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Memo to the Planning Commission/P 99-12 November 23, 1999 Page 2 • the development permanently protected by a conservation easement as open space. The open space consists of 12.06 acres of woods, Outlot A, and 20.4 acres of meadow, Outlot B. The 31 lots, as proposed, will be clustered in the woods surrounding Outlot A. The developer proposes to have Outlot A become City Park and to have Outlot B remain as open space owned in common by a homeowner's association containing the clustered community septic system, community gardens, trails, and a NURP pond. In addition to the 31 lots, an existing 2.5 acre lot adjacent to Elk Lake Road has been reconfigured and attached to the plat as Lot 1, Block 5, with a new access off of 212th Avenue. Surrounding Land Use Windsor Park is located in the Rla zoning district, west of Elk Lake Road, just south of County Road 33. The nearest existing development is Oak Run, a 3 lot subdivision located to the southwest with access from County Road 32. The remaining lands surrounding the project are primarily agricultural with scattered residential home sites. Opportunities exist to further encourage clustered subdivisions and connect the open spaces to provide a greater scenic and wildlife corridors, and to connect the open spaces to other public amenities. Site Plan Review • Density As allowed by the Open Space Preservation Plat 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 a maximum of 40% above the zoning district density. As an incentive to cluster and to recoup the costs of clustered septic, an automatic 15% bonus is part of the equation. With 57.03 acres, the developer is allowed 26 lots (57.03 /2.5) x 1.15 = 26.23 or 26 lots) plus an additional 20%, 5 lots, for a total of 31 lots by meeting the following bonus criteria: A. Create an endowment to the homeowners association where the principle would generate sufficient annual interest to cover the conservation easement holder's yearly costs. (5% bonus) B. Provide access by the general public to trails, parks, or other recreational facilities, excluding golf courses (5% bonus). C. Additional open space is provided above the required 50% buildable open space (5% bonus). D. Provide covenants to create an architectural theme to include items such as, porches, side or rear loaded or detached garages (5% bonus). Park and Trails • The developer is proposing to dedicate Outlot A as a City Park to fulfill the park dedication requirement. According to the Master Park and Recreation Plan no \\elkriver\sys\shrdoc\planning\stevewen\pcmmo\p99-12.doc