The first two posts in this series discussed how density can assist in maintaining the natural resources of the Northwoods as well its related culture. Those posts also discussed how higher density development can assist in protecting water quality, and work to limit forest fragmentation. The third post discussed a Florida Gulf Coast development that was one of the trend-setters for the New-Urbanist planning movement. For many years the lake front properties have been subject to long and narrow spaghetti like lots which allow a lake front lot, and to meet area requirements. This type of development eats up more land, which is land that in many cases is rather meaningless to the lake front house site, except perhaps to store toys. Most of the prime development land along lakes has been claimed by development providing negative impacts to both ground and surface waters. As I noted in the first two posts, it is time for a new development paradigm. This blog post presents a new paradigm by reimagining a development along part of one Northwoods lake.
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| Pier on Lost Lake |
Development in northern Wisconsin is now moving to rivers to satiate the desire for water front lots. In the meantime, older lake front developments despoil our surface waters. This was discussed in a post from last October, which you can read here. When my spouse and I stayed at a cottage last October on Lost Lake two things came immediately to mind: first, the old dwellings were quite close to each other, signifying the desire of many, from many years ago, to accommodate lake front living. Second, the lake was full of algae which, in my non-expert opinion, may have been blue-green algae which can be toxic. The result of the algae was likely from failed and/or failing septic systems. The house we stayed at was about 90 feet from the lake, but other parts of the lake have areas were many dwellings are about 35-50 feet from the lake shore. I have reimagined an area with lesser setback homes. Two reimagine options will be discussed in this post.
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| Area of Lost Lake with 37 lake houses, occupying 4836 feet of lake shoreline |
In the 1970's the state mandated Shoreland zoning which requires a setback of 75', grandfathering pe-existing lake homes. I present two different plans, but first a discussion of the area reimagined. The total area, as shown in the above image is about 93 acres, with 37 lots having lake frontage. To the left (east) are long and narrow lake lots divided by an access road to provide quicker access to the homes rather than being located at the west edge of the property line. That works to a gross density of about .4 du/gross acre.
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| Area of Option 1, Lake Living Reimagined |
I have reimagined this area in two different ways. The first is mainly north of Founder's Creek, with some of the development south. This reimagine lake development has most lots "on" the lake. The second, low impact reimagined development takes a New Urbanist approach, and is fully south of Founder's Creek, but with no lake lots.
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| Lake Living Reimagined, Concept Sketch 1969 feet of lake shoreline |
The first reimagined development is more standard lake front parcels, and in this map area, the reimagined development of 32 lake "front" lots and 2 creek "front" lots is located on about 30 acres, but includes wetland and other open spaces. Just like the original development. this development, however, also includes 22 non-water lots, which increases the density, and allows more development on a smaller footprint. This development is 1.9 du/gross acre. The key is using small lots of about 60 feet wide and 120 feet in depth. Besides smaller lots, which will require a different method of handling sanitary waste water than traditional septic systems, is that the lots do not front the lake as commonly known, but rather, they are separated from the lake, and creek, by a minimum 75 foot wide greenway. The greenway is intended to provide community access, and be environmental buffer to the water. Rather than separate piers, the piers would be shared. The greenway could be public, or perhaps private to this development, owned in common by each house parcel (each house, as an example, would have a 1/56th interest in the common land). Two parcels would be set aside for storage units, as it is well known that those up north, like to have their toys. Why not store the toys off site during non season, rather than in a large on-site garage?
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| Lost Lake Water. Lost Lake has many houses along its shoreline |
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| Lake with few houses along its shoreline |
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| Area of Option 2, Small Foot Print Community |
To calculate gross density let us assume 20 multifamily dwelling units in the development, which give 117 dwelling units on 30 total acres, meaning a development density of 3.9 dwelling units/gross acre. What this allows is a significant increase in dwelling units, about two-thirds, on a footprint of 63 less acres than what currently exists. This allows, as in the first scenario, more open space to be protected, but with more lots to offset related costs. This development not only forms a small community, it also is more sustainable, with its small footprint, and its buffer to the lake. With its density there is the ability to use more advanced storm water management techniques such as bio-retention cells and tree trenches between sidewalk and street, and use of pervious pavement. It is anticipated that houses would have one larger side yard of 30' for non-alley lots and 18' for alley lots. Solar panels on roof tops could assist in providing electrical demands for the home.
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| Option 2, Concept Sketch, and lot detail 463 feet of lake shoreline |
Wise use of land in this reimagined small-footprint community provides minimal impact to the shoreline, with only 463 feet of shoreline somewhat affected compared to the 4,836 feet in existing, or even the 1,969 feet in the first lake front reimagined development option. Retaining natural shorelines on lakes, and particularly streams is important to the functioning of the natural systems. On the 30 acres, engineered systems can be used to help manage storm water runoff. Higher density can preserve water quality and our larger eco-systems. It does this in two ways: limiting footprint, and by allowing for more advanced engineered systems.
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| Option 2, Sketch details |
Beyond the environmental, this small-foot print community does more. It allows for interaction and sociability, and it is more equitable--socially, and economically. There are no lake front lots (although some stream "front" lots), so here the community interest takes precedence over individual desires. Multi-family options, allow for a more affordable option for those that wish to be near a lake, but would otherwise not be able to afford a single family dwelling. In this way, it mitigates the tragedy of the commons evident for a lake with all private lake front parcels.
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| Dwelling on another part of Lost Lake One can see dwellings to each side |
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