§ 2206. Optional forms of development.

(a)

Optional Forms of Development are design alternatives that may be used in place of the specific requirements prescribed by this Article if the applicable conditions set forth in this section are met. Generally, such conditions include: (1) usage of a form of development or amenity that is different from the specific development standard prescribed by this Article, where the different form or amenity serves the same or a closely-related purpose or purposes as the prescribed development standard; and (2) substantial conformity to applicable provisions of the Central Business Core District Design Guidelines.

(b)

The requirements of this Article may be satisfied by compliance with either the prescribed development standard set forth in section 2204 or the provisions of this section, as applicable. The provisions of this section are intended to encourage creativity by providing a flexible development option that will achieve the goals and objectives of this Article equally well as compliance with the specific development standards set forth in section 2204.

(c)

Optional Forms of Development and Alternative Compliance shall not be deemed to be mutually exclusive, and approval as an Optional Form of Development shall not preclude any application for a special exception under the Alternative Compliance provisions of this Code; provided, however, that if any condition of approval pursuant to a special exception for Alternative Compliance conflicts with an approved Optional Form of Development, the condition contained in the special exception shall control.

(d)

The following provisions set forth the purposes of the development standards prescribed in section 2204 and the optional means of fulfilling those purposes through the use of alternative design and building features:

(1)

Front and side street setbacks.

Purpose: To provide additional space for improvements that contribute to the public realm, such as wider sidewalks, outdoor amenity areas, and plant material and landscaping.

Optional form of development: Provide features that contribute to the public realm, such as public art, courtyards surrounded by buildings built to the property line, balconies, arcades, galleries, porte cocheres or other suitable building elements. The building facade and any other portion of the building encroaching into the setback shall substantially conform to the applicable Central Business Core District Design Guidelines.

(2)

Build-to Zone.

Purpose: To activate the street frontage and establish a street wall by locating building façades close to the street, thereby providing a walkable, pedestrian-oriented streetscape.

Optional form of development:

(i)

Provide outdoor amenity space located adjacent to the street and encompassing substantially the entire area between the street and the building façade along at least seventy percent (70%) of the street frontage of the lot or leased area.

(ii)

Outdoor amenity space may consist of an outdoor café, swimming pool, courtyard, fountain, park, plaza, garden or similar area, or a combination thereof. No vehicular parking shall be allowed anywhere within outdoor amenity space or between the outdoor amenity space and the building facade.

(iii)

The building façade shall substantially conform to the applicable Central Business Core District Design Guidelines.

(iv)

The building façade shall be located no greater than thirty (30) feet from the lot line faced by such building façade unless allowed pursuant to a special exception for Alternative Compliance.

(v)

Where a driveway prevents the use of outdoor amenity space in a location specified by this section, such outdoor amenity space may be placed elsewhere on the lot in such location as will sufficiently activate the street frontage to the extent contemplated by this section.

(3)

Parking Setbacks.

Purpose: To avoid "dead" space along the street frontage that does not contribute to an active street presence.

Optional form of development: Enliven the street frontage and screen the parking area by the creative use of public art, plant material and landscaping, water features, or other pedestrian amenities that provide visual interest. For structured parking, maintain continuity of the sidewalk by minimizing the number and width of curb cuts for driveways. Where alleys do not exist, concentrate curb cuts at side streets or mid-block. The optional form of development shall substantially conform to applicable Central Business Core District Design Guidelines.

(4)

Height.

Purpose: To provide an organized form throughout the Central Business Core District; provide gradual transitions in building height in areas in which such transitions are contemplated by the Pembroke SGA Plan.

Optional form of development: An increase in height not exceeding that permitted by section 202(b) or reduction in the minimum height to no less then twenty-two (22) feet is permitted for any building that substantially conforms to Chapter 3 (Buildings) of the Central Business Core District Design Guidelines.

(5)

Transparency/Blank Wall.

Purpose: To contribute to an interesting and safe pedestrian environment.

Optional form of development: provide outdoor amenity space, such as a courtyard, outdoor café or water feature, adjacent to the street, or, for upper stories, balconies and galleries. Enhance materials and architectural detail on building facades in substantial conformity with applicable Central Business Core District Design Guidelines. Outdoor amenity space shall be in reasonable proportion to the degree of difference between the prescribed transparency requirements and the actual transparency provided.

(Ord. No. 3327, 2-25-14)

(Ord. No. 3327, 2-25-14)