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(B) Regardless of the method chosen (yield formula or yield plan), the following zoning district base densities apply:
Zoning District | Maximum Base Density (units per acre [UPA]) |
Zoning District | Maximum Base Density (units per acre [UPA]) |
E-1 | 0.200 |
E-2 | 0.400 |
R-1 | 0.726 |
R-2 | 1.000 |
R-2A | 1.452 |
R-3 | 2.178 |
R-4 | 3.485 |
(C) If the conservation design subdivision is located in more than one zoning district, the maximum number of dwelling units allowed must be determined separately for each portion of the site lying within a different zoning district. Density may be transferred from one portion of the site to another, provided that the transfers do not result in an increase in the number of dwelling units allowed on the overall site.
(Ord. passed 7-8-1970; Res. 09-167, passed 6-18-2009)
(A) Developers may elect to submit a yield plan to be used as the basis for determining the maximum number of dwelling units allowed prior to bonus calculations.
(B) Yield plans (subdivision plans) must be prepared by an engineer, surveyor, professional planner or other qualified professional.
(C) The yield plan must be prepared in sufficient detail and include sufficient backup documentation to illustrate the maximum number of dwelling units that would realistically be allowed on the property under conventional subdivision design, in compliance with this chapter, the Zoning Ordinance, Water Resource Ordinances, Stormwater Management Ordinance and all other applicable ordinances.
(D) Yield plans must be reviewed and approved by the Chief Subdivision Engineer as part of the plat approval process for the conservation design subdivision.
(Ord. passed 7-8-1970; Res. 09-167, passed 6-18-2009)
(A) Generally. In lieu of the yield plan method of § 154.266, developers may elect to use a yield formula to be used as the basis for determining the maximum number of dwelling units allowed prior to bonus calculations.
(B) Step 1 - Determine base site area. The first step of the yield formula involves calculating the site’s base site area, as follows:
1. Determine gross site area | acres |
2. Subtract ROW of existing streets (and ultimate ROW) | - acres |
3. Equals base site area | = acres |
(C) Step 2 - Determine net site area. The second step of the yield formula involves calculating the net site area, as follows:
1. Take base site area (from division (B) above) | acres |
2. Subtract regulated wetlands (> than 0.1 acres in area) and wetland buffers as required by the County Water Resource Ordinances or United States Army Corps of Engineers, whichever is more stringent: | - acres |
3. Equals buildable area | = acres |
4. Subtract 10% of buildable area for stormwater management | - acres |
5. Subtract 15% of buildable area for streets | - acres |
6. Equals net site area | = acres |
(D) Step 3 - determine number of dwelling units allowed. The third step of the yield formula involves a final calculation of the maximum number of dwelling units allowed on the site:
1. Take net site area (from division (C) above) | acres |
x UPA | |
3. Equals pre-bonus maximum number of dwelling units allowed | = units |
(Ord. passed 7-8-1970; Res. 09-167, passed 6-18-2009)
1. Calculate any allowed density bonus | |
The maximum increase in density shall be limited to 25% of the permitted density. The following list of incentives may be utilized to reach a density bonus not to exceed 25%. | |
a. Internal trails that are connected with existing or potential open spaces and multi-use trails outside of the development and provide access to the public. Open space must be connected to larger greenway systems when technically possible = 4% bonus | % |
b. The amount of open space provided exceeds the required open space area from § 154.280(B) for the development by 10% or more (including the bonus acreages offered for any special incentives allowed per § 154.282 and any infiltration credit allowed per the Water Resources Ordinance) = 8% bonus | + % |
c. Open space within the development is placed into a conservation easement with a legally incorporated land conservation agency or donated to a public open space agency (as approved by the Plat Committee) = 4% bonus | + % |
d. Pursue landmark status for identified historically significant buildings, structures and sites on the subject property as determined by the County Historic Preservation Ordinance and recommendation of the County Historic Preservation Commission to have merit and suitability for preservation and/or adaptive reuse and preserve them by incorporating them into the development proposal= 4% bonus | + % |
e. Provide design excellence and quality in building style and material. This may include, but not be limited to, compact clustering of home sites with the efficient and appropriate layout of roads and utilities and energy conserving landscaping. This should include the utilization of native plant species and the preservation of natural resources. The aforementioned design should reflect nationally recognized standards, such as the Sustainable Sites Initiative, LEED or National Association of Homebuilders Green Building Standards or as described in the Developer’s Handbook. (not to exceed a 8% bonus) | + % |
f. Area based density bonuses: | |
i. Woodlands are preserved and set aside in common areas: acres | |
ii. Natural preserves in excess of 50% are created or set aside into common areas: acres | |
iii. Total acreage bonus for Stormwater Infiltration practices per the Water Resource Ordinance: acres | |
Total acres for area based density bonuses (i + ii + iii): = acres | |
Multiply by 100: x 100% = % | |
Equals area based density bonus percentage (Not to exceed 10%) | + % |
2. Equal total bonuses (Add 1a -1f) (25% Max.) | = % |
3. Divide total bonus % by 100 | %/100 |
x units | |
5. Equals number of bonus dwelling units | = units |
6. Add results of yield plan or yield formula to bonus dwelling units for maximum number of dwelling units | = units |
(Ord. passed 7-8-1970; Res. 09-167, passed 6-18-2009) Penalty, see § 154.999
Conservation design subdivisions are expressly exempt from the lot area, lot width, lot coverage and setback requirements of the Zoning Ordinance. No structures shall be exempt from the requirements of the County Building Ordinance; lots must be of size and shape to allow for compliance with applicable building codes.
(Ord. passed 7-8-1970; Res. 09-167, passed 6-18-2009) Penalty, see § 154.999
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