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transcript
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