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<br />2.3 The Council determined that only land directly usable for the shopping center and its <br />outbuildings is to be included in the 25 % lot coverage requirement; the easements, <br />exceptions, or road right-of-way dedications are not to be considered usable land. <br /> <br />2.4 There are many ways to determine lot area and building square footage. Given the newly <br />adopted ordinance and interpretation, it may be difficult to find a universal interpretation <br />of percent lot coverage and floor area ratio (FAR) unless certain exceptions are made. It <br />was suggested on January 24th, that in the future the City Attorney and staff could revise the <br />definition to be more consistent and more understandable. <br /> <br />3.0 CODE INTERPRETATIONS <br /> <br />Based on the Council interpretation, staff prepared a series of calculations that demonstrate <br />how lot coverage and floor area ratios impact all buildings within the shopping center <br />districts. See the attached charts. <br /> <br />3.1 The FAR requirement would allow a shopping center to construct building square <br />footage up to 50% of the lot area. This means that a one-story shopping center <br />covering the maximum of 25% of the lot area could add an entire second level. The <br />maximum height requirement is limited to 2 stories above grade or 35 feet in height <br /> <br />above grade. (Section 1006.02.D.) <br />3.2 In a snapshot, what the staff found was that, using the City GIS system as a <br />measurement basis (not a boundary survey from each parcel), every shopping center <br />district now has buildings that exceed either the 25% land coverage or the floor area <br />ratio, or both. Most centers are between 25% and 30% of lot coverage and 25% to <br />45% floor to area (FAR) ratios. In addition, it appears that some buildings exceed the <br />height limitations. No variances have been found for these inconsistencies. <br />3.3 Some methods that could be used to correct these inconsistencies could include <br /> <br />variances to each building; rezoning to a less restrictive zoning district; rezoning <br />each shopping center to a Planned Unit Development specific to the site; changing <br />(increasing) the text of the City Code for lot area coverage, floor area coverage, and <br />height; <br /> <br />4.0 SUGGESTED CITY COUNCIL ACTION <br /> <br />4.1 Provide discussion and direction on how the Council wishes the code to be interpreted. <br /> <br />Prepared by: Dennis Welsch (490-2232) <br />Q:\Planning Files\3l83-Lot Coverage (022200),doc <br /> <br />2 <br />