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Memo to Planning Commission/Hilltop Woods Estates 2^d July 24,2001 Page 2 The applicant is proposing to subdivide a 20.16 acre parcel utilizing the cluster provision of • the subdivision ordinance. The minimum acreage for an open space preservation development is 20 acres.The applicant is proposing 11 single family lots and 3 outlots.The property was originally platted as a lot in Hilltop Woods Estates.Hilltop Woods Estates is an 8 lot single family plat that received final plat approval in 1993. The site has both woods and open fields.The eastern half is wooded and slopes downhill to the northwest.There is about a 20 foot change in elevation from the south property line to the north property line.The central portion of the site is open field and is fairly level and the eastern and southern edges of the site are wooded. There is an existing residence and metal pole building on the property.The existing house will be included on one of the lots and the pole building will be located on Outlot A.The applicant has not decided if they will maintain the pole building or tear it down. If the building is not removed,it will be owned and maintained by the homeowners association. The adjacent land uses include the Elk River Sportsman's Club on the east, single family residential on the south,agricultural and woods to the north and agricultural to the west. Density As allowed by the open space preservation ordinance,if the lots in a plat are clustered and at least 50% of the open space is protected with a conservation easement, a developer is eligible for a density bonus of up to 40%above the density allowed by the zoning district.As an incentive to cluster and cover some of the costs for the community septic system,there is an automatic 15%density bonus.The developer has 20.16 acres of eligible land.With 20.16 acres the developer is allowed 9 lots (20.16/2.5 x 1.15 = 9.27 or 9 lots) as a base density. Increased Density Bonuses The increased density bonus is based on the allowed zoning district density,which in this case is 2.5 acres. The eligible land area 20.16 acres/2.5 = 8.06,the number of lots allowed with the zoning district density. The 5% density bonus is determined by the following calculation: 8.06 x .05 = .40 lots. The applicant is requesting a 5% density bonus (additional lots) for the following: Having 60% open space .40 Creating an endowment for maintenance of the open space.40 Providing access by the general public to the trails .40 Providing landscaping and architectural themes. .40 1.6 Total bonus lots With a density bonus of 1.6 lots, the applicant is allowed 10.87 or 11 lots in this plat. • S:\PLANNING\SCOTT\P01-11.DOC