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Memo to Planning Commission/P 01-02 January 23,2001 Page 2 • space. The property is located on the north side of 221st Avenue midway between Highway 169 and County Road 1. The characteristics of the site are quite varied. The topography ranges from level farmland along 221st Avenue to steep slopes overlooking a large wetland complex. The elevation of the wetland is about 40 feet below the top of the ridge. There are also several small upland areas located within the large wetland. Vegetation on the site ranges from row crop fields along 221st Avenue to heavily wooded ridges along the edge of the wetland. There is an existing residence on the property that will remain and be incorporated into one of the lots. Of the 273 acres, 120 acres are wetland and 153 are upland. Density Cluster subdivisions are allowed in the Al zoning district if at least 50% of the eligible land is kept as protected open space and a community septic system is utilized. The base density of a clustered plat is based on the underlying zoning district density times an automatic density bonus. With 273.56 acres, the equation would be: (273.56/10 = 27.35 lots) times an automatic density bonus, which in the Al district is 2.15 (27.35 x 2.15 = 58.80 lots). With the bonus allowed for the clustered subdivision the applicant is allowed 59 lots. • Additional Density Bonuses Additional density bonuses can be achieved by meeting several standards, worth 5% bonus each. In this case the applicant is requesting the following additional bonuses as shown below. The rational for these bonuses are outlined in the applicant's attached letter. 10% extra open space 2.9 Provide public use of open space 2.9 Architectural theme 2.9 Create endowment for open space 2.9 11.6 Total bonus lots Based on staff's calculations the developer, if the Commission accepts the additional density bonuses, is allowed 70 lots for this project (58.80 + 11.6 = 70.4 or 70 lots). • S:\PLANNING\SCOTT\P0102.DOC