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2 <br /> <br />3. Creates an association-maintained neighborhood plan designed for empty nesters and <br />seniors looking for single level living. <br />4. Proposes a three tree per lot tree replacement. <br /> <br />ANALYSIS <br /> <br />Through the concept planning process, the development team and City have attempted to find <br />a balance between achieving the desired public values while still maintaining an economically <br />viable project. This is consistent with the City’s Handbook for Environmental Planning and <br />Environmental Design (1999) and subsequent Parks, Natural Open Space/Greenways and Trail <br />System Plan (2004) that recognized the need to address competing objectives. The documents <br />were based on the following planning model: <br /> <br /> <br /> <br /> <br />While preservation of trees has been the primary discussion point of this project there is no <br />guarantee that, absent development, those trees remain. <br />