Public Policies and Private Decisions Affecting
the Redevelopment of Brownfields:
An Analysis of Critical Factors,
Data Used in Determining Estimated
Brownfield/Greenfield Trade-Off Ratios
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APPENDIX F
– 1 (Baltimore,
Maryland Study Area) |
|
SITE: BAL – 1 Site
acreage: 15 acres Use
as redeveloped: Commercial Site
as redeveloped: Office complex with
limited retail and commercial facilities, total of 400,000 square
feet in five buildings |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 207, the most appropriate zoning would be O-3 (Office Park) Zone. c. With
regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by
reference the OR-2 requirements. d. In
addition to use as offices, § 206.3 also authorizes a variety of commercial
activities. e. §
206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B
Office
Building. § 101 defines a Class B
Office Building as an office building that was not originally constructed as
a one or two family dwelling. The
project as redeveloped would fall within the definition of a Class B Office
Building. f. Given
a maximum floor area ratio of 0.5, the minimum amount of land area that would
be required by
the project would be 800,000 square feet. g. The
parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be
accommodated within the minimum
land required by § 206.4.C.5. h. 800,000
square feet = 18.37 acres. i. Estimated
BF/GF Trade-Off: 15:18.37 = 1:1.22 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
Art. 14, Division VI, the most appropriate zoning would be as a Planned
Business Center. c. §
14.6 provides that uses permitted in the B-G (General Business) District are
also permitted in a Planned
Business Center. d. §
14.63(a) impose a 50 foot height maximum. e. §
14.63(c) establishes a 25% maximum tract coverage limitation. f. The
25% maximum tract coverage limitation would require a total land area of
486,000 square feet. g. §
14.63(d) incorporates by reference the parking and loading zone requirements
of § 14.1. The minimum
land area requirement imposed by § 14.63(c) is sufficient to accommodate both
the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements. h. 486,000
square feet = 11.16 acres. i. Estimated
BF/GF Trade-Off: 15:11.16 = 1:0.74 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-289, it would be most appropriate to locate the project in the
Office/Research Industrial District. c. §
1-19-290 imposes a 40,000 square foot minimum lot size requirement. d. §
1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may be
located in open space areas.) e. The
parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would
require a total land area
of 187,800 square feet. f. The
total area of the footprints of the project buildings plus the parking and
loading zone requirements
= 309,300 square feet. When the 20%
open space requirement of § 1-19-308.1(3) is included, the minimum area
required for the project becomes 371,160 square feet. g. 371,160
square feet = 8.52 acres. h. Estimated
BF/GF Trade-Off: 15:8.52 = 1:0.57 |
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APPENDIX F
– 2 (Baltimore,
Maryland Study) |
|
SITE: BAL – 2 Site
acreage: 4.5 acres Use
as redeveloped: Commercial Site
as redeveloped: Redeveloped commercial
facility with 160,000 square feet of commercial space and
40,000 square feet of retail space. |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 207, the most appropriate zoning would be O-3 (Office Park) Zone. c. With
regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by
reference the OR-2 requirements. d. In
addition to use as offices, § 206.3 also authorizes a variety of commercial
activities. e. §
206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class
B Office
Building. § 101 defines a Class B
Office Building as an office building that was not originally constructed as
a one or two family dwelling. The
project as redeveloped would fall within the definition of a Class B Office
Building. f. Given
a maximum floor area ratio of 0.5, the minimum amount of land area that would
be required by
the project would be 400,000 square feet. g. The
parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be
accommodated within the minimum
land required by § 206.4.C.5. h. 400,000
square feet = 9.18 acres. i. Estimated
BF/GF Trade-Off: 4.5:9.18 = 1:2.04 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
Art. 14, Division VI, the most appropriate zoning would be as a Planned
Business Center. c. §
14.6 provides that uses permitted in the B-G (General Business) District are
also permitted in a Planned
Business Center. d. §
14.63(a) impose a 50 foot height maximum. e. §
14.63(c) establishes a 25% maximum tract coverage limitation. f. The
25% maximum tract coverage limitation would require a total land area of
332,000 square feet. g. §
14.63(d) incorporates by reference the parking and loading zone requirements
of § 14.1. The minimum
land area requirement imposed by § 14.63(c) is sufficient to accommodate both
the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements. h. 332,000
square feet = 7.62 acres. i. Estimated
BF/GF Trade-Off: 4.5:7.62 = 1:1.69 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-289, it would be most appropriate to locate the project in the
Office/Research Industrial District. c. §
1-19-290 imposes a 40,000 square foot minimum lot size requirement. d. §
1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may be
located in open space areas.) e. The
parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require
a total land area
of 125,460 square feet. f. The
total area of the footprints of the project buildings plus the parking and
loading zone requirements
= 208,460 square feet. When the 20%
open space requirement of § 1-19-308.1(3) is included, the minimum area
required for the project becomes 250,152 square feet. g. 250,152
square feet = 5.74 acres. h. Estimated
BF/GF Trade-Off: 4.5:5.74 = 1:1.28 |
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APPENDIX F
– 3 (Baltimore,
Maryland Study Area) |
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SITE: BAL – 3 Site
acreage: 0.75 Use
as redeveloped: Commercial Site
as redeveloped: Office building
containing 100,000 square feet of office space |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 207, the most appropriate zoning would be O-3 (Office Park) Zone. c. With
regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by
reference the OR-2 requirements. d. In
addition to use as offices, § 206.3 also authorizes a variety of commercial
activities. e. §
206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class
B Office
Building. § 101 defines a Class B
Office Building as an office building that was not originally constructed as
a one or two family dwelling. The
project as redeveloped would fall within the definition of a Class B Office
Building. f. Given
a maximum floor area ratio of 0.5, the minimum amount of land area that would
be required by
the project would be 200,000 square feet. g. The
parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be
accommodated within the minimum
land required by § 206.4.C.5. h. 200,000
square feet = 4.59 acres. i. Estimated
BF/GF Trade-Off: 0.75:4.59 = 1:6.12 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
Art. 14, Division VI, the most appropriate zoning would be as a Planned
Business Center. c. §
14.6 provides that uses permitted in the B-G (General Business) District are
also permitted in a Planned
Business Center. d. §
14.63(a) impose a 50 foot height maximum. e. §
14.63(c) establishes a 25% maximum tract coverage limitation. f. The
25% maximum tract coverage limitation would require a total land area of
68,000 square feet. g. §
14.63(d) incorporates by reference the parking and loading zone requirements
of § 14.1. The minimum
land area requirement imposed by § 14.63(c) is not sufficient to accommodate
both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10))
requirements. Assuming that the
entirety of the available lot area is used for parking, an additional 13,260
square feet would be necessary. The
total area required would be 81,260 square feet. h. 81,260
square feet = 1.87 acres. i. Estimated
BF/GF Trade-Off: 0.75:1.87 = 1:2.49 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-289, it would be most appropriate to locate the project in the
Office/Research Industrial District. c. §
1-19-290 imposes a 40,000 square foot minimum lot size requirement. d. §
1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may be
located in open space areas.) e. The
parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would
require a total land area
of 51,600 square feet. f. The
total area of the footprints of the project buildings plus the parking and
loading zone requirements
= 68,600 square feet. When the 20%
open space requirement of § 1-19-308.1(3) is included, the minimum area
required for the project becomes 82,320 square feet. g. 82,320
square feet = 1.89 acres. h. Estimated
BF/GF Trade-Off: 0.75:1.89 = 1:2.52 |
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APPENDIX F
– 4 (Baltimore,
Maryland Study Area) |
|
SITE: BAL – 4 Site
acreage: 2.75 acres Use
as redeveloped: Commercial Site
as redeveloped: Two office building
containing a total of 118,000 square feet of office space |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 207, the most appropriate zoning would be O-3 (Office Park) Zone. c. With
regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by
reference the OR-2 requirements. d. In
addition to use as offices, § 206.3 also authorizes a variety of commercial
activities. e. §
206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class
B Office
Building. § 101 defines a Class B
Office Building as an office building that was not originally constructed as
a one or two family dwelling. The
project as redeveloped would fall within the definition of a Class B Office
Building. f. Given
a maximum floor area ratio of 0.5, the minimum amount of land area that would
be required by
the project would be 236,000 square feet. g. The
parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be
accommodated within the minimum
land required by § 206.4.C.5. h. 236,000
square feet = 5.42 acres. i. Estimated
BF/GF Trade-Off: 2.75:5.42 = 1:1.97 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
Art. 14, Division VI, the most appropriate zoning would be as a Planned
Business Center. c. §
14.6 provides that uses permitted in the B-G (General Business) District are
also permitted in a Planned
Business Center. d. §
14.63(a) impose a 50 foot height maximum.
One of the two buildings in the complex exceeds this limitation. In order to conform to the requirements of
§ 14.63(a), the building was redesigned as a building having half the height
and twice the footprint. e. §
14.63(c) establishes a 25% maximum tract coverage limitation. f. The
25% maximum tract coverage limitation would require a total land area of
208,000 square feet. g. §
14.63(d) incorporates by reference the parking and loading zone requirements
of § 14.1. The minimum
land area requirement imposed by § 14.63(c) is sufficient to accommodate both
the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements. h. 208,000
square feet = 4.78 acres. i. Estimated
BF/GF Trade-Off: 2.75:4.78 = 1:1.74 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-289, it would be most appropriate to locate the project in the
Office/Research Industrial District. c. §
1-19-290 imposes a 40,000 square foot minimum lot size requirement. d. §
1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may be
located in open space areas.) e. The
parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would
require a total land area
of 56,100 square feet. f. The
total area of the footprints of the project buildings plus the parking and
loading zone requirements
= 94,600 square feet. When the 20%
open space requirement of § 1-19-308.1(3) is included, the minimum area
required for the project becomes 113,520 square feet. g. 113,520
square feet = 2.61 acres. h. Estimated
BF/GF Trade-Off: 2.75:2.61 = 1:0.95 |
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APPENDIX F
– 5 (Baltimore,
Maryland Study Area) |
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SITE: BAL – 5 Site
acreage: 6 acres Use
as redeveloped: Residential Site
as redeveloped: Multiple family
residential development containing 240 apartment plus limited office
and retail space |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 200.2, the most appropriate zoning would be R.A.E. 1 (Residence, Apartment,
Elevator 1). c. For
areas zoned R.A.E. 1, § 200.3.D. imposes a gross density limitation of 40
units per acre. d. §
200.3.E establishes an open space ratio of 0.7. e. Given
the footprints of the existing structures, the open space requirement could
be accommodated within
the minimum project area as could the parking requirements of § 409.A.1. f. A
gross density limitation of 40 units per acre would require a minimum land
area of 6 acres. g. Estimated
BF/GF Trade-Off: 6:6 = 1:1 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
§ 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential
Multiple Family). c. Under
§ 9.1(b), multifamily residential developments are allowed only as planned
unit developments. d. § 9.5
established a 10 acre minimum area requirement for planned unit developments. e. §
14.8(e) imposes a density limitation of 6 dwelling units per acre. To calculate this density limitation,
efficiency apartments = 0.5 units, 1 bedroom apartments = 0.75 units, 2
bedroom apartments = 1.0 units and 3 bedroom apartments = 1.5 units. The project would require a total of 212.5
units. At a maximum density of 6
units per acre, the density limitation of § 14.8 would require a total of
35.45 acres. f. The
parking requirements of § 14.1(a)(24)(B) and the 25% open space requirements
of § 14.8(f) could
be accommodated within the 35.45 acre minimum area requirement. g. Estimated
BF/GF Trade-Off: 6:35.45 = 1:5.91 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-240, the most appropriate zoning for this residential development
would be R-16 (Residential
High Density). c. Areas
zoned R-16 have a maximum density limitation of 16 units per acre. d. Applying
this limitation would require a minimum land area of 15 acres. e. A
minimum land area of 15 acres is sufficient to accommodate the parking
requirements of § 19-1- 168(1). f. Estimated
BF/GF Trade-Off: 6:15 = 1:2.5 |
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APPENDIX F
– 6 (Baltimore,
Maryland Study Area) |
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SITE: BAL – 6 Site
acreage: 1.3 acres Use
as redeveloped: Residential Site
as redeveloped: Townhouse development
containing 36 townhouses |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§§ 1B01.1.A.1.c and 1B01.1.A.1.d, the townhouse development could be located
in areas zoned
D.R. 5.5, D.R. 10.5 or D.R. 16. c. The
most appropriate zoning would be D.R.
16 (§ 1B02.2.A), the highest density allowable in other than
an apartment development. d. Areas
zoned D.R. 16 allow a maximum of 16 dwelling units per acre. This would require a minimum land
area of 2.25 acres. e. §
1B02.3.C imposes a minimum size of 2,000 square feet per unit. f. Both
an increase in the project footprint necessitated by the requirements of §
1B02.3.C and the parking
requirements of § 409.6.A.1 could be accommodated within the 2.25 acre
minimum area required for the project. g. Estimated
BF/GF Trade-Off: 1.3:2.25 = 1:1.73 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
§ 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential
Multiple Family). c. Under
§ 9.1(b), multifamily residential developments are allowed only as planned
unit developments. d. § 9.5
established a 10 acre minimum area requirement for planned unit developments. e. §
14.8(e) imposes a density limitation of 6 dwelling units per acre. f. The
density limitation imposed by § 14.8 as well as the parking requirements of §
14.1(a)(24)(B) and the 25%
open space requirements of § 14.8(f) could be accommodated within the 10 acre
minimum area requirement. g. Estimated
BF/GF Trade-Off: 1.3:10 = 1:7.69 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-240, the most appropriate zoning for this residential development
would be R-8 (Medium
Density). Areas zoned R-8 have a
maximum density of 8 units per acre. c. §
1-19-427 establishes a minimum townhouse size of 1,600 square feet as well as
a 40% green space requirement. d. Setbacks
are required by § 1-19-430. e. §
1-19-168(1) requires one parking space per unit plus 0.5 parking spaces for
each bedroom. f. Given
a maximum density of 8 units per acre, the minimum land area for the project
would be 4.5 acres. This area is sufficient to accommodate the
green space and minimum size requirements of § 1-19-427, the setback
requirements of § 1-19-430 and the parking requirements of § 1-19-168(1). g. Estimated
BF/GF Trade-Off: 1.3:4.5 = 1:3.46 |
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APPENDIX F
– 7 (Baltimore,
Maryland Study Area) |
|
SITE: BAL – 7 Site
acreage: 2.8 acres Use
as redeveloped: Residential Site
as redeveloped: Multiple family
residential development containing 89 condominiums |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 200.2, the most appropriate zoning would be R.A.E. 1 (Residence, Apartment,
Elevator 1). c. For
areas zoned R.A.E. 1, § 200.3.D. imposes a gross density limitation of 40
units per acre. d. §
200.3.E establishes an open space ratio of 0.7. e. Given
the footprints of the existing structures, the open space requirement could
be accommodated within
the minimum project area as could the parking requirements of § 409.A.1. f. The
existing structure does not exceed the height restrictions of §§ 201.3.A and
231. g. A
gross density limitation of 40 units per acre would require a minimum land
area of 2.23 acres. h. Estimated
BF/GF Trade-Off: 2.8:2.23 = 1:0.80 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
§ 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential
Multiple Family). c. Under
§ 9.1(b), multifamily residential developments are allowed only as planned
unit developments. d. § 9.5
established a 10 acre minimum area requirement for planned unit developments. e. §
14.8(e) imposes a density limitation of 6 dwelling units per acre. To calculate this density limitation,
efficiency apartments = 0.5 units, 1 bedroom apartments = 0.75 units, 2
bedroom apartments = 1.0 units and 3 bedroom apartments = 1.5 units. The project would require a total of 96
units. At a maximum density of 6
units per acre, the density limitation of § 14.8 would require a total of 16
acres. f. The
parking requirements of § 14.1(a)(24)(B) and the 25% open space requirements
of § 14.8(f) could
be accommodated within the 16 acre minimum area requirement. g. Estimated
BF/GF Trade-Off: 2.8:16 = 1:5.71 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-240, the most appropriate zoning for this residential development
would be R-16 (Residential
High Density). c. Areas
zoned R-16 have a maximum density limitation of 16 units per acre. d. Applying
this limitation would require a minimum land area of 5.56 acres. e. A
minimum land area of 5.56 acres is sufficient to accommodate the parking
requirements of § 19-1- 168(1). f. Estimated
BF/GF Trade-Off: 2.8:5.56 = 1:1.99 |
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APPENDIX F
– 8 (Baltimore,
Maryland Study Area) |
|
SITE: BAL – 8 Site
acreage: 0.17 Use
as redeveloped: Commercial Site
as redeveloped: Two story office
building in established neighborhood (7,300 square feet per floor) |
|
1. If constructed in Baltimore County,
Maryland: a. Authority: Baltimore
County Zoning Regulations (amended through July 6, 1998) b. Under
§ 206.1, the most appropriate zoning would be OR-2 (Office Building
Residential) Zone. c. §
206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class
B Office
Building. § 101 defines a Class B Office
Building as an office building that was not originally constructed as a one
or two family dwelling. The project
as redeveloped would fall within the definition of a Class B Office Building. d. Given
a maximum floor area ratio of 0.5, the minimum amount of land area that would
be required by
the project would be 29,200 square feet. e. The
parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be
accommodated within the minimum
land required by § 206.4.C.5. f. 29,200
square feet = 0.67 acres. g. Estimated
BF/GF Trade-Off: 0.17:0.67 = 1:3.94 |
|
2. If constructed in Carroll County,
Maryland: a. Authority: Carroll
County Maryland – Zoning Ordinance (amended through September 1, 1996) b. Under
§ 14.6, the most appropriate zoning would be B-G (General Business) District. c. §
14.63(c) establishes a 25% maximum tract coverage limitation. d. The
25% maximum tract coverage limitation would require a total land area of
29,200 square feet. e. §
14.63(d) incorporates by reference the parking and loading zone requirements
of § 14.1. The minimum
land area requirement imposed by § 14.63(c) is sufficient to accommodate both
the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements. f. 29,200
square feet = 0.67 acres. g. Estimated
BF/GF Trade-Off: 0.17:0.67 = 1:3.94 |
|
3. If constructed in Frederick County,
Maryland: a. Authority: Zoning
Ordinance, Frederick County, Maryland (amended through March 30, 2001) b. Under
§ 1-19-289, it would be most appropriate to locate the project in the Office/Research
Industrial District. c. §
1-19-290 imposes a 40,000 square foot minimum lot size requirement. d. §
1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may be
located in open space areas.) e. The
parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would
require a total land area
of 7,860 square feet. f. The
total area of the footprints of the project buildings plus the parking and
loading zone requirements
= 15,160 square feet. When the 20%
open space requirement of § 1-19-308.1(3) is included, the minimum area
required for the project becomes 18,192 square feet. g. 18,192
square feet = 0.42 acres. h. Estimated
BF/GF Trade-Off: 0.17:0.42 = 1:2.47 |
|
APPENDIX F
– 9 (Burlington,
Vermont Study Area) |
|
SITE: BUR – 1 Site
acreage: 0.40 acre Use
as redeveloped: Multifamily
residential Site
as redeveloped: One single family
residential building and one multifamily residential building on
a single lot |
|
1. If constructed in the Town of Colchester,
Vermont: a. Authority: Town
of Colchester, Vermont Zoning Regulations and Official Zoning Map (amended
through
April 14,1999). b. §
1.310 of the “Table of Permissible Uses” allows for multiple family
residential development under the
following zoning classifications: R-1, R-2, R-3, GD-1, GD-2 and GD-3. c. Under
§ 902.2, Planned Residential Development standards are applicable to the
development of multifamily
residential facilities in the low or medium density residential districts
(R1, R2 and R3). d. §
1503.3 of the Planned Residential Development standards includes open space
requirements. e. Under
§ 905, the maximum lot coverage in zoning classifications R-1, R-2 and R-3 is
20%. f. Because
of these open space and maximum lot requirements, construction of the
facility under R-1, R- 2
or R-3 zoning classifications was not given further consideration. g. Multiple
family residential development is permitted within the GD-1 zoning
classification but only if the
development complies with the aforementioned Planned Residential Development
standards. h. The
“Dimensional Requirements” (Table 1) require 10,000 square feet per dwelling
unit (both single family
and multiple family) within the GD-3 zoning classification. i. However,
the “Dimensional Requirements” only mandate a 20,000 square foot minimum lot
size for multifamily
residential development in the GD-2 district. j. Because
it would have required the minimum amount of land, the 20,000 square feet
requirement of the
GD-2 zoning classification were assumed. k. 20,000
square feet = 0.491 acres. l. Estimated
BF/GF Trade-Off: 0.40:0.491 = 1:1.15. |
|
2. If constructed in the Town of Milton,
Vermont: a. Authority: Town
of Milton, Vermont Zoning Regulations (amended through December 28, 1998) b. Under
§ 302(2), multifamily residential developments are permitted in high density
residential districts
(R1) only as Type A Planned Residential Developments. c. Under
§ 312(4), multifamily residential developments are permitted in medium
density residential districts
(R2) only as Type A Planned Residential Developments. d. Under
§ 322(4), multifamily residential developments are permitted in medium
density residential districts
(R3) only as Type A Planned Residential Developments. e. Under
§ 332(4), multifamily residential developments are permitted in transitional
residential districts
(R4) only as Type B Planned Residential Developments. f. §
822.1 requires Type A Planned Residential Developments to have a minimum of
five dwelling units. g. §
824.6 imposed mandatory open space requirements on Type A Planned Residential
Developments. h. The
five dwelling unit requirement is not applicable to Type B Planned
Residential Developments (§
822.2). i. Under
§ 825.4(3), the minimum lot area for a Type B Planned Residential Development
that is connected
to municipal water and sewer systems is 20,000 square feet. j. Development
was assumed to occur as a Type B Planned Residential Development in a
transitional residential
district (R4) having a 20,000 square feet minimum lot size. k. 20,000
square feet = 0.491 acres. l. Estimated
BF/GF Trade-Off: 0.40:0.491 = 1:1.15. |
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3. If constructed in the Town of
Williston, Vermont: a. Authority: Town
of Williston, Vermont Zoning Ordinance (amended through April 30, 1998) b. Under
the “Chart of Permitted and Conditional Uses” (§ 3.15), multifamily
residential development is
permitted in the Taft Corners (TC) zoning district, is permitted as a Planned
Residential Development in the Medium Density Residential (R) zoning district
and the Mixed Use (MU) zoning district and as a conditional use in the
Village Center (VC) zoning district. c. It
is most likely that development would occur in either the Medium Density
Residential (R) zoning district
or the Mixed Use (MU) zoning district. d. Under
§ 3.16, Planned Residential Developments located in either the Medium Density
Residential (R)
zoning district or the Mixed Use (MU) zoning district have a minimum lot size
of 6,000 square feet. e. Also under § 3.16, the same
setback requirements apply to both the Medium Density Residential (R) zoning district and the Mixed Use (MU)
zoning district with the exception of the front yard setback from roadways
other than the principal town highways.
The setback requirement is 35 feet in the Medium Density Residential
(R) zoning district and 50 feet in the Mixed Use (MU) zoning district. f. Because
of the smaller setback requirements, development was assumed to occur in the
Medium Density
Residential (R) zoning district. g. Applying
the setback requirements to the dimensions of the project resulted in a
minimum area requirement
of 7,750 square feet. h. The
6,000 square feet minimum lot size requirement noted above could not be used
because it was less
than the minimum area requirement resulting from the application of minimum
setback requirements. i. 7,750
square feet = 0.178 acre. j. Estimated
BF/GF Trade-Off: 0.40:0.178 = 1:0.44. |
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APPENDIX F
– 10 (Burlington,
Vermont Study Area) |
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SITE: BUR – 2 Site
acreage: 2.16 acres Use
as redeveloped: Multifamily
residential and commercial development Site
as redeveloped: 25 residences with
parking plus approximately 14,000 square feet of commercial space
with associated parking |