A. Generally. To promote development and redevelopment of mixed-use zoning districts, incentives may be applied to buildings and developments which qualify based upon the criteria of this Section. To encourage certain public benefits and create a more dynamic public realm, density bonuses may be permitted for the items defined below. Each mixed-use zoning district development standards table shall define the maximum permitted density which may be achieved through incentives. Providing 3 of 4 of the incentive categories listed in this Section shall permit development at fifty percent (50%) of the maximum density bonus through incentives. Providing 4 of 4 of the incentive categories listed in this Section shall permit development at one hundred percent (100%) of the maximum density bonus through incentives. For example, a mixed-use project in the DC-MX district that provides: 1.) Adaptive reuse of an existing building, 2.) Streetscape enhancements, and 3.) Additional greenspace in the form of a public plaza, would be able to develop at 12.5 dwelling units/acre.
B. Priority Land Use Incentives. Priority land uses are recognized from previously adopted City plans (i.e., Forward Monroe and the Downtown Master Plan) and represent a community vision for a desired land use within a mixed-use zoning district. A mixed-use zoning district may recognize priority land uses and offer density incentives to implement priority land uses within a vertical or horizontal mixture of uses in a building or development. To qualify for this incentive, each building or development must include at least 2 priority land uses, each of which shall be at least 25 percent of the total.
District | Priority Land Use |
DC-MX and DG-MX | Multifamily, Commercial, Civic, Medical |
CC-MX1 | Multifamily, Commercial, Civic, Office, Medical |
CC-MX2 | Multifamily, Commercial, Civic, Office, Medical |
RC-MX | Multifamily, Commercial, Civic, Office, Medical |
MD-MX | Student/Medical Housing, Commercial, Civic, Office, Medical |
C. Adaptive Reuse.
1. Adaptive Reuse shall be defined as the process of reusing an existing building or structure for a purpose other than which it was originally designed for.
2. Any development request for adaptive reuse of a building must be stated on applicable City permits.
D. Streetscape Enhancements.
1. Incentives for streetscape enhancements shall be limited to the DC-MX and DG-MX districts. Streetscape enhancements shall be defined as items which increase the design quality of the street and its visual character by implementing the Downtown Master Plan Section 5.4: Urban Design, including a continuation of sidewalks with large trees and landscaping, wider planting strip (8 feet to 10 feet), uniform lighting with decorative lamps and other street furniture.
E. Additional Greenspace.
1. Additional Greenspace shall be defined as publicly accessible greenspace that exceeds the required open space for the respective mixed-use zoning district development, as defined in Section 8.8: Open Space. For example, a minimum of ten percent (10%) of open space is required within the DG-MX district. To receive the bonus, the project would need to include fifteen percent (15%) of open space.
a. Required additional greenspace:
i. DC-MX and DG-MX: five percent (5%).
ii. All Other Mixed-Use Districts: ten percent (10%).
b. Additional greenspace shall be in the form(s) as defined in Section 8.8.3: Open Space Standards.