residential infill project concept report · 2016. 11. 3. · residential infill project| 28...
TRANSCRIPT
![Page 1: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/1.jpg)
Residential Infill Project
Concept Report
Planning and Sustainability
Commission
Briefing – October 25, 2016
![Page 2: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/2.jpg)
What we will cover today
Background
Proposal by Topic: Scale of Infill Buildings - Q&A
Housing Choice - Q&A
Narrow Lots – Q&A
Economic Analysis – Q&A
Residential Infill Project| 2
![Page 3: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/3.jpg)
Vision: Portland is a
prosperous, healthy, equitable
and resilient city where
everyone has
access to opportunity and is
engaged in shaping decisions
that affect their lives.
Portland 2035
![Page 4: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/4.jpg)
123,000 new households
~2% annual growth
140,000 new jobs
26% of regional growth
Portland 2035
![Page 5: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/5.jpg)
Residential Infill Project| 5
Growth Strategy:
50% Centers & Corridors
30% Central City
20% Neighborhoods
2035 Comprehensive Plan
![Page 6: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/6.jpg)
Residential Infill Project | 6
-
5,000
10,000
15,000
20,000
25,000
2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
Housing Production and Population Growth (NET) 2004 - 2015
Housing Production Population Growth
![Page 7: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/7.jpg)
Housing Supply by Type
Residential Infill Project| 7
![Page 8: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/8.jpg)
Residential Infill Project| 8
Land Supply by Zone
45%
16%
22%
7%10%
Single-dwelling
Open Space
Employment
Mixed -Use
Multi-dwelling
![Page 9: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/9.jpg)
| 9
![Page 10: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/10.jpg)
Residential Infill Project| 10
“Adapt
Portland’s
single-dwelling
zoning rules
to meet the
needs of current
and future
generations.”
![Page 11: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/11.jpg)
Public Engagement
Stakeholder Advisory Committee August 2015 – October 2016
Online questionnaireDecember 2015 – January 2016
Open Houses & Questionnaire June 2016 – August 2016
Meetings, forums, and ongoing
communication (e-update, facebook, etc.)
Residential Infill Project| 11
![Page 12: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/12.jpg)
Residential Infill Project| 12
TOPICS1. Address the SCALE of houses
2. Increase the range of HOUSING CHOICE
3. Improve NARROW LOT development
![Page 13: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/13.jpg)
SCALE
Size
Residential Infill Project| 13
OUTDOOR AREA
SIDE SETBACK
FRONT SETBACK
HEIGHT (PITCHED ROOF)
SIZE
![Page 14: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/14.jpg)
SCALE
Limit the size of houses
Residential Infill Project| 14
![Page 15: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/15.jpg)
SCALE
size varies on lot size and zone
Residential Infill Project| 15
0
1000
2000
3000
4000
5000
6000
7000
8000
0 2500 5000 7500 10000 12500 15000
Max h
ouse
siz
e
(square
feet)
Size of Lot (square feet)
Example: 5,000 s.f. R5 lot =
2,500 s.f. house max
![Page 16: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/16.jpg)
SCALE
FAR offers
flexibility
Residential Infill Project| 16
![Page 17: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/17.jpg)
SCALE
Residential Infill Project| 17
R5 Example: SINGLE HOUSE + ADU
5,000 SQUARE FOOT LOT
2,500 s.f.
House
750 s.f.
ADU
![Page 18: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/18.jpg)
SCALE
Height
Residential Infill Project| 18
HIGHEST GRADE
30 FEET
30 FEET
Current Recommended
![Page 19: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/19.jpg)
SCALE
Setbacks
Residential Infill Project| 19
SETBACK CAN REDUCE TO MATCH ADJACENT HOUSE
INCREASE SETBACK BY 5 FEET(e.g. FROM 10 TO 15 FEET IN R5 ZONE)
+5’
![Page 20: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/20.jpg)
Residential Infill Project| 20
Q&AScale of Houses Recommendations:1. Limit the size of houses while maintaining flexibility
2. Lower the house roofline
3. Improve setbacks to better match adjacent houses
![Page 21: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/21.jpg)
Residential Infill Project| 21
TOPICS1. Address the SCALE of houses
2. Increase the range of HOUSING CHOICE
3. Improve NARROW LOT development
![Page 22: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/22.jpg)
HOUSING CHOICE
More types in select areas
Residential Infill Project| 22
HOUSE HOUSE W/INTERNAL ADU HOUSE W/DETACHED ADU DUPLEX ON CORNER
HOUSE W/ 2 ADUs DUPLEX DUPLEX W/DETACHED ADU TRIPLEX ON CORNER
Proposed Additional Types
![Page 23: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/23.jpg)
Residential Infill Project| 23
HOUSING CHOICE
Scale-appropriate range of types
![Page 24: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/24.jpg)
Residential Infill Project | 24
Frequent Bus + ¼ mileCenters + ¼ mile
Opportunity AreasMAX + ¼ mile
![Page 25: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/25.jpg)
HOUSING CHOICE
Residential Infill Project| 25
Housing
Opportunity
Overlay Zone
(conceptual)
![Page 26: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/26.jpg)
HOUSING CHOICE
Cottage Clusters
Residential Infill Project| 26
![Page 27: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/27.jpg)
HOUSING CHOICE
Flexibility for existing houses
Residential Infill Project| 27
![Page 28: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/28.jpg)
Residential Infill Project| 28
Q&AHousing Choice Recommendations:4. Allow more housing types in select areas and limit
their scale to the max size for a house
5. Establish a Housing Opportunity Overlay Zone in
select areas
6. Increase flexibility for cottage cluster developments
on large lots citywide
7. Provide flexibility for retaining existing houses
![Page 29: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/29.jpg)
Residential Infill Project| 29
TOPICS1. Address the SCALE of houses
2. Increase the range of HOUSING CHOICE
3. Improve NARROW LOT development
![Page 30: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/30.jpg)
NARROW LOTS
Residential Infill Project| 30
David Douglas School District
![Page 31: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/31.jpg)
NARROW LOTS
Residential Infill Project| 31
R2.5R5
R5
R5
![Page 32: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/32.jpg)
Current R2.5Current R2.5
Comp Plan Changes
Current R2.5
Comp Plan Changes
Platted Lots
Residential Infill Project| 32
NARROW LOTS
R2.5 zone
![Page 33: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/33.jpg)
NARROW LOTS
R2.5 Zone
Residential Infill Project| 33
2. Attached
Houses
3. Duplex or
house w/ADU
1. Flag lot
Houses
4. Detached
Houses
ADU
![Page 34: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/34.jpg)
NARROW LOTS
Heights
Residential Infill Project| 34
![Page 35: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/35.jpg)
NARROW LOTS
Garages and parking
Residential Infill Project| 35
![Page 36: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/36.jpg)
NARROW LOTS
Parking
Residential Infill Project| 36
![Page 37: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/37.jpg)
Residential Infill Project| 37
Q&ANarrow Lot Recommendations:8. Rezone historically narrow lots to R2.5 in select
areas
9. Citywide improvements to the R2.5 zone
10. Revise parking rules for houses on narrow lots
![Page 38: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/38.jpg)
Pro Forma Example
Cost Type Single Family Duplex (one unit)
Unit Size 2,500 sf 1,250 sf
Development Cost per Square Foot $204 $227
Total Development Cost $510,750 $283,750
Site Acquisition $126,750 $82,813
Developer Yield @ 15% $112,500 $64,687
Sale Price Needed to Support
Construction
$750,000 $431,250
![Page 39: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/39.jpg)
Single Family New Construction
Average Size/Unit 2,500 Square Feet 1,250 Square Feet
Total Sale Price $750,000 $431,250
Sale Price per SF $300/SF $345/SF
![Page 40: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/40.jpg)
Residential Infill Project| 40
Q&A
Economic Analysis
![Page 41: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/41.jpg)
Next Steps
November 1 – City Council Briefing
November 9 and 16 – Public Hearings
2017 – Begin legislative process
Residential Infill Project| 41
![Page 42: Residential Infill Project Concept Report · 2016. 11. 3. · Residential Infill Project| 28 Q&A Housing Choice Recommendations: 4. Allow more housing types in select areas and limit](https://reader036.vdocuments.site/reader036/viewer/2022071513/61334936dfd10f4dd73afd46/html5/thumbnails/42.jpg)
Residential Infill Project| 42
Residential Infill Project
Learn more:
www.portlandoregon.gov/bps/infill
Connect: