In conservation subdivisions, lot sizes are allowed to be smaller than permitted in conventional subdivisions. The minimum lot size shall be as provided in table 19.2 in section 19-5.1, so as to ensure that lots created will not be substantially out of character with lot sizes in conventional subdivisions within the same zoning district. The development must, however, be density neutral i.e., the overall number of dwellings allowed must be no more than the total number of dwellings a conventional subdivision layout would yield. The applicant may choose one (1) of the methods below to determine the maximum number of lots. The greater of option
(A)or (B) is the maximum allowed lots.
(A)Yield Plan. A yield plan shows the site developed as a conventional subdivision and the maximum number of lots the site would theoretically yield. The design of the yield plan must be realistic and account for areas that cannot be developed such as flood plain, stream buffers and wetlands.
(B)Adjusted Tract Acreage Method. This calculation deducts the adjusted constrained lands from the gross tract acreage. The resulting net tract acreage is then multiplied by the zoning district density. The process for this calculation is described as follows:
(1)Determine the constrained lands. Identify all land in the following categories:
(a)Slopes over thirty-five percent (35%) of at least five thousand (5,000) square feet contiguous area.
(b)The 100-year flood plain.
(c)Wetlands that meet the definition of the Army Corps of Engineers pursuant to the Clean Water Act.
(d)Area of land in stream buffers as required by federal, state or local regulations.
(e)Area of land designated for construction of roads and associated right-of-way.
(f)Area of all impervious surfaces associated with amenities, including but not limited to parking areas, tennis courts, swimming pools, clubhouses and other impervious surfaces.
(2)Calculate the adjusted constrained lands by multiplying the total area of land in items (a) through
(d)by fifty percent (50%) and adding one hundred percent (100%) of area of land in (e) and (f).
(3)Determine the net tract acreage. The net tract acreage is calculated by subtracting the adjusted constrained lands from the gross tract acreage of the property to be developed.
(4)The number of allowed lots is determined by multiplying the net tract acreage by the zoning district density as listed in Table 19.2 in section 19-5.1.
Example scenario:
100 Acre Property 10 Acres of Wetlands (x 50%)
10 Acres of Slopes (x 50%)
15 Acres of Roads/ROW/Amenity 1.5 u/a Res2 Density 100 ac Total acreage -25 ac (20 x 50%) + 15 Adjusted constrained lands = 75 ac Net acreage x 1.5 u/a Res 2 density = 112 max lots Max lots ARTICLE V, SITE DESIGN STANDARDS: