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A. Required calculations for transfer. In applying On-Site Density Transfer, the gross density of the site’s sensitive resource area may be transferred to the developable portion of the property, or, for parcels with over 50% in sensitive resource area, deducted from the minimum required density, as allowed in Section 20.940.040(F) above. The minimum area for those lots proposed on the developable portion may be reduced to no less than 80% of the minimum lot size for the underlying zone. For example, proposed lots in the R-6 Zoning District, where the minimum lot size is 7,500 square feet minimum area, could be reduced to 6,000 square feet.

1. The total acreage of the subject property shall be divided by the minimum lot size of the underlying zoning district, and the result shall be the gross density. The gross density figure shall then be rounded down to the nearest whole number. The rounded gross density calculation shall be the maximum number of lots that may be located on the Total Developable Land (TDL), except as limited by the reduction in lot area as described above.

2. The applicant may use lot size reduction, adjustment to lot size dimensions or other development standards, within the limits described in Section 20.940.040(D) and (E) VMC above to develop the number of lots allowed under the provisions of this Chapter. The number of lots allowed on the TDL as a result of On-Site Density Transfer may not be increased above gross density.

Example: Total Acreage of Parcel: 2 acres (43,560 sq. ft./acre = 87,120)

Sensitive area: 10,000 sq. ft.

Zoning Designation R-6 (7,500 sq. ft. minimum lot size)

87,120/7,500=11.62

2 acres = Gross Density: 11.62 (11 lots may be developed)

7,500 sq. ft. min. lot size

Total Acreage of Parcel minus Sensitive Area equals Total Developable Area:

(87,120 sq. ft.) (10,000 sq. ft.) (77,120 sq. ft.)

Up to 11 lots @ 6,000 sq. ft. each, with lot size reduction of no more than 20% available via On-Site Density Transfer, may be developed on the Total Developable Area. (Ord. M-3643, 2004)