Chapter 19.35
RESIDENTIAL DENSITY BONUS
Sections:
19.35.010 Purpose.
19.35.020 General.
19.35.030 Applicability.
19.35.040 Density calculations.
19.35.050 Development standards.
19.35.060 Siting.
19.35.070 Approval.
19.35.080 Affordability agreement.
19.35.010 Purpose.
The purpose of this chapter is to provide density incentives to residential developments to help achieve consistency with the Growth Management Act, the City’s Comprehensive Plan, and countywide planning policies for Spokane County. (Ord. 09-032 § 1, 2009).
19.35.020 General.
The provisions of this chapter are available, at the sole discretion of the property owner, as incentives to encourage construction of housing affordable to low- and moderate-income households for new multifamily developments. In exchange for residential density bonuses, the applicant is required to provide a well-designed project with additional amenities contributing to the quality of life for the residents. (Ord. 09-032 § 1, 2009).
19.35.030 Applicability.
This chapter applies to MF-1, MF-2, CMU, MU, MUA, CC, and CB district zones. Development incorporating an affordable housing component may increase the dwelling unit density in the underlying zone pursuant to SVMC 19.35.040, rounded to the nearest whole number in accordance with SVMC 19.35.040; provided, that required amenities and site design criteria are met. If the density bonus results in an odd number of housing units, the odd unit must be applied as an affordable unit. Projects must be a minimum of 20 units to be eligible for a residential density bonus. (Ord. 09-032 § 1, 2009).
19.35.040 Density calculations.
A. New multifamily or mixed-use projects may provide affordable units as part of the project. One bonus market rate unit is permitted for each affordable unit based on the following criteria:
1. Affordable housing units provided to families whose income is at or below 40 percent of median income may increase the underlying base density by 40 percent.
2. Affordable housing units provided to families whose income is at or below 50 percent of median income may increase the underlying base density by 30 percent.
3. Affordable housing units provided to families whose income is at or below 60 percent of median income may increase the underlying base density by 20 percent.
4. Affordable housing developments may increase the underlying base density an additional 10 percent by providing one of the following:
a. LEED certification or equivalent.
b. Alternative energy.
c. Covered bus shelter.
d. Underground parking.
e. Other amenities determined by the director to provide comparative benefits.
5. Affordable housing developments may also increase their density by providing additional amenities in the required usable open space:
a. Benches and fountain – an additional increase of density up to five percent.
b. Playground apparatus – an additional increase in density up to 10 percent.
c. Sport court – an additional increase in density up to 10 percent.
d. Indoor recreational facility – an additional increase in density up to 20 percent.
e. Other amenities determined by the director to provide comparative design benefits –additional increase shall not exceed 10 percent.
6. Notwithstanding subsections (A)(5)(a) through (e) of this section, overall density of a project cannot increase by more than 60 percent of the underlying zone rounded to next whole number. (Ord. 09-032 § 1, 2009).
19.35.050 Development standards.
A. The director may allow the maximum building height to be exceeded by not more than 25 percent pursuant to Chapter 19.140 SVMC.
B. The director may allow exceptions to yard setback requirements where the deviation is for 10 percent or less of the required yard pursuant to Chapter 19.140 SVMC.
C. In addition to the open space requirements of SVMC 19.40.020, developments receiving a density bonus under this chapter shall provide an additional five percent open space (total of 15 percent) to accommodate the additional residents associated with the residential density bonus.
D. Site Design Criteria. All developments under this provision shall be subject to the following site design criteria.
1. Natural amenities such as views, significant or unique trees, or grouping of trees, creeks, riparian corridors, and similar features unique to the site shall be incorporated into the design.
2. Emphasize, rather than obscure, natural topography. Buildings shall be designed to “step up” or “step down” hillsides to accommodate significant changes in elevation.
3. Projects shall have design continuity by using similar elements throughout the project such as architectural style and features, materials, colors, and textures.
4. Placement of physical features such as play equipment shall be in visible locations to maximize the ability to be seen, and therefore creating a safe environment that discourages crime.
5. Parking structures shall be architecturally consistent with exterior architectural elements of the primary structure(s), including rooflines, facade design, and finish materials.
6. Pedestrian pathways and pedestrian areas shall be delineated by separate paved routes using a variation in paved texture and color, and protected from abutting vehicle circulation areas with landscaping or other methods. (Ord. 09-032 § 1, 2009).
19.35.060 Siting.
The affordable units constructed under the provisions of this chapter shall be included within the parcel of land for which the density bonus is granted. (Ord. 09-032 § 1, 2009).
19.35.070 Approval.
Prior to the issuance of any permit(s), the City shall review and approve the location and unit mix of the affordable housing units consistent with the above standards as well as the following standards:
A. If the affordable housing development has both affordable and market rate units, the affordable units shall be floating units. A “floating” designation provides the flexibility to maintain a certain number of affordable units throughout the required period, allowing the specific units to vary with availability. The floating units ensure that affordable units are indistinguishable from and interchangeable with market-rate units;
B. The design and appearance of affordable housing units shall be compatible with the total housing development and be consistent with design criteria outlined in SVMC 19.35.050(D);
C. Affordable housing units shall have an equivalent bedroom mix consistent with the total housing development; except that the developer may include a higher proportion of affordable housing units with more bedrooms. (Ord. 09-032 § 1, 2009).
19.35.080 Affordability agreement.
Prior to issuing a certificate of occupancy, an agreement in a form acceptable to the City that ensures compliance with the provisions of this chapter shall be recorded with the Spokane County auditor’s office. This agreement shall be a covenant running with the land and shall be binding on the assigns, heirs, and successors of the applicant.
Affordable housing units that are provided under this chapter shall remain as affordable for the life of the project for rental affordable housing units. (Ord. 09-032 § 1, 2009).