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Altamonte Springs City Zoning Code

DIVISION 46

DEVELOPMENT BONUSES

3.46.1 - Development bonuses.

The height and intensity/density standard found in the applicable zoning classification may be increased through development bonuses for projects located in activity centers during the site plan review process per article IV, division 2, of the City's Land Development Code. To do so, the owner/developer shall agree to provide one or more of the following elements from the bonus categories listed below such that the amount of points matches the requested percentage increase in intensity, density, and/or height. Selection of elements is to be in consultation with the city and the points applied to each element are at the sole discretion of the city. Bonuses are discretionary to the city and the merits of the request will be properly evaluated. All costs associated with implementation of any of the elements from the bonus categories are the cost of the owner/developer and are not creditable against any impact fees or payments made by the owner/developer in the normal course of development of the site. The purpose of the development bonus system is to allow increased development of intensities/densities and/or height of a project that would not otherwise be economically feasible without a bonus. Along with the increase in density and intensity, the intent of the bonus system is to allow additional means to provide or improve transportation facilities including roads, pedestrian circulation, bicycle facilities, park-n-ride lots, transit, and other alternative automobile programs. Also, the system is intended to promote improvements to infrastructure systems over and above what is needed to support new development. Finally, the bonus system encourages public health, safety and welfare by providing on- or off-site improvements such as public amenities, structured parking, urban plazas, increased landscaping and open space, and architectural guidelines to promote and enhance community quality of life and enhance the urban design quality of the public realm.

(Ord. No. 1588-08, § 1, 5-20-08)

3.46.2 - Bonus categories.

The following bonus categories can be selected:

Bonus Category Table

Height
Points		Intensity/
Density
Points		Bonus Category
0—80 0—150 (1) A contribution towards capital improvements toward completion of identified roadway improvements and/or intersection improvements not required for the project, and other noninfrastructure improvements such as pedestrian and bicycle facilities, park-n-ride facilities, bus turnout bays, bus shelters, land acquisition, pedestrian bridges, streetscape improvements and public facilities. (See division 43, capital improvement bonus charts, for cost formulas).
0—20 0—50 (2)  On- or off-site transit facilities or payments toward capital costs to provide multi-modal systems according to the latest LYNX transit development plan or local transit circular system.
N/A 0—50 (3) Routes dedicated to pedestrian and bicycle connections separated from vehicular routes. Cross-access routes through the subject parcel specifically for pedestrian and bicycle cross-access, connecting to adjacent cross-access routes for the same use. Such routes shall be specifically designed to be separated from vehicular use through design features such as signage, pavement markings, and landscaping.
N/A 0—50 (4) Two performance standards form either the enhancement group and/or the innovative group of the city's transportation concurrency exception area criteria. (See policy 10-3.7 of the city's comprehensive plan).
0—50 0—150 (5) Assembly of adjacent parcels of land to create a larger viable project.
N/A 0—100 (6) Mixed-use projects with a minimum percentage mix of two or more land use components that are over and above what is required in the zoning district. In a zoning district with no minimum mix required, this bonus shall apply to a minimum of two land use components on-site with a minimum ten percent mix calculated on acreage and a 0.20 FAR intensity be used to determine mix percentage.
0—50 0—50 (7) Unique architectural features and ornamental building details that promote a cohesive design for the activity centers. The design must meet intent of applicable activity center design guidelines. Elevations and colored renderings with materials shall be included in the project site plan application.
0—50 0—50 (8) Building envelope step backs for all new buildings to step back at a maximum of 60 to 80 feet in height, a minimum of ten feet from the right-of-way line to increase light and air movement at the ground level. The precise height of building step back should be determined by the specific design of the building, and shall consider the scale and nature of all surrounding development.
0—50 0—100 (9) Urban form - Project design utilizing blocks and streets that create an attractive and engaging public realm. Buildings shall be designed with the pedestrian in mind and reflected in the scale, massing, and proportion of buildings, walkable blocks, use of arcades and galleries, "build to" lines, and emphasis on active first floors oriented to the street. Provisions for shade and weather protection over private sidewalks adjacent to buildings for pedestrians using the public realm for private developments.
0—40 0—50 (10) Active ground floor - The first floor use of all buildings shall have a strong pedestrian orientation on street facades, with windows, graphic art, and other details to provide visual interest. Uses shall be designed to enhance street level activity. Building entryways and walkways shall incorporate awnings and/or recessed entrances to provide weather protection for pedestrians. Materials and details shall be consistent with the architectural style of the building. This requirement is intended to minimize blank building walls along street faces and pedestrian ways.
N/A 0—20 (11) Pedestrian areas that increase the amount of sidewalk area available to the public. These areas maybe created by an additional building setback, the use of building arcades with active first floor uses located contiguous to the street, street furnishing, and landscape trees.
N/A 0—50 (12) Outdoor seating areas designed to be utilized by dining establishments. Designed to complement the building and still allow for unencumbered pedestrian circulation.
N/A 0—50 (13) Enhanced street design - Development that exceeds minimum public streetscape requirements and increases the aesthetic appeal, function and treatment of the street network. Perpetual, regular maintenance of all public realm locations/elements shall be provided to ensure uniform care.
0—20 0—50 (14) Increase in landscaping and open space above and beyond the requirements of the land development code. Off-site landscaping for public parks and public rights-of-way with a commitment of funding for maintenance costs. The bonus amount is directly related to the amount of open space provided.
N/A 0—100 (15) Public amenities to include public art, useable public gathering areas with seating and shade structures, water sculptures, fountains, or similar public amenities that are accessible to the public. Amenities may be located on or off the development site.
0—20 0—100 (16) Public open space areas in the form of a park, square, or courtyard large enough to be usable and functional, located on the development site.
0—100 0—200 (17) Leadership in Energy and Environmental Design (LEED) certified construction for new buildings (as developed by the U.S. Green Building Council). Bonus based on achievement of silver, gold, or platinum certification.
N/A 0—40 (18) Provision of day care at the rate of two enrollments per 100 employees. For projects over 300,000 square feet the facility shall be on-site. Projects under 300,000 square feet may contribute to the establishment or expansion of a near site facility.
N/A 0—50 (19) Construction of, or payments toward, affordable or workforce housing outside activity center areas, either directly or through contributions to an affordable housing trust fund as may be established by the city. Or inclusion of said housing within the project.
0—10 0—10 (20) Transfer of development rights to or from lands inside the activity centers pursuant to division 45 of this article.
0—20 0—100 (21) Structured parking and/or under building parking.
0—30 0—100 (22) Public parking - Provide dedicated public parking within the project's structured parking either on a permanent basis or as needed for certain specified occasions and city sponsored events.
TBD TBD (23) Developer requests that are substantially consistent with the spirit and intent of these development bonuses will be reviewed by the growth management director.

 

(Ord. No. 1588-08, § 1, 5-20-08)

3.46.3 - Bonus calculation methodology.

(a)

In order to request density, intensity, or building height in excess of the permitted base regulations for a proposed development, in zoning districts which enable the use of development bonuses, the owner/developer shall provide a list of proposed bonus elements based upon the bonus category table with the submittal of the preliminary site plan application. The project's development bonus request shall be reviewed and negotiated by city staff, and endorsed and approved as an element of the site plan by the planning board. However, bonus awards for increases of up to 15 percent above the base density, intensity, or building height regulation may be approved by the development review committee. Upon city approval of a final site plan with a development bonus award, the award and its obligations may be incorporated into the project developer's agreement.

(b)

Each category in the bonus category table has a range of bonus credit points which may be applied to the intensity, density, or height for the project. The bonus credit point amount applied toward a specific category will fall within the point range shown to the left of each category (i.e. 0—100 points). An award of the maximum amount of points shown for each bonus category is not automatic. A project may require bonus credit points from several different bonus categories to reach the needed requirement. The calculation for determining the amount of bonus points needed to increase the intensity, or floor area ratio (FAR), is shown below. Calculations for height and density follow a similar calculation.

(1)

The intensity bonus calculation for a project is based upon the amount of square footage being constructed in excess of the square footage for the nonbonus, or base, FAR pursuant to the following formula:

Amount of bonus square
footage proposed

Square footage permitted

at nonbonus FAR

x 100 = 		Percentage increase over the permitted base intensity

= 		Amount of bonus points required (rounded to the next whole number)

 

(2)

Example calculation for the maximum allowed intensity bonus for a parcel in the regional business center zoned MOC-3 mixed-office/commercial:

Area Percentage of Base Intensity
Site assumption 1.0 acre —
Site size 43,560 sq. ft. —
Allowable intensity at base FAR (1.0) 43,560 sq. ft. 100%
Proposed intensity at maximum bonus FAR (3.5) 152,460 sq. ft. 350%
Proposed bonus square footage 108,900 sq. ft. 250%

 

108,900 sq. ft.

43,560 sq. ft.
 x 100 = 250% = 250 bonus points

 

(3)

Example calculation for an intensity bonus for a parcel in an activity center zoned MOR-2 mixed-office/residential:

Area Percentage of Base Intensity
Site assumption 1.5 acres —
Site size 65,340 sq. ft. —
Allowable intensity at base FAR (0.5) 32,670 sq. ft. 100%
Proposed intensity with bonus FAR (0.61) 40,000 sq. ft. 122.4%
Proposed bonus square footage 7,329 sq. ft. 22.4%
The calculation for the bonus amount is:

 

7,329 sq. ft.

32,670 sq. ft.
 x 100 = 22.4% = 23 bonus points

 

(c)

The site plan for a project with a development bonus request shall provide a table indicating the calculations for the required development bonus amount, and a table of the development bonus categories the owner/developer proposes to achieve the required bonus amount. Bonus calculations for intensity, density, and height shall each be indicated in separate tables. Additional support information and exhibits may also be necessary to fully explain the proposed bonuses.

(Ord. No. 1588-08, § 1, 5-20-08)