§ 27-545. Optional method of development.

(a)

Purposes.

(1)

Under the optional method of development, greater densities shall be granted, in increments of up to a maximum floor area ratio of eight (8.0), for each of the uses, improvements, and amenities (listed in Subsection (b)) which are provided by the developer and are available for public use. The presence of these facilities and amenities is intended:

(A)

To make possible a livable environment capable of supporting the greater density and intensity of development permitted;

(B)

To encourage a high degree of urban design;

(C)

To increase pedestrian-oriented activities and amenities; and

(D)

To provide uses which encourage a lively, twenty-four (24) hour cycle for the development.

(b)

Bonus incentives.

(1)

Open arcade.

(A)

Three (3) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of open arcade provided. For the purpose of this incentive, an open arcade is a continuous, covered area (excluding areas covered by such things as canopies), located along the perimeter of a building and designed for pedestrian uses. The arcade shall adjoin a street, plaza, or court and, except for the columns, piers, or arches which support the building or roof, the arcade shall be open to the street, plaza, or court. An open arcade shall have an unobstructed passageway at least ten (10) feet wide for its entire length. If an open arcade adjoins a street, it shall (at both ends) connect with other open arcades or be a part of a continuous sidewalk along the street.

(2)

Enclosed pedestrian space.

(A)

Four (4) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of enclosed pedestrian space provided. For the purpose of this incentive, an enclosed pedestrian space is a wholly enclosed area located within a building and designed for pedestrian use. The space may be covered by a roof of a transparent material which exposes the area to natural light. The enclosed pedestrian area shall be directly accessible to the public, have a minimum ceiling height of twenty (20) feet, and have at least one thousand two hundred (1,200) square feet of gross floor area. The space shall be appropriately lighted, and at least three (3) of the following shall be provided: balconies with inter-floor connections; planting or landscaping; ornamental fountains; statuary; furniture; kiosks; works of art; overhead banners, pennants, mobiles, or other decorative elements; or other similar features.

(3)

Theater.

(A)

Four (4) gross square feet shall be permitted to be added to the gross floor area of the building for each one (1) square foot of theater or other performing arts facility containing a minimum of one hundred fifty (150) seats.

(4)

Residential use.

(A)

Additional gross floor area equal to a floor area ratio (FAR) of one (1.0) shall be permitted where twenty (20) or more dwelling units are provided.

(5)

Rooftop activities.

(A)

One (1) gross square foot shall be permitted to be added to the gross floor area of the building for each one (1) square foot of landscaped rooftop provided. The area shall be accessible to the public and shall contain observation and sitting areas.

(B)

One (1) gross square foot shall be permitted to be added to the gross floor area of the building for each one (1) square foot of restaurant with outdoor seating, or for each one (1) square foot of outdoor recreational facilities, provided on the rooftop.

(6)

Outdoor plaza.

(A)

Eight (8) gross square feet shall be permitted to be added to the gross floor area of the building for every one (1) square foot of outdoor plaza provided. The plaza shall be open to the sky, except for street furniture, landscaping, or similar items, or any sun or rain shades (not including open arcades) which cover not more than twenty percent (20%) of the plaza area. The plaza shall reflect a high degree of urban design which encourages a variety of human activities, such as walking and sitting in a pleasant public space. The plaza, and any buildings on the south side of the plaza, shall be arranged and designed to admit sunlight to the plaza. The plaza shall contain extensive plantings, a range of seating options, other street furniture, and works of art or water features, such as statuary, fountains, and pools. The plaza shall be surfaced in textured concrete, masonry, ceramic paving units, wood, or other approved special surfacing material. Lighting shall be furnished which provides for both safety and visual effect. The minimum size of a plaza shall be eighty (80) feet by one hundred (100) feet.

(CB-78-2006)