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12 <br />golf and tennis clinic and a fitness center. At the edge of the village center, <br />somewhat larger lots will face outward to the fairways, and throughout the site <br />house lots will be arranged to take maximum advantage of golf, water and <br />other views. <br />Stony Creek traverses the site flowing from southwest to northeast and areas <br />bordering the stream are a rich area of wetlands nurturing a variety of wildlife. <br />The golf course will be carefully designed to take maximum advantage of the <br />views and hazards offered by the creek without unduly violating this natural <br />area or the natural wildlife corridor. Water will be available for irrigation and <br />the creek will be an attractive focus for views from much of the site. <br />In sum, the development of University Station will be a responsible response to <br />the desire of the County for a project which leaves as much open space as is <br />possible consistent with successful investment. A buffer of existing tree cover <br />will be left around most of the site except at certain areas of the golf course <br />bordering the road, and the village center itself will most likely not be visible <br />from offsite. The passerby will have the expansive vistas offered by the golf <br />course and will see the approach road to the village, but little other evidence of <br />the development. <br />It is proposed to develop University Station with approximately 1110 lots, plus <br />i six 36 -unit apartment and condominium sites, an associated mix of small scale <br />commercial uses and a championship signature golf course. The 620 acres will <br />be developed with clustered density near the village center and decreasing <br />density away from the center toward the golf course which wraps around the <br />village. <br />The project is being planned with an overall density of 1.80 lots per acre: nec- <br />essary because of land costs and because that density is required if the small <br />commercial core of the village is to prosper. The condominiums and apart- <br />! ments mentioned above will all be in the village center and will be in 3 -story <br />' elevator configuration to minimize site impact and to add support for the com- <br />mercial core. <br />The planning will be characterized by: <br />o Siting of the village center on high ground, as in 19th century <br />precedents <br />o A regular street grid in the village center to facilitate internal <br />�) transportation <br />') o Provision in the village center of necessary commercial and <br />common facilities to minimize off -site auto trips <br />