Content for the Proposed Ordinance:
Maximum Allowable Floor Area for Single Family Residences
Purpose
The maximum allowable building size
for all detached single family residences constructed within the City
of Morro Bay shall be regulated by the provisions set forth in this
ordinance, which manages structure size in relation to lot size
to address the following:
- Bulk and scale of homes
- Solar access
- Privacy
- Preservation of view corridors
For the purposes of this ordinance,
detached or free-standing condominiums shall be considered to be
detached single family residences and subject to all of the
requirements herein. For the purposes of this ordinance, a
free-standing mixed-use structure shall be considered to be a detached
single family residence and subject to all of the requirements herein
if 50% or more of the floor area of said mixed use structure is
designated or usable as a single family residence.
Scope/Applicability:
- Project Types:
The provisions of this ordinance shall apply to new construction of
detached single family residences, remodeling of existing detached
single family residences, and conversion of existing multifamily
residential, attached single family residential, or commercial uses to
detached single family use.
- Land Use Designation:
The provisions of this ordinance shall be enforced regardless of the
land use designation, zoning category, or overlay district in which a
proposed residential development is located. In the event of
conflict between the requirements of this ordinance and any
existing ordinance of the City of Morro Bay, the more restrictive
provision shall prevail.
- Future Subdivision:
It is the intent of this ordinance that the maximum allowable floor
area (MAFR) for residential construction on existing lots within the
City of Morro Bay, as established herein, remain in force, irrespective
of any future subdivision of parcels. Therefore, on any lot which
is created after adoption of this ordinance and which is smaller than
the minimum lot size indicated by the Subdivision Ordinance of the City
of Morro Bay for the zone and overlay area (if any) within which the
lot is located, the maximum floor area for residential development
shall be no greater than the following:
(Size of newly-created lot/size of original lot) X Maximum allowable floor area permissible on original lot
This provision shall be enforced
regardless of whether said newly-created parcels are created in accord
with community housing, compact urban development, or cluster
development provisions, and shall take precedence over any and all
other provisions of the Subdivision Ordinance or Zoning Ordinance of
the City of Morro Bay.
Maximum Allowable Floor Area Calculations
- Floor Area to be Included in Calculations
Floor area included in the calculation of maximum allowable floor area
(MAFR) is that of all enclosed structures on the property, including
but not limited to the main dwelling structure, garages, workshops,
accessory structures, second dwelling units, enclosed patios, and
sheds, with the exception of a single building of eighty square feet or
less in size, eight feet or less in height, and without plumbing or
electrical fixtures. In addition to the net interior floor
area of all structures on the lot, the following additional building
elements shall be counted as floor area in the maximum allowable floor
area calculation:
- Attics and basements that have a structural floor and meet the minimum room dimensions required by the Building Code
- All floor area below
ceilings or angled walls, greater than or equal to six feet in
height. The floor area under ceilings or angled walls over
sixteen feet high is counted twice. Stairwells are included
- Covered or uncovered upper floor decks, and covered exterior open space in excess of one hundred fifty square feet
- Windows projecting more than twelve inches from the wall
- Any roof deck above the second floor
- Garages
- Standard Maximum Allowable Floor Area Calculation :
The maximum floor area which may be constructed on any lot shall be
determined as follows: Maximum Allowable Floor Area
(MAFR), excluding any bonus, shall be equal to:
1300 s.f. + 0.30 X (Lot size [in s.f.] - 2000 s.f.)
- Bonus Maximum Allowable Floor Area Calculation: The Maximum Allowable Floor Area (MAFR) shall be increased to:
1600 s.f. + 0.40 X (Lot size [in s.f.] - 2000 s.f.
if
the main dwelling unit structure includes required and optional design
features from the following lists of required and optional design
features, totaling 4 points for a one story house; 6 points for a
house of more than one story:
- Required Design Features: At least one of the following design features must be selected. Each of these features is worth three points
- Both side yard setbacks are at least two feet greater than the minimum required.
- The second story is set back at least five additional feet on at least one side elevation as measured from the exterior wall of the first story.
- The second story is set back at least three additional feet on both side elevations as measured from the exterior wall of the first story
- Optional Design Features:
Any of the following design features may be selected, as required to reach the required bonus point total. Each is worth two points
- The
gross floor area of the second floor is no more than 75 percent of the
gross floor area of the first floor of the main dwelling unit structure (not including detached garage or any accessory structures)
- Second story is set back at least five additional feet on portions of both side elevations,
for a combined total length equal to or greater than the length of the
longest side elevation of the lower story. Total combined length
must be at least 125% of the length of the longest lower story side
elevation, if this design feature is used in conjunction with design
feature 2 in order to obtain the required number of bonus points.
At least one segment must be placed at a front corner of the second
story.
- The
second story is set back at least 10 additional feet at the front
elevation for at least 75 percent of the width of the second story, as measured from the exterior wall of the first story or the outside edge of supporting posts for a covered front porch.
- The front-loading garage is set back at least five feet from the exterior of the remainder of the front facade.
This criterion is met only if the shortest distance between the front
property line and any point on an exterior wall of the garage is at
least five feet greater than average distance between the front
property line and the exterior walls of first-story habitable interior
living space included in the front elevation of the primary
dwelling. Walls which enclose patios, garden areas, decks,
swimming pools, porches, sunrooms, or similar outdoor living areas are
not considered elements of the front facade
- A
hillside home of more than one story is “stepped” down the
hill, with the downhill-facing facade of each story set back at least
10 feet from downhill-facing façade of the story below it.
- The roof pitch is equal to or greater than five vertical inches for every 12 horizontal inches (5:12).
- All elements of the second story, with the exception of dormers, are built entirely within a pitched roof structure with pitch equal to or greater than six vertical inches for every 12 horizontal inches (6:12) .
Any of the following design features may be selected, as required to reach the required bonus point total. Each is worth one point
- The garage is detached, and located on the rear half of the lot, where the rear half of the lot is determined using average lot depth.
- Second
story windows are offset horizontally at least 24 inches, edge to edge,
from second story windows of adjacent houses of more than one story. This element applies only to clear glass windows. Frosted windows and glass block are exempt
The
full MAFR bonus is granted only when it is consistent with adherence to
all required setbacks, and the lot coverage limit, and application of
all required and optional bonus design features, totaling 4 points for
a one story house; 6 points for a house of more than one story
If
application of the MAFR bonus would be inconsistent with compliance
with standard setbacks, and/or the lot coverage limit, the bonus amount
will be reduced by the amount necessary to effect compliance.
No variance or exception with regard to any of the qualifying building elements is permitted.
- Second Unit Allowance:
Lots of five thousand or more square feet with approved, detached
second dwelling unit structures are permitted an additional 400
square feet of maximum floor area. This allocation may be applied
only to the construction of the second unit. Any covered or
enclosed parking spaces required by ordinance for such detached second
unit shall be excluded from calculation of floor area.