Quote:
Originally Posted by west-town-brad
Are they going to change most of the NW & N side zoning to a minimum of RT4? If so that is a HUGE handout of property value increase to homeowners, assuming their lot sizes are of a certain size.
You can basically 2x your land value moving from RS3 to RT4.
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This is a head scratcher after reading the Connected Communities draft; it seems like the draft contradicts itself.
One part of the draft shows that RS districts can use the "bulk and density" standards of an RT 4 district, if and only if the building has 3+ units, the lot is in a TOD area, and the lot is in a wealthy/gentrifying area. However, buildings with 3+ units are still listed as a "prohibited use" in RS districts.
This could be a mistake. Or it may be that the bulk and density provision is not targeted at enabling new construction, but at enabling renovations of existing 3+ unit buildings in RS districts instead of deconversions.
Likewise, SFH will now be a banned use in the denser RT and RM districts, but the ban only applies to standard lots in wealthier/gentrifying areas. In poorer neighborhoods, or where the lot is smaller than standard, SFH will still be permitted in RT/RM. SFH will also be banned in B/C districts across the whole city, except when the lot is so small that a 2-flat cannot be built.
I'm not super happy about that last bit - there are miles of commercial corridors in the city where retail will never come back, because household sizes are much lower and the same amount of housing now supports less retail. I would happily accept SFH along a random, blighted or vacant block of 95th or Madison even if those are nominally "commercial corridors".
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