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MINUTES OF THE <br /> ORONO PLANNING COMMISSION MEETING <br /> Monday,August 18,2014 <br /> 6:30 o'clock p.m. <br /> the City needed to offset the areas that are already in the MUSA and zoned for two acre with an <br /> expectation that this area would be able to be developed at a higher density. <br /> Gaffron stated this specific site is perfect for higher density given the location of the highway and the <br /> wetlands to the east, which makes it somewhat of an orphan property. Gaffron noted this property is at <br /> one of the entrances to the downtown area and some thought was given to whether it would be possible to <br /> make it less visible with lower density, which is probably not likely to be approved by the Metropolitan <br /> Council. Gaffron stated one of the options considered at that time was to limit it to two buildings but no <br /> real thought was given to how those two buildings would work on the site. <br /> Landgraver asked if the condominium/townhome development at Stonebay was a template for this <br /> property. <br /> Gaffron stated the template was the senior housing at the corner of Brown Road but that the proposed <br /> concept avoids the visual appearance of two long buildings. <br /> Landgraver stated at Maple Place, the homes are fairly close together, and this concept provides more <br /> visual variety with slightly less density,which is more attractive than the one building at Brown Road. <br /> Thiesse noted there is also more living space in each unit. <br /> Leskinen stated she likes the technology and the ability it gives someone to visualize the development <br /> from different perspectives. Leskinen indicates she does not mind all the multiple buildings because it <br /> adds more interest to the development than a single large building. Leskinen stated she does not believe <br /> that additional density would be possible. <br /> Landgraver asked if they are limited to one access point to the development. <br /> Jensen stated the Highway Department has indicated they might like to add some <br /> acceleration/deceleration points and that they would prefer one access point to this site. Jensen stated it is <br /> his belief the Fire Department is comfortable with the emergency access point. <br /> Jensen indicated they would like to get the City's approval over the winter and then possibly begin <br /> construction in the spring. Jensen stated the big issue to overcome would be the utilities. <br /> Mack stated one of the things he felt was important when he arrived at the City was to implement a new <br /> procedure for initiating these types of discussions at the outset of a project. As part of the sketch plan <br /> process, Mack indicated Staff actually hosted a meeting regarding this development with some of the <br /> outside agencies to review some of the issues and that the PCA and utility companies have been involved <br /> early on. Mack stated getting some of the technical aspects on the table at an earlier stage would help <br /> developers make the decision on whether they still want to proceed. <br /> Jensen stated the site does not appear to have limits on basements since all the wetland is downhill from <br /> the housing units. <br /> Landgraver stated basically people who live in this development will go up Highway 12 rather than <br /> Wayzata Boulevard. <br /> Page 31 of 33 <br />