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Planning Commission Minutes/Elk River Station June 26, 2001 Page 12 . that they tend to all look alike. He added that there are also marketing reasons why they chose the row house design. Commissioner Ropp asked what the estimated population of this area would be when built out. John Peterson, Oakwood Land Development, co-applicant, explained that he was asked to write a letter by MN/Dot on this issue for their applicant for federal funds. He stated that there are approximately 475 units proposed including 208 apartments, 196 townhomes, and between 70 and 90 senior housing units. Estimating less than two people per unit would be 900 - 1,000 residents. Commissioner Ropp questioned how much retail is proposed in the project to serve these residents. Mr. Pratt stated that there will be a total of approximately 80,000 square feet of retail which will be scattered throughout an area within walking distance of the senior housing building. Chair Pederson asked if the streets will be standards width or less. City Engineer Terry Maurer stated that this issue has not been worked out yet. Mr. Harlicker asked if there would be any retail space in the senior housing building. Mr. Pratt stated that this area would be strictly senior housing and daycare. He noted that Carol Mills of Guardian Angels proposed that a daycare be built attached to the senior housing, stating that their studies have shown that this makes sense. She also stated that the seniors like to be "front and center" to all the activity where they can see it. . Commissioner Mesich asked why the first plan did not include the green spaces and the "traffic calming" layout which is now being proposed. Mr. Pratt explained that a project of this size is done with a companion market study and that several designs were done, including the one being presented tonight. He stated that by listening to what the community wanted, which was more open green space, this plan was chosen. H;e noted that in some communities, they want the most density possible, and they are not as concerned about quality green space. John Pederson noted that the original plan advocated by their planner, Marc Putman and Leonard Pratt had this amount of green space. He explained that it is his responsibility to make sure that the project is economically feasible. He stated that the amount of sidewalk and trails in this project is huge and beyond any other development in his experience. He felt the landscaping is extraordinary and the costs are extensive. He felt more density would be needed to make it work, but he now feels they can make it work with this plan. He stated that the last proposal the Commission saw was driven by costs. . Ijaz Osman, 10616 175th Avenue NW, neighboring resident, asked why there is such a push for high density. Mr. Pratt explained that the idea behind the proposal is based on creating a transportation-oriented community, with a Park & Ride, and, if funded, a light rail transit station, which offers people alternative ways to get to work. The model for how this works is to put housing where people can live and walk to transportation alternatives. He explained that from a planning perspective, density is definitely justified in this type of area. He noted that this type of living is not for everyone, but it offers another choice for a growing community like Elk River. Mr. Putman added that planning data for this type of project has been gathered from all over the country. Mr. Osman asked if it has been proven that it works and stated that he has read an article that only ten percent of the people living in this type of community actually used the alternative transportation which was available. Mr. Pratt stated that this is s chance developers take. He explained that over time, he felt the ridership will grow as the highways become more congested. He stated that the Park & Ride and the light rail system will offer people who want to live in Elk River an alternative way to