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4 <br />a. Adequate infrastructure must be available to support development. Appropriate <br />analysis will determine if adequate infrastructure is available and what utility extensions <br />and transportation improvements are required to support new development. If <br />infrastructure is not available and cannot be made available in a timely manner to <br />support expanding into the next ten-year staging area or five year phase within a <br />staging area, the city may refrain from opening up the next staging area, or portions <br />thereof. <br />b. Different areas of the city can be considered independently. A decision to open one <br />area of the city to development does not automatically open a different area of the city. <br />Decisions to open new areas to development should clearly define and map the area <br />being opened. <br />c. This process does not require a comprehensive plan amendment because it is in <br />accordance with the timing indicated on staging plan. <br />Staff finds that adequate infrastructure can be provided to serve these areas in conjunction <br />with a formal development proposal. Infrastructure and utility improvements as identified in <br />the Comprehensive Plan will be required to be installed by the developer when development is <br />proposed following a detailed analysis by City staff as a recommendation to the City Council. <br />7. The following criteria will be used to determine if the city should allow a specific development <br />project to occur early in a ten-year staging area, or five-year phase within a staging area, prior <br />to the timing indicated on the staging plan. <br />a. The proposed development must be located within both the current and the next ten <br />year staging area, or five-year phase, or located adjacent to the current staging area. <br />b. The proposed development must be master planned. Small, piecemeal developments <br />do <br />not justify redefining the ten-year staging area, or five-year phase. <br />c. The proposed, master planned project must provide discernable public values. <br />d. Adequate infrastructure must be available to support development. Appropriate <br />analysis will determine if adequate infrastructure is available and what utility extensions <br />and transportation improvements are required to support new development. <br />e. There must be a commitment that the development will pay its proportionate share of <br />infrastructure improvement costs associated with development. <br />Not applicable. <br />8.All development must adhere to the Greenway System plan, including all its components, as <br />this plan provides a conservation design framework for growth within the city. <br />This request will adhere to the Greenway System Plan. <br />9. Include standards in subsequent ordinance updates to ensure quality development that <br />minimizes negative impacts on natural and cultural features of the community.