The purpose of the OR Office-Residential District is to recognize
the locations and types of health-care and related uses in the Montgomery
Hospital Medical Center area of the Municipality. It is further the
intent of this district, as circumstances warrant, to provide for
the orderly transition of the medical/office and hospital complex
into uses that are compatible with, and complementary to, the adjacent
residential neighborhoods. Additionally, the intent of this district
is to:
A.
Ensure that new development and/or redevelopment minimizes any potential
adverse impacts on the constrained residential road network.
B.
Ensure that new development and/or redevelopment integrates harmoniously
with the adjacent residential neighborhoods.
C.
Ensure a pedestrian-friendly environment that mitigates pedestrian/automobile
conflicts by providing a well-defined, interconnected, perimeter and
internal sidewalk system.
D.
Provide housing opportunities that cater to the needs of the elderly.
A.
B.
Special exceptions. The following uses and no others when authorized by the Zoning Hearing Board pursuant to Article XXI, Special Exceptions, and the criteria contained herein:
(1)
Medical or surgical hospitals to include any combination of the following:
hospital administrative and professional staff offices, medically
related laboratories, providing services to physicians or to the public
directly, medical colleges, nursing schools or health-care professional
educational uses, and hospices.
(2)
Professional or medical office buildings, which may include restaurants,
cafeterias and service retail facilities provided such uses are accessory
to the primary use and contained entirely within the office building.
Such accessory uses shall not exceed 5% of the building's total gross
floor area individually, or 10% cumulatively.
(3)
Houses of worship.
(4)
High-density housing for the elderly to include independent living
and/or assisted living up to a maximum of 50 dwelling units per acre,
and/or long-term nursing provided the number of beds does not exceed
5% of the development's units.
(a)
The property shall be developed according to a single master
land development plan, whether for immediate, future, or phased implementation,
and whether in single or multiple ownership, provided all necessary
cross-easements are in place. The master land development plan shall
establish the design for all aspects of the overall project, including
building layout, setbacks, area and bulk regulations, architectural
style, parking, drive aisles, stormwater management, utilities, and
landscaping. The overall development tract may be comprised of, or
subdivided into, individual lots, provided all lots are contiguous
and subject to the master land development plan.
(b)
The following accessory uses are permitted provided they are
intended primarily to serve the needs of the resident elderly population
and contained wholly within the primary residential structure(s).
The following accessory uses shall not exceed 5% of any individual
building's total gross floor area or 10% cumulatively.
(c)
The following uses are permitted subject to the master land development plan as required in § 320-96B(4) and may comprise, whether individually or commutatively, no more than 35% of the total net tract area.
[2]
Any commercial use permitted in Article VIII, NC Neighborhood Commercial District, except § 320-76A(15), Automotive parts and accessories stores and excluding any drive-throughs, provided that such use fronts onto Powell Street and all NC regulations are met.
(d)
Development may be lotted or unlotted. For lotted development,
no individual lot shall be less than 20,000 square feet.
(e)
To calculate maximum residential density, 20,000 square feet shall be subtracted from the total net tract area for each use under § 320-96B(4)(c) proposed; the remaining tract area shall be used to calculate the permitted residential density, and shall be restricted to high-density housing for the elderly.
(f)
For lotted development, no internal minimum setbacks, buffers,
or yards between or among the lots shall be required. Minimum setbacks,
buffers, and yards shall only apply to the perimeter of the overall
tract subject to the master land development plan.
A.
Special exception uses.
|
A
|
Special Exception Uses
|
Professional or Medical Office Buildings and Medical or Surgical
Hospitals
|
Houses of Worship
|
|---|---|---|---|
|
1
|
Minimum lot size (net square feet)
|
40,000
|
10,000
|
|
2
|
Minimum lot width (feet)
|
80
|
80
|
|
3
|
Minimum front yard setback from street curbline (feet)
|
15 not to exceed 30
|
20
|
|
4
|
Minimum side yard setback (feet)
|
20
|
15
|
|
5
|
Minimum rear yard setback (feet)
|
20
|
25
|
|
6
|
Maximum building height (feet)
|
75 or 6 stories, whichever is less
|
35 for main building and 50 for spires
|
|
7
|
Maximum impervious surface (percent of net lot area)
|
90%
|
75%
|
|
8
|
Maximum building coverage (percent of net lot area)
|
Not applicable
|
60%
|
|
9
|
Minimum common open space (percent of net lot area)
|
10%
|
15%
|
B.
Special exception uses continued.
|
B
|
Special Exception Uses
|
High-Density Housing for the Elderly Master Plan Development
| |
|---|---|---|---|
|
1
|
Minimum tract size (net acres)
|
3 acres
| |
|
2
|
Minimum tract width at widest point (feet)
|
500
| |
|
3
|
Minimum tract depth at narrowest point (feet)
|
250
| |
|
4
|
Minimum building setback from Locust Street (feet from curbline)
|
50
| |
|
5
|
Minimum building setback from all other streets (feet from curbline)
|
25 not to exceed 40
| |
|
6
|
Maximum building height (feet)
| ||
|
High-density housing for the elderly
|
55 or 4 stories, whichever is less
| ||
|
Adult day-care center
|
26 or 2 stories, whichever is less
| ||
|
Neighborhood Commercial
|
26 or 2 stories, whichever is less
| ||
|
7
|
Maximum impervious surface (percent of net tract area)
|
65%
| |
|
8
|
Maximum building coverage (percent of net tract area)
|
30%
| |
|
9
|
Minimum common open space (percent of net tract area)
|
20%
| |
|
10
|
Minimum separation between buildings (feet)
|
40
| |
A.
All uses.
(1)
Supplemental regulations: The relevant provisions in Article XXIII, Supplemental Regulations, shall apply.
(2)
All proposed developments shall be reviewed by the Design Review Board in accordance with § 320-243, prior to final approval.
(3)
Buildings and sidewalks shall be handicapped accessible.
(5)
Exterior lighting shall be designed to prevent glare onto adjacent
properties. Pedestrian pathways need to be clearly marked and well
lit.
(6)
No drive-through facility shall be permitted.
(7)
Deliveries, loading, and unloading shall be during normal daytime
hours of operation only.
(8)
Architectural design standards.
(a)
Preliminary architectural elevations shall be prepared by a
registered architect. Such elevations shall illustrate the general
design, character, and materials for facades of buildings visible
from public streets, walkways, and other lands available for public
use.
(b)
Developments shall create focal points with respect to avenues
of approach, or other buildings and relate open space between all
existing and proposed buildings.
(c)
Developments with more than one building on the site shall have
a common and coherent architectural theme throughout.
(d)
Individual buildings shall have clearly defined, highly visible
public entrances.
(e)
At least one side of all buildings that directly face an abutting
public street shall feature at least one well-defined pedestrian entrance
to that street with a direct sidewalk connection.
(f)
Except for parking garages, all facades of new buildings shall
be of finished quality and shall be similar in terms of color and
materials across all facades. Blank facades shall not be permitted
along any exterior wall facing a public street, parking area, or pedestrian
walkway. All sides of a building shall contain windows and other architectural
elements that are consistent in appearance and scale to that which
currently exists in the surrounding residential community, for all
stories of the buildings with particular attention paid to the design
and articulation of the ground floor.
(g)
Rooftop HVAC systems, elevator equipment or any other mechanical
or utilitarian protuberances shall be screened from view from adjacent
buildings and from ground level in a manner that is consistent with
the architectural design of the building. The height of such mechanical
or utilitarian protuberances shall not exceed 10 feet above the zoning
district's maximum height limit.
(h)
Loading docks, utility meters, HVAC equipment, and other service
functions shall be incorporated into the overall design theme of the
building so that the architectural design is continuous and uninterrupted
by ladders, towers, fences and equipment. These areas shall be located
and screened so that the visual and acoustic impact of these functions
are fully contained and out of view from adjacent properties and public
streets.
(i)
Refuse collection areas shall be located indoors where feasible.
Where indoor refuse collection and storage is impracticable or infeasible,
refuse may be stored out of doors provided the refuse collection area
is located to the rear of the building and is setback at least 50
feet from all property lines abutting a residential district or use.
Any external refuse collection area shall be located within an enclosure
that is architecturally compatible with the primary building(s) on
the site and is appropriately screened from the direct view of any
adjacent district with landscaping.
(9)
Landscaping design standards.
(a)
All areas of the site not devoted to buildings or parking shall
be landscaped with trees, shrubs, ornamental plants and grass or other
appropriate ground cover.
(c)
All buildings shall be landscaped with a combination of evergreen
and deciduous trees and shrubs to be used as foundation plantings.
Where foundation plantings are not possible or advisable, decorative
architectural features such as permanent planters or windows boxes
may be used. All such features shall be designed to allow for healthy
plant growth.
(10)
Common open space standards.
(a)
Up to 25% of the required open space area can be used for natural
features preservation or stormwater management, provided the stormwater
management facilities are designed as a vegetated amenity, such as
rain gardens.
(11)
Pedestrian circulation standards.
(a)
Sidewalks shall be installed along tract frontage adjacent to
public streets. In addition, an internal sidewalk or pathway system
shall be provided that connects the public sidewalk system to the
buildings, parking lots, and other public amenities on the site.
(b)
All internal pedestrian walkways and crosswalks shall be distinguished
from driving surfaces through the use of durable, low-maintenance
surface materials such as pavers, bricks or scored concrete to enhance
pedestrian safety and comfort.
(12)
(13)
Parking lot separation requirements.
(a)
Parking areas shall be separated from residential buildings
by a landscaped area at least 20 feet in width.
[1]
A sidewalk of no more than five feet in width shall be permitted
within the required landscaped area.
(b)
Parking areas shall be separated from nonresidential buildings
by a landscaped area of at least 10 feet in width.
[1]
Within the required public parking area, a sidewalk of no more
than six feet in width shall be provided along any building facade
featuring a customer entrance or abutting a public parking area.
[2]
Along facades with building entrances, the required sidewalk
area shall be setback from the facade by a three-foot-wide landscaped
area or additional sidewalk width.
A.
High-density housing for the elderly, including adult day-care centers
and neighborhood commercial uses.
(1)
One hundred percent of the dwelling units shall be age-restricted
to age 62 years or older with the exception of a certified caregiver
to a qualified resident or disabled dependent. The aforementioned
age restriction shall be recorded as a deed restriction on all parcels
to be developed.
(2)
Architectural design standards.
(a)
Each building shall be oriented with their front facades facing,
and taking direct pedestrian access from, Powell Street, Wood Street,
or Fornance Street.
(3)
Common open space design standards.
(a)
Within the common open space required per § 320-97B, the development shall provide for outdoor gathering areas and incorporate elements such as gardens, gazebos, and walking trails.
(b)
Landscape islands within parking lots and required buffer and
setback areas may not be included as part of the required open space.
(4)
Perimeter fencing.
(a)
A decorative stone or wrought iron fence up to four feet in
height is permitted along the perimeter of the property.
(5)
Off-street parking requirements.
(a)
High-density housing for the elderly.
[1]
One off-street parking space shall be provided per age-restricted
multifamily dwelling unit. Up to 50% of the required residential parking
may be provided off-site in joint use parking structures provided
the off-site parking structure is located within 500 feet of the main
entrance to the residential building and connected by sidewalks and/or
a marked crosswalk of at least six feet in width.
(b)
Adult day-care center.
[1]
One off-street parking space shall be provided per staff member
on the largest shift. Up to 50% of the required staff parking may
be provided off-site in joint use parking structures provided the
off-site structure is located within 500 feet of the main entrance
to the day-care building and connected by sidewalks and/or a marked
crosswalk of at least six feet in width.
[2]
An adequate pick-up/drop-off area shall be provided consisting
of a minimum of three drop-off spaces (equivalent to a one parking
space in size) shall be provided plus a vehicle stacking lane consisting
of a minimum of three vehicle stacking spaces each being a minimum
of 18 feet in length.
[3]
One parking space per each shuttle bus that is to be parked
on-site, if applicable.
