Excerpted from LEED 2009 for Neighborhood Development
To conserve land. To promote livability, walkability, and transportation efficiency, including reduced vehicle distance traveled.To leverage and support transit investments. To reduce public health risks by encouraging daily physical activity associated with walking and bicycling.
For projects with existing and/or planned transit service (i.e., service with the funding commitments specified in SLL Prerequisite 1, Smart Location) that meets or exceeds the 2-point threshold in SLL Credit 3, Locations with Reduced Automobile Dependence, Option 1, build at the following densities, based on the walk distances to the transit service specified in SLL Credit 3:
If the project location is served by a transit agency that has specified guidelines for minimum service densities that are greater than the densities required by this prerequisite, the project must achieve those service densities instead.
Build any residential components of the project at a density of 7 dwelling units per acre (17.5 DU/hectare) of buildable land available for residential uses.
Build any nonresidential components of the project at a density of 0.50 FAR or greater of buildable land available for nonresidential uses.
Density calculations include all planned and existing buildings within the project boundary, excluding those portions of parking structures devoted exclusively to parking.
The specified density must be achieved within five years of the date that the first building of any type is occupied.
If one component of the project, residential or nonresidential, meets the minimum density requirement but the other component does not, include only the qualifying density. Use that component’s dwelling units or nonresidential floor area in the numerator and the total buildable land area in the denominator. If the resulting density meets the minimum requirement, the prerequisite is achieved.
Hello Eliot, I am having a difficult time understanding the language of NPDp2. If I understand correctly, for a project of 9.5 net acres, a total of 7 dwelling units/acre are required to meet the prereq? Or so I subtract the area of streets and sidewalks? Parks and public space?
Also, the plans I have show FARFloor-area ratio is the density of nonresidential land use, exclusive of parking, measured as the total nonresidential building floor area divided by the total buildable land area available for nonresidential structures. For example, on a site with 10,000 square feet (930 square meters) of buildable land area, an FAR of 1.0 would be 10,000 square feet (930 square meters) of building floor area. On the same site, an FAR of 1.5 would be 15,000 square feet (1395 square meters), an FAR of 2.0 would be 20,000 square feet (1860 square meters), and an FAR of 0.5 would be 5,000 square feet (465 square meters). calculations for our commercial structures being 2:1. Does that indicate an FAR of .5, or of 2?
Thanks in advance!
Colin, start with the site's total gross acreage, and subtract existing and proposed public rights-of-way and other areas that are non-buildable because of local regulations and ND prerequisites. Non-buildable areas also include any local code-required set-asides like park land (but note that park land or open space that is voluntarily set-aside is considered buildable in the density calculation even if it's not constructed upon). When all non-buildable landThe portion of the site where construction can occur, including land voluntarily set aside and not constructed on.. When used in density calculations, the calculation for buildable land excludes: public streets and other public rights of way, and land excluded from development by law or other prerequisites of LEED for Neighborhood Development. is removed, the remaining buildable acreage is allocated to residential and/or non-residential buildings (land for mixed-use buildings is pro rated to the residential and non-res land categories according to the res and non-res floor area shares in the buildings). Once you have the total buildable residential acres, divide total dwellings by the acres to see if 7 DU/acre is achieved; and divide total non-res building sq ft by total buildable non-res land sq ft to see if 0.5 FARFloor-area ratio is the density of nonresidential land use, exclusive of parking, measured as the total nonresidential building floor area divided by the total buildable land area available for nonresidential structures. For example, on a site with 10,000 square feet (930 square meters) of buildable land area, an FAR of 1.0 would be 10,000 square feet (930 square meters) of building floor area. On the same site, an FAR of 1.5 would be 15,000 square feet (1395 square meters), an FAR of 2.0 would be 20,000 square feet (1860 square meters), and an FAR of 0.5 would be 5,000 square feet (465 square meters). is achieved. Note that higher density thresholds apply to portions of sites that are served by high-frequency transit. If by chance one of the components doesn't achieve its threshold, check out the prerequisite's last paragraph for a work-around. And regarding your plan's expression of FAR as a 2:1 ratio, that sounds like a FAR of 2.0, not 0.5.
Eliot, thank you so much for such a detailed and, as always, prompt response! I look forward to wrapping my head around these ratios.
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