The specific purposes of the affordable housing overlay district are to:
A. 
Provide a greater degree of housing affordability on identified key sites than would otherwise be required under inclusionary standards, given the limited amount of land available for future housing.
B. 
To maximize development opportunities on key housing sites by providing well-designed projects at the upper end of density ranges.
C. 
In accordance with housing element "fair share" provisions, provide :AH sites throughout the city.
(O2003-12)
A. 
Criteria. The :AH overlay district may be combined with any residential or mixed use or master plan zoning district on a site that meets the following criteria:
1. 
It is greater than two and one-half acres in size.
2. 
It has an average slope less than 10%.
3. 
It is within one-half mile of transit and/or services (e.g., retail areas providing daily goods and services such as markets, dry cleaners, pharmacies, delis and similar uses).
B. 
Other Considerations. In considering whether to designate a site with an :AH overlay district, the city shall also consider whether the site helps promote a "fair share" of well designed and varied housing in all neighborhoods per housing element policy. In the case of master plan areas outside the city, the city may consider whether future services are likely to be developed within one-half mile of the site.
(O2003-12)
Regulations of the :AH overlay district are in addition to those of the underlying district, and in the event of a conflict between the two, the regulations of the :AH overlay district shall prevail.
A. 
Low Density Residential Districts. On RS, RI or RT district :AH sites, each of the following requirements shall be met.
1. 
40% of total units constructed on site shall include second dwelling units.
2. 
No development shall be age-restricted.
3. 
Development densities shall be no lower than 90% of the site's Pod density range.
4. 
The development shall comply with each of the provisions of Chapter 15.94.
B. 
Multifamily, Mixed Use, or Master Plan Districts. On RM, MU or MP district :AH sites, each of the following requirements shall be met:
1. 
Either 10% of total units constructed on site shall be affordable to very low income households as defined in Section 15.94.020, and shall comply with the continued affordability requirements in
Section 15.94.050(J); or the development shall receive approval for an alternative equivalent proposal pursuant to Section 15.94.050(B).
2. 
Either 10% of total units constructed on site shall be affordable to low income households as defined in Section 15.94.020 and shall comply with the continued affordability requirements in Section 15.94.050(J); or the development shall receive approval for an alternative equivalent proposal pursuant to Section 15.94.050(B).
3. 
No development shall be age-restricted.
4. 
Development densities.
a. 
General Plan-Designated Multifamily Sites Zoned Multifamily Residential or Master Plan. Development densities shall be no lower than 75% of the site's Pod density range. Such range is calculated as follows: Identify the General Plan density range, multiply this figure by 75% and add this number to the low end of the density range. Example: A General Plan Density Range of 15 to 20 has a five unit/acre range. Multiply 75% x 5=3.75 and add to 15 = 18.75. Resulting: AH density range is 18.75 to 20 units/acre.
b. 
General Plan-designated mixed use sites zoned master plan (or any other zoning district), development densities on residential portions of the site shall be no lower than the mid point of the site's mixed use density range.
c. 
Density Reduction. In accordance with General Plan environmental protection and neighborhood character policies, the Council, at its discretion, may approve a density reduction at less than the densities required in subsections a. and b. above if it finds it is necessary to protect environmental resources or mitigate risks associated with physical hazards, or if design solutions are unable to complement neighborhood character. Design alternatives shall be explored by the project applicant prior to any density reduction.
5. 
Section 16.36.030(B) shall satisfy and is in lieu of the provisions of Section 15.94.050(A) and (C) for :AH sites or portions of sites.
(O2003-12; O2003 23)
To facilitate affordable housing on :AH sites, the city shall offer the following incentives:
A. 
Priority processing from application submittal through construction.
B. 
Fee deferrals for all affordable units, as defined in Chapter 15.94, until occupancy.
C. 
Funds. Local affordable housing funds, to the extent they are available to assist affordability of long term affordable units in low density districts that are constructed in excess of inclusionary requirements or, in multifamily, mixed use, or master plan districts, to the extent that project analysis demonstrates financial need and a lack of other desirable alternatives.
D. 
Marketing. Housing Authority marketing of long term affordable units.
E. 
Density Flexibility. Density flexibility in RM districts consistent with Section 17.52.140 (Density flexibility).
F. 
Other. Any incentives available under Chapter 15.94 may also be considered by the City Council.
(O2003-12; O2003 23)