Even more incredible, these towers are being built as-of-right. All that's needed is final site plan approval. Here is the genius redevelopment plan that makes it all possible, the Route 440-Culver Redevelopment Plan:
https://drive.google.com/file/d/1jMW...BPBQYv-AB/view
It calls for a maximum FAR density of 7.7 in the "high rise" zone. This can be exceed up to 120% more in a density for a "Bonus Provision for Creation of New Rights-of-Way" which this development is using.
Phase I: 45,000 sqft site area
Phase II: 174,000 sqft
Phase III: 142,000 sqft
Total 361,000 x 7.7 FAR = 2,779,000 x 1.20 = 3,335,640
So the redevelopment plan allows for between 2,779,000 and 3,335,640 sqft of development. From the development application, it shows
Phase I: 415,790 sqft
Phase II: 1,612,217 sqft
Phase III: 973,300 sqft
This totals 3,001,307, so I see how they get there on density. When it comes to height, I had a LOL moment. The maximum height for the high-rise district is 12 floors. But this height can be exceeded if using the bonus provision: "...any development project within the Area shall be permitted to exceed the maximum allowable building height for the applicable district by the exact number of stories and floor area, rounded to the nearest whole number, necessary to achieve the maximum allowable floor area build-out at a factor of 120% and/or to achieve the Open Space Bonus."
So apparently all that cumbersome text means that a 43 floor height increase from 12 floors to 55 floors is a-okay IF taking advantage of the open space/new rights-of-ways bonus. What a deal!
It's like how the redevelopment plan for 808 Pavonia allows unlimited density in theory, but you would never know that without closely reading the plan. The old Bayfront redevelopment use to be unlimited too since the maximum densities were suggestions and that market forces would determine the final heights of buildings, but that was way too flexible and the city amended the Bayfront plan and caped out at 8,000 units.