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<br />Memo to Mayor and City Council/P 02-18 <br />September 16, 2002 <br />Page 2 <br /> <br />Ogden Street, which will provide access via 19yd Avenue to the subdivision. The property is <br />zoned Ria with a minimum lot size of 2.5 acres. <br /> <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 /> <br />Project Summary <br /> <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 /> <br />Analysis <br /> <br />Density <br /> <br />Cluster subdivisions are allowed in the Ria 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 /> <br />The 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 forthe <br />clustered subdivision the applicant is allowed 27 lots. <br /> <br />Additional Density Bonuses <br /> <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 /> <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 ~ acre 1.19 <br />Additional 10% open space 1.19 <br /> <br />5.95 Total bonus lots <br /> <br />Based on staff's calculations the developer, if the Council 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\POl-18cc9-16.doc <br />