40.200.040    Minimum and Maximum Calculations

A.    General Rule.

1.    When determining maximum standards for planning related calculations (including density, parking setbacks, etc.), the final number in any calculation shall be rounded down to the nearest whole unit. However, if two (2) or more amounts must be added to figure a total, applicants shall use numbers accurate to two (2) decimal places (hundredths) when adding the amounts and round off only the total. For example, if the density for a project were determined to be 15.89 units, only fifteen (15) units would be permitted.

2.    When determining minimum standards for planning related calculations (including density, parking setbacks, etc.), the final number in any calculation shall be rounded up to the nearest whole unit. However, if two (2) or more amounts must be added to figure a total, applicants shall use numbers accurate to two (2) decimal places (hundredths) when adding the amounts and round off only the total. For example, if the required parking for a project were determined to be 15.89 spaces, a total of sixteen (16) spaces would be required.

3.    These standards shall not apply for the purposes of engineering related calculations (surveying information, stormwater calculations, road construction information, etc.).

B.    Density Calculations.

1.    For all urban zoning districts with minimum densities except R1-5, R1-6, R1-7.5, R1-10 and R1-20, the following shall apply:

a.    Minimum density or floor area ratio will be based on the developable area of the lot that remains after subtracting:

(1)    Land devoted to public right-of-way or private street easements, public parks and trails, required landscaping and drainageways;

(2)    Land designated by covenant or public dedication to be permanently maintained in an undeveloped state because the land is identified as sensitive due to the presence of steep slopes, unstable land, historical or archaeological sites, wetlands and buffers, or other permanent physical development limitations as may be determined by the responsible official. All other lands shall be considered in the calculation of minimum density including required setbacks, private recreation or common areas.

b.    Maximum density or floor area ratio shall be calculated based upon the gross area of the site, excluding public right-of-way or private street easements.

2.    For the R1-5, R1-6, R1-7.5, R1-10 and R1-20 zoning districts, minimum and maximum densities shall be calculated pursuant to the standards in Chapter 40.220.

(Amended: Ord. 2009-03-02)

C.    Lot Area Calculations.

1.    Lot area is the computed area contained within the lot lines.

a.    In the urban area, except for the UH zones, lot area excludes street and alley rights-of-way, street easements, and street tracts.

b.    In the urban reserve (UR-10 and UR-20), urban holding (UH-10 and UH-20), rural (R-5, R-10 and R-20), agricultural (AG-20 and AG-WL) and forest resource (FR-40 and FR-80) districts, lot area includes on-site road easements, and one-half (1/2) the width, or thirty (30) feet, whichever is less, of abutting public rights-of-way for perimeter streets, excluding limited access state or interstate highways.

c.    Driveways are included in lot area in all zones.

2.    One (1) lot within a proposed subdivision, short plat or exempt division shall be considered in compliance with the minimum lot area requirements if it is within ten percent (10%) of the required lot area for the zone. To utilize this provision in the R1-5 and R1-6 zones, one lot may be excluded from the average minimum lot calculations and the ten percent (10%) lot area reduction may be applied to the excluded lot. The provisions of this section shall not apply to developments utilizing the following:

a.    Density transfer (Section 40.220.010(C)(5));

b.    Rural cluster (Section 40.210.020).

(Amended: Ord. 2005-06-09; Ord. 2006-11-15; Ord. 2007-11-13; Ord. 2009-06-01; Ord. 2009-07-01; Ord. 2016-06-12; Ord. 2017-07-04)