MASSING
CONCEPTUAL DESIGN
In the feasibility and acquisition phase, Realm’s massing analysis provides an initial low-cost and low-risk assessment of a potential project based on a site’s land use, zoning, and dimensional characteristics. Our experienced team of consultants is familiar with navigating South Florida’s myriad of municipal and county zoning regulations, including the impact of the “Live Local Act” (SB-102) on the state’s development landscape. As a visual aid to understanding regulating factors, we prepare a massing analysis tailored to your specific site.
For residential or mixed-use projects, a conceptual site plan and three-dimensional massing are developed based on the maximum allowable unit count and floor area ratio (FAR) referenced in the zoning analysis. Although still early in the development process, our team begins to apply basic architectural organizational principles and assumptions of basic building functions based on our experience. The resulting massing also includes a unit schedule, parking schedule and area (square footage) schedule that can be used for early construction estimates and takeoffs.
ZONING
INITIAL ZONING ANALYSIS
An initial zoning analysis will uncover and breakdown some of the following key factors, which vary for each jurisdiction:
Zoning district: The name and development intent of the specific zone that is designated for your property. Note that immediately adjacent zones and those within a certain distance from your property can also have an impact.
Allowable uses: The specific uses (single-family residential, multifamily residential, office, retail, etc.) permitted within each zoning district by right.
Density calculation: Based on the lot size (in acres), residential density is typically calculated by a maximum value of units per acre.
Dimensional standards: Includes maximum allowed building height, maximum allowed floor area (as a ratio to the lot size), and minimum building setbacks from the front, rear, and side property lines.
Public benefits: If affordable or workforce housing is a part of the development program, some jurisdictions may offer benefits such as bonus residential units, reduced parking requirements and waived impact fees.
After the zoning analysis, our team works to develop multiple conceptual massing options based on site constraints and in close coordination with the development budget and desired program.