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Planning Commission/P 0418 <br /> September 28,2004 <br /> Page 2 <br /> Existing Conditions <br /> The subject property is open rolling meadow farm land with most of the westerly portion <br /> being wetland. The site has been farmed for a number of years and there are no trees on the <br /> site. The adjacent properties to the north and east have mature woods directly adjoining the <br /> subject property. <br /> Overview <br /> The applicant is proposing a 33 lot single family cluster development on approximately 64- <br /> acres of land. The development will be accessed from Windsor Park 3rd on the north and <br /> from Windsor Park on the east. There is a proposed connection to the property to the <br /> south and a cul-de-sac street (212th Avenue.) that terminates at about the mid point of the <br /> plat. <br /> The project will have a community septic system and individual wells. The septic system will <br /> be located in Outlot B. <br /> Cluster Developments <br /> Cluster subdivisions are allowed in the Rla District on parcels 20 acres or larger and if at <br /> least 50% of the eligible land is kept as protected open space and a community septic system <br /> is utilized. The base density of the cluster plat is based on the underlying zoning district <br /> density times an automatic density bonus for the community septic system. <br /> The density calculation for this subdivision is as follows: (63.88/2.5 =25.6 lots) times the <br /> automatic density bonus (25.6 x 1.15 = 29.38 lots). With the density bonus allowed for the <br /> clustered subdivision the applicant is allowed 29 lots. <br /> Additional Density Bonuses <br /> Additional density bonuses can be achieved by meeting several standards equaling a 5% <br /> bonus each. In this case the developer is requesting the following additional bonuses as <br /> shown below (63.88/2.5 x 0.05 = 1.28 bonus lots). The rational for the bonuses are outlined <br /> in the applicant's narrative. <br /> 1. Create an endowment for open space 1.28 <br /> 3. Additional 10% open space 1.28 <br /> 6. Lots less than 1/2 acre 1.28 <br /> Total bonus lots 3.84 <br /> Based on the bonus density calculations the additional density would result in 33 lots total <br /> (29.38 + 3.84 = 33.22 or 33 lots). <br /> They indicate they are meeting bonus criteria numbers 1, 3, & 6; <br /> S:A PLANNING VCase Files\2004\P 04-18 Windsor Meadows\P 04-18_PC-092804.doc <br />