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Memo to the Planning Commission/P 97-12 <br />December 23, 1997 <br />Page 3 <br /> <br />The shoreland ordinance provides for a certain amount of density or <br />development in each tier. Some of the "base density" may be transferred <br />from one tier to the next. In no case shall density be transferred to a tier <br />closer to the lake. Besides the "base density" an increased density can be <br />achieved by meeting various performance standards. These performance <br />standards include open space, storm water management, vegetative <br />protection and amount of impervious area. <br /> <br />Attached to this report is a density evaluation form prepared by Guardian <br />Angels' architects to determine allowable development. The Commission can <br />also refer to Section 904.14 of the Zoning Ordinance to review criteria for <br />calculating base density within each tier. <br /> <br />Impervious Area <br /> <br />The Shoreland Ordinance requires a maximum impervious area (i.e., <br />buildings, parking and driveways) of 25% in tiers 2 and 3. The proposed <br />plans exceed this performance standard. If the plans cannot be modified to <br />meet this requirement a variance will be necessary. <br /> <br />In discussing this issue with the DNR, both staffs beheve the intent of the <br />Shoreland Ordinance is being met even though the impervious area exceeds <br />25%. The intent is to treat storm water run-off from this development so it <br />has no impact on the natural resource. The ponds are designed for a 100 year <br />events and capture 90% of the water from the site excepting the area between <br />the townhomes and lake. <br /> <br />A condition will be attached requiring a variance be received prior to final <br />approval of the development plans. <br /> <br />Planned Unit Development <br /> <br />The application submitted by Guardian Angels is for a mixed use planned <br />unit development. The three components of the project consist of townhomes <br />(residential), assisted living (commercial), and future commercial building <br />(commercial). A great deal of discussion took place between Guardian <br />Angels, the City and the DNR to determine which components of the planned <br />unit development would be considered commercial and which would be <br />considered residential. Clearly, the proposed commercial building would be <br />interpreted as the commercial component and the townhomes were clearly a <br />residential component. The gray area centered around the assisted hving <br />located in the central part of the project. After much discussion, the DNR <br />submitted a letter dated October 22, 1997, and it was determined the <br />assisted living would be reviewed as a commercial component of the planned <br /> <br />fi\shrdoc\planning\pc\p97-12x3.doc <br /> <br /> <br />