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Population and Employment Capacity <br /> Using the potential gross floor area shown in Table I above, projections of the number of housing units, population and <br /> employment were completed. This analysis was also based on the following assumptions: <br /> I. Urban Residential Zone. This zone is primarily residential, but some corridors that are designated as "Residential Mixed <br /> Use" (RMU), include the opportunity for commercial uses. The analysis assumed that 95% of the gross floor area capacity <br /> would be residential and 5% employment. <br /> 2. Urban Mixed Zone. This is a mixed-use area, but includes many existing buildings with vacant upper floors for future <br /> employment. Based on some recent mixed-use developments, it was assumed that 85% of the gross floor area capacity <br /> would be residential and 15% employment. <br /> 3. Urban Light Industrial Zone. While this zone is also mixed-use, it is assumed that more of the area will develop with <br /> employment, rather than residential. Assumptions for economic units in this zone were 25% of gross floor area capacity <br /> would be residential and 75% employment. <br /> Additional reductions of the gross floor area for development were made for off-street parking. A review of recent <br /> developments showed that slightly more than 28% of the gross floor area was used for off-street parking within a structure. <br /> For residential and employment density assumptions, the analysis used the residential size for recent developments, including <br /> common areas and circulation. That average size was 1,016 square feet for residential units. Since most housing in Metro Everett <br /> will be rental units, the current rental household size of 1.7 within Metro Everett was used for the population capacity. <br /> For employment, the analysis assumes 600 square feet per employee, which includes floor area for common areas and <br /> circulation. In addition, the area of existing buildings in the UM and ULI zones that would be removed in redevelopment would <br /> have existing employment that is replaced. <br /> Capacity calculations were done based on two options in the development code for heights. The draft development regulations <br /> include a Base Height Maximum and an Incentive Height Maximum. Capacity was calculated both ways to show the range of <br /> potential housing, population and employment capacity possible in Metro Everett. <br /> Appendix B, Metro Everett Land Capacity 6 August 29,2018 <br />