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<br />DIViSION 12. SHORELAND MANAGEIY1EN'T* <br /> <br />Page 16 of 21 <br /> <br />suitable area for the dwelling unit/dwelling site density evaluation under subsections (e) and (f) of this <br />section: <br />(1) The project parcel shall be divided into tiers by locating one or more lines approximately parallel to a line <br />that identifies the ordinary high-water level at the following intervals, proceeding landward: <br />SHORELAND TffiR DTMENSTONS <br /> <br />TABLE INSET: <br /> <br />...... <br /> <br /> Unsewered Sewered <br /> (feet) (feet) <br />General development Iakes--first tier 200 200 <br />General development lakes--second and additional tiers 267 200 <br />Natural environment lakes 400 320 <br />All river classes 300 300 <br /> <br />~ <br /> <br />(2) The suitable area within each tier is next calculated by excluding from the tier area all wetlands, bluffs, or <br />land below the ordinary high-water level of public waters. This suitable area and the proposed project are then <br />subj ected to either the residential or commercial planned unit development density evaluation steps to arrive at <br />an allowable number of dwelling units or sites. <br />(e) Residential P UD density evaluation. The procedures for determining the base density of a residential <br />PUD and density increase multipliers are as follows: <br />(1) Residential PUD base density evaluatioll. <br />a. The suitable area within each tier is divided by the single residential10t size standard to yield a base <br />density of dwelling units or sites for each tier. Proposed locations and numbers of dwelling units or sites for <br />the residential planned unit development are then compared with the tier, density, and suitability analyses in <br />this section and the design criteria in subsection (e)(2) of this section. <br />b. A determination is made as to whether the project is eligible for any density increases. To be eligible, <br />projects shall meet all of the design standards in subsection (e)(2) of this section and exceed one or more of <br />them. The city may decide how much, if any, increase in density to allow for each tier, but shall not exceed <br />the maximum allowable density increases listed in the foil owing- table: <br />MAXIMUM ALLOWABLE DWELLlNG UNIT" OR SITE DENSITY INCREASES FOR RESIDENTIAL <br />PLANNED lJNIT DEVELOPME1\TTS <br /> <br />TABLE INSET: <br /> <br />Density Evaluation Tier Maximum Density Increase Within Each Tier <br />(percent) <br />First 50 <br />Second 100 <br />Third 200 <br />Fourth 200 <br />Fifth 200 <br /> <br />Allowable densities may be transferred from an)' tier to any other tier further from the shoreland lake or river, <br />but shall not be transferred to any other tier closer. <br />(2) DesigJ1 criteria. The design criteria are as folIo\^lS: <br />a All residential planned unit developments shall contain at least five dwelling units or sites. <br />b. Residential planned unit developments shall contain open space meeting all of the following criteria: <br />· 1. At least 50 percent of the total project area shall be preserved as open space. <br />2. Dwelling units or sites, road rights-of-way, or land covered by road surfaces, parking areas, or structures, <br />except "\^,rater-oriented accessory structures or facilities, are de\'eloped areas and shall not be included in the <br />computation of minimum open space. <br /> <br />http://library4.municode. com/mcc/Doc Vi ew/ 13 427/1/66/84/96 <br /> <br />5/9/2006 <br />