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