10/19/2005 Council Packet - Laserfiche WebLink

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• • • ittgL LANDFORM Village of Hardwood Creek September 7, 2005 • Would provide destination retail to serve the neighborhood and the greater Lino Lakes community and • Would allow development of the master - planned, mixed -use Village of Hardwood Creek as proposed. Growth Area 1 MUSA Allocation The property is currently located outside of the MUSA (Metropolitan Urban Service Area), but is located in Growth Area 1, which is planned to be added to the MUSA between 1998 -2010. The Comprehensive Plan anticipates development will occur in Growth Area 1, prior to 2010. However, the Growth Area I includes more land than has MUSA acres allocated to the area, therefore, we are requesting an allocation of MUSA reserve acreage to allow development of a mixed use, master planned community on this 362 -acre site. Municipal utilities are available and do have adequate capacity to serve this site. Furthermore, bringing this site into the MUSA to allow for this master - planned development will also provide opportunities to improve the streets in this area by creating a local street system in this development with a north -south collector that could provide an alternative to County Road 21. We request approval of the MUSA extension based on the findings that: • The change is consistent with the Comprehensive Plan, • Development of the site is anticipated by the Comprehensive Plan, • Adequate infrastructure is available to serve the site and • The amendment will allow development of a unique, master - planned community. Growth Management Policy The City's Growth Management Policy generally limits new housing to an average of 147 units per year through 2020 while carrying a 3 -year inventory. The 362 -acre site would include all of the MUSA residential acreage and units planned by the City for development prior to 2010, but the Comprehensive Plan does allow for comprehensive plan amendments for master - planned communities such as this. The proposal would require a comprehensive plan amendment to allow the mixed -use development to exceed the annual residential unit limit, the annual residential acreage limit and the 2010 MUSA acreage limits. In exchange for this flexibility from the growth management limits, the developer is proposing an exceptional project to meet the retail and residential needs of eastern Lino Lakes. The proposed development provides a comprehensive approach to land planning a significant piece of land in the city rather than allowing the piecemeal development that the growth management limits could cause. With a Page 5