(A) The purpose of land use intensity is to relate land area and open space to each other. In applying land use intensity, the floor area ratio creates a maximum use of buildings in relation to land area, and the open space requirements are minimum requirements based on and computed from the actual floor area developed on a zoning lot. Where accessory or mixed uses are involved, the open space requirement shall be based on floor area, other than the used for commercial purposes. Recreation space (RS) may be a part of living space (LS) and living space a part of open space (OS). The following is an application of the ratios expressed in the foregoing section:
(1) Floor Area Ratio (FAR). The ratio of Floor Area (FA) to Land Area (LA), expressed as a percent or decimal. Floor Area Ratio (FAR) x Land Area (LA) = MAXIMUM PERMITTED FLOOR AREA.
(2) Open Space Ratio (OSR). The ratio of Open Space (OS) to Floor Area (FA) that has been developed, expressed as a percent or decimal. Open Space Ratio (OSR) x Floor Area (FA) = MINIMUM REQUIRED OPEN SPACE.
(3) Living Space Ratio (LSR). The ratio of Living Space (LS) to Floor Area (FA) that has been developed, expressed as a percent or decimal. Living Space Ratio (LSR) x Floor Area (FA) = MINIMUM REQUIRED LIVING SPACE WHICH MAY BE PART OF REQUIRED OPEN SPACE (OS).
(4) Recreation Space Ratio (RSR). The ratio of Recreation Space (RS) to Floor Area (FA) that has been developed, expressed as a percent or decimal. Recreation Space Ratio (RSR) x Floor Area (FA) = MINIMUM REQUIRED RECREATION SPACE WHICH MAY BE PART OF REQUIRED LIVING SPACE (LS).
(B) In determining land area, floor area, and open space, the following method of computation shall be applicable:
(1) Land area. In determining land area, the following shall be included:
(a) The area of the zoning lot, less any area for which vehicular access has been granted to other properties; and
(b) An area equal to not more than 1/2 of the abutting right-of-way of any public street or alley to which the zoning lot has vehicular access rights. Said abutting right-of-way shall not include freeways, nor easements or private streets, in which vehicular rights-of-way to other properties are granted. On lots abutting intersecting streets, the area shall be determined by the center line extensions of the abutting streets connecting with the lot line extensions of the zoning lot.
(2) Floor area. In determining floor area, the areas of the several floors of a building measured from the exterior faces of the exterior walls, or from the center line of walls separating two buildings, and all stairways, balconies, and corridors shall be included. The following areas shall be excluded:
(a) Attic area with headroom of less than seven feet;
(b) Storage rooms;
(c) Elevator hoist machinery;
(d) Cooling towers;
(e) Areas devoted exclusively to air-conditioning, ventilating, and other building machinery and equipment; and
(f) Parking structures.
(3) Open space. In determining the area of open space, the following shall be included:
(a) Land area as determined under division (B)(1), less the building area; and
(b) Usable roof area.
(4) Living open space. In determining the area of living open space, the following shall be included:
(a) Land area as determined under division (B)(1), less than building area and less the area used for parking or maneuvering of vehicles; and
(b) Usable roof area.
(5) Recreation space. In determining the area of recreation space, open areas for both passive and active recreation facilities shall be included, subject, however, to the following conditions:
(a) If the recreation space requirement is less than 10,000 square feet, the recreation space, other than roof areas, shall be located in a contiguous portion of the zoning lot; and
(b) If the recreation space requirement is 10,000 square feet or more, each separate recreation area shall contain at least 10,000 square feet and shall be not less than 100 feet in least dimensions at any point, except for any spaces of less than 10,000 square feet constituting the remainder after provision has been made for the 10,000-square-foot area or areas. Modification of these area and dimensional requirements shall be allowed, if the shape or topography of the site prevents compliance or if the recreation space consists of usable roof area.
('80 Code, § 152.261) (Ord. 94-14, passed 7-5-94) Penalty, see § 152.999