18.49.060 Flexible development standards for mixed-use development.
Development that meets the minimum eligibility requirements of ACC 18.49.030 is able to utilize the flexible development standards outlined in this section.
A. General Development Standards. The following general flexible development standards would be applicable to development that meets the eligibility criteria for mixed-use development as outlined in ACC 18.49.030.
1. Alternative Lot Dimension Requirements. Lot area, lot frontage and width, and setback requirements otherwise required under this title shall not apply to individual lots within a flexible development authorized under this chapter; provided, that the director has approved the proposed alternative lot dimensions for the development subject to the following limitations:
a. Lots having primary frontage on a street other than a street created by the development shall not have reduced frontage or front setbacks unless the director determines that doing so improves consistency of building spacing and bulk with the character of the existing facility; and
b. At least 50 percent of the required front, side, and rear setbacks for the underlying zone shall be maintained in the development. In no case shall any side yard setback be less than five feet.
2. Alternative Parking Lot Landscaping Requirements. Parking lot landscaping type, location, frontage, and area requirements under ACC 18.50.060(H) shall not apply to off-street parking areas in a flexible development authorized under this chapter; provided, that the director has approved an alternative landscape design for the development subject to the following limitations:
a. Total proposed parking lot landscape area is greater than or equal to parking lot landscape area required under ACC 18.50.060(H); and
b. No sight-obscuring plants will be allowed whenever safe sight clearance is necessary for ingress and egress from a public street.
3. Alternative Engineering Design Standards. Mixed-use flexible development projects authorized under this chapter shall be eligible to deviate from the city of Auburn engineering design standards consistent with the city of Auburn construction and design standards process; provided, that the city engineer has determined that the proposed design: (a) meets or exceeds the technical requirements otherwise required by the engineering design standards with respect to functionality, safety, and maintenance and operation, (b) is consistent with the city comprehensive plan and applicable capital facilities and comprehensive utility plans, and (c) is consistent with the purpose and intent of the flexible development regulations under this chapter. The project applicant is responsible for providing information in sufficient detail to allow the city engineer to make such determination.
4. Expedited Permitting Process of 90 Days or Less. Flexible development projects authorized under this chapter shall receive expedited permit review for city land use approvals and building permits associated with the project. For such development permits, the city shall strive to limit the city’s processing time to not more than 90 days after receipt of a complete permit application, including SEPA environmental review information as required by Chapter 16.06 ACC, as stated in a letter from the city acknowledging receipt of said complete application or 75 percent of the standard processing time for such application, whichever is greater. Time during which applicants are providing revisions and/or otherwise amending a permit application shall not be counted against the 90-day permit processing timeline.
5. Density Bonus.
a. One Hundred Thirty-Five Percent Density Bonus. A residential density bonus allowing up to 135 percent of the base density of the underlying zone shall be allowed for developments that meet the minimum eligibility criteria of ACC 18.49.030 of 100 points.
b. One Hundred Fifty Percent Density Bonus. A residential density bonus allowing up to 150 percent of the base density of the underlying zone shall be allowed for development projects that show exceptional merit as measured by meeting up to 150 points on the eligibility criteria matrix of ACC 18.49.030(C).
B. Feature-Specific Mixed-Use Development Standards.
1. Alternative Minimum off-Street Parking. Development can qualify for either subsection (B)(1)(a) or (b) of this section, but not both.
a. Development projects that incorporate shared parking areas for two or more nonresidential principal uses may reduce the total number of off-street parking spaces otherwise required for those uses under Chapter 18.52 ACC by 25 percent.
b. Development projects that incorporate any of the following features as part of the residential and/or nonresidential portions of the development may reduce the number of off-street parking spaces otherwise required under Chapter 18.52 ACC for that/those portion(s) of the development by 25 percent; developments also providing for shared parking for two or more nonresidential principal uses may reduce the number of nonresidential off-street parking spaces otherwise required under Chapter 18.52 ACC by 35 percent:
i. Transit stops;
ii. Improved access for transit vehicles;
iii. Alternative transportation elements (i.e., car share, bicycle parking facilities, etc.); and
iv. Connections with other local/regional trails, walkways, paths, etc.
2. Structured Parking Bonus. A development that includes all of its proposed parking within a parking structure (as defined in Chapter 18.04 ACC) that is screened from surrounding public streets and public spaces may be allowed to reduce minimum garage setbacks to zero inches for portions of the parking structure that are underground. Any portion of such improvements that would be located in the public right-of-way would be subject to the approval of the city engineer and may require a right-of-way use permit.
3. Use of Hardscape for Open Space. A mixed-use development may be allowed to provide up to 75 percent of its required on-site open space as hardscape such as decorative paving, rock outcroppings, fountains, plant containers for features such as plazas, courtyards, and other public gathering spaces. Hardscape is encouraged to be provided in the form of pervious surfaces meeting city design and construction standards.
4. Maximum Height Bonus. Mixed-use development that includes required on-site parking within a parking structure may provide an additional 10 feet of height to the building; provided, that a portion of that height is used to provide roof forms that provide distinctive roof forms such as:
a. Pitched or sloped roof;
b. Extended parapets; or
c. Projecting cornices. (Ord. 6245 § 19, 2009.)