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061 .i <br /> <br />INTRODUCTION <br /> <br />A. Background <br /> <br />State Planning law requires that local general plans <br />contain building intensity standards that establish <br />maximum development levels for each land use <br />designation. In this amendment, staff proposes to <br />establish standards for the City!s non-residential <br />areas using floor area ratios. , Floor area ratio is a <br />ratio which expresses the relationship between a <br />structure and the lot upon which it is situated. It <br />is calculated by dividing the gross £1oor area of the <br />structure by the gross area of the lot upon which it <br />is built. <br /> <br />Development intensity standards are most £unctional <br />in the General Plan when they clearly reflect the <br />City's growth and development policies and its urban <br />design goals. Establishing standards that £unction <br />well within this framework requires extensive <br />analysis of land use, environmental~ economic and <br />social factors. The analysis of these factors <br />provides the basis upon which FAR standards may be <br />established. The standards proposed in this <br />amendment are intended as interim standards until <br />more thorough analysis is conducted. The FARts <br />proposed reflect current development levels as well <br />as current development proposals. <br /> <br />The floor area ratios proposed for the City's major <br />commercial corridors are expected to remain in place <br />for several years· The basic character of these <br />corridors is not expected to change significantly <br />during that time. The FAR's currently proposed for <br />the City's major development areas, however, are <br />interim until a thorough analysis of development <br />trends, urban design goals and infrastructure <br />capacity can be completed. Those areas of the city <br />proposed for the most intense levels of development <br />include the District Centers, Pro£essional and <br />tdministrative O££ice Districts and several General <br />Business Districts with unique characters or special <br />development concerns. These areas shall be targeted <br />for preparation of Specific Plans~hat will be <br />designed to re£1ect the character of each district <br />and respond to current and future market demands. <br /> <br /> <br />