The purpose of this article is to indicate the maximum permitted density (for residential projects) and maximum permitted intensity (for nonresidential projects) of development on any given site within the jurisdiction of this chapter (see § 550-9). The development potential of any site is determined by a variety of factors, including but not limited to the area of the site; the proportion of the site not containing sensitive natural resources; the zoning district(s) in which the site is located; the development option(s) the site is developed under; and the use(s) considered for development.
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Rationale: This article regulates the development potential of all property within the jurisdiction of this chapter. This article is designed to ensure the implementation of many goals and objectives of the City of Watertown Comprehensive Plan. (See also § 550-5 of this chapter.) Many of these are extremely difficult to address using conventional zoning techniques, particularly those which rely on minimum lot area requirements to establish maximum permitted residential densities and maximum floor area ratios to establish the character of nonresidential developments. Such approaches provide for a minimum flexibility and/or the needless destruction of sensitive natural resources. The approach employed by this article, relying on maximum gross densities (MGDs) and minimum required landscape surface ratios (LSRs) in combination with maximum permitted floor area ratios (FARs) for nonresidential development (both in conjunction with a variety of development options available in every zoning district), results in a very high degree of site design flexibility and the protection and implementation of desired community character and adopted community goals and objectives.
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This article contains the standards that determine the maximum amount of development permitted on any given site. Prior to using the provisions of this article to determine the development potential of a given property, the guidelines provided by § 550-76A through C should be reviewed. This article recognizes inherent differences between residential and nonresidential land uses, and thus regulates their development in slightly different manners. The description of the process addressing residential development in § 550-76A and B refers to the requirements of § 550-74, Residential density standards. The description of the process addressing nonresidential development in § 550-76A and C refers to the requirements of § 550-75, Nonresidential intensity standards.
A.
Purpose. An important goal of the City of Watertown Comprehensive
Plan is the protection of natural resources that are sensitive to
disruption caused by development and/or other land use activities.
These resources include floodways, floodplain areas, flood-fringe,
shorelands, wetlands, drainageways, lakeshores, steep slopes and woodlands.
These resources serve important functions that are lost when these
areas are subject to development and/or other land use activities
in the absence of correct mitigation approaches. In many instances,
these functions cannot be provided by other natural or man-made features.
Specific broad categories of such functions include the protection
and enhancement of air, surface water, groundwater and soil quality;
habitat provisions and diversification; aesthetic diversification;
and buffering effects.
B.
Mitigation. In certain instances, natural features can accommodate development and/or other land use activities without a significant loss of their functional benefits if proper mitigation practices are employed. Article IX, Natural Resources Protection Regulations, and Chapter 532, Floodplain and Shoreland-Wetland Zoning, provide detailed standards regarding permitted mitigation techniques and requirements.
C.
Natural resources site evaluation worksheet.
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(a)
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Determine the gross site area (GSA) of the site:
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1.
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Total site area as determined by actual on-site survey.
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________ acres
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2.
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Subtract area located within proposed rights-of-way of roads
and within proposed boundaries of public facilities which are designated
within the City's Comprehensive Plan and/or required for dedication
per subdivision regulations.
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- ________ acres
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3.
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Subtract land which, although part of the same parcel, is not
contiguous to or is not accessible from the proposed road network
serving the project.
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- ________ acres
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4.
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Subtract land which is proposed for a different development
option or a different zoning district.
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- ________ acres
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5.
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Subtract area of navigable waters (lakes and streams).
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- ________ acres
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6.
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Equals gross site area (GSA)
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=________ acres
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(b)
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Determine the required resource protection area (RPA) of the
site:
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1.
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Portion of gross site area containing floodways.
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________ acres
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2.
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Portion of gross site area containing floodplain areas.
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________ acres
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3.
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Portion of gross site area containing flood-fringes.
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________ acres
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4.
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Add portion of gross site area containing wetlands.
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+________ acres
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5.
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Add portion of gross site area containing drainageways.
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+________ acres
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6.
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Add portion of gross site area containing lakeshores.
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+________ acres
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7.
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Add portion of gross site area containing woodlands.
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+________ acres
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8.
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Add portion of gross site area containing steep slopes
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+________ acres
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9.
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Subtract portions of natural resource areas [(b)1 to 8] made
developable using approved environmental mitigation techniques.
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-________ acres
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10.
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Equals required resource protection area (RPA).
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=________ acres
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(c)
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Determine the net developable area (NDA) of the site:
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1.
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Enter gross site area (GSA) [from (a)6 above].
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________ acres
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2.
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Subtract required resource protection area (RPA) [from (b)10
above].
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-________ acres
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3.
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Equals net developable area (NDA).
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=________ acres
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[1]
Editor's Note: Appendix C, Density and Intensity Standards table, is attached to this chapter.
[1]
Editor's Note: Appendix C, Density and Intensity Standards table, is attached to this chapter.
A.
Instructions for both residential and nonresidential development.
(1)
Step 1: Check planning recommendations for the subject property.
(a)
Check Comprehensive Plan recommendations. The City's Comprehensive
Plan should be checked for implications related to the subject property,
particularly the Land Use and Transportation Plan Maps. (Copies of
the Comprehensive Plan are available from the City.) From time to
time, the Comprehensive Plan may be amended. The City's Public Works
Department should be consulted regarding changes to the Comprehensive
Plan that may affect the subject property or its environs.
(b)
Check Official Map recommendations. The City's Official Map
should be checked for proposed capital facilities and dedication requirements,
including schools, parks, stormwater management facilities and street
improvements, which may affect the subject property. The Official
Map is on display at the City's Public Works Department. From time
to time the Official Map may be amended. The City's Public Works Department
should be contacted regarding changes to the Official Map that may
affect the subject property or its environs.
(2)
Step 2: Check the zoning of the subject property. The potential amount and type of development any given site may contain is directly related to the zoning district in which the site is located. The subject property should be identified on the City's Official Zoning Map (see § 550-18) and the current zoning designation should be compared with the description of that district provided in Article II. The Official Zoning Map is on display at the City's Public Works Department. From time to time, the Official Zoning Map may be amended. The Zoning Administrator should be contacted regarding potential changes in the Official Zoning Map that may affect the subject property or its environs.
(3)
Step 3: Complete a natural resources site evaluation for the site. The effect of protected natural resources on the development potential of the subject property should be evaluated. All resources listed in § 550-73, Required natural resources site evaluation, should be identified on the subject property, located on a map (or air photo) of the subject property, and the total area of the property (in acres) covered by those resources, known as required resource protection area (RPA), should be determined, as should gross site area (GSA) and the net developable area (NDA) of the subject property. (Section 550-73C contains a worksheet to simplify these calculations.) The Zoning Administrator should be contacted if assistance is desired in completing these calculations.
B.
Instructions for only residential development. (For Steps 1 through 3 see Subsection A above.)
(2)
Step 5: Check the minimum site area requirement against the gross
site area. The required minimum site area (MSA), given in the zoning
district identified in Step 2, should be compared with the gross site
area (GSA) required on the subject property as determined under the
natural resources site evaluation in Step 3 above. If the GSA is less
than the MSA required by the selected development option, then a different
development option must be selected or additional property should
be acquired.
(3)
Step 6: Determine maximum gross density permitted on the site. The
maximum gross density (MGD) given in the zoning district identified
in Step 2 above should be noted and used in Step 7 below.
(4)
Step 7: Determine the maximum number of units permitted on the site.
The maximum gross density (MGD) identified in Step 6 above multiplied
by the gross site area (GSA) calculated in Step 3 above equals the
maximum number of dwelling units permitted on the subject property
under the selected development option within the selected zoning district.
The ability to actually develop this number of dwelling units on the
subject property is not guaranteed by the provisions of this chapter.
Inefficient site design, poor property configuration, and other factors
may result in a lower number of units actually fitting on the site.
(5)
Step 8: Check the minimum permitted lot area. The minimum lot area
(MLA) requirement given in the zoning district identified in Step
2 is the smallest size lot permitted within the zoning district. The
MLA must equal or be less than the lot size requirement for the type
of dwelling unit proposed for the project in Step 4 above. If the
MLA given in the zoning district is larger than the lot size requirement
given in Step 4, then a dwelling unit type with a larger lot size
must be selected (in which case, it may be advantageous to repeat
Steps 4 through 8 using a different dwelling unit type).
C.
Instructions for only nonresidential development. (For Steps 1 through 3 see Subsection A above.)
(2)
Step 5: Check the minimum lot area requirement against the gross
site area present on the subject property. The required minimum lot
area (MLA) given in the zoning district identified in Step 2 should
be compared with the gross site area (GSA) required on the subject
property as determined under the natural resources site evaluation
in Step 3 above. If the GSA is less than the MLA required by the zoning
district, then additional property should be acquired. In other words,
the GSA (from Step 3) must be greater than or equal to the MLA (from
Step 5).
(3)
Step 6: Check the minimum landscape surface ratio requirement against
the required resource protection area present on the subject property.
The required landscape surface ratio (LSR) given in the zoning district
identified in Step 2 should be multiplied by the gross site area (GSA)
used in Step 5 above. The resulting product is the area of the site
which must be permanently protected as green space. This area should
be compared with the required resource protection area (RPA) required
on the subject property as determined under the natural resource site
evaluation in Step 3 above. If the area of the site containing sensitive
natural resources exceeds the area of permanently protected landscape
surface required, then more floors may have to be used in order to
approach maximum development potential on the site. In other words,
if the RPA (from Step 3) is greater than the LSR, the use of more
floors may permit the development of more floor area on the subject
property.
(4)
Step 7: Determine maximum floor area ratio permitted on the site.
The maximum floor area ratio (FAR) for the zoning district identified
in Step 2 above should be noted. This number will be used in Step
8 below.
(5)
Step 8: Determine the maximum floor area permitted on the site. The
maximum floor area ratio (FAR) identified in Step 7 above multiplied
by the gross site area (GSA) calculated in Step 3 above equals the
maximum square footage of gross floor area permitted on the subject
property within that zoning district. The ability to actually develop
this amount of floor area is not guaranteed by the provisions of this
chapter. Inefficient site design, poor property configuration and
other factors may result in a smaller amount of area actually fitting
on the site.
(6)
Step 9: Check the maximum building size requirement (NO and NB District). The maximum building size (MBS) requirement given in the zoning district identified in Step 2 above is the largest size building permitted within the Neighborhood Office and Neighborhood Business Districts. The MBS must equal or be greater than the building size proposed for the project in Step 8 above. If the MBS given in § 550-75 is smaller than the proposed building size calculated in Step 8 above, then a smaller building must be built or the use of additional buildings should be considered.
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Rationale: The combinations of maximum floor area ratio (FAR)
and minimum landscape surface ratio (LSR) requirements within each
zoning district are designed to result in a consistent community character
of development within that district. The minimum lot area (MLA) requirements
for each zoning district are used to ensure that a consistency of
neighborhood character within each zoning district is maintained and
attainable under efficient site design practices. The maximum building
size (MBS) requirements ensure that development within the Neighborhood
Office and Neighborhood Business Districts retains a neighborhood
function and maintains a scale that is compatible with nearby residential
development.
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[Amended 2-4-2014 by Ord. No. 14-2]
A.
Blanket conforming status.
(1)
Blanket conforming status for any and all requirements of this chapter
is hereby automatically granted to all development sites in their
configuration existing or as finally approved as of February 1, 2014.
(2)
After February 1, 2014, additional site development that would result in the enlargement, expansion or extension of uses, structures or other development per Subsection A(3)(a) to (h) below will not be allowed to occur without bringing such additional site development into full compliance with the provisions of this chapter or to the extent practical without removal of lawful structures, in accordance with the following Subsections B through E below.
(3)
This subsection is intended to prevent the creation of nonconforming
sites related to the building and site design requirements of this
chapter. These building and site design components may include one
or more of the following:
(a)
Bulk, intensity and density requirements.
(b)
Exterior building materials requirements.
(c)
Exterior building design requirements.
(d)
Parking, loading, access drive and other paved area design requirements.
(e)
Landscaping requirements.
(f)
Bufferyard requirements.
(g)
Fencing requirements.
(h)
Lighting requirements.
(4)
This subsection ensures that sites approved prior to February 1,
2014, do not encounter difficulty because they would otherwise be
considered nonconforming.
C.
On lots where the site configuration and undeveloped area are sufficient to comply with site design requirements, no enlargement, expansion or extension of a use, structure or paving shall be permitted if it makes compliance with the site design requirements of this chapter, including Subsection A(3)(a) to (h) above, impossible, even if said enlargement, expansion or extension of the use, structure or paving would otherwise be permissible.
D.
On lots where the configuration and undeveloped area of the nonconforming
site provide insufficient space to bring the site into full compliance
with all site requirements, but nevertheless provide space to reduce
the degree of one or more nonconformities, the Plan Commission shall
make a determination as to the manner and degree to which each site's
nonconformities shall be brought into conformance specifically to
improve public safety and/or reduce public nuisances.
E.
Enlargements, expansions or extensions that would result in creation of one or more nonconformities, render a nonconforming site incapable of being brought into full or greater compliance with nonconforming site requirements, or increase the degree of existing nonconformities with the site development standards of this chapter shall not be permitted, unless a variance is granted by the Zoning Board of Appeals under § 550-147.
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Rationale: The "blanket conforming status" provision of this
section is intended to prevent the creation of certain nonconforming
developments within the jurisdiction of this chapter. The adoption
of the provisions of this section ensures that developments approved
prior to the adoption of this chapter do not encounter difficulty
in transferring ownership because they would otherwise be considered
nonconforming.
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