As for parkland dedication, as re-quired by all developments in the city, Mark spoke about both "passive" and "active" recreation space. 
He reported that the Planning Com-mission recommended the construction of a frontage road along Highway 5 in order to avoid several accesses onto the state highway. 
The Commission also recommended a boardwalk trail through wetland areas in order to make key connections to existing or planned paved trails in the larger system.  The watershed district will have some say in how or where this trail might be built.

John Scalzo, a design consultant for DSU who works on behalf of the four developers, spoke about the 200-foot buffer zone recommended by the Planning Commission.  He asked about the "arbitrary" number of 200 feet.
"Developers are talking about berm-ing and vegetative systems," said Mr. Scalzo.  "We can accomplish the city's objectives with a much lesser buffer area.  This land is precious.  We're asking for something similar to Watermark and a relaxing of standards."
Planner Kaltsas stated, "The 200 to 250-foot number came out of many dis-cussions.  We looked at several case studies and existing developments.  We have talked about adding performance criteria to decrease that distance for devel-opers.  The 200 feet as a blanket might not do everything we want it to do.  It's at the discretion of the city council."
Stated Councilmember Terry Bishop in regard to a required buffer along major corridors, "I moved out here a couple years ago because the area does have charm.  Having property abut a road is not charming.  Land is precious, as you say, and for us who live here, too.  You can charge accordingly.  I want a buffer."
Replied Mayor Jerry Bohn, "I agree.  Buffers should screen a significant portion of the house, but I can support a perfor-mance-based buffer."  In other words, if the developer gave special favor to the city in other performance, maybe the buffer could be reduced or redesigned in a certain area.
City Attorney Mike Norton suggested that language in the document not be too specific in determining the performance based criteria, thus giving councilmem-bers a lot of flexibility regarding the buffered area.
Stated Councilmember Mary Thun, "I don't think the council wants to be involved in every single specific detail."
Councilmember Richard Tieden asked about the construction of "four-sided houses," which means a consistency of materials and design on all four sides of a home so all four sides are equally attrac-tive.
Spokesman Scalzo replied, "That is a more expensive home, but builders cer-tainly do have that ability."  He estimated such a requirement would add $3,000 to $5,000 to the cost of each home.
Added Councilmember Tieden, "It's appalling to me that we're trying to build these beautiful areas with beautiful houses and then hide them."
Councilmember Dave Lindgren re-ferred to the string of new homes along new County Road 18 in Victoria, where all passersby see are the unadorned, plain, square backsides.  "It looks like hell," said Dave.  "It's atrocious." 
It should be noted that in time, as the families, trees, and landscaping along County Road 18 mature, the homes will come unto their own. 
Mayor Bohn reminded everyone that a buffer along roadways serves in both directions -- to screen houses from the road as well as the road from houses. 
Council agreed upon a buffer of 200 feet along major arterials, or that develop-ers meet performance-based criteria approved by Victoria city councilmem-bers to decrease that number.
Another condition agreed upon as the Master Plan was approved:  the area needs an east/west collector street as well as a north/south collector street.

Perhaps the longest discussion of the December 18th evening centered on the number of new homes that the city will allow or can handle per year.  Currently, the City of Victoria grants about 150 new home permits on an annual basis.  Discus-sion of a larger number revolved around the new public elementary school that has been prioritized for the new area.  It seems that the two issues are very much related.
Mayor Jerry Bohn said that the num-ber of new home permits that Victoria will allow cannot be decided until after the Fiscal Impact Study has been complet-ed, sometime in January, 2004.
Developers requested approval, how-ever, to build a specific number of additional new homes per year -- 300 -- in order to plan for "staging."
Stated Mayor Bohn, "I feel that going from 150 to 450 would be too much for Victoria."  He added that "every single piece of land in existing Victoria will be developed in the next three years."
Asked Councilmember Mary Thun, "How do we feel about making this deci-sion without a Planning Commission rec-ommendation?"
One of the four developers stated, "This is a lot of speculation.  The number of homes depends on the market."
Stated Councilmember Terry Bishop, "I'm not comfortable giving a staging number at this time.  Things were going along fine until the school came along.  The referendum [of November 2003] said the school had to be built in Victoria.  They've got property in Victoria [at the Michel site].  We don't have to be pushed into staging ...
"It's not the end of the world if the school doesn't get built south of Deer Run.  We're subject to caution if we take on additional costs.  If we put 400 to 600 houses there in two years, we'll be in trouble ...
"I applaud you [developers] for want-ing to donate land to Victoria -- the school has to be built in Victoria -- but Victoria is a lot more than your property.  The school district has to make some conces-sions too."