Example. An illustrative example adapted from a real determination: the project, applicant, parcel, agency and place names are removed, and the project's figures are changed. Bracketed text marks a removed name. Shown: the cover and the findings. The full report continues with the reviewer standards, the certification and the appendices. No agency is affiliated with Kumu Planning Systems.
Plan Consistency Determination

Transit-oriented development plan

Example


Affordable housing proposal
Mixed-use tower
Reviewed against
Transit-oriented development plan
360 goals · page cites both sides
Consistency determination
Not consistent
The project does not follow the adopted plan.
Deciding factBuilding height 320 ft, over the max 200 ft by 120 ft. plan p.132app p.6
55/100
Plan match score.
Context, not the gate.
1

Measured limits

code-checked against the plan's caps
MeasuredThe projectThe plan's limitResultBy how much
Parking rationot statedmax 1.25 stalls/unitplan p.136No numbernothing to compare
Affordability (AMI)80 % AMIapp p.11max 120 % AMIplan p.141Withinwithin the plan
Affordable share60 %app p.2min 5 %plan p.141Withinwithin the plan
Building height320 ftapp p.6max 200 ftplan p.132Over the limit120 ft over
Floor area ratio (FAR)8 FARapp p.6none setNo limiton file
Caps checked against the adopted plan; one or more await confirmation with the department. Caps are graded plan-wide where a subdistrict-specific limit was not resolved.
2

Where the project clashes with the plan

3 of 20 shown
2.1 · [The district] is envisioned as a livable urban community and a model for walking, biking, and transit usage. The new rail station and surrounding TOD district will include a mix of uses, spur redevelopment where appropriate, help revitalize neighborhoods, and provide infrastructure improvements for increased safety, better mobility, and a sustainable environment.plan p.30
Clash
The project includes a large 8-story parking structure with 620 stalls for 400 units, indicating a high reliance on private vehicles, which conflicts with the vision of being a model for walking,…
“An 8-story freestanding parking structure will contain 620 parking stalls”
2.1 · [The district] is envisioned as a livable urban community and a model for walking, biking, and transit usage.plan p.27
Clash
The project's provision of 620 parking stalls for 400 residential units suggests a high reliance on private vehicles, which conflicts with the vision of being a model for walking, biking, and trans…
“An 8-story freestanding parking structure will contain 620 parking stalls”
5.2.3 · To address potential conflicts with constructing a diverse housing stock, new residential land uses are recommended, such as live/work dwellings and a medium-density housing type, for both the TOD and TIZ Precincts.plan p.128
Clash
The objective recommends new residential land uses such as live/work dwellings and a medium-density housing type, but the project is a 30-story high-rise, which is a high-density type, and does not…
“The development is a 30-story high-rise mixed-use project consisting of 400 residential units”application p.1

Building height is also a clash, shown in the measured limits above.

45
Supported
The project advances these adopted goals.
16
No effect
Neither supported nor in conflict.
279
Not covered
The application is silent on these.
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