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Commission advances ULDC updates to implement Live Local Act, adds density/affordability bonus tiers
Summary
The board advanced a package of Unified Land Development Code updates required by state law and staff-initiated changes, including a Live Local implementation that establishes a 24 dwelling-unit/acre baseline and provides bonus paths to higher densities tied to deeper affordability commitments.
At the first of two public hearings, growth-management staff presented a package of Unified Land Development Code (ULDC) changes: rural-cluster accessory dwelling unit allowances, clarification for rural commercial agricultural produce stands, removal of county EV-charging regulations preempted by state law, expedited building-permit procedures required by state statute, and Live Local Act implementation language.
On the Live Local provisions, staff proposed a tiered approach: a baseline of 24 dwelling units per acre (with 40% of units at or below 120% area median income (AMI) for 30 years) and optional bonuses that can increase density up to 48 units/acre if certain additional affordability targets are met (for example, 30% of the units above the 24-unit baseline maintained at 80% AMI). Staff also presented a discussion scenario for a deeper affordability tier (e.g., 50% AMI) that could unlock even higher density (staff outlined hypothetical unit counts for comparison).
Commissioners discussed feasibility, parking and construction cost implications of taller, denser buildings, and whether structured parking or elevators would make some projects financially infeasible without additional state or federal subsidy. Staff and planning consultants noted the economics vary by site and recommended making the incentives available and letting the private sector respond with proposals.
The board voted to advance the ULDC amendments to a second hearing (anticipated September) and asked staff to further refine bonus language and implementation details, and to coordinate outreach to developers and housing partners.
