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Concept Plan. The preparation of a conceptual street /land use <br />plan, as shown on Exhibit E, attempts to respond to numerous <br />issues. <br />1. Vehicular Circulation. A major objective (and potential <br />implementation) is to improve vehicular circulation in the <br />area and provide a secondary connection to the City of <br />Maplewood which lies to the south and east. <br />2. Housing Opportunities. The innate amenities of the subject <br />area (vegetation, wetlands, views, etc.) would appear to <br />provide a draw for upscale housing. Such a housing type would <br />consequently contribute to the City's tax base and provide <br />additional housing opportunities within the City. <br />3. Recreational Opportunities. An additional objective of the <br />concept plan is to provide recreational opportunities in <br />accordance with the Comprehensive Plan. <br />The concept plan itself is highly similar to the City's <br />Transportation Plan with a Labore Road and Beam Avenue street <br />connection being proposed. In a general sense, a street <br />configuration has been provided which 1) provides logical street <br />connections, 2) is conducive to low density single family <br />development, and 3) is responsive to existing site features. <br />The concept plan is intended to serve as a guide as to a preferred <br />street configuration and land use development plan. It must be <br />recognized that the plan is simply a "concept" and that such issues <br />as wetland, elevations, and sewer serviceability be subject to <br />further investigation. <br />3 <br />Page 25 <br />