18.514.042 Central Issaquah pioneer program.
A. Purpose. A “pioneer program” is in place to encourage development in Central Issaquah and implement the land use and housing goals and policies adopted in the City’s Comprehensive Plan.
B. Applicability. The standards in this section apply to residential and mixed-use developments within Central Issaquah Urban Core (UC) and Mixed-Use – Central Issaquah (MU-CI) zones, and the Vertical Mixed-Use (VMU) Overlay.
1. Projects which elect to use alternative compliance (IMC 18.514.050) or payment in lieu of constructing affordable units are not eligible for participation in the Central Issaquah pioneer program.
C. Program Provisions. Projects participating in the pioneer program must meet one of the following minimum thresholds:
|
Percentage of Units of Affordable Housing Units Required |
Renter or Owner-Occupied Housing Projects – Level of Affordable Housing Income |
|---|---|
|
8% |
60% |
|
10% |
80% |
1. The affordable units provided under the pioneer program are eligible for Multifamily Tax Exemption (MFTE) as described in Chapter 3.09 IMC, Multifamily Housing Property Tax Exemption, upon designation of Central Issaquah as a residential targeted area.
D. General Provisions. Projects utilizing the pioneer program must comply with the following standards:
1. The standards of the underlying zone in which the project is located; and
2. The terms of IMC 18.514.020, General affordable housing provisions, and IMC 18.514.030, Affordable housing covenant.
E. Exemptions. Projects approved under the pioneer program are not required to comply with the following development regulations:
1. IMC 18.514.040, Central Issaquah development bonus program;
2. Base building height listed in Table 18.404.100(B), Mixed Zones Form and Intensity Minimum Standards; and
3. Base residential floor area ratio (FAR) listed in Table 18.404.150(B), Mixed Zones Floor Area Ratio (FAR) Standards.
F. Review.
1. Pioneer program enrollment applications will be processed as a Level 1 permit review consistent with IMC 18.204.020, Review levels, based on the approval criteria below.
2. Only two projects will be approved to participate in the pioneer program. Applications will be reviewed on a first-come, first-served basis. Within 28 days after receiving an application, the Department will issue a decision to the applicant, stating either:
a. The program application has been approved; or
b. The program application has been denied.
3. In the event that two pioneer program applications have already been approved, applicants may choose to withdraw any subsequently submitted applications or have their applications placed on a waitlist.
4. A pioneer program enrollment application must be submitted prior to a land use permit application to be eligible for the program.
5. No project or property owner may have more than one active pioneer program enrollment approval.
G. Approval Criteria. A pioneer program enrollment application shall be approved if the following criteria are met:
1. No more than two pioneer program enrollment application approvals are already active;
2. The applicant submitted a complete pioneer program enrollment application and does not already have an active pioneer program enrollment approval;
3. The project is located within the Urban Core (UC) or Mixed-Use – Central Issaquah (MU-CI) zones, or Vertical Mixed-Use (VMU) Overlay; and
4. Project is proposing no fewer than 100 units and no more than 400 units.
H. Validity. Pioneer program participation approval is only valid for the project and/or parcel for which it was issued and cannot be transferred to a different project or parcel. Initial program approval shall expire 90 days from the date of issuance unless the applicant submits a complete Level 4 land use permit application before the expiration. Upon submittal of a complete Level 4 land use permit application, the program approval shall remain valid during the following time periods:
1. During the time the Level 4 land use permit application is under review by the City, and, if approved, during the same period of time as the Level 4 land use permit approval;
2. For three years from the date of approval issuance for the pioneer program application, until a complete building permit for the associated primary construction of the project is submitted; and
3. During the time the associated primary building permit is under review, unless the associated primary building permit has expired or been withdrawn.
I. Extension. Initial pioneer program approval may be allowed one extension of 90 days upon written request to Department Director or designee; provided such request is received prior to the initial program approval expiration. A new application is required if the previous approval has expired.
J. Appeals. Appeals of pioneer program application decisions must follow IMC 18.204.200, Appeals. (Ord. 3052 § 1, 2024).