S I N G L E FA M I LY
RESIDENTIAL
C A S E STUDY #3
PC
CSO-CENTRAL
CA
E S T U DY # 7
P C C O CCEATAWBA
N T R A L C ATAW BA
1
3
undisturbed OPEN SPACE
UNDISTURBED OPEN SPACE
ON-SITE MITIGATION
42
City of Charlotte Cost Analysis
The PCCO-Central Catawba plan is required to
provide 17.5% of undisturbed open space. On-site
mitigation is used to meet undisturbed open space
requirements without major reduction in lots. In
places, a 15-foot easement is placed at the rear of
lots for on-site mitigation.
A 35’ buffer is required for the intermittent stream
to the west of the site. No increase on 100’ undisturbed buffer is required of the stream to the east
of the site.
2
tree save
4
Tree save totaled 5.5 AC. The tree save is a slight
increase compared with Existing Regulations due
to grading changes and 35’ undisturbed buffer on
the intermittent stream.
For consistency with the approved plan, the
PCCO-Central Catawba plan consists of two lot
sizes: 68’ lots and 55’ lots. The same lot sizes and
mix were assumed.
buffers and wetlands
lot mix
68’ LOTS
55’ LOTS
S I N G L E FA M I LY
RESIDENTIAL
C A S E S T U DY # 3
P CC C
CTEUN
A SO
E- S
DYT R
# 7A L
PC C O CCEATAW
N T R A L BA
C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: MX-1
p
SITE ACREAGE: 51.9
p
55’ LOTS: 100
p
68’ LOTS: 62
p
T O TA L L O T S : 1 6 2
p
DUA*: 3.10
p
PUBLIC STREETS (LF): 7,780.3 LF
p
P E R C E N T I M P E RV I O U S : 4 4 %
p
O P E N S PA C E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
O P E N S PA C E P R O V I D E D ( A C ) : 1 3 . 1 ( 2 5 . 2 % )
p
T R E E S AV E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
T R E E S AV E P R O V I D E D ( A C ) : 5 . 5 ( 1 0 . 6 % )
p
UNDISTURBED OPEN SPACE REQUIRED* (AC): 9.08 (17.5%)
p
UNDISTURBED OPEN SPACE PROVIDED (AC): 4.8 (9.5%)
p
M I T I G AT E D U N D I S T U R B E D O P E N S PA C E ( A C ) : 6 . 3 5
p
BMP - WET PONDS: 79,100 SF
p
OFF-SITE IMPROVEMENTS: N/A
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 3 7 , 8 4 0 . 0 0
p
SITE GRADING: $1,525,062.50
p
PAV I N G : $ 1 , 3 2 3 , 6 5 9 . 3 3
p
STORM DRAINAGE: $1,552,669.67
p
WET DETENTION PONDS: $108,277.80
p
PRE DEVELOPMENT EROSION CONTROL: $109,827.25
p
POST DEVELOPMENT EROSION CONTROL: $139,560.25
p
L A N D S C A P I N G AT E N T RY: $ 5 , 6 1 2 . 0 0
p
WAT E R & S A N I TA RY S E W E R : $ 1 , 7 4 4 , 9 8 1 . 5 3
p
O P E N S PA C E M I T I G AT I O N : $ 4 4 , 4 5 0 . 0 0
p
LITTORAL SHELF PLANTING: $116,117.10
p
T O TA L : $ 6 , 7 0 8 , 0 5 7 . 4 3
NOTES
To t a l n u m b e r o f l o t s i s r e d u c e d i n P C C O - C e n t r a l p l a n a s
wet ponds increase in size. The 35’ undisturbed buffer to
the west of the site also plays a role in loss of lots. Onsite mitigation is used along the rear of lots to satisfy the
undisturbed open space requirements.
* See Appendix for definitions.
43
S I N G L E FA M I LY
RESIDENTIAL
C A S E STUDY #3
PC
CSO-CENTRAL
CA
E S T U DY # 7
P C C O CCEATAWBA
N T R A L C ATAW BA
1
street section
Urban Street Design Guidelines medium residential
street section is applied to the PCCO-Central Catawba
case study.
2
55’ lot typical
Lot types with dimensions and setbacks remain
constant throughout single family case studies, for
comparative purposes. Changes in dimensions or
mix of lot sizes would yield different results.
3
68’ lot typical
usdg - medium residential street section
Note: USDG will allow for a 50’ R.O.W. should there be a sidewalk easement provided for public sidewalks.
This R.O.W. dimension was not utilized with this analysis as additional project density would not be realized.
.
44
City of Charlotte Cost Analysis
Lot types with dimensions and setbacks remain
constant throughout single family case studies,
or comparative purposes. Changes in dimensions
or mix of lot sizes would yield different results.
S I N G L E FA M I LY
RESIDENTIAL
C A S E S T U DY # 3
P CC C
CTEUN
A SO
E- S
DYT R
# 7A L
PC C O CCEATAW
N T R A L BA
C ATAW BA
4
GRADING PLAN
East wet pond increase in size results in 3 fewer
lots (lot size and mix assumed constant) and
grading becomes 3:1 after 10’ shoulder off road.
Additional planting may be required to screen
steep slopes and BMPs new visibility from road.
2:1 Dam slopes are retained and consistent with
approved plan. West wet pond increase of 0.28
acres resulted in 3 fewer lots. The 30’ of fall to wet
pond is consistent with approved plan.
45
S I N G L E FA M I LY
RESIDENTIAL
C A S E STUDY #4
P CCC
A SOE-WESTERN
S T U DY # 7
P C C O CCEATAWBA
N T R A L C ATAW BA
1
3
undisturbed OPEN SPACE
UNDISTURBED OPEN SPACE
ON-SITE MITIGATION
The PCCO-Western Catawba plan is required to
provide 17.5% of undisturbed open space. On-site
mitigation is used to meet undisturbed open space
requirements without major reduction in lots. In
places, a 15-foot easement is placed at the rear of
lots for on-site mitigation.
buffers and wetlands
A 35’ buffer is required for the intermittent stream
to the west of the site. No increase on 100’ undisturbed buffer is required of the stream to the east
of the site.
2
4
tree save
Tree save totaled 5.5 AC. The tree save is a slight
increase compared with Existing Regulations. The
increase is due to grading changes and 35’ undisturbed intermittent stream buffer.
46
City of Charlotte Cost Analysis
lot mix
68’ LOTS
55’ LOTS
For consistency with the approved plan, the
PCCO-Western Catawba plan consists of two lot
sizes: 68’ lots and 55’ lots. The same lot sizes and
mix were assumed.
S I N G L E FA M I LY
RESIDENTIAL
C A S E S T U DY # 4
P CCC
OE- W
TE
RN
AS
S TE
US
DY
#7
PC C O CCEATAW
N T R A L BA
C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: MX-1
p
SITE ACREAGE: 51.9
p
55’ LOTS: 100
p
68’ LOTS: 62
p
T O TA L L O T S : 1 6 2
p
DUA*: 3.10
p
PUBLIC STREETS (LF): 7,780.3 LF
p
P E R C E N T I M P E RV I O U S : 4 4 %
p
O P E N S PA C E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
O P E N S PA C E P R O V I D E D ( A C ) : 1 3 . 1 ( 2 5 . 2 % )
p
T R E E S AV E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
T R E E S AV E P R O V I D E D ( A C ) : 5 . 5 ( 1 0 . 6 % )
p
UNDISTURBED OPEN SPACE REQUIRED* (AC): 9.08(17.5%)
p
UNDISTURBED OPEN SPACE PROVIDED (AC): 4.8 (9.5%)
p
M I T I G AT E D U N D I S T U R B E D O P E N S PA C E ( A C ) : 6 . 3 5
p
BMP - WET PONDS: 79,100 SF
p
OFF-SITE IMPROVEMENTS: N/A
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 3 7 , 8 4 0 . 0 0
p
SITE GRADING: $1,525,062.50
p
PAV I N G : $ 1 , 3 2 3 , 6 5 9 . 3 3
p
STORM DRAINAGE: $1,552,669.67
p
WET DETENTION PONDS: $108,277.80
p
PRE DEVELOPMENT EROSION CONTROL: $109,827.25
p
POST DEVELOPMENT EROSION C O N T R O L : $ 1 3 9 , 5 6 0 . 2 5
p
L A N D S C A P I N G AT E N T RY: $ 5 , 6 1 2 . 0 0
p
WAT E R & S A N I TA RY S E W E R : $ 1 , 7 4 4 , 9 8 1 . 5 3
p
O P E N S PA C E M I T I G AT I O N : $ 1 1 6 , 1 1 7 . 1 0
p
LITTORAL SHELF PLANTING: $44,450.00
p
T O TA L : $ 6 , 7 0 8 , 0 5 7 . 4 3
NOTES
Total number of lots is reduced in PCCO-Western plan as wet
ponds increase in size. The 35’ undisturbed buffer to the west of
the site also plays a role in loss of lots. On-site mitigation is used
along the rear of lots to satisfy the undisturbed open space requirements. The PCCO-Western plan and PCCO-Central plan have
very similar requirements therefore, construction cost and project
yield are very similar.
* See Appendix for definitions.
47
S I N G L E FA M I LY
RESIDENTIAL
C A S E STUDY #4
P CCC
A SOE-WESTERN
S T U DY # 7
P C C O CCEATAWBA
N T R A L C ATAW BA
1
street section
Urban Street Design Guidelines medium residential street section is applied to the PCCO-Western
Catawba case study.
2
55’ lot typical
Lot types with dimensions and setbacks remain
constant throughout single family case studies, for
comparative purposes. Changes in dimensions or
mix of lot sizes would yield different results.
3
68’ lot typical
usdg - medium residential street section
Note: USDG will allow for a 50’ R.O.W. should there be a sidewalk easement provided for public sidewalks.
This R.O.W. dimension was not utilized with this analysis as additional project density would not be realized.
.
48
City of Charlotte Cost Analysis
Lot types with dimensions and setbacks remain
constant throughout single family case studies,
or comparative purposes. Changes in dimensions
or mix of lot sizes would yield different results.
S I N G L E FA M I LY
RESIDENTIAL
C A S E S T U DY # 4
P CCC
OE- W
TE
RN
AS
S TE
US
DY
#7
PC C O CCEATAW
N T R A L BA
C ATAW BA
4
GRADING PLAN
East wet pond increase in size results in 3 fewer
lots (lot size and mix assumed constant) and
grading becomes 3:1 after 10’ shoulder off road.
Additional planting may be required to screen
steep slopes and BMPs new visibility from road.
2:1 Dam slopes are retained and consistent with
Existing Regulations. West wet pond increase of
0.28 acres resulted in 3 fewer lots. The 30’ of fall
to wet pond is consistent with Existing Regulations.
49
S I N G L E FA M I LY
RESIDENTIAL
CASE STUDY #5
C A S E S T U DY # 7
PCCO-YADKIN
P C C O C E N T R A L C ATAW BA
1
undisturbed OPEN SPACE
UNDISTURBED OPEN SPACE
ON-SITE MITIGATION
The PCCO-Yadkin plan is required to provide
17.5% of undisturbed open space. Although the
PCCO-Yadkin plan provides the most undisturbed
open space of any plan, on-site mitigation is used
to meet undisturbed open space requirements
without major reduction in lots. In a few places,
a 15-foot easement is placed at the rear of lots for
on-site mitigation.
2
tree save
The increased undisturbed buffers resulted in
over an acre or more of tree save provided due to
increased amount of land that could not be
disturbed. Total tree save provided is 6.4 acres.
50
City of Charlotte Cost Analysis
3
buffers and wetlands
The PCCO-Yadkin watershed requires a 100’
undisturbed buffer on all streams. The 100’
undisturbed buffer is a 65’ buffer increase from
PCCO-Central and Western watersheds.
4
lot mix
For consistency with the approved plan the PCCOYadkin plan consists of two lot types: 68’ lots and
55’ lots. The same lot sizes and mix were assumed.
S I N G L E FA M I LY
RESIDENTIAL
CASE STUDY #5
C A S E S T U DY # 7
PCCO-YADKIN
PC C O C E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: MX-1
p
SITE ACREAGE: 51.9
p
55’ LOTS: 94
p
68’ LOTS: 62
p
T O TA L L O T S : 1 5 6
p
DUA*: 3.0
p
PUBLIC STREETS (LF): 7,780.3 LF
p
P E R C E N T I M P E RV I O U S : 4 3 %
p
O P E N S PA C E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
O P E N S PA C E P R O V I D E D ( A C ) : 1 3 . 9 ( 2 6 . 8 % )
p
T R E E S AV E R E Q U I R E D * ( A C ) : 5 . 2 ( 1 0 % )
p
T R E E S AV E P R O V I D E D ( A C ) : 6 . 4 ( 1 2 . 3 % )
p
UNDISTURBED OPEN SPACE REQUIRED* (AC): 9.08 (17.5%)
p
UNDISTURBED OPEN SPACE PROVIDED (AC): 5.78 (11.1%)
p
M I T I G AT E D U N D I S T U R B E D O P E N S PA C E ( A C ) : 4 . 3
p
BMP - WET PONDS: 79,300 SF
p
OFF-SITE IMPROVEMENTS: N/A
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 3 7 , 8 4 0 . 0 0
p
SITE GRADING: $1,523,505.00
p
PAV I N G : $ 1 , 3 2 3 , 6 5 9 . 3 3
p
STORM DRAINAGE: $1,564,628.69
p
WET DETENTION PONDS: $101,355.96
p
PRE DEVELOPMENT EROSION CONTROL: $109,827.25
p
POST DEVELOPMENT EROSION CONTROL: $139,560.25
p
L A N D S C A P I N G AT E N T RY: $ 5 , 6 1 2 . 0 0
p
O P E N S PA C E M I T I G AT I O N : $ 7 8 , 6 1 8 . 3 0
p
WAT E R & S A N I TA RY S E W E R : $ 1 , 6 7 9 , 9 5 1 . 1 7
p
LITTORAL SHELF PLANTING: $43,575.00
p
T O TA L : $ 6 , 6 0 8 , 1 3 2 . 9 4
NOTES
Total number of lots is reduced in PCCO-Yadkin plan due to
100’ undisturbed buffer to the west of the site. Water quality
requirements are similar to PCCO-Central and Western therefore wet pond size is similar. On-site mitigation is used along
the rear of a few lots to satisfy the undisturbed open space
requirements.
* See Appendix for definitions.
51
S I N G L E FA M I LY
RESIDENTIAL
CASE STUDY #5
C A S E S T U DY # 7
PCCO-YADKIN
P C C O C E N T R A L C ATAW BA
1
street section
Urban Street Design Guidelines medium residential
street section is applied to the PCCO-Yadkin case study.
2
55’ lot typical
Lot types with dimensions and setbacks remain
constant throughout single family case studies, for
comparative purposes. Changes in dimensions or
mix of lot sizes would yield different results.
3
68’ lot typical
usdg - medium residential street section
Note: USDG will allow for a 50’ R.O.W. should there be a sidewalk easement provided for public sidewalks.
This R.O.W. dimension was not utilized with this analysis as additional project density would not be realized.
.
52
City of Charlotte Cost Analysis
Lot types with dimensions and setbacks remain
constant throughout single family case studies,
or comparative purposes. Changes in dimensions
or mix of lot sizes would yield different results.
S I N G L E FA M I LY
RESIDENTIAL
CASE STUDY #5
C A S E S T U DY # 7
PCCO-YADKIN
PC C O C E N T R A L C ATAW BA
4
GRADING PLAN
East wet pond increase in size results in a reduction
of 3 lots (lot size and mix assumed consistent) and
grading becomes 3:1 after 10’ shoulder off road.
Additional planting may be required to screen steep
slopes and BMP s new visibility from road. 2:1 Dam
slopes are retained and consistent with approved
plan. West wet pond does not increase compared
with PCCO-Central and PCCO-Western but in combination with undisturbed buffer results in 9 fewer
lots. The 30’ of fall to wet pond is consistent with
Existing Regulations.
53
54
City of Charlotte Cost Analysis