The LSC and EOF zones allow development under the optional method.
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) |
LSC | < 10,000 SF OR < 1.5 max FAR | 15 | 1 |
≥ 10,000 SF OR ≥ 1.5 max FAR | 30 | 2 | |
EOF | < 10,000 SF OR < 1.5 max FAR | 30 | 2 |
≥ 10,000 SF OR ≥ 1.5 max FAR | 60 | 3 |
b. In the LSC zone, the purchase of BLTs is required under Section 4.7.3.F.1.b.
3. Building Type
All building types allowed under Section 4.1.6. are allowed in the LSC and EOF zones under optional method development.
4. Compatibility Standards
Development must satisfy the compatibility standards under Section 4.1.8.
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 | ||||
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 site area minus any area used for detached house and duplex unit lots.
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 established by the site plan approval process.
c. In the GR, NR, and EOF zones, gross floor area of all Household Living uses is limited to 30% of the gross floor area on the subject site.
d. In the LSC zone:
i. For tracts larger than 5 acres:
(a) A minimum of 40% of the gross floor area proposed must be for Life Sciences and related uses. The proposed gross floor area used for the purpose of calculating the minimum percentage of Life Sciences uses excludes educational facilities.
(b) A maximum of 10% of the gross floor area proposed may be used for Retail/Service Establishment; however, a maximum of 15% of the gross floor area proposed may be used for a Retail/Service Establishment if the Planning Board finds unique circumstances and the development would be enhanced by additional retail activity.
ii. Gross floor area of all Household Living uses is limited to 30% of the maximum allowed FAR mapped on the subject site.
iii. Any area used exclusively for mechanical equipment is excluded from the maximum density calculation, and any area excluded from this calculation that exceeds the FAR of the zone must be used only for purpose. The total area of any partial floors or stories excluded from the maximum density calculation is limited to the gross floor area of any full floor of the building.
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
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 4.6.4.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 4.6.4.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.
(Legislative History: Ord. No. 18-08, § 11; Ord. No. 18-52, § 4; Ord. No. 19-27, § 5; Ord. No. 19-31, § 2; Ord. No. 19-39, § 7; Ord. No. 20-03, § 6.)