§ 6.7.1. RM- Districts

A.

Applicability A height bonus is allowed in any eligible RM-District, subject to the requirements of this Section. The total bonus height in stories (where allowed) is designated on the Official Zoning Map as follows:

District	Base Height Without Bonus	Total Height with Bonus
RM-3	3 stories/40'	No bonus allowed
RM-3/8	3 stories/40'	8 stories/100'

 

B.

Height Bonus System The height bonus allows for additional height based on the provision of public benefits. An appropriate level of public benefits will be considered by the City Council during the review of the development as a conditional use.

C.

Public Benefit Elements Public benefits that the City Council may require in trade for bonus height include the following:

1.

Use of single-unit detached or attached residential as a transition to adjacent neighborhoods beyond any transition required by this Development Code.

2.

The applicant must provide 10% or more of the total multi-unit gross floor area to households with incomes below 80% of the area median income, for a period of 30 years. Alternatively, the applicant may provide 5% or more of the total multi-unit gross floor area to households with incomes below 50% of the area median income, for a period of 30 years.

3.

Provision of 50% of affordable units sized to accommodate families (2 or 3 bedrooms).

4.

Outdoor amenity space available to the general public (not solely available to residents or tenants).

5.

Public outdoor amenity space in an amount greater than required by this Development Code.

6.

Preservation of trees beyond that required by this Development Code.

D.

Process for Acquiring Additional Rights Any additional height must be granted by the City Council through the Conditional Use Permit process (see Div. 11.3).

E.

Required Findings In approving the conditional use, the City Council must find as follows:

1.

That the proposed project meets the general intent of the Comprehensive Plan.

2.

The adjacent Protected Neighborhoods will enjoy adequate protection from significant impacts that additional height might generate.

3.

The proposed public benefits are, on balance, a reasonable trade-off for the additional height — benefiting the overall community, taking into consideration improved tax base, quality of development and access to affordable housing.

F.

Additional Requirements  

1.

Single unit detached or attached housing may be included in a transition area, subject to the requirements in Div. 6.4.

2.

No variances to outdoor amenity space or transition provisions may be granted in conjunction with a height bonus.

G.

Additional Guidance The Director may provide guidance to applicants by publishing additional rules that supplement this Section.

( Ord. of 4-17-2018(4) , §§ 6-38, 6-39)