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• Overview Existing Conditions The plat includes 196 acres located on the north and south sides of County Road 33,about 1/4 mile west of the intersection with County Road 1, 162 acres are located on the south side and 34 acres are located on the north side. Overall the land is a mix of woodland,wetland and open fields. There is a 240 foot wide NSP powerline easement that transects the property diagonally from the southeast to the northwest. Of the 196 acres, 90 acres are wetland and 106 acres are upland. The property north of County Road 33 is mostly upland with two isolated wetlands.It is hilly with a mix of open fields and woods.There is one existing single family home on this side of the road that will remain.This property is zoned Al (Agricultural Conservation).The minimum lot size in this district is 10 acres. The property south of County Road 33 is lh wetland and 'h upland. Two upland ridges separate the wetland. The wetlands and ridges are a mix of woods, open fields and open wetland and the east 12 acres are open fields. There are 2 single family residences on this property, one will remain and one will be removed. This property is zoned Rla (Single • Family Residential). The minimum lot size in this district is 2.5 acres. Project Summary This subdivision is unique in that the project includes land on the north and south sides of County Road 33. There are 92 residences proposed on 162 acres to be located on the south side and 26 acres of open space and an existing residence proposed on 34 acres on the north side. There are 136 acres proposed as preserved open space, 110 acres south of County Road 33 and 26 acres north of County Road 33. The project will include trails, both public and private, that will connect an adjacent development. Analysis Density Cluster subdivisions are allowed in both the Al and Ria zoning districts on parcels 20 acres or larger and 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 cluster plat is based on the underlying zoning district density times an automatic density bonus for the septic system. The density equations are different for the two zoning districts. The Al equation is as follows: (34.54/10 = 3.45 lots)times an automatic density bonus,which in the Al district is 2.15, (3.45 x 2.15 = 7.43 lots).The Ria equation is as follows: (157.50/2.5 = 63 lots)times 11111 an automatic density bonus,which in the Ria district is 1.15, (63 x 1.15 = 72.46 lots).With