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Ms. Michelle McPherson <br />May 9, 2001 <br />Page Two <br /> <br /> (b) Initial site plans have been refined following Planning <br />Commission input, staff observations and Council concerns, regarding <br />density. Findings of a joint meeting of MNDot and Northstar Line <br />Administrators have also had planning refinement impact. We fully <br />realize that the Plan and PUD application has not been formally <br />approved and therefore has no legal standing. <br /> <br /> (c) However, based on the positive responses we received over <br />the past five months from all parties mentioned above, we proceeded <br />with purchase of the land and went ahead with the costly process of <br />detail planning, design and engineering. <br /> <br /> (d) We had our application for Elk River Station, with all of the <br />required exhibits, virtually complete. <br /> <br />(2) Quality; A Model Multifamil¥ Development. <br /> <br />We began, and continue our neighborhood building efforts with one goal: <br />quality planning and design... To make a positive, exemplary addition to <br />your City. <br /> <br />We believe the numerous, unique, innovative (and costly) features listed <br />below speak to the uncommon quality proposed and advocated by our plan: <br /> <br /> a) A careful mix of intergenerational home types. <br /> b) A cooperative senior housing facility that dovetails with <br />a daycare facility. <br /> c) A mixture of land uses with appropriate commercial and <br />office to minimize the burden on perimeter roads and enable/motivate <br />walking and short drive convenience trips. <br /> d) An inter-mix of both row townhomes with back-to-back <br />townhomes, each positioned to provide site plan interest and variety. <br /> e) Preserved, highly visible and accessible wooded portions <br />of the site. <br /> <br /> <br />