ARTICLE IX

RESORT COMMERCIAL RC-1

SECTION 9.1.0 INTENT

The RC-1 District implements the Elmwood Township Master Plan by maximizing protection of its rural atmosphere and its natural environment and by complementing the character of surrounding neighborhoods. This is accomplished by permitting resorts with limited commercial development that satisfy market needs of the local community, including seasonal residents and tourists, without compromising Elmwood Township’s rural/residential character.

Such commercial resorts must help maintain a local sense of community by integrating a mix of land uses that are of a size, character, function, and location suitable to the needs of Elmwood Township and are sited so as to minimize impacts on and views from adjacent properties and roads. They are intended to have primarily an outdoor orientation so that they enhance quality of life while preserving the open, rural character of the Township. Any commercial uses with a large consumer draw and/or a high automobile trip generation rate should be avoided and any non-residential, or intensive outdoor recreation elements should be generally located centrally and to the interior of a site.

This District is a restrictive zone and it is intended to permit development only after in depth review. Such a process helps promote the protection and enhancement of critical elements such as natural resources, surface and groundwater quality, steep slopes, and woodlots. In addition, it helps ensure the availability of adequate utilities and public services, and the protection of public health, safety and welfare.
SECTION 9.1.1 PERMITTED USES

1. Single family residences on parcels 5 acres or larger.

2. Clustered Housing Developments pursuant to the requirements of Article XIII A.

3. Commercial resorts – Approved pursuant to the requirements of Article XIIID, Planned Unit Development (PUD) District. Commercial resorts must include primary commercial use(s) and may include secondary commercial and residential use(s). The following factors will be used to determine whether a proposed outdoor recreation use constitutes a primary commercial use:

I. Compare the development, capital and operating costs associated with primary commercial uses with those associated with secondary commercial uses.
II. Compare the number of persons participating in activities associated with primary commercial uses with those participating in activities associated with secondary commercial uses
III. Compare the anticipated annual revenues associated with primary commercial uses with those associated with secondary commercial uses.

a. Primary commercial uses - Outdoor recreation uses such as: cross country and downhill skiing, sledding, ice skating, golf courses, equestrian facilities and trails, pedestrian trails, and swimming pools.

b. Secondary commercial uses - Uses that are directly related or integral to primary commercial use(s) but that are of a supporting nature including: hotels/ motels, and restaurants. Also related uses, such as snack bars, small retail shops selling goods directly related to or integral to the primary outdoor recreational uses and indoor recreation uses such as tennis and racquet ball courts, equestrian riding rings, and swimming pools.

c. Residential uses - Single family, two-family and multiple family dwelling units that are developed in conjunction with a commercial resort.

SECTION 9.1.2 ACCESSORY USES

1. Accessory buildings and uses that are customarily incidental to the permitted uses.

SECTION 9.1.3 COMMERCIAL RESORT REQUIREMENTS

A. Lot and Building Requirements

Minimum lot area: 40 acres
Perimeter setbacks: 100 feet for all buildings, structures and parking lots
Maximum Height: 35 feet
Maximum Building Length: 300 feet

B. Open Space Requirements

1. Minimum open space – Areas devoted to open space and/or unpaved outdoor recreation areas shall constitute no less than 65 percent of an entire site. For the purposes of this ordinance unpaved outdoor recreation areas include by example: downhill and cross country skiing trails, golf courses, equestrian centers, and soccer, baseball and football fields.

C. Development Density

1. Residential
a. The maximum number of permitted dwelling units shall be calculated based on one dwelling unit per 2.5 acres of an entire site.

2. Secondary Commercial Uses
a. The area devoted to secondary commercial uses, as defined in Section 9.1.1.3.b, supplemental commercial areas, and hard surface outdoor recreation uses shall not exceed 5% of an entire site. Supplemental commercial areas shall include by example parking, loading and service areas. Hard surface outdoor recreation uses include facilities such as tennis and basketball courts, skating rinks, and swimming pools and their related deck areas.

3. The area devoted to commercial use contained in a commercial resort may be increased by substituting permitted residential dwelling units for commercial site area based on a conversion factor of one dwelling unit for each additional 2,000 square feet devoted to secondary commercial uses, supplemental commercial areas, and hard surface outdoor recreation uses.

D. Sample Commercial Resort Density Calculation for a 100 acre parcel:

Step Requirement Process Result
Step One Minimum lot area is 40 acres. Determine entire site area (in acres) based on a boundary survey. 100 acres
Step Two Maximum number of allowed dwelling units is 1 per 2.5 acres. Divide entire site area by 2.5. 40 dwelling units
Step Three 65% in open space or unpaved outdoor recreation areas. Take 65% of entire site. 65 acres
Step Four Maximum 5% of the site area may be developed for secondary commercial uses, supplemental commercial areas, and hard surface recreation areas Take 5% of entire site. 5 acres
Step Five Permitted dwelling units can be substituted for additional commercial site area by converting a dwelling unit to 2,000 square feet of secondary commercial use, supplemental commercial areas, and hard surface outdoor recreation uses. To determine maximum additional commercial site area multiply the number of permitted dwelling units by 2,000. 80,000 sq. ft.
additional commercial site area,
(about 1.4 acres).

SECTION 9.1.4 SINGLE FAMILY LOT AND BUILDING REQUIREMENTS

1. Single Family Residences:

Minimum lot size: 5 acres
Minimum lot width: 200 feet
Setbacks:
Front – 30 feet
Side – 30 feet
Rear – 50 feet
Water’s edge – 50 feet
Maximum Height: 35 feet

DEFINITIONS

HOTEL/MOTEL

A building or group of buildings on the same lot, whether detached or attached, containing sleeping or dwelling units, which may or may not be independently accessible from the outside, with garage or parking spaces located on the lot. The term shall include any building or building groups designated as motor lodges, transient cabins, rooms, or by any other title intended to identify them as providing lodging, with or without meals, for compensation on a transient or periodic basis.

USE, PRIMARY COMMERCIAL

The main use of land as developed and occupied, including the activities that are conducted on the site for a majority of the hours during which activities occur, as distinguished from a secondary commercial use.

USE, SECONDARY COMMERCIAL

Any use that is secondary to the primary commercial use.