Option 1

I have similar confusion regarding the combined density; if the site must be located on existing density, what does the combined density measured in sf of buildable land mean?

Hi Edgar,
First, "total buildable land" represents all land within the 1/4 mile radius that can be built on. This does not include streets, sidewalks, or any area that is not available for development. To answer your question specifically it would include both land that contains home and residential buildings.

Next, the "total building area" would account for all types of buildings and homes within the 1/4 mile radius, if the project is pursuing combined density. Note that parking garages are excluded from this.

Annalise - the square feet per acre of buildable land represents the total square footage of all buildings within the 1/4 mile radius divided by the total acres contained in that 1/4 mile radius (125.66 acres in a 1/4 mile radius circle).

Hope this helps!

Kimberly - 

For the "total building area" calculation you mention above, does that take into account multiple floors of non-residential buildings or is it just the overall building footprint?

Thanks

Is "total building area" just the footprint of the building or you add square footage for multiple stories?

Also for "total buildable land" do you include the existing streets or subtract those out of the (125.66 acres in a 1/4 mile radius circle)?

Rachelle/Ken - the total building area is the total gross square footage of the building - including all floors.

Ken - total buildable land should not include any streets (eg,. public rights of way) or land excluded from development by codified law. You should therefore substrate these areas from the ~5,473,227 square feet in a 1/4 mile radius.

What about a park or golf course - do these have to be included in total buildable land or can we exclude these areas? Thanks

Hi Leilanie,

If the park or golf course is located within the public right of way (ie., they are public amenities), then you can exclude them from your calculations. If they are located on private property, then that area needs to be included.

Kara

Hello , 

what if half the area around the project is still under development , and the other half is developed with residential and commercial buildings meeting density requirements (total build able land considering only plots with buildings on-it) . How should I consider the land under development in my calculations? should it be considered in the total build able land? in this case the density will be less than the actual one 

One other question , the project land is currently developed with residential buildings, all these buildings will be demolished for our project to be constructed , should I consider these residential area when calculating existing densities? 

Hi Soha, to your first question, I don't believe there is official guidance on this. The land is definitely included. If the development on that land is not just planned, but approved/funded and in progress, I think it makes sense to include the building area as well.  

The calculations should exclude the project site, so neither the land nor the buildings on it would be considered for existing density.