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4.1 LAND USE AND PLANNING POLICY The proposed plan is oriented to retain open space, riparian woodland and the existing lakes. A PD development plan allows parcel sizes less than the minimum required by existing zoning(40 acres) and a more flexible parcel layout. The project site consists of 870 acres. Under existing zoning, (AG-40), residential development is allowed and the property could be subdivided into 22 40-acre parcels. The applicant proposes to rezone the project site to Planned Development (PD). All Planned Districts may exceed the General Plan maximum density for dwelling units by 15 percent (Section 9-2324 b). This could increase the on-site density to 25 units. An additional 10 percent bonus may be granted by the Planning Commission provided one of the following criteria is met: 1) A publicly valuable item is provided,preserved or enhanced which would otherwise require the expenditure of public monies; 2) A public or quasi-public item is provided above and beyond normal expectations; 3) An amenity, convenience or excellence is provided above and beyond normal expectations. Given that the applicant proposes to dedicate part of the site as natural area, the additional 10 percent / bonus could apply. Therefore, at least 26 units could be permitted on-site and the proposed residential density is consistent with zoning requirements. Compatibility of On-Site Uses Impact 4.1-1 Placement of residential lots and golf course fairways undermine the integrity of the forest and degrade a unique biological feature. Additionally, human activities in close proximity to Tracy Lakes would compromise the worth of the lake as a wintering waterfowl habitat and nesting area. The most environmentally sensitive area of the site following development would be the riparian forest and Tracy Lakes. Lots 2,3, and 4 are very close to the forest but are separated from it by the access road. Lots 10, 11 and 12 are actually placed in the fringes of the forest. Project plans and aerial photographs show that long fairways have been cut through the woods destroying the continuity of the natural area. Human intrusion into this area, that would be designated a natural area, should be minimized. Lots fronting the lakes would bring intrusive human activity close to nesting waterfowl, degrading the habitat value of the lake. 4.1-12