20.25H.045 Development density/intensity.
A. General. For development in the Critical Areas Overlay District, the number of dwelling units per acre and the maximum floor area ratio for office space is determined pursuant to this section. The provisions of this section may not be modified through a critical areas report.
B. Dwelling Units per Acre. The maximum density allowed for a site in the Critical Areas Overlay District is equal to the number of dwelling units per acre as specified in LUC 20.20.010, times the buildable area in acres, plus the dwelling units per acre times the total area of critical area and critical area buffer in acres times the development factor derived from subsection D of this section:
[(DU/acre)(Buildable area in acres) + (DU/acre)(Total critical area and critical area buffer in acres)(Development factor)] = Maximum dwelling unit potential
The dwelling unit per acre calculation contained in this subsection does not apply in the BelRed Land Use Districts or the East Main Land Use Districts.
C. Floor Area Ratio.
1. Office floor area outside the BelRed Land Use Districts or East Main Land Use Districts.
a. The maximum allowable office floor area for a site which contains a critical area or critical area buffer is equal to 0.5 times the buildable area in square feet plus 0.5 times the total area in critical area and critical area buffer in square feet times the development factor derived from subsection D of this section:
[(0.5)(Buildable area in square feet) + (0.5)(Total critical area and critical area buffer in square feet)(Development factor)] = Maximum office development potential
b. A property within the Critical Areas Overlay District is exempt from the sliding scale FAR requirement of LUC 20.20.010, Note (8). The applicable maximum floor area ratio to the buildable area is 0.5 regardless of building square footage.
2. Floor area within the BelRed Land Use Districts or East Main Land Use Districts.
The maximum allowable floor area for a site which contains a critical area or critical area buffer is equal to the maximum FAR for the applicable BelRed Land Use District or East Main Land Use District (refer to dimensional requirements of LUC 20.25D.080 or 20.25Q.060) times the buildable area in square feet plus the maximum FAR for the applicable BelRed Land Use District or East Main Land Use District times the total area in critical area and critical area buffer in square feet times the development factor derived from subsection D of this section:
[(Maximum FAR for the applicable BelRed Land Use District or East Main Land Use District)(Buildable area in square feet) + (Maximum FAR for the applicable BelRed Land Use District or East Main Land Use District)(Total critical area and critical area buffer in square feet)(Development factor)] = Maximum development potential within the BelRed Land Use Districts or East Main Land Use District.
D. Development Factor. The development factor is a percent credit to be used in computing the number of allowed dwelling units or the maximum allowed office floor area for a site within the Critical Areas Overlay District. The development factor is determined by figuring the percentage of the total site that is buildable area, divided by 100. The result should be rounded to the nearest hundredth. The following table illustrates the development factor:
|
Total site (as %) |
Critical area and critical area buffer total (as % of total site) |
Buildable area (as % of total site) |
Development factor (% BA/100) |
|---|---|---|---|
|
100 |
10 |
90 |
.9 |
|
100 |
35 |
65 |
.65 |
|
100 |
50 |
50 |
.5 |
|
100 |
75 |
25 |
.25 |
|
100 |
90 |
10 |
.1 |
(Ord. 6627, 12-13-21, § 2; Ord. 5876, 5-18-09, § 25; Ord. 5680, 6-26-06, § 3)