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purpose of calculating building floor area and percentage of site coverage by structures. 5.6 Bellingham, Wa.: Special Institutional (IN-I) District requirements - Building coverage shall not exceed 30 percent of the site. However, a parking structure or the portion of any structure used for parking shall not be counted as building floor area or structure coverage for the purpose of calculating building floor area and percentage of site coverage by structures. 6.0 STAFF RECOMMENDATIONS In brief, the City should eliminate the confusion among all these requirements and make the development process on shopping center parcels more straight forward. Listed below are six suggested improvements to the Code. 6.1 Change the "building coverage" ratio to 30% of the developable land area within the shopping center master plan as of January 1, 2000. 6.2 Define "developable lot area" as land upon which construction of structures or paving may occur consistent with the approved existing master plan and excepting all public road, transit, and pedestrian easements, but respecting all required setbacks. 6.3 For the purposes ofthe Shopping Center District (Section 1006), define "building" as gross occupiable commercial retail and/or service, office, and/or multi-family residential area within a building, but specifically excluding parking ramps and decks. 6.4 Allow the height of a shopping center or outlot buildings to vary based on FAR and its horizontal separation from residential districts with 2 stories allowed for any building less than 100 feet from property line with the maximum height to be 7 stories. Outlot buildings on a shopping center site should have the same setbacks as in a B-3 zone. 6.5 Allow Floor to Area (FAR) ratios of up to 1.0. (Example 1 : A building that covers 30% of a 10 acre developable lot area, would be allowed 3.3 acres of building coverage or 143,750 s.f upon which (based on a FAR of 1.0) 435,600 total s.f. of building could be built, which would create a 2 t03 story building. Example 2: At Rosedale, with 72 acres of developable land area, approximately 3,136,300 s.f. of building could be built, with a maximum of 940,900 on each floor, or 3 to 4 stories of building. These examples assume that each site has adequate parking to meet the demands ofthe uses developed on the site.) 6.6 A Planned Unit Development (PUD) should be required for any master plan or building or site plan expansion that increases by more than 10% over the existing master plan which consists of the improvements on the site as of January 1, 2000. 5