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<br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br /> <br />non-residential uses in a manner which protects agricultural and open space areas, protects natural resources, creates a <br />self-sufficient community, minimizes off-site traffic, and does not increase urban sprawl. <br />All new town projects shall require submittal and approval of a PD project having the following characteristics: <br />a. A proper mix of land uses that results in a sustainable small town rather than merely an amenitized residential <br />community. The mix of land uses shall satisfy the following criteria: <br />1. Residential areas; these are areas that provide for single-family and multiple-family residential units, <br />including residential units behind or over businesses. <br />2. Shopping areas; these are areas that provide for the sale of goods and services to accommodate the <br />residents of the new town. Allowed uses are retail commercial and personal services. <br />3. Work areas; these are areas that provide employment opportunities for the residents of the new town. <br />Allowed uses are office, educational, light industrial, resource management and tourism, and agricultural <br />uses and related industries. <br />4. Public facilities and institutional uses, including schools, fire/police stations, cultural and community facilities, <br />and places of worship. <br />5. Recreational uses; these are areas which provide for active and passive recreational facilities. <br />6. Natural open spaces and agricultural areas; these are areas which will be preserved due to their <br />environmental importance or will be used for active agricultural production. <br />b. Activity or town centers shall be mixed-use mixed use centers containing both nonresidential and residential uses, <br />while residential uses not located within town centers shall be in compact neighborhoods. <br />c. The gross residential density of a new town may exceed the underlying agricultural maximum densities; however, <br />the new town density shall not exceed 1.5 units per acre of gross project area unless development rights are <br />transferred to new towns from off-site properties. In such cases, the overall gross density of the new town shall not <br />exceed 2 units per acre. Consistent with that allowance, new towns may be receiver sites for development rights <br />sent from conservation or agricultural preservation areas that are located outside the urban service area and are <br />not adjacent to the project. Sending areas shall be stripped of development rights as part of the new town approval. <br />Density credits eligible for transfer shall not exceed 1 unit per acre for AG-1 sending areas, 1 unit per 2 acres for <br />AG-2 sending areas, and 1 unit per 4 acres for AG-3 sending areas. Additional density allowances up to 1 unit per 2 <br />PAGE 19