I have a question regarding building-height-to-street-width ratio. ND says that street width is measured facade to facade, but what if the development is not set up with buildings directly opposite on their respective streets?
My project is small, and includes three rows of houses; rows one and two are separated by both a street and a park. Measured facade to facade, this is likely to exceed the allowable distance. Can I exempt the park from this measurement? The third row of houses faces a street and then undeveloped land (a stand of trees between it and the next development), so there are no facades on the other side of the street to measure to... Can I just measure the width of the street plus the sidewalks?
Finally, rows two and three are separated by a walking path; I can use this path if it meets the required ratio of 1:1. However, both rows of houses back onto the path. Can I use back porch to back porch? Or does it have to be building frontage?
Thanks!
Eliot Allen
LEED AP-ND, PrincipalCriterion Planners
LEEDuser Expert
303 thumbs up
August 2, 2012 - 11:42 am
Jodie, let me run through the BH-SW calculation, and then answer your questions. First, the ‘street width’ part of the ratio should be converted to ‘street centerline’ or BH-CL. Measuring to the centerline instead of full street width allows you to do each side of a street individually, including internal streets that have two sides or frontages within a project boundary, and bordering streets where only one side or frontage is inside the boundary. Note that NPDp1 applies to both existing and planned streets. For each street frontage (see Fig 13 in the Reference Guide Getting Started chapter for a diagram of the term), determine which buildings on that frontage meet the minimum BH-CL ratio, which is 1:1.5 (or half of the 1:3 BH-SW ratio), or 1:0.5 for non-motorized ROWs. Any side of a building that faces a street must be considered, not just front facades. For each building (existing and planned buildings for NPDp1), divide its height by the façade-to-centerline distance; if the result is less than 1.5 discard the building; if the result is 1.5 or greater, add the width of that building façade to a list of qualifying buildings and sum the total when all buildings have been screened. Then add up the length of all street frontages, and subtract the width of all driveways and alleys on the frontages to get a net total street frontage length. Finally, divide the total width of qualifying buildings by the net total frontage length to see if you make the NPDp1 15% threshold (or 40% if you're attempting NPDc1).
So to your questions:
- Buildings don’t have to be located directly opposite each other on a street because the calculation method treats each side of a street individually regardless of what’s on the opposing side.
- Park frontage isn’t an allowable exclusion from total street frontage, only driveways and alleys.
- The sidewalk you describe between rows two and three can only be used if it’s located in a dedicated right-of-way. If it is in a dedicated ROW, then you can use the houses even if their rear side faces the sidewalk because the calculation is blind to which side of a building is facing the frontage.
Hope this helps, Eliot
Jodie Clarke
Commercial Services ManagerO'Brien & Company
8 thumbs up
August 2, 2012 - 1:02 pm
Thanks Eliot - that's super helpful.
One clarification is that I wasn't looking to exclude the park from the street frontage, but rather from the centerline to facade distance. However, I'll go ahead and assume that is still not allowable. Would it make any difference that the park is also in the utility easement, since it functions as (the upper) half of the on-site stormwater system? I'm guessing not.
Eliot Allen
LEED AP-ND, PrincipalCriterion Planners
LEEDuser Expert
303 thumbs up
August 2, 2012 - 1:19 pm
The facade-to-centerline measurement only applies to buildings, so the park never enters that part of the calculation. The only way the park is involved is with its frontage length making up part of total street frontage length.
Jodie Clarke
Commercial Services ManagerO'Brien & Company
8 thumbs up
August 2, 2012 - 1:32 pm
Thanks for the clarification, Eliot! Much appreciated.
Eliot Allen
LEED AP-ND, PrincipalCriterion Planners
LEEDuser Expert
303 thumbs up
August 2, 2012 - 5:07 pm
Jodie, I need to make a correction to my original answer that I failed to proof read sufficiently. The threshold for a qualifying building is not 1.5, it is 0.66, or the ratio of 1 to 1.5.
Eliot
Ted Bardacke
LEED Faculty (ND), AICP, Senior Associate, Green UrbanismGlobal Green USA
62 thumbs up
August 21, 2012 - 8:13 pm
Jodie: We have developed a spreadsheet that essentially automates the calculation procedure that Eliot describes above. If you -- or anyone else on the list -- wants a copy, please send a request to me at tbardacke@globalgreen.org and I'll pass it on.