Source: https://ecode360.com/30399631
Timestamp: 2019-12-08 16:50:53
Document Index: 470374426

Matched Legal Cases: ['§ 300', '§ 300', '§ 300', '§ 300', '§ 300', '§ 300', '§ 300']

City of Augusta, ME Site Capacity Analysis
Ch 300 Pt 3 Art IV Site Capacity Analysis
§ 300-317 Site capacity analysis required.
§ 300-318 Base site area calculations (all land uses).
§ 300-319 Determining site capacity.
§ 300-320 Housing types allowed in performance subdivisions.
§ 300-321 Requirements for residential performance subdivisions.
City of Augusta, ME / Part IV: Land Use / Land Use / ZONING
Article IV Site Capacity Analysis
The site capacity analysis is required in the Planned Development and Rural Districts when utilizing the performance zoning process.
Commentary: This article, applicable to the Planned Development and four Rural Districts, makes clear that the area of a parcel which is suitable for development is not the same as the gross area of that parcel. The site capacity calculation determines the extent to which a site is developable by "subtracting" land which does not qualify for development for any of a variety of reasons. In the event that a site has no valuable natural resource features, the site capacity or area factor and/or impervious surface factor.
Access easements and rights-of-way must be subtracted from gross site area because the land involved is unavailable for development.
Noncontiguous land consists of areas which are effectively isolated and therefore unavailable for the purpose related to the proposed use. For example, if a portion of the parcel is effectively inaccessible from the remainder of the parcel and therefore not buildable, it should be subtracted from gross site area. If it is large enough to support development independent of the other portion and/or has access to a road, its base site (buildable) area could be calculated separately or could be included in a single, combined calculation.
Table 300-318-A
Gross site area as determined by actual on-site survey within last 5 years
Subtract land constituting land within rights-of-ways of existing roads and/or access easements
Subtract land which is not contiguous (1 and 2):
A separate parcel which does not abut, adjoin, or share common boundaries with the rest of the development
Land which is cut off from the main parcel by a road, railroad, existing land uses, or major stream, such that common use is hindered or that the land is unavailable for building purposes
Whenever both nonresidential and residential uses are proposed:
Subtract land used or proposed for residential uses OR subtract land proposed for nonresidential use
(Base site area must be calculated for both uses individually)
Subtract any land that consists of floodplain, wetland, lake or pond; associated lands zoned Resource Protection
Equals base site area
Residential. The individual site capacity is determined by calculating the net buildable site area. For single-family, single-family cluster, or performance subdivisions, the number of dwelling units permitted is determined by multiplying the density factor with the net buildable site area. Calculations are as follows:
Table 300-319-A
Take base site area
Multiply by district open space ratio
Equals open space — calculation 1
Note area of lands consisting of floodplain, wetland, lake or pond; associated lands zoned for Resource Protection
Is the amount of land in floodplain, wetland, lake or pond, or associated lands zoned for Resource Protection (line 4) equal to or exceed the amount of open space — calculation 1 (line 3), Yes or No?
Open space adjustment factor:
If the answer to Line 5 is Yes, then the adjustment factor is 0.50 (50%)
If the answer to Line 5 is No, then the adjustment factor is 1.00
What is the open space adjustment factor?
_____ (either 0.5 or 1.0)
Take open space — calculation 1 from line 3
Multiply by open space adjustment factor from line 6
Equals required minimum open space
Subtract minimum required open space
Equals net buildable area
Take net buildable area
Multiply by district maximum density factor
Equals number of dwelling units (round down only)
_____ units
Table 300-319-B
Base site area equals net buildable site area
Take net buildable site area
Multiply by floor area factor
Equals maximum floor area
Multiply by impervious surface ratio
Equals maximum impervious surface
Nonresidential. Maximum floor area is determined by calculating the net buildable site area. Developable floor area (square feet) is determined by multiplying the floor area factor with the net buildable site area. The maximum impervious surface allowed is determined by multiplying the impervious surface ratio with the net buildable site area.
Table 300-319-C
Performance subdivisions may contain one or more housing types; for example, single-family house, lot-line house, duplex, townhouse, multiplex and multifamily buildings. Such subdivisions shall contain the minimum amount of open space required by the performance standards. Examples of housing types are outlined in the following commentary:
Single-family house. This dwelling type consists of a single-family residence, including manufactured housing located on a privately owned lot which has private yards on all sides of the house in accordance with the buffer yard table in § 300-502.
Lot-line house. This dwelling type consists of a single-family, fully detached residence located on an individual lot which is set on, or within five feet of, the side lot line. Windows are prohibited on that wall of the house nearest to the side lot line. Either a five-foot maintenance easement shall be provided on the neighboring property, or the lot-line house may be set back five feet from the line and a recreation, planting, and use easement may be granted to the adjacent lot owner.
Commentary: Placing a house against one of the side lot lines makes the remaining side yard more usable and requires less total land than when the house is centered on the lot. Privacy to adjacent units is insured by the prohibition of windows on the wall of the unit closest to the lot line.
Duplex. This dwelling type consists of two units attached side-to-side to one another with each unit having a completely separate entrance.
Townhouse. This dwelling type consists of a single-family attached unit, with a single unit going from ground to roof, and with individual outside access. Rows of attached townhouses shall average no more than 10 dwelling units.
Multiplex. This dwelling type may be either an attached dwelling, a stacked dwelling or a multiple-family dwelling. Each unit may take direct access to a private yard or access point, or units may share yards and access. The units may be arranged in a variety of configurations, including back to back, side to side, or vertically; however, there shall be no more than eight units in any single building.
Multifamily buildings. A multifamily building is a building containing individual dwelling units which share common access and yards. A yard shall be required around each building and shall be equal to 1/2 the height of the building or 20 feet, whichever is greater. Multifamily buildings may contain more than eight units in a single structure.
For residential performance subdivisions, the requirements of § 300-524B, Clustered residential development and performance subdivisions, shall apply.