MOTION: Churchill moved, seconded by Hadley, to approve the agenda as amended. The motion carried 4-0.

MOTION: Churchill moved, seconded by Bergman, to approve the minutes as submitted. The motion carried 4-0.

Assistant Planner Margaret Milton introduced the item, explaining that the City is making the request on behalf of Twin Cities Habitat for Humanity.

MOTION: Hadley moved, seconded by Bergman, to adopt the draft resolution setting a public hearing for the Comprehensive Plan amendment for May 2, 2001, and direct staff to prepare a formal background report. Motion carried 4-0.

City Planner Tom Lovelace described the sketch plan proposal. He identified the following issues: (1) rezoning and platting of property would be necessary; (2) dedication of right-of-way for County Road #42; (3) slope and ground cover proposed for ponding area; (4) screening of loading and storage area; (5) orientation of loading area drive; (6) building and landscape plans must be sensitive to adjacent land uses -- Orchard Pointe Townhomes and Vermillion River Greenway; (7) number, location and design of Flagstaff Avenue driveway connections; (8) design and function of east-west through drive; (9) sidewalk along east-west drive; (10) lumber canopy exit; (11) internal pedestrian connections to public sidewalks. Lovelace noted the site has more parking spaces than are required.

Bergman asked about the bounce of the pond, given the amount of impervious surface. Consulting Engineer Keith Gordon responded that it meets the 100-year bounce plus three extra feet, which equates to a nine-inch storm.

Churchill asked if only this site would drain into the pond. Gordon said it would also serve 15 acres to the west, as well as a portion of County Road #42.

Edgeton asked where the mixed use is. She said the site proposal just doesn't seem to flow from residential to commercial. She requested any future review of this include information on the surrounding land uses, both existing and proposed.

Churchill and Bergman concurred with Edgeton's concerns.

John Dietrich of RLK Kuusisto, representing the petitioner, described their attempts to accommodate the Orchard Pointe townhome development to the south and some of the barriers on the site.

Jim McPhale of Home Depot clarified that the garden center is an outdoor nursery that is attached to the facility and entered from the store. He stated the detention pond has to be on the south side because that is the lowest point.

Bergman asked if any outdoor storage of materials is proposed, to which McPhale replied no, that all seasonal sales occur within the garden center.

Hadley asked if the middle access location on Flagstaff was set. Gordon answered that the location shown is the only place that can provide access to the east because of the pipelines and required distance from County Road #42.

Churchill said she was beginning to feel like the Planning Commission is being asked to condone a plan for too much retail space on the site.

Bergman suggested a look at past projects to reflect on what worked well, what could be done better.

Edgeton suggested that a written update to reflect what the City Council approved would also be helpful, noting if a project was approved according to the Planning Commission recommendations, or with what changes, when applicable.

Community Development Director Rick Kelley said staff would work on a suitable format for such a review. He also offered the idea of touring developments of interest outside of Apple Valley.