R-14 ZONE

RMF ZONE

RM-U ZONE

COR ZONE

ASSISTED LIVING

Maximum Additional Units Per Acre:

Up to 4 additional dwelling units per net acre. Densities of greater than 18 units per net acre are prohibited.

Up to 5 dwelling units per net acre. Densities greater than 25 dwelling units per net acre are prohibited.

Up to 25 dwelling units per net acre. Densities of greater than 100 dwelling units per net acre are prohibited.

Up to 25 dwelling units per net acre. Densities of greater than 75 dwelling units per net acre are prohibited.

The units in a project that are for assisted living are allowed to develop at 1.5 times the maximum density of the zone the project is in.

In the R-1 and R-10 zones the maximum density for assisted living shall be 18 units/net acre.

Dwelling Unit Mix/Arrangement:

NA

NA

NA

NA

Projects that include both assisted living and independent living may only apply the density bonus ratio to the units that are built as assisted living units.

Bonus Criteria:

To qualify for the density bonus, the applicant shall provide either:

(i)    Alley and/or rear access and parking for 50% of detached or townhouse units, or

(ii)    Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or

To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit, either for sale or rental (per net acre).

Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either:

(i)    Affordable housing units, either for sale or rental, or

Development projects within the applicable area that meet both the “Minimum requirements” and at least one “Guideline” in each of the following four categories:

•    Building Siting and Design;

•    Parking, Access, and Circulation;

To qualify for bonus density the applicant shall provide either:

(i)    Affordable Housing: 20% or more of the proposed dwelling units within the development are affordable to low income households, with incomes at or below 50% of the area median income, or

Assisted living units must be designated for people who are at least 55 years of age. The definition of Assisted Living in RMC 4-11-010 must be met.

Bonus Criteria: (continued):

(iii)    A minimum of 2 units of affordable housing per net developable acre (fractional results shall be rounded up to the next whole number) to qualify for a density bonus.

In addition, in order to qualify for a bonus, developments shall also incorporate at least 1 of the features described below:

(i)    Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi.

(ii)    Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet.

(ii)    Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director.

Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units.

•    Landscaping/Recreation/Common Space; and

•    Building Architectural Design

applying to Area “A” of the Urban Design District located in RMC 4-3-100 shall be permitted a maximum density of 100 dwelling units per net acre.

(ii)    Open Space: Provide increased common outdoor open space areas or recreational facilities beyond standard code requirements. The open space shall abut the shoreline, where applicable. The open space shall provide a quality environment through either passive or active recreation facilities, and attractive common areas, including accessibility from buildings by public walkways.

In addition, in order to qualify for a bonus, developments shall also incorporate the features described below:

(iii)    Overall Design: Provide a development design that is superior to the design that would result from development of the subject property under standard code requirements, including but not limited to superior architectural design, placement, relationship or orientation of structures and/or enhanced ground plane textures or colors, and

(iv)    Ground floor commercial shall be provided at appropriate levels given the overall project design, and

Bonus Criteria (continued):

(v)    Environmental Enhancements:

(a)    Significant environmental enhancement and/or restoration is provided that protects critical areas and/or shorelines, that would not be protected to the same degree otherwise, or

(b)    Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.