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f <br /> should result in a allocation of assessments which is <br /> reasonably related to the benefit received. Any one <br /> predetermined formula will not be appropriate in all <br /> cases because of circumstances unique to the relationship <br /> between the specific project and the specific properties <br /> benefitted. When considering an assessment method or <br /> formula for any given project, it may be necessary to <br /> combine assessment methods or to modify the methods <br /> described below. Therefore, the following description of <br /> methods of assessments should be regarded as guidelines, <br /> which may not be appropriate in all cases . <br /> b. Unit Assessment. A unit assessment shall be derived <br /> by dividing the total project cost by the number of <br /> Residential Equivalent Density (RED) units in the project <br /> area. A RED unit is defined as a single family <br /> residential unit. All platted and unplatted property will <br /> assigned RED unit values equivalent to the underlying <br /> zoning. When the existing land use is less than the <br /> highest and best permitted use, the Council may consider <br /> the current use as well as the full potential of land use <br /> in determining the appropriate number of RED units . <br /> Otherwise, the following RED chart will apply on a per <br /> unit basis, subject to adjustment by the Council for any <br /> • inequities : <br /> Single Family 1. 00 RED <br /> Duplex 1. 00 RED <br /> Condominium 0 . 80 RED <br /> Multifamily (3 units or more) 0 . 80 RED <br /> Townhouse 0 . 80 RED <br /> Commercial 2 . 00 Units <br /> Industrial 2 . 00 Units <br /> The unit approach has proven to be the best method in <br /> those instances whereby the improvement largely benefits <br /> everyone to the same degree and the cost of the <br /> improvement is not generally affected by parcel size. <br /> c. Area Assessment. The assessable area shall be <br /> expressed in terms of the number of acres or the number <br /> of square feet subject to assessment. When determining <br /> the assessable area, the following considerations will be <br /> given: <br /> (1) Ponding Assessment Consideration. Lakes, ponds <br /> and swamps may be considered a part of the assessable <br /> area of a parcel . <br /> • (2) Road Right-of-Way Assessment Consideration. Up to <br />