hello! & introductions

Transcription

1 hello! & introductions

2 Areas where density bonus would apply RH-1 and RH-2 No density limits or residential not allowed

3 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

4 percent of onsite affordable units very low low moderate 50% AMI 80% AMI 120% AMI 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 above Senior Housing 20% 20% 20%

5 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

6 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

7 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. very low low moderate 50% AMI 80% AMI 120%AMI less than 10% 1 12% (Inclusionary) % 3 20% (80/20) % or more 3 3

8 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

9 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.

10 Site selection process: -Height District -Density Limit -Parcel Size -Geographic Equity -Frequency site selection mm/pi

11 Density Limits Units/SF of lot area No density limits, res n/a 1/200 1/400 1/600 1/800 1/ units RH-1 and RH-2

12 Height Limits (ft) Under

13 Prototype Parcels Areas where density bonus would apply RH-1 and RH-2 No density limits or residential not allowed

14 discussion 15 min

15 Broadly categorized, in SF there are 2 types of density constraints for residential development: - number of dwelling units - form-based constraints density constraints dba

16 bulk height rear yard form-based constraints dba

17 within form based constraints, 60,000 residential gross sf is achievable 40-x NC-2 20,000 sf site 25% rear yard form-based constraints dba

18 20,000 square foot lot density constraint units allowed 1 unit per 800 sf 25 units 1 unit per 600 sf 33 units 1 unit per 400 sf 50 units 1 unit per 200 sf 100 units numerical density constraints dba

19 60,000 GSF = 25 units OR 100 units 2,400 gsf unit size 600 gsf unit size numerical density constraints dba

20 12 STORIES 125' 4 STORIES 45' 6 STORIES 65' 35,000 SF LOT AREA DENSITY: 1/ 600 SF 60 UNITS ALLOWED RESIDENTIAL RETAIL RESIDENTIAL RETAIL GARAGE 25% REAR YARD ACTIVE GROUND NC3 130-E FLOOR OPEN SPACE: 80SF OR 106SF/UNIT prototypes dba

21 12 STORIES 125' 6 STORIES 65' 12 STORIES 125' 6 STORIES 65' REAR YARD RESIDENTIAL RETAIL GARAGE 50' - 4" 29' - 9"24' - 0" 33' - 4" RETAIL LOBBY 137' - 6" RES. RETAIL GARAGE 25' - 0" 155' - 5" 53' - 10" 25' - 0" 259' - 3" 137' - 6" 80' - 0" 24' - 0" 33' - 4" RESIDENTIAL REAR YARD 80' - 6" 98' - 7" 80' - 1" 2 1" = 100'-0" 1" = 100'-0" 1" = 100'-0" 1" = 100'-0" ' - 3" 104' - 2" RESIDENTIAL 80' - 6" 98' - 7" 80' - 1" 104' - 2" 131' - 4" 179' - 3" 80' - 0" GARAGE RESIDENTIAL RETAIL Section 65' - BULK LIMIT 6 STORIES 125' - 0" HEIGHT 130' 12 STORIES ' - 0" ' - 0" ' - 0" 10 95' - 0" 9 85' - 0" 8 75' - 0" 7 65' - 0" 6 55' - 0" 5 45' - 0" 4 35' - 0" 3 25' - 0" 2 15' - 0" 1 0' - 0"

22 175,000 gross sf 60 units 2,916 gross sf 2,187 net sf (75% efficiency) NC3 130-E not realistic! prototypes dba

23 100,000 gross sf max amount of units allowed under current zoning at a typical unit size 60 units NC3 130-E 1,466 gross sf 1,100 net sf (75% efficiency) prototypes dba

24 119,000 gross sf 35% density bonus maximum offered under state law NC3 81 units 130-E prototypes dba

25 175,000 gross sf remove density limits? 105 units no articulation NC3 all sites maxed out 130-E prototypes dba

26 140,000 gross sf 80% of maximum build out 95 units NC3 130-E at what level of affordabilty? 40% 2-bdrm units? prototypes dba

27 thank you.