§ 17.7.510 STANDARDS.

   Available density incentives are described in Table 7-2. However, in no case shall the total density on a site in the Town Center exceed 100 units per net acre. In addition, the city may limit the total number and/or type of density incentives for which the property may qualify based on the following.

   A.   Availability of adequate public facilities and services, including public water, sanitary sewer, storm drainage, police and fire protections.

   B.   Traffic impacts. Applicants may be required to provide a traffic impact analysis, prepared by a licensed traffic engineer, which includes appropriate mitigation measures.

   C.   Compatibility with adjacent single-family residential zoning districts .

 

Table 7-2: Density Incentives
Tier 1: Density Incentives for Project Amenities
Tier 1 density incentives are earned when a developer provides the project amenities listed in Table 7-3 to earn the number of points required for the density increases shown in this table	Minimum Points Required	Density Increase
In order to qualify for a density incentive the proposed improvements must provide an amenity which is not otherwise required by the Development Code . Where a qualifying amenity requires that a minimum amount of area be provided, the same square footage may not be counted towards other amenities. The property owner may be required to execute a covenant with the city ensuring continuation and maintenance of the qualifying amenity by the property owner. Projects cannot qualify for multiple point values in the same amenity category	11 points 14 points 19 points 25 points 30 points	10 units/acre 20 units/acre 30 units/acre 40 units/acre 60 units/acre

 

 

Tier 2: Density Incentives for Affordable Housing
In the Town Center, Tier 2 density incentives are earned when 20% of units are set aside for renters or purchasers earning no more than 80% of median income and paying no more than 30% of total household income in rent or mortgage		20 units/acre Town Center and CC Zone
In the CC Zone, Tier 2 density incentives are earned when 20% of units are set aside for renters or purchasers earning no more than 60% of median income and paying no more than 30% of total household income in rent or mortgage.
Such units shall be developed by a developer with experience undertaking market and non-profit low-income housing developments . This density bonus does not apply to institutional housing

 

 

Table 7-3: Amenity Categories and Values
Amenity Category	Value	Description
Bicycle Amenities	1 point	Provide residents with enhanced bicycle amenities (parking and repair area). The area dedicated to long-term bicycle parking shall be sized to accommodate 0.5 bicycles per unit and must be covered and secure. The area dedicated to bicycle repair shall be a minimum of 50 square feet in area and designed and equipped to facilitate bicycle maintenance.
Energy Efficiency	2 points	Energy efficiency improvements compliant with Energy Trust of Oregon. Projects must enroll in the Energy Trust’s Design Assistance program during schematic design or earlier and commit to exceeding Oregon code requirements by a minimum of 5%.
	2 points	Achieve an Energy Star score of 7 or better, as calculated by the EPA online tool.
	3 points	Project designed to Net Zero Energy Certification.
“Green” Materials	2 points	Use environmentally sensitive (“Green”) materials on at least 50% of the building’s interior surfaces including: •   Wall and Ceiling Latex Paint: Low VOC •   Paint with recycled content: minimum 50% post-consumer •   Countertop with recycled content: 25% Post-consumer content •   Carpet with post-consumer recycled content (+50%) •   Renewable flooring materials: Linoleum, cork, bamboo or wool •   Forest Stewardship Council-certified Reclaimed Wood

 

Table 7-3: Amenity Categories and Values
Amenity Category	Value	Description
	3 points	Use of “Green Material” on at least 75% of the building’s interior.
Low Impact Design	1 point	Manage all stormwater from the site using low impact design techniques from Clean Water Services Low Impact Development Handbook for the Tualatin Basin.
Ground Floor Retail	3 points	Provide at least 5,000 square feet of retail or space which is designed to be convertible to ground level retail. A density bonus for this amenity is available in the TCT zone only.
Residential Gardening	2 points	Provide a community garden for use by residents. The garden must include raised beds (minimum size 3' by 5') with improved soil and a water source for irrigation. The garden may be at grade or rooftop, but must be located in an area with adequate sunlight (minimum 6 hours/day). The area dedicated to the community garden shall be sized to accommodate 0.3 raised beds per unit plus walkways.
Rooftop Garden or Eco-Roof	2 points	Provide a rooftop garden or an eco-roof. The rooftop garden or eco-roof must cover at least 50% of the roof area of the building . Rooftop gardens must be accessible to residents and at least 30% of the garden area must contain plants. The remaining area must include seating areas and other amenities. Eco-roofs must be designed to reduce stormwater and be entirely covered with vegetation.
• Public Plaza • Outdoor Patio • Seating Area	2 points	Where ground floor retail is planned, provide a patio area for outdoor seating between the retail and the primary public street frontage which is designed to activate the street  frontage . The patio and seating area must extend along at least 20 feet of the frontage and be at least 10 feet deep.
	3 points	Provide a public plaza with a minimum area of 2,000 square feet. Seating areas and landscape plantings are required amenities. Water features are encouraged. To promote a sense of openness and safety, public plazas shall be completely visible from an adjacent street  frontage .
Structured Parking	10 points	At least 80% of the required parking is provided in a structures . Structures may be at- or below-grade.
LEED Certification	Silver: 8 points Gold: 10 points Platinum: 12 points	Project designed to achieve LEED Silver, Gold or Platinum certification. Project features required to qualify for LEED certification cannot be used to qualify for points in other amenity categories.

 

 

Table 7-3: Amenity Categories and Values
Amenity Category	Value	Description
Enterprise Green Communities	8 points	Projects must be designed to achieve compliance with the mandatory EGC Criteria measures applicable to that construction type and must achieve 35 optional EGC points. Project features required to qualify for EGC certification cannot be used to qualify for points in other amenity categories.
Earth Advantage Homes	Silver: 8 points Gold: 10 points Platinum: 12 points	Projects must be designed to achieve Earth Advantage Silver, Gold, or Platinum certification. Project features required to qualify for EA certification cannot be used to qualify for points in other amenity categories.
Other	TBD	Other amenity approved by Planning Commission. Amenities may include (but are not limited to) compliance with the Oregon Housing and Community Services Department Sustainable Design Program, the National Council on Independent Living visitability basic requirements, etc.

 

(Ord. 2009-01, passed 3-9-2009; Ord. 2016-3, passed 3-28-2016; Ord. 2018-5, passed 9-10-2018; Ord. 2019-05, passed 6-24-2019; Ord. 2023-03, passed 5-22-2023)