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The need for a formal master plan was not identified for this area in the 2040 Comprehensive <br />Plan. The proposed development is consistent with the 2006 EAW concept plan for low density <br />single family residential conservation development. <br />(b)Innovations in development that address growing demands for all styles of economic <br />expansion, greater variety in lot size, configuration, home type, design, enhanced <br />architectural standards, and siting of structures through the conservation and more <br />efficient use of land in such developments. <br />The applicant is proposing a conservation development with a mix of residential unit types on <br />varying lot sizes. The villas provide a housing option with main-level living with association- <br />maintain yards and snow removal which addresses life-cycle housing. <br />(c)Preservation and enhancement of desirable site characteristics such as wildlife <br />habitat, unique natural resources, existing vegetation, natural topography, geologic <br />features and reduction of negative impacts on the environment. <br />The conservation development preserves and enhances desirable site characteristics by <br />minimizing wetland, woodland and rare plant species impacts. <br />(d)Creative use of land and related physical development which allows a phased and <br />orderly transition of varying land uses in close proximity to each other. <br />The applicant is proposing single family detached lots adjacent to existing single family <br />detached lots. The development transitions the larger 80ft wide lots along the west lot line near <br />the existing Arena Acres to the 65ft wide lots to 50ft wide villas as you move east. <br />(e)Efficient use of land resulting in smaller networks of utilities and streets thereby <br />lowering development costs and public investments. <br />The configuration of the lots preserve as many wetlands as possible and avoids a gas line <br />easement that spans the site diagonally which results in a smaller network of utilities and <br />streets. <br />(f)Mix of land use types. <br />There is no mix of land use types. <br />(g)Provision of a housing type or target housing price that is desirable to the City. <br />41