Q CONDITION | ZONING | F.A.R. & MORE City-‐led “Q” Development RegulaKon Workshop Saturday December 6 @ 9:30 am -‐ 11:30 am Dorris Place Elementary School.
ELYSIAN VALLEY RIVERSIDE NEIGHBORHOOD COUNCIL
ZONING
Regulations specifying building size, height, set backs, use. (residential, commercial, industrial). LIGHT INDUSTRIAL (M2)
LIGHT INDUSTRY/ MULTI-FAMILY CM – COMMERCIAL MANUFACTURE
DUPLEX / APARTMENT LOW MEDIUM RESIDENTIAL (R2)
SINGLE FAMILY
LOW RESIDENTIAL (R1)
OPEN SPACE & PUBLIC FACILITIES
VEHICLE ACCESS
CONTEXT
LIMITED POINTS IN & OUT VARIABLE STREET CONDITIONS
ROUTES IN & OUT OF ELYSIAN VALLEY
MULTIPLE POINTS IN & OUT CONSISTENT STREET CONDITIONS.
CONTEXT Q Overlay : @ the Heart of Elysian Valley • Q CondiKons are used to prevent irreparable harm to environmentally sensiKve locaKons. • EV has a unique economic opportunity to create a vibrant, diverse and equitable riverfront district. • Many are concerned about out-‐scale development displacing businesses and residents. • Q revisions are a good first step.
Q overlay map
F.A.R. The lower the F.A.R., the smaller the building
EXAMPLES 1.5 FAR
Floor Area RaKo, establishes the relaKonship between the size of a property and the amount of development permibed for that property
.75 FAR
CONCEPT DIAGRAM
Low design
(Setbacks included but not parking area.)
1.5 FAR
Tall design
.75 FAR
(Setbacks included but not parking area.)
F.A.R. (FLOOR AREA RATIO) • • •
LIGHT MODELS December 1, any year 3:00PM
Lower F.A.R., more light. 1.5 FAR casts much more shadow . 1.5 buildings in a row will greatly impact the public way. .75 FAR .75 FAR 1.5 FAR
1.5 FAR
Low Buildings .
Tall Buildings
ADAPTATIVE RE-‐USE AFTER
BEFORE
BEFORE
AFTER
MIXED-‐USE BRINGS JOBS, SERVICES AND COMMUNITY SPACES TO THE NEIGHBORHOOD WHAT WE HAVE
WHAT WE NEED
FOOD
JOB
CAFE
FOOD
ART
JOB
GARDEN JOB SCHOOL
JOBS LIBRARY COMMUNITY CENTER LAUNDROMAT GROCERY STORE SENIOR CENTER FARMER MARKET IMPROVED INFRASTRUCTURE
…?
THE ‘Q’ DEVELOPMENT REGULATION
=
PUBLIC SPACE
EQUITY
SERVICES DIVERSITY RECREATION
RETAIL
AN OPPORTUNITY TO FINE TUNE THE NEIGHBORHOOD ART
JOBS
COMMUNITY “MAKERS”
CULTURE URBAN FABRIC
TO FOSTER A “COMPLETE” NEIGHBORHOOD for ALL
EVRNC RECOMMENDATIONS THE FASTEST WAY TO HAVE AN IMPACT! LOWER F.A.R.
• Don’t shade path and block views. • Same # units -‐ less impact on infrastructure • Smaller unit = more affordable..
RE-‐USE EXISTING BUILDINGS
• Crea=ve re-‐use is a unique opportunity. • Builds on the local character and culture. • Supports job-‐crea=ng manufacture and crea=ve work.
PROMOTE MIXED-‐USE
• Brings jobs, local services • Encourage public access • More local trips and less commu=ng.
MANY STUDIES, SIMILAR CONCLUSIONS: • NELA WORKSHOPS AND REPORT • EVRNC PUBLIC FORUMS • FUTURO DE FROGTOWN WORKSHOPS • BEING REVIEWED BY PLANNING DEPARTMENT
Change-‐ 1.5:1 to .75:1
‘Real’ Live-‐Work ArKsts, small business, and trades.
Limit mix of commercial to residenMal -‐ Interweave public & private space.
City-led “Q” Development Regulation Workshop Saturday December 6 @ 9:30 am - 11:30 am Dorris Place Elementary School