The site capacity analysis is required in the Planned Development
and Rural Districts when utilizing the performance zoning process.
Commentary: This article, applicable to the Planned
Development and four Rural Districts, makes clear that the area of
a parcel which is suitable for development is not the same as the
gross area of that parcel. The site capacity calculation determines
the extent to which a site is developable by "subtracting" land which
does not qualify for development for any of a variety of reasons.
In the event that a site has no valuable natural resource features,
the site capacity or area factor and/or impervious surface factor.
Access easements and rights-of-way must be subtracted
from gross site area because the land involved is unavailable for
development.
Noncontiguous land consists of areas which are effectively
isolated and therefore unavailable for the purpose related to the
proposed use. For example, if a portion of the parcel is effectively
inaccessible from the remainder of the parcel and therefore not buildable,
it should be subtracted from gross site area. If it is large enough
to support development independent of the other portion and/or has
access to a road, its base site (buildable) area could be calculated
separately or could be included in a single, combined calculation.
[Amended 6-19-2006 by Ord. No. 103]
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Table 300-318-A
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|---|---|---|
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Gross site area as determined by actual on-site survey within
last 5 years
|
_____ acres
| |
|
Subtract land constituting land within rights-of-ways of existing
roads and/or access easements
|
_____ acres
| |
|
Subtract land which is not contiguous (1 and 2):
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|
(1)
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A separate parcel which does not abut, adjoin, or share common
boundaries with the rest of the development
|
_____ acres
|
|
(2)
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Land which is cut off from the main parcel by a road, railroad,
existing land uses, or major stream, such that common use is hindered
or that the land is unavailable for building purposes
|
_____ acres
|
|
Whenever both nonresidential and residential uses are proposed:
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Subtract land used or proposed for residential uses OR subtract
land proposed for nonresidential use
|
_____ acres
| |
|
(Base site area must be calculated for both uses individually)
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|
Subtract any land that consists of floodplain, wetland, lake
or pond; associated lands zoned Resource Protection
|
_____ acres
| |
|
Equals base site area
|
_____ acres
| |
[Amended 6-19-2006 by Ord. No. 103]
A.
Residential.
The individual site capacity is determined by calculating the net
buildable site area. For single-family, single-family cluster, or
performance subdivisions, the number of dwelling units permitted is
determined by multiplying the density factor with the net buildable
site area. Calculations are as follows:
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Table 300-319-A
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|---|---|---|---|---|
|
1.
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Take base site area
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_____ acres
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|
2.
|
Multiply by district open space ratio
|
x
|
_____ acres
| |
|
3.
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Equals open space — calculation 1
|
=
|
_____ acres
| |
|
4.
|
Note area of lands consisting of floodplain, wetland, lake or
pond; associated lands zoned for Resource Protection
|
_____ acres
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5.
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Is the amount of land in floodplain, wetland, lake or pond,
or associated lands zoned for Resource Protection (line 4) equal to
or exceed the amount of open space — calculation 1 (line 3),
Yes or No?
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|
6.
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Open space adjustment factor:
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If the answer to Line 5 is Yes, then the adjustment factor is
0.50 (50%)
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If the answer to Line 5 is No, then the adjustment factor is
1.00
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What is the open space adjustment factor?
|
_____ (either 0.5 or 1.0)
| |||
|
7.
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Take open space — calculation 1 from line 3
|
_____ acres
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|
8.
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Multiply by open space adjustment factor from line 6
|
x
|
_____
| |
|
9.
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Equals required minimum open space
|
=
|
_____ acres
| |
|
10.
|
Take base site area
|
_____ acres
| ||
|
11.
|
Subtract minimum required open space
|
_____ acres
| ||
|
12.
|
Equals net buildable area
|
=
|
_____ acres
| |
|
13.
|
Take net buildable area
|
_____ acres
| ||
|
14.
|
Multiply by district maximum density factor
|
x
|
_____
| |
|
15.
|
Equals number of dwelling units (round down only)
|
=
|
_____ units
| |
|
Table 300-319-B
| |||
|---|---|---|---|
|
Base site area equals net buildable site area
|
=
|
_____ acres
| |
|
Take net buildable site area
|
_____ acres
| ||
|
Multiply by floor area factor
|
x
|
_____
| |
|
Equals maximum floor area
|
=
|
_____ acres
| |
|
Take net buildable site area
|
_____ acres
| ||
|
Multiply by impervious surface ratio
|
x
|
_____
| |
|
Equals maximum impervious surface
|
=
|
_____ acres
| |
B.
Nonresidential.
Maximum floor area is determined by calculating the net buildable
site area. Developable floor area (square feet) is determined by multiplying
the floor area factor with the net buildable site area. The maximum
impervious surface allowed is determined by multiplying the impervious
surface ratio with the net buildable site area.
|
Table 300-319-C
| |||
|---|---|---|---|
|
Base site area equals net buildable site area
|
=
|
_____ acres
| |
|
Take net buildable site area
|
_____ acres
| ||
|
Multiply by floor area factor
|
x
|
_____
| |
|
Equals maximum floor area
|
=
|
_____ acres
| |
|
Take net buildable site area
|
_____ acres
| ||
|
Multiply by impervious surface ratio
|
x
|
_____
| |
|
Equals maximum impervious surface
|
=
|
_____ acres
| |
Performance subdivisions may contain one or more housing types;
for example, single-family house, lot-line house, duplex, townhouse,
multiplex and multifamily buildings. Such subdivisions shall contain
the minimum amount of open space required by the performance standards.
Examples of housing types are outlined in the following commentary:
A.
Single-family house. This dwelling type consists of a single-family residence, including manufactured housing located on a privately owned lot which has private yards on all sides of the house in accordance with the buffer yard table in § 300-502.
B.
Lot-line house. This dwelling type consists of a single-family,
fully detached residence located on an individual lot which is set
on, or within five feet of, the side lot line. Windows are prohibited
on that wall of the house nearest to the side lot line. Either a five-foot
maintenance easement shall be provided on the neighboring property,
or the lot-line house may be set back five feet from the line and
a recreation, planting, and use easement may be granted to the adjacent
lot owner.
Commentary: Placing a house against one of the side
lot lines makes the remaining side yard more usable and requires less
total land than when the house is centered on the lot. Privacy to
adjacent units is insured by the prohibition of windows on the wall
of the unit closest to the lot line.
C.
Duplex. This dwelling type consists of two units attached
side-to-side to one another with each unit having a completely separate
entrance.
D.
Townhouse. This dwelling type consists of a single-family
attached unit, with a single unit going from ground to roof, and with
individual outside access. Rows of attached townhouses shall average
no more than 10 dwelling units.
E.
Multiplex. This dwelling type may be either an attached dwelling,
a stacked dwelling or a multiple-family dwelling. Each unit may take
direct access to a private yard or access point, or units may share
yards and access. The units may be arranged in a variety of configurations,
including back to back, side to side, or vertically; however, there
shall be no more than eight units in any single building.
F.
Multifamily buildings. A multifamily building is a building
containing individual dwelling units which share common access and
yards. A yard shall be required around each building and shall be
equal to 1/2 the height of the building or 20 feet, whichever is greater.
Multifamily buildings may contain more than eight units in a single
structure.
[Amended 6-19-2006 by Ord. No. 103]
For residential performance subdivisions, the requirements of § 300-524B, Clustered residential development and performance subdivisions, shall apply.
