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59C15. CommercialResidentialDistrict.

59-C-15.1. Zones Established.

59C15.11.TheCommercialResidential(CR)Districtestablisheszonesbasedonfourdimensional

standards:a) Maximumtotalfloorarearatio(FAR),

b) Maximumnonresidential(C)FAR,c) Maximumresidential(R)FAR,andd) Maximumbuildingheight(H);where

1) ThemaximumtotalFARforanyzonemustbeanincrementof0.5between0.5and8.0(0.5,1.0,1.5,7.0,7.5,8.0);

2) ThemaximumnonresidentialorresidentialFARforanyzonemustbe0.25oranincrementof0.5between0.5and7.0(0.25,0.5,1.0,1.5,6.0,6.5,7.0);and

3) ThemaximumheightforanyzoneintheCRDistrictmustbeanincrementof10feetbetween20and300feet(20,30,40,280,290,300).

59C15.12.Anycombinationofmaximumtotal,nonresidential,andcommercialdensityandheightisestablishedasazoneinthisdistrictfollowingtheseparameters:

a) Thenonresidentialandresidentialfloorareasmaybeequivalenttothetotalfloorareaormaybeaportionthereof.

b) Thesumofthecommercialandresidentialfloorareasdonothavetoequalthetotalfloorarea.

c) ThedesignationofaCRzoneonanyzoningmaporbyanyreferenceisCR#,C#,R#,H#.d) ThezoningdesignationofC,R,andHisthemaximumalloweddensityandheightforthe

optionalmethodofdevelopment.

e) CRZonesmustbeappliedonlybySectionalMapAmendmentbasedonamasterorsectorplansRecommendedZoningMapasapprovedbytheDistrictCouncilandadoptedbythe

Commission.

DensityandHeightParametersofEstablishedCRZones

TotalFAR 0.5 1.5 2.0 7.0 7.5 8.0

RangeofMaximumNonResidential

FAR(C)

0.25

0.5

0.25

1.5

0.25

2.0

0.25

7.0

0.25

7.5

0.25

8.0

RangeofMaximumResidentialFAR(R) 0.25

0.5

0.25

1.5

0.25

2.0

0.25

7.0

0.25

7.5

0.25

8.0

RangeofMaximumHeight(Feet) 2060 20120 20300 20300 20300 20300


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Examples:

AnareazonedCR2.0,C1.0,R1.0,H80allowsatotalFARof2.0,butmaximumnonresidentialandresidentialFARsof1.0,therebyrequiringamixofusestoobtainthetotalFARallowed. The

heightforanybuildinginthiszoneislimitedto80feet.

AnareazonedCR6.0,C3.0,R5.0,H200allowsaresidentialFARuptoof5.0,whereascommercial

density

is

only

allowed

up

to

an

FAR

of

3.0

and

amix

of

the

two

uses

could

yield

atotalFARof6.0. Thiscombinationallowsforflexibilityinthemarketandshiftsinthe

surroundingcontext. Theheightofanystructureislimitedto200feet.

AnareazonedCR4.0,C4.0,R4.0,H160allowstheultimateflexibilityinthemixofusesandevenbuildingswithnomixbecausethemaximumallowednonresidentialandresidential FARsare

bothequivalenttothetotalmaximumFARallowed. Theheightislimitedto160feet.

59-C-15.2. Provisions of the CR District.

59C15.21. PurposeoftheDistrict.

TheCR

zones

permit

amix

of

commercial

and

residential

uses

at

varying

densities.

It

promotes

moresustainabledevelopmentpatternswherepeoplecanlive,work,andfindservicesand

amenitieswhileminimizingautomobileuse. CRzonesareappropriatewhereimpactsonthe

environmentcanbereducedbycolocatinghousing,jobs,andservices. Thepurposesofthese

zonesareto:

a) Implementthegoalsandobjectivesofapplicablemasterandsectorplans;b) Provideopportunitiesforredevelopmentofcommercialareasandsurfaceparkinglotswith

asustainablemixofuses;

c) Reducedependenceontheautomobilebyencouragingdevelopmentthatincludesarangeofhousingopportunities,mobilityoptions,commercialservices,andpublicfacilitiesand

amenities;

d) Providearangeofcontextsensitivezonestoachieveanappropriatebalanceofjobstohousing

within

the

District

and

compatible

relationships

with

adjoining

districts

and

neighborhoods;

e) Establishthemaximumdensityandbuildingheightineachzonebutretainflexibilitywithregardtositedesignandthemixofuses;and

f) Establishstandardsfortheprovisionofthepublicbenefits,facilities,andamenitiesrequiredbyprivatedevelopmenttojustifyincreasesindensityandheightasallowedunderthe

optionalmethodofdevelopment.

59C15.22.LandUses.

59C15.221. AllowedLandUses.

Landuses

are

allowed

in

conformance

with

section

59

C14.23.

59C15.222. OperationalUseRestrictions.

Regardlessoftheuseonanylotorparcel,theoperationofadrivethrough,asurfaceparking

lot,ortheoutdoorstorageofmaterialsissubjecttothefollowingprovisions:

a) DriveThroughServices:1) Nopartofthedrivewayislocatedbetweenthestreetandthemainfrontwallofa

buildingorthesidewallofabuildingonacornerlot;


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2) Thedrivethroughservicewindowisscreenedfromvisibilityfromthestreetbythemainbuilding(ortheprimarystreetonacornerlot);and

3) Curbcutstoastreetareminimizedintypicalsituationstoonedrivenomorethan20feetinwidthfortwowaytrafficortwodriveaislesnomorethan10feetinwidthfor

onewaytraffic. Driveaislesmaynotcrossinfrontofthemainfrontwallofthebuilding

unlessthePlanningBoardfindsthatnoothercirculationpowerisreasonablyfeasible.

b) SurfaceParking:1) Nopartoftheparkingfacilityatorabovegradeislocatedbetweenthestreetandthe

mainfrontwallofthebuildingorthesidewallofabuildingonacornerlot;

2) Primaryvehicularaccesstotheparkingfacilityisfromanalleywhenthesiteisboundedbysuch;and

3) Curbcutsarekepttoaminimumandsharedbycommoningress/egresseasementswheneverpossible.

c) OutdoorStorageofMaterials:1) Iflocatedinaparkingfacility,theminimumnumberofavailableparkingspacesmust

stillbemet;

2) PedestriancirculationisnotblockedorhamperedandmeetsADArequirementsforwidth;

3) Goodsplacedwithintherightofwayareremoveddailyatthecloseofbusiness;and4) Anypartofthestorageareafacingastreetmustbefrontedwithactivepermitteduses.

59C15.23.GeneralRequirements.

ThefollowingbasicpublicfacilitiesandamenitiesarerequiredbyanydevelopmentintheCR

District. Theyaredividedintofourcategories:

ConnectivityandMobility;Design;Diversity;andEnvironment.15.231.ConnectivityandMobilityRequirements.

a) ParkingRestrictions

1) ThemaximumnumberofparkingspacesallowedisequaltothenumberestablishedbyArticle59E.

2) TheminimumnumberofparkingspacesrequiredisequaltothenumberestablishedbyArticle59Easreducedbythefollowingtable:

MinimumParkingRequirements

FactorforRequiredSpaces

mile

fromtransit

tomile

fromtransit

mileto1mile

fromtransit

>1mile

fromtransit

NumberofSpaces

determinedbyArticle59E

0.20 0.40 0.60 0.80

3) Qualifyingtransitfacilitiesareenumeratedinsection59C15.263.4) Parkingrequirementsmaybemetbyprovidingthespacesonthesubjectlot/parcel,on

streetparkingconstructedbythedevelopment,orinaparkingfacilitywithin1,000feet


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ofthesubjectlotprovidedthattheoffsiteparkingfacilityisnotinanagriculturalor

residentialdistrict.

5) Everycarsharespaceprovidedreducesthetotalnumberofspacesrequiredby1spaceper1,000squarefeetofnonresidentialfloorareaorper2dwellingunits.

6) Landscapingforsurfaceparkingfacilitiesmustbeprovidedaccordingtothefollowingtable:

MinimumLandscapeStandardsforSurfaceParking

Subject Requirement

RightofWayScreening 6foot widthofcontinuoussoilpanel(notincludinganyPUEorPIE)

withgroundcoverorlawn;aminimum3foothighcontinuous

evergreenhedgeorfence;andonedeciduoustreeper40feetof

frontage.

AdjacenttoaPropertyinany

Commercial,Industrial,orMixedUse

District

4foot widthcontinuoussoilpanelwithgroundcoverorlawn;one

deciduoustreeper40feetoffrontage.

AdjacenttoaPropertyinanAgricultural

orResidentialDistrict

10foot widthcontinuoussoilpanelwithgroundcoverorlawn;6foot

highcontinuousevergreenhedgeorfence;andonedeciduoustreeper

40feetoffrontage.

InternalPerviousArea 10%oftheparkingfacilityarea;perviousareasmustbeaminimumof8

feetx16feettobeincludedinthecalculation.

TreeCoverage 50%oftheparkingfacilityarea(at15yearsgrowth).

b) PedestrianOrientedStreets

Anystreetidentifiedasamainstreetorpedestrianorientedstreetinamasterorsector

planmusthavethefollowingcharacteristicsandmeetthefollowingrequirements:

a) Onstreetparkingisprovidedalongthefrontageofthebuildingandnosurfaceparkingisvisiblefromthestreet(ortheprimarystreetincaseofacornerlot);

b) Displaywindowsandentriesmustbearrangedparalleltothesidewalk;c) Shopentrancesarenotmorethan50feetapart;d) Buildingfaadeoccupiesaminimumof65%oftheaggregatelengthofthefrontage;e) Buildinglocatedwithinamaximumoftenfeetofthepublicrightofwayorfivefeetif

nopublicutilityeasementisrequired;

f) Fenestrationof60%ofthebuildingfaadebetween3and9feetofheightalongthesidewalk,measuredfromgrade;and

g) Entrancesfacethestreet.c) Streetscape

Anybuildingfrontingonarightofwaywithrecommendedstreetscapestandardsmust

improvethatareaalongitsfrontageasprescribedbytheapplicablemasterplanorsector

planstreetscapeguidelinesortothestandardsrequiredbyChapter49,asamended.

59C15.232.DesignRequirements.

a) MasterPlan&DesignGuidelinesConformance

1) AnyprojectthatdoesnotrequireasiteplanandisconstructedandusedincompliancewiththisDivisionisdeemedtobeinconformancewiththeapplicablemasterorsector

plan.

2) Anyprojectthatrequiresasiteplanmustbefoundtobeinsubstantialconformancetotheapplicablemasterorsectorplananddesignguidelines.


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59C15.233.DiversityRequirements.

a) AffordableHousing

1) Anybuildingwith20ormoredwellingunitsmustprovideaminimumof12.5percentofthemarketrateunitsasmoderatelypriceddwellingunits.

2) Anybuildingwith35ormoredwellingunitsthatislocatedinametrostationpolicyareamustprovideaminimumof10percentofthenumberofmarketrateunitsasworkforce

housingunits.

3) Requiredaffordablehousingunitsarecalculatedinthefollowingmanner(calculationsofadditionalaffordablehousingunitsforbonusdensityareenumeratedinsection59C

15.34):

a. TotalMarketRateUnits*0.125=#ofMPDUs;b. TotalMarketRateUnits*0.10=#ofWorkforceHousingUnits;c. TotalMRUs+MPDUs+WFHUs=TotalUnits.Example:Adevelopmentof100marketrateunitsmustprovideanadditional13MPDUs

and10WFHUs,whichtotals123units.

59C15.234.EnvironmentRequirements.

a) BicycleParkingSpaces&CommuterShower/ChangeFacility

1) Bicycleparkingspacesmustnotbeprovidedinindividualdwellingunitsorprivatebalconies.

2) Bicycleparkingfacilitiesmustbesecureandaccessibletoallresidents.3) Thenumberofbicycleparkingspacesandshower/changefacilitiesrequiredis

determinedasfollows(calculationsareroundedtothehigherwholenumber):

BicycleandShower/ChangeFacilitiesRequired

Use Requirement

Residential

Inabuildingcontaininglessthan20

dwellingunits.

Aminimumof4bicycleparkingspaces.

Inabuildingcontaining20ormore

dwellingunits.

Aminimumof0.5bicycleparkingspacesper

dwellingunit,nottobelessthan4spacesandupto

amaximumof100requiredspaces.

Inanygrouplivingarrangement

expresslyforseniorcitizens.

Aminimumof0.1bicycleparkingspaces,nottobe

lessthan2spaces.

NonResidential

Inabuildingwithatotalnonresidential

floorareaof1,000to9,999squarefeet.

Aminimumof2bicycleparkingspaces.


floorarea

of

10,000

to

99,999

square

feet.

Onebicycleparkingspaceper10,000squarefeet.


floorareaof100,000squarefeetor

greater.

Onebicycleparkingspaceper10,000squarefeet.

Oneshower/changefacilityforeachgender.


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59C15.24.MethodsofDevelopment.

59C15.231. StandardMethod.

Thestandardmethodofdevelopmentrequirescompliancewithaspecificsetofdevelopment

standardsaswellastherequirementsforbasicfacilitiesandamenitiesinthisDivision. Asite

planisonlyrequiredforastandardmethoddevelopmentifitmeetsorexceedsanyoneofthe

followingcriteria:

a) Anybuildinginexcessof10,000squarefeetinfloorarea;b) Anybuildingorgroupofbuildingscontaining6ormoredwellingunits;orc) Anyusethatgeneratesinexcessof15peakhourtrips.59C15.232. OptionalMethod.

Theoptionalmethodofdevelopmentallowsgreaterdensityandheightwhensupportedby

additionalpublicbenefits,facilities,andamenities. Qualifyingbenefits,facilities,andamenities

aredetailedinsection59C15.26. Siteplanreviewisrequiredforanyapplicationdeveloped

undertheoptionalmethodofdevelopment.

59C15.25.

Development

Standards.

59C15.251. Density.

a) Themaximumdensityforthestandardmethodprojectis0.5FAR.b) Themaximumdensityforanyoptionalmethodprojectisspecifiedontheofficialzoning

mapsofMontgomeryCounty. Thedifferencebetweenthestandardmethoddensityand

thedensitydefinedbythezoningmapsisdefinedastheincentivedensityallowedunder

theprovisionsof59C15.26.

59C15.252. Height.

a) Themaximumheightforanystandardmethodprojectis40feet.b) ThemaximumheightforanyoptionalmethodprojectisspecifiedontheofficialzoningmapsofMontgomeryCounty. Thedifferencebetweenthestandardmethodheightandthe

heightdefinedbythezoningmapsisdefinedastheincentiveheightallowedunder

provisionsof59C15.26.

59C15.253. Setbacks.

a) Awindowofanydwellingunitmaynotbecloserthan15feettoawindowinanyotherbuildingwallthatisbetweenperpendicularandparallelanglestothesubjectbuilding.

b) Abuildingmaynotbeanyclosertoalotlineofanagriculturalorresidentialdistrictthan:1) 25feetorthesetbackrequiredbytheadjacentlottothesharedlotline,whicheveris

greater,and

2) Nopartofthebuildingmayprojectbeyonda45degreeangularplaneprojectingoverthelotmeasuredbeginningfromaheightof55feetatthesetbackdeterminedabove,

withtheexceptionofthosefeaturesexemptfromheightrestrictionsaccordingto

section59B1.


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Illustration

59C15.254.

Public

Open

Space.

a) Publicopenspacemustbeprovidedonsiteasindicatedinthefollowingtable:MinimumRequiredPublicOpenSpace

AcresFrontages

1 2 3 4+


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59C15.255. ResidentialAmenitySpace.

a) Anybuildingcontaining20ormoredwellingunitsmustprovideamenityspaceforitsresidentsassetoutinthefollowingtable:

Required

Residential

Amenity

Space

TypeofAmenitySpace AreaofAmenitySpace

Indoorspaceinamultipurposeroomorcontiguous

multipurposerooms,atleastoneofwhichmust

containakitchenandbathroom.

20squarefeetperdwellingunityupto5,000square

feet.

Passiveoractiveoutdoorspacerecreationalspace. 20squarefeetperdwellingunit,ofwhichaminimumof

400squarefeetmustadjoinorbedirectlyaccessible

fromtheindooramenityspace.

b) TherequirementsofthissectiondonotapplytoMPDUsonasitewithinametrostationpolicyareaorwherethePlanningBoardfindsthatthereisadequaterecreationandopen

spacewithinamileradiusofthesubjectsite.

c) TherequirementsofthissectionarereducedbyforWFHUsiftheminimumpublicopenspaceisprovidedpersection59C15.254orwhensuchunitsarelocatedwithinametrostationpolicyarea.

d) TheprovisionofresidentialamenityspacewillbeincludedintherequiredrecreationcalculationsaccordingtheRecreationGuidelines,asamended.

59C15.26. IncentiveZoningProvisions.

ThePlanningBoardmayapprovedevelopmentthatisconsistentwiththeapplicablemasteror

sectorplanuptothemaximumdensityandheightdelineatedontheofficialzoningmapsfor

optionalmethodprojectsthatprovideadditionalsupportingpublicbenefits,facilities,oramenities.

59C15.261.PurposeofIncentiveProvisions.

MaximumdensityandheightmaygrantedifthePlanningBoardfindsthattheproposedproject

meetsthegoalsandobjectivesoftheapplicablemasterorsectorplanandatleastthreeofthe

followingobjectives:

a) Enhancesthehealth,safety,andwelfareofthepublicthroughprovisionofpassiveandactivepublicopenspace;

b) Increasesthesupplyofaffordablehousingbeyondtheminimumrequired;c) Broadenstherangeofhousingoptions;d) Improvesmobilityoptionsforemployees,residents,andpatronsandreducesdependence

onautomobiles;

e) Enhancesenvironmentalsustainabilityandreduceslocalandregionalenergyconsumption;and

f) Advancesqualitybuildingandsitedesign.59C15.262.IncentiveZoningOptions.

TheFARandheightlimitsestablishedbytheofficialzoningmapsareallowed,uponapprovalof

thePlanningBoard,providedthefollowinggeneralrestrictionsandrequirementsaremet:

a) Theadditionalfloorarea(incentivedensity)abovethestandardmethodlimitsisbasedontheprovisionoftheindividualpublicfacilities,amenities,and/orbenefitsdescribedinthis

section;


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b) Buildinglotterminationeasementsforanyincentivedensityfloorareaareprovidedaccordingto59C15.267(a);

c) ThepercentageofoptionalmethoddensityincrementsinthefollowingtablearebasedontheincentivedensityFAR;and

d) Exceptfortheautomaticincrementsrelatedtotransitaccess,amaximumof30%oftheincentivedensitymaybegrantedforanyoftheincentivecategories.

OptionalMethodDensityIncentives

PublicBenefit,Facility,orAmenity PercentofIncentiveDensity SectionReference/Notes

Minimum Maximum

AutomaticIncrements

AdjacentorConfrontingTransitAccess

n/a

25

15.263

TransitAccesswithinMile 20

TransitAccessbetweenandMile 15

TransitAccessbetweenand1Mile 10

Connectivity&

Mobility

CommunityGarden 10 20 15.264(a)

CommunityConnectivity 10 20 15.264(b)

Parking 15 25 15.264(c)

PedestrianWalkway 5 10 15.264(d)

TransitAccessImprovement 10 20 15.264(e)

Diversity

AffordableHousing:MPDUs n/a Upto1FARexcluded

fromGFA15.265(a)

AffordableHousing:WFHUs n/a Upto1FARexcluded

fromGFA

CareCenter 5 10 15.265(b)

CommunityFacility

10 20 15.265(c)

LocalRetailPreservation n/a Areaexcluded fromthe

GFA.

15.265(d)

UnitMixandSize 5 10 15.265(e)

Design

FloorPlateSize 10 20 15.266(a)

HistoricResourceProtection 10 20 15.266(b)

Podium/TowerSetback 5 10 15.266(c)

PublicArt 10 20 15.266(d)

PublicPlaza/OpenSpace 5 10 15.266(e)

Streetscape,OffSite 5 10 15.266(f)

WowFactor 10 20 15.266(g)


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Environment

BuildingLotTermination n/a AreaexcludedfromGFA 15.267(a)

ConveyedParkland n/a EqualareaexcludedfromGFAup

to1FAR

15.267(b)

DarkSkies

5 10 15.267(c)

GreenRoof/GreenWall 5 10 15.267(d)

LEEDSilver/GoldCertification 15 25 15.267(e)

PermeableArea 5 10 15.267(f)

RainwaterReuse 5 10 15.267(g)

RenewableEnergyGeneration 10 20 15.267(h)

StormwaterManagementBMP 5 10 15.267(g)

TreeCanopy 5 10 15.267(g)

Example: ApropertyzonedCR4.5,C3.0,R4.0,H200hasabasedensityof0.5(asdoallCRzones). The

differencebetweenthemaximumdensityandthebasedensityis4.0thisistheincentivedensity.

Tobuildthefull4.0FARincentivedensity,thedevelopermustprovidefacilitiesandamenitiesofa

publicbenefitequalto100%basedontheOptionalMethodDensityIncentivestable.

59C15.263.AutomaticIncrements.

Transitaccessencouragesgreatertransituseandreducesvehiclemilestravelled. Forthe

purposesofthissection,transitaccessisdefinedasasitewithADAconformingaccesstoan

existingormasterplanapprovedMetroRail,MARC,PurpleLine,CorridorCitiesTransitway,ora

busrapidtransitstation.

59C15.264. ConnectivityandMobilityIncentives.

a) CommunityGarden.

Communitygardensallowresidentstogrowtheirownproduce,reduceautomobilereliance,

increasewater

and

air

quality,

and

foster

social

interaction.

Community

gardens

are

eligible

fordensityincentivefloorareaiftheymeetthefollowingstandards:

1) Thegardenislocatedonthesubjectsiteorwithin500feetofthesubjectsite;2) Providesatleastone16squarefootgardenspacethatisaccessibleaccordingtoADA

standardsfor2%ofthetotalspacesallocated;

3) Providesallgardenspaceswithaminimumof18ofsoildepthandaccesstowater;and4) Providesaminimumof16squarefeetofspaceforaminimumof10%ofthedwelling

unitstoamaximumof320squarefeet.

b) CommunityConnectivity.

Abuildingthatenhancescommunityconnectivitybyprovidingpedestrianretailusesis

eligiblefor

density

incentive

floor

area

according

to

the

following

provisions:

1) Thepedestrianretailusesarelocatedonalotwithin0.5milesofeitheratransitstation(existingorproposedinanapprovedmasterplanorsectorplan)oranexisting

residentialneighborhoodwithaminimumaveragedensityof30unitsperacre;

2) Within0.5milesthereisaminimumoftenexistingand/orproposeddiversepedestrianretailuses(includingthoseprovidedonsite)withdirectpedestrianaccesstothemain

buildingpedestrianentrance;


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3) Thefrontsetback(andsidesetbackforacornerlot)ofthebuildingcontainingthepedestrianretailusesmustbezero,unlessasiteplanapprovedbythePlanningBoard

stipulatesalargersetback;

4) Aminimumof50percentofthepedestrianretailusesmusthaveaminimumfloorareaof5,000squarefeetforaperiodofatleastsixyearsaftertheinitialuseandoccupancy

permitisissuedfortheuse;and

5) Thenonresidentialfloorareaofanyexistingbusinessunder10,000squarefeetretainedorprovidedforintheredevelopmentwillbeexemptedfromtheFARlimit.

c) Parking.

1) Onsiteprovisionofonlytheminimumnumberofparkingspacesrequiredbythisdivisioniseligibleforincentivedensityfloorarea.

2) Onsiteprovisionofthedifferencebetweentheminimumnumberofparkingspacesandthemaximumnumberofparkingspacesaspubliclyaccessiblespacesiseligiblefor

incentivedensityfloorarea.

d) PedestrianWalkway.

Throughblock

connections

enhance

pedestrian

mobility

and

help

to

create

interesting

spaces,particularlyonlargerblocks. Apedestrianwalkwayiseligiblefordensityincentive

floorareaifitmeetsthefollowingstandards:

1) Thepedestrianwalkwayprovidesdirectaccessbetweenparks,publicbuildingsorfacilities,publiclyaccessibleopenspace,transitfacilities,andatleastonestreet;

2) Theminimumwidthofthepedestrianwalkwaymustbe20feet;3) Aminimumof70percentofthewallsfacingtheinteriorpedestrianwalkwaybelowa

heightofeightfeetmusthaveclearunobstructedglazingforaminimumof65percent

ofitslengthandbefrontedwithactivepedestrianretailusesforthesamepercentage

offrontage;

4) Thepedestrianwalkwaymustbeopentothepublicbetween8:00a.m.and7:00p.m.and,

where

it

leads

to

a

transit

facility

or

publicly

accessible

parking

facility,

for

the

hoursofoperationofthetransitand/orparkingfacility;and

5) Retailusesfrontingbothapedestrianwalkwayandastreet,shallmaintainoperabledoorsfromboth.

e) TransitAccessImprovement.

Transitaccessimprovementsareeligiblefordensityincentivefloorareaiftheymeetthe

followingstandards:

1) Theimprovementsmustbepartofanapprovedsiteplan;2) Theimprovementsmustbelocatedwithin2,500feetofthesubjectsiteorinthecaseof

mobiletransitimprovements,provideregularaccessforpassengerstothetransit

station;and

3) Theimprovementsmayincludenewaccesseasements,connectingwalkways,mezzaninesorconcourseareas.

59C15.265.DiversityIncentives.

a) AffordableHousing.

Floorareaforresidentialusesiseligiblefordensityincentivefloorareawhenapercentage

oftheadditionaldwellingunitsincludesaffordablehousingaseitherMPDUsand/orWFHUs.

Thefloorareaprovidedfortheaffordabledwellingunitsabovetheminimumrequiredby


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thestandardmethodisexemptfromthegrossfloorareaupto1FARprovidingthe

followingstandardsaremet:

1) Theresidentialfloorareasetoutinthefollowingtableisexemptfromthepermittedfloorareaupto1FARaslongasthenumberofdwellingunitsprovidedinthatfloorarea

includesMPDUsandWFHUsequaltothepercentagesenumerated:

BonusDensityforAffordableHousing

ExemptGrossFloorArea PercentageofMarketRate Units

RequiredtobeMPDUsorWFHUs

PercentageofMarketRate Units

RequiredtobeMPDUs

0.1 23 12.6

0.2 26 12.7

0.3 29 12.8

0.4 32 12.9

0.5 35 13.0

0.6 38 13.1

0.7 41 13.2

0.8 44 13.3

0.9 47 13.4

1.0 50 13.5

2) BothMPDUsandWFHUsmustbereasonablydistributedthroughouttheproject;and3) AnydwellingunitsbuiltunderthissectionmustbeeitherMPDUsorWFHUsfora

minimumperiodof99yearsandtheproportionofMPDUsmaynotbelessthan12.5%;

b) CareCenter.

Acarecenteriseligiblefordensityincentivefloorareaifitmeetsthefollowingstandards:

1) Asafedropofflocationisprovidedonsiteand2) Aminimumof40percentoftheavailablespaceinthecarecenterisavailabletothe

generalpublic.

c) CommunityFacility.

Acommunityfacilityhelpsmeettheneedsofresidentsandworkersandiseligiblefor

densityincentivefloorareaifitmeetsthefollowingstandards:

1) Itisrecommendedintheappropriatemasterplanorsectorplan;2) Itisacceptedforusebyanappropriatepublicagencyornonprofitorganization;3) ItisinadditiontoanybaserequirementofthisArticle;4) Theentrancetothecommunityfacilityisonastreet;and5) Thebuildingusedforthecommunityfacilityislocatedatthefrontlotlineand,inthe

caseofacornerlot,onthesidelotlinefacingtheflankingstreet,unlessthePlanning

Boardsetsahighersetbackduringtheapprovalofasiteplan.

d) LocalRetailPreservation.

Thenonresidentialfloorareaofanyexisting,locallybasedbusinessunder5,000square

feet,retainedinaredevelopment,willbeexemptfromthecalculationofgrossfloorarea.


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e) DwellingUnitMixandSize

Creatingresidentialbuildingswithaminimummixofdwellingunittypesiseligiblefor

densityincentivefloorarea,providedthataminimumpercentageofunittypes,roundedto

thenexthigherwholenumber,isasfollows:

1) 10percentasefficiencydwellingunits,2) 10percentasonebedroomdwellingunits,3) 10percentastwobedroomdwellingunits,and4) 7.5percentasthreebedroomdwellingunits.

59C15.266.DesignIncentives.

a) FloorPlateSize.

Theprovisionofthefollowingfloorplaterestrictionsareeligiblefordensityincentivefloor

areaif:

1) Thefloorareaofanyflooraboveaheightof120feetdoesnotexceed10,000squarefeetforresidentialusesor17,000squarefeetofnonresidentialuses,or12,000square

feetofmixeduses(providedthatnotmorethan60percentofamixed usefloorisused

foranysingleuse);and

2) Theexteriorofthebuildingfacinganystreetorpublicopenspacehasaminimumof70percentglass.

b) HistoricResourceProtection.

ProtectionofahistoricresourceasdesignatedintheMasterPlanofHistoricPreservationis

eligiblefordensityincentivefloorareaprovidedapreservationplanfortheresourceis

approvedbytheHistoricPreservationCommission.

c) Podium/TowerSetback.

Provisionofatowersetbackiseligiblefordensityincentivefloorareaprovidedthat:

1) Thetowermustbesetbackatorbelowthe6thfloorand2)

The

setback

must

be

a

minimum

of

10

feet.

d) PublicArt.

Publicartisconsideredapublicbenefitthatenhancesthequalityofplaceinacommunity

andiseligiblefordensityincentivefloorareaifitmeetsthefollowingprovisions:

1) Itmustenhancethegeneralorspecificculturalobjectivesoftheapplicablemasterorsectorplan;

2) Itmustbewellintegratedintoaprojectsopenspaceandarchitecturaldesign;and3) ItmustbeapprovedbythePublicArtsTrustSteeringCommittee.Afeeinlieuforpublicartmaybemadeaccordingtothefollowingprovisions:

1) Thefeeiscalculatedon1%ofthedevelopmentsprojectedcost;2) ThefeeispaidtothePublicArtsTrustSteeringCommittee;3) Thefeeisusedforprovision,management,andmaintenanceofpublicartinthepolicy

areawheretheproposeddevelopmentislocated.

e) PublicPlaza/OpenSpace.

Plazasareanimportantpublicamenityandcreateinterestingspacesandactivegathering

areas. Anyplazaiseligiblefordensityincentivefloorareaifitmeetsthefollowing

standards:


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1) Theplazaisdirectlyaccessibletoastreet;2) Theminimumwidthoftheplazamustbe50feet;3) Theplazamustbeopentothepublicataminimumbetween8:00a.m.and9:00p.m;4) Theplazashouldcontainseating,trashreceptacles,landscaping,andotheramenities

suchaswaterfeatures,kiosks,andpassiverecreationareas.

5) Wheretheplazaisprovidedaspartofaredevelopment,buildingsfacingtheplazamustbedesignedsothat:

a. Thewallsofanynonresidentialfloorareafacingtheplazamusthaveaminimumof70percentglazingbelowaheightoffourfloorsand

b. Themainentrytoanydwellingunitsisfromawallfacingtheplaza;6) Noloadingorparkingfacilitiesshouldbevisiblebelowaheightofthefourthfloor;and7) Theplazamustbeinadditiontoanypublicopenspacerequiredbythedevelopment

standardsorotherminimumopenspacerequirementofthisCode.

f) Streetscape,OffSite.

Streetscapeimprovementsenhancethepedestrianexperienceandbetterconnectbuildings

tothepublicspaces. Streetscapeimprovementsareeligiblefordensityincentivefloorarea

ifthey

meet

the

following

standards:

1) ThePlanningBoardmakesafindingaspartofanapprovedsiteplanthatthestreetscapeimprovementsareinexcessofcurrentstandardscurrentlyrequiredaspartofthe

developmentprocess;

2) Theimprovementsmustbelocatedwithin2,500feetofthesubjectsite;3) TheApplicantmaymakeacashcontributionforthevalueofimprovementstoaCounty

Agencywhichwillundertaketheimprovementsinfull.

g) WowFactor.

Highqualitydesignisimportanttothewelfareofthecommunityandmaybeeligiblefor

densityincentivefloorareaifitmeetsthefollowingstandards:

4)

Provides

innovate

solutions

in

response

to

the

architectural

context

and

surrounding

landscape;

5) Createsasenseofplacethatwillserveasalandmarkinthecommunity;6) Enhancesthepublicrealminadistinctandoriginalmanner;7) Addstothediversityofthebuiltrealmwithinthecommunity;8) Usesdesignsolutionstomakecompact/infillliving,working,andshopping

environmentspleasurableanddesirable;and

9) Integratesenvironmentallysustainablesolutions.59C15.267.EnvironmentIncentives.

a) BuildingLotTermination.

Anybuildingwithfloorareaabovetheamountallowedbythestandardmethodmust

providefor

building

lot

termination

easements

ifrecommended

by

an

approved

master

or

sectorplanaccordingtothefollowingprovisions:

1) Residentialdevelopmentwithinametrostationpolicyareathatprovidesworkforcehousingisexemptfromthissection;

2) BuildinglotterminationeasementsmustbepurchasedoracontributionmustbemadetotheAgriculturalLandPreservationFundunderChapter2Bequalto12.5percentof

theincentivedensityFAR. Onebuildinglotterminationisrequiredforevery7,500


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squarefeetofresidentialfloorareaabove0.5FARorforevery9,000squarefeetofnon

residentialfloorareaabove0.5FAR(or0.5FARtotalforamixeduseproject);and

3) WhenaBLTeasementcannotbepurchasedortheamountoffloorareaattributedtoabuildinglotterminationeasementisafractionofthefloorareaequivalent,payment

mustbemadetotheAgLandPreservationFundaccordingtotheratesetannuallyby

executiveregulation.

b) ConveyedParkland.

LandconveyedtotheMCDepartmentofParksforinclusioninorprovisionofparkland,trail

area,orothermasterplannedParksuseiseligibleforcommensurateincentivedensity.

c) DarkSkies

Projectsthatarebuiltandmaintainedinconformancewiththestandardsestablishedbythe

InternationalDarkSkyAssociationareeligibleforincentivedensityfloorarea.

d) GreenRoof/GreenWall.

Greenroofs

and

walls

are

eligible

for

density

incentive

floor

area

provided

that:

1) Thegreenroofmustcoveraminimumof50%oftheroofofthebuildingexcludinganyspaceoccupiedbymechanicalequipment;

2) Thegreenwallmustbedesigned,installed,andmaintainedtocoveraminimumof30%oftheareaofablankwall;

3) Thegreenroofand/orwallmustbefoundtoaddtotheaestheticqualityandsustainabilityoftheproject;and

4) ThevegetationmustbemaintainedforthelifeofthebuildingandtheCountywillhaveaccesstoinspect,install,and/ormaintainthevegetationattheexpenseoftheowner.

e) LEEDSilver/GoldCertification.

A

LEED

silver

or

gold

(or

County

approved

equivalent)

building

is

eligible

for

density

incentivefloorareaprovideditmeetsanycontinuingrequirementsnecessarytomaintain

thatstatus.

f) PermeableArea.

Increasedpermeableareaonsiteiseligiblefordensityincentivefloorareaprovidedit

meetsthefollowingrequirements:

1) ThepermeableareaisnotusedtofulfillanyLEED(orequivalent)requirements;2) Theareamustbeaminimumof10%ofanyonsiteopenspace;3) Theareaisnotcountedtowardsthegreenroofincentiveprovisions;4) Theareaprovidesaminimumof2feetofsoildepth;and5) Theareaisplantedwithwellmaintainedvegetation.

g) RainwaterReuse;StormwaterManagementBMP;TreeCanopy.

Useofcollectedrainwaterforonsiteirrigationorgreywateruse;useofstormwater

managementbestmanagementpractices;and/orprovisionoftreecanopyoveratleast

25%oftheonsiteopenspaceiseligiblefordensityincentivefloorareaunlessusedtofulfill

anyLEED(orequivalent)requirements.


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DRAFT#8 Page16 7/16/2009

h) RenewableEnergyGeneration.

Useofonsiterenewableenergygenerationiseligiblefordensityincentivefloorarea

provideditmeetsthefollowingrequirements:

1) TheenergygenerationisnotusedtofulfillanyLEED(orequivalent)requirements;and2) 10%ofasitesenergyuserequirementismetbytheonsiteenergygeneration.

59C15.27. SavingProvisions.a) Alawfullyexistingbuildingorstructureandtheusestherein,whichpredatestheapplicable

sectionalmapamendment,maycontinueandberenovatedorenlargedupto10percentabove

theexistingfloorareasor7,500squarefeet,whicheverisless. Alargeradditionrequires

compliancewiththefullprovisionsofthisdivision.

b) Aprojectthatreceivedanapproveddevelopmentplanpriortotheenactmentofthisdistrictmayproceedaccordingtothebindingelementsofthedevelopmentplan. Anyincreaseinthe

totalfloorarea,height,orreductionofsetbacksapprovedbythedevelopmentplanrequires

compliancewiththefullprovisionsofthisdivision.

c) Aprojectsubjecttopreliminaryorsiteplanapprovedpriortotheapplicablesectionalmapamendmentmaybebuiltoralteredatanytimesubjecttoeitherthefullprovisionsofthe

previouszone

or

this

division.

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