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Staff holds off on adding model‑code bonuses, says bonus‑unit framework aligns with state law
Summary
City staff presented a bonus‑unit framework tied to HB 21‑38 that would allow extra units if developments provide accessible or affordable homeownership units. Staff recommended deferring more complex model‑code additions (adaptable units, rental qualifiers, scaled incentives) until the city's contextualized housing needs analysis.
City planning staff presented a bonus‑unit framework intended to meet the minimums of House Bill 21‑38 that would allow qualifying middle‑housing projects to add one to two bonus units depending on type (for example, triplexes could add one unit, fourplexes up to two). Qualifying projects must provide at least one fully ADA‑accessible unit or one affordable homeownership unit priced for households earning under 120% of area median income—"and that's about a $110,000 for a household of 4," staff said.
Several members of the public and commissioners suggested expanding the framework (for example, allowing adaptable units or permitting affordable rentals to qualify, and scaling incentives by affordability duration). Staff said those options appear in the state model code but are complex and would deepen code changes under a tight timeline, so staff recommends revisiting those possibilities after the city's contextualized housing needs work and later adoption packages.
