Carnation City Zoning Code

CHAPTER 15

50 - AFFORDABLE HOUSING

15.50.010 - Purpose.

The purpose of this chapter is to encourage the construction and maintenance of affordable housing and affordable senior housing through the use of residential density incentives. This chapter advances this purpose by:

Defining in quantified terms the density incentives achievable by the development of affordable housing and affordable senior housing;

Establishing a calculation methodology to compute density incentives for developments that provide affordable housing or affordable senior housing;

Establishing appropriate development standards that are consistent with and will advance the city's comprehensive plan goals; and

Establishing an efficient, streamlined review process that will allow evaluation of proposed density increases simultaneously with an applicant's underlying development proposal, while affording an appropriate opportunity for public review and comment.

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.020 - Permitted locations.

The use of density incentives for affordable housing pursuant to this chapter shall be permitted in all single- family zones (R 2.5, R 3, R 4 and R 6).

The use of density incentives for affordable senior housing pursuant to this chapter shall be permitted in all residential and mixed use zones (2.5, R 3, R 4, R 6, RMHP, R 12, R 24 and MU), except for properties with frontage on Tolt Avenue.

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.030 - Maximum densities achievable through affordable housing incentives.

The maximum density achievable through the use of residential density incentives for affordable housing and affordable senior housing pursuant to this chapter shall be one hundred fifty percent of the underlying zone's base density. Such density incentive shall be achieved by allowing a reduction of the minimum lot size or required minimum square footage per dwelling unit as depicted in subsection B of this section.

Zone	Base minimum lot size or minimum square footage per dwelling unit	Minimum lot size or minimum square footage per dwelling unit using density incentive
UR5	5,000	3,300
UR7.5	7,500	5,000
UR10.8	10,800	7,200
UR12.5	12,500	8,200
MFR ⁽¹⁾	2,400	1,600
MU ⁽¹⁾	2,400	1,600

Notes:

(1) For affordable senior housing only.

(Ord. 712 § 2 (part), 2007)

15.50.040 - Requirements for density incentives.

The requirements for obtaining density incentives under this chapter are set forth in subsection D of this section, and are expressed as additional bonus units (or fractions of bonus units) earned per type and quantity of affordable housing provided.

The city council shall, by resolution, establish and periodically update guidelines for use in interpreting and administering this chapter. Said guidelines shall include maximum rent levels and sales prices for affordable housing and affordable senior housing.

The density incentives provided under this chapter shall not be combined or otherwise aggregated with any other mechanism for obtaining density incentives or credits to achieve residential densities which exceed one hundred fifty percent of the underlying zone's base density.

	Requirement	Density Incentive
Type of Affordable Housing	Qualifying Conditions	Density Bonus
(1) Rental Units—Senior	Housing units affordable to and reserved for rental occupancy by low-income seniors (i.e., households, at least one member of which is 55 years of age or older, with a combined income no greater than 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable senior housing unit provided.
(2) Ownership Units—Moderate Income	Housing units affordable to and reserved for ownership occupancy by income and asset-qualified homebuyers (i.e., households, with a combined total income at or below 80% of the median King County family income, adjusted for household size).	1.25 bonus units per affordable housing unit provided.
(3) Development Projects Comprised Entirely of Ownership Units—Low Income	Developments comprised entirely of residential housing units affordable to and reserved for ownership occupancy by low-income and asset-qualified buyers (i.e., households with a combined total income at or below 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable housing unit provided.

(Ord. 712 § 2 (part), 2007)

15.50.050 - Rules for calculating density incentives.

For projects comprised entirely of affordable housing and/or affordable senior housing units, the minimum lot size or minimum square feet per dwelling unit shall be as specified in Section 15.50.030(B).

For projects that include, but are not solely comprised of, affordable housing and/or affordable senior housing units, the formula for calculating the minimum lot size or square footage per dwelling unit achievable through the density incentives authorized under this chapter shall be as provided in this subsection. For each affordable housing or affordable senior housing unit provided, the lot size or amount of square footage required per dwelling unit in the underlying zone may be reduced as follows:

For each 1.25 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by twenty percent.

For each 1.5 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by thirty-three percent.

(Ord. 712 § 2 (part), 2007)

15.50.060 - Applicability of development standards.

Developments utilizing density incentives pursuant to this chapter shall comply with the dimensional standards of the zone with a minimum lot size that most closely matches the minimum lot size resulting from the application of the density incentives, except that the height standard of the base density shall remain in effect.

Projects comprised entirely of affordable senior housing shall provide 1.0 parking space(s) per dwelling unit. All other projects shall conform to the parking requirements specified in Chapter 15.72 CMC.

Except as specified by this chapter, all other applicable CMC provisions shall apply to projects providing affordable housing and/or affordable senior housing.

Nothing herein shall be construed as authorizing the creation of new lots in violation of applicable subdivision regulations, or the circumvention of applicable subdivision procedures.

(Ord. 712 § 2 (part), 2007)

15.50.070 - Review process.

All proposals utilizing the density incentives authorized by this chapter shall be reviewed concurrently with a primary proposal as follows:

For the purpose of this section, a primary proposal is defined as a proposed subdivision, conditional use permit, site plan or building permit.

When the primary proposal requires a public hearing, the public hearing on the primary proposal shall serve as the hearing on the use of the requested density incentives, and the reviewing authority shall make a consolidated decision on the proposed development and use of density incentives.

When the primary proposal does not require a public hearing under this title, the density incentives under this chapter shall, in addition to the requirements of this chapter, be subject to the decisional criteria for conditional use permits pursuant to CMC Section 15.18.040 and the Type III application procedures pursuant to Chapter 15.09 CMC.

Any required public hearing notice for a project involving the proposed use of density incentives under this chapter shall include the development's requested density and the type and amount of affordable housing proposed.

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.080 - Restrictive covenant.

Prior to issuance of a certificate of occupancy for any dwelling unit located within a development utilizing the residential density incentives provided under this chapter, the development applicant shall record against the title of the underlying property a covenant, servitude or other instrument ensuring that all future sales and/or rentals of the unit will satisfy the applicable affordability standards of this chapter for at least a fifty-year period. The covenant, servitude or other instrument shall be in a form approved by the city attorney, and shall be recorded against the underlying property title at the development applicant's sole expense.

(Ord. 712 § 2 (part), 2007)

Carnation City Zoning Code

CHAPTER 15

50 - AFFORDABLE HOUSING

15.50.010 - Purpose.

Defining in quantified terms the density incentives achievable by the development of affordable housing and affordable senior housing;

Establishing a calculation methodology to compute density incentives for developments that provide affordable housing or affordable senior housing;

Establishing appropriate development standards that are consistent with and will advance the city's comprehensive plan goals; and

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.020 - Permitted locations.

The use of density incentives for affordable housing pursuant to this chapter shall be permitted in all single- family zones (R 2.5, R 3, R 4 and R 6).

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.030 - Maximum densities achievable through affordable housing incentives.

Zone	Base minimum lot size or minimum square footage per dwelling unit	Minimum lot size or minimum square footage per dwelling unit using density incentive
UR5	5,000	3,300
UR7.5	7,500	5,000
UR10.8	10,800	7,200
UR12.5	12,500	8,200
MFR ⁽¹⁾	2,400	1,600
MU ⁽¹⁾	2,400	1,600

Notes:

(1) For affordable senior housing only.

(Ord. 712 § 2 (part), 2007)

15.50.040 - Requirements for density incentives.

	Requirement	Density Incentive
Type of Affordable Housing	Qualifying Conditions	Density Bonus
(1) Rental Units—Senior	Housing units affordable to and reserved for rental occupancy by low-income seniors (i.e., households, at least one member of which is 55 years of age or older, with a combined income no greater than 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable senior housing unit provided.
(2) Ownership Units—Moderate Income	Housing units affordable to and reserved for ownership occupancy by income and asset-qualified homebuyers (i.e., households, with a combined total income at or below 80% of the median King County family income, adjusted for household size).	1.25 bonus units per affordable housing unit provided.
(3) Development Projects Comprised Entirely of Ownership Units—Low Income	Developments comprised entirely of residential housing units affordable to and reserved for ownership occupancy by low-income and asset-qualified buyers (i.e., households with a combined total income at or below 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable housing unit provided.

(Ord. 712 § 2 (part), 2007)

15.50.050 - Rules for calculating density incentives.

For each 1.25 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by twenty percent.

For each 1.5 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by thirty-three percent.

(Ord. 712 § 2 (part), 2007)

15.50.060 - Applicability of development standards.

Except as specified by this chapter, all other applicable CMC provisions shall apply to projects providing affordable housing and/or affordable senior housing.

Nothing herein shall be construed as authorizing the creation of new lots in violation of applicable subdivision regulations, or the circumvention of applicable subdivision procedures.

(Ord. 712 § 2 (part), 2007)

15.50.070 - Review process.

All proposals utilizing the density incentives authorized by this chapter shall be reviewed concurrently with a primary proposal as follows:

For the purpose of this section, a primary proposal is defined as a proposed subdivision, conditional use permit, site plan or building permit.

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.080 - Restrictive covenant.

(Ord. 712 § 2 (part), 2007)

Carnation City Zoning Code

CHAPTER 15

50 - AFFORDABLE HOUSING

15.50.010 - Purpose.

Defining in quantified terms the density incentives achievable by the development of affordable housing and affordable senior housing;

Establishing a calculation methodology to compute density incentives for developments that provide affordable housing or affordable senior housing;

Establishing appropriate development standards that are consistent with and will advance the city's comprehensive plan goals; and

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.020 - Permitted locations.

The use of density incentives for affordable housing pursuant to this chapter shall be permitted in all single- family zones (R 2.5, R 3, R 4 and R 6).

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.030 - Maximum densities achievable through affordable housing incentives.

Zone	Base minimum lot size or minimum square footage per dwelling unit	Minimum lot size or minimum square footage per dwelling unit using density incentive
UR5	5,000	3,300
UR7.5	7,500	5,000
UR10.8	10,800	7,200
UR12.5	12,500	8,200
MFR ⁽¹⁾	2,400	1,600
MU ⁽¹⁾	2,400	1,600

Notes:

(1) For affordable senior housing only.

(Ord. 712 § 2 (part), 2007)

15.50.040 - Requirements for density incentives.

	Requirement	Density Incentive
Type of Affordable Housing	Qualifying Conditions	Density Bonus
(1) Rental Units—Senior	Housing units affordable to and reserved for rental occupancy by low-income seniors (i.e., households, at least one member of which is 55 years of age or older, with a combined income no greater than 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable senior housing unit provided.
(2) Ownership Units—Moderate Income	Housing units affordable to and reserved for ownership occupancy by income and asset-qualified homebuyers (i.e., households, with a combined total income at or below 80% of the median King County family income, adjusted for household size).	1.25 bonus units per affordable housing unit provided.
(3) Development Projects Comprised Entirely of Ownership Units—Low Income	Developments comprised entirely of residential housing units affordable to and reserved for ownership occupancy by low-income and asset-qualified buyers (i.e., households with a combined total income at or below 50% of the median King County family income, adjusted for household size).	1.5 bonus units per affordable housing unit provided.

(Ord. 712 § 2 (part), 2007)

15.50.050 - Rules for calculating density incentives.

For each 1.25 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by twenty percent.

For each 1.5 bonus units achieved, the minimum lot size or square footage required per dwelling unit may be reduced by thirty-three percent.

(Ord. 712 § 2 (part), 2007)

15.50.060 - Applicability of development standards.

Except as specified by this chapter, all other applicable CMC provisions shall apply to projects providing affordable housing and/or affordable senior housing.

Nothing herein shall be construed as authorizing the creation of new lots in violation of applicable subdivision regulations, or the circumvention of applicable subdivision procedures.

(Ord. 712 § 2 (part), 2007)

15.50.070 - Review process.

All proposals utilizing the density incentives authorized by this chapter shall be reviewed concurrently with a primary proposal as follows:

For the purpose of this section, a primary proposal is defined as a proposed subdivision, conditional use permit, site plan or building permit.

(Ord. 712 § 2 (part), 2007)

(Ord. No. 25-1006, § 1(Att. A), 1-22-2025)

15.50.080 - Restrictive covenant.

(Ord. 712 § 2 (part), 2007)