5.6. PCSR 08-24-2004 - Laserfiche WebLink

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Planning Commission/P 04-18 August 24,2004 Page 2 Existing Conditions The subject property is open rolling meadow farm land with most of the westerly portion being wetland. The site has been farmed for a number of years and there are no trees on the site. The adjacent properties to the north and east have mature woods directly adjoining the subject property. Overview The applicant is proposing a 35 lot single family cluster development on an approximately 64-acre parcel of land. The development will be accessed from Windsor Park 3`d on the north and from Windsor Park on the east. There is a proposed connection to the property to the south and a cul-de-sac street (212th Avenue.) that terminates at about the mid point of the plat. The project will have a community septic system and individual wells. The septic system will be located in Outlot B. Also located within Outlot B, behind homes,will be a playground area, a pavilion/gazebo and a volleyball court. Staff has concerns with all of the "activities" (playground, access road, pavilion, septic sites, court) happening in one concentrated area. As for access to these activities, there needs to be provisions for providing better public access to the playground area as well as the septic sites. Staff will be meeting with the applicant prior to the meeting to discuss these concerns and will provide an update at the August 24, 2004 meeting on any revisions that might occur to the plat. Cluster Developments Cluster subdivisions are allowed in the Rla District on parcels 20 acres or larger and if at least 50% of the eligible is kept as protected open space and a community septic system is utilized. The base density of the cluster plat is based on the underlying zoning district density times an automatic density bonus for the community septic system. The density calculation for this subdivision is as follows: (63.88/2.5 =25.6 lots) times the automatic density bonus (25.6 x 1.15 = 29.38 lots). With the density bonus allowed for the clustered subdivision the applicant is allowed 29 lots. Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards equaling a 5% bonus each. In this case the developer is requesting the following additional bonuses as shown below (63.88/2.5 x 0.05 = 1.28 bonus lots). The rational for the bonuses are outlined in the applicant's narrative. 1. Create an endowment for open space 1.28 2. Provide for public use of open space 1.28 3. Additional 10% open space 1.28 S:APLANNING\Case Files\2004\P 04-18 Windsor Meadows\P 04-18_PC.doc