►
Description
Building and Massing Presentation Module #3: Proposed Setbacks and Massing Impacts
A
Okay,
in
light
of
the
design
standards,
how
many
properties
are
likely
to
build
out
taller
than
five
stories?
I've
seen
some
commentary
in
the
public
forum
that
you
know
we're
going
to
have
five
six
seven,
eight
story,
buildings
all
throughout
the
the
entire
gateway
area.
That's
just
unrealistic
for
a
couple
of
reasons.
A
Okay,
so
in
terms
of
the
market
forces,
I
want
to
reflect
back
on.
A
couple
of
maps
are
in
the
draft
plan.
Right
now
to
the
right.
You
see
the
districts
there's
the
barrel
district
and
yellow
the
gateway
hub
and
blue
corridor
and
orange,
and
the
neighborhood
in
brown,
showing
you
both
maximum
stories
and
the
maximum
height
that
developments
can
build
out
to
currently.
A
Based
on
the
draft
plan
on
the
left,
you
have
the
sites
that
are
identified
as
opportunity
sites
within
the
gateway
area
plan.
These
are
sites
that
have
a
lot
of
potential
for
future
development
and
are
largely
viewed
as
the
areas
that
are
going
to
provide
the
majority
of
future
development
over
the
next
20
to
50
years.
A
A
So
from
a
market
standpoint.
These
sites
are
the
ones
that
are
the
most
ready
to
go.
There
are
economic
factors
that
inhibit
someone
making
the
decision
for
tearing
down
an
existing
building
and
building
a
new
one,
even
if
that
new
one
could
produce
marginally
higher
rates
of
return
within
those
sites,
we
have
36
acres
so
of
the
183
acres
or
so
there's
36
acres
that
run
between
1400
and
1800
units
with
with
that
amount
of
development
potential.
A
So
the
the
proposition
I'm
making
here
is
that
most
of
the
sites,
if
you
wanted
to
know
how
many
sites
are
going
to
develop
out
with
those
taller
stature
buildings,
most
of
the
sites
are
going
to
be
late
to
market.
If
you
have
a
site,
that's
already
got
development
on
it,
they're
not
likely
to
redevelop
as
quickly
as
these
sites
are.
There
are
only
so
much
units
that
are
going
to
be
absorbed
in
any
given
year
and
once
those
units
are
on
the
market,
there's
a
disincentive
for
others
to
to
develop
their
site.
A
A
Let's
switch
gears
a
little
bit
and
look
at
how
the
form
based
code
can
be
used
to
address
this
question,
we're
looking
again
at
the
samoa
and
k
street
corridor.
So
this
is
this
greenish
color
is
in
the
corridor
district,
and
this
pinkish
color
is
in
the
gateway
neighborhood
we're
looking
at
some
models
that
were
developed
for
the
amerigas
site,
the
bud's
mini
storage
and
the
former
saint
benny's
here,
and
then
you
can
see
again
in
white
the
existing
buildings
in
this
area,
along
with
the
parcel
lines
around
those
properties.
A
So
before
we
answer
the
question,
how
many
of
these
properties
are
likely
to
develop
out
at
five
stories
or
grade
group?
I
want
to
look
at
some
of
the
principles
that
we
talked
about
form-based
code
for
shading,
because
we
would
apply
those
in
these
areas
to
ensure
that
adjacent
neighbors
don't
get
unduly
shaded
by
this
new
development.
A
So
taking
a
look
at
that,
if
you
imagine
that
this
outer
box
is
the
parcel
boundaries,
this
blue
box
here
with
parcel
boundaries
before
you
start
a
development,
that's
going
to
be
five
stories
tall
you're
going
to
want
some
pretty
significant
setbacks.
So,
let's
put
a
20-foot
setback
on
the
ground
level.
Before
you
start
building,
you
have
to
have
at
least
20
feet
set
back.
A
We've
talked
about
upper
floor
setbacks.
I
think
it's
appropriate
to
evaluate
20
feet
as
an
upper
floor
setback,
so
you
might
be
able
to
build
three
floors.
This
blue
box
here,
that's
inside
the
lighter
blue
box,
might
be
able
to
build
three
floors
with
the
20
foot
setback
and
then
to
build
to
the
fourth
and
fifth
floor.
You'd
have
to
have
another
20-foot
setback,
so
greater
than
three
floors,
20
and
20
or
40
feet
back.
A
The
minimum
building
distance
is
30
feet.
We're
using
here.
Certainly
unique
designs
could
be
created
that
have
you
know,
20
foot
or
maybe
10
foot
wide
building
footprints,
but
we're
going
to
anticipate
under
this
scenario
that
30
feet
is
sort
of
the
minimum
width
that
you
would
want
for
a
habitable
space
and
then
we're
going
to
put
some
setbacks
on
the
back
side
too
10
and
10..
A
So
using
that
to
evaluate
the
parcels
that
were
in
that
image
that
I
showed
you
previously,
we
can
tell
which
of
these
parcels
meet
that
90-foot
setback
or
that
that
90-foot
axis
requirement.
Excuse
me
evaluating
those
these
parcels
here.
They
don't
have
90
feet
minimum,
so
they
can't
be
developed
with
five-story
buildings
under
this
scenario,
just
not
going
to
happen
with
that
that
standard
set
these
sites.
Here,
it's
an
open
question.
It
depends
on
what
we
do
with
the
east-west
access
setbacks.
A
So
let's
come
back
to
these
questionable
properties.
We
want
to
know
what
are
these
going
to
get
developed
or
not,
and
the
answer
is:
it
depends
on
how
aggressive
the
decisions
are
made
about
how
much
development
we
want
development.
We
want
in
these
given
areas,
and
we
can
tune
this
in
for
certain
areas.
If
we
want
to
have
more
development
and
certain
areas
we
want
to
have
less
development,
we
can
fine-tune
those
with
that
form-based
code.
Let
me
explain
what
I
mean
here.
A
If
we
have
building
setbacks
like
we
have
in
the
downtown,
with
zero
lot
line
setbacks
between
adjacent
buildings
between
adjacent
properties,
as
you
see
here,
with
no
separation
between
buildings,
the
property
line
goes
right
between
buildings
that
are
smashed
right
up
against
one
another.
In
that
kind
of
scenario,
then
yeah
these
sites
would
be
completely
developable.
A
You
could
have
north-south
access
setbacks
that
ameliorate
impacts
to
the
neighbors
to
the
north,
and
you
could
have
wall-to-wall
adjacent
developments
on
the
east-west
access
and
you'd
be
able
to
develop
all
of
those
properties.
So
that's
a
choice.
Zero
lot
line
setback
is
a
choice
which
would
increase
the
development
potential
and
allow
for
larger
stature
buildings
on
these
sites.
A
What
if
we
wanted
to
have
some
separation,
we're
going
to
allow
for
zero
lot
line
setback
on
one
side?
So
in
this
diagram
on
the
low
end,
you
have
zero
lot
line,
but
we
want
to
ensure
that
there's
some
clear
space,
some
some
breathing
room
between
buildings
on
the
other
side,
so
each
building
is
allowed
to
be
offset
with
a
zero
lot
line,
set
back
on
one
side
and
a
slightly
larger
setback
on
the
other.
A
What
would
happen
to
these
properties
then?
Well,
the
answer
is:
maybe
it
depends
on
how
wide
you
want
that
separation
distance
and
how
wide
these
parcels
are,
so
some
of
them
might
be
able
to
be
developed,
and
some
of
them,
probably
wouldn't
under
this
scenario
and
then
sort
of
the
third
option-
would
be
to
have
a
greater
setback.
So
in
this
situation
you
have
setbacks
from
each
building
type
on
both
sides
of
the
property,
and
maybe
you
want
to
have
large
setbacks
and
ensure
that
those
large
setbacks
are
used
for
other
purposes.
A
A
What
you
might
see
that
used
for
in
this
neighborhood
setting
is
more
for
yard
space,
and
so
you
know
those
those
are
the
kinds
of
decisions
that
can
be
made
in
the
form
based
code.
That
would
go
from
one
to
the
spectrum,
creating
a
lot
more
development
potential
allowing
for
larger
buildings,
even
even
including
those
setbacks
on
the
north-south
access
to
a
lower
development
potential,
where
these
sites
would
be
able
to
potentially
develop
to
three
to
four
stories.
Even
though
the
district
allows
them
to
develop
to
five.