A. Minimum Area. Because this chapter is intended to encourage the redevelopment of the State Street corridor and not as an alternate means of using existing parcels and buildings, the State Street overlay zone shall not be applied to any area less than two and one-half acres.

B. Residential Density. The maximum residential density in the State Street overlay zone is thirty dwelling units per acre for areas that do not qualify for the mixed-use provisions herein.

C. Commercial/Office/Flex/Retail FAR. The maximum floor area ratio for commercial/office/flex and retail uses is 2:1.

D. Mixed-Use FAR. The maximum FAR for mixed-use buildings that include more than fifty percent of the floor area as residential units is 2.5:1. The maximum FAR for mixed-use buildings that include at least twenty-five percent of the floor area as residential units is 2.25:1. No building shall qualify for this mixed-use FAR bonus unless it contains at least twenty-five percent of the floor area as residential units and the entire ground floor is used for commercial/office/flex/retail uses. Based on a professionally conducted study that shows that the market will not bear the amount of commercial/office/flex and retail, the planning commission may allow up to twenty percent of a ground floor for one or all of the buildings to be used for residential uses. (Ord. 6/6/2006O-6 § 1 (part))