How is the WHP Density Bonus Determined?
Density Bonuses are available under both the Limited and Full Incentive Options. Density Bonus percentages are applied to the permitted density for the future land use designation of the property, pursuant to the Future Land Use Element of the Comprehensive Plan. TDR units or other applicable density bonuses are not included as part of the permitted density for the purposes of calculating the WHP Density Bonus.
Density Bonuses up to and including 50% (available under either Limited or Full Incentive Option):
Density Bonuses up to and including 50% do not require an application. The interested party should contact the Planning Division to request a WHP Letter of Determination, which is required for sufficiency in the zoning application process. (Contact: Michael Howe, Senior Planner, at 561-233-5361, or email@example.com). The WHP Letter of Determination will include the WHP Obligation calculated based on the property's Future Land Use Designation, the requested Density Bonus (up to 50%), and any TDRs that are proposed to be purchased.
Enhanced Review for Density Bonuses greater than 50% (available only under the Full Incentive Option):
The WHP offers projects selecting the Full Incentive Option the opportunity to earn density bonuses greater than 50%, up to 100%. Projects seeking a density bonus of greater than 50% require an enchanced review by staff, and approval by the Board of County Commissioners. The enhanced review is intended to balance the County's objectives of promoting the production of workforce housing while preserving the quality and character of existing communities.
The enhanced review consists of two steps. First, a project's proposed approach to addressing its WHP obligation is assessed using the Point System below, to determine the extent to which the project furthers the County's WHP objectives. The resulting score represents the maximum density bonus that could be earned by the project. WHP units delivered on-site, as for-sale, single-family, units in areas with Workforce-income households below the overall concentration in the County are most desirable and earn the most density bonus for the parent project. An applicant can use the table below to preliminarily assess different possible approaches.
|WHP Objectives and Available Points |
Method to Address WHP:
|Delivers units||Onsite||WHP Unit Type ||WHP Rental/For-Sale ||WHP Concentration in Census Tract |
|(0 to 6)||(0 to 10)||MF (1)||TH (3)||SF (10)||Rental (1)||For-sale (10)||>34% (0)||<34% (6)|
|Build Units On-site||6||10|| || || || || || || |
|Build Units Off-site||5||0|| || || || || || || |
|Exchange (with builder engaged)||2||0||These||points||determined||by project||characteristics|| || |
|Exchange (no builder engaged)||1||0|| || || || || || || |
|Purchase Market Rate Units||5||0|| || || || || || || |
|Donate Land||2||0||0||0||0||0||0|| || |
The Census Tract for a property can be determined here (PDF 001 shows the Glades, PDF 002 depicts NE PBC, north of Forest Hill Blvd, and PDF 004 shows SE PBC south of Forest Hill Blvd). The concentration of households in the workforce-income range for any census tract can be determined here.
Based on the proposed approach and project characteristics, the points earned are determined. Possible points earned are distributed among 5 brackets representing density bonuses greater than 50%, up to 100%:
|Earned Point Ranges||Earned Density Bonus||Available Paths|
|1 to 8||60%||15|
|9 to 16||70%||27|
|17 to 24||80%||17|
|25 to 32||90%||9|
|33 to 42||100%||5|
Density Bonus Earned by Points Totals
The second part of the enhanced review entails a pre-application meeting with the applicant, to evaluate the suitablility of the site to accommodate the density bonus, and the compatibility with the surrounding area. Within 10 days, following the pre-application meeting, staff will provide a Letter of Determination, reflecting the density bonus earned, the site and compatibility considerations, and the resulting recommended density bonus. The Letter of Determination will be required for sufficiency in the zoning application process. This determination will also form the basis for the staff WHP recommendation to the Bard of County Commissioners.
Additional Density Bonus Considerations:
The Density Bonus represents a potential maximum number of additional units, based on the information provided by the applicant; the actual number of dewlling units that may be built on the property may be further limited by compatibility considerations, the zoning district's property development regulations and other considerations in the development review process. Therefore, the Density Bonus does not guarantee a certain number of units, and does not create additional property rights for a landowner.
Under certain curcumstances, additional time may be required for density determinations, before a Letter of Determination can be issued. This includes properties that are part of an existing or inactive golf course, and/or in an approved Planned Development District, in Westgate CRA area or in the Urban Redevelopment Area, projects that include affordable housing components, projects that have other income restrictions, and projects with prior approvals, ordinance condition, or purchased TDRs.