Section 4.5.4. Optional Method Development

The CRT and CR zones allow development under the optional method.

A.   General Requirements

1.   Procedure for Approval

A sketch plan must be approved under Section 7.3.3, unless a Signature Business Headquarters plan is approved under Section 7.3.5, a Biohealth Priority Campus plan is approved under Section 7.3.6, or a Mixed-Income Housing Community plan is approved under Section 7.3.7. A site plan must be approved under Section 7.3.4 for any development on a property with an approved sketch plan.

2.   Public Benefit Points and Categories

a.   Public benefits under Division 4.7 must be provided according to zone and tract size or maximum total mapped FAR, whichever requires more public benefit points:

 

Zone	Tract Size OR Max Total FAR	Public Benefit Points (min)	Number of Benefit Categories (min)
CRT	< 10,000 SF OR < 1.5 max FAR	25	2
	≥ 10,000 SF OR ≥ 1.5 max FAR	50	3
CR	< 10,000 SF OR < 1.5 max FAR	50	3
	≥ 10,000 SF OR ≥ 1.5 max FAR	100	4

b.   In the CR zone, the purchase of BLTs is required under Section 4.7.3.F.1.a.

3.   Building Type

All building types allowed under Section 4.1.6 are allowed in the CRT and CR zones under optional method development.

4.   Compatibility Standards

Development must satisfy the compatibility standards under Section 4.1.8.

B.   Development Standards

1.   Open Space

a.   A developer must provide open space based on the tract area and number of frontages as described in the following table:

Tract Area	# of Existing, Proposed, and Master-Planned Right-of-Way Frontages
	1	2	3	4 or more
	% of Site Required to be Dedicated for Open Space
≤ 0.50 acres	0%	0%	0%	5%
0.51 to 1.00 acres	0%	0%	5%	10%
1.01 to 3.00 acres	0%	5%	10%	10%
3.01 to 6.00 acres	5%	10%	10%	10%
≥ 6.01 acres	10%	10%	10%	10%

b.   In a development with townhouse, apartment, multi use, or general building types, open space is calculated on the net site area minus any area used for detached house and duplex unit lots.

c.   Open space for the townhouse building type is common open space (see Section 6.3.5) and for other buildings is public open space (see Section 6.3.6).

d.   Open space must satisfy Division 6.3.

2.   Lot, Density, and Height

a.   Lot standards for detached house, duplex, and townhouse building types are determined by the site plan approval process under Section 7.3.4.

b.   The maximum total, nonresidential, and residential FARs and the maximum height are established by the mapped zone unless increased under Section 4.5.2.C and Section 4.5.2.D.

c.   In the CR zone, a designated historic resource that does not occupy more than 10% of the gross floor area is excluded from the FAR calculation.

3.   Placement

Setbacks for principal buildings, accessory structures, and parking are established by the site plan approval process.

4.   Form

Form standards are established by the site plan approval process and must address, at a minimum, transparency, blank walls, and active entrances.

5.   Development of Certain Biohealth Uses

a.   Additional height is permitted for any application in the CR zone where the primary use is Research and Development under Section 3.5.8 or Medical/Scientific Manufacturing and Production under Section 3.6.4.D, if:

i.   the development site is located within a red policy area or opportunity zone, including contiguous properties separated from the red policy area or opportunity zone only by a public right-of-way; or within ½ mile of a planned or existing Bus Rapid Transit route including the Corridor Cities Transitway;

ii.   the development site fronts on a street classified as an Area Connector or higher classification;

iii.   the development site does not abut or confront a property in an Agricultural, Rural Residential, Residential Detached, or Residential Townhouse zone that is vacant or improved with an agricultural or residential use; and

iv.   the application achieves public benefit points for Adaptive Buildings under Sec. 4.7.3.D.1.

b.   In order to achieve additional height under Section 4.5.4.B.5.a, the following provisions apply:

i.   A development site that includes a property with a mapped height of 100 feet or less may achieve 1.5 times the mapped height. A development site that uses averaged height under Section 4.5.4.B.5.b.ii may achieve 1.5 times the resulting averaged height, provided the maximum building height does not exceed 150 feet.

ii.   Building height for a portion of a building or buildings across a development site may be increased above the number following the H on the zoning map so long as the average height of all buildings is no greater than the maximum height allowed by the mapped zone.

(A)   Average building height is calculated as the sum of each area of each section of roof having a different height multiplied by that height, divided by the total roof area. Height is measured at the midpoint of each roof section along each frontage.

(B)   If the development site has more than one mapped height, the maximum height is based on the proportion of the tract area within each mapped zone. It is calculated as the sum of the tract square footage within each mapped zone multiplied by the mapped height, divided by the total tract area.

c.   For properties that satisfy the requirements of Section 4.5.4.B.5.a., residential FAR may be reallocated to nonresidential FAR if the total FAR does not exceed the maximum total mapped FAR for the property.

(Legislative History: Ord. No. 18-03, § 3; Ord. No. 18-45, § 4; Ord. No. 18-52, § 3; Ord. No. 19-27, § 4; Ord. No. 19-31, § 1; Ord. No. 19-39, § 6; Ord. No. 20-03, § 5.)