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A. Lot Number Calculation for Short and Preliminary Subdivisions. To calculate the maximum number of lots permissible on the subdivided parcel, divide the total property size, less any submerged lands, by the minimum detached lot size requirement specified in the applicable neighborhood subarea pursuant to zoning tables in Chapter 20.00 BMC. Where there exists no specified minimum lot size in the land use classification within the applicable neighborhood zoning table, the number of units possible in any designated ranged density classification shall be determined by dividing the area of the subject property by the maximum and minimum density listed in BMC 20.32.040(B) for the ranged density in the applicable subarea of the zoning table pursuant to Chapter 20.00 BMC. Minimum and maximum densities for residential development in residential multi zoned areas shall be consistent with BMC 20.32.040(B). The development of detached single-family dwelling units is allowed only when found compliant with BMC 20.32.010(B). The maximum number of lots is calculated in whole numbers and any fraction shall be rounded down to the next lower whole number, except as provided in subsection (D) of this section.

B. Lot Number Calculation for Cluster Subdivision. For division of land utilizing the cluster subdivision provision, the maximum number of lots shall be determined by dividing the total property size, less any submerged lands, by the specified cluster density found in the land use classification within the applicable neighborhood zoning table. If no cluster density is specified in the land use classification within the applicable neighborhood zoning table, the number of units possible in any designated ranged density classification shall be determined by dividing the area of the subject property by the maximum and minimum density listed in BMC 20.32.040(B) for the ranged density in the applicable subarea of the zoning table pursuant to Chapter 20.00 BMC. Minimum and maximum densities for residential development in residential multi zoned areas shall be consistent with BMC 20.32.040(B). The development of detached single-family dwelling units is allowed only when found compliant with BMC 20.32.010(B). The maximum number of lots is calculated in whole numbers and any fraction shall be rounded down to the next lower whole number, except as provided in subsection (D) of this section.

C. Cluster Subdivision Lot Bonus. A maximum bonus of an additional 50 percent more lots, except where the applicable zoning allows a greater bonus, may be allowed for short or preliminary cluster plats in addition to the underlying number of lots allowed in subsection (B) of this section if one or any combination of the following options are met:

1. Up to a 50 percent bonus when at least one-half of the total units/lots proposed in the subdivision are developed with infill toolkit housing types pursuant to this title and Chapter 20.28 BMC.

2. Up to a 50 percent bonus for the purchase and transfer of all or part of the development rights of a parcel identified as meeting any of the following criteria:

a. A parcel, tract or land area declared as a suitable density donor by city council resolution.

b. A parcel with a valid planned development contract which provides for a development rights transfer.

c. A parcel previously zoned for residential uses that, due to the adoption of subsequent governmental regulations and as determined by city council, is unlikely to achieve even 50 percent of the original allowable density, resulting in the loss of the city’s potential infill capacity.

3. Up to a 50 percent bonus when a project is able to provide at least one-half of the total unit count of the project as affordable housing, as defined by the city council resolution, inclusive of a provision to maintain said housing as such for a reasonable duration determined by city council.

4. Up to a 50 percent bonus for the redevelopment of an area considered in need of revitalization as declared by city council resolution.

5. Up to a 25 percent bonus for the development of a private playground or other active park feature, such as a dog park, loop trail, playground, or picnic shelter, that serves the anticipated level of development as determined by the parks and recreation department except when approval of the city council is required.

6. Up to a 15 percent bonus for providing at least 15 percent additional open space that is not otherwise restricted from development by environmental regulations.

7. Up to a 15 percent bonus for restoring a degraded natural area which would provide significant public enjoyment or ecological benefit if enhanced.

8. Up to a 10 percent bonus for providing enhanced perimeter buffering of adjacent, less compatible uses that the hearing examiner determines would make a cluster subdivision a more compatible neighbor.

D. Rounding Provisions. When a proposal consisting of (1) more than one existing lot of record or (2) a parcel of land legally established and described by metes and bounds that has not been previously subdivided, the maximum number of possible lots determined in subsections (A) and (B) of this section may be increased by rounding up to the next higher whole number under the following scenarios:

1. One and Three-Quarter Rule. When calculating the maximum number of potential lots, the applicant may round up to the next higher whole number if the lot density calculation results in a whole number plus a fraction of three-fourths or greater.

2. One and One-Half Rule. Proposals with a fraction equal to at least one-half and less than three-fourths may be rounded to the next higher whole number upon site plan approval by the hearing examiner, provided the proposal meets all of the following criteria:

a. It is consistent with the general policies and specific objectives of the comprehensive plan;

b. It enables the continued orderly and reasonable use of adjacent properties by providing a means for expansion of public roads, utilities, and services;

c. It is designed to be compatible with the essential character of the neighborhood;

d. It is adequately served by public facilities and utilities including storm water provisions; and

e. It will not result in the destruction, loss, or damage to any natural, scenic, or historic feature of major consequence.

3. Proposals with a fraction of less than one-half shall be rounded down to the next lower whole number.

4. These provisions shall not be used for properties that drain into Basin One of the Lake Whatcom watershed as shown in BMC 16.80.040. [Ord. 2024-02-004 § 3; Ord. 2021-10-044 § 21; Ord. 2018-12-036 § 2 (Exh. A)].