ORD NO. 2019-32 EXTENDING HDDP PROGRAMEXHIBIT A
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2.16.020 General provisions.
S. Housing Design Demonstration Projects.
1. Purpose and Goals. The purpose of this subsection S is to allow the development of housing design
demonstration projects that increase the variety of housing choices available to residents across underserved
portions of the socio-economic spectrum, and to promote compact, low-impact development where it is most
appropriate. Further, its purpose is to encourage high quality and innovation in building design, site development,
and “green” building practices.
The goals of this program are to increase the housing supply and the choice of housing styles available in the
community; to promote socio-economic diversity by adding to the stock of income-qualified housing; to encourage
development of smaller homes, at reasonable prices, in neighborhoods attractive to a mix of income and age levels;
and to demonstrate that innovative design and building techniques (conserving water and energy, using sustainably
sourced materials, limiting environmental impacts) are compatible with market considerations.
2. Applicability. This subsection S is applicable to all properties located within the Winslow sanitary sewer system
service area. An application for a housing design demonstration project may be applied to single-family residential
subdivisions, mixed-use/multifamily and multifamily developments. The city will only accept applications for
housing design demonstration projects where 100 percent of the housing units created will constitute affordable
housing, as defined by BIMC 18.36.030.16, for one or more of the income groups defined in BIMC 18.21.020.A.
Since the purpose is to provide housing projects as demonstrations, the city will accept projects for consideration
and approval prior to the sunset date of the ordinance codified in this chapter. The city will limit acceptance of Tier
3 and 4 projects outlined in this section to two three projects after the effective date of Ordinance 2019-32 in each
tier.
3. Review and Approval Process. Housing design demonstration project applications shall be reviewed as specified
in the same manner as other applications for the same type of underlying land use permit (see BIMC 2.16.030
through 2.16.210), with additional review steps done in the order below as outlined in this subsection.
a. Conceptual Proposal Review. Applicants proposing a demonstration project shall meet with city staff during
the conceptual phase to discuss the goals and evaluation parameters of the proposed project. The conceptual
proposal review is an informal discussion between the applicant and city staff regarding a proposed project.
There are no required application materials for this stage. Applicants shall contact the planning department
staff to request a meeting, and the meeting shall be scheduled by staff for no more than three weeks after the
request date. The purpose of the conceptual proposal review is to determine if the proposal is eligible to be
considered as an application for a housing design demonstration project and to assist the applicant by
identifying (i) requirements for submittal, including types of supplemental materials for application; (ii)
compliance with applicable city plans, goals, policies, codes, or guidelines and possible revisions to the project
that will enhance the proposal with respect to these requirements; (iii) areas of BIMC Title 18, Zoning, and
BIMC Title 17, subdivisions, where the applicant seeks flexibility; and (iv) required plans, studies, reports,
and/or other materials specific to the proposal that will provide necessary information for staff and the design
review board, and to review the project under the criteria outlined in subsection S.4 of this section.
b. Public Participation Program. The applicant is required to participate in one or more community meetings,
either through the city’s (i) public participation program following the procedures outlined in Resolution Nos.
2010-32 and 2001-11, or (ii) an equivalent public meeting that includes participation by city staff, as approved
by the director.
c. Preapplication Conference. The applicant shall apply for a preapplication conference pursuant to subsection I
of this section. Housing design demonstration projects shall be reviewed by both staff and the design review
board, pursuant to subsection F of this section. The applicant shall submit a HDDP proposal consistent with the
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requirements in the administrative manual. The applicant shall consider input received during the public
meetings and conceptual review with city staff in crafting the proposal. The proposal will be evaluated pursuant
to subsection S.4 of this section by city staff with the design review board serving in an advisory role, in
addition to their review of applicable design guidelines. The director shall prepare written findings of facts, and
applicants will receive preliminary notification from the director whether the proposal will qualify as a housing
design demonstration project, or feedback about how to improve the proposal to qualify. If the applicant
changes the proposal in any significant manner other than a response to feedback from the public meeting,
conceptual review, or the preapplication review, an additional preapplication conference may be required.
d. Application Submittal. An applicant may submit a land use permit application (subdivision, site plan and
design review, or conditional use permit) for a housing design demonstration project after completion of a
required conceptual and preapplication review and notification by the city that the proposal qualifies as a
housing design demonstration project. Upon receipt of an application, the director shall provide notice to the
applicant and public in accordance with subsection M of this section and commence the application review
process. Housing design demonstration projects that require more than one land use permit must utilize the
consolidated project review process outlined in BIMC 2.16.170. All housing design demonstration project
applications, including subdivisions, shall be reviewed by the design review board and the planning commission
at public meetings. The design review board and the planning commission shall make recommendations on all
housing design demonstration projects.
e. Permit Decision. The decision to approve or deny a housing design demonstration project shall be made as
part of underlying land use permit approval. The decision shall be based upon the decision criteria of the
underlying planning permit, and the decision criteria outlined in subsection S.5 of this section. Housing design
demonstration project approval conditions shall be included in the final permit approval and shall address any
ongoing compliance requirements including compliance with approved design plans. The city may require that
the applicant record covenants to ensure ongoing compliance or maintenance for required project
components.
f. Building Permit. The applicant shall submit a building permit that is consistent with all conditions of the land
use permit approval. The applicant shall also submit documentation that the project has applied for required
certification by a green building rating system, such as Evergreen Sustainable Development, LEED, or
BuiltGreen. Proof of ongoing certification shall be required during construction and project certification must
be completed prior to final occupancy.
g. Living Building Challenge. For projects pursuing the Living Building Challenge standard of the International
Living Building Institute, the applicant must show proof of pursuing ongoing certification during construction
for all required elements. After construction and prior to issuance of the certificate of occupancy, the applicant
must show proof of initial project compliance as to the Site, Materials, Indoor Quality and Beauty/Inspiration
components of the Living Building Challenge and that the project is likely to achieve the elements of energy and
water following 12 months of occupancy as required under Living Building Challenge certification. For those
elements of energy and water that require occupancy of the building for 12 months for Living Building
Challenge certification, the applicant must submit a report to the city following 12 months of occupancy,
demonstrating its progress towards meeting these remaining elements of the Living Building Challenge
standard. If certification of those elements has not been achieved, the applicant must provide quarterly reports
of progress towards certification of these elements, including additional steps and timeline that will be taken to
achieve certification.
4. Evaluation Method. Each project will be evaluated for innovation and achievement of the goals of this subsection
S of this section using a number of factors. The evaluation factors are divided into three categories. Examples of
sustainable development methods do not limit other mechanisms of meeting the evaluation factor. Projects that
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qualify as housing design demonstration projects are eligible to use the flexible development standard incentives
outlined in subsections S.6 and 7 of this section, and. Projects qualifying as a Tier 2, 3, or 4 project are eligible for
the residential incentives outlined below and in subsection S.8 of this section. Tables 2.16.020.S-1, S-2, and S-3 show
how projects are scored to qualify for different tiers in the housing design demonstration project program.
Table 2.16.020.S-1: Housing Design Demonstration Project Scoring System
Density Incentives
Requirements to Receive Incentives
Green Building and Innovative Site
Development Housing Diversity
Tier 4
2.5 x Base Density
OR
Max. Bonus Mixed-Use FAR
Living Building Challenge (ILFI) OR
Passive House (Passive House
Institute US/International)
Home size not greater than 1,600
sq. ft.
30 Points in Innovative Site
Development Practices
10 pts/10% of units affordable
housing
Tier 3
2.5 x Base Density
OR
Max. Bonus Mixed-Use FAR
LEED Silver, BuiltGreen 4, or
Evergreen Sustainable
Development
50% affordable housing
25 Points in Innovative Site
Development Practices
Home size not larger than 1,600 sq.
ft.
Tier 2
1.5 x Base Density (R-8 and R-14);
OR
2.0 x Base Density not to exceed R-
8 density (R-2, R-2.9, R-3.5, and R-
4.3);
OR
Max. Bonus Mixed-Use FAR
LEED Silver, BuiltGreen 4, or
Evergreen Sustainable
Development
Home size not greater than 1,600
sq. ft.
10% of units affordable housing
25 Points in Innovative Site
Development Practices
Projects with ≥ 20 units must get 3
points in “Unit Type” category
Tier 1
No Density Bonus
LEED Certification, BuiltGreen 4, or
Evergreen Sustainable
Development
Home size not greater than 1,600
sq. ft.
4 points (projects with < 20 units)
in “Housing Diversity” category
14 Points in Innovative Site
Development Practices
5 points (projects with ≥ 20 units)
in “Housing Diversity” category
Projects with ≥ 20 units must get 2
points in “Unit Type” category
NOTE: For Tiers 2 and 3 required affordable housing units:
Home ownership projects: 50% of required affordable house units should serve ≤ 80% AMI
Rental projects: 50% of required affordable house units should serve ≤ 60% AMI.
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Table 2.16.020.S-2 Housing Diversity Scoring Method
Affordable Housing Unit Size Unit Type
Project includes a number of housing
units that are designated affordable
for a period of 50 99 years to the
spectrum of income levels as defined
by BIMC 18.36.030.16 and
18.21.020.A. Rental housing is
encouraged by awarding more points
for the creation of rental housing.
Project includes a variety of unit sizes, excluding
garages, that provide for a broad mix of income
levels and family size. In order to score a point in a
unit size range, the project shall provide at least 10%
of the total number of units in that range. For
example, in a 40-unit development, at least 4 units
sized between 1,001 and 1,200 ft2 would be needed
to score points in that range.
Unit type: Project includes a variety of housing
unit types (i.e., single-family style, townhouse,
flat, age-in-place, ADUs, cottages) or innovative
type of housing. In order to score points for
different unit types, the project shall provide at
least 10% of the total number units of that type.
For example, in a 40-unit development of
townhomes and duplexes, at least 4 units of
townhomes would be needed to score points for
having 2 different unit types.
TIER
Total Housing
Diversity Points
Required
Affordable
Units
Ownership
Value
Rental
Value Unit Size Range Value Number of Different Unit Types Value
10% 10 12 < 800 ft2 1 2 2
11 – 15% 12 14 801 – 1,000 ft2 1 3 3
16 – 20% 14 16 1,001 – 1,200 ft2 1 4 4
21 – 25% 16 18 1,201 – 1,400 ft2 1 5 5
> than 25% 20 22 1,401 – 1,600 ft2 1 Min. Pts. Required Minimum % Required Size Requirement Min. Pts. Required
4 10 pts 10% Max. home size 1,600 ft2 NA NA
3 20 pts 50% Max. home size 1,600 ft2 NA NA
2
12 pts (projects <
20 units) 10% Max. home size 1,600 ft2 NA Projects ≥ 20 units must get 3 pts in “unit type” 15 pts (projects ≥
20 units)
1
4 pts (projects <
20 units) NA Max. home size 1,600 ft2 NA Projects ≥ 20 units must get 2 pts in “unit type” 5 pts (projects ≥
20 units)
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Table 2.16.020.S-3 Innovative Site Development Scoring Method
TIER
Minimum
Site
Development
Point
Requirement
WATER QUALITY & CONSERVATION
Projects use methods to decrease water usage and improve
stormwater runoff quality through an integrated approach to
stormwater management such as greywater use, stormwater
collection in cisterns, green roofs and covered parking.
All HDDP projects will follow the stormwater manual adopted in
Chapter 15.20 BIMC.
LANDSCAPING & OPEN SPACE
Project provides well-designed common open space, with at least 5
percent of the gross land area, set aside as open space and designed
as an integrated part of the project rather than an isolated element.
The common open space must be outside of critical areas and their
buffers and required roadside buffers. Appropriate community
amenities such as playgrounds, composting and neighborhood
gardens promoting the production of locally grown food are
encouraged. Resident neighborhood community gardens can be in
common open space areas, and shall be appropriately located for
solar exposure, and include water availability, soil amenities, and
storage for garden tools. Required growing space for neighborhood
gardens is 60 square feet per dwelling unit, not including any existing
orchard area. Open space dedicated to the public pursuant to the
standards of BIMC Sections 17.12.030. A1, A2, A3, A6 & A7 is
encouraged.
TRANSPORTATION
Project design provides enhanced sensitivity to pedestrian
and bicycle travel to promote the people getting around
without a car, a reduced carbon footprint, improved health
of humans, and lower pollution levels. Project internally
preserves existing informal internal connection to external
non-motorized facilities, furthering the Island-wide
Transportation Plan (IWTP) and using such solutions as
woonerfs, green streets, and natural trails and paths.
Project reduces reliance on automobiles and trip counts,
and promotes alternative transportation, such as
integrating parking and charging facilities for electric cars,
or bus shelters.
4 30
REQUIREMENT VALUE
Number of dwelling units that integrate greywater reuse
components into building design:
10% 1
11-20% 2
21-30% 3
Over 31% 4
Percentage of total roof area qualifying as
“green roofs”:
15-30%
Over 31%
2
4
Project integrates cisterns: % of total roof
area directed to cisterns: 15-30%
Over 31%
2
4
Percentage of total parking spaces that are covered (i.e.
parking garage, carport):
5-20% 1
21-40% 2
41-60% 3
61-80% 4
Over 81% 5
% OF OPEN SPACE VALUE VALUE IF
PUBLIC
5-10% 2 4
11-15% 4 6
16-20% 6 8
21-25% 8 10
Greater than 25% 10 12
Incorporates neighborhood garden 2
Preserves tree that qualifies as a
“Heritage tree” under City
Program. The tree is not
otherwise required to be preserved.
2 per tree
All Private yard areas ≤ 20% turf 4
Project landscaping integrates at
least 60% native or drought
tolerant plants
4
.
TRANSPORTATION COMPONENTS VALUE
Project preserves, creates or
integrates internal and external non-
motorized connections.
2
Provides public walkways, separated
paths, or bike lanes. No points for
facilities required by IWTP.
3
On-site car sharing program 1 per each
car
Electric vehicle charging stations for
3% of vehicle parking capacity. 3
Covered, consolidated bike parking
for subdivisions 3
Bus Shelter 2
3 25
2 25
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a. Housing Diversity. Evaluation will review:
i. Unit Type. The project includes a variety of unit types, for example, single-family,
townhomes, flats, duplex, cottages, age-in-place or accessory dwelling units;
ii. Unit Size. The project includes a variety of housing unit sizes that provide for a broad mix
of income levels and family size; and
iii. Affordable Housing. The project includes housing units that are affordable to the
spectrum of income levels as defined described in Chapter 18.21 BIMC, Affordable Housing
and 18.36.030.16, except that affordable housing units required for a housing design
demonstration project must use the Bremerton-Silverdale Average Median Income (AMI).
Designated affordable housing shall remain affordable for 50 99 years from the time of final
inspection on the affordable unit. The applicant shall record covenants that demonstrate
how the unit will remain affordable and be managed for 50 99 years.
b. Innovative Site Development. Evaluation will review:
i. Water Quality and Conservation. Projects use methods to decrease water usage and
improve stormwater runoff quality through an integrated approach to stormwater
management such as greywater use, stormwater collection in cisterns, vegetated roofs and
covered parking. All HDDP projects will follow the Department of Ecology’s 2012
Stormwater Management Manual for Western Washington, as amended in December 2014.
ii. Landscaping. The project uses low maintenance landscaping that integrates a high
proportion of native plants or drought-tolerant plants that are climate appropriate. The
project limits the amount of “lawn” in private yards in favor of common open space.
Projects are encouraged to use cisterns to collect rainwater for irrigation or garden use.
iii. Common Open Space. The project provides connected common open space area set
aside as active open space and designed and integrated into the project. The open space
could include active elements such as a neighborhood garden/pea patch and composting
facilities, or a playground. Critical areas and their buffers and required roadside buffers do
not contribute to “common open space” under the housing design demonstration project
program.
iv. Transportation. The project (A) uses a design that provides enhanced sensitivity to
pedestrian travel; (B) internally preserves existing informal, internal connection to external
trail(s), or creates new connections where appropriate, to implement the Island-wide
Transportation Plan (IWTP); (C) reduces reliance on automobiles and trip counts, and
promotes alternative transportation and public transit; (D) minimizes the visual dominance
of automobiles throughout the project; or (E) the project accommodates needs of
alternative vehicles through techniques such as parking and charging facilities for electric
cars, locating rechargeable electric vehicle (EV) parking in a conspicuous and preferred
location close to a main building entrance, and integrating a parking space for a vehicle
sharing program, such as Zipcar™.
c. Innovative Building Design. The project is constructed under a green building certification
program that requires third-party verification such as the Evergreen Sustainable Development,
Living Building Challenge standard of the International Living Building Institute, Passive House
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Institute US/International, LEED or the BuiltGreen Program of the Master Builders of King and
Snohomish Counties.
5. Approval Criteria. In addition to decision criteria required by the underlying planning permit or
approval, an application for a housing design demonstration project may be approved if the
following criteria are met:
a. The applicant clearly demonstrates evaluation factors listed in subsection S.4 of this section
as shown in the housing design demonstration project scoring system as evaluated by the
planning department;
b. The applicant has demonstrated how relief from specific development standards, including
setback reductions, lot coverage and/or design guidelines, is needed to achieve the desired
innovative design and the goals of this chapter;
c. The project does not adversely impact existing public service levels for surrounding
properties;
d. The project complies with all other portions of the BIMC, except as modified through this
housing design demonstration project process;
e. If a project will be phased, each phase of a proposed project must contain adequate
infrastructure, open space, recreational facilities, landscaping and all other conditions of the
project to stand alone if no other subsequent phases are developed; and
f. The applicant is meeting required housing diversity standards.
6. Development Standard Incentives –for Development Projects in the Mixed-Use Town Center. The
applicant may request that development standards from BIMC Titles 17 and 18 be modified as part
of a housing design demonstration project. The city will review the request to modify development
standards through the project review process outlined in subsection S.3 of this section.
Requirements of BIMC Title 16 may not be modified. The following development standards may be
modified:
a. Minimum Lot Dimensions and Size. Reductions in lot size or dimensions are subject to
approval by Kitsap County health district.
b. Maximum Lot Coverage. Maximum lot coverage can be increased by five percent for Tier 1
projects, and 10 percent for Tier 2 projects. For example, for a Tier 1 project in the Madison
overlay district, the 35 percent lot coverage limit may be increased to 40 percent. Tier 3 and 4
projects may increase lot coverage above zoning district requirements with no maximum.
c. Natural Area Open Space. For MUTC projects developed under BIMC Title 17, flexible lot
subdivision, the prescriptive open space natural area requirements in BIMC 17.12.030.A Table
17.12.070-1 do not apply. Instead, the project shall integrate at least 50 square feet of open
space natural area per unit. The open space shall be located along a public or private street or
driveway, or public walkway.
d. Residential Parking. The parking requirements outlined in BIMC 18.15.020 may be modified
to require one parking space for homes under 800 square feet and 1.5 parking spaces for
homes between 800 and 1,200 square feet. This reduction may not be combined with any
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other reductions to result in less than one space per unit, and additional guest parking may be
required pursuant to BIMC Table 18.15.020-1. A limited number of parking spaces may be
designed to accommodate alternative fuel or sub-compact vehicles such as Smart™ cars, with
parking stall dimensional standards reduced from the standards outlined in BIMC 18.15.020.J.
The applicants are encouraged to work with neighboring property owners to ensure street
parking is not overburdened. If the project is requesting a reduction in required parking
through the housing design demonstration project program, then the development shall
integrate at least one guest parking space for every five dwelling units.
e. Setbacks. Unless required for public safety purposes, such as sight distance, setbacks
required by BIMC Title 18 in any district other than the Mixed-Use Town Center or the High
School Road zoning district may be reduced as described below. This section does not
supersede lesser setback requirements in the MUTC/HS Road district zones, as outlined in
Tables 18.12.020-2 3 and 17.12.070-1, as applicable.
i. Zoning Setback Reductions.
(A) Front setback within project: 10 feet.
(B) Rear setback within project: minimum of five feet.
(C) Side setback within project: minimum of five feet.
ii. Subdivision Setback Reductions.
(A) All interior subdivision setbacks: zero feet.
(B) Building to exterior subdivision boundary: five feet.
(C) Building to right-of-way or on-site private access: 10 feet.
f. Building Height. Buildings within the Mixed-Use Town Center or High School Road districts
may achieve a maximum building height not to exceed the optional height outlined in Table
18.12.020-2 3.
7. Development Standard Incentives – for Development Projects in Residential Zones. The applicant
may request that development standards from BIMC Titles 17 and 18 be modified as part of a
housing design demonstration project. The city will review the request to modify development
standards through the project review process outlined in subsection S.3 of this section.
Requirements of BIMC Title 16 may not be modified. The following development standards may be
modified:
a. Minimum Lot Dimensions and Size. Reductions in lot size or dimensions are subject to
approval by Kitsap County health district.
b. Maximum Lot Coverage. Maximum lot coverage can be increased by five percent for Tier 1
projects, and 10 percent for Tier 2 projects. For example, for Tier 1 projects in the R-4.3 district,
the 25 percent lot coverage limit may be increased to 30 percent. Tier 3 and 4 projects may
increase lot coverage above zoning district requirements with no maximum.
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c. Natural Area Open Space. For residentially zoned projects developed under BIMC Title 17,
flexible lot subdivision, the prescriptive open space natural area requirements in BIMC
17.12.030. A Table 17.12.070-1 do not apply. Instead, the project shall integrate at least 400
square feet of open space natural area per unit. The open space shall be located along a public
or private street or driveway, or public walkway. This common consolidated open space would
be in addition to any protected critical areas or buffers.
d. Residential Parking. The parking requirements outlined in BIMC 18.15.020 may be modified
to require one parking space for homes under 800 square feet and 1.5 parking spaces for
homes between 800 and 1,200 square feet. This reduction may not be combined with any
other reductions to result in less than one space per unit, and additional guest parking may be
required pursuant to Table 18.15.020-1. A limited number of parking spaces may be designed
to accommodate alternative fuel or sub-compact vehicles such as Smart™ cars, with parking
stall dimensional standards reduced from the standards outlined in BIMC 18.15.020.J. The
applicants are encouraged to work with neighboring property owners to ensure street parking
is not overburdened. If the project is requesting a reduction in required parking through the
housing design demonstration project, then the development shall integrate at least one guest
parking space for every five dwelling units.
e. Setbacks. Unless required for public safety purposes, such as sight distance, zoning and
subdivision setbacks required by BIMC Title 18 may be reduced as described below. This section
does not supersede lesser setback requirements as outlined in Tables 18.12.020-1 and
17.12.070-1, as applicable. Additional vegetative landscaping screen may be required by the
director when reducing setbacks.
i. Zoning Setback Reductions.
(A) Front setback to on-site access: 10 feet.
ii. Subdivision Setback Reductions.
(A) All interior subdivision setbacks: zero feet.
(B) Building to on-site access: 10 feet.
8. Density Bonus Incentives. An increase in residential base density may be permitted as outlined in
Table 2.16.020.S-4.
Table 2.16.020.S-4: Housing Diversity Program Project Density Bonuses
Tier 4
2.5 x Base Density OR Max. Bonus Mixed-Use FAR (all residential)
Tier 3
2.5 x Base Density OR Max. Bonus Mixed-Use FAR (all residential)
Tier 2
•1.5 x Base Density (R-8 and R-14) OR
•2.0 x Base Density not to exceed R-8 density (for R-2, R-2.9, R-3.5, and R-4.3) OR
•Max. Bonus Mixed-Use FAR (all residential)
Tier 1
No Density Bonus
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9. Housing Project Visit. In order to learn from the innovative design practices used, all projects
completed under this subsection S shall allow city staff to conduct occasional site tours. City staff
will make a request of the property owner prior to conducting a tour and will not access the
properties for tours more than once every three months. The site tours will be limited to the
exterior and common grounds of the property and conducted during regular business hours. Visits
will be coordinated through the staff and property owner, and the owner will receive written notice
no less than two weeks in advance of each visit. Any additional access to private property or at
alternative times shall be at the permission and cooperation of the individual homeowner only.
10. Demonstration Period. This subsection S and related provisions of BIMC Titles 2, 17, and 18 shall
expire on December 31, 2021 2019. (Ord. 2018-20 § 6, 2018; Ord. 2018-31 § 1, 2018; Ord. 2018-24
§ 1, 2018; Ord. 2018-08 §§ 2 – 6, 2018; Ord. 2017-03 § 1, 2017; Ord. 2016-28 §§ 2, 3 (Exh. A), 2016;
Ord. 2016-27 §§ 1 – 5, 2016; Ord. 2013-25 §§ 2, 3, 2013; Ord. 2012-09 § 1, 2012; Ord. 2011-02 § 2
(Exh. A), 2011)