To stay "untouched" to water body, does it mean that a project with reclaimed portion is ineligible for ND, even if other potion of the future development land is previously developed?
What if that water body to be reclaimed is a heavy naval traffic path from old warehouse shipyard, container port, and ferry jetty for several decades?
Would this project be able to pursue ND if it is well sustainably designed?
much appreciated...!
Eliot Allen
LEED AP-ND, PrincipalCriterion Planners
LEEDuser Expert
303 thumbs up
April 22, 2015 - 10:21 am
WT, the following guidance appears in the ND 2009 Reference Guide section on SLLp3 implementation: if the pre-project condition of the site was a water body, and the land is reclaimed as part of the project, the project will not achieve the prerequisite because it directly impacts a water body; alternatively, if the land was reclaimed before the property was acquired by the developer, the reclaimed land is not considered a water body and the project could achieve the prerequisite.
Eliot
WT Ho
May 21, 2015 - 9:20 pm
Hi Eliot,
Much appreciated to your advice.
To follow-on, assuming a developer acquires a reclaimed land and satisfies the pre-requisite. With the shoreline being man-made, does the 100-ft setback and only minimal improvement still apply? How about a belt of leisure promenade?
And, to echo your reply to Dina, seems a new pier facility is possible with your suggested conditions met. Just would like to clarify if any planned works on top of existing pier massing again need to meet the 100-ft setback requirement? It just seems impossible for a narrow massing to fulfil the setback from both sides but still "workable" on top.
Thank you very much to your great insight.
WT
Eliot Allen
LEED AP-ND, PrincipalCriterion Planners
LEEDuser Expert
303 thumbs up
May 21, 2015 - 11:02 pm
WT, the 100 ft buffer and minimal improvements would apply to the reclamation shoreline because it is a pre-project feature, and there is no exemption for man-made shorelines, only man-made water bodies, and in this case my understanding is the water body existed naturally before the pre-project reclamation took place. Regarding new construction on top of an existing pier, it's only exempt if it's replacing a previous structure, or if it doesn't exceed 500 sq ft per 300 linear feet of buffer edge.