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Memo to Planning Commission/OA 01-01 February 27,2001 Page 2 ID Quality of Open Space As a method to preserve higher quality open space, the Commission suggested that at least 35% of the open space be "buildable area". Buildable area is defined as gross land area less the land that includes floodways, hydric and restrictive soils, lands with slopes greater than 33%, wetlands, and areas that can not accommodate septic systems. The ordinance should also be amended to give the City the option of requiring that shoreland and areas along streams be included as preserved open space. The Commission also thought that the 5% density bonus for additional 10% open space, above the required 50%, should only given if the additional 10% is buildable. The Commission felt that the maximum lot size allowed should be % acre and that if the maximum lots size is % acre there should be a 5% density bonus. Architectural Theme The Commission felt a written narrative describing the architectural theme of a project should be provided at the same time that the preliminary plat is submitted. The 5% bonus should also be further broken down. Landscape theme, lighting theme and a common open space/central gathering place would make up 2.5% of the density bonus and additional architectural elements would make up 2.5% of the density bonus. Front Yard Setback The current minimum front yard setback of 30 feet is too restrictive and does not allow developers to create more pedestrian friendly, walkable neighborhoods. By reducing the minimum front yard setback to 20 feet, a developer would have more flexibility in design and additional trees could be preserved. The Commission wanted the garages to have a less dominant presence in the streetscape and recommend that garages be setback back further than the house. A 30 foot minimum setback for garages was recommended. Density Bonus Calculations It is currently not clear how the 5% density bonus should be calculated, whether it is based on zoning district density or the open space density. The intention was that it should be based on the zoning district density, and the following formula should be included to make it clear: R1 a district - eligible land 24 ac. Density bonus: (24/2.5) x .05 = .48 • In this example each 5% density bonus would be worth .48 lots S:\PLANNING\SCOTT\CLUSTER.DOC