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Memo to Planning Commission/P 00-5 <br /> March 28,2000 <br /> Page 2 <br /> • site is rolling hills and the eastern half lowlands. There is a ridge that winds <br /> north to south through the middle of the property. <br /> The vegetation is mixed. The hills in the southwest corner of the site are open <br /> and the hills in the northwest corner are wooded. Most of the low area is <br /> wooded with some open spaces interspersed. The treeline follows the bottom <br /> of the ridge. <br /> Surrounding land uses <br /> Whitetail Ridge is located in the Ria zoning district west of Tyler Street and <br /> east of Trott Brook. Adjacent developments include Preserve Estates to the <br /> south and Knollwood to the west. The remaining lands are agricultural and <br /> large lot single family. <br /> Density <br /> As allowed by the open space preservation ordinance, if the lots in a plat are <br /> clustered and at least 50% of the open space is protected with a conservation <br /> easement, a developer is eligible for a density bonus of up to 40% above the <br /> density allowed by the zoning district. As an incentive to cluster and cover <br /> III <br /> some of the costs for the clustered septic system, there is an automatic 15% <br /> density bonus. With 39 acres the developer is allowed 18 lots (39 / 2.5 x 1.15 <br /> =17.94 or 18 lots) The developer is not proposing to increase the density any <br /> further. <br /> Layout <br /> Streets <br /> Polk Street will be extended north through the plat. Polk Street will be <br /> constructed to the south boundary of Whitetail Ridge as part of the Preserve <br /> Estates project. The developer will extend it through this plat and connect it <br /> with 203rd Avenue at the northwest corner of the plat. The street has the <br /> required 60 foot right-of-way and will be constructed to rural street <br /> standards. The applicant will have to work with the adjacent property owner <br /> to the north to acquire additional property in order to provide the required 60 <br /> foot right-of-way. <br /> In order to provide a future connection to the property to the north, right-of- <br /> way should be platted that will allow for future street connection to the <br /> north. It is likely the future connection would follow along the bottom of the <br /> hill located just north of Polk Street. <br /> • <br /> S:\PLANNING\SCOTT\P005.DOC <br />