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Concept Review — Narrative — EISINGER FLATS <br />Metropolitan Council Goals: Within FINDINGS, Paragraph A.5 — "In part the density increase <br />was established to meet Metropolitan Council goals by guiding carefully -selected parcels at <br />densities that would potentially allow for more affordable housing options. Met Council <br />guidelines require an overall new sewered development density of at least 3 units per acre. In <br />order to meet these goals, certain parcels with the Metropolitan Urban Service Area (MUSA) <br />were guided for densities significantly higher than 3 units/acre — to allow those shoreland <br />areas in the MUSA historically zoned and planned for low density, to develop at the 1 -acre <br />and 2 -acre lot sizes desired by the City." <br />Project Meeting RPUD requirements: Within FINDINGS, Paragraph B11, a through g: <br />a) Incorporates flexibility in land development and redevelopment in order to utilize new <br />techniques of building design, construction and land development; <br />b) Provides lifecycle housing with the potential to meet affordable and moderate cost <br />housing needs; <br />c) Incorporates energy conservation through the clustering of buildings and land uses; <br />d) Preserves desirable site characteristics and open space and protects sensitive <br />environmental features, including sensitive wetland areas, while avoiding the portions <br />of the property which are encumbered by a close landfill; <br />e) Provides design compatible with surrounding land uses, including both existing and <br />planned; <br />f) Results in a sensitive development in the transitional area located between low <br />density single family uses to the north and south, taking into account the location <br />between two arterial highway corridors as well as the agriculturally used property to <br />the east guided for future medium —high density residential use; and <br />g) Yields development which is consistent with the Comprehensive Plan guiding for <br />higher density than the typical urban and rural residential development in Orono. <br />F. Construction Debris Landfill / MPCA Resolutions <br />A portion of the site is part of a historic landfill of generally demolition materials as discussed <br />during the original north phase approval. We are working closely with our consultant, Wenck <br />Associates, Inc. and the MPCA to coordinate efforts on required cleanup for the project. The <br />next step is to finalize a Response Action Plan (RAP) which will detail the procedures to <br />remove any demolition or landfill debris found during site preparation. It is our intent to <br />proceed with this RAP during the preliminary plan stage upon review and comment of the <br />concept review. <br />Page 4 of 4 <br />