10/19/2005 Council Packet - Laserfiche WebLink

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1. Housing density and number of townhome units. 2. Infrastructure costs and potential impact to taxpayers The purpose of this memo is to provide additional information to address these concerns. Housing density and number of townhome units. The proposed Hardwood Creek development plan includes approximately 400 -420 single family homes and 800 to 830 multifamily homes (townhomes) on approximately 270 acres of the development site (including permanent open space). The proposed housing mix would allow for a residential development density of approximately 4.5 units per acre. Approximately 45 acres of the site is currently guided for medium density residential (3 to 6 units per acre) and 25 acres are guided as high density residential (6 to 12 units per acre). This would allow for up to 570 multi - family /townhome units on 70 acres (8.1 units /acre). While the proposed Hardwood Creek Development increases the number of residential units on the site, from a land planning standpoint, the proposed project allows for a better distribution of the intensity of development than what is currently provided for within the Comprehensive Plan. Secondly, from a policy standpoint, the 4.5 unit per acre density over the site should assist the city in satisfying Metropolitan Council Development Framework guidelines for an average city wide residential development density of 3.0 units per acre. This was a point of contention during the adoption of the 2002 Comprehensive Plan and required some modification, on the City's part, of the land use plan. This should provide us with additional flexibility as we begin to prepare for the 2008 Comprehensive Plan Update. Finally, while staff cannot comment directly on the economics of the development, the proposed density and unit type is linked to the site amenities that we will expect in any development approvals from the site. The number of units provides for greater economies of scale that make a highly landscaped, architecturally controlled development feasible. These same economies also provide for the off -site infrastructure improvements necessary to service the development and surrounding area. Additionally, the unit type itself greatly influences the amount of open space preserved and /or created by the development. Attached units (townhomes) by their very nature allow for more clustered development which in turn provides for more open space on the site. Generally, staff is supportive of the proposed housing density and product mix for the above reasons. However, the development proposal does include a significant number of housing units. To insure that the development creates the desired gateway into the community the location, mix, look and orientation of housing product on the site is extremely important. The developer is aware of and committed to addressing these challenges. It is apparent from both staff and council comments that the housing products themselves will need to improve significantly during the PUD process to gain approval. Page 4