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March 30. 1994 <br />DAHL jGREN <br />SHARDLDW <br />AND ■ UB/\Tv( <br />' NV . VI fl. 1 r» * • i 2- <br />CONSULTING PLANNERS <br />LANDSCAPE ARCHITLCTS <br />V)0 FIRST AVENUE NORTH <br />SUITE 210 <br />MINNEAPOLIS MN SS40I <br /><'I2 ooo <br />Planning Commission and City Council <br />City of Orono <br />2750 Kelley Parkway <br />Long Lake, MN 55356 <br />RE: Revised Lundgren Brothers Subdivision PUD <br />Dear Planning Commission and City Council: <br />On November 15. 1993 we presented to the Planning Commission a concept for a 58 lot subdivision on <br />a 58 acre parcel at the intersection of Willow Drive and Highway 6. Based on the comments of the <br />Planning Commission and Qty staff, we have been analyzing an alternate development plan that would <br />reduce the density of the site. Our new plan, submitted with this material, strives to reduce some of the <br />extreme costs related to development of this parcel and at the same titr < leduce the number of lots. <br />Instead of 58 lots, we are now proposing 44 single family lots, clustered on a single loop road off of <br />Willow Drive. The clustering is needed to create a housing pattern that can miss most of the wetlands <br />and provide for the efficient development of utilities and site grading Khvities. <br />As you may recall, the property is constrained by the location of many different wetlands, most of which <br />have been significantly degraded due to agricultural activities, and suffers from a hi^ water toWc. It has <br />been that on site sewer systems are not feasible or practical and that bringing public utilities <br />from the south along Willow Drive is the only reasonable means of development for this property. Based <br />upon comparable projects and even with the clustering of home sites, the development costs are still <br />extremely high on a per lot basis. However, we feel that the plan that we now present you may represent <br />a supportable pi?" diat reduces the density without creating such exorbitant development costs that could <br />make the project entirely unfeasible. Further reduction in the number of lots would be prohibitive from <br />a costAnaricet point of view. <br />We have considered a subdivision with two acre lots following city lot dimensions as required in the <br />ordinance. This type of lot layout would encourage a grid pattern for the property, resulting in a <br />geometric pattern without any strong regard ro the natural conditions of the site, specifically the wetla^ <br />and the wooded areas. In fact, to make the pattern of development work and minimize road construction, <br />half the lots would have to front directly onto the perimeter roads. Willow Road and County Road 6. An <br />internal cul-de-sac would have to be tended through the school property to serve interior lots. Tliis <br />type of development would not be .is sensitive to the sunounding property as the 44 lot Planned <br />Unit Development that is proposed by I uiiugren Brothers.