1. Each site has physical features which are unique and not found elsewhere. Portions of some sites may not be usable due to steep slope, wetland or other sensitive areas.
2. A minimum of buildable land also should be reserved for recreation and open space. The purpose of this Section is to establish the appropriate intensity of use to which a specific tract may be put. For each tract, the developer shall submit the following calculation with the initial plan:
A. Base Site Area. That portion of the tract which is not usable for the activities proposed for the site shall be subtracted from the site area to determine base site area. Use the following formula to determine the base site area:
1. Site area of the development as determined by actual onsite survey. | Ac. |
2. Subtract: all land within the ultimate right-of way used for existing roads and utility rights of-way or easements. | Ac. |
3. Subtract: land which is not contiguous; i.e., | |
a. A separate parcel which does not abut or adjoin, nor share common boundaries with the rest of the development, and/or; | |
b. Land which is cut off from the main parcel by a road, railroad existing land uses, or major streams so as to serve as a major barrier to common use, or so that it is isolated and unavailable for building purposes. | Ac. |
4. Subtract: land which in a previously approved subdivision was reserved for resource reasons such as flooding or recreation. | Ac. |
5. Subtract: land used or zoned for another use; i.e., land which is used or is to be used for commercial or industrial uses in a residential development, or land in a different zoning district than the primary use. | Ac. |
Total: Equals BASE SITE AREA | Ac. |
B. Resource Protection Land. All land within the base site area shall be mapped and measured for the purpose of determining the amount of open space needed to protect it. On the form below identify the amount of land in each resource and then multiply the open space ratio that has been determined for that resource.
DETERMINATION OF RESOURCE PROTECTION AREA
Resource | Open Space Ratio | Acres of Land in Resource | Land (Acres in Resource x Open Space Ratio)
4 |
Resource | Open Space Ratio | Acres of Land in Resource | Land (Acres in Resource x Open Space Ratio)
4 |
Floodplains | 1.00 | ||
Floodplain soils | 1.00 | ||
Lakes or ponds | 1.00 | ||
Wetlands | 1.00 | ||
Steep Slope (25% or more) | .85 | ||
Forest | .80 | ||
Pond Shore | .80 | ||
Lake Shore | .70 | ||
Steep Slope (15-25%) | .70 | ||
Steep Slope (8-15%) | .60 | ||
Agricultural Soils Class I | .90 | ||
Agricultural Soils Class II | .85 | ||
Agricultural Soils Class III | .75 | ||
Total Land with Resource Restrictions | |||
Total Resource Protection Land | |||
4 The open space ratio appears in the first column.
C. Recreation Land. In order to provide for usable public or common open space as near to each development as possible, the following specific guidelines are intended to assure that a minimum amount of land, not included in the chart above, is retained for open space and recreational purposes:
Take Base site area
Subtract Total land with Resource Restriction -
Equals TOTAL UNRESTRICTED LAND =
D. In determining the recreation or open space requirement, or set aside, for a particular type of development, use the following formula:
Multiply Total Unrestricted Land by: x
1. Zero (0) for single-family detached uses where permitted as part of a major subdivision.
2. Two-tenths (0.20) for single-family cluster or performance subdivision in residential districts.
3. Two-tenths (0.20) for commercial projects using the performance standard.
4. Zero (0) for all uses in the agricultural district.
Equals TOTAL RECREATION LAND =
E. Determination of Site Capacity. Individual site capacity is determined by calculating the net buildable site area. For single-family performance subdivisions, the number of allowable dwelling units is determined by multiplying the net density by net buildable site area. The calculations are as follows:
Take | Resource Protection Land | Ac. |
Add | Recreation Land | + Ac. |
Equals | TOTAL OPEN SPACE | = Ac. |
Take | Base Site Area | Ac. |
Subtract | Total Open Spaces
5 | Ac. |
Equals | NET BUILDABLE SITE AREA
3 | = Ac. |
Multiply | by Net Density for project area | Ac. |
Equals | NUMBER OF DWELLING UNITS (do not round up) | = DU's |
5 In the case of commercial projects, the net buildable site area is the final calculation.
NOTE: For commercial projects the formula is intended to provide the developer and Planning Commission with the net buildable site area, including the resource protection and open space set aside, and does not relate to the number of building units.
(Ord. 3/9/1993E, § 803)