10/19/2005 Council Packet - Laserfiche WebLink

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• • • ottL LANDFORM Village of Hardwood Creek September 7, 2005 master - planned community like ours, the neighborhoods are integrated and connected, large amounts of open space are preserved, and the scale of the development allows for streetscaping and other amenities that simply would not be possible outside of a master - planned community like Village of Hardwood Creek. The project allows the opportunity for great residential neighborhoods that are connected to a vibrant commercial area with green corridors and pedestrian connections. It is our intention to develop the site as a conservation development with 20 -26 percent permanent open space plus landscaped medians and boulevards on the main streets, but we cannot begin work on the detailed planning prior to approval of the requested comprehensive plan amendments. Therefore, while we believe our conservation development would meet the purpose and intent of the ordinance, we are asking the city to respond to this policy question now to ensure that our development proposal has the City's support before we proceed with the site plan details. Despite the City's Growth Management Policy, the City has continued to be impacted by the growth of the surrounding communities through increased traffic. Our master planned development will provide alternative roadways and relief from the existing thoroughfares. The City always has the discretion to approve housing units and acreage above the annual limit where the development proposal results in significant and discernable public values. The proposed development complies with the growth management criteria. Specifically: • We are proposing to provide a variety of housing types in this mixed -use development, which will help to meet the City's housing goals. Centex Homes will be the primary builder, but a number of custom home Tots will be reserved for local builders. • The project will include transportation improvements that will benefit surrounding residents and which could not otherwise be accomplished through traditional, piecemeal development. • The concept plan shows 20 -26 percent of the development to be preserved as permanent open space, which will help to preserve natural features. • The retail and multi - family portions of the development will provide significant tax base for the City of Lino Lakes. • The public improvements planned with the site will have regional benefits for the community. • The development of this site as an integrated neighborhood with destination retail provides a unique opportunity for the City of Lino Lakes. • Village of Hardwood Creek will have an extensive system of sidewalks and trails that will provide access to and within the development. • Innovative stormwater design will also be used within the development, where feasible. Page 6