A. Obligation Rate: For new commercial development, or expansion of existing commercial development, an applicant shall be required to develop or ensure the development of affordable housing to meet twenty percent (20%) of the employee housing demand generated by the new development.
B. Employee Generation: "Average employee generation", defined as full time equivalents (FTEs, 2,080 hours) per one thousand (1,000) net leasable square feet, is established as follows:
EMPLOYEE GENERATION BY TYPE OF USE
Types Of Use | FTEs |
Types Of Use | FTEs |
Commercial/retail | 3.3 |
High intensity, including, but not limited to, call centers, real estate/property management offices, recreation/amusements | 5.6 |
Lodging/hotel | 0.6 per room |
Low intensity, including, but not limited to, utilities, education, medical offices, light industry, research parks | 2.62 |
Medium intensity offices, including, but not limited to, banking and professional services | 3.7 |
Restaurant/bar | 6.5 |
Overall/general1 | 4.4 |
Note:
1. The overall/general type of use shall apply to any use not listed in the employee generation table if an independent calculation is not performed.
C. Independent Calculation: An applicant may submit an independent calculation of the number of employees to be generated by a proposed development, to be used in place of the employee generation table, subject to the following requirements:
1. The county shall create a pool of approved entities, persons, or groups to conduct independent calculations. The pool shall be chosen from on a strictly rotational basis; each subsequent application requesting an independent calculation shall be assigned to the next entity, person, or group on the approved list.
2. The land use authority shall make the final determination of whether or not the calculation constitutes compelling evidence of a more accurate calculation of employee generation than the "Employee Generation By Type Of Use" table of this section.
3. Should the independent calculation not be accepted, then the applicable generation factor from the employee generation table shall be applied to the proposed development.
4. Any acceptance of an independent calculation shall be site and use specific, nontransferable, and be memorialized in the housing agreement for the property, which shall be executed prior to the issuance of any building or development permits.
D. Calculation Of Required AUE(s): Required AUEs for commercial development shall be calculated using the following formula:
Formula:
(Employee generation x square footage) ÷ 1,000 = employees generated
(Employees generated x obligation rate of 20%) = # of employees to mitigate
(Employees to mitigate ÷ 1.5 workers per household ÷ 1.2 jobs per employee) = AUE obligation
E. Example Calculation For Commercial Development Requirement:
Example: Commercial development application for a 15,000 square foot project:
First 5,000 square feet are exempt; calculation done on 10,000 square feet
Employee generation, general category: (4.4 x 10,000) ÷ 1,000 = 44 employees generated
Mitigation:
44 employees multiplied by 0.20 (mitigation rate) = 8.8 employees
8.8 divided by 1.5 (workers per household) = 5.87 employees
5.87 divided by 1.2 (jobs per worker) = 4.89 AUEs
F. Winter Seasonal Units: An applicant for a commercial development may choose to satisfy employee housing requirements by provision of dormitory units designed for occupancy by seasonal employees. The dormitory units must meet the requirements of this chapter, as well as the following minimum standards:
1. Occupancy of each dormitory unit shall be limited to no more than six (6) persons.
2. There shall be at least one hundred fifty (150) square feet of net livable square footage per person, including sleeping and bathroom uses.
3. At least one bathroom shall be provided for shared use by no more than four (4) persons. The bathroom shall contain at least one toilet, one washbasin, and one shower.
4. A kitchen facility or access to a common kitchen or common eating facility shall be provided subject to the building department's approval and determination that the facilities are adequate in size to service the number of people using the facility.
5. Use of a minimum of twenty (20) net usable square feet per person of enclosed storage area located within, or adjacent to, the unit.
6. Seasonal dormitories may be required to house qualified employees of the community at large; if the development or ongoing expense of the development are substantially subsidized by an employer, and if federal funds do not require otherwise, that employer may be permitted to first offer the units to its employees. (Ord. 783, 10-10-2012)