09/27/2005 P&Z Packet - Laserfiche WebLink

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• Comprehensive Plan Amendment Village of Hardwood Creek page 10 PLANNED UNIT DEVELOPMENT GENERAL CONCEPT PLAN The developer's intent is to master plan the 363 acres for commercial and residential uses. The specifics are not finalized yet. As described in the zoning ordinance, the purpose of a PUD general concept plan is to provide an opportunity for the applicant to submit an application and plan to the City showing the basic intent and the general nature of the entire development. The concept plan provides an opportunity for the proposal to be publicly considered at an early stage. The following elements of the proposed general concept plan represent the immediately significant elements for review, as listed in the zoning ordinance. 1) Overall Maximum PUD Density Range. The application includes ranges of units and acreages. In Lino Lakes, density is calculated on the net area: simply by subtracting the wetlands from the gross site acreage. Some rough estimating, which includes open space and right of way data for the residential area only, leads to a residential density about 4.5 units per acre. 2) General Location of Major Streets and Pedestrian Ways. The concept plan includes the main collectors and access points envisioned in the draft AUAR (see attached Figure 21 -1 from AUAR).. A local north/south collector provides a route through the site. Two collector roads provide access to 20th Ave. on the west of the site. The north/south collector would continue south to access Main St., and north to future developments. The concept plan also shows an internal local circulation network providing access for the residential development areas. The AUAR recognizes the importance of managing access to major transportation infrastructure. Collector and arterial roads will not function well if new road intersections and driveways are allowed without an overall plan. The AUAR follows access management guidelines with %2 mile spacing between full intersections on 20th Ave. The development site does not abut Main St. The pictured collector road would need to extend 1/4 mile south of the site to access Main St. The Centerville /Lino Lakes border complicates the situation, as does the undetermined interchange design. The location of the access to Main St. is still under consideration. Main St. is challenging because of the I -35E interchange planning underway among Lino Lakes, Anoka County, Centerville, and MnDOT. The current front runner for the interchange design includes a typical diamond with one exception. In the northwest quadrant of the interchange, the southbound exit ramp forms a new intersection and continues onto a new local road south of Main St. (see attached figure). This new local road would run between the existing 21st Ave. and I -35E. The new signalized intersection on Main St. would be only about 600 feet from 21st Ave. The latest plan is to convert the 21st Ave. intersection to limit turning