residential infill project concept report · 2016. 11. 3. · residential infill project| 28...

Residential Infill Project

Concept Report

Planning and Sustainability

Commission

Briefing – October 25, 2016

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

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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

123,000 new households

~2% annual growth

140,000 new jobs

26% of regional growth

Portland 2035

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Growth Strategy:

50% Centers & Corridors

30% Central City

20% Neighborhoods

2035 Comprehensive Plan

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-

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

Housing Supply by Type

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Land Supply by Zone

45%

16%

22%

7%10%

Single-dwelling

Open Space

Employment

Mixed -Use

Multi-dwelling

| 9

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“Adapt

Portland’s

single-dwelling

zoning rules

to meet the

needs of current

and future

generations.”

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.)

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TOPICS1. Address the SCALE of houses

2. Increase the range of HOUSING CHOICE

3. Improve NARROW LOT development

SCALE

Size

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OUTDOOR AREA

SIDE SETBACK

FRONT SETBACK

HEIGHT (PITCHED ROOF)

SIZE

SCALE

Limit the size of houses

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SCALE

size varies on lot size and zone

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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

SCALE

FAR offers

flexibility

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SCALE

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R5 Example: SINGLE HOUSE + ADU

5,000 SQUARE FOOT LOT

2,500 s.f.

House

750 s.f.

ADU

SCALE

Height

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HIGHEST GRADE

30 FEET

30 FEET

Current Recommended

SCALE

Setbacks

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SETBACK CAN REDUCE TO MATCH ADJACENT HOUSE

INCREASE SETBACK BY 5 FEET(e.g. FROM 10 TO 15 FEET IN R5 ZONE)

+5’

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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

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TOPICS1. Address the SCALE of houses

2. Increase the range of HOUSING CHOICE

3. Improve NARROW LOT development

HOUSING CHOICE

More types in select areas

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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

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HOUSING CHOICE

Scale-appropriate range of types

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Frequent Bus + ¼ mileCenters + ¼ mile

Opportunity AreasMAX + ¼ mile

HOUSING CHOICE

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Housing

Opportunity

Overlay Zone

(conceptual)

HOUSING CHOICE

Cottage Clusters

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HOUSING CHOICE

Flexibility for existing houses

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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

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TOPICS1. Address the SCALE of houses

2. Increase the range of HOUSING CHOICE

3. Improve NARROW LOT development

NARROW LOTS

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David Douglas School District

NARROW LOTS

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R2.5R5

R5

R5

Current R2.5Current R2.5

Comp Plan Changes

Current R2.5

Comp Plan Changes

Platted Lots

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NARROW LOTS

R2.5 zone

NARROW LOTS

R2.5 Zone

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2. Attached

Houses

3. Duplex or

house w/ADU

1. Flag lot

Houses

4. Detached

Houses

ADU

NARROW LOTS

Heights

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NARROW LOTS

Garages and parking

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NARROW LOTS

Parking

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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

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

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

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Q&A

Economic Analysis

Next Steps

November 1 – City Council Briefing

November 9 and 16 – Public Hearings

2017 – Begin legislative process

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Residential Infill Project

Learn more:

www.portlandoregon.gov/bps/infill

Connect:

residential.infill@portlandoregon.gov