and um incorporating all the storm water improvements that had um that are triggered at this point in time and and the development's now named Carver square instead of Carver dental office Phase 2 the um what you are specifically also looking at is on lot two which is in the southwest corner of that plat is a site plan for a child care facility um that would that they're hoping to break ground on yet the spring for a fall of the Year opening the project has um it's it's a relatively simple project since the utilities were installed with the last phase we did have to look at the traffic Improvement um analysis or the traffic traffic impact analysis and um there were some recommendations made by the consultant who prepared that and I just will point out that under both a build and a Nob build scenario the rning movements from dalren Road onto County Road 11 are going to be failing under again either a build or a no build scenario this the city is coordinating with Carver County this year on doing a corridor study for the County Road 11 Corridor so that we can figure out what does need to happen longer term on that Corridor in terms of capacity improvements and intersection improvements so that'll be going forward um probably later this spring yet so no um at this point no improvements are proposed to delbr Road or the intersection the other point of interest on this development is that the storm water is um proposed to be located on land that the city now owns that's south of this site so we are looking at doing a land swap with them for um to swap that land to the south for the outlaw that is currently on the north side of do Road and we'll be coming back to you later when that's a little more fully developed as a concept um for the review of the Planning Commission to determine if that is in compliance with the comprehensive plan other than that I think that's all the um items I'm wanting to talk about Dave PNE is here representing the developer if you have any questions for him or if he'd like to give any presentation on this I'm sorry where where he Dave PNE oh Dave sorry did you want to come up and say anything about this development any other comments let make a couple comments uh thank you um well as Cindy said uh this is kind of the first phase of the remaining part of the development um we do expect to uh close on the daycare yet this spring and uh um really critical that we get going because daycare is like to open before school opens um I can actually remember those days when we had to get kids off to daycare um but uh so I think we're in agreement with the the city staff uh conditions uh relative to the storm water which I think has been our quite frankly maybe the biggest challenge on the site uh and the issue here on storm water is uh the downstream system is just not complete so basically we're having to keep all of the storm water on site and we're ending up with really large bonds um but I do believe uh we now have at least a tentative agreement on this land exchange piece which I think is a win-win for both the city and the developer um and I think again the terms of that uh at least the staff and us have agreed uh and uh it will be a good solution so we're excited about it um we hope to be back over the next few months with the two other proposals and maybe the best thing we're doing is changing the name of the plat from Carver Dental there something that's meaningful Carver Square um so other than that we're open to questions uh okay thank you um I had a question question um about the tree ordinance because obviously this development is not meeting the tree ordinance and I was not sure I understand it's a limited site right you got to put this large storm water facility there's a lot of parking there's not a lot of places to plant things you can't plant trees under power lines there's all sorts of issues going on with this site how short of meeting the tree ordinance is it it's it is pretty short um the site didn't have a lot of trees to start with well no for us to work with um and the Landscaping plan is on your screen right now so they have really made an effort to put trees in um in every place that's reasonable right to plant them um and then there's other places that might at a first blush look reasonable to some but a lot of those areas are bio retention basins and other types of um uses that we just can't put trees in so I I think it's sure to say that if this was a started off as a complete agricultural piece right uh and if you looked at that as a normal commercial development you'd say that's kind of normal Landscaping right um but Cindy's right we had two issues actually one was the full South End um and actually some of the areas along the roadway we just couldn't plant anything yep but then also the place where we do have trees um because of the grades and the storm water there's a pipe that goes in and where we had to put access we're actually tearing down a fair amount of trees and then that kicks in the part of the ordinance that says for every tree you take down it's you need to replace y whatever it is the replacement piece so if it I think if it wasn't for that piece we would be meeting a normal commercial development and I'm not saying we don't need a variance because we do but um and it's not that we don't we're not interested in putting in landscaping if if anything we would probably like to get a little more in also um but I think the plan that we've ended up with now and um I'll say it will change slightly with the new storm water plan because the new storm water plan the retention Basin that's running along the county road yeah is going to go away and that may allow us some additional plantings and if we can put them there we're fine putting it there um that's still kind of in the next week we'll have that all worked out um but we don't have it yet today and you'll see that revised landscape plan when the final plat comes in all right because we're just doing preliminary at this stage in the game correct okay and then you touched on this about the traffic study right and just want to make sure I understood as I read it and I'm going to repeat back to you what I understood you can confirm for me so um dalren is going to become a county road right to that's is that true well doen is shown in the Carver County transportation plan that was developed about 10 years ago as a future County Road okay and the RightWay that was preserved for dalren road when we did the cover dental office plat is for the width of what the county would re for a road right now that's a city street that section right in front of this yes exactly um what it becomes in the future it could either stay a city street it could become a County Road there is no timing associated with it and um no guarantee either I suppose that it would be a County Road Long Term sure but Jonathan Carver Parkway is considered a County Road correct correct so um and my understanding from the traffic study was um the real cause of the traffic there isn't necessarily the the site it's the school elementary school up the road that was what I read it as is that traffic is just adding so much that that whole area is going to be congested no matter what unless some changes made that you're correct the traffic study did say that um but they also were analyzing the intersection with Ironwood Drive yes and really the elementary school is having more of an impact on that inter than this one right but it was potentially going to then back up into to this one or that that was kind of what I read yeah I think the the bigger issue with the intersection of dogr and County Road 11 is just the volume of the mainline traffic yeah and that at the peak hour when people are traveling to work is the same time they're going to be dropping off their children for daycare right so the the Turning movements and everything are matching up with the peak hour so right right probably not also helped by the school traffic and yeah everything along there so you mentioned that the county will likely do a traffic study on Jonathan Carver Parkway the city and the county are partnering on a corridor study this year okay so then that if if there recommended changes there I assume it would address you to the intersections and then um just to kind of play it out what would happen because we're granting temporary access onto dalren Road for this development it could change that access it could potentially change that access and that's why um there is a condition that you saw in the Carver County comment letter that this access site um could have restrictions on move turning movements in the future okay okay okay right thank you I don't have any questions but I do have a comment that I just think that this is a nice compliment to our community in that uh area of Carver with the growing population in the school going up the road so right thank you okay is there anybody from the public who would like to make any comments we would love to hear from you so quiet GR anybody else on uh behalf of doen Township actually to the city planner we appreciate although this is within your jurisdiction um you sent us a c this Board of Supervisors a courtesy um acknowledgement of what was going on um this road doen road obviously affects doen residents and um so we appreciate that that we were able to to um have an open Forum with the residents of doen Township on this as well so thank you did you have any comments or anything about this development okay no comments all right okay um yeah I don't have any other comments I Echo um what Joanne had said that I think this is a welcome addition um to the city it's really nice to see that corner turned into a nice um robust commercial development we definitely need those kinds of supports and services within our community it's really great to see it coming so I'll make a motion to close the public hearing I'll second that all in favor I I all right I'll make a motion to recommend approval of the rezoning to General commercial with the plan commercial development overlay for Carver Square I'll second that all in favor I I I'll make a motion to recommend the approval of the preliminary plat for Carver Square subject to the conditions of the staff report I'll second that all in favor I I all right thank you okay moving on to our next item which is the proposed development um Trinity Development LLC and Vincent Bluffs of Carver so I will open the public hearing but again we'll have an introduction um by city planner Cindy ahead thank you very much before you this evening is a two items a concept plan for a development on approximately 50 acres that is located on the south side of Spring Creek Drive and to the east of the existing Spring Creek neighborhood it contains um about 147 Lots on this development as proposed in this um plat I'll caution just as we did the other month with the Hartman development that this is a concept plan and that when the preliminary plat comes in um the mix and type of housing the number of lots and the road alignments could all change as they start doing their engineering and and fine-tune what that concept will look like the um comprehensive plan amendment is needed on this site because the the property is currently guided for medium density residential in your comprehensive plan that would accommodate between four and eight units per acre and they're asking for a reduction in the density to a low density category of 2 to four units per acre this would likely come in somewhere in the middle um you know around 3.3 to 3.6 units per acre when it's all done the um a couple challenges with this site is this concept plan is showing a connection to Green Ash Drive in the Spring Creek neighborhood there it's hard to see on the concept plan but there's actually a strip of land that's 16 ft wide that is a cartway that serves the property to the south of this um concept plan and so there will have to be some coordination between the two Property Owners to try to to figure out the best way to accommodate and hopefully make that connection because that would be best for the long range plans of the city can you point out where that is just for sure it's um the connect the road connection that goes on the Southeast side of the plans to the um to the existing road that you can see a little bit of in that aerial photo side somebody so it's Street c or the southwest side that would be West wouldn't it yes sou Southwest sorry did I say southest thank you so Street c on the West Side yep that connection there there's another the property to the South has access at that point correct got it okay so that's just a a detail that'll have to be worked out and sorted through as this um moves forward to a preliminary plat okay um Todd kushman with Trinity development is here to um I'll give him an opportunity to Okay add anything else that he'd like to add to this they are proposing to do um two different sizes of lots in this version of the plan um one is a 50ft wide lot that would be more of a detached town home product so it would have it would look like a single family home but it would be on lots that are fairly narrow with a very narrow setback as well and then would be ass Association maintained around the outside of the the lawn and the um um snow plowing the driveways and things like that just like you would have in a town home development and then other lots are 65t lots that are um very similar to the other single family that you've seen recently okay can you comment on the density of Spring Creek to the West yes that is um very similar to the 65t wide lots that you see here thank you for that so it would blend in fairly well yeah that that was kind of my question um I know you commented on the density um uh I believe you said that staff has reviewed the balanced density across the city and determined that the Met Council requirements can still be met with the reduced density on this property correct so you're wondering what that meant yes so across the ENT ire City we have to maintain at least three three units per net acre in terms of what we can develop and the Met Council assumes that you're going to develop at the lowest part of your range so a site like this when we're looking at going to a low density it's we've determined whether we can meet that or not at two units per acre across and then every parcel is kind of re addded up so we did the analysis and determined that we believe that we can do this compr of plan Amendment and still meet our required minimum of three units per acre okay okay and that's just one of the checks and balances that my Council looks at absolutely we're familiar with that okay okay I'm sorry Todd is here from the develop please come on up hi my name is Todd kushman with Trinity development and uh excuse me um Trinity development is a development company that specializes in residential developments and apartment buildings and Senior and Memory Care Facilities so we have a number of projects throughout the Twin Cities um but we've never had the opportunity to work in the city of Carver before so we are very excited to work with uh the city of Carver and uh work in the community so I'm definitely happy to answer any questions that you guys have about the proposed development okay um so I guess now that I understand that the sort of the northern most part with the 50 Foot lots are a different product than the other ones and so that would all be Association maintained then yes okay so with the the term that is used out in kind of the public these days is kind of villa is kind of the Villa product is what's going to be going in there so it is a uh it also is referred to as the detached town home but uh it is a single like a single family type unit but it is associate Association maintained okay and so the the cultis saacs I don't know what to call those sort of loop things that are in there are we going to have to plow those the city those are those are all proposed to be public streets and that's one of the things that I think they're they're probably looking at as well well okay um and it's it's really just a um It's A variation of a culdesac so you would treat it as sort of a one way around so it's sort of an island in the middle okay yeah I assume we'd have review by public works we would okay good um can you speak to price points within this development yeah I can have a kind of a general price point um you know one of we work with many different uh Builders um we strictly get involved on the development process and uh run everything through uh to uh having finished lots and then we work with uh multiple Builders throughout the Twin Cities area and uh the Builder that we're looking at working with on on this project um knows this Market well they currently have other projects uh around the area out in Cologne and uh up in uh um up in Victoria and uh so they're really kind of thinking they're going to be pretty competitive right with the other projects that are currently in the CD of Carver um both the both the uh Villa product and the single family home I'm going to say is going to maybe have that starting point of about 350 usually by the time they're finished with options they're somewhere about 375 to maybe 425 450 seems to be the general price range of this of this area okay and would that also be consistent for the other lots that would be consistent for pretty much all the Lots you might get a little higher end toward the South there a little bit uh those are going to have some nice bluff settings those might be a little bit higher end Lots compared to the compared to the North End and a little bit more on the East end so okay okay the Villa product sometimes you think of it maybe not being as as uh uh having the same cost as the single family but a lot of times the Villa product is people who have had their single family houses they're stepping down but they still want very nice am so even though the house itself might seem a little bit smaller they've usually added some pretty nice amenities to those products okay okay questions thank you thank you is there anybody here from the public who would like to make any comments or questions please come on up hi my name is Peggy Thompson and I'm here with my dad dad Ken Thompson my parents own property um Thompson Bluff Lots which is south of this development in fact there would be this part this 50 acres you're looking at on the screen there's another property below that I think it's I'm just going to say Gilbert I'm guessing Gilbert okay and then south of that is where my parents own three acres they've owned that for over 50 years and they've had access to that over the time through maybe what is this Cindy here yes okay what she may be mentioned they basically tra travel to their property on an informal I don't know if you'd call it that cartway or something so they travel down this sort of property line to the west west and then a little bit across to their property there is only that access now so when this or if or whatever whatever happens here affects and potentially land loocks them at least until maybe that street B would continue I mean it looks like it kind of dead ends at the Gilbert property and then maybe eventually it would end up at that Thompson property but I guess that's a that's a pretty significant concern here on what happens here how is there access to their land right and I'm certain that the city of Carver would want to have some access there of course because if that is developed in some way you'd want the tax base of those and I think um Todd mentioned too that the southernmost Lots there are probably the more premium um lots and so certainly that Thompson is like the it's on the very edge of the bluff they'd probably be um it's the three acres and I think development wise you couldn't even develop a lot of it because it is the bluff but it would probably be two or three larger things just again it's not like any proposal but I'm just saying the access is a concern yep absolutely I'm having a hard time visualizing where this is on our comprehensive plan anybody got a map they could I can uh I can pull one up if you give me just a minute super so just to give you some visuals the property that's outlined in yellow on your screen is the Gilbert property and the yellow line then that you can see going up to Spring Creek Drive is the cartway that's 16t wide um access so that's part of that property that's part of that property okay would it become part of this property you know that is something that is in discussion okay um long term it's not desirable to have um you know if you presume development of everything else as well to have a 16t wide Gap here yes so that would have to be maintained long term but we're not of course talking about the development of the Gilbert property right now right I know but yeah okay um so speculating a little bit there the property that Miss Thompson is referring to is this one that's highlighted in yellow okay um it has I don't know when it was subdivided off and how long it's been a property on its own it fronts on Broadway Street which is the old Snake Road um and I'm not I haven't seen any documents that describe how they're obtaining access to the property right now so that's something that sort of very similar to things that you've seen before say a dispute between Property Owners regarding where a fence line is and which property is whose we would view that as a private property dispute and something that they'll have to sort through between themselves okay okay um we wouldn't in our we wouldn't have put detail in our comprehensive plan about any connection roads or anything like that with no there's not that it doesn't go down to that L it doesn't go down to that level okay I didn't think so I just wanted to ask okay and then just so you can get some appreciation for the properties in that area the white lines that you now see on there um are contour lines and those are um at the scale that we were at they were at 10t now they're at two foot so you can see where the the bluff lines are so the portion that Miss Thompson was referring to that they could use as up in this part of the property right so yeah I can see how the feasibility of access from the south is a little challenging can't be done yeah I see now can't be done okay okay I I'm sorry go ahead um there was some talk I don't have the years right but a ways back there was a proposed development here before city of Carver for developing the Gilbert property and at that somehow it's stalled but I think during that there was also some conversation I think it was it had to be adjusted to provide the access to the Thompson property down there so I don't know it just seems like somewhere along the way here there's got to be you know even looking especially at the contour lines it seems that it's in the city's best interest too not to just landlock that right I don't know right okay so okay thank you okay thanks anyone else have any comments or questions I'm Amanda Peterson and I own 1887 Green Ash which borders Gilbert's little strip and then the new proposed development just so you guys kind of get a feel for where I am so somewhere in here somewhere in there I'm literally the last house on the south there you go right there ah okay great okay um so obviously we're going to have a ton of questions about this as it progresses I know you guys are in preliminary this is very preliminary it's a concept but going along I think so the Gilbert issue is how that I mean I still I'm just curious how that's all going to play in are you guys in contact with them about trying to merge that because that strip runs the whole length of the the Spring Creek line at that point um correct I we have talked with both Trinity development as well as the representative of the person who owns the um what we've been referring to as the Gilbert property and um back when this was looked at about 10 or 11 years ago um some of you might recall that rotland had a purchase agreement for the property that Trinity currently does so we were looking at that back at that time as well well the um that's something that we'll have to kind of flush through as we um move forward to the preliminary plat and I would anticipate that um when you see a preliminary plat come in it'll come in either designed one way because they've reached some agreement between the property owners involved or it'll look differently if they haven't so that's certainly one of the issues that will affect design of this neighborhood my other question I guess I want clarification on is with there being now Villas and traditional single family homes um The Villas will have an HOA you know Association is also the single family um is Todd can okay okay they will be trying SE okay and then can anybody speak to potential timelines for this I know the surveys have been done and released initially yeah I'm sure you can speak to when you would anticipate a more final plat can you speak into the a microphone Todd so we can pick you up that' be great thank you yeah as we know in development there's always a moving Target in regards to timelines and in a perfect world we would have loved to be we'd love to get going on this uh as soon as we can this year with breaking ground uh we have a feeling it's going to be probably closer to July or so before we would actually break ground um it would be done in construction phases and uh so we'd be looking at pretty much focusing on the North the north side starting off of uh Spring Creek Drive bringing in that access up there and uh Focus that is kind of the first phase of construction and then the south side is more of the second phase of construction is what uh has been initially discussed and uh we believe from the Builder they would be focusing more on some of the The Villa product again up there on the North side start moving a little bit to the west side and uh then kind of coming down and and working through the uh working through the south side but so I would say you know this year maybe a little bit on the North side in 2017 they would probably start a model home at the end of the year hopefully be ready for spring parade and then hopefully 2018 is when we'd actually really start seeing hopefully some momentum uh in the area Okay St here just in case thank you um I guess I can table the rest of my questions until you guys get final plats um I'm sure you're aware of this the grade level currently of that property sits higher than that whole line of our houses over there so really going to be curious how you guys are going to lay that out so that it does not create a bunch of issues for us um so I'm assuming that I mean are you guys very far from that I know they were serving all like the last two weeks out there so good pretty close um I know engineer is is starting right now engineering has really been working on the concept plan and then they're going to start getting into that a lot with the grading with everything that's been we're going to have to fairly fairly soon on it in order for us to try to get through any processes with the city and then be able to start doing something here you know late right and we would see a a final plat here correct you'll see both a preliminary and a final PL y just concept correct and there'll be another public hearing at the time of the preliminary plat Y and we'll see a lot more details at that stage that would be a good one for you to pay attention to um and then I guess more just a general comment not specific just a trinity but there's just a lot of developing proposals out there right now for housing I know um just kind of curious from the city's perspective like as far as that amount of rapid growth because a lot of these are going to be very close together um potentially on the building of these properties um on one hand it's great I think for the city and on the other hand it kind of makes me cringe a little bit because it is so fast I think for um all the infrastructure pieces because this is 150 there's another 250 per po you know you know more of Jonathan Carver and then also the momy development still isn't built out I mean that's been ongoing forever so just trying to understand the rush I guess on all of these kind of at the same time go ahead and I'll make some more comments go ahead sure so um from a utility perspective the city is is fine with accepting this as well as the other developments that are currently being proposed we have sufficient um more than sufficient space for sanitary sewer since we connected to the Met Council line um several years ago the water tower is also sufficient for um the proposed uses Public Services has been doing a fantastic job at looking at different options for water treatment that involve incremental addition to the water treatment system that don't require the city to have a extremely large Capital outlay at one point at any given point I should say for a a water treatment plant so we feel like we're positioned very well well and um a lot of this is growth that um was ready to happen right before the housing crash so we at that point some of you might recall were looking at um well we were building out the Spring Creek neighborhood The Glenn Spring Creek neighborhood the lawi Glen neighborhood and um a lot of Carver Bluff still was going on at that same time so the pace of development is actually more what the city is used to than um what we've experienced the last seven years I would agree with that because I was on the Planning Commission prior to that and this is much more similar to the pace of development that we were seeing um prior to the housing crash and I will say that you know I mean keep in mind the city's not the one selling these properties these are individual private property owners um there are developers out there who are obviously seeing the economic benefits of these opportunities and purchasing these properties the city is really responding to it um and you know the role of this commit Miss and the city council is to make sure that we have a comprehensive plan and we which includes all the utilities and everything that goes with it that we plan out our space so that when people sell their properties and developers come in we're ready for it we understand what we want from our city to grow we don't have a lot of say on the timing it's a lot of other factors outside of our control um but we try to make sure that we're following the guidance and I know this was um in the comprehensive land this comprehensive plan this piece was medium density I know when we did the comprehensive plan the last time um we were looking at a lot more newer medium or higher density residential areas um uh within the city and even outside of the city anticipating um annexing portions of dalren Township um but my personal perspective in seeing this develop vment now that we have Spring Creek there right we didn't have Spring Creek there the last time we did the comprehensive plan um and seeing what's around it I think this fits better necessarily than the the medium density and the higher density that was originally put into the comprehensive plan okay thank you thank you anybody else have any comments or questions have anything no Mr do I'll make a motion to close the public hearing I'll second that all in favor I I all right I'll make a motion to recommend the approval of the concept plan for Trinity development subject to the conditions of the staff report I'll second that uh before you second that I just want to make sure we add in there that when we see the preliminary plat I would like to make sure that there is s some kind of uh addressing of the access to the southern properties within that that we see some kind of proposal within that again that's we do that I'm not sure because again that's really a a private property owner issue between just like the fence issue sure um that can I make a recommendation that the developer consider it this developer doesn't border that property that has the concern not the Thompson's but the Gilbert property but a j that's the one with the really the 16 foot wide that property I mean that property sure but they're not coming in so it's hard to put that as a condition on the Trinity proposal because that's the Gilbert property that little strip yeah I know it's the Gilbert property but that's that's not them I know I understand that they're sharing that with you know the Gilbert property I get that but I'm not sure from a city perspective we want a 16 foot wide strip of land between these two developments that's my point oh that's yeah that's more my point I'm understanding now let's put it that way that there's an addressment of or somehow that 16 foot wide piece of property is addressed with the preliminary plan um such that there's some other kind of access then you can second it sorry yeah I'll second that all right all in favor I I all right um and then I'll make a motion to approve the amendment to the comprehensive plan um guidance from medium density residential to low density residential subject to the conditions in the staff report I'll second that all in favor I I all right moving on okay so hold on did I miss okay so we're on the amendment to the city zoning ordinance in relation to the office of city manager so this also has a public hearing which I'll open right now um but we also have um Cindy if you want to introduce this one as well yes um this is a relatively simple ordinance Amendment as you'll recall in the last election the city did the city's residents opted to become a plan B City and um Brent Merck is now a city manager instead of a city administrator and as such we did have to go through the city's code of ordinances and eliminate the references of City administrator and change that to city manager and then in some locations we assigned it to a different person if that made more sense y but that's the extent of what the changes are here I believe we've seen had drafted this before I think when it was being considered in the first place it came out in your January packet cuz that's when we originally intended to bring this to you that's why I read it before okay thank you um is there anybody from the public who would like to make any comments or questions about this particular Zing ordinance Amendment anybody have any questions up here no questions all righty then I make a motion to close the public hearing I'll second that all in favor I I'll make a motion to recommend the approval of the amendment to the city zoning ordinance in relation of the office of the city manager I will second that all in favor I all righty new business we've got the Sixth Street West Redevelopment proposals we do you have and you'll have one specific proposal um presented to you this evening the city did just to go back in time a little bit for the benefit of um anyone who's listening the city did Issue a request for proposals for um what we've affectionately called the bus garage property at 926 Street West and initially when we sent out the RFP we didn't receive any proposals back the city council reissued that and this time we did receive two proposals so before you for your consideration and recommendation to the city council is two proposals you'll hear one of the present ations this evening you'll hear the other one at your March meeting the two proposals um are very different in terms of what uh these developers Visions for the site are the one you'll hear this evening is um a proposal that's it's basically the same proposal as the concept plan that you had reviewed about a year and a half ago for um 12 Twin home units to be on the site the other proposal would be a senior your um building I'll call it that for right now um as you read their proposal you'll see that they don't have a specific number of units or type of units yet because they would be doing it subject to a market study that they would need to do to see what would be feasible in this location but generally speaking they're looking at a two-story building between 40 and 60 units in the other proposal um and it could be a any of a number of different types of units geared towards seniors from Independent Living to Memory Care um this evening I'd like to introduce Dave P Corney again to give the presentation for CCR holes and um I'll let him discuss what they would like to do with you okay are you running the oh I get to run I'm gonna yeah I'm going to give this to you so you can advance it with okay so I'm uh Dave P Corney and uh I represent the Community Asset Development Group and uh as you recall we were working with uh dick Leno to own the property uh and uh I I don't want to go through the whole Litany of the what was happening with that piece but uh um once it was determined that the appropriate use was a R development uh what is is your where the property got sold to the city um and um this is the site um it's kind of a unique site in that it's a a vacant industrial building in the middle of uh a very intense residential neighborhood um uh and back at the time that uh we were working with the lensin and the city this was the concept that uh uh really became kind of the preferred concept with the staff um and uh it also became clear in order to accomplish this it was going to require uh the city and the developer uh becoming Partners uh it was going to be a tax increment District uh was would require uh demolition cleanup uh uh building infrastructure um and I believe in I think the city staff can talk better than I can but I think one of the conclusions they reached is that would be better that they would gain control of the site completely particularly related to some of the environmental is potential issues uh and uh have the city kind of Take the Lead uh on the development uh the proposal that we're making again is to have it be the 12 Twin Homes um these uh would be located off of the cesac um it would be in homeowners association off of a private road um and these are some kind of images of of how it would fit on the site uh one of the advantages maybe I'll go back one uh of this particular is it really it IT addresses the challenge of taking and redeveloping in the middle of an existing uh neighborhood uh one it was uh an industrial use part of the way to mitigate that use was this burm got built around the site uh and uh trees were planted and I assume when they went in they were relatively small trees they are relatively large trees today uh and so that was one of the criteria that uh um I think we all set was that we wanted to preserve that uh BM um and um and so again this plan tries to do that um although it's a larger site uh you'll see particularly on the east side there's a fair amount of open space behind the town homes uh but when you start trying to lay out uh development uh given the access point being uh where it needs to be uh that really becomes kind of unusable Land once it goes to either a single family or twin home type development uh this shows the pond uh adjacent to the culdesac there's actually another option of putting the pond on the uh uh east side of the property the um once this property was acquired by the city uh and then they came out with rfps um actually we didn't respond the first time because we were having difficulty finding a builder that we could get interested in uh in the project um since that time we do have a builder that has said uh they would acquire the property and so the concept that we're saying is let uh we would let the city uh um put the public improvements in deal with the Demolition deal with the cleanup uh quite frankly it's the demo and cleanup that is under at least Minnesota law um not only easier if it's a public entity it's more uh fiscally uh afford able if a public entity does it uh and then you would create in this case a a tax increment District which would summer subsidize some of those um one of the real risks though of doing uh public projects where you uh uh the public entity goes in and acquires the property does the improvements does the cleanup they need to be assured that when they're done uh there's a buyer so the way that we proposed the structure is we would buy the lots for 276,000 um um before the city once we entered into a Redevelopment agreement and this is before there would be any demo uh we would make a $50,000 deposit and that agreement would say that if uh once the city was done with the improvements uh we would pay them an additional uh 226,000 um a and that would then we would own title to the land um because it's in a tax increment district one of the challenges typically with single family or townhouse developments in tax increment districts is they take a long time to build out so if you're uh if it's an industrial building uh and you're trying to create new taxes well it's really it comes on just kind of like that because once the building is built you know uh taxes are going to get paid um so what we've said here is that we're going to commit that we would have all the units built within 48 months um we I want to be I mean that's our commitment given the discussions we've been having with the builder we think we could actually get built sooner than that um but um and and we would commit that any lot that wasn't built on by uh 2022 that we would pay tax as if there was a building on it and again it all relates back to the tax increment structure I'm not going to go through the details of the financial site I think that will really be the city staff um and if I told you this was the right you wouldn't believe me anyway so you can go and have your staff confirm that uh the estimates that we've done are are accurate but at least based on our accurates our estimates um this will result in the city more than covering its cost of the development um including the acquisition of the land that they paid too much for we sold it to them so that's why um but I do think it's important to look kind of at the the development itself um this is another image of uh of the the the tonos is they do fit really very nice onto the site um one of the negatives is that it's a very flat site um but for uh attached town homes that's actually a positive because these end up being the um single level uh empty nester uh type of unit um and they need a flat sight um from uh the type of product we we anticipate this would be uh in the market range of 225 to 275 five um which um not not that there always going to be people that are the empty nester but that tends to be the people who buy these um and there are the people that are maybe a little more price conscious than buying than Next Level Up The Villa type unit uh so for example we've been involved with the ddk construction on the River Bluffs uh uh Villas uh and those have been those are in the 300 to 350 range U and so this is the idea is to be a little bit different than than that market again kind of an image uh of the units um there they these are two bedrooms two stall garages um um I I don't know what else the unit itself is really pretty straightforward um it's another image the Landscaping um our hope is that uh uh the city would be able to complete uh the improvements potentially yet this year uh and one of our as part of our proposal we committed that we would immediately build one of the units um and and um we think that this is a product that's uh uh has been developed in the this General market area uh and has sold very well um and so we we we think it will go very fast um one of the unique aspects of these that really makes it uh desirable is to be able to develop it on a public Street and uh a lot of developers will come in and they want to go with the private streets uh for this kind of product it's really important that we have a public street because it significantly allow or sells us have significantly less association fees because in a typical townhouse development you might see Association monthly association fees in the 275 to 325 a month uh probably two 50 of that relates to funding the future replacement of the infrastructure so for example we just completed a similar project to this and the association fees are $90 a month and that is very attractive in that Marketplace um so we're excited about it if it uh it's something that this that works for the city we're prepared to proceed that my last slide I think so must be Dave just to confirm uh at the beginning it sounded like you had said that that was going to be a private road did you say it be a public Street public is what's proposed okay clarify so it's uh often times developers when they don't put in public streets it's because they're trying to minimize the monor RightWay and the the radius of these cacks so this is design to be a full City meet all the city standards of radius and right of white that actually looks really big one at that angle but that's a normal called to sa just kind of how the computer drew it at an angle okay I mean I know when we set out to write the proposal for this property you know what we wanted in this piece one I'm really excited that we actually have developers with proposed plans because it's really nice to see the space get redeveloped into something um beneficial for the community um because I know it was vacant for a while and had a lot of issues and so it's really nice to see it have the opportunity to get redeveloped we wanted to see something that was going to fit well within that neighborhood because a lot of the neighbors of the facility had a lot of challenges with that industrial site um and so I am really looking forward to hearing um neighbor input on this proposal as well as the next one because they are so different right I mean this does address one of the things we were looking for was a different type of housing that we don't have in Carver today you we want to have life cycle housing we don't want to just have single family homes for people who are in their lives where they want a single family home we want to be able to support all different ages and residential needs and so having something that's a single level that's more geared towards senior housing is a great addition to the to the community so this definitely does address that need and I think it would fit well with the surrounding neighborhood I'll be curious to see what the neighbors think I really I really look forward to that especially especially on the other one too because it is such a different proposal yeah I agree with joy I like how this looks and I think it'll fit well too well I can tell you what we looked at different designs with the city and staff and um how I put this I'll tell you what we weren't prepared to proceed with some of the other plans because some of the plans required us impacting that burm and we said once we impact the BM it's not going to be a pleasant meeting um and we said we just don't need to go through unpleasant meetings um so toss and and and I think the other proposal is going to respect that also but that is a once that changes yeah that really is an impact in the neighborhood I agree um would you have put that there if it was always single family or residential no yeah you know but as it turns out it actually works nice for this product Because by the time you people are moving into this product they want a backyard but they don't really need a backyard to go and have the kids play in right yeah and the burm then becomes that edge so that they can have this really nice small private backyard um um and in some cases It's a larger one but it there are some of the units that get relatively close to the Vern but again for our Market that's fine right um it might not be fine again if it if you had four little kids um so yeah I I'm optimistic that we'll have a positive response from The Neighbors on this one if if it's the one that's selected okay Dave one of your um references on here is the city of wakona the city manager do you guys have a development have you either a previous development or one you're currently working on um in Mia is that why so no I was actually the city manager in chasa okay and I've retired but we did a project in Waconia okay um that's probably what it references we uh we worked with auburn homes and if you know there's a right by the hospital there Auburn developed uh I forget 62 unit senior assisted living and we were the developer on that okay I'm going to assume the city is going to do its own sort of analysis on the Tiff and all the financing and all the numbers and that sort of thing correct we will be doing that and okay because the proposals are so different we'll be doing what we can to make them more of a as much of an Apples to Apples comparison as we can recognizing we'll probably never get quite all the way there okay all right I didn't have any other questions or comments at this stage in the game okay anything else from anybody else nothing all right thank you very much yes okay we don't need to make any motions or anything on that one do we no what we'd be looking at is after your next meeting when you hear the other proposal then we would be looking for some sort of recommendation from you that we can take to the city council okay sounds good we can do that okay all right moving on any comments on the um December and January Department reports scrolling to see if anything was everybody looks busy [Laughter] Lots going on um I thought the detailed police report was really interesting and the fire department report about how the majority I mean I've heard this lots of times but the majority of their calls are medical related not fire related right or some sort of emergency like that I don't have any comments or questions anybody else no all right um so assuming we'll be having a March meeting we are definitely having a March meeting okay right does it proposed to start earlier or that correct so at your March meeting um we'll be taking a different format at the um we'll start at 5:30 with a joint meeting of the Planning Commission and the city council to start work on the comprehensive plan we are we are and then your regular meeting moves to 7 o'clock so that way we were able to accommodate the comprehensive plan meetings for you guys on the same night without having you have to come out to different nights shoot 5:30 5:30 and this is going to go for the next couple months it will go for most of this year okay okay we can email out the work plan to you guys so that you can see sort of the schedule of what we think we're going to be following here okay right y i shouldn't sign my should be less 5 o' on Thursdays a bad idea okay all right make a motion to adjourn I'll second that all in favor hi hi