ORD 2054 - Laserfiche WebLink

17.36.080 Approval procedures. A. A project developer must receive a specific allocation for the number of units and years in accordance with the process below. I. Prior Discretionary Project Approval Necessary. a. A project developer may request a growth management allocation at the time of, or after, any of the following: PUD plan approval, design review approval, or a tentative map approval. The planning division shall provide the necessary application forms, and a project developer must file the application with the planning division. The application shall be accompanied by a fee established by the resolution establishing fees and the charges for various municipal services. The request shall indicate the desired phasing of the project. b. No application for a project allocation will be accepted for processing by the planning division if unit allocation capacity is not available for a reasonable project phase within at least the second calendar year after the year the application is tendered. 2. Growth Management Approval. a. The city council may grant a specific growth management allocation to a project for one or more years so long as the total units allocated do not exceed the allocation for that year. b. In reviewing a project developer's request for allocation,the city council shall use its discretion in establishing a phasing schedule, giving consideration to the number of projects which are pending or are likely to seek approval in the near term,the economic feasibility of phasing the project, and other factors. The approval shall be in the form of a growth management agreement. B. Proration of Project Permits. Generally, the approval is intended to be made available to developers in chronological order as building permits are ready to be issued. However, in certain instances when the demand for permits is known to exceed the number of permits available, the city shall prorate the available permits. Should the proration yield units in excess of those available due to rounding,the city shall reduce the total to equal the units available in any manner it finds equitable, except that the city council may reallocate unassigned units from previous years in a current Regional Housing Needs Allocation cycle to future years in the same cycle. 1. Prior to the Beginning of Any Calendar Year. If, prior to January 1st of any year,the city has processed building permit applications seeking the next year's allocation which, in the aggregate, exceed the annual allocation the city shall prorate the permits to developers seeking permits. a. First Priority. Permits shall be issued first to projects which were under construction in the prior year and secured permits for, or attempted to secure permits for, all units it was qualified to be issued permits for during that year. b. Second Priority. Permits shall be issued second to all projects eligible to apply for the available permits. Each project's pro rata share of the available suballocation shall be the percentage derived by the permits sought by the project (subject to the project limitations established herein) divided by all permits sought(subject to the same size limitations). 17.36.090 Use and loss of growth management approval. A. A project developer may be issued building permits up to the maximum yearly number established in its agreement. Permits may be issued at any time during the calendar year and at any rate. B. Should a project developer wish to revise its annual allocation,the following regulations shall apply: 1. For project developers seeking to move units into a later year or years: a. Prior to September 1st of a given calendar year, a project's developer may request a reallocation to a later year of some or all of its allocation. The planning division shall provide the necessary application forms, and a project developer must file the application with the planning division. The application shall be accompanied by a fee established by the resolution establishing fees and the charges for various municipal services. b. The city shall coordinate the "trade" of units for developers seeking to move to later years with those of developers seeking more permits in the current year. If an agreeable"trade" is established by the city, the units shall be moved to later years and shall be placed in the project's annual allocation in the year in which the "traded" unit originally occupied before the trade. If units moving forward come from a year later than the last allocation year of the project moving units to a future year, the units may be moved to the project's last allocation year, if available, rather than Page 4 of 6