C AS E
S TUD I ES
COMMERCIAL
OV E RV I E W
FAC T S H E E T
C OS T S U M M A RY E S T I M AT E
EXISTING CONDITIONS
E X I S T I N G R E G U L AT I O N S
C A S E S T U DY # 9 M I N I M U M P E R M I T R E QU I R E M E N T S
C A S E S T U DY # 1 0 P C C O - C E N T R A L C ATAW BA
86
City of Charlotte Cost Analysis
C O M M E RC I A L
C AOVERVIEW
S E S T U DY # 7
PC C O C E N T R A L C ATAW BA
The project example for the commercial (high impervious) program is
Permit Requirements the underground detention facilities were removed from
an approximately 9.7-acre site bounded on two sides by public right-of-
the design and above-ground wet ponds were introduced. Retaining walls
ways. The site is not encumbered by floodplain, wetlands (assumed), or
were incorporated into the design of the wet ponds to minimize parking loss
buffer requirements nor is it within a watershed overlay district. Planned
and maintain leasable square footage. To this end, relative costs were kept
use of the site is office, retail and restaurants with associated drives and
fairly consistent with those of the Existing Regulations. However, open space
parking. Two case studies are provided with this analysis. The Minimum
requirements of the PCCO required an off-site mitigation option to be utilized,
Permit Requirements and PCCO-Central Catawba District standards will
resulting in a significant payout to mitigate open space.
be incorporated into the development program for the project. Changes to
development costs will be compared to the estimated development cost of the
The site development costs associated with the Minimum Permit Requirements
Existing Regulations.
analysis are $3,061,600 compared to $3,109,600 for the Existing
Regulations. The site development costs for the PCCO-Central Catawba
In summary, the project had to abide by detention requirements of the
analysis are $3,453,000. Refer to the cost estimate figures enclosed.
Existing Regulations. No water quality measures were required nor were there
additional volume requirements beyond that provided with the peak flow
Staff reviewed the project development in relation to the draft Environmental
detention of the original design. The Existing Requirements incorporated
Chapter of the City of Charlotte’s General Development Policies (GDP-E). The
underground detention storage and wet ponds for storm water management.
combination of undisturbed open space, mitigated open space and water quality
To meet storm water management requirements of both the PCCO and Minimum
protection provided by the PCCO would serve to meet the intent of the GDP-E.
87
C O M M E RC I A L
SHEET
CFACT
ASE ST
U DY # 7
P C C O C E N T R A L C ATAW BA
DESIGN CRITERIA
E X I S T I N G R E G U L AT I O N S
MINIMUM PERMIT
REQUIREMENTS
P C C O - C E N T R A L C ATAW B A
167
167
167
4
4
4
O P E N S PA C E
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
T R E E S AV E
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
U N D I S T U R B E D O P E N S PA C E
NOT REQUIRED
NOT REQUIRED
10%
N/A
N/A
N/A
8 5 % T S S R E M O VA L *
NOT REQUIRED
NOT REQUIRED
X
7 0 % T P R E M O VA L *
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
DETENTION
X
X
X
VOLUME CONTROL
X
X
X
REQUIRED ELEMENTS
PA R K I N G
EXTERNAL CONNECTIONS
BUFFERS
* See Appendix for definitions.
88
City of Charlotte Cost Analysis
C O M M E RC I A L
SHEET
CFACT
ASE ST
U DY # 7
PC C O C E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
E X I S T I N G R E G U L AT I O N S
MINIMUM PERMIT
REQUIREMENTS
P C C O - C E N T R A L C ATAW B A
NS
NS
NS
9.66
9.66
9.66
99,829 SF
99,829 SF
99,829 SF
P R I VAT E R O A D S ( L I N E A R F E E T )
N/A
N/A
N/A
% I M P E RV I O U S
83%
83%
83%
PA R K I N G R E Q U I R E D
167
167
167
PA R K I N G P R O V I D E D
404
362
359
O P E N S PA C E R E Q U I R E D * *
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
O P E N S PA C E P R O V I D E D
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
T R E E S AV E A R E A R E Q U I R E D * *
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
T R E E S AV E A R E A P R O V I D E D
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
U N D I S T U R B E D O P E N S PA C E R E Q U I R E D * *
NOT REQUIRED
NOT REQUIRED
0.97 (10%)
U N D I S T U R B E D O P E N S PA C E P R O V I D E D
NOT REQUIRED
NOT REQUIRED
0.16 (1.7%)
U N D I S T U R B E D O P E N S PA C E O N - S I T E M I T I G AT I O N * *
NOT REQUIRED
NOT REQUIRED
0.34 AC
U N D I S T U R B E D O P E N S PA C E O F F - S I T E M I T I G AT I O N * *
NOT REQUIRED
NOT REQUIRED
0.58 AC
4,450 SF
14,140 SF
24,725 SF
570’-42” PIPE, 520’-60” PIPE
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
NOT REQUIRED
ELEMENTS
ZONING
SITE ACREAGE
BUILDING (SQUARE FEET)
BMP** WET POND
BMP** UNDERGROUND DETENTION
OFF-SITE IMPROVEMENTS
* All site design elements are applied as required to meet conditions of draft ordinance/ordinances based on specific conditions of site and are subject to change with changing site conditions.
** See Appendix for definitions.
89
C O M M E RC I A L
C A S E S T U DY # 7
P C C O C E N T R A L C ATAW BA
90
City of Charlotte Cost Analysis
C O M M E RC I A L
COST SUMMARY
C AESTIMATE
S E S T U DY # 7
PC C O C E N T R A L C ATAW BA
COST ESTIMATE SUMMARY
E X I S T I N G R E G U L AT I O N S
MINIMUM PERMIT
REQUIREMENTS
P C C O - C E N T R A L C ATAW B A
A L L O WA N C E S
$170,180.00
$170,180.00
$170,180.00
SITE GRADING
$229,515.00
$223,895.00
$253,119.00
STORM DRAINAGE
$877,196.80
$443,411.20
$486,146.90
-
$381,613.75
$529,924.85
EROSION CONTROL
$65,321.00
$65,321.00
$65,321.00
ROOF DRAINS
$89,343.11
$89,343.11
$89,343.11
$578,954.30
$578,954.30
$578,954.30
$1,099,063.40
$1,094,032.90
$1,094,032.90
-
$14,805.00
$22,557.50
N/R
N/R
$6,353.50
-
-
$157,113.00
$3,109,573.61
$3,061,556.26
$3,453,046.06
ELEMENTS
W E T P O N D R E TA I N I N G WA L L S
WAT E R & S A N I TA RY S E W E R
STREETS
LITTORAL SHELF PLANTING
O P E N S PA C E O N - S I T E M I T I G AT I O N
O P E N S PA C E O F F - S I T E M I T I G AT I O N * * *
T O TA L
* Peak flow and volume detention provided.
* * Wa t e r Q u a l i t y ( 8 5 % T S S ) , p e a k f l o w a n d v o l u m e d e t e n t i o n p r o v i d e d .
*** Since average land value in Charlotte is $270,884, we assumed the developer would choose off-site mitigation versus the more costly payment in-lieu option (1.25 x per acre appraised land value).
91
C O M M E RC I A L
EXISTING
C
A S E S T U DY # 7
CONDITIONS
P C C O C E N T R A L C ATAW BA
1
CONTEXT MAP
This site is located in a suburban area bounded by two boulevards. Rezoning as required
to get commercial land use from the existing
residential zoning.
2
existing tree canopy
Around 20-25% of the site had existing tree canopy.
92
City of Charlotte Cost Analysis
C O M M E RC I A L
EXISTING
C
A S E S T U DY # 7
CONDITIONS
PC C O C E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: N/A
p
SITE ACREAGE (AC): 9.66
p
BUILDING (SF): N/A
p
P R I VAT E R O A D S ( L F ) : N / A
p
P E R C E N T I M P E RV I O U S : 1 0 - 1 5 %
p
PA R K I N G R E Q U I R E D : N / R
p
PA R K I N G P R O V I D E D : N / R
p
O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
T R E E S AV E R E Q U I R E D ( A C ) : N / R
p
T R E E S AV E P R O V I D E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
UNDISTURBED OPEN SPACE ON-SITE MITIGATION (AC): N/R
p
UNDISTURBED OPEN SPACE OFF-SITE MITIGATION (AC): N/R
p
BMP - WET POND: N/R
p
BMP - UNDERGROUND DETENTION: N/R
p
OFF-SITE IMPROVEMENTS: N/R
COST ESTIMATE SUMMARY
p
N/A
p
N/A
p
N/A
p
N/A
p
N/A
p
N/A
p
N/A
p
N/A
NOTES
Existing conditions consists of a few residences on a
large tract of property that has some tree canopy with
open fields from potentially historic agricultural uses.
To p o g r a p h y i s r e l a t i v e l y f l a t w i t h t h e s t e e p e s t g r a d e s n e a r
property boundary along the boulevards.
93
C O M M E RC I A L
EXISTING
C A S E S T U DY # 7
REGULATIONS
P C C O C E N T R A L C ATAW BA
1
UNDISTURBED OPEN SPACE
Undisturbed open space is not required under
Existing Regulations. The Existing Regulations
provided 0.16 AC of undisturbed open space.
2
STORM WATER MANAGEMENT
Only storm water detention is required for the
Existing Regulations. The plan treats the three
drainage areas with a combination of underground
detention and wet ponds.
94
City of Charlotte Cost Analysis
C O M M E RC I A L
EXISTING
C A S E S T U DY # 7
REGULATIONS
PC C O C E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: NS
p
SITE ACREAGE (AC): 9.66
p
BUILDING (SF): 99,829
p
P R I VAT E R O A D S ( L F ) : N / A
p
P E R C E N T I M P E RV I O U S : 8 3 %
p
PA R K I N G R E Q U I R E D : 1 6 7
p
PA R K I N G P R O V I D E D : 4 0 4
p
O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
T R E E S AV E R E Q U I R E D ( A C ) : N / R
p
T R E E S AV E P R O V I D E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
UNDISTURBED OPEN SPACE ON-SITE MITIGATION (AC): N/R
p
UNDISTURBED OPEN SPACE OFF-SITE MITIGATION (AC): N/R
p
BMP - WET POND: 4,450 SF
p
BMP - DRY DETENTION: 570’ - 42” PIPE, 520’ - 60” PIPE
p
OFF-SITE IMPROVEMENTS: N/R
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 1 7 0 , 1 8 0 . 0 0
p
SITE GRADING: $229,515.50
p
STORM DRAINAGE: $877,196.80
p
W E T P O N D R E TA I N I N G WA L L S : N / R
p
EROSION CONTROL: $65,321.00
p
ROOF DRAINS: $89,343.11
p
WAT E R & S A N I TA RY S E W E R : $ 5 7 8 , 9 5 4 . 3 0
p
STREETS: $1,099,063.40
p
LITTORAL SHELF PLANTING: N/R
p
T O TA L : $ 3 , 1 0 9 , 5 7 3 . 6 1
NOTES
The Existing Regulations efficiently maximized its leasable square footage and parking. Driveway locations
were basically predetermined by existing development.
Underground detention and a typical wetpond with retaining wall meet detention requirements while keeping the
parking ratio at around 4 parking spaces per 1000 SF of
leasable space.
95
C O M M E RC I A L
CASE STUDY #9
MINIMUM
C A S E S T UPERMIT
DY # 7
REQUIREMENTS
PCC
O C E N T R A L C ATAW BA
1
undisturbed OPEN SPACE
Undisturbed open space is not required under
the Minimum Permit Regulations. The Minimum
Permit Requirements plan provided 0.16 AC of
undisturbed open space.
2
storm water management
The Minimum Permit Requirements plan provided
wet ponds to meet water quality and detention requirements. Retaining walls surround the wet ponds
to maintain all Existing Regulations leasable square
footage and minimize parking loss.
96
City of Charlotte Cost Analysis
C O M M E RC I A L
CASE STUDY #9
MINIMUM
C A S E S T UPERMIT
DY # 7
REQUIREMENTS
PC C
O C E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: NS
p
SITE ACREAGE (AC): 9.66
p
BUILDING (SF): 99,829
p
P R I VAT E R O A D S ( L F ) : N / A
p
P E R C E N T I M P E RV I O U S : 8 3 %
p
PA R K I N G R E Q U I R E D : 1 6 7
p
PA R K I N G P R O V I D E D : 3 6 2
p
O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
T R E E S AV E R E Q U I R E D ( A C ) : N / R
p
T R E E S AV E P R O V I D E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
U N D I S T U R B E D O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
UNDISTURBED OPEN SPACE ON-SITE MITIGATION (AC): N/R
p
UNDISTURBED OPEN SPACE OFF-SITE MITIGATION (AC): N/R
p
BMP - WET POND: 14,140 SF
p
BMP - UNDERGROUND DETENTION: N/R
p
OFF-SITE IMPROVEMENTS: N/R
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 1 7 0 , 1 8 0 . 0 0
p
SITE GRADING: $223,895.00
p
STORM DRAINAGE: $443,411.20
p
W E T P O N D R E TA I N I N G WA L L S : $ 3 8 1 , 6 1 3 . 7 5
p
EROSION CONTROL: $65,321.00
p
ROOF DRAINS: $89,343.11
p
WAT E R & S A N I TA RY S E W E R : $ 5 7 8 , 9 5 4 . 3 0
p
STREETS: $1,094,032.90
p
LITTORAL SHELF PLANTING: $14,805.00
p
T O TA L : $ 3 , 0 6 1 , 5 5 6 . 2 6
NOTES
The use of wet ponds with retaining walls allows the
Minimum Permit Requirements plan to keep all leasable
square footage provided in the Existing Regulations. The
wet ponds result in a parking loss that reduces the number of spaces per 1000 SF of leasable space from 4 spaces/1000 SF to 3.6 spaces/ 1000 SF.
97
C O M M E RC I A L
CASE STUDY #10
PCCO
C A S E SCENTRAL
T U DY # 7
P C C O CCATAWBA
E N T R A L C ATAW BA
UNDISTURBED OPEN SPACE
ON-SITE MITIGATION
1
UNDISTURBED OPEN SPACE
10% undisturbed open space is required under
PCCO Central Catawba regulations. The PCCO
Central Catawba plan provides 0.16 AC of
undisturbed open space. 0.34 AC was mitigated
on-site at a 150% mitigation rate. The remainder of undisturbed open space is satisfied with
off-site mitigation.
2
storm water management
The PCCO Central Catawba plan provides wet ponds
to meet water quality and detention requirements.
Retaining walls surround the wet ponds to limit area
needed for wet ponds.
98
City of Charlotte Cost Analysis
C O M M E RC I A L
CASE STUDY #10
PCCO
C A S E SCENTRAL
T U DY # 7
PC C O CCATAWBA
E N T R A L C ATAW BA
DEVELOPMENT SUMMARY
p
ZONING: NS
p
SITE ACREAGE (AC): 9.66
p
BUILDING (SF): 99,829
p
P R I VAT E R O A D S ( L F ) : N / A
p
P E R C E N T I M P E RV I O U S : 8 3 %
p
PA R K I N G R E Q U I R E D : 1 6 7
p
PA R K I N G P R O V I D E D : 3 5 9
p
O P E N S PA C E R E Q U I R E D ( A C ) : N / R
p
O P E N S PA C E P R O V I D E D ( A C ) : N / R
p
T R E E S AV E R E Q U I R E D ( A C ) : N / R
p
T R E E S AV E P R O V I D E D ( A C ) : N / R
p
UNDISTURBED OPEN SPACE REQUIRED (AC): 0.97 (10%)
p
UNDISTURBED OPEN SPACE PROVIDED (AC): 0.16 (1.7%)
p
UNDISTURBED OPEN SPACE ON-SITE MITIGATION (AC): 0.34
p
UNDISTURBED OPEN SPACE OFF-SITE MITIGATION (AC): 0.58
p
BMP - WET POND (SF): 24,725
p
BMP - UNDERGROUND DETENTION: N/R
p
OFF-SITE IMPROVEMENTS: N/R
COST ESTIMATE SUMMARY
p
A L L O WA N C E S : $ 1 7 0 , 1 8 0 . 0 0
p
SITE GRADING: $253,119.00
p
STORM DRAINAGE: $486,146.90
p
W E T P O N D R E TA I N I N G WA L L S : $ 5 2 9 , 9 2 4 . 8 5
p
EROSION CONTROL: $65,321.00
p
ROOF DRAINS: $89,343.00
p
WAT E R & S A N I TA RY S E W E R : $ 5 7 8 , 9 5 4 . 3 0
p
STREETS: $1,094,032.90
p
LITTORAL SHELF PLANTING: $22,557.50
p
O P E N S PA C E O N - S I T E M I T I G AT I O N : $ 6 , 3 5 3 . 5 0
p
O P E N S PA C E O F F - S I T E M I T I G AT I O N : $ 1 5 7 , 1 1 3 . 0 0
p
T O TA L : $ 3 , 4 5 3 , 0 4 6 . 0 6
NOTES
The PCCO Central Catawba plan retains all leasable
square footage provided in Existing Regulations. The
larger wet ponds reduce the parking ration to 3.6
spaces/1000 SF of leasable space. The wet ponds
proximity to parking and retail provide opportunities
for the wet ponds to become a feature.
99
100
City of Charlotte Cost Analysis