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Potential Novato Properties

The following gallery displays renderings of what it might look like to have 30 units/acre on a 3-acre parcel at different potential properties in Novato.

The Novato Square Shopping Center 

Based on the 30/acre ratio, a 3-acre parcel would yield 90 units fitting onto a footprint of 130,680 square feet or a plot of 500ft x 262ft. Assuming that you could never fit 90 units of single story onto that plot, then we are likely to have 2 or 3 stories of housing in an area where there are only scattered 2-story single family, low-density units today. To make the math easy, 30 units (1/3 of the 90) would be on each floor. A 130,680 footprint divided by 30 units would give each unit approximately 4,356 square feet or a plot size of roughly 66' x 66'.

Given that in the surrounding area, the properties are roughly .2 acres (based on marinmap.org), and contain about 2.52 people on average (based on 2000 census), that would mean that the neighborhood this is being placed into currently supports ~13 people/acre. It is widely believed that this type of high density housing not only is high density as it relates to the number of units, but also as it relates to the number of inhabitants of those units. The recession has made 'doubling up' a familiar phenomenon. Some of the per unit estimates range from 4-8 people in a single unit for lower income housing. At a minimum (using the same 2.52 per household figure) 90 units would bring 226 people living in a 500x262 sq. ft. box. With doubling up for many units, consider 4 people per unit x 90 units would bring 360 people living in that same box. With surrounding zoning applied to that area, it would only bring 38 people. The illustrations below give you a graphic of the relative density difference between development at the existing area's current zoning vs. at a minimum and maximum occupancy given high-density zoning.
 

 

density

    Note: This is purely a design rendering / artist conception
of what it might look like if you were to put 30 units per acre in a 3 acre plot
 

1901 - 1905 Novato Blvd.

The following gallery displays renderings of what it might look like to have 30 units/acre on a 2-acre parcel (1-acre each for 1901 & 1905 Novato Blvd) at the corner of McClay Rd. and Novato Blvd.

Based on the 30/acre ratio, a 2-acre parcel would yield 60 units fitting onto a footprint of 87,120 square feet or a plot of 500ft x 174ft. Assuming that you could never fit 60 units of single story onto that plot, then we are likely to have 2 or 3 stories of housing in an area where there are only scattered 2-story single family, low-density units today. To make the math easy, 20 units (1/3 of the 60) would be on each floor. A 87,120 footprint divided by 20 units would give each unit approximately 4,356 square feet or a plot size of roughly 66' x 66'.

Given that in the surrounding area, the properties are roughly .2 acres (based on marinmap.org), and contain about 2.52 people on average (based on 2000 census), that would mean that the neighborhood this is being placed into currently supports ~13 people/acre. It is widely believed that this type of high density housing not only is high density as it relates to the number of units, but also as it relates to the number of inhabitants of those units. The recession has made 'doubling up' a familiar phenomenon. Some of the per unit estimates range from 4-8 people in a single unit for lower income housing. At a minimum (using the same 2.52 per household figure) 60 units would bring 151 people living in a 500x174 sq. ft. box. With doubling up for many units, consider 4 people per unit x 60 units would bring 240 people living in that same box. With surrounding zoning applied to that area, it would only bring 38 people. The illustration below gives you a graphic of the relative density difference between development at the existing area's current zoning vs. at a minimum and maximum occupancy given high-density zoning. Below that is a rendering of what it might look like at the Square Shopping Center. 

 

 

1901 S Novato
    Note: This is purely a design rendering / artist conception
of what it might look like if you were to put 30 units per acre in a 3 acre plot
 

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