Currently, residential development projects of 100 gross acres or more shall include a minimum of 5 percent of the total project residential developable acreage (net) for residential uses of 30 units per acre or higher. This minimum high-density acreage requirement is calculated to satisfy projected Regional Housing Needs Allocation (RHNA) to the city. Additionally, the City requires a minimum of 5 percent for residential uses of 10 units per acre or higher. Development projects with a requirement of less than 5 acres in either or both categories may opt to designate land off-site, if deemed appropriate for the project. If projects propose densities higher than the identified density, the required acreage shall be decreased accordingly. For example, if a project is required to provide 15 acres at 30 units per acre, that project could alternatively provide 11.25 acres at 40 units per acre. Similarly, if the project’s requirement for land with density of 10 units per acre was 6 acres, the project could alternatively provide 4 acres at 15 units per acre. To satisfy the 5 percent for land uses at or above 30 units per acre, sites must meet the following requirements:
- Sites must be zoned exclusively for residential use.
- Acres used to satisfy RHNA requirements will be required to maintain set minimum densities.
- Sites must be of sufficient size to accommodate a minimum of 16 units per site.
- Sites must be proximate to public transportation routes that provide ready access to fixed rail.
In an effort to enhance and facilitate a range of housing choices and affordability, the City will reevaluate the 5 percent and consider an increase by 2022. The City will also encourage the development of large lot residential projects with affordable housing in high resource areas to facilitate mobility for lower-income households.
