Division 3 of this Article provides the intensity standards for each of the Non-Residential/Resource Zoning Districts.
(1) INSTRUCTIONS FOR DEVELOPMENT.
a. Step 1 - Check Planning Recommendations for the Subject Property: The City’s Comprehensive Plan should be checked for implications related to the subject property, particularly the future Land Use and Transportation Plan Chapters.
b. 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, and the current zoning designation should be compared with the description of that district provided in this Article.
c. 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 Sec. 35-3602(c)(2), 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. The Zoning Administrator should be contacted if assistance is desired in completing the calculations in Sec. 35-3602(c)(3).
d. Step 4 - Determine What Types of Land Uses Are Permitted
: Division 3 of this Article should be checked to determine which types of land uses are permitted within the zoning district designated on, or proposed for, the subject property. A complete description of each land use is presented in Division 4 of this Article.
e. 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 for the applicable zoning district identified in Table 35-3301.1., 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.
f. Step 6 - Check Minimum Landscape Surface Ratio Requirement Against the Required Resource Protection Area Present on the Subject Property
: The required Landscape Surface Ratio (LSR), given for the applicable zoning district identified in Table 35-3301.1, 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.
g. Step 7 - Determine Maximum Floor Area Ratio Permitted on the Site
: The Maximum Floor Area Ratio (FAR) given for the applicable zoning district identified in Table 35-3301.1, should be noted. This number will be used in Step 8, below.
h. 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 5, 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.
i. Step 9 - Check the Maximum Building Size Requirement: The Maximum Building Size (MBS) requirement given for the applicable zoning district identified in Table 35-3301.1, is the largest size building permitted within the non-residential/resource districts without a special use permit. The MBS must equal or be greater than the building size proposed for the project in Step 8, above. If the MBS permitted in the district 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, otherwise a special use permit will be required.
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 retain a neighborhood function and maintains a scale which is compatible with nearby residential development.