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• Concept Plans The study produced several concept plans. These concept plans were intended to provide a basis for discussion as the study progressed. An initial plan was presented to a neighborhood meeting on March 22, 2005. This plan intended to accomplish the following: • preservation of natural resource areas • allow for phased development and utilities (connect to utilities in Ware Road) • good access and circulation • provide access for new development • provide for stormwater treatment and management • conservation development: create significant public values beyond those achievable under conventional development, including: • preserving natural habitat • creating more open space for natural habitat, neighborhood recreation and trails • design quality, well - landscaped neighborhoods The March concept plan also attempted to address gateway design issues. This included keeping the corner buildings close to the street corners and other elements to create a human scale environment, friendly to pedestrians and bicyclists. A major trail along Hodgson is an important part of the City's Parks and Trails Plan. Residential development in the area should have easy walking and biking access to this transportation trail and to new businesses as well. By its very nature, a concept plan is inexact, a collection of ideas. The concept plan is not intended to eliminate existing businesses. Rather, it is intended to generate discussion by showing a general land use design with some specifics, such as road alignments and access points. The design of individual parcels will be up to the land owners. However, because infrastructure design is the driving force of the study, individual parcel design must take into account the infrastructure needs for the larger study area. The March concept plan generated a very informative discussions and helpful input from landowners and residents. Several business owners didn't see their businesses pictured on the concept plan and worried that the City was trying to drive them out. They stated they intended to remain on their site, even expand their existing businesses. This misunderstanding enforced the need for further communication and led to several conversations and letters clarifying the goals of the study. The March concept plan is shown below. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 19