Auburn, AL Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Bonus tiers
- 10% or 20% above base zone density
- Minimum PDD tract size
- 10 acres, unified ownership
- 20% bonus exchange
- Elderly or low/moderate-income housing
- Open space exchange
- 25% increase, stackable twice
- Park exchange
- Minimum 5 acres usable park space
- Governing body
- City Council approval of PDD rezoning
Summary
Auburn grants developers of Planned Development Districts (PDD) a density bonus of 10% or 20% above the base zone density in exchange for public benefits like open space, elderly/affordable housing, or park land under Section 504.01(E).
Development Incentives. Development incentives shall be provided to developers of qualified planned development upon the written request. Incentive is the granting by the approving authority of additional development capacity in exchange for a public benefit or amenity... Incentives may include any of the following: Density Bonus: 10% increase in base zone density. Density Bonus: 20% increase in base zone density*
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 90).
Full Breakdown
01(E), the City of Auburn offers development incentives to PDD applicants who make a written request to the approving authority. " Among the listed incentives are a straight "Density Bonus: 10% increase in base zone density" and a separate "Density Bonus: 20% increase in base zone density," the latter marked with an asterisk tying it to a predetermined exchange. , stacked to a 50% increase, for two incentives), or by dedicating a minimum of five acres of usable park and recreation space. A PDD must first meet the base eligibility threshold of a minimum 10-acre tract under unified ownership before any incentive applies, and the maximum gross density ceiling for the bonus is still capped by the underlying base district figures, with the Limited Development District (LDD) figures serving as the floor standard in all cases.
Violations & Fines
Because the density bonus is an optional incentive granted through the PDD approval process rather than a by-right entitlement, there is no standalone fine for misuse; instead, non-compliance is addressed through the PDD review itself. Section 504.01(D) states that amendments to the zoning ordinance do not apply retroactively to a PDD approved before the amendment, so a project keeps developing under the incentive terms in effect at approval. A developer that fails to deliver the exchanged public benefit (open space, park acreage, or affordable housing) risks losing the bonus in Master Development Plan review or amendment, since the Planning Director and Parks and Recreation Director must approve the qualifying improvements before they count toward the exchange.
Frequently Asked Questions
How much extra density can a developer get in Auburn?
What does a developer have to give up for the 20% density bonus?
Is a small infill lot eligible for Auburn's density bonus?
Can a developer stack more than one incentive in Auburn?
Sources & Official References
Other rules in Auburn
Compare Auburn to another location·View the Alabama zoning overlays & bonuses overview
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