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Memo to Planning Commission/P 00-13 Page 2 <br /> September 26,2000 <br /> The 71-acre site is currently farmed and contains no structures. The property is <br /> • located south of the newly platted Windsor Park clustered subdivision and is on <br /> the west side of County Road 1 at the 209th Street alignment. The topography of <br /> the site is varied the northern end and central portion of the site being relatively <br /> flat and a 30 foot hill in the southern ' of the site. The northern and southern <br /> portions of the site are wooded with the central portion of the site an open farm <br /> field. There is also a small wetland located in the southeast corner of the site. <br /> Surrounding land Uses <br /> The land uses around the proposed subdivision include: Windsor Park, a 3_ <br /> dwelling clustered residential subdivision to the north, 2.5 acre single family <br /> residential to the east across County Road 1 and on the northeast boundary of <br /> the site and the St. Louis Park Gun Club to the south and west. <br /> Density <br /> Cluster subdivisions are allowed in the R1 a zoning district if at least 50% of the <br /> open space is permanently protected and if the septic system is clustered. The <br /> base density of a cluster plat is based on the underlying zoning district density. <br /> With 71.37 acres, the equation would be: (71.37 /2.5 = 28.54 lots). An <br /> automatic density bonus of 15% is given as an incentive to cluster and cover <br /> some of the costs for the clustered septic system (28.54 x .15 = 4.28 lots). With <br /> the septic system density bonus the developer can is allowed 33 lots (28.54 + <br /> • 4.28 = 32.82, or 33 lots). <br /> Addtional Density Bonuses <br /> Additional density bonuses can be achieved by meeting several standards, worth <br /> 5% bonus each, up to a 40% maximum bonus above the base density of 28.54 <br /> lots. In this case the developer has achieved the following additional bonuses: <br /> 10% extra open space 1.43 <br /> Creating an endowment for the open space, 1.43 <br /> Providing access by the general public to the trails 1.43 <br /> Providing covenants to create an architectural theme 1.43 <br /> 5.72 Total bonus lots <br /> Based on staffs calculations the developer is allowed 39 lots for this project <br /> (32.82 + 5.72 = 38.54, or 39 lots). <br /> The developer is claiming an additional 5% bonus for the following standard: <br /> • <br /> S:\PLANNING\SCOTT\P0013R.DOC <br />