§ 16-28.010. Definitions and methods of measurements relating to the Residential General Sectors 1—5; requirements and limitations.

The following definitions and methods of measurement shall be used in the districts and for the uses regulated in the R-G district. Except where application to other uses is specifically indicated, floor area, total open space, useable open space and related elements are as allocated for residential uses and accessory uses incidental to and compatible with residential uses.

(1)

Gross land area of R-G and PD-H districts: Gross land area of PD-H districts shall be computed as all land (except that to be devoted to nonresidential purposes) within district boundaries plus half of adjoining permanent open space such as streets, parks, lakes, cemeteries and the like; provided that dimensions of such open space credited shall be limited to no more than 50 feet. Computations involving such open space shall be as provided at section 16-28.007(2)(b) for gross area of regular lots.

(2)

Residential land area: In computing the gross land area in the PD-H district, the gross land area shall be construed to include residential land for residential development and related uses, including open space, within the district, or on the lot or tract where residential uses in other locations are regulated. Such lands shall be construed to include streets entirely within the residential portion of the development and lands accepted for dedication for public purposes. Residential land area shall not be construed to include lands not beneficial to residential use due to location or character, or areas used predominantly for commercial or other nonresidential purposes.

As a further guide, where floor area of a building is predominantly in residential use, the building site shall be included in residential land area (as for example, in the case of a multi-family structure with 10 percent of its floor area in accessory commercial and service uses).

(3)

Residential floor area: Residential floor area is the sum of areas for residential use on all floors of buildings, measured from the outside faces of the exterior walls, including halls, lobbies, stairways, elevator shafts, enclosed porches and balconies, and below-grade floor areas used for habitation and residential access. Not countable as residential floor area are:

(1)

Open terraces, patios, atriums or balconies;

(2)

Carports, garages, breezeways, tool sheds;

(3)

Special-purpose areas for common use of occupants, such as recreation rooms or social halls;

(4)

Staff space for therapy or examination in care housing;

(5)

Basement space not used for living accommodations; or

(6)

Any commercial or other nonresidential space.

Maximum residential floor area shall not exceed the number of square feet by multiplying gross residential land area by the floor area ratio (FAR) applying in the appropriate R-G number designation.

(4)

Total open space:

(a)

Definitions: Total open space, uncovered total open space, covered total open space:

1.

Total open space is the total horizontal area of uncovered open space plus half the total horizontal area of covered open space subject to limitations set forth below.

2.

Uncovered total open space is the gross residential land area not covered by buildings, plus open exterior balconies and roof area improved as recreation space.

3.

Covered total open space is the open space closed to the sky but having two clear unobstructed open or partially open sides.

Partially open is to be construed as 50 percent open or more. Examles of covered open space are covered balconies, covered portions of improved roof area, or spaces under building, supported by posts, columns or cantilevers. The square feet countable as covered open space shall not exceed the square footage of the open sides.

(b)

Minimum total open space required shall not be less than the number of square feet derived by multiplying gross residential land area by total open space ratio (TOSR) applying in the appropriate R-G number designation.

(5)

Useable open space:

(a)

Defined: Useable open space is part of total open space appropriately improved and located for outdoor living space for residents and for aesthetic appeal. Such space includes lawns and other landscaped areas, walkways, paved terraces and sitting areas, outdoor recreational areas and landscaped portions of street rights-of-way. Such space shall not be used for vehicles, except for incidental service, maintenance or emergency actions.

(b)

Minimum requirement: Minimum useable open space required shall not be less than the number of square feet derived by multiplying gross residential land area by the useable open space ratio (UOSR) applying the appropriate R-G number designation.

(6)

Parking requirements:

(a)

Defined: An off-street parking space is garage, carport or other uncovered off-street parking space, together with appropriate access and maneuvering ways.

(b)

Minimum car space requirement: The parking ratio for the applicable R-G number designation times the number of dwelling or lodging units equals the number of parking spaces required.

(Code 1977, § 16-28.010)