(A) Base density. Base density is determined through the following steps.
(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 (Square Feet) | Sewered General Development Lakes; First Tier on Unsewered General Development Lakes | Second and Additional Tiers on Unsewered General Development Lakes; Recreational Development Lakes | Natural Environmental Lakes and Streams |
Average Unit Floor Area (Square Feet) | Sewered General Development Lakes; First Tier on Unsewered General Development Lakes | Second and Additional Tiers on Unsewered General Development Lakes; Recreational Development Lakes | Natural Environmental Lakes and Streams |
1,000 | 0.108 | 0.054 | 0.027 |
1,100 | 0.116 | 0.058 | 0.029 |
1,200 | 0.125 | 0.064 | 0.032 |
1,300 | 0.133 | 0.068 | 0.034 |
1,400 | 0.142 | 0.072 | 0.036 |
1,500 | 0.150 | 0.075 | 0.038 |
Note 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 1,000 square feet. Manufactured home sites in recreational camping areas shall use a ratio equal to the size of the manufactured home with a minimum of the ratio listed for 1,000 square feet. | |||
(3) Multiply the useable 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 area computed in division (A)(3) above by the average determined in division (A)(1) above. This yields a base number of dwelling units or sites for each tier. Use 1,000 square feet minimum for a RV or manufactured home.
(B) Transferability. Allowable base densities may be transferred from any tier to any other tier further from the shoreland water body or watercourse, but must not be transferred to any other tier closer.
(C) Density increases. The city shall allow some dwelling unit or site density increases for residential planned unit developments as provided for in the following.
(1) Where density increases are allowed, they shall be allowed only in conformance with the following table.
Criteria | Density Increase, Tier 1 | Density Increase, Tier 2 | Density Increase, Tier 3 and Beyond |
Criteria | Density Increase, Tier 1 | Density Increase, Tier 2 | Density Increase, Tier 3 and Beyond |
Connection to city sewer | 20% | 40% | 50% |
External vegetative buffer increased to an average of 75 feet | 5% | 20% | 25% |
External vegetative buffer increased to an average of 100 feet | 10% | 40% (not cumulative) | 50% (not cumulative) |
Maintain 100-year, 24-hour storm event on site | 10% | 20% | 25% |
Open space increased to 40% of total area | 5% | 20% | 25% |
Restore and maintain shoreland in its original/natural state | 10% | 20% | 20% |
Screening increased to 75% effective | 5% | 20% | 25% |
Screening increased to 100% effective | 10% | 40% (not cumulative) | 50% (not cumulative) |
Setback from lake increased 50% | 5% | 10% | 10% |
Setback from lake increased 100% | 10% | 20% (not cumulative) | 20% (not cumulative) |
Note to table: Increases are from base density. Stepped increases do not result in cumulative density increases (e.g., a 75-foot buffer allows a 5% increase in Tier 1. A 100-foot buffer would allow an additional 10% increase in Tier 1 for a total of 15%, as shown in the table). | |||
(2) Increases in unit or site densities shall not exceed the following maximums.
Tier | Maximum Density Increase |
First | 50% |
Second | 100% |
Third and each subsequent tier | 200% |
(Ord. passed 4-10-2017)