A.
Purpose. The purpose of this chapter is to help achieve the goals and objectives of the land use, economic development, and housing elements of the Langley comprehensive plan by providing for a program for individual projects that promote infill mixed use development, incorporate more efficient use of land and energy, offer more diverse housing options, include public benefits and that incorporate smart growth designs into new development.
B.
Goals. The goals of the innovative mixed use housing demonstration program are to:
1.
Promote housing through mixed use development;
2.
Increase the choice of housing styles available in the community;
3.
Promote development of housing that responds to changing demographics and smaller-sized households;
4.
Maintain the existing downtown area as Langley's retail and civic center, and maintain its intimate, walkable, small-town atmosphere;
5.
Encourage a prosperous downtown by proactively addressing the downtown's planning and infrastructure issues;
6.
Incorporate residential use in the downtown and along the waterfront in ways that complement, enhance, and do not detract from the primary commercial, civic, and public uses of these areas, that preserve the scale and character of Langley, and that preserve public views and access in these areas;
7.
Support the efficient use of land and higher density infill in developed commercial areas;
8.
Promote housing choices by encouraging smaller and more diverse home sizes and mixes of resident's income levels;
9.
Encourage interaction in the community by integrating public and semi-public gathering places into mixed use projects and encouraging use of parks and community facilities as focal points in the neighborhood;
10.
Promote the incorporation of conservation features in the construction of new buildings designed to meet local energy codes, but should also be expected to meet aggressive energy use targets that are "designed to earn the Energy Star"; and
11.
Allow flexibility in site and design standards, including the requirements of an overlay zone, while promoting infill projects.
C.
Timing. Upon the effective date of the ordinance codified in this chapter, the city shall immediately begin accepting applications for innovative mixed use housing demonstration project proposals within the central business zoning district. "Mixed use" means a development involving a combination of uses including residential and commercial. Typically, a mixed use project may have commercial uses at street level with residential uses not at street level. Flexibility in the application of this definition may be considered on a project by project basis based upon the benefits derived.
D.
Number of Developments. Except as described below, the city may approve up to three innovative housing demonstration projects; provided, that no more than one project demonstrating the same mixed use housing type may receive final approval within any calendar year, unless additional projects are allowed by the city council as follows:
1.
The city council may authorize the submittal of additional innovative mixed use housing demonstration project proposals beyond the three projects provided such proposed projects demonstrate exceptional design quality and exceptional consistency with the requirements and parameters of this chapter.
2.
Proposals not authorized for submittal by the city council may be resubmitted for consideration at the beginning of the next calendar year.
3.
For purposes of this chapter, the first calendar year shall begin on the effective date of the ordinance codified in this chapter, and then on January 1st thereafter.
E.
Materials. Applications for an innovative mixed use housing demonstration project shall be made on forms provided by the city and shall include the following materials:
1.
A site plan of the proposed development, indicating property lines, proposed setbacks, and lot coverage calculations. The site plan shall also include the location of all adjacent structures and distance to property lines, and the footprint of any existing structures on the property.
2.
Conceptual drawings of the proposed innovative mixed use housing type, including building footprints and building elevations, floor plans, roof plans, and the design of public and semi-public space.
3.
A description of how the proposed development is appropriate for the setting.
4.
A description of how the proposed development complies with all the criteria and project parameters for an innovative mixed use housing demonstration project as described in this chapter.
5.
A description of the proposed unit type, commercial uses, including proposed square footage, unit mix, number of bedrooms per unit and parking.
6.
General information about the site including the number of dwelling units allowed by the zone and the number of proposed dwelling units, open space allowed and proposed, impervious surface allowed and proposed, and building height allowed and proposed.
7.
Photographs of the subject and adjacent properties keyed to the site plan.
8.
Additional information as required by the application forms provided by the city or deemed necessary by the Planning Official to consider the application.
9.
A conceptual site plan, including building footprint(s), demonstrating the type of development that would likely occur if the site were developed under the city's zoning and design standards for the site.
10.
The application must identify the design team that prepared the project application. The design team shall include an appropriate mix of design professionals (i.e., an architect, building designer, landscape architect, landscape designer, urban planner/designer or other qualified design professionals).
Applications submitted under this section shall be available for public review for a minimum of two weeks prior to the neighborhood meeting described in Section 18.03.020.
(Ord. 969 § 1 (Att. A), 2012; Ord. 1139, 12/1/2025)