§ 5.2608. Amended development standards for enhanced design - floor area ratio and building height.

A.

Purpose. The floor area ratio and building height development standards may be amended to encourage sensitivity to site conditions and provide flexibility in planning.

B.

Applicability. The Development Plan shall show the specific locations of the amended development standards.

C.

Maximum amended development standards.

1.

Floor area ratio.

a.

Maximum: 1.0 of the net lot area of all lots within the Development Plan boundary.

b.

A floor area ratio greater than 1.0 may be located on the portion of the Development Plan where the amended floor area ratio is located. However, the overall Development Plan shall not exceed a floor area ratio of 1.0.

2.

Building height (including rooftop appurtenances). Maximum: Ninety (90) feet.

D.

Additional requirements.

1.

The following requirements are applicable to the amended development standards where shown on the Development Plan:

a.

Vertically integrated mixed-use development is required.

b.

Non-density based use distribution: five percent of the total gross floor area shall be non-density based uses located within the story at grade.

c.

Density based uses or guest unit distribution. Minimum: Twenty (20) percent of the total gross floor area shall be density based uses or guest units, or a combination of the two.

d.

Open space.

i.

Additional: Equal to or greater than 0.05 multiplied by the land area where the amended development standards are located on the Development Plan.

ii.

Placement: The additional open space shall be placed in the same location as the amended development standards.

e.

Building massing at the perimeter of the Development Plan.

i.

Stepbacks adjacent to a residential district boundary.

(1)

Portions of buildings that are adjacent to a residential district boundary shown on Table 4.100.A., or the residential portion of a Planned Community P-C, or any portion of a Planned Residential Development PRD with an underlying zoning district comparable to the residential districts shown on Table 4.100.A. Minimum: Building height of sixty (60) feet or less is as required in Section 5.2606.E. Building heights greater than sixty (60) feet, the minimum is as follows: 1:1 vertical rise to horizontal run, beginning at the point where the sixty (60) feet of building height can be located. See Example 5.2608.D.1.

ii.

Stepbacks where not adjacent to a residential district boundary.

(1)

Front yard. Minimum: Building height of sixty (60) feet or less is as required in Section 5.2606.F.1.a. Building heights greater than sixty (60) feet, the minimum is as follows: 1:1 vertical rise to horizontal run, beginning at the point where the sixty (60) feet of building height can be located. See Example 5.2608.D.2.

(2)

Side and rear yards. Minimum: Building height of sixty (60) feet or less is as required in Section 5.2606.F.1.b. Building heights greater than sixty (60) feet, the minimum is as follows: 2:1 vertical rise to horizontal run, beginning at the point where the sixty (60) feet of building height can be located. See Example 5.2608.D.3.

iii.

Building facade length. Maximum: Two hundred (200) feet without an offset or recess in the building wall plane.

iv.

Building facade offset or recess. Minimum: Twenty (20) feet in depth projecting away from the street for a minimum distance equivalent to twenty (20) percent of the building width, and angled between ninety (90) degrees and forty-five (45) degrees to the building wall plane.

f.

Parking.

i.

Underground parking structures are required and shall be integrated into the building as determined by the Development Review Board.

ii.

Above-ground parking structures may be provided and shall be fully concealed from the public view through integration of the parking structure into the building and the use of architecturally integrated materials as determined by the Development Review Board.

2.

Scottsdale's Green Building Program. The development shall be in compliance with Scottsdale's Green Building Program requirements.

E.

Process.

1.

Before the first Planning Commission hearing, the Development Review Board shall make a recommendation to the Planning Commission regarding the proposal based on the following criteria.

a.

The location and massing design of the proposed increase in height relate to the context and character of the site and surrounding area and are not intrusive.

b.

The development contributes to the future continuity of character area design concepts, corridor design guidelines, and other City design policies.

2.

The Planning Commission shall consider the Development Review Board recommendation. The City Council shall consider the Development Review Board recommendation and Planning Commission recommendation.

(Ord. No. 4124, § 1(Res. No. 9599, Exh. A, § 2), 1-14-14; Ord. No. 4143, § 1(Res. No. 9678, Exh. A, § 104), 5-6-14)