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• <br />• <br />• <br />Comprehensive Plan Amendment <br />Village of Hardwood Creek <br />page 10 <br />that would support exempting a "conservation development" from specified growth <br />management limits. <br />Even so, we support the developer's efforts to incorporate as many environmentally <br />friendly elements as possible as the development design proceeds. The open space, <br />innovative stormwater management methods and attention to the long teen management <br />of these design features demonstrate good planning by the developer and are consistent <br />with the City's environmental planning goals. The site is within the AUAR area and all <br />development there must observe the Conservation Development Framework. The means <br />that conservation development elements will be mandatory in the PUD design. <br />PLANNED UNIT DEVELOPMENT GENERAL CONCEPT PLAN <br />The developer's intent is to master plan the 363 acres for commercial and residential <br />uses. The specifics are not finalized yet. As described in the zoning ordinance, the <br />purpose of a PUD general concept plan is to provide an opportunity for the applicant to <br />submit an application and plan to the City showing the basic intent and the general nature <br />of the entire development. The concept plan provides an opportunity for the proposal to <br />be publicly considered at an early stage. <br />Discussions with the City Council to date on earlier concepts have yielded the following <br />comments: <br />• The name of the project will be re- examined. The town center area at the I -3 5W <br />interchange is referred to as "the village ". The I -35E development area should have a <br />name that does not cause confusion. <br />• The number of multi - family units should be re- examined. <br />• The developer should aspire to the higher quality housing products. <br />• There is support for examining the possibility of single -level products to <br />accommodate those needing units without stairs, such as seniors. <br />The following elements of the proposed general concept plan represent the immediately <br />significant elements for review, as listed in the zoning ordinance. <br />1) Overall Maximum PUD Density Range. <br />The application includes ranges of units and acreages. In Lino Lakes, density is <br />calculated on the net area: simply by subtracting the wetlands from the gross site <br />