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(A) Proposed new or expansions to existing planned developments must be evaluated using the following procedures and standards to determine the suitable area for the dwelling unit or dwelling site density evaluation in § 152.094 of this chapter.
(B) The project parcel must be divided into tiers by locating one or more lines approximately parallel to a line that identifies the ordinary high water level at the following intervals, proceeding landward.
Shoreland Tier Dimensions | ||
Type of Area | Unsewered | Sewered |
Lakeshore areas, first tier | 200 feet | 200 feet |
Lakeshore areas, second and additional tiers | 267 feet | 200 feet |
River areas | 300 feet | 300 feet |
(C) The suitable area within each tier is next calculated by excluding from the tier area all wetlands, bluffs or land below the ordinary high water level of public waters. This suitable area and the proposed project are then subjected to either the residential or commercial planned development density evaluation steps to arrive at an allowable number of dwelling units or sites.
(2004 Code, § 152.088) (Ord. 92-56, passed 4-14-1992)
(A) Residential and commercial PD density evaluation. The procedures for determining the base density of a PUD and density increase multipliers are as follows. Allowable densities may be transferred from any tier to any other tier further from the water body, but must not be transferred to any other tier closer.
(B) Residential PD base density evaluation. The suitable area within each tier is divided by the single residential lot size standard for lakes or, for rivers, the single residential lot width standard times the tier depth. Proposed locations and numbers of dwelling units or sites for the residential planned developments are then compared with the tier, density and suitability analyses herein and the design criteria in § 152.095 of this chapter.
(C) Commercial PD base density evaluations.
(1) Determine the average inside living area size of dwelling units or sites within each tier, including both existing and proposed units and sites. Computation of inside living area sizes need not include decks, patios, stoops, steps, garages or porches and basements, unless they are habitable space.
(2) Select the appropriate floor area ratio from the following table.
Average Unit Floor Area (in Square Feet)* | Floor Area Ratio |
Average Unit Floor Area (in Square Feet)* | Floor Area Ratio |
1,000 | 0.108 |
1,100 | 0.116 |
1,200 | 0.125 |
1,300 | 0.133 |
1,400 | 0.142 |
1,500 | 0.150 |
NOTES TO TABLE: * For average unit floor areas less than shown, use the floor area ratios listed for 200 square feet. For areas greater than shown, use the ratios listed for 1,500 square feet. For recreational camping areas, use the ratios listed at 400 square feet. Manufactured home sites in recreational camping areas shall use a ratio equal to the size of the manufactured home or, if unknown, the ratio listed for 1,000 square feet. | |
(3) Multiply the suitable area within each tier by the floor area ratio to yield total floor area for each tier allowed to be used for dwelling units or sites.
(4) Divide the total floor area by tier computed in division (C)(3) above by the average inside living area size determined in division (C)(1) above. This yields a base number of dwelling units and sites for each tier.
(5) Proposed locations and numbers of dwelling units or sites for the commercial planned development are then compared with the tier, density and suitability analyses herein and the design criteria in § 152.095 of this chapter.
(D) Density increase multipliers.
(1) Increases to the dwelling unit or dwelling site base densities previously determined are allowable if the dimensional standards in §§ 152.035 through 152.044 of this chapter are met or exceeded and the design criteria in § 152.095 are satisfied. The allowable density increases in division (D)(2) below will only be allowed if structure setbacks from the ordinary high water level are increased to at least 50% greater than the minimum setback, or the impact on the water body is reduced an equivalent amount through vegetative management, topography or additional means acceptable to the local unit of government and the setback is at least 25% greater than the minimum setback.
(2) Allowable dwelling unit or dwelling site density increases for residential or commercial planned developments are as follows.
Density Evaluation Tiers | Maximum Density Increase Within Tier (Percent) |
First | 50 |
Second | 100 |
Third | 200 |
Fourth | 200 |
Fifth | 200 |
(2004 Code, § 152.089) (Ord. 92-56, passed 4-14-1992)
(A) Maintenance and administration requirements. Before final approval of a planned development, adequate provisions must be developed for preservation and maintenance in perpetuity of open spaces and for the continued existence and functioning of the development.
(1) Open space preservation. Deed restrictions, covenants, permanent easements, public dedication and acceptance or other equally effective and permanent means must be provided to ensure long-term preservation and maintenance of open space. The instruments must include all of the following protections:
(a) Commercial uses prohibited (for residential PDs);
(b) Vegetation and topographic alterations other than routine maintenance prohibited;
(c) Construction of additional buildings or storage of vehicles and other materials prohibited; and
(d) Uncontrolled beaching of watercraft prohibited.
(2) Development organization and functioning. Unless an equally effective alternative community framework is established, when applicable, all residential planned developments must use an owners’ association with the following features.
(a) Membership must be mandatory for each dwelling unit or site purchaser and any successive purchasers.
(b) Each member must pay a pro rata share of the association’s expenses, and unpaid assessments can become liens on units or sites.
(c) Assessments must be adjustable to accommodate changing conditions.
(d) The association must be responsible for insurance, taxes and maintenance of all commonly owned property and facilities.
(B) Open space requirements. Planned developments must contain open space meeting all of the following criteria.
(1) At least 50% of the total project area must be preserved as open space.
(2) Dwelling units or sites, road rights-of-way or land covered by road surfaces, parking areas or structures, except water-oriented accessory structures or facilities, are developed areas and shall not be included in the computation of minimum open space.
(3) Open space must include areas with physical characteristics unsuitable for development in their natural state, and areas containing significant historic sites or unplatted cemeteries.
(4) Open space may include outdoor recreational facilities for use by owners of dwelling units or sites, by guests staying in commercial dwelling units or sites and by the general public.
(5) Open space must not include commercial facilities or uses, but may contain water-oriented accessory structures or facilities.
(6) The appearance of open space areas, including topography, vegetation and allowable uses, must be preserved by use of restrictive deed covenants, permanent easements, public dedication and acceptance or other equally effective and permanent means.
(7) The shore impact zone, based on normal structure setbacks, must be included as open space. For residential PDs, at least 50% of the shore impact zone area of existing developments or at least 70% of the shore impact zone area of new developments must be preserved in its natural or existing state. For commercial PDs, at least 50% of the shore impact zone must be preserved in its natural state.
(C) Erosion control and storm water management. Erosion control and storm water management plans must be developed and the PD must:
(1) Be designed, and the construction managed, to minimize the likelihood of serious erosion occurring either during or after construction. This must be accomplished by limiting the amount and length of time of bare ground exposure. Temporary ground covers, sediment entrapment facilities, vegetated buffer strips or other appropriate techniques must be used to minimize erosion impacts on surface water features. Erosion control plans approved by a soil and water conservation district may be required if project size and site physical characteristics warrant; and
(2) Be designed and constructed to effectively manage reasonably expected quantities and qualities of storm water runoff. Impervious surface coverage within any tier must not exceed 25% of the tier area; except that, for commercial PDs, 35% impervious surface coverage may be allowed in the first tier of general development lakes with an approved storm water management plan and consistency with § 152.039 of this chapter.
(D) Centralization and design of facilities. Centralization and design of facilities and structures must be done according to the following standards.
(1) Planned developments must be connected to publicly owned water supply and sewer systems.
(2) Dwelling units or sites must be clustered into one or more groups and located on suitable areas of the development. They must be designed and located to meet or exceed the following dimensional standards for the relevant shoreland classification: setback from the ordinary high water level, elevation above the surface water features and maximum height. Setbacks from the ordinary high water level must be increased in accordance with § 152.094(D) of this chapter for developments with density increases.
(3) Shore recreation facilities, including, but not limited to, swimming areas, docks and watercraft mooring areas and launching ramps, must be centralized and located in areas suitable for them. Evaluation of suitability must include consideration of land slope, water depth, vegetation, soils, depth to ground water and bedrock or other relevant factors. The number of spaces provided for continuous beaching, mooring or docking of watercraft must not exceed one for each allowable dwelling unit or site in the first tier (notwithstanding existing mooring sites in an existing commercially used harbor). Launching ramp facilities, including a small dock for loading and unloading equipment, may be provided for use by occupants of dwelling units or sites located in other tiers.
(4) Structures, parking areas and other facilities must be treated to reduce visibility as viewed from public waters and adjacent shorelands by vegetation, topography, increased setbacks, color or other means acceptable to the local unit of government, assuming summer, leaf-on conditions. Vegetative and topographic screening must be preserved, if existing, or may be required to be provided.
(5) Accessory structures and facilities, except water-oriented accessory structures, must meet the required principal structure setback and must be centralized.
(2004 Code, § 152.090) (Ord. 92-56, passed 4-14-1992)
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