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• <br />• <br />• <br />engineering services to provide an in -depth assessment of the area wetlands to aid in <br />planning. It is anticipated that we could have a preliminary design laid out by the end of <br />September. <br />During discussions with Royal Oaks, they have continually expressed concern over <br />"losing their place in line" and the availability of lots in accordance with the City's <br />growth management ordinance. This is the primary reason for pursuing approval of a <br />conventional subdivision. This concern routinely comes up in staff /developer discussions <br />regarding conservation development opportunities. <br />Staff has been evaluating options alleviate this concern while still meeting the <br />Comprehensive Plan's policy of "limit residential growth to an average of 147 units per <br />year... ". One possible alternative is to allow a developer to advance lots under the <br />phasing guidelines set forth in the growth management ordinance in exchange for the <br />conservation development design that provides the identified public values. <br />For Example: <br />Under the existing Growth Management Ordinance requirements and the current <br />lot availability for 2005 and 2006, a conventional Fox Den Acres development <br />would fall within the following phasing scenario: <br />2005 2006 <br />11 lots 44 lots <br />In return for the conservation design the city could allow the developer to advance <br />the 2006 lots for construction in 2005. While this method front loads 2005 by 44 <br />lots it would still decrease the number of lots available in 2006 by 44 lots. The <br />end result is that the same number of lots would be created over the two year <br />period. <br />It is important to note that under either the current growth management requirements or <br />the alternative example, the total number of approved lots for Fox Den Acres at the end <br />of 2006 is 55. The main difference is that, under the alternative example, we have a <br />subdivision that provides for greater public values. <br />While staff is not requesting action by the council on this alternative, it is our intent to <br />gauge the council's interest in whether or not to pursue this discussion with Royal Oaks <br />and the city attorney as a possible incentive to facilitate the conservation development. <br />ATTACHMENTS <br />1. Fox Den Acres Comparison <br />Page 2 <br />