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Memo to the Planning Commission/P00-6 April 21,2000 Page 2 Adjacent land uses include sod farms to the west, residential farmsteads and vacant • land to the north and south, and residential homes to the east (Burns Township). Analysis Exisiting Conditions The property is composed of three forty-acre quarter-quarter sections; one offset from the other two. Located on the property are a single-family farmhouse and numerous outbuildings. The topography of the site is rolling, wooded, with wetlands and open meadows. The center of the eighty acres is wooded and dry, with a series of ridges where the road is proposed to be located. Areas along the south and west sides of the eighty are seasonally wet, with the south area more wet. The third forty is half high/dry and half wet. The west half of the third forty is in sod production. Proposed Subdivision The proposed 30-lot subdivision will be located on the 80 acres. The third forty will be set aside as permanent open space. In addition to the set aside, 28.36 acres will also be set aside from the 80 acres (Outlots A & B). The community septic system will be located near the intersection of Jarvis and 226th Avenue on Outlot B. III Density In the Al District, base density is calculated by dividing the Eligible acres (Total area minus existing road right of way) by 10 and multiplying by 2.15: 112.61/10=11.26x2.15=24.21 (24 lots) The applicant in intending to increase the density by • Creating an endowment for the land trust or homeowner's association for the maintenance of the conservation easement • Increasing the preserved open space to 60% • Reusing a structure from the existing farmstead • Creating an architectural theme Each of the above items increases the density by 5%. This increases the density to 29 lots. A fifth item, allowing access by the general public to trails and recreational facilities, is available to increase the density an additional 5% to 30 lots. It is unclear from the application if it is the applicant's intent to allow this. If not, the subdivision should be reduced by one lot. Lot Layout • The 29 new lots of the subdivision are proposed to be located outside and within a ring road and on either side of a 700-foot (approximate) cul-de-sac (226th Circle). The 30th