HomeMy WebLinkAbout2009 05 06 Public Hearing 502 Supplemental Data - Informational Data on FAR (Floor Area Ratio) and Minimum Density RequirementsPLANNING & ZONING BOARD /
LOCAL PLANNING AGENCY
ITEM 502
Supplemental Data
Consent
Information
Public Hearin X
Re ular
May 6, 2009
Regular Meeting
PURPOSE:
Informational Data from other local governments on Floor Area Ratio (FAR) and Minimum
Density Requirements.
Staff is providing you with data from Altamonte Springs, Lake Mary and Seminole County.
Attached are several pages of information related to Floor Area Ration (FAR) and minimum
residential densities (Dwelling Units per Acre, aka DUA).
Altamonte SprinES- see attachment with table of Future Land Use Density/Intensity Ranges.
Please note from this table the following:
• A minimum and a maximum is established in many of their Future Land Use
categories- both for FAR and Dwelling Units per Acre (DUA).
• The category, "Integrated Office Commercial-High Intensity is divided into two
subcategories with each having a different FAR/DUA, based on geographic location
(North vs. South of Central Parkway)
• The highest FAR allowed by right is 1.0. Development Bonuses (incentives) are
available to a developer for enhances his project in certain defined ways. (Altamonte
Springs will grant up to an additional .5 FAR for architectural enhancements or other
public amenities. Another common areas for which development bonuses if for the
preservation of open space.) [If density is based on developable acreage, then the
developer has a strong incentive to mitigate any environmental areas, increasing his
allowable density/intensity.]
Seminole County- the County indicates that their highest FAR is in their Higher Intensity Planned
Development category (HIl') which has a FAR of I.O. The HIP- Target Industry is the land use
being considered as a template for Seminole WAY.
Lake Marv indicates that they do not impose a height limitation or a FAR, despite the statutory
May b, 2009
PUBLIC HEARING AGENDA ITEM 502
Page 2
requirements (s. 163.3177(a) which require each land use category to be defined in terms of density
and intensity. Rather they impose a maximum impervious coverage of 65%. Their typical building
height is 45-55'; however, along I-4 at least one building (or more?) was allowed to go up to 95'
Height is sometimes defined by feet and sometimes by maximum number of stories.
STAFF RECOMMENDATION:
Staff requests that the Local Planning Agency discuss and make recommendation on the following:
• The Greeneway Interchange District Floor Area Ratio of 2.0. Consider leaving the FAR at
1.0, but establish a system of development bonuses that will allow opportunity for a higher
FAR if certain project enhancements are provided. "More is not always better."
• A minimum density/intensity for the Town Center and a minimum intensity for the
Greeneway Interchange District. "Less is not always better."
• Whether Units or FAR per "developable acreage" (vs. "gross acreage") accomplishes our
goals for environmental stewardship (Major Issue regarding greenspace preservation). "Lets
go for `just right'."
ATTACHMENTS:
A City of Altamonte Springs- Future Land Use Density/Intensity Ranges
B Recommended Residential Density Thresholds for TODs
City of Altamonte Springs -City Plan 2020
Future Land Use Density/Intensity Ranges
Floor Area Ratio Dwelling Unit per Acre
Future Land Use (Zoning) Minimum Maximum ~n Activity Center/
Development Bonus Minimum Maximum ~n Activity Center/
Development Bonus
Low Density Residential (R-1AAA, R-1AA, R-1 A, R-1) --- --- --- --- 5 ---
Medium Density Residential (R-2, R-3, R-M) --- --- --- 5 10 Minimum 7
High Density Residential (R-4)
---
---
---
10
18 Up to 25 in AC byDB,and
u to 35 in RBC b DB
Planned Unit Development-Residential --- --- --- --- 7 ---
Planned Unit Development-Commercial (PUD-COM) --- 0.25 --- --- --- ---
Planned Unit Development-Mixed/Other (PUD M/O)
---
0.30 Up to 0.5 and up to 0.75 by
DB
5
13 Minimun 10 and up to 25 by
DB
General Office (GO) --- 0.35 Up to 0.5 by DB in AC --- --- ---
Commercial (L-G, C-G) ___ 0 25 Up to 0.35 and up to 0.5 by
DB
Industrial (I-L) --- 0.30 --- --- --- ---
Office Commercial -Low Intensity (MOC-1) --- 0.35 Up to 0.5 by DB 5 10 ---
Integrated Office Commercial-Medium Intensity (MOC-2) --- 0.50 Up to 1.0 by DB in RBC 10 18 Up to 25 by DB
Integrated Office Commercial-High Intensity (MOC-3) 0.40 1.0 Up to 3.5 by DB 25 35 Up to 80 by DB
Office Residential -Low Intensity (MOR-1) --- 0.25 --- --- 5 ---
Integrated Office Residential-Medium Intensity (MOR-2) --- 0.30 p to 0.5 anD up to 0.75 10 18 Up to 25 by DB
Integrated Office Residential-High Intensity (MOR-3) N 0.40 0.50 Up to 2.5 by DB 10 25 up to 35 by DB
Integrated Office Residential-High Intensity (MOR-3) s 0.40 1.0 Up to 3.5 by DB 25 35 Up to 80 by DB
Office Industrial -Low Intensity (MOI-1) --- 0.30
--- --- --- ---
Integrated Office Industrial-Medium Intensity (MOI-2) --- 0.35 0.5 by DB in RBC & ETC --- --- ---
Multi-Use Development (MUD} --- 0.30 0.7 by DB 5 13 15 by DB
Institutional (IN) --- 0.35 --- --- --- ---
Conservation District (CD) --- 0.10 --- --- --- ---
AC =Activity Center DB =Development Bonus
ETC =East Town Center =North of Central Parkway
RBC =Regional Business Center =South of Central Parkway
C:\Doaiments and Setting\wlwharton\Local Settings\Temporary Interne[ Filev\OLK9E\CP 2020 Intenuly Density
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