Loading...
HomeMy WebLinkAboutV.C Code Update ProjectMemorandum T0: Planning and Community Development Committee FROM: Kevin Snyder, AICP, Assistant Director/ Chris Andersen, Senior Planner CC: Cindy baker, AICP, Director, Planning, Building & Community Dennis Dowdy, P.E., Public Works Director Dennis Selle, P.E., City Engineer/Assistant Public Works Director Ingrid Gaub, P.E. Assistant City Engineer DATE: February 4, 2009 SUBJECT: Development Code Update Project- Development Intensity Recognition At the Committee's January 12, 2009 meeting, the Committee discussed the concept of development intensity/density recognition and requested that staff provide additional information for Committee review and discussion at its February 9, 2009 meeting as part of the Code Update Project. Please find attached a technical memorandum addressing development intensity/density recognition prepared by ICF Jones & Stokes, the City's planning consultant for the Development Code Update. The Committee has previously indicated that it was open to the concept of recognizing some level of density credit in developable areas in exchange for protecting or providing selected features in other areas. During the Committee's discussion of the potential draft amendments, staff would like to discuss the following questions: 1. Intensity credit or bonuses are often used by cities to protect sensitive environmental features, or to encourage specific types of development or features (i.e. wetlands, cultural/historic resources, increased open space, senior housing, etc.). What types of features should be protected or encouraged through the use of density credit in Auburn? 2. Which of the intensity/density recognition techniques are appropriate for Auburn (e.g. on- site, off site (TDR), density bonus)? 3. The Committee has previously indicated that any density credit approach should not be on a one-for-one basis. What level or percentage of density recognition does the Committee would be appropriate in such areas? 4. If instituted, should such an intensity/density recognition approach be city-wide or only in certain areas or zones? 5. Does the Committee want to see some provision for a density credit included as part of the Code Update at this time or does the Committee have additional questions or information needs that it wants staff to research and report back on at its next meeting? ■Q February 3, 2009 Chris Andersen, Senior Planner Kevin Snyder, Assistant Director Gil Cerise, Senior Planner a Lisa Grueter, Senior Planner ® Draft Intensity Recognition Issue Intensity recognition is the system or approach used by jurisdictions to determine the allowable amount of development on a property based upon applicable land-use regulations. Intensity is typically expressed in density (dwelling units per acre) for residential uses or floor area (square feet, or a floor area ratio) for commercial and industrial properties. A jurisdiction's intensity recognition system determines what parts of a site must be discounted from the calculation of a site's developable area, as well as which elements of a development project maybe discounted from calculated intensity to be applied to that area. The City of Auburn's Comprehensive Plan provides guidance with respect to intensity recognition in its Land Use, Housing, and Environment chapters (see Attachment A for full listing of selected goals, objectives, and policies). The City's Comprehensive Plan also provides direction in terms of the intensity or density to allow in future land use and zoning designations within the City, particularly in Chapter 14. However, the goals and policies noted below are more closely aligned to direction the City should take with respect to how the City should provide intensity recognition. The most relevant policy direction comes in the Urban Redevelopment goal of the Housing chapter. Goal 12 directs the City to encourage redevelopment of underutilized areas to reduce sprawl and take full advantage of the City's investment in existing infrastructure. Objective 12.1 under this goal provides flexibility in development regulations so that a variety of housing types and site planning techniques can be used to achieve the maximum housing potential of a particular site. Applying some form of intensity recognition to a residential density based zoning system would help the City to maximize housing potential on sites where physical or infrastructure constraints would otherwise reduce the amount of housing that could be provided on-site. This would further help the City achieve its goal of taking full advantage of its existing infrastructure investment by clustering development on the buildable portions of the site. The City also has policy direction in the Land Use and Environmental chapters related to intensity recognition. An intensity recognition system would help determine the City's definition and methods of calculating residential densities consistent with Objective 7.1 on establishing a system of residential densities which accommodates a range of housing choices appropriate for the city. Intensity recognition should help the City promote the provision of adequate housing for the city's residents consistent with Policy LU-13 by allowing housing to be clustered on buildable portions of the site. An intensity recognition system that preserves unique natural features and encourages clustering of development near existing infrastructure could assist the City in the buffering provisions for new development envisioned in Policy LU-20 of the Land Use chapter. The flexible infill development objectives and policies (Objective 12.1 and policies LU-117 through LU-119) also encourage some form of intensity recognition that accounts for physical and/or infrastructure constraints on a site in allowing for development intensity on a buildable portion of the site. Intensity recognition can also help the City in protecting sensitive environmental critical areas as directed in Goal 18 and policies EN-24 and EN-26 by clustering housing away from critical areas and wildlife corridors. Policies EN-24 and EN-26 advocate for retention of significant habitats that include native landscape vegetation, and the clustering of significant or adjacent resources to maintain wildlife corridor connectivity. An intensity recognition system can help the City in achieving these goals and policies by providing a means of enhancing critical area buffers, and/or connecting critical areas and their buffers through areas that are not considered a critical area in the City's environmental regulations, but may provide wildlife connectivity. Aside from a couple of specific zones, the City of Auburn's intensity recognition as provided for in the City Zoning Code currently provides little additional density credit on a site in exchange for the protection of critical areas or other inherent site constraints. Under the current City of Auburn zoning code, the amount of development on a site is governed by lot size and lot dimensions inmost zones (except in the Downtown Urban Center, as noted below). The City's zoning code defines lot area as the total horizontal area within the boundary lines of a lot (ACC 18.04.540). Therefore, when calculating lot sizes as part of development only features that are not included within the lots, such as required public rights-of way, are deducted from the lot size calculations. Under this existing system, critical areas, critical area buffers, and public easements would all be considered part of the lot area. The City currently allows bonus floor area ratio (FAR) for public benefit features provided in the City's Downtown Urban Center (DUC) zone. These features are specifically excluded from the basic allowable "as of right" FARs within the zone as a method of encouraging the inclusion of features such as street level retail, restaurant and daycare spaces, structured and below grade parking, among other things. This form of bonus intensity provision is used by many jurisdictions in one or more zones to encourage desirable features or other public benefits that the jurisdiction is encouraging in those areas. The City of Auburn also provides some detailed definition and calculation methods for determining residential density in the Planned Unit Development District (PUD) for Lakeland Hills South (see ACC 18.76). The City's method of calculating density is outlined in more detail under "Definition and Calculation Techniques" below. The City of Auburn is currently evaluating the potential benefits of density-based residential zoning. As part of that evaluation, City of Auburn staff has asked ICF Jones & Stokes to review how some other Washington jurisdictions recognize intensity on a site given site constraints, such as environmental critical areas. For residential sites, intensity maybe expressed in density (i.e., dwelling units per acre). For commercial or industrial uses, intensity is typically expressed in a floor area ratio (FAR) or in square footage of development. Mixed-use development that combines residential and non-residential uses can also use FAR or a combination of FAR and density. Our research found that cities provide intensity recognition in a number of ways, and in multiple portions of their codes. Intensity recognition is determined most consistently through the following methods: ■ Code sections identifying calculation methods and definitions of intensity terms; ■ On-site intensity credit for site constraints; ■ Off site intensity credit for both "sending sites" and "receiving sites" through transfer of development rights (TDR) regulations. ■ Bonus intensity provisions in exchange for the provision of some public benefit. The first two methods discussed above are most commonly used to both define the intensity of a site, and to provide some form of on-site intensity credit transfer to account for areas constrained by critical areas or infrastructure requirements. The second two methods, though less applicable to a standard intensity recognition system are also discussed briefly below. A survey of how jurisdictions provide intensity recognition is included in Table 1, at the end of this memorandum. - - - - _ - The most common form of intensity recognition is a development code's method of defining intensity, either through residential density, commercial square footage, or floor area ratio (FAR). The most basic technique is whether a jurisdiction calculates density as gross density or net density. A gross density calculation, by definition, does not deduct any portion of a site area when calculating density. Under this method, a developer is still required to protect critical areas and their buffers, and to provide access roads and street improvements. However, the developer is allowed to put full site density on developable portions of property. Most jurisdictions in King and Pierce counties that utilize density as a means of calculation of site intensity use a form of net density. In addition buildable lands calculations mandated by the Growth Management Act are also calculated in net density, providing further incentive for local jurisdictions to use that method in their intensity calculations. Whether contained in a definition of density, or a calculations section of a code, net density commonly includes exclusion of the following types of features for purposes of calculating a site's intensity: critical areas, required streets and access roads. Some jurisdictions also deduct the buffers of critical areas; surface water detention/retentionfaci1ities which cannot be built upon (such as drainage swales or storm retention ponds); and areas dedicated to on-site recreation or open space. Building setback areas are generally included in the area that can be used to calculate density. There are similar definition and calculation methods for nonresidential buildings. Most jurisdictions that utilize FAR include a definition of FAR, illustrations of what FAR looks like, and information on what features are deducted from FAR calculations. Many definitions of FAR that specify deductions from calculations will deduct features such as the portions of a building housing mechanical equipment, structured parking, or underground parking. The City of Auburn also provides some detailed definition and calculation methods for determining residential density in the Planned Unit Development District (PUD) for Lakeland Hills South (see ACC 18.76). This section of code calculates number of dwelling units and density by subarea within the PUD on a net density basis. The City removes "nonbuildable" areas and land set aside for nonresidential areas when calculating the number of allowable dwelling units. For purposes of this code section, nonbuildable areas include slopes exceeding 25% measured between each 25 foot contour line, wetlands delineated pursuant to ACC definition of wetlands, or floodways as defined in the ACC. Slopes, wetlands, or floodways that are allowed to be modified are not considered nonbuildable areas, and are therefore including in the calculations. In addition, wetland buffers, public or private streets, and driveways are also excluded from nonbuildable areas. Nonresidential uses excludes some enumerated uses sometimes considered nonresidential that require a conditional use permit within the zone, including but not limited to daycare, preschools, and religious institutions. Once the nonbuildable and nonresidential lands are set aside within this area, then the net usable area of the planning area is multiplied by residential densities allowed pursuant to the official Lakeland plan map to produce a maximum number of dwelling units for the zone. Other jurisdictions, with density- basedresidential zones, make wider use of this type of density calculation. Some example code sections are noted in Attachment B to provide examples of methods of defining density or intensity. Some jurisdictions provide recognition of a site's intensity as defined in their zoning or development code by allowing a transfer of intensity or density on the site. In these cases, a jurisdiction provides a section of code that allows for density credit based on some factor that limits development on portions of the site. One of the clearest examples of a code that allows proportional density credit based upon site constraints is the City of Woodinville's "Site Area Used for Density Calculations" section of code (WMC 21.12.080). This section of code not only defines what may or may not be included in density calculations, but also outlines which critical areas and their buffers are allowed to be credited for density, which ones are not, and which ones are allowed a proportionate share of density credit based upon the amount of property constrained by the specific critical area. Reviewing this code section provides a model for a measured middle ground of providing credit for density. The Woodinville code provides full density credit for critical areas that are inventoried and regulated through requirements of the Growth Management Act, but which can be built upon through measures that can help protect development within those areas. These include development in erosion, seismic, and flood hazard areas. The latter two areas are typically found on valley floors where Woodinville's downtown is located. The Woodinville code provides no density credit for streams and wetlands. The Woodinville code provides a partial to full density credit for steep slopes, landslide areas, and critical area buffers for all critical areas (including streams and wetlands noted above). The amount of credit allowed is prorated on a sliding scale based upon the amount of site area that is covered by steep slopes, landslide areas, and/or critical area buffers. Under this method, an area can receive credit for l o% to 100% of the density credit for these features on the site depending upon how much of the parcel is covered by those features. Details on Woodinville's sliding scale for on-site density credit can be found in Attachment B. One technique for providing intensity credit is through off site transfers, such as through a transfer of development rights (TDR) program or regulations. This form of intensity credit program is more complicated and generally involves multiple jurisdictions. However, some local jurisdictions have established their own TDR program that transfers development credit from more constrained areas of the jurisdiction to less constrained areas. TDR programs and regulations enable landowners to separate and sell the right to develop land from their own property rights. TDR programs can be designed to accomplish multiple community goals including conservation of environmentally critical areas, farmland protection, and preservation of historic landmarks. TDR programs have three basic components: selling and receiving sites; medium of exchange; and transfer mechanisms described below. TDR programs and ordinances often refer to "sending sites or parcels" and "receiving sites or parcels." The parcel of land where the rights to develop originate are called the "sending" parcel." When the rights are transferred from a sending parcel, the land is restricted with a permanent conservation easement that runs with ownership of the land. The parcel of land to which the rights are transferred is called the "receiving" parcel. Buying these rights generally allows the owner to build at a higher density than ordinarily permitted by the base zoning. Typically, a sending parcel transfers intensity for things such as the presence of environmental critical areas, agricultural resource lands, or land that has valued historic or cultural resources on it. A TDR allows property owners to obtain value for their land's development intensity by receiving money for sending the development credit to another site. A receiving parcel obtains additional development intensity through purchase of development rights from a sending site. This additional development intensity is either expressed as dwelling units for residential, or floor area for nonresidential. The receiving site benefits by being allowed a larger amount of development intensity than otherwise allowed on the property. TDR programs use established mediums of exchange, whether that is an exchange from dwelling units to dwelling units, square footage to square footage, dwelling units to square footage, or another combination. City of Redmond is an example of a jurisdiction that allows residential intensity to be transferred to commercial intensity sites. This has allowed preservation of areas more suited to agricultural activity in the Sammamish Valley in exchange for greater intensity in the Microsoft campus area. TDR programs also commonly have a transfer mechanism that acts as an intermediary or facilitates the transfer of development rights from sending sites to receiving sites. An example of this is a TDR Bank that buys development rights from sending sites and sells them to receiving sites. In some cases, a third party, such as a land conservancy, can act as a transfer bank. This allows a transfer to occur without a receiving site finding a sending site directly. King County operates a TDR program that includes a type of TDR bank. Participant jurisdictions include the cities of Seattle and Issaquah, and King County. Although there are many TDR programs in existence both across the nation and in Washington State, few of them are actually successfully implemented. Some key issues associated with implementing a successful TDR program include: ■ Clearly identifying potential sending and receiving sites. Clear identification of these areas and providing this information in a public forum allows those interested in participating in the TDR program to know that they are able to make use of it. In addition, areas that are shown as sending sites should clearly be areas that the jurisdiction wants to preserve in lower intensity development, while areas that are shown as receiving sites should be clearly identified areas that would benefit from more intense development potential, such as an area identified for redevelopment as amixed-use area. ■ Provide a valuable exchange ratio. Many TDR programs provide a 1 for 1 exchange of development intensity from a sending site to a receiving site; or an increased ratio that still does not provide enough value to interest property owners on sending or receiving sites. In particular, receiving sites for TDR programs are often in areas where the cost of development is more expensive than the cost of development on a sending site, making a 1 for 1 exchange less valuable to the receiving site property owner. A jurisdiction that implements a TDR program should conduct a market study to determine what exchange rate makes the most sense. If a 1 for 2 exchange (e.g., l dwelling unitlacre leaving a sending site in exchange for 2 dwelling units/acre on a receiving site), then perhaps an increase to a 1 for 4 exchange (e.g., 1 dwelling unit/acre leaving a sending site in exchange for 4 dwelling units/acre on a receiving site) would provide the necessary ratio to attract developers on receiving sites. ■ Most successful TDR programs allow purchasers and sellers to establish the market value for a parcel's development credits. Some programs allow an administrative jurisdiction to purchase and sell credits within pre-established limits to allow for some ability to help maintain a viable market value for the development rights. However, those programs appear to be more complex and difficult to administer. Please see Attachment B for an example of TDR regulations from the City of Redmond. Although not technically a system for recognizing existing intensity, a bonus intensity code program can provide added intensity in select areas that the City identifies as appropriate in exchange for an enumerated public benefit. Most bonus intensity programs include provision of an increased maximum residential density amount in exchange for features such as affordable housing, housing oriented toward seniors, or provision of a development type that the City is trying to encourage, such asmixed-use development or development with structured parking included in it. This technique is generally not based upon some other site constraint, such as the presence of critical areas on the site. However, it can be used as an incentive to guide the type and intensity of development that the City wants to see in a particular area. Most places where site intensity bonuses occur are in areas identified for redevelopment by a type of development that is more expensive than that which would otherwise be allowed in a zone. For example, a city that wants to encourage redevelopment ofpedestrian-oriented mixed-use in existing downtown areas that are characterized by single-use commercial, may want to provide density bonuses both to encourage the mixed-use development on the location, and to provide further incentive to bring residents into a downtown area where few residents are currently located. An intensity incentive for non-residential uses, such as allowing an increase in FAR or a building's allowable square footage over what would otherwise be allowed on a site could be used to encourage multi-story commercial development, development with parking contained in structures or underground rather than in surface lots, or to encourage a greater amount of commercial or employment uses in a targeted area. Please see Attachment B for an example of residential density incentive program. Development that occurs at very low densities or intensities can result in land use patterns that are difficult or more costly to serve with public services and infrastructure. These areas may not be able to be further developed when there is more demand for a particular use, e.g. residential, pushing development out further into rural lands. Growth Management Act communities often apply minimum densities for different housing types and encourage cluster development to avoid sprawl. Minimum density refers to the lowest threshold density a development must meet, and maximum density refers to the highest density limit a development may reach. The King County Countywide Planning Policies provide some guidance on local jurisdictions' employing minimum density requirements to assist in achieving efficient use of land within urban growth areas. In particular Countywide Planning Policy FW-2.b. indicates that local jurisdictions within King County should adopt a minimum residential density provision as a means of assuring land use capacity and directing growth to the urban areas. Policy LU-66.b. also directs that jurisdictions adopt a minimum residential density not including critical areas for new construction. FW-2 Countywide Planning Policies are effective after King County adoption and city ratification for the purposes of updating comprehensive plans, and providing a policy framework for other governmental actions of all jurisdictions. Significant planning options will be precluded if interim actions are not taken to assure capacity and direct growth in the Urban Area, and to protect the Rural Area from the impacts of growth. The following interim actions will be taken by all jurisdictions no later than one month after ratification. a. King County shall adopt interim rural zoning consistent with the designation of rural for the "new" Rural Area adopted through the Countywide Planning Policies to ensure rural character is not threatened by additional subdivision activity. b. All jurisdictions in the Urban Area will adopt interim minimum density ordinances and review and, where appropriate, remove regulatory barriers to accessory dwelling units and manufactured homes on individual lots, to ensure that urban land is used efficiently. LU-66 In order to ensure efficient use of the land within the Urban Growth Area, provide for housing opportunities, and to support efficient use of infrastructure, each jurisdiction shall: a. Establish in its comprehensive plan a target minimum number of net new households the jurisdiction will accommodate in the next 20 years in accordance with the adopted household growth targets identified in Table LU- l .Jurisdictions shall adopt regulations to and commit to fund infrastructure sufficient to achieve the target number; b. Establish a minimum density (not including critical areas) for new construction in each residential zone; and c. Establish in the comprehensive plan a target mix of housing types for new development and adopt regulations to achieve the target mix. Because the City is considering adensity-based approach to regulating residential zones, and because of the Countywide Planning Policies' direction on minimum residential density, the City may want to explore implementation of a minimum density regulation in some or all of its zones in order to further ensure efficient use of developable land. Local municipal codes for jurisdictions utilizing minimum/maximum density requirements in their residential zoning were reviewed. Table 2 at the end of this memorandum illustrates minimum lot size and minimum and maximum densities for three Puget Sound area cities. Though there is variation in the individual municipal zoning ordinances described in Table 2, some shared trends are evident. Many low-density residential zones have the same minimum requirement of 4 du/ac. The maximum density is based more upon the specific zoning class and helps differentiate that class from other similar classes; for example, two low-density residential zones may have the same minimum density requirement, yet one may have a 4.0 du/acre maximum while the other has a 8.0 du/acre maximum, and thus, could potentially have twice as many lots. Thus, maximum density helps define different levels or grades of a broader residential zoning class. Minimum lot size plays a role in maximum density, since it functions as a site development limitation, and contributes to how many lots may potentially be developed within a given area. In some of the example zoning classes Table 2, the maximum density nearly matches the theoretical maximum development ofminimum-sized lots. However, in several examples, the lot sizes are smaller than would be allowed if the lot sizes matched the maximum density (e.g. Renton's R-8 and R-10 zones; Shoreline's R-8 zones; etc.), in order to allow for lot size flexibility. Maximum densities would continue to apply. In these example codes, there are often "exceptions" from minimum density requirements where there are significant critical areas. Other methods used by communities include project phasing or allowing "shadow plats" where the first use of the land is at very low densities but arranged in a manner to allow future development when the demand is there. U ~ ~ o c o N N U ~ X ~ N ~ ~ ~ ~ ~ Z ~ Z ~ ~ ~ U D c 0 c O ° ~ z } ~ o m o ~ o z ~ z } z 0 z z z z z T ~ U ~ N ~ N ~ vi ~ cn ~ m ~ ~ oY ~ ~ mc~~ ~o~ ~ ~ ~ ~ ~ ~m ~°-o c~~a~ c~ U O Oi U ~ ~ ~ p .U ~ ~ .L ~ O ~ N ~ N (0 O' U (0 ~ ~ E (6 ~ ~ ~ ~ O O ~ O " ~ cn O O ~ - 0 0 X ~ L (6 O V~ U~ (n (n (0 O ~ ~ +r ~ N ~ E ~ ~ ~ ~ U ~ N ~ ~ (0 N ~ N N U ~ U ~ N _N ~ ~ ~ ~ p C > ~ N Q O N OU ~ N ~ ~ ~ N ~ li vii W (I) Z ~ ~ Z ~ ~ N O (n ~ ~ ~ ~ ~ ~ U ~ ~ ~ ~ J c ~ N ~ a ~ Z c ~ c ~ ~~~o ma~~~ ~ ~ Q~~o o~~ ~ ~ +r ~ ~ C C ~ ~ ~o~~ ~ a~ oho ~ ~ ~ ~ ~ N o c cn cn E 0 0 N ~ N~ N 0~ a~ Z C~ C~ E~~ Z N ~ L O O C ~ ~ ~ ~ ~ C C ~ C ~ N N N N a ~ Y ~ ~ Q N U X W ~ ~ N ~ ~ O N N U ~a a~ ~ mo ~ N ~ ~ N ~ ~ N U O ~ ~ ~ ~ ~ ~ U- ~ U+r•-N ~ ~ ~ ~ ~ ~ U ~ ~ N N ~ - ~ Q~~~ U N ~ ~ ~ C ~ cn N ~ ~ U ~ U ~ ca ~ ~ _N C (0 (n a ~ i ~ C ~ ~ C ~ a~ a ~ m ~ a~ ~ a~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N O i Q L ~ o•~ ~ > cn o cn a ~ c~~U 0 z a~ 0 0 ® ~ City of Lacey, Washington Low-Density Residential 4,500 sq. ft. (wl alley); 3.0 dulac* 6.0 dulac (3-6) 5,000 sq. ft. Moderate-Density 3,000 sq. ft. (wl alley); 6.0 dulac 12.0 dulac Residential 4,000 sq. ft. High-Density Residential 2,000 sq. ft. (wl alley); 6.0 dulac 20.0 dulac 3,500 sq. ft. City of Shoreline, Washington R-4 7,200 sq. ft. 4.0 dulac 4.0 dulac R-6 7,200 sq. ft. 4.0 dulac 6.0 dulac R-8 5,000 sq. ft. 4.0 dulac 8.0 dulac R-12 2,500 sq. ft. 6.0 dulac 12.0 dulac R-18 2,500 sq. ft. 8.0 dulac 18.0 dulac R-24 2,500 sq. ft. 10.0 dulac 24.0 dulac R-48 2,500 sq. ft. 12.0 dulac 48.0 dulac City of Renton, Washington R-4 8,000 sq. ft. 4,0 dulac R-8 4,500 sq. ft.; 4,0 dulac 8.0 dulac 5,000 sq. ft. (parcels under 1,0 acre) R-10 2,000 -10,000 sq. ft. 4,0 dulac 10,0 dulac depending upon dwelling type R-14 1,800 - 5,000 sq. ft. 10.0 dulac 14,0 dulac depending upon dwelling unit type RM 10-25 dulac 20-75 dulac General Note: This table does not address density bonuses that may apply, This table does not include city zones that allow for non-urban lot sizes, because these are applied in areas with high rank order critical areas, * For the LDR 3-6 zone, the City of Lacey calculates minimum dulac based upon gross density, with wetlands as the only exclusion, Public roads and rights-of-way are assumed to increase net density above 4,0 dulac, With the R-4 zone, the City has applied flexible development standards (e.g. administrative reductions of lot width; greater densities within 500' of the R-8 zone) to ensure that development can achieve the 4 dulac, Development applications are maximizing the densities on these properties, and the City has not received requests for very low densities, Also, R-8 is the primary residential zone of the City and there is relatively less area zoned for R-4, - - - - - - r 1 I a To establish a system of residential densities which accommodates a range of housing choices appropriate for the city. Policy LU-13 The City should promote the provision, preservation and maintenance of adequate housing for the city's residents by encouraging a balanced mix of housing types and values appropriate to the income levels and lifestyles of area residents. Auburn has always been willing to accept its "fair share" of low and moderate cost housing opportunities. However, this has translated into a great disparity in Puget Sound communities with cities such as Auburn receiving more of these types of housing than other comparable communities. This has had impacts in terms of the costs of meeting human service needs as well as some poorly maintained multifamily properties which have caused a variety of problems. Auburn will work to insure that housing units are equitably distributed across the region in terms of both physical location and cost. Policy LU-16 Residential densities within designated "urban separators" should be no greater than 1 dwelling unit per acre. Clustering of allowed density onto a portion of a site should be favorably considered. Policy L U-20 Most of the undeveloped areas of the Community Serving Area of the city (see Map 3.1) shall be reserved for single family dwellings. The ability to buffer the area from incompatible land uses and heavily traveled arterials or highways should be considered in designating currently undeveloped areas for future single family use. Such buffering can be accomplished by taking advantage of topographic variations and other natural features, requiring expanded setbacks along arterials, by orienting lots and houses away from arterials, by designating moderate density multiple family areas as transitional areas, and by other means. To promote the development of quality single family neighborhoods which relate the design and types of residential areas to important natural and manmade features. Policy L U-23 The development of new neighborhoods should be governed by development standards which allow some flexibility. Flexibility should be considered to encourage compact urban development, to provide protection of critical areas, and resource lands (including, but not limited to, agricultural resource lands, cultural resources, forest resource lands, mineral resource areas (Map 9.4) hillsides or wetlands), and to facilitate non-motorized transportation. Policy LU-114 Encourage well designed infill and redevelopment projects to fully utilize previous investment in existing infrastructure. Policy LU-115 Reduce the consumption of undeveloped land by facilitating the redevelopment of underutilized land and infill of vacant parcels whenever possible. Policy LU-116 Explore innovative mechanisms to encourage the more efficient use of land including density bonuses and sale of air rights. To encourage redevelopment of underutilized areas to reduce sprawl and take full advantage of the City's investment in existing infrastructure. Provide flexibility in development regulations so that a variety of housing types and site planning techniques can achieve the maximum housing potential of a particular site. To maintain and promote a safe and healthy environment and preserve the quality of life, and to protect the area's most unique, sensitive and productive natural resources. To encourage natural resource industries within the city to operate in a manner which enhances, (rather than detracts from), the orderly development of the City. Policy EN-24 The City shall consider the impacts of new development on the quality of land, known or suspected fish and wildlife habitats (Map 9.2) and vegetative resources as a part of its environmental review process and require any appropriate mitigating measures. Such mitigation may involve the retention of significant habitats and the use of native landscape vegetation. Policy EN-26 The City shall work in collaboration with other agencies, the development community and other affected or interested parties to protect identified wildlife corridors and encourage the clustering of significant or adjacent resources to maintain connectivity of these systems. - _ _ - - - DENSITY, NET: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, i.e., very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes, or floodways, and public rights-of way and legally recorded private access easements are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers, streams that have been daylighted including restored riparian and aquatic areas, and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. . . i 1 ~ f + 14f ~ I~~r. i . ~ i a ■ • ~ i + } ~1 + + ■ ~ ~ 1 ~ ~ i ~ ~ r ■ i ~ f i . ~ 1 ~ ~ r f 1 ~i t r . ~ ~ f Permitted number of units, or lots or floor area shall be determined as follows: A. The allowed number of dwelling units or lots (base density) shall be computed by multiplying the site area specified in KMC 18.3 0.070 by the applicable residential base density number; B. The maximum density (unit or lot) limits shall be computed by adding the bonus or transfer units authorized by Chapter 18.80 KMC to the base units computed under subsection (A) of this section; C. The allowed floor area, which excludes structured or underground parking areas and areas housing mechanical equipment, shall be computed by applying the floor-to-lot area ratio to the project site area specified in KMC 18.30.070; and D. When calculations result in a fraction, the fraction shall be rounded to the nearest whole number as follows: 1. Fractions of 0.50 or above shall be rounded up; and 2. Fractions below 0.50 shall be rounded down. [Ord. 98-0026 1, 2 (KCC 21A.12.070).] A. All site areas may be used in the calculation of base and maximum allowed residential density or project floor area except as outlined under the provisions of subsection (B) of this section. B. Submerged lands shall not be credited toward base and maximum density or floor area calculations. [Ord. 98-0026 1, 2 (KCC 21A.12.080).] (1) All areas of a site used in the calculation of allowed residential density or proj ect floor area shall exclude from the site area the on-site areas designated for public rights-of way, private streets, vehicle access easements, storm water facilities, and on-site recreation space subj ect to the adjustments for critical areas and their buffers subj ect to the following limitations: (a) Full density credit shall be allowed for erosion, seismic, and flood hazard areas; (b) No density credit shall be allowed for streams and wetlands; and (c) Partial to full density credit shall be allowed for steep slopes, landslide hazard areas, and required buffers for any critical area according to the following table: Density Credit Table Percentage of site in steep slope/landslide area and/or Amount of Density required buffer Credit 1-10% 100% 11- 20% 90% 21- 30% 80% 31- 40% 70% 41- 50% 60% 51- 60% 50% 61- 70% 40% 71- 80% 30% 81- 90% 20% 91- 99% 10% (Ord. 426 § 12, 2006; Ord. 242 § 4,1999; Ord.175 § 1,1997) ® a b Redmond's Transfer of Development Rights (TDR) Program is designed to protect environmentally critical areas, historic resources (including archaeological resources), open spaces, and the ability to provide affordable housing, by transferring the right to develop on the land needing protection to land more suitable for urban development. To accomplish this, the City grants property owners in "sending" areas (i.e., those areas needing protection) transferable development rights that the owner can transfer to another person or legal entity, in return for the conservation or preservation of the protected land. (Ord. 23 53 ) (1) The following properties, or portions thereof, may qualify as sending area properties, and thus be eligible for transferring development rights: (a) Property zoned Urban Recreation (UR). (b) Historic sites. (c) The following environmentally critical areas: (i) Property within a Species Protection Area (defined in RCDG (2)). (ii) Property within a Category I or Category II wetland or wetland buffer (defined in RCDG ' (iii) Property within a Class I or Class II stream or stream buffer (defined in RCDG ~4))• (iv) Property within a landslide hazard area or buffer (defined in RCDG (1)(b)). (d) Property containing a contiguous forest community characterized by a qualified arborist or ecologist as: (i) Having three layers of vegetation -canopy, subcanopy/shrub, and herb -dominated by native species; and (ii) Having at least 20 percent of canopy trees estimated to be at least 50 years of age; and (iii) Measuring at least one acre. (2) To be eligible for the TDR Program, the land shall meet the definition of sending properties in subsection (1) of this section, and: (a) Be wholly undeveloped or in agricultural or recreational use; or (b) Be partially undeveloped or vacant, where, at the determination of the Administrator, existing uses outside areas defined in subsections (1)(c) and (1)(d) of this section could be maintained without compromising the ecological functions and values of those areas; or (c) Listed on the Redmond Heritage Resource Register or otherwise eligible under Chapter 57 RCDG, Historic and Archaeological Resources. (d) The land's development rights or development capacity shall not have been exhausted, sold, or transferred; or limited by easements, deed restrictions, equitable servitudes, or similar measures to any of the following: (i) Agriculture, recreation, open space; or (ii) Preservation of environmentally critical areas and their buffers, as defined in subsection (1) of this section, through means including, but not limited to, a native growth protection easement or open space easement; (iii) Alteration by a preservation easement, or through any agreement by any governmental agency or nonprofit organization; (iv) For historic landmarks or historic landmark districts, the significant features shall not have been previously preserved in whole and in perpetuity by a facade, easement, a preservation easement, or through any agreement by any governmental agency or nonprofit organization other than this TDR program. (e) No development rights shall be granted for any property for which a reasonable use has been granted under RCDG _ ,Reasonable Use Provision. Nothing in this chapter shall require that a reasonable use granted under the Reasonable Use Provision equal the economic value of the TDRs granted under this division. (fl No development rights shall be granted for any part of the property the Comprehensive Plan designates for use as a collector, arterial street, or highway. (3) Sending Area Eligibility Map. The following map gives general guidance in identifying properties eligible to send TDRs. Some eligible areas, including wetlands and forested areas, are not mapped. [Note: Map removed from example due to formatting (Ord. 2353) (1) Properties eligible to use development rights transferred from sending areas shall be properties within the following zones: all Downtown districts as defined in RCDG ~ Downtown Districts; Overlake Village District (OV); General Commercial (GC); Overlake Business and Advanced Technology (OBAT); Gateway Design District (GDD); Business Park (BP); Manufacturing Park (MP); and Industry (I). Receiving Area Eligibility Map. The TDR Receiving Area Eligibility map gives general guidance in identifying properties eligible to receive TDRs. [Note: Map removed from example due to formatting (Ord. 2385; Ord. 2353) (1) The following table assigns development rights multipliers for all eligible sending areas except historic landmarks. Development Rights Zone per Acre of Eligible Land UR 1.1 RA-5 1.1 R-1 1.9 R-3 6.0 R-4 6.5 R-5 6.9 R-6 7.5 R-8 8.2 R-12 8.2 R-18 8.2 R-20 8.2 R-30 8.2 DTI 13.8 NC 8.1 GC 7.6 OV 14 0 BAT 14 GDD 9.5 BP 8.7 MP 5.7 5.7 'DT =all Downtown Districts (2) If R-4/C pre-annexation zoning is implemented in the North Redmond "wedge" between SR 202 and 154th Place NE, sending area credit will be granted based on the R-1 multiplier in the preceding table. (3) If a zone is not listed in the table in this section, the Administrator shall classify the zone in the table row that contains the zone most similar to it. (4) Development Right Transfers for Historic Landmarks in a Commercial Zone. For the purpose of awarding TDRs, property in commercial zones with eligible historic structures shall be considered to be vacant, and shall be calculated according to the table in subsection (1) of this section. For example, a property with a historic structure in a GC zone shall be awarded 7.6 TDRs per eligible acre of the property. (Ord. 2385; Ord. 2353) 1 Each develo ment ri ht ma be used as a ri ht for an one of the followin sub ect to the P g Y g Y g~ J limitations of this division: (a) To authorize an additional 8,712 square feet of floor area; (b) To substitute a requirement to provide 8,712 square feet of public or private park land; (c) To increase the maximum impervious surface or maximum lot coverage by 8,712 square feet, provided that the total increase does not exceed 10 percent of the site; (d) To increase the height of a structure, including above-ground structured parking, by one story across each 8,712-square-foot increment of gross floor area or parking floor plate. In no case shall total building height be greater than one story above the height allowed by the underlying zone; the height bonus shall not apply to structures within the shoreline jurisdiction or within the Downtown height limit overlay areas; or (e) Adding up to five parking stalls, provided that the total number of parking stalls does not exceed: (i) Twenty-five percent above the maximum allowed by the underlying zone in the Downtown and Overlake Neighborhoods; or (ii) Thirty percent above the maximum allowed by the underlying zone in all other neighborhoods. (iii) In no case shall the number of parking stalls permitted by this division exceed five stalls per 1,000 square feet of gross floor area. (iv) This bonus shall not be combined with any other parking ratio bonus. (v) The bonuses in subsections (1)(e)(i) and (ii) of this section shall expire by July 31, 2012, provided that, no later than the beginning of August 2011, the City shall undertake a study to evaluate whether the bonuses should be modified. That study shall take into account at a minimum an analysis of transit service, commute trip reduction programs, and parking usage. The bonus for the Overlake Neighborhood may be amended earlier as apart of the Bellevue Redmond Overlake Transportation Study (BROTS) update. (2) A fraction of a development right shall be entitled to the corresponding fraction of any of the above. (3) A site plan application using Transferred Development Rights shall contain a statement describing the development proposed, the zoning classification of the property, the amount and serial number of the development rights used, how the development rights are proposed to be used, and a notation of the recording number of the conservation easement on file with King County. (Ord. 2353) e (1) When zoning or site planning constraints prevent proj ect proponents from building bonus market-rate units to which the proponents would otherwise be entitled under Chapter RCDG, Affordable Housing, the Administrator may convert the number of bonus market-rate units not proposed to be contained on the site into TDRs for use or sale. (2) If granted, the quantity of TDRs shall be equal to the number of bonus market-rate homes not developed on the project site due to zoning or site constraints. (Ord. 2353) Sections: ® . Purpose. 21®v ~ Permitted locations of residential density incentives. 2®~ ~ Maximum densities permitted through residential density incentive review. 21®~ Public benefits and density incentives. 2 ~ ~ Rules for calculating total permitted dwelling units. 21 ~ ~ Review process. Minor adjustments in final site plans. Applicability of development standards. The purpose of this chapter is to provide density incentives to developers of residential lands in exchange for public benefits to help achieve Comprehensive Plan goals of affordable housing, open space protection, historic preservation and energy conservation by: (1) Defining in quantified terms the public benefits that can be used to earn density incentives; (2) Providing rules and formulae for computing density incentives earned by each benefit; (3) Providing a method to realize the development potential of sites containing unique features of size, topography, environmental features or shape; and (4) Providing a review process to allow evaluation of proposed density increases and the public benefits offered to earn them, and to give the public opportunities to review and comment. (Ord. 175 § 1, 1997) Residential density incentives (RDI) shall be used only on sites served by public sewers and only in the following zones: (1) In R-8 through R-48 zones; and (2) In CBD, TB and O zones. (Ord. 295 § 7, 2001; Ord. 175 § 1, 1997) The maximum density permitted through RDI review shall be 150 percent of the base density of the underlying zone of the development. (Ord. 175 § 1, 1997) (1) The public benefits eligible to earn increased densities, and the maximum incentive to be earned by each benefit, are set forth in subsection (6) of this section. The density incentive is expressed as additional bonus dwelling units (or fractions of dwelling units) earned per amount of public benefit provided. (2) Bonus dwelling units may be earned through any combination of the listed public benefits. (3) The guidelines for affordable housing bonuses including the establishment of rental levels, housing prices and asset limitations will be updated and adopted annually by the City Council. (4) Bonus dwelling units may also be earned and transferred to the project site through the transfer of density credit (TDC) process set forth in Chapter - ~ WNIC, by providing any of the open space, park site or historic preservation public benefits set forth in subsections (6)(b) or (6)(c) on sites other than that of the RDI development. (5) Residential development in R-8 through R-48 zones with property specific development standards requiring any public benefit enumerated in this chapter, shall be eligible to earn bonus dwelling units as set forth in subsection (6) of this section when the public benefits provided exceed the basic development standards of this title. When a development is located in a special overlay district, bonus units may be earned if the development provides public benefits exceeding corresponding standards of the special district. (6) The following are the public benefits eligible to earn density incentives through RDI review: (a) Affordable Housing. I (i) Rental Units (a) Benefit units permanently priced toserve nonelderlylow-income 1,5 bonus units per benefit unit, Nonelderly households (i,e,, no greater than 30 percent of gross income for households at or below 50 percent of County median income, adjusted up to a maximum of 30 low- forhousehold size); and income units per five acres of site area; projects on sites of less (b) A covenant attached to the title of the site shall be recorded at final than five acres shall be limited to approval that specifies the income level being served, rent levels and 301ow-income units, requirements for reporting to the Planning Director, (ii) Rental Units Elderly (a) Benefit units designed and permanently priced to serve low-income 1,5 bonus units per benefit unit, senior citizens (i,e,, no greater than 30 percent of gross income for one- ortwo-person households, one member of which is 62 years of up to a maximum of 60 tow- age orolder, with incomes at or below 50 percent of County median income units per five acres of site income, adjusted for household size); area, (b) A covenant attached to the title of the site shall be recorded at final projects on sites of less than approval that specifies the income level being served, rent levels and five acres shall be limited to 60 requirements for reporting to the Planning Director, low-income units, (iii) Ownership Unit No (a) Benefit units consisting of moderate-income housing reserved for ,75 bonus unit per benefit unit, Time Limit income- and asset-qualified homebuyers (total household income at or below 80 percent of County median income, adjusted for household size), Benefited units shall belimited toowner-occupied housing with prices restricted based on typical underwriting ratios and other lending standards, and with no restriction placed on resale, (b) Final approval conditions shall specify requirements for reporting to the Planning Director on both buyer eligibility and housing prices, (iv) Ownership Units 15- (a) Benefit units consisting of moderate-income housing reserved for 1,0 bonus unit per benefit unit, Year Binding Price income- and asset-qualified home buyers (total household income at Restriction or below 80 percent of County median, adjusted for household size), (b) Benefit units shall belimited toowner-occupied housing with prices restricted based on typical underwriting ratios and other lending standards, and with a 15-year restriction binding prices and eligibility on resale to qualified moderate-income purchasers. (c) Final approval conditions shall specify requirements for reporting to the Planning Director on both buyer eligibility and housing prices. (v) Ownership Units 30- (a) Benefit units consisting of moderate-income housing reserved for 1,5 bonus units per benefit unit, Year Price Restriction income- and asset-qualified home buyers (total household income at or below 80 percent of County median, adjusted for household size), (b) Benefit units shall belimited toowner-occupied housing, with prices restricted to same income group, based on current underwriting ratios and other lending standards for 30 years from date of first sale, (c) A covenant on the site that specifies the income level and other aspects of buyer eligibility, price levels and requirements for reporting to the Planning Director of Woodinville shall be recorded at final approval. (vi) One Hundred (a) Projects in which 100 percent of the units are reserved for A maximum of 150 percent of the Percent Ownership Units moderate-income- and asset-qualified buyers (total household income base density inthe R-8 through 15-Year Price Restriction at or below 80 percent of the County median, adjusted for household R-24 zones, or a maximum of 125 size), percent of the base density in the R-48 zone. (b) All units shall belimited toowner-occupied housing with prices restricted based on current underwriting ratios and other lending "I~ Such RDI proposals shall standards, and with prices restricted to same income group for 15 not be eligible to utilize other RDI years from the date of first sale, bonus density incentives listed in this section, (c) Final approval conditions shall specify requirements for reporting to the Planning Director on both buyer eligibility and housing prices. (vii) Mobile Home Park Benefit units consisting of mobile home park space or pad reserved for 1,0 bonus unit per benefit unit. SpacelRelocation the relocation of an insignia or noninsignia mobile home that has been or will be displaced due to closure of a mobile home park located in the City of Woodinville, (b) Open Space, Trails and Parks. BENEFIT DENSITY INCENTIVE Type Qualifying Conditions Bonus (i) Dedication (a) Dedication of or easement containing park site or ,5 bonus unit per acre of park area orquarter-mile of trail ParklTrail trail right-of-way meeting City of Woodinville location exceeding the minimum requirement of Chapter WMC Segment and size standards for neighborhood, community or for on-site recreation space or trail corridor, computed on the regional park, or trail, and accepted by the Planning number of dwelling units permitted by the site's base density, Director, (ii) Improved (a) Improvement of dedicated park site or a park site .75 bonus unit per acre of park improvement. If the applicant Park granted by easement to City of Woodinville standards is dedicating the site of the improvements, the bonus units for developed parks, earned by improvements shall be added to the bonus units earned by the dedication, (iii) Improved (a) Improvement of dedicated trail segment, or trail 1.8 bonus units per quarter-mile of trail constructed to City Trail segment granted by easement, to City of Woodinville standard for pedestrian trails; or standards. 2.5 bonus units per quarter-mile of trail constructed to City standard for multipurpose trails (pedestrianl bicyclelequestrian), Shorter segments shall be awarded bonus units on a pro rata basis. If the applicant is dedicating the site of the improvements, the bonus units earned by improvements shall be added to the bonus units earned by the dedication, (iv) Dedication (a) Dedication of or granting of easement containing .5 bonus unit per acre of open space. Open Space open space, meeting the City of Woodinville acquisition standards, to the City, County or qualified public or private organization such as a nature conservancy. (c) Historic Preservation. (i) Dedication of (a) Dedication of a site containing a historic landmark to the City of ,5 bonus unit per acre of historic Site Woodinville or a qualifying nonprofit organization capable of restoring andlor site, maintaining the premises to standards set by the King County Landmarks Commission, (ii) Restoration of (a) Restoration of a site or structure designated as an historic landmark in to 0,5 bonus unit per acre of site or Site or Structure a specific architectural or site plan approved by the King County Landmarks 1,000 square feet of floor area of Commission, building restored, (d) Energy Conservation. 9 J 1 (i) Conservation - (a) Benefit units that incorporate conservation features in the construction of all on-site 0,15 bonus unit per Electricity dwelling units heated by electricity that save at least 20 percent of the energy use benefit unit that from the maximum permitted by Chapter 19,27A RCW (Washington State Energy achieves the required Code), most current edition, using a systems analysis approach or the component savings. performance approach, (b) No more than 50 percent of the required savings may result from the installation of heat pumps, (c) None of the required savings shall be achieved by reduction of glazing area below 15 percent of floor area. (d) Energy use shall be expressed as allowable energy load per square foot or as total transmittance (UA), (ii) Conservation - (a) Benefit units that incorporate conservation features in the construction of all on-site 0,10 bonus unit per Natural dwelling units heated by natural gas, or other nonelectric heat source, that save at benefit unit that GaslNonelectricity least 25 percent of space heat energy use from the maximum permitted by Chapter achieves the required 19.27A RCW (Washington State Energy Code), most current edition, using a systems savings. analysis approach, (b) None of the required savings shall be achieved by reduction of glazing area below 15 percent of floor area. (c) Energy use shall be expressed as allowable energy load per square foot or as total transmittance (UA). NOTE; When proposed energy conservation bonus units of this section are reviewed in conjunction with a subdivision or a short subdivision, the applicant shall provide data and calculations for a typical house of the type to be built in the development that demonstrates to the Building Official's satisfaction how the required savings will be achieved. A condition of approval shall be recorded with the plat and shown on the title of each lot specifying the required energy savings that must be achieved in the construction of the dwelling unit. The plat notation shall also specify that the savings shall be based on the energy code in effect at the time of preliminary plat application. (e) Transit. (i) Transit - (a) Developments located within one-quarter mile of transit routes served on at 10 percent increase above the Half-Hour Peak least ahalf-hourly basis during the peak hours and hourly during the daytime base density of the zone. nonpeak hours, Sensitive Areas. (i) Transfer of Density (a) Protection of environmentally sensitive areas Transferred density credits may be used as bonus Credits Program through the City's transfer of density credits program, densities to the maximum allowed in any zone, (g) Tree Preservation. (i) Preservation of Additional (a) Preservation must be one and one-half times the required preservation One residential Tree Credits On Site on site in accordance with ~1,1,10(2)(b). bonus unit. (b) Bonus must not exceed the maximum allowed density of or 21,12,040, (Ord. 326 § 13, 2002; Ord.175 § 1,1997) (1) The formula for calculating the total number of dwelling units permitted through RDI review is as follows: DUs allowed by RDI site base density + Bonus DUs +DUs allowed by sending site density (if any) =TOTAL RDI DUs. (2) The total dwelling units permitted through RDI review shall be calculated using the following steps: (a) Calculate the number of dwellings permitted by the base density of the site in accordance with Chapter : WMC; (b) Calculate the total number of bonus dwelling units earned by providing the public benefits listed in ; (c) Add the number of bonus dwelling units earned to the number of dwelling units permitted by the base density; (d) Add the number of dwelling units permitted by the base density of the site sending TDCs, if any; (e) Round fractional dwelling units to the nearest whole number; .49 or less dwelling units are rounded down; and (f j On sites with more than one zone or zone density, the maximum density shall be calculated for the site area of each zone. Bonus units may be re-allocated within the zones in the same manner set forth for base units in ' . (Ord. 175 § 1, 1997) (1) All RDI proposals shall be reviewed concurrently with a primary proposal to consider the proposed site plan and methods used to earn extra density as follows: (a) For the purpose of this section, a primary proposal is defined as a proposed subdivision, conditional use permit or commercial building permit; (b) When the primary proposal requires a public hearing, the public hearing on the primary proposal shall serve as the hearing on the RDI proposal, and the reviewing authority shall make a consolidated decision on the proposed development and use of RDI; (c) When the primary proposal does not require a public hearing under this title or WMC Title 20, Subdivisions, the RDI proposal shall be subject to the decision criteria for conditional use permits outlined in Chapter WMC and to the procedures set forth for Planning Director review in this title; and (d) The notice for the RDI proposal also shall include the development's proposed density and a general description of the public benefits offered to earn extra density. (2) RDI applications which propose to earn bonus units by dedicating real property or public facilities shall include a letter from the applicable receiving agency certifying that the proposed dedication qualifies for the density incentive and will be accepted by the agency or other qualifying organization. (Ord. 175 § 1, 1997) When issuing building permits in an approved RDI development, the Planning Director may allow minor adjustments in the approved site plan involving the location or dimensions of buildings or landscaping; provided such adjustments shall not: (1) Increase the number of dwelling units; (2) Decrease the amount of perimeter landscaping (if any); (3) Decrease residential parking facilities (unless the number of dwelling units is decreased); (4) Locate structures closer to any site boundary line; or (5) Change the locations of any points of ingress and egress to the site. (Ord. 175 § 1, 1997) (1) RDI developments shall comply with dimensional standards of the zone with a base density most closely comparable to the total approved density of the RDI development; provided, that an RDI proposal in the R-4 through R-8 zone shall conform to the height requirements of the underlying zone in which it is located. (2) RDI developments in the R-4 through R-8 zones shall be landscaped as follows: (a) When 75 percent or more of the units in the RDI development consists of townhomes or apartments, the development shall provide perimeter landscaping and tree retention in accordance with Chapter . WMC for townhome or apartment projects. (b) When less than 75 percent of the units in the RDI consists of townhomes or apartments, the development shall provide landscaping and tree retention in accordance with Chapter WMC for townhomes or apartments on the portion(s) of the development containing such units; provided, that if buildings containing such units are more than 100 feet from the development's perimeter, the required landscaping may be reduced by 50 percent. (c) All other portions of the RDI shall provide landscaping or retain trees in accordance with Chapter 2 . WMC. (3) RDI developments in all other zones shall be landscaped or retain trees in accordance with Chapter ~ WMC. (4) RDI developments shall provide parking as follows: (a) Projects with 100 percent affordable housing shall provide one off-street parking space per unit. The Planning Director may require additional parking, up to the maximum standards for attached dwelling units, which may be provided in common parking areas. (b) All other RDI proposals shall provide parking for: (i) Market rate/bonus units at levels consistent with Chapter 2' ' WMC, and (ii) Benefit units at 50 percent of the levels required for market rate/bonus units. (5) RDI developments shall provide on-site recreation space as follows: (a) Projects with 100 percent affordable housing shall provide recreation space at the levels required in Chapter _ WNIC. (b) All other RDI proposals shall provide recreation space for: (i) Market rate/bonus units at levels consistent with Chapter 2 , . ~ WMC, and (ii) Benefit units at 50 percent of the levels required for market rate/bonus units. (Ord. 175 § 1, 1997)