Article 2 — Bonus Development

The purpose of this article is to establish a process for Bonus Development review and approval, where Bonus Development is defined here as an increase or modification in allowable development, not normally allowed by the strict application of this code or other city standards, in exchange for the inclusion of beneficial or desirable elements, of some proportional value, to the development either onsite or off-site not normally required by strict application of applicable regulations.

Bonus Development is intended to provide incentives and flexibility of standards as well as encouraging creativity to achieve any or all of the following: desirable development and amenities; additional or improved public services or facilities; improved urban form; encourage Livable Communities, Sustainable Development, New Urbanism, Smart Growth or Neo-Traditional design concepts; and implement various related goals and policies of the General Plan. (§ 1, Ord. 666-NS, eff. September 15, 2001)

The following list provides examples of the types of uses, amenities, public facilities and urban design elements that the Bonus Development provisions aim to encourage:

1. Additional off-street parking facilities;

2. Artistic sculptures and other public art;

3. Child day care facilities;

4. Enhanced pedestrian activities;

5. Ground level and second floor plazas;

6. Additional landscaping;

7. Open space;

8. Active or passive recreation uses;

9. Outdoor cafes;

10. Transit or Traffic Demand Management facilities (i.e., carpool/vanpool parking, transit waiting shelters, shower facilities, etc.);

11. Mixed use development;

12. Intergenerational residential or community or mixed use facilities;

13. Affordable housing; (Also see Subsection 9-4.103.E);

14. Cultural facilities;

15. Educational/training facilities;

16. Public use areas and/or facilities;

17. Sustainable design (e.g. materials, energy systems, transportation);

18. Water features;

19. Enhanced safety or security features;

20. Livable Communities and Neo-Traditional design features (e.g. porches, alley access, landscaped parkways, additional street trees, pedestrian-oriented site design, additional amenities, shared parking, neighborhood-oriented mixed use); and

21. Other uses, facilities, amenities or features as determined by the Commission. (§ 1, Ord. 666-NS, eff. September 15, 2001, as amended by § 1, Ord. 771-NS, eff. March 21, 2006)

The following list outlines the development bonuses that may be allowed by the Commission, based on the number and extent of amenities, public facilities, and other positive development characteristics, outlined above and/or by the Commission, that are included in a project.

1. Increased allowable floor area ratio (FAR);

2. Increased building height;

3. Reduced building setback requirements;

4. Increased lot coverage percentage;

5. Reduced parking requirements;

6. Increased density;

7. Reduction of fees; and

8. Other development bonuses as determined by the Commission.

The amount of development bonus shall be determined by the Planning Commission in accordance with reasonable standards or criteria such as by Community Development Department or City policy, ordinance, or a special nexus or fiscal impact study as part of the project application.

Such standards or criteria may include, but may not be limited to, any one or a combination of the following: a percentage of bonus development increase for each design element added; a dollar value for dollar value comparison; or one to one trade of directly comparable features, for example floor area.

(§ 1, Ord. 666-NS, eff. September 15, 2001)

Bonus Development shall require a conditional use permit approval by the Commission. A Bonus Development Conditional Use Permit application and approval may be processed in conjunction with other applicable entitlements as necessary such as a Development Permit or a Variance or as required by the Director.

(§ 1, Ord. 666-NS, eff. September 15, 2001)