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Memo to Planning Commission/P 02-18 <br /> August 27,2002 <br /> Page 2 <br /> III <br /> Ogden Street,which will provide access via 193rd Avenue to the subdivision.The property is <br /> zoned R1a with a minimum lot size of 2.5 acres. <br /> The property is a mix of open fields,woodlands and wetlands.The southern 1/3 of the site <br /> is open rolling hills and the north 2/3 of the site is wooded, hilly with isolated wetlands. <br /> There are 4.72 acres of wetlands on the property.The Burlington Northern Railroad tracks <br /> form the southern boundary of the plat and there is a Northern Natural Gas Company <br /> pipeline and easement that runs parallel to the railroad tracks. <br /> Project Summary <br /> This subdivision includes 62.28 acres;2.27 acres are existing rights-of-way and 4.72 acres are <br /> wetland. There are 33 single family lots proposed with 35.55 acres of preserved open space. <br /> The subdivision includes sidewalks on the two main streets and an internal trail system. <br /> Analysis <br /> Density <br /> Cluster subdivisions are allowed in the R1a district on parcels 20 acres or larger and if at least <br /> 50% of the eligible is kept as protected open space and a community septic system is <br /> utilized.The base density of the cluster plat is based on the underlying zoning district density <br /> times an automatic density bonus for the septic system. <br /> IIIThe density calculation for this subdivision is as follows: (59.54/2.5 =23.8 lots)times the <br /> automatic density bonus (23.8 x 1.15 = 27.37 lots).With the density bonus allowed for the <br /> clustered subdivision the applicant is allowed 27 lots. <br /> Additional Density Bonuses <br /> Additional density bonuses can be achieved by meeting several standards equaling a 5% <br /> bonus each. In this case the developer is requesting the following additional bonuses as <br /> shown below. The rational for the bonuses are outlined in the applicant's narrative. <br /> Create an endowment for open space 1.19 <br /> Provide for public use of open space 1.19 <br /> Architectural and landscape theme 1.19 <br /> Lots less than 'h acre 1.19 <br /> Additional 10% open space 1.19 <br /> 5.95 Total bonus lots <br /> Based on staff's calculations the developer,if the Commission accepts the additional density <br /> bonuses,is allowed 33 lots (27.39 + 5.95 = 33.34 or 33 lots).The developer is proposing 33 <br /> lots. <br /> • <br /> S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc <br />