§ 16.20.150.5.2. Bonuses to FAR calculations.

Projects within the RC-3 (Activity Center) zoning district may qualify for an additional intensity bonus up to 1.0 FAR for a cumulative development potential not to exceed 4.0 FAR.

These bonuses are specifically written to provide public amenities and to mitigate secondary impacts associated with the additional development rights. Projects receiving FAR bonuses shall not exceed the maximum intensity allowed for the site. To qualify for bonuses:

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New construction shall comply with the requirements of the building envelope.

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New construction shall comply with the minimum parking standards.

Once a project has been determined to qualify for bonuses by the POD, the development may utilize any combination of the bonus provisions listed in this subsection to attain the desired additional development rights, except as otherwise limited by these regulations.

RC-3 Zoning: FAR Bonuses	Maximum FAR Bonus:
Urban Design: Provide nonresidential, ground-level, pedestrian-oriented uses in excess of the minimum percentages required in this section.
a) Fronting onto the designated primary street(s) and ground level open space:
i. Nonresidential, pedestrian-oriented uses exceeding 95 percent of the linear building frontage.	0.25
b) Fronting onto all other streets:
i. Nonresidential, pedestrian-oriented uses exceeding 50 percent but not greater than 75 percent of the linear building frontage.	0.25
ii. Nonresidential, pedestrian-oriented uses exceeding 75 percent of the linear building frontage.	0.25
Multimodal Transportation: The increased use of multimodal transportation is an important City-wide goal that helps reduce dependency on automobiles and assists in establishing the retail center as a regional destination for employment, residency and recreation.
Provide publicly-accessible, unenclosed space reserved exclusively for multimodal uses including, but not limited to: trolley, bus, bus rapid transit and/or light rail passenger platforms and/or covered shelters; and bicycle parking and associated amenities provided in excess of the minimum bicycle parking requirements required by the parking and loading design standards. The value of such amenities shall be equal to one-quarter of one percent or more of the total construction cost.	0.25
Hotel: Hotels are an important component of a thriving mixed-use district and often provide public amenities, including entertainment, eating and drinking establishments, meeting rooms, and conference space.  Provide a minimum of one full-service hotel with at least 120 guest rooms and 20,000 square feet of dedicated meeting space. A full-service hotel is defined by the American Hotel & Lodging Association as a mid-price, upscale or luxury hotel with a restaurant, lounge facilities and meeting space.	0.50
Workforce Housing Intensity Bonus: The City has a desire to increase affordable housing that includes modern conveniences and meets contemporary expectations.  Provide residential units in compliance with the City's workforce housing density bonus program.	0.50
Ground Level Open Space: Ground level open space provides a counterpoint to the built environment of streets and buildings, adds a layer of texture to the retail center and brings relief to employees, visitors, residents and hotel occupants.  Provide ground-level open space in the form of a plaza or plazas or a park or parks totaling more than 10 percent of the total land area of the project. The open space:  • Shall not have any portion of a building projecting over it except for balconies, awnings and similar shade structures;  • Shall be at least 50 percent pervious; and  • Shall be available for use by the public at least during the hours the development is accessible to the public.	If providing more than 10% up to 15%: 0.25
	If providing more than 15% up to 20%: 0.50
	If providing more than 20%: 1.0
Historic Preservation: Protection of the City's historic assets is important to the preservation of its defining characteristics.  For the use of Transfer of Development Rights (TDR,H) purchased from a locally-designated landmark, a bonus for each square foot used.	Up to 0.50
Public Art: Provide public art as an integral component of the pedestrian-level sidewalk area or publicly-accessible open space. The value of such a feature(s) shall be equal to one-quarter of one percent or more of the total construction cost.	0.25
Decorative Crown Element: Provide a decorative crown element on at least one building that includes decorative night lighting. The value of such feature shall be equal to one-quarter of one percent or more of the total construction cost of the building on which the element is located.	0.25

 

(Ord. No. 131-H, § 9, 12-18-2014)