18.49.030 Applicability – Mixed-use development

18.49.030 Applicability – Mixed-use development.

Flexible development alternatives for mixed-use development is a two-tiered process including minimum requirements (all of which must be met) and flexible criteria, which must score a minimum of 100 points in at least three categories, with not more than 40 points in any one category counting toward the 100-point minimum.

A. Minimum Requirements for Mixed-Use Development. In order to qualify for consideration under the mixed-use development provisions of this chapter, a development proposal must meet all of the following requirements:

a. Location. The site of the proposed project must be located entirely within one or more of the following zoning districts: R-10, R-16, R-20, C, C1, C2, C3, CN, RO, RO-H, M1.

b. Lot Configuration. The tract(s) of land for which the project is proposed shall be a common site with sufficient width and depth to accommodate the proposed use.

c. Ownership/Control. All land included for the purpose of the development shall be owned by or be under the complete control of the applicant for such proposal, whether the applicant be an individual, partnership, corporation, group, or agency.

d. Proximity to a Multimodal Transportation Corridor. The site of the proposed development shall be located a maximum of one quarter mile from a multimodal transportation corridor within the city of Auburn. The proposed development shall provide vehicular, transit, bicycle or pedestrian access to the corridor.

e. Proximity to Public Street System. The site of the proposed development shall abut one or more public streets having a current functional street classification of principal arterial, minor arterial, residential collector, or nonresidential collector as designated by the Auburn comprehensive transportation plan.

a. Development Type. The development proposal must constitute a mixed-use development. For purposes of this chapter, a mixed-use development is a single unified development that incorporates the planned integration of two or more different land uses consisting of some combination of office, light industrial (if allowed in underlying zone), hotel, retail, public entertainment and public uses, and/or housing. Mixed-use projects may be vertically oriented in one or more buildings, or geographically distributed on a development site.

b. Consistency with Intent of Flexible Development Alternative Regulations. Applicant must demonstrate that the proposed development is consistent with the intent of the flexible development alternatives regulations as provided in ACC 18.49.010.

c. Consistency with Auburn City Code. The proposed development shall be consistent with all other requirements of the Auburn City Code.

d. Consistency with Comprehensive Plan. Applicant must demonstrate that the proposed development is consistent with the goals, objectives, and policies of the city of Auburn comprehensive plan.

e. Arrangement of Uses. No residential use may occupy more than 25 percent of the first floor of a building with two or more uses.

B. Eligibility – Flexible Development Alternatives Scoring Matrix for Mixed-Use Development. Subsection C of this section shall be used to determine eligibility of a proposal for review under the city’s flexible development alternatives approval process. To meet the requirements, a project must: (1) score at least 100 points total by providing any combination of features or amenities found in subsection C of this section; and (2) score points in any three or more of Categories 1 through 9 listed in the table. For each development proposal requesting evaluation through the flexible development alternatives process, the planning director shall determine: (1) whether the proposal meets the criteria for each feature in the flexible development matrix in subsection C of this section; and (2) the number of points awarded for each qualifying feature consistent with the matrix.

Development proposals will only be awarded points for improvements or project features that exceed the requirements of the other chapters of this title, the other titles of the city code, and the city design and construction standards.

C. Eligibility – Mixed-Use Flexible Development Matrix.

Feature/Benefit	Points Possible
Category 1 – Sustainability
a. Project design incorporates the use of one or more of the following low impact development (LID) techniques consistent with the city design and construction standards: bioretention, soil amendment, permeable paving, vegetated roofs, minimal excavation foundations, rooftop rainwater collection.	5 points per technique up to a maximum of 25 points
b. Residential portion of project (all residential units) meets the design requirements for one or more of the following LEED or Built Green certifications: • Leadership in Energy and Efficient Design (LEED) Homes • LEED Neighborhood • Built Green single-family homes • Built Green multifamily • Built Green community.	LEED: 15 points for certification, add the following points for applicable design level: 5 points for Silver, 10 points for Gold, 15 points for Platinum Built Green single-family and multifamily: 5 points for 3-star design level, 10 points for 4-star design level, 15 points for 5-star design level Built Green community: 10 points for 2-star design level, 15 points for 3-star design
c. Nonresidential portion of project (all nonresidential buildings, structures, or spaces) meets the design requirements for one or more of the following LEED certifications: • LEED Core and Shell • LEED New Construction • LEED Commercial Interiors • LEED Retail	15 points for certification, add the following points for applicable design level: 5 points for silver, 10 points for gold, 15 points for platinum
d. Project buildings and structures are constructed with at least 10 percent post-consumer content/recycled materials.	5 points, plus 1 point for each two percentage points in excess of 10 percent; up to a maximum of 10 points
e. Project implements a construction recycling program approved by the city of Auburn building division for construction, demolition and deconstruction projects that achieves a 90 percent landfill diversion rate.	5 points
f. Project design incorporates one or more water conservation and management features not otherwise required by other city development regulations or standards (i.e., low-flow toilets, Energy Star-rated dishwashers and clothes-washing machines, drip irrigation system, etc.).	5 points, plus one point for each type of water conservation/management feature
g. Project design incorporates one or more energy conservation/efficiency features (i.e., orienting buildings for passive cooling and optimal use of natural lighting, high efficiency lighting with occupancy sensors for common areas, Energy Star-rated appliances, use of solar panels, etc.).	5 points, plus one point for each type of energy conservation/efficiency feature
h. Applicant has provided an assessment of project’s carbon footprint prepared by a qualified consultant, defined as an individual or firm with specialized knowledge or expertise in the assessment of greenhouse gas and carbon impacts of development.	10 points
Category 2 – Urban Design
a. Project incorporates public art features that reflect the community’s values, history, economy or people in accordance with the city of Auburn comprehensive plan.	5 points
b. Project facilitates access by bicyclists in accordance with the city of Auburn comprehensive plan, and project does not contain barriers such as fences or walls that unnecessarily limit or block bicyclist access.	5 points
c. Project involves the voluntary undergrounding of existing above-ground private utility distribution, service, and telecommunication lines not otherwise required by the city.	5 points + 1 point for every 25 feet of frontage up to a maximum of 10 points
d. Project incorporates landscaping; design features such as decorative, textured, or pigmented concrete; historical signage; or other features not otherwise required by other city codes that enhance the visual appearance of the streets adjacent to the project (pursuant to the adopted city transportation plan) in accordance with the city of Auburn comprehensive plan. Any such features that would be located in the public right-of-way would be subject to the approval of the city engineer.	10 points
e. Project incorporates transit-friendly design features such as rear or side setback area parking, wider sidewalks, street furniture, and building awnings in accordance with the city of Auburn comprehensive plan.	5 points + 1 point per non-repeated design feature up to a maximum of 15 points
Category 3 – Community Cohesion and Neighborhood Safety
a. Project incorporates crime prevention through environmental design principles.	5 points, plus 1 point for each CPTED technique incorporated in design
b. Project design incorporates features or design elements to minimize interfaces between pedestrians and vehicular traffic (i.e., elevated walkway, de-linking walkways and streets, etc.).	5 points
c. Planning director finds that project design provides for well defined neighborhood gateways and community/common open spaces.	5 points
d. Project provides secure and observable play spaces for children.	5 points
e. Project provides for outdoor seating/gathering areas for passive social activities (i.e., reading, conversing, or playing chess, etc.).	3 points
Category 4 – Housing
a. Senior Housing – Project creates or rehabilitates a minimum of 10 percent or 2 units (whichever is greater) of proposed housing meeting the definition of “senior housing” as provided in Chapter 18.04 ACC.	2 points per senior housing unit up to a maximum of 15 points
b. Special Needs Housing – Project creates or rehabilitates a minimum of 10 percent or 2 units (whichever is greater) of proposed housing meeting the definition of “special needs housing” as provided in Chapter 18.04 ACC.	2 points per senior housing unit up to a maximum of 15 points
c. Rehabilitation – Project rehabilitates one or more existing housing units. Rehabilitation must meet the definition of “housing rehabilitation” as defined in Chapter 18.04 ACC.	2 points per rehabilitated housing unit, to a maximum of 50 pts
d. Housing Variety – Project creates or rehabilitates units representing 2 or more housing types as allowed in ACC 18.07.020 in the zone in which the development is proposed.	2 points per max of housing type up to a maximum of 10 points
Category 5 – Open Space and Recreation
a. Projects incorporating residential units provide for individual unit private open space area through the provision of a balcony, covered porch or similar architectural feature.	3 points
b. Projects incorporating residential units provide for common open space area adjacent to the mixed-use building(s) that equates to 250 square feet of common open space per unit or 10 percent of the total gross site area, whichever is greater.	5 points
c. The director, in consultation with the city parks department, determines that the project creates a neighborhood park, trail, or other public recreational amenity as listed in Chapter 18.04 ACC, not otherwise required by city development regulations, that furthers the goals and objectives of an adopted city parks, recreation, and/or open space plan.	2 points for each 0.25-acre of area or 200 linear feet of trail up to a maximum of 15 points
d. Project provides one or more common gardening spaces or community “pea patch” areas for residents of the development or surrounding neighborhood.	5 points, plus 1 point for each 250 square feet of gardening space.
Category 6 – Natural Resources Protection
a. Project retains and provides a superior level of protection and/or enhancement for sensitive natural features on site, including: wetlands, surface waters, geological hazardous areas, sensitive plant and animal species, etc. For purposes of this category, superior level of protection and/or enhancement includes incorporation of additional protections and/or restoration projects that enhance protection of or restore critical functions and values of the natural feature.	15 points
b. The project design demonstrates a superior level of protection and/or enhancement for elements of the environment, including: air quality, water quality, natural topography, native vegetation, etc. For purposes of this category, superior level of protection and/or enhancement includes incorporation of additional protections and/or restoration projects that enhance protection of or restore critical functions and values of the natural feature.	15 points
c. The project design demonstrates a superior level of mitigation for impacts associated with the proposed development (or abatement of existing environmental conditions in the neighborhood) such as noise, light and glare, odors, vibration, etc. For purposes of this section, “superior level of mitigation” shall mean mitigation that alleviates existing condition issues in addition to mitigating for project impacts.	15 points
Category 7 – Cultural/Historic
a. Project preserves a site, structure or feature of cultural or historic significance. For purposes of this section, a site, structure or feature of cultural or historic significance is one that is listed on the federal, state, or local register of historic or cultural properties.	25 points
b. Project restores or enhances a site, structure or feature of cultural or historic significance as defined under subsection (7)(a) of this table.	40 points
c. Project is located in any district designated in accordance with the city of Auburn historic preservation code, Chapter 15.76 ACC, or any other district designated by city of Auburn ordinance or resolution intended to preserve, protect, enhance, and/or perpetuate those sites, buildings, districts, structures or objects which possess notable features or reflect significant elements of Auburn’s, the county’s, state’s and nation’s cultural, aesthetic, social, economic, political, architectural, ethnic, archaeological, engineering, historic, or other heritage. Applicant must demonstrate that project design advances the stated intent of the district designation.	15 points
Category 8 – Transportation and Mobility
a. Project demonstrates coordination with local and regional transit agencies and includes new transit facilities or features.	15 points
b. Project design includes nonmotorized transportation features and amenities not otherwise required by the city code. For purposes of this requirement, nonmotorized transportation features include but are not limited to pedestrian walkways, multi-use paths, bicycle racks/lockable storage, connections with other local/regional trails, walkways, paths.).	5 points for each feature, up to a maximum of 25
c. Project improves the public street(s) adjacent to the project site using a complete streets design to provide accommodation for pedestrians, bicyclists, transit riders, and persons of all abilities, where such improvements are not otherwise required by city development regulations.	25 points
d. Project design includes one or more transportation demand management features including but not limited to preferential parking for high-occupancy vehicles, improved access for transit vehicles.	5 points for each feature, up to a maximum of 15
e. Project provides for one or more transportation alternatives which include but are not limited to car share, bike share or other method of providing alternatives to individual automobile ownership.	5 points for each alternative, up to a maximum of 15
Category 9 – Economic Development
a. Project creates or retains a minimum of 10 permanent family wage jobs. For purposes of this section, a permanent family wage job shall be a full-time job that, including benefits, earns at least 250 percent of the federal poverty guideline for a family of four as listed in the latest Federal Poverty Guidelines published by the U.S. Department of Health and Human Services.	2 points per job created up to a maximum of 40
b. Project creates or retains a minimum of 10 permanent higher wage jobs. For purposes of this section, a permanent family wage job shall be a full-time job that, including benefits, earns at least 350 percent of the federal poverty guideline for a family of four as listed in the latest Federal Poverty Guidelines published by the U.S. Department of Health and Human Services.	4 points per job created up to a maximum of 40
c. Project provides one or more neighborhood services listed in Chapter 18.04 ACC.	3 points per neighborhood service up to a maximum of 15 points
d. Project revitalizes (i.e., proposes more intensive and active development than exists) commercial or industrial sites incorporating current adopted design standards producing commercial uses in accordance with the city of Auburn comprehensive plan.	10 points

Design Innovation Bonus
a. Project demonstrates a high degree of innovation by providing one or more design features not listed elsewhere in this rating instrument or otherwise required by city development regulations that promote(s) sustainability, energy/water conservation or efficiency, community cohesion, neighborhood safety, adaptive reuse of existing development, or enhanced transportation circulation/mobility.	10 points

(Ord. 6245 § 19, 2009.)