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b. Open Space Requirements: Open space must constitute at least 50 percent of the total project <br />area and must include: <br />i. Areas with physical characteristics unsuitable for development in their natural state; <br />ii. Areas containing significant historic sites or unplatted cemeteries; <br />iii. Portions of the shore impact zone preserved in its natural or existing state as follows: <br />A. For existing residential PUDs at least 50 percent of the shore impact zone <br />B. For new residential PUDs, at least 70 percent of the shore impact zone. <br />iv. Open space may include: <br />A. Outdoor recreational facilities for use by owners of dwelling units or sites by guests <br />staying in commercial dwelling units or sites and by the general public; <br />B. Non-public water wetlands. <br />v. Open space shall not include: <br />A. Dwellingsites-, <br />ites; <br />B. Dwelling units or structures, except water oriented accessory structures or facilities; <br />C. Road rights -of -way or land covered by road surfaces and parkin areas; <br />reas• <br />D. Land below the OHWL of public waters; and <br />E. Commercial facilities or uses. <br />c. Open Space Maintenance and Administration Requirements <br />i Open space preservation: The appearance of open space areas including topography, <br />vegetation, and allowable uses, must be preserved and maintained by use of deed <br />restrictions, covenants, permanent easements, public dedication, or other equally effective <br />and permanent means. The instruments must prohibit: <br />A. Commercial uses (for residential PUDs); <br />B. Vegetation and topographic alterations other than routine maintenance: <br />C. Construction of additional buildings or storage of vehicles and other materials,• and <br />D. Uncontrolled beaching of watercraft. <br />ii. Development organization and functioning: Unless an equally effective alternative <br />community framework is established, all residential planned unit developments must use <br />an owners association with the following features: <br />A. Membership must be mandatory for each dwelling unit or dwelling site owner and <br />any successive owner; <br />B. Each member must pay a pro rata share of the association's expenses and unpaid <br />assessments can become liens on units or dwellingsites• <br />C. Assessments must be adjustable to accommodate changing conditions; and <br />