ÿWPCº 3Ä+þ›’I “ƒHb)ö=„“âíB …_´Ð¾G‘ÝÉD'½ºÁÕuš9¤òÖ›±ð¿6Gb}äàgþ¸¥’L­ñK³ âœËf˜¨Ï¥›ÒA§ž“…^2sÛÜ'´b`P9˜ÌV‚xÆRÐÖ“8 À'Dš›d=t«ÖÒHNü’=š‘'ü Cð¨øt¿f=rü£ÝìlÄVÅõÕOV/ä2¼lr/Ø/§ä'·žgi©4k—9i3D[ç KgW¤m{K/‘·ôèîT³hIN%íÊs"¿ÿÈžŸÁ­%¦²o ‰QÅôWlÕ)|ÍÔ™õ=ç¡hïUÀ×ûlš¤…ü3J¨ˆ`òUWF͈"S߸…ô1ÔEOmî<‡¹øÓëV·ÞAAÖ5¤µCý\ó·&ŒÍk? sTðnvÉst ñM±Ýªà%n¶óºÊÜÖ%8ˆÓÉå´Òlÿ Óhì½#Ý'çºïù3F™«>‡LúC³™³n½ÖT î?³ší×Àq[€®œ>ÏÁÖÅGšZî,¶Ãפtu£®ŸzÜ~óühWÇ÷¥åÄž/hí¦Ãñ¿5N~( øö¾ï«A™)iÑev:.x–xw@y·‚#! U := %w 0(} U:¥ UNß UH- Uy.u 1u£ ^  E$ w & 40 D 1‡S Ú mÜ Ü 09có 0DV V 0wš š š š š š š š 0Š 0 › 0´; 0Çï C¶ B5*Ð 1sú 1m 1ú 1‡ 1`¡z~{{fùaû 0Û 0ïê 1‰ÙÙÙÙ 1‡bb 1‡é 1‡ppppppppppppppp B÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷÷ B B-11111111111111111111111111111111111111Æ^ 0–$˜HP LaserJet 4Si,ü,,,,,ü0, øð AZ"Arial RegularX($¡¡, øð AZ‹"Arial Regular(ÈhH  Z ‹6Times New Roman Regular/KiÄ AZ0Univers (W1) Regular,xÐðA`Univers3#37=CIQYag­­1.a.i.(1)(a)(i)1)a)øi'cƆU'ê:i¢Ø+003|x(µhCEKQW]cioAutoList91.1.1.1.1.1.1.1. ÿU‹ÿÀÀÀ(;3£$´´Ô2#ÔÚ  Ú0Ú  Ú.Ô3  Ôà0  à(3¯$©©Ý ƒ!ÝÝ  Ý(Oé;$µµà0  àÔ2#ÔÚ  ÚaÚ  Ú.Ô3  Ôà0` (#(#à(b·¤$¶¶à0  àà0` (#(#àÔ2#ÔÚ  ÚÚ  Ú.Ô3  Ôà0¸ ` (#` (#à(xir$··à0  àà0` (#(#àà0¸ ` (#` (#àÔ2#Ô(Ú  Ú0Ú  Ú)Ô3  Ôà0¸ (#¸ (#à(ŒÜ$¸¸à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àÔ2#Ô(Ú  ÚaÚ  Ú)Ô3  Ôà0h(#(#à(ŸF$¹¹à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àÔ2#Ô(Ú  ÚÚ  Ú)Ô3  Ôà0Àh(#h(#à ÿÿÿd&ÿÿ0 d d3•Ñ37=CIOW_e®®I.A.1.a.(1)(a)i)a)(¶ÙCEMU]emu}AutoList2(1)(1)(1)(1)(1)(1)(1)(1) ÚíCEMU]emu}AutoList3(A)(A)(1)(1)(a)(a)(A)(A) ²éCEMU]emu}AutoList1(A)(A)(1)(A)(A)(A)(A)(A)(ÖÙCEMU]emu}AutoList4(1)(1)(1)(1)(1)(1)(1)(1) VÝ ƒ¯)ÝÝ  ÝÔ_ÔÓ  ÓÔ‡XQ?XXXÔ pÑÑÑ  ÑÑTRXà3Ø' LetterP$Ø'3 Letter Landscape3Ø' LetterØ'3 Letter LandscapeTÑ tÑ  ÑÑ  ÑÑ\R3Ø' Letter\ÑÔTABLE A(³Àô$ººà0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#àÔ2#ÔÚ  Ú0Ú  Ú)Ô3  Ôà0À(#À(#à(ǵ{$»»à0  àà0` (#(#àà0¸ ` (#` (#àà0¸ (#¸ (#àà0h(#(#àà0Àh(#h(#àà0À(#À(#àÔ2#ÔÚ  ÚaÚ  Ú)Ô3  Ôà0p(#(#à !01xÿ×Gaeimquy}Bullet ListBullets List(%¤EGMSY_ekqAutoList151.1.1.1.1.1.1.1.(E¤EGMSY_ekqAutoList171.1.1.1.1.1.1.1.(U¤EGMSY_ekqAutoList181.1.1.1.1.1.1.1.öÿ  d d)Hairline dA, B,Level 1Level 2Level 3Level 4Level 5PCžº,A, B,Uppercase Lettersò ò(Úƒ€ÚBÚ  Ú)Û€€Ûà0 ø àó óÝ ƒ!ÝÝ  ÝÔ_Ôññò òÔ‡X¨…XXXÔMONROE€COUNTY€PLANNING€COMMISSIONà p àà È à€€€€€€€November€16,€1999Ð ° Ðà  àà ` àà ¸ àà  àà h àà À àó óßA€H ) °°xdE°› xAßÐ œì Ðò òSTAFF€REPORTà€  3(#àPLANNERó ó:€Mary€Myers€Ogleò òó óˆÐ »  ÐÓ-°°‚XŒ ä –Xÿÿ°œX-Óò òÓ €ÓÖ€*ÿÿÖCASE€NUMBERó ó:€€€à0 ä à9910„Ô_ÔZOAÔ_Ô„07à0Àä (#ä (#àЧ÷À(#À(# Ðò òTEXT€AMENDMENTSó ó:€ò òSection€804€(table€4„1);€Section€811„3(E)5d;€and€826„2Ð  Y ÐPETITIONER:€€€ó óMonroe€County€Plan€Commissionò òÐ k » ÐÓ3°,X°` ˜X°°‚XŒ ä –X3ÓPROPOSAL:ó ó€€€To€revise€the€minimum€lot€size€for€AG/RR€and€FR;€revise€the€clusterÐ Í   Ðsubdivision€standards€for€design;€andò òó ó€eliminate€PUD€open€space€from€individual€lots.ò òÐ ¹   ÐÓ €áÓßA€H ) °°xdE° xAßà ` àà ¸ àà  àó óÐ  b  ÐÓ0X,Xr` —X°,X°` ˜X0Óò òEXHIBITS:Ó3°„°Ê` ˜XX,Xr` —X3ÓÐ 1   ÐÓL€ 9U¤(3 LÓÝ ‚3£ ÝÝ  ÝÝ‚3£¤ÝÔ2U¤ÔÚ  Ú1Ú  Ú.Ô3  Ôà0  àÝ  ÝCluster€Subdivision€alternative€examples;€and݃3£¤ÏÝŒÐm (#(# ÐŒÝ  ÝÓL€ 6%¤((9LÓÝ ‚3£ ÝÝ  ÝÝ‚3£äÝÔ2%¤ÔÚ  Ú2Ú  Ú.Ô3  Ôà0  àÝ  ÝResidential€PUD€approval€examples.݃3£ä݌РY (#(# ÐŒÝ  ÝÌRECOMMENDED€MOTION:€€ó óApprove€the€text€amendments€subject€to€the€findings€ofÐ á1  Ðfact.ò òÐ Í  ÐÌSUMMARY:ó óÐ Ÿï ÐThe€Monroe€County€Planning€Staff€is€proposing€three€text€amendments€within€thisÏpetition.€€ÌThe€first€text€amendment€would€be€to€change€the€minimum€lot€sizes€in€theÏAgricultural/Rural€Reserve€Zone€and€the€Forest€Reserve€Zone.€€The€AG/RR€zone€wouldÏchange€from€a€minimum€lot€size€of€2.5€acres€to€5.00€acres.€€The€FR€zone€would€changeÏfrom€5.0€acres€to€10.00€acres.€€This€amendment€is€based€on€the€guidelines€andÏprinciples€set€forth€in€the€Monroe€County€Land€Use€Plan€.ÌÌThe€second€text€amendment€is€to€the€overall€density€incentive€for€cluster€subdivisions.€ÏCurrently,€the€density€bonus€for€cluster€subdivision€is€only€15%.€€Through€the€two€and€aÏhalf€years€the€ordinance€has€been€in€effect,€there€has€not€been€one€completed€clusterÏsubdivision€that€was€not€in€the€Business€and€Industrial€Overlay€(BIO).€€The€existing€15%Ïbonus€in€the€BIO€does€not€appear€to€be€enough€of€an€incentive€to€encourage€clusterÏsubdivisions.€€Therefore,€staff€is€proposing€a€density€incentive€of€50%€for€clustersÏoutside€of€the€BI€Overlay.€€The€15%€incentive€within€the€BIO€will€remain€in€effect€inÏorder€to€ensure€enough€conditional€open€space€to€provide€adequate€area€for€potentialÏindustrial€uses.€ÌÌThe€last€text€amendment€is€the€removal€of€the€option€for€open€space€to€be€contained€inÏindividual€lots€within€a€PUD€development.€€Staff€believes€that€the€removal€of€this€sub„¼section€will€increase€the€open€spaces€within€the€County€while€still€providing€a€densityÏbonus€for€developers.€€ÌÌò òÐ  5)…$, ÐÔ_ÔANALYSIS:ó óÐ ° ÐÓL‡ 2 !01ÿ×y(6LÓÝ ‚3£ ÝÝ  ÝÓ6°„°¸ —Xÿÿ°„°Ê` ˜X6ÓÝ‚3£ÁÝÔ2ÿ×ÔððÔ3  Ôà0  àÝ  ÝÔ‡¼9»XX¨…ÔRevise€the€minimum€lot€size€for€AG/RR€and€FRÔ#†X¨…X»¼9h#Ô݃3£Á"݌Мì(#(# ÐŒÝ  ÝÌà  àAccording€to€the€Monroe€County€Comprehensive€Plan,€the€AG/RR€and€FR€zonesÏare€located€in€one€of€the€following€four€land€use€categories.€€The€principles€of€theseÏland€use€categories€are€listed€below:€(emphasis€added)ÌÌà0  àÔ‡ô#ªõXX¨…Ô1.€€Natural€Resource€Residential€„€This€category€offers€a€very€low€density€for€approximatelyÐ ( x Ð4,300€acres€of€land€located€primarily€on€the€east€side€of€Benton€South€Township€at€the€MonroeÏCounty/Brown€County€line.€€It€also€includes€private€inholdings€within€the€Public€Open€SpaceÏcategory.€€The€low€density€is€necessary€in€order€to€protect€sensitive€watershed€areas€that€haveÏlimited€accessibility.€€ò òMinimum€lot€sizes€are€recommended€to€be€10€acresó ó.€€ò òIt€is€notÐ 0€  Ðrecommended€that€clustering€be€an€option€in€this€area.Ð (#(# Ðó óÌà0  à2.€€Agriculture€„€This€category€designated€in€the€Plan€totals€about€17,500€acres.€€Protecting€theÏopportunity€to€farm€has€been€identified€as€an€important€land€use€policy€of€the€Plan.€€Much€of€theÏrural€character€of€Monroe€County€is€derived€from€agricultural€activities.€€Areas€in€theÏnorthwestern€and€southwestern€portions€of€the€County€are€designated€as€priority€agricultural€useÏareas€as€shown€on€the€Plan€Map.€€These€areas€are€fairly€large€expanses€of€relatively€flat€landÏand€are€presently€very€sparsely€developed.€€In€these€areas,€agricultural€uses€shall€be€givenÏpriority€over€residential€uses.€€ò òResidential€uses€in€agricultural€priority€zones€should€have€aÐ ^ Ðminimum€lot€size€of€5€acres.ó ó€€Most€farmsteads€meet€this€requirement,€and€non„farmÐ Ö& Ðresidences€would€be€non„intrusive€at€this€density.€€ò òClustering€may€be€workable€under€strictÐ žî Ðguidelines€that€assure€agricultural€priority,€even€for€high„impact€agricultural€operationsó ó.€Ð f¶ ÐIn€locations€where€residential€development€occurs€with€clustered€units,€the€open€space€createdÏby€the€density€requirement€could€be€made€available€for€crops€and€grazing.Ð (#(# ÐÓ6°„°¸ —Xÿÿ°„°¸ —X6ÓÌà0  à3.€Conservation€Residential€„€This€category€recommends€limitations€on€development€within€theÏenvironmentally€sensitive€watersheds€of€Monroe€Reservoir,€Lake€Lemon€and€Lake€Griffy.€€It€isÏestablished€to€provide€a€residential€options€while€protecting€the€lakes€and€water€supplyÏresources€of€the€County.€€There€are€approximately€9,000€acres€of€land€in€this€category.€€ò òInÐ º  Ðgeneral,€critical€water€supply€watersheds€and€areas€of€steep€topography€are€notÏencouraged€for€development.€ó ó€ò òWhere€development€occurs,€it€should€be€for€large€lotÐ Jš  Ðresidential€uses€with€a€minimum€lot€size€of€5€acres.ó ó€€Ðb!(#(# ÐÌà0  à4.€€Rural€Residential€„€This€category€includes€remote€areas,€environmentally€sensitive€areas€andÏareas€adjacent€to€quarry€operations€where€lower€densities€and€a€more€rural€character€are€mostÏappropriate€and€desirable.€€This€category€includes€approximately€66,700€acres€of€land€that€coverÏmost€of€Indian€Creek€Township€and€portions€of€Van€Buren,€Richland,€Bean€Blossom,ÏWashington,€and€Benton€Townships.€€€ò òRural€Residential€areas€are€recommended€to€have€aÐ ¤#ô' Ðvery€low€density€with€a€minimum€lot€size€of€four€acres€per€dwelling€unit.ó ó€€ò òHowever,Ð l$¼( Ðclustering€may€be€an€option€in€this€category€with€the€remaining€open€space€resulting€fromÏthe€density€requirement€being€set€aside€as€permanent€open€space.ó ó€€The€open€space€withinÐ ü%L!* Ðthe€development€can€serve€a€variety€of€uses€including€recreational€opportunities€for€localÏresidents,€limited€agricultural€uses€in€the€proposed€Agricultural€Overlay€District€or€buffering€of€anÏadjoining€use.€€Subdivisions€in€excess€of€10€dwelling€units€are€not€recommended€in€these€areasÏbecause€public€services€or€improvements€are€very€limited.€Ô#†X¨…Xõô#ª #ÔÐ )Z$.(#(# Ðà  àÌà  àThe€process€to€adopt€the€Comprehensive€Land€Use€Plan€included€publicÏcomment€sessions€that€spanned€a€period€of€almost€5€years.€€The€general€policies€andÐ ˜+è&1 Ðrecommendations€of€the€Plan€reflect€the€concerns€and€priorities€of€the€population€ofÏMonroe€County.€€The€main€reason€for€having€a€Plan€is€to€guide€the€requirements€of€theÏZoning€Ordinance.€The€fact€that€the€recommendations€for€large€lots€were€included€inÏthe€adoption€of€the€Plan€rationalizes€the€need€for€these€large€lots€to€be€consistent€withÏthe€Zoning€Ordinance.€ÌÌà  àStaff€has€reviewed€a€number€of€planning€research€materials€from€nationallyÏknown€planners€in€the€field€of€rural€zoning€and€open€space€preservation.€€During€thisÏreview,€staff€has€come€to€the€understanding€that€large€lot€zoning€by€itself€will€notÏnecessarily€preserve€€open€space.€€The€result€of€large€lot€zoning€without€alternativeÏcluster€subdivision€options€€has€been€to€increase€sprawl€and€to€lose€any€of€theÏeconomic€or€amenity€advantages€of€preserved€open€space.€€Cluster€Subdivisions€haveÏbeen€proven,€through€national€case€studies,€to€be€an€economically€viable€method€ofÏpreserving€open€space.€€Although,€staff€is€not€recommending€the€use€of€the€ClusterÏSubdivision€within€the€Lake€Monroe€and€Lake€Griffy€Watersheds.€€The€density€bonusÏportion€of€a€Cluster€Subdivision€increases€the€development€potential€of€a€site.€€StaffÏdoes€not€support€providing€options€to€increase€development€in€the€watersheds.€Ìà  àÌÝ ‚3£ ÝÝ  ÝÝ‚3£º%ÝÔ2ÿ×ÔððÔ3  Ôà0  àÝ  ÝÔ‡¼9»XX¨…ÔRevise€the€cluster€subdivision€standards€for€designÔ#†X¨…X»¼9+&#Ô݃3£º%å%ÝŒÐÜ,(#(# ÐŒÝ  ÝÌà  àMonroe€County€has€had€a€chapter€providing€an€option€for€Cluster€SubdivisionsÏsince€its€adoption€in€early€1997.€€Clustering€is€an€alternative€subdivision€method€thatÏincreases€open€spaces€while€at€the€same€time€gives€a€density€incentive€to€developersÏso€a€given€project€is€still€economically€viable.€€To€date,€the€Planning€Commission€hasÏnot€seen€a€Cluster€Subdivision€proposal€that€has€finished€the€approval€process.€€StaffððsÏanalysis€of€the€current€Cluster€Chapter€€has€revealed€that€perhaps€the€density€incentiveÏfor€a€Cluster€Subdivision€is€not€high€enough.€€The€difficulty€here€is€that€unless€theÏfinancial€incentive€is€large€enough,€most€developers€will€not€be€willing€to€change€fromÏtheir€conventional€and€familiar€ð ðcookie„cutterðð€approach.€€But,€when€the€incentive€is€tooÏlarge,€it€becomes€difficult€to€preserve€much€buildable€land€as€open€space.€€TheÏresulting€provision€of€open€space€has€higher€importance€to€Monroe€County€in€the€longÏrun€than€the€additional€public€costs€associated€with€an€increase€in€the€number€of€newÏresidents€living€in€the€subdivision.€€Once€land€is€checkboarded€into€ð ðwall„to„wall€lots,ðð€itÏis€nearly€impossible€to€retrofit€greenways,€trails,€parks,€and€neighborhood€playing€fieldsÏinto€the€established€pattern.€€Therefore,€staff€has€recommended€an€increase€in€theÏdensity€bonus€for€choosing€a€Cluster€Subdivision€to€go€from€15%€to€50%.€€StaffÏbelieves€that€this€percentage€will€provide€enough€of€a€density€incentive€to€make€aÏproject€economically€feasible€while€at€the€same€time€provide€a€noticeable€amount€ofÏopen€space.€€ÌÌà  àStaff€is€also€recommending€a€revision€to€the€density€bonus€for€endowing€aÏmaintenance€fund.€€An€endowment€maintenance€fund€is€a€permanent€fund€to€offsetÏopen€space€maintenance€costs€provided€by€the€applicant/developer.€€This€fund€is€thenÏtransferred€by€the€developer€to€the€designated€entity€with€ownership€and€maintenanceÐ z+Ê&+ Ð(e.g.€a€homeowners€association,€a€land€trust,€or€the€County).€€Therefore,€these€entitiesÏwould€not€have€to€be€responsible€for€generating€a€maintenance€fund€themselves.€€ThisÏis€a€very€attractive€option€for€those€groups€that€wish€to€aid€in€the€preservation€of€openÏspace€but€can€not€come€up€with€the€necessary€start€up€funding.€€The€current€ordinanceÏstates€that€the€amount€designated€for€the€Endowment€Fund€shall€be€20€times€theÏamount€estimated€to€be€required€on€a€yearly€basis€to€maintain€the€open€space.€ÏAdditionally,€75€percent€of€the€net€selling€price€of€the€density€bonus€lots€shall€beÏdonated€to€the€Endowment€Fund€for€the€preservation€of€open€space€lands€within€theÏsubdivision.€€Staff€does€not€anticipate€that€this€is€enough€of€an€incentive€to€developersÏsince€they€will€only€receive€a€profit€of€25%€from€the€additional€lots€they€will€gain€from€theÏdensity€bonus.€€This€cost€is€in€addition€to€20€times€the€average€maintenance€fund€perÏyear.€€Staff€recommends€a€reduction€in€the€percentage€of€the€net€selling€price€from€75%Ïto€25%.€ÌÌà  àOne€of€the€main€goals€of€the€Comprehensive€Land€Use€Plan€is€to€maintain€theÏbeauty€and€integrity€of€the€natural€environment.€€Several€objectives€under€this€goalsÏappear€to€be€inconsistent€with€current€development€pattern€of€Monroe€County.€€TheseÏobjectives€state:Ìà  àÔ‡ô#ªõXX¨…Ô1.€€Preserve€the€habitat€for€native€species€of€flora€and€fauna.Ð Ü, Ðà0  à2.€€Establish€comprehensive€standards€for€land€use€and€development€which€minimize€disruptionÏto€the€natural€environment,€and€encourage€creative€solutions€to€manage€environmentalÏproblems€in€site€development.Ð (#(# Ðà0  à3.€€Protect€karst,€steep€slopes,€floodplains,€wetlands€and€reservoir€areas€by€establishing€siteÏspecific€development€criteria€for€such€areas.Ð (#(# Ðà0  à4.€Establish€standards€for€providing€open€space€and€natural€areas€for€new€residential€andÏcommercial€developments,€especially€for€those€that€may€otherwise€reduce€existing€wildlifeÏhabitat,€forests€or€agricultural€lands.Ð (#(# Ðà0  à5.€Work€with€local,€state,€and€federal€agencies€to€identify€and€protect€areas€where€endangeredÏor€threatened€native€species€of€plants€and€animals€are€found€or€may€be€re„introduced.Ð (#(# ÐÓ<°„°4¸ —Xÿÿ°„°¸ —X<Óà0  à6.€Establish€landscaping,€tree€preservation€and€site€design€criteria€for€development€plans€thatÏreinforce€the€aesthetic€qualities€of€a€natural€setting.Ð (#(# Ðà0  à7.€€Conserve€the€forests,€geologic€features,€waters€and€wildlife€of€Monroe€County€that€contributeÏto€its€natural€beauty€and€tourism€economy.€€Ô#†X¨…Xõô#ª«3#ÔÐxÈ (#(# ÐÌThe€Plan€supports€an€increase€in€alternative€design€concepts€to€protect€the€naturalÏfeatures€of€Monroe€County.€Ìò òÌà  àó óCluster€Subdivisions€can€create€a€positive€alternative€for€development€in€theÐ Ø#(% Ðfollowing€ways;ò òÐ ¾$ & ÐÓP† 6%¤(y2 !01uPÓØØó óÓL€ 2 !01ÿ×y(6LÓÓL‡ µh(y2 !01LÓÝ ‚3£ ÝÝ  ÝÝ‚3£~;ÝÔ2µhÔÚ  Ú1Ú  Ú.Ô3  Ôà0  àÝ  ÝDecrease€in€road€pavement€costs/road€maintenance€Ýƒ3£~;©;݌Ф%ô '(#(# ÐŒÝ  ÝÝ ‚3£ ÝÝ  ÝÝ‚3£v<ÝÔ2µhÔÚ  Ú2Ú  Ú.Ô3  Ôà0  àÝ  ÝBetter€septic€sites€Ýƒ3£v<¡<݌Њ&Ú!((#(# ÐŒÝ  ÝÝ ‚3£ ÝÝ  ÝÝ‚3£Q=ÝÔ2µhÔÚ  Ú3Ú  Ú.Ô3  Ôà0  àÝ  ÝComprehensive€greenspace€network݃3£Q=|=ÝŒÐp'À")(#(# ÐŒÝ  ÝÝ ‚3£ ÝÝ  ÝÝ‚3£8>ÝÔ2µhÔÚ  Ú4Ú  Ú.Ô3  Ôà0  àÝ  ÝDensity€Incentives݃3£8>c>ÝŒÐV(¦#*(#(# ÐŒÝ  ÝÝ ‚3£ ÝÝ  ÝÝ‚3£?ÝÔ2µhÔÚ  Ú5Ú  Ú.Ô3  Ôà0  àÝ  ÝProperty€ownersðð€cost€and€time€for€maintaining€large€lots.݃3£?c#ÔÔ‡ôß<õXXwÔÐ ]€YZNC| Ì" 333333@7.30 333333@YZ „„]Є„„Ð ;€YZ,!| Ì "YZ „„;Є„„Ð ;€YZ,!| Ì!"YZ „„;Є„„Ð ;€YZ,!| Ì""YZ „„;Є„„Ð ;€YZ,!| Ì#"YZ „„;Є„„Ð ;€YZ,!| Ì$"YZ „„;Є„„Ð ?€YZ#,!| Ì%"YZ „„?Є„„Ô#†XwXõôß<g#ÔÔ‡—nXXwÔÐ ;€Z#,!| Ì&"YZ# „„;ÐÔ#†XwX—n3i#ÔÔ‡—nXXwÔMinimum€Lot€Area€(acres)Ô#†XwX—n°i#ÔÔ‡ôß<õXXwÔÐ \€ZZM!P  'Z# @5.0„„‰@‰\ÐÔ#†XwXõôß< j#ÔÔ‡ôß<õXXwÔÔ#ddÔ5.0Ð ~€ZZoBP  (" @5.0 @ZZ $@10.0„„‰$@‰~Ð10.0Ô#†XwXõôß<¨j#ÔÐ ]€ZZNCP  )" $@10.0 $@ZZ „„]ÐÔ‡—nXXwÔÔ#ddÇjÔÔ#_ddÔ2.5€(E)Ô#dd_lÔÔ#BddÔÐ \€ZZM!P  *"ZZ ð?1.0„„‰ð?‰\Ð1.0Ð \€ZZMBP  +" ð?1.0 ð?ZZ „„\ÐÔ#ddBlÔÔ#_ddÔ1.0€(F)Ô#dd_)mÔÔ#ÅDddÔÐ ]€ZZN!P  ,"ZZ Ãõ(\ÂÕ?0.34„„‰Ãõ(\ÂÕ?‰]Ð0.34Ð €ZZpCP  -" Ãõ(\ÂÕ?0.34 Ãõ(\ÂÕ?ZZ áz®GáÊ?0.21„„‰áz®GáÊ?‰Ð0.21Ð €ZZpCP  ." áz®GáÊ?0.21 áz®GáÊ?ZZ ìQ¸…ëÁ?0.14„„‰ìQ¸…ëÁ?‰Ð0.14Ð €ZZpCP  /" ìQ¸…ëÁ?0.14 ìQ¸…ëÁ?ZZ ìQ¸…ëÁ?0.14„„‰ìQ¸…ëÁ?‰Ð0.14Ô#ddXmÔÔ#†XwX—nÞk#ÔÐ ]€ZZNCP  0" ìQ¸…ëÁ?0.14 ìQ¸…ëÁ?ZZ „„]Є„„Ð ;€ZZ,!P  1"ZZ „„;Є„„Ð ;€ZZ,!P  2"ZZ „„;Є„„Ð ;€ZZ,!P  3"ZZ „„;Є„„Ð ;€ZZ,!P  4"ZZ „„;Є„„Ð ;€ZZ,!P  5"ZZ „„;Є„„Ð ?€ZZ#,!P  6"ZZ „„?Є„„Ð ;€Z#,!P  7"ZZ# „„;ÐÔ‡—nXXwÔÔ#_dddÔMinimum€Lot€Width€at€Building€LineÔ#dd_dÃqÔÔ#†XwX—n¤q#ÔÔ‡ôß<õXXwÔÐ \€ZZM!Ô $8Z# i@200„„‰i@‰\ÐÔ#†XwXõôß<0r#ÔÔ‡—nXXwÔ200Ð }€ZZnBÔ $9" i@200 i@ZZ i@200„„‰i@‰}Ð200Ð }€ZZnBÔ $:" i@200 i@ZZ i@200„„‰i@‰}Ð200Ð }€ZZnBÔ $;" i@200 i@ZZ Y@100„„‰Y@‰}Ð100Ð |€ZZmBÔ $<" Y@100 Y@ZZ  I@50„„‰I@‰|Ð50Ð {€ZZlAÔ $="  I@50 I@ZZ  ÀR@75„„‰ÀR@‰{Ð75Ð {€ZZlAÔ $>"  ÀR@75 ÀR@ZZ  N@60„„‰N@‰{Ð60Ð {€ZZlAÔ $?"  N@60 N@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlAÔ $@"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlAÔ $A"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlAÔ $B"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlAÔ $C"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlAÔ $D"  I@50 I@ZZ  N@60„„‰N@‰{Ð60Ð |€ZZmAÔ $E"  N@60 N@ZZ Y@100„„‰Y@‰|Ð100Ð }€ZZnBÔ $F" Y@100 Y@ZZ Y@100„„‰Y@‰}Ð100Ð €ZZ#nBÔ $G" Y@100 Y@ZZ i@200„„‰i@‰Ð200Ô#†XwX—nÎr#ÔÔ‡ôß<õXXwÔÐ \€Z#MBÔ $H" i@200 i@ZZ# „„\ÐÔ#†XwXõôß<|z#ÔÔ‡—nXXwÔMinimum€Required€Setbacks€(feet)Ô#†XwX—n{#ÔÔ‡ôß<õXXwÔÐ ;€ZZ,!X IZ# „„;ÐÐ ;€ZZ,!X J"ZZ „„;ÐÐ ;€ZZ,!X K"ZZ „„;ÐÐ ;€ZZ,!X L"ZZ „„;ÐÐ ;€ZZ,!X M"ZZ „„;ÐÐ ;€ZZ,!X N"ZZ „„;ÐÐ ;€ZZ,!X O"ZZ „„;ÐÐ ;€ZZ,!X P"ZZ „„;ÐÐ ;€ZZ,!X Q"ZZ „„;ÐÐ ;€ZZ,!X R"ZZ „„;ÐÐ ;€ZZ,!X S"ZZ „„;ÐÐ ;€ZZ,!X T"ZZ „„;ÐÐ ;€ZZ,!X U"ZZ „„;ÐÐ ;€ZZ,!X V"ZZ „„;ÐÐ ;€ZZ,!X W"ZZ „„;ÐÐ ?€ZZ#,!X X"ZZ „„?ÐÐ 2€Z##!X Y"ZZ# 2ÐÔ#†XwXõôß<|{#ÔÔ‡—nXXwÔ€€€Yard€Fronting€on€any€StreetÔ#†XwX—n¤#ÔÔ‡ôß<õXXwÔÐ 5€Z&f¶ ZZ# „„‹‹5ÐÐ >€Z/!f¶ ["Z „„‹‹>ÐÐ >€Z/!f¶ \"Z „„‹‹>ÐÐ >€Z/!f¶ ]"Z „„‹‹>ÐÐ >€Z/!f¶ ^"Z „„‹‹>ÐÐ >€Z/!f¶ _"Z „„‹‹>ÐÐ >€Z/!f¶ `"Z „„‹‹>ÐÐ >€Z/!f¶ a"Z „„‹‹>ÐÐ >€Z/!f¶ b"Z „„‹‹>ÐÐ >€Z/!f¶ c"Z „„‹‹>ÐÐ >€Z/!f¶ d"Z „„‹‹>ÐÐ >€Z/!f¶ e"Z „„‹‹>ÐÐ >€Z/!f¶ f"Z „„‹‹>ÐÐ >€Z/!f¶ g"Z „„‹‹>ÐÐ >€Z/!f¶ h"Z „„‹‹>ÐÐ B€Z#/!f¶ i"Z „„‹‹BÐÐ 2€Z##!f¶ j"Z# 2ÐÔ#†XwXõôß<€#ÔÔ‡—nXXwÔ€€€€€€€€Local€Ô#†XwX—nS„#ÔÔ‡ôß<õXXwÔÐ R€ZZCÄ kZ#  9@25„„‰9@‰RÐÔ#†XwXõôß<£„#ÔÔ‡—nXXwÔ25Ð {€ZZlAÄ l"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ m"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ n"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ o"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ p"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ q"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ r"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ s"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ t"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ u"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ v"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAÄ w"  9@25 9@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAÄ x"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAÄ y"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð €ZZ#lAÄ z"  €A@35 €A@ZZ  €A@35„„‰€A@‰Ð35Ô#†XwX—n7…#ÔÔ‡ôß<õXXwÔÐ R€Z#CAÄ {"  €A@35 €A@ZZ# RÐÔ#†XwXõôß<ÒŒ#ÔÔ‡—nXXwÔ€€€€€€€€Minor€CollectorÔ#†XwX—nf#ÔÔ‡ôß<õXXwÔÐ R€ZZCøH |Z#  €A@35„„‰€A@‰RÐÔ#†XwXõôß<¿#ÔÔ‡—nXXwÔ35Ð {€ZZlAøH }"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH ~"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH "  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH €"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH "  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH ‚"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH ƒ"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH „"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH …"  €A@35 €A@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAøH †"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAøH ‡"  9@25 9@ZZ  9@25„„‰9@‰{Ð25Ð {€ZZlAøH ˆ"  9@25 9@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH ‰"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlAøH Š"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð €ZZ#lAøH ‹"  €A@35 €A@ZZ  €A@35„„‰€A@‰Ð35Ô#†XwX—nSŽ#ÔÔ‡ôß<õXXwÔÐ R€Z#CAøH Œ"  €A@35 €A@ZZ# RÐÔ#†XwXõôß<î•#ÔÔ‡—nXXwÔ€€€€€€€€Major€CollectorÔ#†XwX—n‚–#ÔÔ‡ôß<õXXwÔÐ R€ZZC,|Z#  €A@35„„‰€A@‰RÐÔ#†XwXõôß<Û–#ÔÔ‡—nXXwÔ35Ð {€ZZlA,|Ž"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|‘"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|’"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|“"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|”"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|•"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|–"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|—"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|˜"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|™"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|š"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð {€ZZlA,|›"  €A@35 €A@ZZ  €A@35„„‰€A@‰{Ð35Ð €ZZ#lA,|œ"  €A@35 €A@ZZ  €A@35„„‰€A@‰Ð35Ô#†XwX—no—#ÔÔ‡ôß<õXXwÔÐ R€Z#CA,|"  €A@35 €A@ZZ# RÐÔ#†XwXõôß< Ÿ#ÔÔ‡—nXXwÔ€€€€€€€€Minor€ArterialÔ#†XwX—nžŸ#ÔÔ‡ôß<õXXwÔÐ R€ZZC`°žZ#  I@50„„‰I@‰RÐÔ#†XwXõôß<öŸ#ÔÔ‡—nXXwÔ50Ð {€ZZlA`°Ÿ"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`° "  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¡"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¢"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°£"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¤"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¥"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¦"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°§"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¨"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°©"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°ª"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°«"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA`°¬"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð €ZZ#lA`°­"  I@50 I@ZZ  I@50„„‰I@‰Ð50Ô#†XwX—nŠ #ÔÔ‡ôß<õXXwÔÐ R€Z#CA`°®"  I@50 I@ZZ# RÐÔ#†XwXõôß<%¨#ÔÔ‡—nXXwÔ€€€€€€€€Principal€ArterialÔ#†XwX—n¹¨#ÔÔ‡ôß<õXXwÔÐ R€ZZC”ä¯Z#  I@50„„‰I@‰RÐÔ#†XwXõôß<©#ÔÔ‡—nXXwÔ50Ð {€ZZlA”ä°"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä±"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä²"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä³"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä´"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”äµ"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä¶"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä·"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä¸"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä¹"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”äº"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä»"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä¼"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð {€ZZlA”ä½"  I@50 I@ZZ  I@50„„‰I@‰{Ð50Ð €ZZ#lA”ä¾"  I@50 I@ZZ  I@50„„‰I@‰Ð50Ô#†XwX—n©©#ÔÔ‡ôß<õXXwÔÐ R€Z#CA”ä¿"  I@50 I@ZZ# RÐÔ#†XwXõôßÛÝ(Úƒ€ÚAÚ  Ú)Û€€Ûà0 ° àó óÝ  Ý15€foot€setback€for€residential€structures€and€residential€accessory€structures.݃žº>Û\ÛÝŒÐ2‚°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žºPÜÝ(Úƒ€ÚBÚ  Ú)Û€€Ûà0 ° àó óÝ  Ý35€foot€setback€for€residential€structures€and€residential€accessory€structures.݃žºPÜnÜÝŒÐüL°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žºbÝÝ(Úƒ€ÚCÚ  Ú)Û€€Ûà0 ° àó óÝ  Ý75€percent€does€not€apply€to€agricultural€uses.݃žºbÝ€ÝÝŒÐÆ°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žºSÞÝ(Úƒ€ÚDÚ  Ú)Û€€Ûà0 ° àó óÝ  ÝNo€setback€required€when€adjoining€a€rail€spur.݃žºSÞqÞÝŒÐà°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žºDßÝ(Úƒ€ÚEÚ  Ú)Û€€Ûà0 ° àó óÝ  ÝRefer€to€the€Environmental€Constraints/Lake€Watershed€Overlay€Zone€Chapter€for€further€information.€€Area€1€requires€a€five€(5)€acre€minimum€lotÐ Z ª Ðsize€and€Area€4€allows€a€density€of€up€to€three€(3)€units€per€acre.݃žºDßbß݌Р°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žºæàÝ(Úƒ€ÚFÚ  Ú)Û€€Ûà0 ° àó óÝ  ÝIf€all€other€development€standards€are€met,€no€variance€is€required€for€a€lot€of€record€with€an€area€less€than€one€(1)€acre.݃žºæàáÝŒÐî!>°81°81 ÐŒÝ  ÝÝ‚žºÿÝò òÝ  ÝÝ‚žº$âÝ(Úƒ€ÚGÚ  Ú)Û€€Ûà0 ° àó óÝ  ÝMaximum€gross€density€for€residential€subdivision€in€AG/RR€with€the€BI€Overlay€is€0.20€dwelling€units/acre.݃žº$âBâ݌и"°81°81 ÐÑ,5ÑÑâ ,âÑÑÑ  ÑÑTRXà3Ø' LetterP$Ø'3 Letter Landscape3Ø' LetterØ'3 Letter LandscapeTÑâ ,âÑ  ÑŒÝ  ÝÔ#†ôÖŸ õõôß<õX#ÔÔ‡ô#ªõ õôÖŸÔÔ#†X¨…Xõô#ªÌÚ#Ôò òSection€811„3(E)5dó ó€€€€ò ò(PUD)ó óÐ ° ÐÓ-X,X°r˜X°„°šX-Óò ò(5)ó óà0 ° àò òConveyanceó ó.€€Permanent€open€space€shall€be€conveyed€in€one€of€the€following€forms:М찀%°€% Ðà ° àà r àà  àò òà ` à(a)ó óà0 ¸ àTo€a€municipal€or€public€corporation;€orЈظ €%¸ €% Ðà ° àà r àà  àò òà0 ` à(b)à0¸ ` €%` €%àó óTo€a€not„for„profit€corporation€or€entity€established€for€the€purpose€ofÐ tÄ Ðbenefitting€the€owners€and€tenants€of€the€Planned€Unit€Development€or,Ïwhere€appropriate€and€where€approved€by€the€Plan€Commission€and€theÏBoard€of€Commissioners,€adjoining€property€owners,€or€both.€€AllÏconveyances€hereunder€shall€be€structures€to€insure€that€the€grantee€hasÏthe€obligation€and€the€right€to€effect€maintenance€and€improvement€of€theÏcommon€open€space;€and€that€such€duty€of€maintenance€andÏimprovement€is€enforced€by€the€owners€and€tenants€of€the€Planned€UnitÏDevelopment€and,€where€applicable,€by€adjoining€property€owners;€orÐ ¸ €%¸ €% Ðà ° àà r àà  àò òà0 ` à(c)à0¸ ` €%` €%àó óTo€owners€other€than€those€specified€in€Subsections€(a)€and€(b)€above,Ð à  Ðand€subject€to€restrictive€covenants€describing€and€guaranteeing€the€openÏspace€and€its€maintenance€and€improvement,€running€with€the€land€for€theÏbenefit€of€residents€of€the€Planned€Unit€Development€or€adjoining€propertyÏowners,€or€both;€orÐ ¸ €%¸ €% Ðà0 ° àà0r°€%°€%àà0r€%r€%àà0` €%€%àò òò ò(d)ó óà0¸ ` €%` €%àIncluded€in€single€family€residential€lots€under€the€control€of€lot€owners.ó óÐd¸ €%¸ €% Ðà ° àà r àÌò òSection€826„2€€€(Cluster€Subdivision)ó óÐ æ6 Ðò òòòóóó óStandards€for€DesignÐ Ò" ÐÓB"X ,d¼Ür’X3…XÿÿX,X°r˜XBÓÓL€ '²é (8LÓÝ ‚3£ ÝÝ  ÝÝ‚3£aíÝÔ2²éÔ(Ú  ÚAÚ  Ú)Ô3  Ôà0 ¼ àÝ  ÝDensity€Incentives݃3£aíŒí݌и¼€%¼€% ÐŒÝ  Ýà0 ¼ à(1)à0r¼€%¼€%àà0r€%r€%àTo€Encourage€the€Use€of€Cluster€SubdivisionОî€%€% Ðà0 ¼ àà0ܼ€%¼€%àà0rÜ€%Ü€%àA€density€bonus€of€15€percent€above€the€permitted€gross€density€for€the€ò òBusiness€andÐ „Ô ÐIndustrial€Overlay€ó ózoning€district€is€offered€to€encourage€the€use€of€cluster€subdivisions.Ð jº Ðò òFor€all€other€zones,€the€density€bonus€of€50%€above€the€permitted€gross€density€isÐ P  Ðoffered.€€No€density€bonus€is€allowed€in€the€ECO€District.ó ó€€A€minimum€bonus€of€oneÐ 6† Ðdwelling€unit€is€guaranteed€by€this€provision.€€Ð r€%r€% Ðà0 ¼ à(2)à0r¼€%¼€%àà0r€%r€%àTo€Endow€Maintenance€FundÐR€%€% Ðà0 ¼ àà0ܼ€%¼€%àà0rÜ€%Ü€%àMonroe€County€allows€a€density€bonus€to€generate€additional€income€for€the€applicant€forÏthe€express€and€sole€purpose€of€endowing€a€permanent€fund€to€offset€open€spaceÏmaintenance€costs.€€The€amount€designated€for€the€Endowment€Fund€shall€be€20€timesÏthe€amount€estimated€to€be€required€on€a€yearly€basis€to€maintain€the€open€space.€€ò ò75ó ó€ò ò25ó óÐ š!ê  Ðpercent€of€the€net€selling€price€of€the€density€bonus€lots€shall€be€donated€to€theÏEndowment€Fund€for€the€preservation€of€open€space€lands€within€the€subdivision.€€SuchÏestimates€shall€be€prepared€by€an€agency€or€organization€with€experience€in€open€spaceÏmanagement€acceptable€to€the€Plan€Commission.€€This€fund€shall€be€transferred€by€theÏdeveloper€to€the€designated€entity€with€ownership€and€maintenance€responsibilities€(e.g.Ïa€homeowners€association,€a€land€trust,€or€the€County).Ð r€%r€% ÐÓL€ %¶Ù( 'LÓÝ ‚3£ ÝÝ  Ýà0 ¼ àÝ‚3£IõÝÔ2¶ÙÔ(Ú  Ú2Ú  Ú)Ô3  Ôà0r¼€%¼€%àÝ  Ýà0r€%r€%àTo€Encourage€Public€Access݃3£Iõ€õÝŒÐä'4#'€%€% ÐŒÝ  Ýà0 ¼ àà0ܼ€%¼€%àà0rÜ€%Ü€%àA€density€bonus€is€offered€for€the€dedication€of€land€for€public€use,€including€trails,€activeÏrecreation,€municipal€spray€irrigation€fields,€etc.€€The€density€bonus€is€calculated€on€theÏbasis€of€one€dwelling€unit€per€five€acres€of€publicly€accessible€open€space.€€The€decisionÏwhether€to€accept€an€applicantððs€offer€to€dedicate€open€space€for€public€access€shall€beÏat€the€discretion€of€the€€County€Commissioners€with€a€recommendation€provided€by€theÏCounty€Parks€and€Recreation€Board,€and€shall€be€guided€by€the€recommendationsÏcontained€in€the€Countyððs€òòComprehensive€Plan€for€Recreation,€Parks,€and€Green€Spaceóó,Ð ..~). ÐÑ+@ Ñâ +âÑÑÑ  ÑÑTRXà3Ø' LetterXà3Ø' Letter3Ø' Letter3Ø' LetterTÑâ +âÑ  Ñparticularly€those€sections€dealing€with€trail€networks€and/or€recreation€facilities.аr€%r€% ÐÝ ‚3£ ÝÝ  Ýà0 ¼ àÝ‚3£)ûÝÔ2¶ÙÔ(Ú  Ú3Ú  Ú)Ô3  Ôà0r¼€%¼€%àÝ  Ýà0r€%r€%àTo€Encourage€Low€and€Moderate€Income€Housing݃3£)û`û݌Жæ€%€% ÐŒÝ  Ýà0 ¼ àà0ܼ€%¼€%àà0rÜ€%Ü€%àA€density€increase€is€permitted€where€the€subdivision€proposal€provides€on„site€or€off„siteÏhousing€opportunities€for€low„€or€moderate„income€(Ô_ÔLMIÔ_Ô)€families.€€For€each€Ô_ÔLMIÔ_Ô€housingÏunit€provided€under€this€section,€one€additional€building€lot€or€dwelling€unit€shall€beÏpermitted,€up€to€a€maximum€15€percent€increase€in€dwelling€units.€€Ô_ÔLMIÔ_Ô€housing€is€hereinÏdefined€as€units€to€be€sold€or€rented€to€families€earning€70€to€120€percent€of€the€countyÏmedian€income,€adjusted€for€family€size,€as€determined€by€the€US€Department€ofÏHousing€and€Urban€Development.Ð r€%r€% ÐØØÓL€ &Úí (%LÓÝ ‚3£ ÝÝ  ÝÝ‚3£‡ÿÝÔ2ÚíÔ(Ú  ÚBÚ  Ú)Ô3  Ôà0 ¼ àÝ  ÝMinimum€Percentage€of€Open€Space݃3£‡ÿ²ÿÝŒÐÆ  ¼€%¼€% ÐŒÝ  Ýà0 ¼ àThe€minimum€percentage€of€land€that€shall€be€designated€as€permanent€open€space,€andÏprotected€through€a€conservation€easement€shall€be€as€specified€below:Ð ¼€%¼€% ÐÓK"X ,d„¼r’X3…XÿÿX ,d¼Ür’X3…XKÓà0 „ àà0¼„€%„€%à(1)€€à0r¼€%¼€%àThe€open€space€shall€comprise€a€minimum€of€50€percent€of€the€Ô_ÔbuildableÔ_Ô€area€of€theÐ xÈ  Ðtract.€€The€Ô_ÔbuildableÔ_Ô€area€of€the€tract€is€calculated€by€taking€the€total€tract€area€andÏdeducting€the€following€kinds€of€Ô_ÔunbuildableÔ_Ô€land€(which€are€also€required€to€be€deductedÏwhen€calculating€net€permitted€density€for€conventional€subdivisions€as€well):Ð r€%r€% Ðà0 „ àà0¼„€%„€%àà0r¼€%¼€%àà0r€%r€%à(a)€wetlands€and€land€that€is€generally€inundated€(land€under€ponds,€lakes,€creeks,Ïetc.).Ð €%€% ÐØØà0 „ àà0¼„€%„€%àà0r¼€%¼€%àà0r€%r€%à(b)€ò òall€of€the€Ô_ÔfloodwayÔ_Ô€and€Ô_ÔfloodwayÔ_Ô€fringe€within€the€100„year€Ô_ÔfloodplainÔ_Ô,€as€shown€onÐ Ü, Ðthe€official€Ô_ÔFEMAÔ_Ô€mapsó ó.Ѐ%€% Ðà0 „ àà0¼„€%„€%àà0r¼€%¼€%àà0r€%r€%à(c)€land€under€permanent€easement€prohibiting€future€development€(includingÏeasements).Ð €%€% Ðà0 „ àà0¼„€%„€%àà0r¼€%¼€%àà0r€%r€%à(d)€land€required€for€street€rights„of„way€(10€percent€of€the€net€tract€area).Ð €%€% Ðà0 „ àà0¼„€%„€%àThe€above€areas€shall€generally€be€designated€as€undivided€open€space,€to€facilitateÏeasement€monitoring€and€enforcement,€and€to€promote€appropriate€management€by€a€singleÏentity€according€to€approved€land€management€standards.€Ð ¼€%¼€% ÐØØÓL€ (ÖÙ( &LÓÝ ‚3£ ÝÝ  Ýà0 „ àà0¼„€%„€%àÝ‚3£ÁÝÔ2ÖÙÔ(Ú  Ú2Ú  Ú)Ô3  Ôà0r¼€%¼€%àÝ  Ý€All€undivided€open€spaceò ò€ó óshall€be€restricted€from€further€subdivision,€except€as€permittedÐ  \ Ðunder€Chapter€827,€through€a€permanent€conservation€easement,€in€a€form€acceptable€toÏthe€County€and€duly€recorded€in€the€County€Recorderððs€Office.݃3£Á ݌Рr€%r€% ÐŒÝ  ÝÝ ‚3£ ÝÝ  Ýà0 „ àà0¼„€%„€%àÝ‚3£µ ÝÔ2ÖÙÔ(Ú  Ú3Ú  Ú)Ô3  Ôà0r¼€%¼€%àÝ  ÝThe€required€open€space€may€be€used€for€underground€drainage€fields€for€individual€orÐ Ä Ðcommunity€septic€systems.€Ýƒ3£µ  ݌Рr€%r€% ÐŒÝ  Ýà0 „ àà0¼„€%„€%àÝ ‚3£ ÝÝ  ÝÝ‚3£A ÝÔ2ÖÙÔ(Ú  Ú4Ú  Ú)Ô3  Ôà0r¼€%¼€%àÝ  ÝÔ_ÔStormwaterÔ_Ô€management€ponds€or€basins€may€be€included€as€part€of€the€minimumÐ  à Ðrequired€open€space,€as€may€land€within€the€rights„of„way€for€underground€pipelinesÔ‡ô#ªõXX¨…Ô݃3£A l ÝŒÐv!Æ r€%r€% ÐŒÝ  ÝÓL€ $•Ñ3((LÓØØ.Ô#†X¨…Xõô#ª¢ #Ôò òÐ \"¬! Ðó óÌò òÓ  ÓÐ  $T# ÐÓ²ÓFINDINGS€OF€FACT€case€#€9904„Ô_ÔZOAÔ_Ô„01ÌÌó ó831„3€òòStandards€for€AmendmentsÐ ˆØ ÐóóIn€preparing€and€considering€proposals€to€amend€the€text€or€maps€of€this€Zoning€Ordinance€the€PlanÐ n¾ ÐCommission€and€the€Board€of€County€Commissioners€shall€pay€reasonable€regard€to:ÌÌò òÓ9°„°` ˜XX ,d„¼r’X3…X9Ó(A)à  àThe€Comprehensive€Plan;ó óÐ  p ÐÌò òFindingsó ó:à0  àThe€proposed€changes€would€further€improve€the€use€of€flexible€design€techniques€andÐ ò B Ðimprove€the€efficiency€of€development€review€within€the€County.€€The€changes€furtherÏclarify€the€intent€of€larger€residential€lots,€the€function€of€the€Cluster€Subdivisions,€andÏrole€of€the€Planned€Unit€Development,€while€providing€for€additional€flexibility€in€theÏdevelopment€of€residential€uses€and€improved€site€design.Ð €%€% ÐÌò ò(B)€€à0  àCurrent€conditions€and€the€character€of€current€structures€and€uses€in€eachÐ \¬  Ðdistrict;Ð €%€% Ðó óÌò òFindingsó ó:à  àThis€criteria€does€not€apply.Ð j ÐÌò ò(C)à  àThe€most€desirable€use€for€which€the€land€in€each€district€is€adapted;Ð ì< Ðó óÌò òFindingsó ó:à0  àThe€proposed€changes€would€enable€better€site€design,€and€would€improve€theÐ ¾ Ðflexibility€in€implementing€the€design€standards€included€in€the€Zoning€Ordinance€andÏSubdivision€Control€Ordinance.Ð €%€% ÐÌò ò(D)à  àThe€conservation€of€property€values€throughout€the€jurisdiction;€andó óÐ \¬ ÐÌò òFindingsó ó:à0  àNo€change€of€property€value€is€anticipated.Ð.~€%€% Ðò òÌ(E)à  àResponsible€development€and€growth.ó óÐ V ÐÌò òFindingsó ó:à0  àThe€introduction€of€alternative€residential€development,€with€the€use€of€open€space,Ð Ø ( Ðsharing€of€impervious€resources,€and€improved€flexible€design€are€ways€in€whichÏdevelopment€and€growth€can€happen€responsibly.ò òЪ"ú!€%€% Ðó óÔ#†XI{XXX¨…å#Ôññ