08/31/2005 Env Bd Packet - Laserfiche WebLink

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LANDFORM Village of Hardwood Creek MINNEIPOLIE•PNOENIE August 15, 2005 • Would provide destination retail to serve the neighborhood and the greater Lino Lakes community and • Would allow development of the master - planned, mixed -use Village of Hardwood Creek as proposed. Growth Area 1 Phasing The property is currently located outside of the MUSA (Metropolitan Urban Service Area), but is located in Growth Area 1, which is planned to be added to the MUSA between 1998 -2010. The Comprehensive Plan anticipates development will occur in Growth Area 1, prior to 2010. Municipal utilities are available and do have adequate capacity to serve this site. Furthermore, bringing this site into the MUSA to allow for this master - planned development will also provide opportunities to improve the streets in this area by creating a local street system in this development with a north -south collector that could provide an alternative to County Road 21. We request approval of the MUSA extension based on the findings that: • The change is consistent with the Comprehensive Plan, • Development of the site is anticipated by the Comprehensive Plan, • Adequate infrastructure is available to serve the site and • The amendment will allow development of a unique, master - planned community. Growth Management Policy The City's Growth Management Policy generally limits new housing to 147 units per year, but does provide an exception for properties developed as a conservation development. We are proposing to develop the site as a conservation development with 20 -26 percent permanent open space plus landscaped medians and boulevards on the main streets. 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. Page 5