City of Sanibel Planning Department

Transcription

1 City of Sanibel Planning Department STAFF REPORT Planning Commission Meeting February 12, 2013 Agenda Item 6 Application Number LDC Applicant Name: City of Sanibel RE: Draft Amendment to the Land Development Code Establishing Bicycling Parking Standards. Submitted by the City of Sanibel. Application No LDC BACKGROUND Adopted April 21, 2009, the Shared Use Path Master Plan recommends that the Sanibel Land Development Code be amended to ensure that a certain number, type and location of bicycle parking spaces are required as part of any new commercial development. The Plan further recommends that that bicycle parking be provided at all rest areas and civic, cultural, recreational, condominium, resort and commercial facilities, including shopping and dining establishments and venues for community activities and events. Bicycle (and pedestrian traffic) on the Shared Use Path has increased significantly. A survey conducted in April, 2012 showed a 56% increase in bicycle traffic and a 76% increase in pedestrian traffic as compared to a similar 2006 survey. The provision of convenient, adequate, safe and secure bicycle parking is important in order to continue to promote a walkable and bike friendly community and to help encourage Sanibel residents and visitors to bike instead of drive. The recommended changes to the Land Development Code support the Share Use Path Master Plan s vision, goals and objectives which seek to maximize access to Sanibel s island destinations via the Shared Use Path system while reducing the reliance upon motorized vehicles. These recommendations are also comparable to standards recommended by traffic and bicycle professional organizations or in place in other bicycle friendly communities. A copy of the applicable sections of the Shared Use Path Master Plan is provided as Attachment A. A comparison of recommended and implemented bicycle parking standards for communities in provided as Attachment B. SUMMARY OF RESEARCH COMMON BICYCLE PARKING STANDARDS Prior to drafting the proposed bicycle parking standards appropriate for Sanibel, Staff researched similar regulations implemented by other communities, which actively promote bicycle ridership for recreational use and alternative transportation purposes. Those communities with higher rates of recreational ridership and higher percentages of Page 1 of 8

2 work trips via bicycle tend to have the most comprehensive parking facility requirements. In general, bicycle parking standards generally tend to focus primarily on the following: The determination of the number of required spaces by land use The type and percentage of parking based on short-term vs. long-term duration The type of allowable bicycle racks The location, orientation and size of bicycle parking spaces Standards for Number of Required Spaces The number of required bicycle parking spaces is mostly determined by land use type and then expressed as either a percentage of the required automobile spaces or as a ratio to the square footage of the establishment. For commercial establishments (retail, restaurants, services) short-term bicycle parking as a percentage of vehicle parking range from 5% to 25%, and as a ratio of square footage from 1 space for each 750 square feet to 1 space for each 5000 square feet. The average appears to be 10% of automobile parking or 1 space per each 2700 square feet of floor area For institutional, assembly and cultural establishments, bicycle parking standards are more varied and may be based on square footage, percentage of visitor capacity, or percentage of auto parking. The average appears to equate to 10% of automobile parking. For hotel, motel and multi-family residential, bicycle parking standards are more often determined as a ratio to rooms or dwelling units. The average is 1 space per 20 rooms (hotel/motel) and 1 space per dwelling unit (multi-family). A large majority of organizations and communities establish bicycle parking space minimums, with a low of 1, a high of 6 and average of 2.6 spaces. Other Considerations: Bicycle parking spaces can be required for all new development, but such requirements can also be applied to substantial improvements, parking lot reconfigurations, and/or shared parking allowances. If an insufficient number of spaces are created cyclists will find other ways to secure or support their bikes and gravitate toward light poles, trees and sign stanchions. Bicycle parking demands will not be equal throughout the City; areas with concentrations of shopping and eating establishments, recreational or community facilities may generate a combined demand that is greater than what is provided under the requirements for the individual establishments. Standards for Type of Parking Space About 50% of the communities differentiate between short-term and long-term bicycle parking. Short-term parking is generally defined as duration of 2 hours or less and for use by visitors or customers. Long-term parking is generally defined as duration in excess of two hours and for use by residents, employees, commuters or students. Short-term parking is generally accomplished with freestanding, open air racks. Longterm parking provides some protection from the elements by being under cover, indoors or in specially designed bicycle lockers. Page 2 of 8

3 Other Considerations: Long-term parking facilities may be recommended within certain guidelines but not required in all instances. Long-term parking space requirements may be determined by type of use or as a percentage of employees, residents or students. Long-term parking should offer a higher level of security than short-term parking. Existing overhangs or awnings may also be used to provide adequate cover. Standards for Types of Bicycle Racks Appropriate racks need to both support and secure the bicycle. So called comb, toaster and wheelbender racks which only hold one bicycle wheel are deemed as unsuitable by most communities and seasoned cyclists as they provide insufficient locking security and may even damage bicycles. Recommended and required racks support the bicycle frame in at least 2 places and allow for a use of a U-shaped lock to secure the frame and one wheel. Other Considerations: Wheel only racks may attract the casual or rental cyclist but seasoned cyclists will seek other nearby alternatives or take their business to another establishment. The design and aesthetics of the bicycle racks should reflect the surrounding environment. The City may need to consider changing out some of the racks it has provided which do not conform to this standard. Standards for Size and Location of Bicycle Parking Spaces Most communities have adopted a standard bicycle parking space of 2 x 6 with a 5 aisle between racks and 4 to 6 of clearance from any obstruction. It is also generally accepted and regulated that bicycle parking should be within 50 of the entrance of the establishment. Other Considerations: Establishments with multiple entrances should space out their bicycle parking. For security, bicycle parking should be firmly anchored, constructed of theft resistant materials and highly visible. The location should be convenient and not in conflict with pedestrian or vehicle traffic. A physical separation from vehicular traffic is preferred. Poor rack placement may significantly decrease the stated capacity of the rack. Other Possible Considerations for Establishing Standards Create incentives for existing developments to provide bicycle parking: Cost sharing on purchase and installation of racks Allow existing automobile parking to be converted to bicycle parking Offset (reduce) vehicle parking requirements for exceeding bicycle parking requirements. Exclude bicycle parking space from lot coverage calculations SUMMARY OF RECOMMENDED CHANGES to the LAND DEVELOPMENT CODE A brief summary of each section of the proposed bicycle parking regulations is provided below. Page 3 of 8

4 Applicability Staff recommends that bicycle parking be required for all uses except single family and duplex residential development. All new development, with the exception of single family and duplex residential, will be required to comply with the bicycle parking standards as a condition of the issuance of a development permit. Other Options for Consideration: Add substantial improvements, parking lot reconfigurations to the requirements. Number of bicycle parking spaces Rather than creating separate standards for bicycle parking spaces, staff proposes a standard that is a ratio of required automobile parking spaces. A minimum number of required bicycle parking spaces is also included. A draft table with bicycle parking at a 10% ratio of required vehicle parking is provided in Attachment C. Other options for Consideration: Sanibel may want or need a higher ratio for some uses rather than an across the board 10% of required vehicle spaces. High bicycle use communities, such as Key West and Victoria, BC have requirements at a rate of 20 25% of vehicle spaces. Design of bicycle parking spaces Design standards were developed to provide secure bicycle parking that supports the bicycle frame in at least two places, prevents the bicycle from tipping over, does not damage the bicycle, and enables the frame and at least one wheel to be secured. The typical comb or wheelholder bicycle frame does not meet these design standards and cannot be used to meet the required number of bicycle parking spaces. The figure, below, illustrates a comb bicycle rack. Comb Bicycle Rack Staff has proposed a minimum clearance of 3, depth of 6, and a minimum 5 -wide aisle for maneuvering. These minimum dimensions allow easy access to the bike and bike rack and accommodate most bicycle sizes. Page 4 of 8

5 Staff proposes that unpaved bicycle parking spaces will not count towards impermeable surface coverage or developed area. Some existing nonresidential development is nonconforming as far as impermeable surface coverage or developed area. This standard would allow for the provision of bicycle parking without furthering the nonconformance. Bicycle parking must be separated from automobile parking, but the standard as written does not dictate how the separation will be accomplished. Location Bicycle parking should be located near the building entrance and be easy to find. Staff recommends it be located no more than 50 feet from the main building entrance. For buildings with more than one commercial unit or more than one main building entrance, bicycle parking will be located no more than 50 feet from at least one main building entrance, on each building façade that has a main entrance. Setbacks Staff proposes that bicycle racks comply with required setbacks as for commercial automobile parking. Additional standards have been added to ensure that bicycle parking will not: encroach into rights-of-way, including the shared use path; interfere with required circulation areas nor parking and loading areas; or block emergency access or egress. Covered bicycle parking One of the recommendations of the Shared Use Path study was to consider providing sheltered bicycle parking. Recognizing that sheltered parking is more expensive to install, staff is suggesting an incentive for nonresidential facilities that provide covered parking. Up to 10 percent of required automobile parking can be substituted with covered bicycle parking. Covered bicycle parking is important for long-term bicycle parking. Even though cyclists are exposed to the weather while riding, covering the rack area keeps the cyclist more comfortable while parking, locking the bike, and loading or unloading cargo, and keep the bike, especially the saddle, dry. PROPOSED CHANGES TO THE LDC The changes staff has developed would add a new LDC Section , and amend Section (3) that addresses the applicability, numbers, and design standards for these spaces. Additions are shown as underlined text. Section Bicycle Parking. (a) Applicability. The following regulations shall apply to all developments, except single family and duplex residential. It shall be a condition of all development permits issued, except for single Page 5 of 8

6 family and duplex residential that the applicant comply with the bicycle parking standards of this section, to the maximum extent possible and practicable. (b) (c) Number. Provisions for the safe and secure parking of bicycles shall be furnished at a ratio of ten percent (10%) of requirements for automobiles as set forth in Section A minimum of four (4) bicycle parking spaces shall be provided. Design. (1) Bicycle parking shall be provided through the use of bicycle lockers, bike rails (inverted-u design), two-point locking racks, or ribbon racks. Any bicycle rack that functions without securing the bicycle frame requires the use of a bicycle kick stand, or that may be freely reoriented, cannot be used to meet required bicycle parking spaces. Traditional wheelholder design racks cannot be used to meet required bicycle parking spaces. (2) Each parking space shall have a minimum of three (3) feet of clearance on either side of the bike rack and be able to accommodate a standard bicycle size of six (6) feet in length. There must be an aisle at least five (5) feet in width behind all required bicycle parking to allow room for bicycle maneuvering. (3) Bicycle spaces do not have to be paved, but the outside ground surface shall be finished or planted in a way that avoids mud and dust. Unpaved bicycle spaces do not count towards impermeable surface coverage or developed area. (4) Bike parking facilities within automobile parking areas shall be separated by a physical barrier, such as curbs, wheel stops, poles, landscaping, or other similar features, to protect bicycles from damage by cars. (d) Location. Bicycle parking shall be located no greater than fifty (50) feet from the main building entrance. If the building has multiple commercial units or more than one main building entrance, bicycle parking will be located within fifty (50) feet of at least one main entrance on each façade that has a main entrance. (e) Setbacks. Bicycle parking shall comply with required setbacks for commercial parking and shall not: (1) Encroach within public rights-of-way including shared use paths; Page 6 of 8

7 (2) Interfere with on-site vehicular and pedestrian circulation, parking and loading areas; and (3) Block or restrict doors, driveways or other means of required egress for emergency purposes. (f) Covered bicycle parking. NEXT STEPS (1) If covered bicycle parking is provided, it may substitute for up to twenty-five percent (10%) of required automobile parking. (2) Covered bicycle parking may be provided inside buildings, under roof overhangs or awnings, in bicycle lockers, or within or under other structures. Where not within a building or locker, the cover shall be: a. Permanent; b. Designed to protect the bicycle from rainfall; and c. At least seven (7) feet above the floor or ground. Sec General requirements. All off-street parking and loading spaces, whether required by this article or provided in addition to required spaces, and all driveways shall be designed and constructed in compliance with the following requirements: (3) All parking and loading spaces, including bicycle parking, shall be clearly identified as such. The Land Development Code Review Committee can accept the proposed amendments to the Land Development Code, recommend revisions to the proposed amendments, or decide not to pursue any of the amendments identified above. If needed, any revisions to the bicycle parking standards can be brought back to the LDCRC for further discussion. An amendment to the Land Development Code requires a recommendation from the Planning Commission before City Council can take final action. ATTACHMENTS: ATTACHMENT A ATTACHMENT B - ATTACHMENT C - Excerpts from the Shared Use Path Master Plan related to bicycle parking Comparison of Various Enacted Community and Organization Recommended Bicycle Parking Standards Draft Table of Required Sanibel Bicycle Parking Space Calculation at 10% of Vehicle Spaces Page 7 of 8

8 Rack Desings Page 8 of 8

9 Attachment A: Share Use Path Excerpts Bicycle Parking Standards Application No LDC ATTACHMENT A Excerpts from the Shared Use Path Master Plan related to Bicycle Parking 2. Vision, Goals and Objectives.. Goal: Improvements and extensions to the Shared Use Path system will be done for the purpose of connecting residents and visitors with frequently visited island destinations and activity centers and to correspondingly reduce vehicular trips and energy consumption. Objectives: Maintain a five year capital improvement schedule for the Shared Use Path system, programmed and updated on an annual basis. Insure that any proposed new Path improvement or extension addresses existing and future user demands and is consistent with the Sanibel Plan, the City s land use conditions and the recommendations and priorities of the Shared Use Path Master Plan. Design Path improvements and extensions to meet up-to-date standards whenever possible Insure that Path improvements and extensions are attractive and in keeping with the character of Sanibel. Section Shared Use Path Rest Areas Parking Bicycle parking should be provided at all rest areas and civic, cultural, recreational, condominium, resort and commercial facilities such as shopping and dining establishments, and venues for community activities and events. Figure 26 provides several examples of existing bicycle parking racks that currently serve Sanibel s Shared Use Paths. Sanibel has a significant number of non-traditional bicycle users. These include bikes with trailers, recumbent bikes and tandem bicycles. Allowances should be made for some of the bike parking to accommodate these longer users. Ten feet is a typical length for a bike with a trailer. This length can be accommodated by keeping the area adjacent to end aisles of parking areas clear of vertical obstructions such as vegetation, fences or walls. Sheltered parking is probably not necessary for typical Path users, but might be considered for locations where cyclists may be parking for extended periods of time, perhaps near restaurants or other businesses to which some workers may be commuting by bicycle. If a parking area is intended to serve a specific building, that parking area should be visible from the building s primary entrance while allowing

10 unimpeded pedestrian access to the entrance. Bicycle parking should be at least as close to the entrance as the nearest automobile parking, and preferably within 50 feet of the entrance. The City may also wish to consider temporary bicycle parking facilities sometimes called bike corrals (See Figure 27) in association with special events that are likely to draw bicyclists in numbers greater than the capacity of the permanent bike racks at a given site. Corrals can be cordoned off with traffic barricades, where cyclists can check their bike with event staff or volunteers, just as they would check bags or clothing at a coat-check room Land Development Code Amendments to Support Bicycle Parking Amend Land Development Code Chapter 126 Zoning, Article XV. Off-Street Parking and Loading, Subdivision III. Non-Residential Uses to specify the number, type and location of bicycle parking spaces required as part of new commercial development.

11 Attachment B - Bike Parking Standards Comparison Agency or Location Retail Commercial Restaurants Services Institutional Assembly, Cultural Hotel/Motel Multi-Family Residential Minimum Type of Racks Space Requirements TDM Encyclopedia¹ 1: 2,700 SF 1: 2,700 SF 1: 2.7K SF Institute of Transportation Engineers 1: 2,700-3,300 SF 5-10% of seats, plus employees 1: 2,700-3,300 SF 1: SF based on intensity of use 1:15 rooms 1:eachDU, plus % of visitor capacity, plus employees 1:1DU or 1:2DU 5-10% of capacity 2'x6' ea w/ 5' aisle "sufficient clearance" Association of Pedestrian and Bicycle Professionals² Boulder, CO² 1:5,000 SF ST and 1:10,000 1:2,000 SF ST and SF LT 1:10,000 SF LT 10% of auto up to 50 10% of auto up to 50 bike spaces, then 5% of bike spaces, then 5% auto of auto 10% of auto up to 50 bike spaces, then 5% of auto 5% of max ST and 1.5:20 employees 1: 30 rooms 10% of auto up to 50 10% of auto up to 50 bike spaces, then 5% of bike spaces, then 5% of auto auto.1:bdrm ST and.5:bdrm if no garage 2 Greater of 4 or 1:10 DU ST; 2 each DU LT 3 No Cambridge 1:10 auto (10%) 1:10 auto (10%) 1:10 auto (10%) 1:10 auto (10%) 1:2 DU 1:2,500 SF ST and 1:7,500 1:750 SF ST and 1:750 SF ST and 1:7,500 SF 1 per 50 seats, 1:2,500 1:each DU up to 100, San Francisco² SF LT 1:7,500 SF LT LT SF 1:30 rooms then 1:4 2 Minneapolis² Greater of 3 or 1:5,000 SF 3 spaces Greater of 3 or 1:5,000 SF 1:5,000-50,000 SF based on use Hilton Head, SC 10% of auto 10% of auto NR NR NR 10% of auto 1:2 DU 3 for most uses effectively 1 Ashville, NC 5% of auto 5% of auto 5% of auto 5% of auto 5% of auto 5% of auto effectively 1 1:eachDU or 3 lodging Madison, WI 1:10 auto (10%) 1:10 auto (10%) 1:10 auto (10%) 1:10 auto (10%) 1:20 emp rooms 2 must accommodate u-shape lock Std racks or lockable secure storage 2'x6' ea w/ 4' aisle Facilitate easy locking 2' x 6' w/ aisle "sufficient clearance" None specified None specified Victoria, BC² ⁴ Marco Island, FL 1: 2,200 SF of GFA to 54,000 SF + 1 per 5,400 SF of add GFA; 50% LT and 50% ST 1: 2,200 SF of GFA to 54,000 SF + 1 per 5,400 SF of add GFA; 50% LT and 50% ST 1: 2,200 SF of GFA to 54,000 SF + 1 per 5,400 SF of add GFA; 50% LT and 50% ST Varies: 1:10 elementary students; 1:50 church seats; 1: SF assembly 1:15 rooms + >75 rooms 1-6 space rack; 60% LT; 40% ST Bike parking allocated as a credit against required vehicle parking: 4 space bike rack=1 less required parking space Key West³ 25% of auto 25% of auto 25% of auto Portland, OR² 1:5K SF ST and 1:12K SF LT 1:5K SF ST and 1:12K SF LT 1:eachDU LT, plus 6 space rack ST 6 10% 20% and 30% of auto 35% of auto 10% of auto 1: 2K - 10K SF ST and 1: 4K - 10k SF LT and based on intensity of 1:20 Rooms ST and 1:20 1:20 DU ST and use rooms LT 1.5:1 DU LT Vancouver, WA 1:4K SF 1:1K SF 1:3K SF 1:3K SF; 5% of auto 1:20 Rooms 1:4 DU 2 short term; 2 long term Approx. 2'x6' ea w/ 5' aisle 2'x6' ea w/ 5' aisle 2'x6' ea w/ 5' aisle 2'x6' ea w/ 5' aisle Notes ¹Transportation Demand Management Encyclopedia by Victoria, BC Transport Institute ²Requires both short term (ST) and long term (LT) parking facilities ST facilities are exposed racks; LT facilities are generally protected from weather ³With approval 4 bike spaces can be substituted for 1 required auto space ⁴Cost of Bike Racks is 50/50 shared by the City. Bicycle Parking Standards Application No LDC ATTACHMENT B Comparison of Various Recommended Bicycle Parking Standards

12 ATTACHMENT C Bicycle Parking Standards Application No LDC ATTACHMENT C Draft Table of Required Sanibel Bicycle Parking Space Calculation at 10% of Vehicle Spaces DRAFT BIKE PARKING 10% of VEHICLE Sec Required parking spaces. No development permit shall be issued for any nonresidential use or structure, or for any addition to or expansion thereof, unless parking spaces, in compliance with all requirements of this section, are provided as follows: Use Required Parking Spaces Bike 10% of Required Vehicle Commercial retail uses For each separate use or commercial unit with more than 1,000 square feet of floor area, 1 for each 200 square feet (or fraction thereof) of floor area; for each separate use or commercial unit with less than 1,000 square feet of floor area, 5 spaces sq.ft sq.ft. 1 per each add l or fraction of 2000 sq.ft. Food stores, delicatessens, carry-out food sales and fast food restaurants without seats For each separate use or commercial unit with more than 1,000 square feet of floor area, 8 spaces plus 1 for each 200 square feet (or fraction thereof) of floor area in excess of 1,000 square feet; for each separate use or commercial unit with less than 1,000 square feet, 8 spaces sq.ft sq.ft. 1 per each add l or fraction of 2000 sq.ft. Restaurants, general For each separate use or commercial unit, 15 spaces plus 1 space for each 3 seats in excess of 20 seats, or 1 space for every 75 square feet, or fraction thereof, of floor area (excluding bar/lounge area), whichever is greater. Thirty linear inches of counter space shall be considered as 1 seat seats seats 1 per each add l or fraction of 30 seats Or, 1 per each 750 sq.ft. or fraction Restaurants, general with carry-out For each separate use or commercial unit, 20 spaces plus 1 space for each 3 seats in excess of 20 seats; or 1 space for every seats seats 1

13 Use Required Parking Spaces Bike 10% of Required Vehicle services square feet, or fraction thereof, of floor area (excluding bar/lounge area), whichever is greater. Thirty linear inches of counter space shall be considered as 1 seat. 1 per each add l or fraction of 30 seats Or, 1 per each 750 sq.ft. or fraction Restaurants, fast food, with seats For each separate use or commercial unit, 20 spaces plus 1 space for each 2 seats in excess of 20 seats, or 1 space for every 62.5 square feet, or fraction thereof, of floor area (excluding bar/lounge area), whichever is greater. Thirty linear inches of counter space shall be considered as 1 seat seats seats 1 per each add l or fraction of 20 seats Or, 1 per each 625 sq.ft. or fraction Bars/lounges For each bar/lounge area, 1 space for each 2 seats, or 5 spaces plus 1 space for every 50 square feet, or fraction thereof, of floor area in excess of 200 square feet attributable to the bar/lounge use, whichever is greater. Thirty linear inches of counter space shall be considered 1 seat seats 1 per each add l or fraction of 20 seats Or, 1 per each 500 sq.ft. or fraction Office and service uses For each separate use or commercial unit with more than 1,000 square feet of floor area, 5 spaces plus 1 for each 250 square feet (or fraction thereof) of floor area in excess of 1,000 square feet; for each separate use or commercial unit with less than 1,000 square feet of floor area, 5 spaces sq.ft sq.ft. 1 per each add l or fraction of 2000 sq.ft. Theatres, churches, auditoriums, and public assembly halls 1 for every 3 fixed seats, or 1 for every 100 square feet of floor area, whichever is greater. 1 for every 30 seats Or, 1 per each 1000 sq.ft. Medical clinics, medical offices, and 5 for each physician or other medical practitioner, plus 1 for each Greater of 1 for every 2 practitioner, 2

14 Use Required Parking Spaces Bike 10% of Required Vehicle dental clinics employee; or 1 for each 200 square feet of floor area, whichever is greater. plus 1 for every 10 employees; Or, 1 for each 2000 sq.ft. Dental offices 1 for each dentist or employee, plus 2 for each dental chair; or 1 for each 200 square feet of floor area, whichever is greater. Hospitals, nursing homes, medical institutions Greater of 1 for every 10 dentist or employee, plus 1 for every 5 dental chairs; Or 1 for every 2000 sq.ft. 1 for each 2 beds. 1 for each 20 beds Car rentals 5 plus 1 for each car in the on-site rental inventory in excess of 2 cars. Bicycle and moped rentals For each separate use with more than 40 bicycles or mopeds, 5 spaces plus 1 for each 10 bicycles or mopeds in excess of 40; for each separate use with 40 or fewer bicycles or mopeds, 5 spaces. 1 7 cars in rental inventory 2 8 cars in inventory; 1 each add l 10 cars 1 90 bicycles or mopeds, 2 90 bicycles or mopeds 1 each add l 100 bicycles or mopeds Boat rentals 1 for each boat in the rental inventory which is stored or docked in the water, plus 1 for every 3 boats, 16 feet or greater in length, which are not so stored or docked, plus 1 for every 6 other boats, sailboards, or canoes. Single-family dwellings and duplexes 2 for each dwelling unit N/A 1 for every 10 in-water rental boats 1 for every 30 boats over 16 not in the water 1 for every 60 other boats, sailboards or canoes. Multifamily developments of no more 2 for each dwelling unit 1 for every 5 dwelling units 3

15 Use Required Parking Spaces Bike 10% of Required Vehicle than 20 dwelling units, except resort housing Multifamily developments of more than 20 dwelling units, except resort housing Multifamily resort housing developments 10, plus 1.5 for each dwelling unit. 1, plus 1 for every 7 dwelling units 1.5 for each dwelling unit 1 for every 7 dwelling units 4