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Memo - Read Before Packet - 2/26/2013 - Item #3 Eastside And Westside Neighborhoods Character Study - Revised Case Study Assessment
Address Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 805 Smith Street N‐C‐M 9,500 2,210 600 2,810 0.30 3,375 250 3,625 Yes (‐391) * Assume raised basement No Yes (lower side yard wall height to 11' from 18' with raised basement) 420 East Laurel Street N‐C‐M 5,205 2,329 0 2,329 0.45 2,301 0 2,301 Yes (‐28) No No 312 East Myrtle Street N‐C‐M 9,500 2,360 600 2,960 0.31 3,375 250 3,625 No (0) No No 520 Edwards Street N‐C‐M 5,663 2,298 357 2,655 0.47 2,416 0 2,416 Yes (‐239) No No 280 Circle Drive N‐C‐L 11,069 2,758 0 2,758 0.25 3,321 250 3,571 No (0) No Yes (lower side yard wall height to 14' from 18') 1401 Whedbee Street N‐C‐L 7,648 2,425 0 2,425 0.32 2,530 250 2,780 No (0) No No 1535 Peterson Street N‐C‐L 9,087 2,779 345 3,124 0.34 2,817 250 3,067 Yes (‐57) No Yes (lower side yard wall height to 14' from 18') Address Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 425 Wood Street N‐C‐M 8,602 4,013 0 4,013 0.47 3,150 250 3,400 Yes (‐613) Yes (2nd‐story façade beyond 40ft set back additional 6') Yes (lower side yard wall height to 14' from 18') or increase setback 805 Smith St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 9,500 2,210 600 2,810 0.30 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,375 250 3,625 Yes (-391) * Assume raised basement No Yes (lower side yard wall height to 11' from 18' with raised basement) Before After 420 E Laurel St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 5,205 2,329 0 2,329 0.45 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,301 0 2,301 Yes (-28) No No After Before 312 E Myrtle St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 9,500 2,360 600 2,960 0.31 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,375 250 3,625 No (0) No No 520 Edwards St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 5,663 2,298 357 2,655 0.47 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,416 0 2,416 Yes (-239) No No 280 Circle Dr Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-L 11,069 2,758 0 2,758 0.25 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,321 250 3,571 No (0) No Yes (lower side yard wall height to 14' from 18') 1401 Whedbee St Imagery ©2013 Google Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-L 7,648 2,425 0 2,425 0.32 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,530 250 2,780 No (0) No No 1535 Peterson St Imagery ©2013 Google Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-L 9,087 2,779 345 3,124 0.34 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,817 250 3,067 Yes (-57) No Yes (lower side yard wall height to 14' from 18') 425 Wood St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 8,602 4,013 0 4,013 0.47 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,150 250 3,400 Yes (-613) Yes (2nd-story façade beyond 40ft set back additional 6') Yes (lower side yard wall height to 14' from 18') or increase setback Before After 321 Wood St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 8,529 2,651 600 3,251 0.38 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,132 250 3,382 No (0) Yes (2nd-story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 309 S Sherwood St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 9,500 3,653 0 3,653 0.38 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,375 250 3,625 Yes (-28) Yes (2nd-story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 223 Park St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 8,500 2,432 598 3,030 0.36 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,125 250 3,375 No (0) No Yes (lower side yard wall height to 14' from 18') 404 Park St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 6,800 2,215 600 2,815 0.41 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,700 250 2,950 No (0) No Yes (lower side yard wall height to 14' from 18') 620 W Oak St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 8,986 2,776 320 3,096 0.34 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,246 250 3,496 No (0) Yes (2nd story façade no more than 40ft; remaining one-story) Yes (lower side yard wall height to 14' from 18') 122 S Whitcomb St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 9,500 3,403 591 3,994 0.42 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,375 250 3,625 Yes (-369) Yes (2nd-story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 129 N Whitcomb St Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 9,796 2,772 1,050 3,822 0.39 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 3,449 250 3,699 Yes (-123) No No 301 S Sherwood St Imagery ©2013 Google Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-M 4,750 1,838 0 1,838 0.39 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,187 0 2,187 No (0) No No 730 W Mountain Ave Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-L 5,878 2,960 576 3,536 0.60 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,176 0 2,176 Yes (-1360) No Yes (lower side yard wall height to 14' from 18') 821 W Mountain Ave Existing Construction Case Study Zoning Lot Size House Floor Area Accessory Bldg. Floor Area Total Floor Area Existing FAR N-C-L 7,104 2,498 400 2,898 0.41 Proposed 2013 Standards Comparison Option A Option B House Floor Area Allowed Accessory Bldg. Allowance* Total Floor Area New FAR Applies? (Impact) [Floor Area Reduction (SF)] New Design Stds. Applies? (Impact) [Assumption: Bldg. wall length > 40'] New Solar Standard Applies (Impact) ** 2,421 250 2,671 Yes (-227) No No 321 Wood Street N‐C‐M 8,529 2,651 600 3,251 0.38 3,132 250 3,382 No (0) Yes (2nd‐story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 309 South Sherwood Street N‐C‐M 9,500 3,653 0 3,653 0.38 3,375 250 3,625 Yes (‐28) Yes (2nd‐story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 223 Park Street N‐C‐M 8,500 2,432 598 3,030 0.36 3,125 250 3,375 No (0) No Yes (lower side yard wall height to 14' from 18') 404 Park Street N‐C‐M 6,800 2,215 600 2,815 0.41 2,700 250 2,950 No (0) No Yes (lower side yard wall height to 14' from 18') 620 West Oak Street N‐C‐M 8,986 2,776 320 3,096 0.34 3,246 250 3,496 No (0) Yes (2nd story façade no more than 40ft; remaining one‐story) Yes (lower side yard wall height to 14' from 18') 122 South Whitcomb Street N‐C‐M 9,500 3,403 591 3,994 0.42 3,375 250 3,625 Yes (‐369) Yes (2nd‐story façade set back 6' beyond minimum required side yard) Yes (lower side yard wall height to 14' from 18') 129 North Whitcomb Street N‐C‐M 9,796 2,772 1,050 3,822 0.39 3,449 250 3,699 Yes (‐123) No No 301 South Sherwood Street N‐C‐M 4,750 1,838 0 1,838 0.39 2,187 0 2,187 No (0) No No 730 West Mountain Avenue N‐C‐L 5,878 2,960 576 3,536 0.60 2,176 0 2,176 Yes (‐1360) No Yes (lower side yard wall height to 14' from 18') 821 West Mountain Avenue N‐C‐L 7,104 2,498 400 2,898 0.41 2,421 250 2,671 Yes (‐227) No No Table 4 ‐ Case Study Assessment Eastside Neighborhood Westside Neighborhood Option A Existing Construction Case Study Proposed 2013 Standards Comparison Option B Proposed 2013 Standards Comparison Option A Option B * 250 square foot allowance for detached accessory building on lots greater than or equal to 6,000 square feet ** Assumption: Any demolished house was 1‐story Existing Construction Case Study