Community Overview - SECTION 1

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Bartholomew Fisher
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1 Community Overview - SECTION 1

3 Introduction 1.0 Introduction Overview The Preserve presents an opportunity to create a unique place in time, one that welcomes you home and away from life's everyday stress and pressure. The homes and neighborhoods of The Preserve will combine the best technology of our time with the charm and tradition of the past to provide a new "Home Town" for the future of Chino. It is with the integration of innovative site planning, architectural integrity and comprehensive landscape architectural concepts that we can define and create neighborhoods of high quality and character. Using simple, quality design techniques in combination with the purest forms of scale and proportion will result in great neighborhoods with classic homes and pleasing landscapes with a simple beauty and value that exceeds others available in the Inland Empire. These guidelines are written to define the fundamental techniques that builders will use to achieve this goal of simple, quality design and create the level of character and quality that buyers will find in the neighborhoods of The Preserve. Purpose These guidelines are for the Lewis Holdings for use by the Master Developer in reviewing and approving merchant builder projects. The City of Chino will have their own design review and approval process. They will require other developers to meet or exceed these guidelines. These guidelines are in addition to the Specific Plan Design Guidelines (see Section VI, page 211 of the Specific Plan). Document Content/Organization These guidelines are organized into six sections. The first section, Community Overview, provides a brief overview of the overall community vision and description of the plan, concepts and design intent. This information is important to designers and Guest Builders because it describes the basic design and planning principles upon which more specific design decisions have been made. The second section, Neighborhood Crafting, provides more specific neighborhood crafting design criteria to which the "Guest Builders" must respond in their plotting and product design. This includes written statements, sketches, cross sections, detailed drawings, photographic illustrations and other information that constitutes the specific requirements and design standards which will be used to evaluate every design proposal. Observing these guidelines will help assure that the promise of the vision for The Preserve will be fulfilled. Section 3, Architecture, provides architectural design criteria, including concepts and criteria for detached and attached housing covering architectural styles, massing, garages, materials and color. Section 4, Landscape Design, covers the landscape design concepts and provides a description of overall community and neighborhood design concepts and criteria for a variety of elements including entries, streetscapes, parks and paseos. Section 5, Developer Design Review - Submittal Requirements, outlines the submittal requirements. The last section, Appendix, includes Street Sections, Master Access Plan, Definitions and Glossary of Terms. The Preserve At Chino Amended Design Guidelines, February

4 Introduction Other Controlling Criteria These Design Guidelines are advisory in nature and supplement, rather than supersede, the requirements in The Preserve Specific Plan, the City of Chino Development Code and the Uniform Building Code. Each Guest Builder will be responsible to ensure their proposal complies with these guidelines. Regulations within The Preserve Specific Plan take precedence over regulations in the Development Code. Master Developer Design Review Process The following summarizes the fundamental requirements for all housing types. Refer to Section 5, Developer Design Review - Submittal Requirements, for detailed submittal requirements. Please note that Master Developer Architectural Review and approval is required prior to submittal to the City of Chino. Material Required for Submittal to the Master Developer - All Housing Types The Master Developer Design Review Committee shall review submittals in the sequence of four (4) steps: Step 1: Concept Site Plan/Concept Product Design Step 2: Finalized Site Plan/Refined Product Design Step 3: "B" Tentative Map/City Site Plan Packages/Final Product Design Step 4: Construction Document Package Relationship of the Design Guidelines to The Preserve Specific Plan The Preserve Specific Plan spells out four Guiding Development Principles. Every individual project/application must comply with the intent of each of them. Project approval can only occur if a finding is made to that effect. The Principles are summarized below. Provide a broad range of housing projects, designs, and types in every residential project to create diversity and character. Finding: The project contributes directly to a broad range of housing types and opportunities. The Preserve is intended to be a vibrant and diverse community with a wide variety in the design of structures. Finding: The project is characterized by design features that contribute to the quality and variety of the living environment. The Community Core is the heart and soul of The Preserve. The intended quality and character of the Community Core must be maintained. Finding: The project contributes to and does not detract from the character and viability of the Community Core. The intent of the Land Use Plan and its basic land use patterns must be preserved. Finding: The project implements and is consistent with the land use concept in the plan. Refer to The Preserve Specific Plan Section IV: Development Concept and Section VII: Administration for Complete Information on Concepts and Processing. 1-2 The Preserve At Chino Amended Design Guidelines, February 2015

5 1.1 Vision Statement Concept Plan "Big Ideas": 1.0 Plan Overview Evolution of "Best Ideas," Unique to Chino Create an innovative, dynamic, convivial community that encourages social, civic and leisure interaction, and evokes a "pride of place" where people love to live. The man-made landscape will play an important role in defining the unique quality of the place and setting it apart from its neighbors. Develop Cores of Education and Community Activity Provide quality educational facilities and programs in concert with multi-purpose activity centers within the Community Core that serve the residents on a daily and extended hours basis. Provide for Full Range of Recreation Integrate the open space and trails network throughout the community. Centrally locate the Master Developer's private multi-use recreation centers to serve the member residents. Provide programmable sports fields within the joint use community park/elementary school. Provide Variety of Housing Types A rich mixture of single-family detached, attached, townhome and multifamily housing types are envisioned. Densities in the Low, Medium & High categories are envisioned, including a broad range of lot and unit sizes to address the needs and desires of a diverse audience of buyers. Create Distinctive, Pedestrian-Friendly Neighborhoods Encourage community and neighborhood forms with a diverse and integrated mix of uses, resulting in an enhanced level of convenience and richness of experience. Identify and create a variety of neighborhood types that are walkable and visually rich and respond to a diversity of markets. Introduction Link to the Town Building Heritage of Chino and the Region Recapture the charm and essence of older established neighborhoods and home styles expressing an overall feeling of quality and tradition in keeping with the character of Chino and the surrounding region. Create a Connected Community Encourage linkage and connectivity through land use adjacencies, open space and trails, resulting in enhanced access to support services and a higher level of community interaction. Pedestrian Connection Vehicular Connectivity Neighborhoods Oriented to The Preserve At Chino Amended Design Guidelines, February

6 Introduction 1.2 Community Overview The Preserve is envisioned to be a dynamic and diverse community. The Preserve Specific Plan (The Plan) provides for a mixture of residential neighborhoods focused around a lively mixed-use community core. Other features of the Plan include a multipurpose open space system with paseos and trail connections. A complete mix of housing types ranging from estates to apartment living environments are envisioned. Neighborhoods will have a rich mixture of housing types, responding to a variety of market segments. The accompanying map defines development areas for the Lewis Holdings Master Plan (LHMP) Phases I and II located north of Pine Avenue and Phase III and IV south of Pine Avenue. 1.3 Community Core Concept The Community Core is structured into three primary zones. The Mixed Use Dominant Zone is located north and south of Pine Avenue generally bounded by Bickmore Avenue on the north, The Loop Road on the east and west and A Street on the south. This area incorporates the Town Center for The Preserve Community. The Central Spine or Main Street forms the central north/south axis within this zone, providing opportunities for traditional store front shops and angled on street parking immediately north and south of Pine Avenue. These Main Street store front uses are all strongly linked to adjacent commercial and retail centers, both by pedestrian and vehicular connectivity. The mixed use zone provides for the most diverse set of uses including retail, commercial centers, specialty shops, office space, higher density residential and civic and cultural uses. The Buildings and plazas fronting onto Pine Avenue will also have a strong orientation to this Major Arterial with special emphasis at the intersection of Pine Avenue and Main Street. The Higher Density Residential Zones north of Bickmore and south of A Street are characterized by a strong orientation to the extensions of Main Street. These areas also serve as a transition from the Mixed-Use Dominant Zones and the Community Facility zones to the north and south. The character of Main Street changes to accommodate parallel on-street parking with landscape/pedestrian space and setback in scale with the adjacent residential and support uses. Generally, these zones are intended to be predominantly medium to high density in character. A variety of support uses can be provided for, including live/work units, retail and other community facilities. Strong linkage to Community s and Paseos serving the needs of the local residents are also envisioned. The Zones at the north and south terminus of The Core are comprised primarily of Community Facilities Centers. These areas provide educational, recreational, and joint use community activity centers that support the community at large. These areas are strongly linked to the surrounding neighborhoods through a pedestrian pathway network that also links to the community and regional trails system. 1-4 The Preserve At Chino Amended Design Guidelines, February 2015

7 EUCLID AVENUE EUCLID AVENUE MAIN STREET HELLMAN AVENUE Introduction BICKMORE AVENUE LEGEND Lewis Holdings THE LEWIS HOLDINGS MAST PLAN (LHMP) CUCAMONGA AVENUE (MILL CREEK AVENUE) High Density Res. Dominant Zone Mixed Use Dominant Zone RINCON MEADOWS AVENUE MILL CREEK AVENUE L E G A C Y PA R K S T R CHINO CORONA AVENUE Community Facilities Centers (North & South) Community Core Sub Area W/ Pine Ave. Orientation Connection to s & Trails G A R A D E N P A R K WEST PRESVE LOOP WEST PRESVE LOOP E E T KIMBALL AVENUE S T R E E T R E E T T M A I N S F I G H T L A V F O R E N U E EAST PRESVE LOOP EAST PRESVE LOOP M E A D O W V A L L E Y E S T P A R K S T R E E T MARKET STREET C H I N O 1.4 Lewis Holdings Master Plan (LHMP) Phase I & II Concept Phase I and II Overview The first two phases of The LHMP will provide amenities and support facilities of a balanced residential community. The Phase I and II area includes a rich mix of diverse, connected neighborhoods, organized around a walkable, mixed-use core including education, recreation, community services and medium to high density housing. Recreation Concept The multi-tiered, interconnected recreation system consists of a variety of elements including active and passive parks, paseos, the Town Green and public/private gathering places. The plan organization assures that every resident will be within 1/4 mile of at least one of the following recreation elements: The Neighborhood : The 8-acre (net) park is located adjacent to and shared by the future 12-acre K-8 school. This community level park overlaps with the school recreation facilities. The combined complex is programmed for active field sports, basketball, volleyball, hand courts and indoor gymnasium. Formative s: These 3-acre (net) parks are both active and passive in character and provide flexible play, picnic and tot lot space. They also play an important role in creating individual neighborhood identity and place making. Pocket s: These 1/3-acre minimum size parks include tot lots, free play and flex spaces. They are located so that everyone is within convenient walking distance and provide a focal point of activity within or between guest builder parcels. The Preserve At Chino Amended Design Guidelines, February A V E N U E B I C K M O R E A V E N U E L E G A C Y PA A V C O R O N A R K S T R E E T E N U E HELLMAN AVENUE

8 Introduction Paseos: These linear parks will provide walking trails and usable open space amenity value for the development. They are part of the communitywide trail system. Public/Private Gathering Places: Places such as recreation centers, informal free play areas, the Town Green and other informal open spaces complete the array of recreation elements. Community Core North The Spine - Central to Phases I and II Located within the Core, The Spine is the central north/south street and gathering place for the LHMP Phase I and II neighborhoods. The Spine Street is oriented on a cross axis to the icon streets that link the outlying neighborhoods to the three major centers of activity: the Master Developer Community Private Recreation Center (PCRC), the K-8 school and adjacent park and the Town Green. Special events will take place in the Town Green. More urban forms of housing in tightly knit neighborhoods, such as duplexes, town homes, flats and other types of attached housing are planned directly adjacent to the Spine within the Core District. Master Developer Private Community Recreation Center (PCRC) This facility located in LHMP Phase I and II is a unique innovation that provides a center of community and social activity within walking distance of most residents. The PCRC has a variety of uses which may include meeting rooms, special event areas, swimming, tennis and children s play centers. The Phase I and II PCRC provides over 3 acres of private recreation, community activity and social programming opportunities. Schools - K-8 School/ A 20-acre K-8 school/park is proposed within the LHMP Phase I and II development area. The central location within the neighborhood fabric with linkages to the East and West Residential areas and The Spine, as well as its associated meeting and sports facility programs, positions this complex as a meaningful and integral part of town life. Objectives are to: Build facilities including a library, gymnasium, day-care and other support services in combination with the educational campus. Provide joint use programs at schools to support demand for after hours activities. Promote shared programming between educational facilities to provide broader learning experience. Organize group activities in educational and social programs to promote greater community involvement. Community Core Residential The Core will consist of higher density housing types, providing a lifestyle unique in the Chino area. Residents will be only a few walkable blocks away from The Spine Street with services, community activities, recreation and educational facilities. The street pattern will be grid-like based on early neighborhoods of the vicinity with a slightly more urbane character due to the intimate scale, authentic architecture and urban housing forms. Residential Neighborhoods The residential neighborhoods are organized around the East/West Icon Street oriented on perpendicular axis to The Spine, converging at the Town Green. Two Formative s are the central gathering places for the residential neighborhoods located east and west of the Loop Road. These Formative s provide primary active recreation opportunities for the residents. The Pocket s are positioned within convenient walking distance from adjacent residents. They provide free play flex space and areas for passive use. 1-6 The Preserve At Chino Amended Design Guidelines, February 2015

Introduction PROPOSED LEWIS HOLDINGS MAST PLAN (LHMP) - PHASE I & II - NORTH OF PINE AVE CVIFD Fire Station #63 Tract 16519 42' x 75' Lot 7 Tract 17515 Lot 8 Tract 17357 Green Court John Laing Secret

06 Du/Ac 8 Tract 17390 Cluster- Alley Large 9 Tract 17390 Cluster- Alley Small Brookfield Mulberry Casita 63 Du 5.99 Ac 10.52 Du/Ac Brookfield Mulberry Cottage 63 Du 6.19 Ac 10.

48 Du/Ac Tract AR 17266 48' x 85' Lot 5 Tract 17149 45' x 75' Pardee Candlewood 64 Du 11.30 Ac 5.66 Du/Ac Standard Pacific Shady Lane 60 Du 8.80 Ac 6.

49 Du/Ac Tract 17635 45' x 77' Lot 5&6 79 Du 11.83 Ac 6.68 Du/Ac ison ia Ed 156 Du 12.54 Ac 12.44 Du/Ac iforn al rn C Tract 18778 45 x67 he Sout 65 Du 9.25 Ac 7.

du/ac) Business Low Density Residential (5.5 du/ac) Medium High Density Residential (10 du/ac) NC Neighborhood Commercial (.

35 FAR) PRADO P PARK * () 3.0 Ac CC Non Res CC Non Res 6.56 Ac 7.88 Ac RD-30 CC Res +/- 20.0 Ac 14.01 Ac Airport Related (.35 FAR) F 11.

0 Ac TTM 16420.59 Ac CC Res 6.44 Ac 6.65 Ac 23.1 Ac (CC Res) W A LT E R S S T R E E T (IN RIVSIDE COUNT Y ) 9.66 Ac 21.90 Ac 3.00 Ac (CC Non Res) 14.56 Ac 14.56 Ac 20.0 Ac 13.

88 Ac CC CIW Community Core Non-Residential Community Facility Public Facility 11.77 Ac 54.

00 Ac CC Non Res-CF (CC Non 1.67 Ac- Library School / Res) (1.62 Ac Net) 20.84 Ac (20.0 Ac Net) CC Non Res 3.53 Ac CC Res 2.86 Ac.78 Ac Non Res 14.44 Ac (CC Res) 2.87 Ac 3.70 Ac.62 Ac 3.69 Ac 2.

9 Introduction PROPOSED LEWIS HOLDINGS MAST PLAN (LHMP) - PHASE I & II - NORTH OF PINE AVE CVIFD Fire Station #63 Tract ' x 75' Lot 7 Tract Lot 8 Tract Green Court John Laing Secret Garden 84 Du Ac 7.73 Du/Ac Centex Agave 104 Du 9.53 Ac Du/Ac KB Home Evergreen 58 Du 6.40 Ac 9.06 Du/Ac 8 Tract Cluster- Alley Large 9 Tract Cluster- Alley Small Brookfield Mulberry Casita 63 Du 5.99 Ac Du/Ac Brookfield Mulberry Cottage 63 Du 6.19 Ac Du/Ac 6 Tract Tract ' x 70' Standard Pacific Hidden Hollow 81 Du Ac 7.23 Du/Ac Shea Tetherwind 162 Du Ac Du/Ac Tract AR ' x 85' Lot 5 Tract ' x 75' Pardee Candlewood 64 Du Ac 5.66 Du/Ac Standard Pacific Shady Lane 60 Du 8.80 Ac 6.80 Du/Ac TTM K I M B A L L AV E N U E Nature Retreat UE AV E N HT IG FL 1 K. Hovnanian Ten Bloom Road 69 Du 9.51 Ac 7.26 Du/Ac Centex Canterbury Grove 48 Du Ac 4.49 Du/Ac Tract ' x 77' Lot 5&6 79 Du Ac 6.68 Du/Ac ison ia Ed 156 Du Ac Du/Ac iforn al rn C Tract x67 he Sout 65 Du 9.25 Ac 7.03 Du/Ac 6 CC-30 Medium High Density Residential (10 du/ac) High Density Residential (16 du/ac) Residential Density 20 (21 du/ac) Residential Residential Density 30 (30 du/ac) Estate Residential (2 du/ac) Business Low Density Residential (5.5 du/ac) Medium High Density Residential (10 du/ac) NC Neighborhood Commercial (.25 FAR) (16 du/ac) High Density Residential RC Density Residential RD 20 Regional Commercial (.25 FAR)20 (21 du/ac) CC 16 CC 30 CC CF RD 30 Residential Density 30 (30 du/ac) Airport Related (.35 FAR) PRADO P PARK * () 3.0 Ac CC Non Res CC Non Res 6.56 Ac 7.88 Ac RD-30 CC Res +/ Ac Ac Airport Related (.35 FAR) F Ac CC 16 Community Core 16 (16 du/ac) CC 30 Community Core 30 (30 du/ac) CC CF Community Core Non-Residential Community Facility Agricultural and Open Space Natural Other Roads RD * () 3.0 Ac TTM Ac CC Res 6.44 Ac 6.65 Ac 23.1 Ac (CC Res) W A LT E R S S T R E E T (IN RIVSIDE COUNT Y ) 9.66 Ac Ac 3.00 Ac (CC Non Res) Ac Ac 20.0 Ac Ac Potential Third School Site 10.0 Ac OS-W/N/R Open SpaceSpace Water/Natural/Recreational Agricultural and Open Natural RD Ac CC CIW Community Core Non-Residential Community Facility Public Facility Ac Ac AR PF MARKET STREET L E G A C Y PA R K S T R E E T RC Regional Commercial F Community Core 30 (30 du/ac)(.25 FAR) PF CC Non Res-CF CC Comm. Center 1.91 Ac(1.82 Ac Net) 3.00 Ac CC Non Res-CF (CC Non 1.67 Ac- Library School / Res) (1.62 Ac Net) Ac (20.0 Ac Net) CC Non Res 3.53 Ac CC Res 2.86 Ac.78 Ac Non Res Ac (CC Res) 2.87 Ac 3.70 Ac.62 Ac 3.69 Ac 2.88 Ac (CC Res) Community Core 16 (16 du/ac) NC Neighborhood Commercial (.25 FAR) F AG/OS-N 799 Du Ac Du/Ac A L D E R G AT E D R I V E (IN RIVSIDE COUNT Y ) CC CC Res CC Res CC Res CC Res 9.66 Ac OS-W/N/ROpen Open Space Water/Natural/Recreational Space Other Ac 3.90 Ac (3.50 Ac Net) Business Open Space AG/OS-N 2.65 Ac CC Non Res Priv. Rec. Facility Gardens 62 Du 4.69 Ac Du/Ac Tract Apartments Homecoming CC Res 2.65 Ac Ac Orchards 82 Du 8.98 Ac 9.13 Du/Ac Lot 6 E * () 8.0 Ac C IN AR Lot 5 56 Du 7.82 Ac 7.16 Du/Ac Pocket 30 Du 4.04 Ac 7.43 Du/Ac 3.02 Ac Ac Ac 10.0 Ac H RD Du Ac Du/Ac Lot 4 45' x 75' 50 x Ac Gardens 42 Du 3.63 Ac Du/Ac 27 Du 3.22 Ac 8.39 Du/Ac Formerly Designated Neighborhood Commercial Zone C RD 20 CC-30 CC Res MAIN STREET Low Density Residential (5.5 du/ac) NC Mission Pointe Church Tract C U C A M O N G A AV E N U E ( M I L L C R E E K AV E N U E ) TTM Family Affordable Apartments Detention Basin RD Du 9.93 Ac Du/Ac VENU PINE A 74 Du 6.68 Ac Du/Ac Lot 3 Tract Cluster Alley Large and Small RD Ac Lot 9&10 EAST PRES VE LOOP 42 Du 6.97 Ac 6.03 Du/Ac TTM Shea Iris 61 Du Ac 5.92 Du/Ac 78 Du Ac 7.38 Du/Ac Lot 3 50 x Du 6.52 Ac 8.75 Du/Ac RD-20 CC-16 Lot 5 Tract ' x 90' MAIN STREET Lot 4 Tract ' x 100' 73 Du Ac 7.11 Du/Ac Lots 10 & 12 45' x 75' H E L L M A N AV E N U E Rec Center Lot 3 Tract ' x 70' WEST PRES VE LOOP 7 Lot 7&8 Estate Residential (2 du/ac) 1 45' x 67' Lot 8 50 x Du Ac 13.4 Du/Ac 97 Du 6.38 Ac 15.2 Du/Ac B I C K M O R E AV E N U E 5 Tract Stacked Flats 4 Tract Paired Homes CC Du 9.70 Ac Du/Ac RD-20 TTM LEGEND Residential Shea Enchanted Forest 55 Du Ac 5.39 Du/Ac Lot 5 &2 Cluster-Alley RD-30 Bowen 93 Du 9.31 Ac 9.99 Du/Ac Lot 3 Tract ' x 70' RD-20 5 RC ET Courts 93 Du 9.25 Ac Du/Ac 21 Du 3.27 Ac 6.42 Du/Ac 100 Agricultural Setback 77 Du 6.88 Ac Du/Ac RE Lots 7 & 9 Garden M I L L C R E E K AV E N U E Tract ' x 70' 41 Du 5.35 Ac 7.66 Du/Ac 23 Du 3.86 Ac 5.96 Du/Ac ST H E L L M A N AV E N U E R I N C O N M E A D O W S AV E N U E E U C L I D AV E N U E TTM RE RK G A R D E N PA R K S T R E E T Centex Canterbury Grove II 48 Du Ac 4.31 Du/Ac Lot 4 Tract ' x 80' NU E AR FO PA ST Pocket Tract ' x 100' AV E TTM Lot 6 Tract ' x 90' Forest K-8 School Ac Centex Citrus Commons 118 Du 7.14 Ac Du/Ac Lennar Garden Glen II 51 Du Ac 4.64 Du/Ac William Lyon 70 Du 9.82 Ac 7.13 Du/Ac LEY Lot 9 Tract Lot 4 Tract ' x 100' 6.10 Ac Pocket 4 House 3.84 Ac AR TTM Ac Tract ' x 78' AL W V Lennar Garden Glen 51 Du Ac 4.91 Du/Ac 1 TTM MEADO Tract ' x 100' 110 Du Ac 9.10 Du/Ac Lot 3 Tract ' x 80' X 84 O RO N A AV EN UE O OS 7.22 AC Potential OSR to be raised above 566 to (10.0 AC) Disclaimer: Acreages shown are at the planning level. Refer to final maps for actual net acreages Public Facility * Actual park location may vary. TBD at Master Plan level D Roads The Preserve At Chino C H I N O C O R O N A AV E N U E Amended Design Guidelines, February 2015 Ex. roadway to be closed 1-7

KIMBALL AVENUE EUCLID AVENUE EAST PRESVE LOOP HELLMAN AVENUE WEST PRESVE LOOP MAIN STREET RINCON MEADOWS AVENUE MILL CREEK AVENUE F O R E S T PA R K S T R E E T EUCLID AVENUE M E A D O W A V E N U E

10 KIMBALL AVENUE EUCLID AVENUE EAST PRESVE LOOP HELLMAN AVENUE WEST PRESVE LOOP MAIN STREET RINCON MEADOWS AVENUE MILL CREEK AVENUE F O R E S T PA R K S T R E E T EUCLID AVENUE M E A D O W A V E N U E V A L L E Y E N U E I G H T L A V F S T R E E T A V E N U E B I C K M O R E 1-8 Introduction PARKS, OPEN SPACES & TRAIL OVLAY LEGEND Community Paseo (Multi - Purpose Trail - Various Widths) On Street Bicycle Trail (5' On Street Bike Lane) Internal Community Trail (Various Widths) SCE Easement (Potential Uses Include Nursery, Garden, Rural Landscaping and Other Compatible Uses) The Preserve At Chino Amended Design Guidelines, February 2015 G A R A D E N PA R K BICKMORE AVENUE

SECTION IV: DEVELOPMENT CONCEPT

80 SECTION IV: DEVELOPMENT CONCEPT Section IV: DEVELOPMENT CONEPT This section provides an overall understanding and rationale for what is envisioned in The Preserve, the intended quality and character