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The average slope of a parcel is calculated using the following formula: S = 100(I)(L)/A, where:
S = Average slope (in percent)
I = Contour interval (in feet)
L = Total length of all contour lines on the parcel measured from where the contour lines intersect with the property lines of the parcel (in feet)
A = Area of subject parcel (in square feet)
(Ord. 885, passed 11-1-2023)
The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure, measured from the outside perimeter of the exterior walls and/or the centerline of interior walls.
(A) Floor area includes, but is not limited to, all habitable space (as defined in the town's construction codes) that is below the roof and within the outer surface of the main walls of principal or accessory buildings, the centerlines of party walls separating such buildings or portions thereof, or lines drawn parallel to and two feet within the roof line of any building without walls. In the case of a multi-story building that has covered or enclosed stairways, stairwells, or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.
(B) Floor area does not include the following: mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area; bay windows, decks, or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater; areas that qualify as usable open space; and, in non-residential buildings, areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finish grade of the property.
(C) For non-residential uses, gross floor area includes interior walkways interior courtyards, walkways, paseos, and corridors covered by a roof or skylight. Non-residential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.
(Ord. 885, passed 11-1-2023)
The floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate the FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0. See Chapter 17.136 for additional regulations that apply to existing structures. The following are excluded from the floor area when calculating FAR.
(1) Garages and carports. 500 square feet for a single-family residence; 800 square feet for garage space for a duplex; and 400 square feet for a townhouse constructed as a series of single-family dwellings.
(2) Parking for multi-family structures. Parking areas located below finished grade or finished floor of habitable space where the vertical distance between finished grade and finished floor of the parking level is five feet or more. Structured parking areas located above finished grade where the vertical distance between finished grade and the floor of the parking level is five feet or less.
FIGURE 17.010 (H): DETERMINING FLOOR AREA RATIO
(Ord. 885, passed 11-1- 2023)
Lot coverage is the ratio of the total footprint area of all impervious surfaces on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, combined with all impervious driveways, walkway and other surfaces shall be summed in order to calculate lot coverage. The following shall be excluded from the calculation:
(A) Eaves and roof overhangs projecting up to two feet from a wall;
(B) Trellises and similar structures that have roofs that are at least 50 percent open to the sky with uniformly distributed openings;
(C) Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and
(D) Driveway, walkways, patios, decks and other flat surfaces built with pervious materials.
FIGURE 17.010(I): DETERMINING LOT COVERAGE
(Ord. 885, passe d 11- 1- 2023)
(A) The front of a lot that is not a corner lot or through lot is the lot line along the street frontage.
(B) The front of a corner lot is the narrowest dimension of the lot with street frontage.
(C) Except in the case of a panhandle lot, the front yard of a through lot is the one that abuts the street that adjoining lots use to provide primary access into the dwellings on these lots. The opposite yard is considered a rear yard.
(D) In the case of a through lot, the narrowest dimension is the front yard (that is not a panhandle). If same dimension, staff shall determine the front yard.
(E) If a panhandle lot, then the front yard is the one adjoining the widest portion of the lot that faces the street. (see graphic 17.010 (J).
(Ord. 885, passed 11-1-2023)
FIGURE 17.010 (J): MEASURING LOT WIDTH AND DEPTH
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