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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



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"


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


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"


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


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"


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


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.

hello! & introductions › wp-content › uploads › 2014 › 09 › 2014-09-18...2014/09/18...

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