Study session on Wilburton LUCA: staff recommends mandatory inclusionary approach; commission schedules Feb. 26 public hearing

Staff recommended a mandatory inclusionary approach (Option A) for the Wilburton Vision land-use code amendment on Jan. 22, proposing a 10% affordable housing set-aside for rental projects (80% AMI) with a fee-in-lieu alternative, a higher base FAR than the voluntary option, and a temporary "pioneer" bonus intended to accelerate early delivery of up to 200 affordable units.

The recommendation grew out of two prior study sessions (Oct. 23 and Dec. 11) and public engagement dating to the Wilburton subarea plan process. Assistant Director Nick Whipple and Senior Planner Josh Steiner presented the two policy paths staff evaluated: Option A (mandatory inclusionary with a fee-in-lieu and land-transfer alternative) and Option B (voluntary incentive-based amenity program with affordable housing prioritized among bonus amenities). Whipple said the mandatory approach yields more predictable and equitable outcomes across projects and is easier to scale or reduce later if conditions change.

Economic consultant Mikaela Jelicos (Community Attributes) summarized a nexus study and feasibility work supporting the recommendation. The study translated the subsidy need for affordable units into maximum supportable fees (residential and commercial), produced prototype analyses, and showed maximum allowable fees…