10/02/2006 Council Packet - Laserfiche WebLink

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• Similar to "The Lakes" project in Blaine, the sites predominant physical feature is the creation of approximately 125 -140 acres of open water interconnected with a greenway /park system. The concept also proposes a club house and neighborhood recreation facility. The creation of the "lakes" serves several purposes including; 1) management of surface water, 2) creation of site amenities and 3) providing fill for upland areas of the site. The concept illustrates roadway connections to CSAH 14 consistent with the approved Access Management Plan. The local road network would need to be modified slightly to conform to existing and proposed roadways, but generally provides suitable access spacing and connectivity. The submitted housing and landscaping pictures are intended to be representative of the quality and type of housing products as well as site amenities proposed for the site. As shown the housing products offer a high degree of architectural appeal. COUNCIL CONSIDERATION The concept plan, as submitted, is an attempt to illustrate a framework for development that could occupy the project area. It should be viewed as a starting point for discussion. The plan provides the council with an opportunity to evaluate the advantages or disadvantages of master planning at this scale. In absence of the proposed development concept, it is still highly likely that the project area would be identified and evaluated as a future growth area as part of the Comprehensive Plan update. This assumption is based on several factors including but not limited to: 1. The existing proposed land use 2. Developability of the parcel 3. Existence of public infrastructure 4. Location as a gateway to Lino Lakes 5. Surface Water Management Issues 6. Adjacent planning and development in Blaine As noted in the analysis section of this report many of the site development related issues will need to be evaluated as part of the update process regardless of the scope of land use changes. This evaluation would be conducted during the alternatives component of the process. In discussions with the development team staff has been clear that these issues and the proposed development as a whole must be addressed as part of a larger comprehensive plan review. Staff is also aware of the council's preference, as noted during the Hardwood Creek Comprehensive Plan Amendment, to have a project of this scope reviewed under a city wide Comprehensive Plan update if possible. 3