hello! & introductions › wp-content › uploads › 2014 › 09 › 2014-09-18...2014/09/18 ·...
Transcript of hello! & introductions › wp-content › uploads › 2014 › 09 › 2014-09-18...2014/09/18 ·...
hello! & introductions
Areas where density bonus would apply
RH-1 and RH-2
No density limits or residential not allowed
density bonus allows, based on number of affordable units and level of affordability:- Increased density- Zoning accommodations to achieve density- Incentives and Concessions
introduction | kd
less than 10% 20 to 32.5%10% to 15% 32.5 to 35% 20 to 27% 5 to 10% 12% (Inclusionary) 35% 23% 7%16% to 25% 29 to 35% 11 to 20% 20% (80/20) 35% 15%40% and aboveSenior Housing 20% 20% 20%
very low low moderate50% AMI 80% AMI 120% AMI
percent of onsite affordable units
If 12% of units are affordable to households at 80% AMI a project can request a 23% bonus
If 12% of units are affordable to households at 50% AMI a project can request a 35% bonus
If 20% of units are affordable to households at 80% AMI a project can request a 35% bonus
The State affords project sponsors
the right to a maximum of a 35% density bonus
the right to a density bonus for units 120% of the AMI or below
the right to a density bonus if as few as 5% of units are affordable
less than 10% 1 12% (Inclusionary) 2 1 115% 3 20% (80/20) 2 230% or more 3 3
very low low moderate50% AMI 80% AMI 120%AMI
accommodations - necessary to achieve density bonus
incentives and concessions - reduction in site development standards that result in cost reductions
Number of incentives and concessions required by on site affordable housing program.
potential accommodations, incentives, and concessions under review:
•open space requirements•unit exposure requirement•parking requirement•rear yard•height & bulk•relief from large lot size CU
process:
legislation will offer administrative review and approval of a density bonus, if the requested density bonus, accommodations, incentives and concessions are consistent with the program described in the code.
site selection | mm/pi
Site selection process:
-Height District-Density Limit-Parcel Size-Geographic Equity-Frequency
Density LimitsUnits/SF of lot area
No density limits, res n/a1/2001/4001/6001/8001/10003 unitsRH-1 and RH-2
Height Limits (ft)
Under 4040 - 4546 - 5556 - 6566 - 7980 - 100100+
Prototype Parcels
Areas where density bonus would apply
RH-1 and RH-2
No density limits or residential not allowed
discussion | 15 min
density constraints | dba
Broadly categorized, in SF there are 2 types of density constraints for residential development:
- number of dwelling units - form-based constraints
form-based constraints | dba
height
rear yard
bulk
within form based constraints, 60,000 residential gross sf is achievable
form-based constraints | dba
• 40-x• NC-2• 20,000 sf site• 25% rear yard
20,000 square foot lot
density constraint units allowed
1 unit per 800 sf 25 units 1 unit per 600 sf 33 units1 unit per 400 sf 50 units1 unit per 200 sf 100 units
numerical density constraints | dba
60,000 GSF = 25 units OR 100 units
2,400 gsfunit size
600 gsf unit size
numerical density constraints | dba
RESIDENTIAL
185'
- 0"
75' - 0"
RESIDENTIAL
REA
R Y
ARD
100' - 0"
185'
- 0"
25' - 0" 75' - 0"
10' - 0"
325' - 0"
545' - 0"
215' - 0"
B-15' - 0"
435' - 0"
655' - 0"
765' - 0"
GARAGE
RESIDENTIAL
RETAIL
4 ST
OR
IES
45' -
0" @
HE
IGH
T LI
MIT
GAR
AGE
ENTR
Y
GARAGE
LOBBY
185'
- 0"
100' - 0"
RET
AIL
60' - 0" 40' - 0"
25' -
0"
25' -
0"
135'
- 0"
0' -
6"
As indicated4BASE C SHEME
NC208.04.2014
1" = 100'-0"3-4 1" = 100'-0"2 1" = 30'-0"Section
1" = 100'-0"1
Base C Gross AreaResidential 42593 SFRetail 5418 SFTOTAL SF COUNTEDTOWARD FAR
48011 SF
Garage 12100 SF12100 SF
Grand total 60111 SF
4 STORIES45'
4 STORIES45'
RETAIL
GARAGE
RESIDENTIAL
REAR YARD
Open Space 4625 SF
•35,000 SF LOT AREA•DENSITY: 1/ 600 SF•60 UNITS ALLOWED•25% REAR YARD •ACTIVE GROUND FLOOR•OPEN SPACE: 80SF OR 106SF/UNIT
prototypes | dba
RES
IDEN
TIAL
104' - 2"80
' - 6
"98
' - 7
"80
' - 1
"
RES
IDEN
TIAL
REA
R Y
ARD
80' - 0" 24' - 0" 33' - 4"
259'
- 3"
137' - 6"
80' -
6"
98' -
7"
80' -
1"
10' - 0"
325' - 0"
545' - 0"
215' - 0"
435' - 0"
655' - 0"
765' - 0"
GARAGE
RESIDENTIAL
RETAIL
875' - 0"
985' - 0"
1095' - 0"
11105' - 0"
12115' - 0"
13125' - 0"
6 ST
OR
IES
65' -
0" @
BU
LK L
IMIT
12 S
TOR
IES
125'
- 0"
HEI
GH
T LI
MIT
@ 1
30'
GARAGE
LOBBY
RETAIL
25' -
0"
25' -
0"
155'
- 5"
53' -
10"
50' - 4" 29' - 9"24' - 0" 33' - 4"
137' - 6"
RETAILRES.
259'
- 3"
104' - 2"
179'
- 3"
80' -
0"131' - 4"
As indicated4BASE SCHEME
NC-308.13.2014
1" = 100'-0"3-7 1" = 100'-0"2 1" = 30'-0"Section 1" = 100'-0"1
6 STORIES
RETAILGARAGE
RESIDENTIAL
REAR YARD
Base Gross AreaGarage 19161 SFResidential 175038 SFRetail 13868 SFGrand total 208067 SF
65'
12 STORIES125'
1" = 100'-0"8-12
12 STORIES125'
6 STORIES65'
Open Space 4629 SF
NC3130-E
RES
IDEN
TIAL
104' - 2"
80' -
6"
98' -
7"
80' -
1"
RES
IDEN
TIAL
REA
R Y
ARD
80' - 0" 24' - 0" 33' - 4"
259'
- 3"
137' - 6"
80' -
6"
98' -
7"
80' -
1"
10' - 0"
325' - 0"
545' - 0"
215' - 0"
435' - 0"
655' - 0"
765' - 0"
GARAGE
RESIDENTIAL
RETAIL
875' - 0"
985' - 0"
1095' - 0"
11105' - 0"
12115' - 0"
13125' - 0"
6 ST
OR
IES
65' -
0" @
BU
LK L
IMIT
12 S
TOR
IES
125'
- 0"
HEI
GH
T LI
MIT
@ 1
30'
GARAGE
LOBBY
RETAIL
25' -
0"
25' -
0"
155'
- 5"
53' -
10"
50' - 4" 29' - 9"24' - 0" 33' - 4"
137' - 6"
RETAILRES.
259'
- 3"
104' - 2"
179'
- 3"
80' -
0"131' - 4"
As indicated4BASE SCHEME
NC-308.13.2014
1" = 100'-0"3-7 1" = 100'-0"2 1" = 30'-0"Section 1" = 100'-0"1
6 STORIES
RETAILGARAGE
RESIDENTIAL
REAR YARD
Base Gross AreaGarage 19161 SFResidential 175038 SFRetail 13868 SFGrand total 208067 SF
65'
12 STORIES125'
1" = 100'-0"8-12
12 STORIES125'
6 STORIES65'
Open Space 4629 SF
RES
IDEN
TIAL
104' - 2"
80' -
6"
98' -
7"
80' -
1"
RES
IDEN
TIAL
REA
R Y
ARD
80' - 0" 24' - 0" 33' - 4"
259'
- 3"
137' - 6"
80' -
6"
98' -
7"
80' -
1"
10' - 0"
325' - 0"
545' - 0"
215' - 0"
435' - 0"
655' - 0"
765' - 0"
GARAGE
RESIDENTIAL
RETAIL
875' - 0"
985' - 0"
1095' - 0"
11105' - 0"
12115' - 0"
13125' - 0"
6 ST
OR
IES
65' -
0" @
BU
LK L
IMIT
12 S
TOR
IES
125'
- 0"
HEI
GH
T LI
MIT
@ 1
30'
GARAGE
LOBBY
RETAIL
25' -
0"
25' -
0"
155'
- 5"
53' -
10"
50' - 4" 29' - 9"24' - 0" 33' - 4"
137' - 6"
RETAILRES.
259'
- 3"
104' - 2"
179'
- 3"
80' -
0"131' - 4"
As indicated4BASE SCHEME
NC-308.13.2014
1" = 100'-0"3-7 1" = 100'-0"2 1" = 30'-0"Section 1" = 100'-0"1
6 STORIES
RETAILGARAGE
RESIDENTIAL
REAR YARD
Base Gross AreaGarage 19161 SFResidential 175038 SFRetail 13868 SFGrand total 208067 SF
65'
12 STORIES125'
1" = 100'-0"8-12
12 STORIES125'
6 STORIES65'
Open Space 4629 SF
RES
IDEN
TIAL
104' - 2"
80' -
6"
98' -
7"
80' -
1"
RES
IDEN
TIAL
REA
R Y
ARD
80' - 0" 24' - 0" 33' - 4"
259'
- 3"
137' - 6"
80' -
6"
98' -
7"
80' -
1"
10' - 0"
325' - 0"
545' - 0"
215' - 0"
435' - 0"
655' - 0"
765' - 0"
GARAGE
RESIDENTIAL
RETAIL
875' - 0"
985' - 0"
1095' - 0"
11105' - 0"
12115' - 0"
13125' - 0"
6 ST
OR
IES
65' -
0" @
BU
LK L
IMIT
12 S
TOR
IES
125'
- 0"
HEI
GH
T LI
MIT
@ 1
30'
GARAGE
LOBBY
RETAIL
25' -
0"
25' -
0"
155'
- 5"
53' -
10"
50' - 4" 29' - 9"24' - 0" 33' - 4"
137' - 6"
RETAILRES.
259'
- 3"
104' - 2"
179'
- 3"
80' -
0"131' - 4"
As indicated4BASE SCHEME
NC-308.13.2014
1" = 100'-0"3-7 1" = 100'-0"2 1" = 30'-0"Section 1" = 100'-0"1
6 STORIES
RETAILGARAGE
RESIDENTIAL
REAR YARD
Base Gross AreaGarage 19161 SFResidential 175038 SFRetail 13868 SFGrand total 208067 SF
65'
12 STORIES125'
1" = 100'-0"8-12
12 STORIES125'
6 STORIES65'
Open Space 4629 SF
60 units 2,916 gross sf 2,187 net sf (75% efficiency)
not realistic!
175,000 gross sf
NC3130-E
prototypes | dba
max amount of units allowedunder current zoning at a typical unit size
60 units 1,466 gross sf 1,100 net sf (75% efficiency)
100,000 gross sf
NC3130-E
prototypes | dba
35% density bonus maximum offered understate law
81 units
119,000 gross sf
NC3130-E
prototypes | dba
remove density limits?
105 units
no articulationall sites maxed out
175,000 gross sf
NC3130-E
prototypes | dba
80% of maximum build out
95 units at what level of affordabilty?
40% 2-bdrm units?
140,000 gross sf
NC3130-E
prototypes | dba
thank you.