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developers then came forward. He stated that for this site there were two townhome developers <br />that came forward with proposals, one of which did not want to follow the COR-2 standards while <br />this one did follow those regulations. He stated that the luxury apartments also came forward with <br />its plans. He stated that the EDA and City Council review a high-level concept similar to a sketch <br />plan and as they delve into the details of a site plan, a proposal will then be reviewed for approval <br />or denial. He noted that the bank followed that same process and was ultimately denied. He asked <br />that the Commission focus on this project tonight and he can speak with the Council to determine <br />if the Commission could be looped in better in the future. <br />Commissioner Heineman commented that this entire site has dirt moving, so it is understandable <br />how residents could think that all the plans are already approved and stated that perhaps staff could <br />provide an explanation of what is occurring in this area today. <br />Planning Manager Larson stated that waterfront park was proposed as a centerpiece for the area, <br />which will require a large hole to be dug to create the lake. He stated that the dirt removed is then <br />being spread onto the other sites in order to bring them to grade for future development. He noted <br />that any future development would be easier. He confirmed that this is just site preparation using <br />the material that is being excavated and no development plans have yet been approved. <br />Commissioner Anderson commented that he has heard from some of his neighbors and came to <br />the conclusion that the process is not clear to the residents as they think the Council has approved <br />these things without the review of other commissions. <br />Commissioner Van Scoy commented that he likes the general layout for the area and asked about <br />the setback for the wetland. <br />Chairperson Gengler invited the applicant to come forward. <br />Paul Tibone, Centra Homes, stated that the standard setback from wetlands is 15 or 16 feet and <br />they have taken that into account, with the trail and then buildings behind that. He noted that they <br />could meet the required wetland setback. <br />Commissioner Van Scoy asked if the setback would be to the trail or building. <br />Planning Manager Larson replied that the setback would be to the trail. He stated that for this <br />purpose they would consider the trail to be the street, under COR standards, and therefore there <br />could be no more than 15 feet between the trail and the home. <br />Chairperson Gengler asked for more details on the construction materials for the trail. She <br />commented that it appears the trail that goes between the wetland and homes has an abrupt end <br />and does not go to the street. <br />Mr. Tibone commented that the trail would be bituminous, and they have been working with the <br />City on the storm drain that prevents the connection of the trail to the road. He stated that as they <br />go into preliminary plat, they will finalize the details on location, and they would connect the trail <br />to the road. He stated that he is present to receive input from the Commission, noting that he does <br />Planning Commission/ October 26, 2023 <br />Page 5 of 9 <br />