SUPPLEMENTAL MATERIAL - Laserfiche WebLink

• RI, R4, R5, R10, R20 0% to 10% 10% to 25% 'Greater than 25% BPO, CN, CF, CI, LIO, '0% to 10% MU '10% to 20% 'Greater than 20% None 60% 100% None 20% 100% None 0.4 0.0 None 0.8 0.0 B. Clustered Residential Development. Clustered residential development is required, where appropriate and to the extent feasible, as a means of preserving the natural appearance of hillside areas. Under this concept, dwelling units would be grouped in the more level portions of the site, while steeper areas would be preserved in a natural state. C. For purposes of this chapter, non - residential development shall include development consisting of residential and non- residential uses where the gross square footage area of the non - residential development exceeds that of the residential development. D. Non - Residential Building Intensity. The maximum floor area of nonresidential development shall be reduced for slope areas in compliance with table 3-6. A building intensity reduction factor of 0.8 shall be applied to that portion of a site with an average slope of 10 to 20 percent. No development potential shall be allowed for slopes greater than 20 percent. E. Subfloor Parking For Non- Residential Buildings. The maximum allowable floor area of non - residential development may be increased up to a maximum of 20 percent when at least 25 percent of the required parking spaces are provided below grade, or subfloor and /or incorporated into the design of the building. The 20 percent increase in allowable floor area shall be applied to the total floor area calculated after the maximum allowable floor area ratios for the applicable zoning district and building intensity reduction factors in Subsection D of this section are applied to the site areas. In no case shall a project that receives a bonus, exceed the FAR otherwise permitted pursuant to the General Plan Land Use designation. F. Street and Driveway Layout. Streets and driveways shall follow the natural contours of the terrain to reduce grading, where feasible. The following street and driveway designs may be considered subject to the approval of the city engineer and the Novato Fire Protection District: 1. Cul -de -sacs, split roads and loop roads, where appropriate to fit the natural topography. iouNarrower street sections similar to those defined in the Novato Municipal Code Chapter V (Development Standards) ral Street Standards, where appropriate to minimize grading, tree removal and visual impacts. Lot Configuration. The creation of new lots or the relocation of lot lines shall comply with the following standards: 1. Lots shall not be created which are impractical for improvement, due to steepness of terrain, geologic hazards, or location of watercourses or drainage. 2. Lot layout shall be designed to avoid grading or building within 25 vertical feet of the top five -foot contour of a ridgeline or knoll. 3. Lots shall not be created with building envelopes which would allow structures to project within 25 feet of the top five - foot contour of a ridgeline or knoll. 4. Lots shall not be created where the average slope within the building envelopes would exceed 25 percent for residential sites and 20 percent for non - residential sites. 5. Lot configurations shall be designed to minimize grading and preserve topographic and geologic features. 6. Lot configurations shall take into account natural landforms and vegetation to the greatest extent possible. 7. Lots shall be designed to avoid lot -to -lot drainage. Individual lots shall include the top of slope areas to the extent practicable to help reduce lot - to-lot drainage and facilitate any future slope maintenance. H. Placement of Structures. Structures shall not be placed on average slopes exceeding 25 percent for residential development and 20 percent for non - residential development, to the extent feasible. Encroachment of building envelopes on slopes exceeding these percentages may be permitted by the review authority only where any of the following findings can be made: 1. It is substantially unfeasible to locate the proposed building inside the maximum percent slope area; or 2. Where such location would have a substantially more adverse effect on the environment; or 3. Where such location is deemed appropriate to facilitate clustered development; or 4. Measures are included that provide adequate mitigation of environmental impacts such as visual, biological and geotechnical impacts. Single Family Residential Building Size Limits. A limitation on home size is required in hillside areas to ensure that the Single is compatible with the hillside conditions and the scale of development in the community. Residential building sizes for new homes and additions to existing homes shall be limited by floor area ratio, utilizing a sliding - scale, that is based on the average slope of the lot and the lot size. As the average slope of a lot increases by one percent, the allowable floor 6