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<br /> Page 121 <br />Everett 2044 Housing Element Appendix <br /> <br />The Model <br />Staff created a development model using up to three representatfve building types for each building <br />typology, plus a constant factor representfng parcels not expected to redevelop in the 20-year planning <br />period (the 12,196 less-developable parcels would also not be expected to redevelop in the planning <br />period). <br />Data points identffied for the building types include: <br />▪ Number of floors <br />▪ Residentfal floor to area ratfo <br />▪ Non-residentfal floor to area ratfo <br />▪ Dwelling unit gross area <br />▪ Dwelling unit density (per acre) <br />▪ People per household <br />Each building type was then assigned a rate of occurrence for each building typology (e.g. 5% of the <br />more-developable parcels in the high rise typology develop into a 25 story building with 20 floors of <br />residentfal, adding 319 dwelling units per acre on those parcels). See Model Input table below. <br />A few other factors were also entered into the model to either increase or decrease development <br />potentfal on a given parcel: <br />Factor Purpose <br />Numerical <br />-/+ <br />High-rise parcels over 2 <br />acres <br />Would not likely develop at full <br />scale from property line to <br />property line like smaller parcels <br />Limit building types <br />to max 40 du/ac. <br />Mid rise parcels under 0.25 <br />acres <br />Would not likely develop taller <br />buildings on small propertfes <br />Limit building types <br />to max 90 du/ac. <br />Major Transit Stop Quarter <br />Mile <br />Reduced parking 10% density bonus <br />Septfc/Sewer Improvements Increase surface water <br />management <br />-10% density bonus <br />Neighborhood residentfal <br />parcels adjacent to an alley Reduced driveway requirements <br />10% density bonus <br />