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Concept Review — Narrative — EISINGER FLATS <br />D. Description of Eisinger Flats — Apartment / Sr. Living Building <br />We are proposing to develop the south phase of the overall project into "Eisinger Flats" which <br />will be an Apartment / Sr. Living Building. The building, as proposed, would be situated on the <br />site to blend into the existing topography of the property while being respectful of the wetland <br />buffers as set forth in the approvals of Eisinger Meadows. The building would be a <br />combination of brick and cement board panels and siding with a shallow roofline, generally as <br />depicted in the concept elevation shown on Exhibit A. <br />We are proposing private outdoor recreational areas which would exceed 10% of the platted <br />upland property as well as a perimeter trail with passive seating areas to enjoy the natural <br />amenities of the site, including the wetlands on both the west and east. <br />The placement of the building will provide a buffer not only for the recreational areas, but also <br />to the 27 villa units of Eisinger Meadows. Care will be taken with final placement and <br />preservation of existing natural screening to provide the City of Orono with an aesthetically <br />pleasing entrance to the City. Architecturally, we are proposing a lower roofline to minimize <br />the building massing. Alternatively, we would also consider a flat roof on the project. With this <br />roof type proposed, along with the setback and buffering, the proposed four story structure will <br />give the appearance closer to a three story structure. Due to the topography as well as being <br />environmentally sensitive, we are proposing the four story structure which will minimize the <br />footprint and also maximize the buffer to the wetlands. <br />As proposed, the building would consist of 192 units. As shown on the site plan, there are <br />considerable wetlands and wetland buffers on the property. These wetlands consist of <br />approximately 13.3 acres, leaving a balance of "upland" acres for the Eisinger Flats building of <br />approximately 9.8 acres for a net density of 19.59 units / acre. As shown in the approved <br />Eisinger Meadows resolution, the north phase consists of 27 villa units on approximately 4.9 <br />acres for a net density on the north phase of 5.5 units / acre. <br />With this proposal, the total number of units proposed is 219 units (27 villas, 192 flats) with an <br />overall gross density is 7.18 per acre. The net density (net of wetlands and outlots) at <br />approximately 14.04 units per acre. <br />Per the conclusions in the above mentioned resolution for the Eisinger Meadows project, the <br />property was originally guided for High Density Residential. As discussed with staff, we would <br />request to re -guide this property for High Density Residential. See below for additional <br />discussion on background and density. <br />E. Excerpts from Resolution 6655 <br />Based on the previous approval and site characteristics, we believe this proposed <br />development will provide the City of Orono with not only a tremendous addition to the City, but <br />meet Metropolitan Council goals by guiding carefully selected parcels at densities to meet the <br />City's required overall sewered development density of at least 3 units per acre. The following <br />are found within the Resolution 6655 which support this south phase proposal: <br />Rationale for density increase: Within the FINDINGS, paragraph A.4 — "The rationale for the <br />density increase at this site was primarily the location sandwiched between two high -traffic <br />roadways, the potential availability of municipal utility services; and the remote location from <br />single family residential development". <br />Page 3 of 4 <br />