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Providing a standard, regionwide <br />set of land-use classes and a consistent <br />methodology can produce more efficient and <br />affordable bui[dout analyses. <br /> <br />analysis, in which possil~le development <br />lands are ovedaid on a community base mop <br />and the relevant changes in imper4ous sur- <br />face, population, housing, and the like are <br />caicufated. <br /> <br />Preservation Initiative lays out a procedure for <br />a simple zoning dlstdct buildout ada!ysis . <br />using a G[S computer program. A more'com- <br />plex parcel-based buildout analysis for <br />Chadestown is described in Matthew <br /> <br />thesis, available at http://envstud[es.brown. <br />edu/Thesis/eoo~/amengua[/index.htmL <br /> <br />ducted, ~here are two stages in the process. <br /> <br />proiected development changes on maps. <br />Stage z calculates the quantitative imbac~s of <br />the chan~s and summarizes the cdtical infor- <br /> <br /> Sta~ ~. Development map preparation. <br />The existing development base maps should <br />depict: <br /> <br />· community boundaries <br /> <br />· existing roads and land use <br /> <br />· existing zoning districts <br /> <br />· permanently protected or constrained open <br /> space <br /> <br />· partially constrained lands (e.g,. steep <br /> slopes, floodplains, wetlands, utility ease- <br /> ments, public ownership) <br /> <br />· recent subdivisions. <br /> <br />· underdeveloped areas (e.g., land that con- <br /> tains significantly tess density or intensity <br /> of use than allowed, such as a single-family <br /> house on farmland or on land zoned for <br /> cam mercia[ use) <br /> <br />· possible infi[I areas (e.g., neighborhoods or <br /> commerdal districts with the potential for <br /> ~ncreased density or intensity through use <br /> of'vacant lands or redevelopment of lower- <br /> intensity areas) <br /> <br />· a composite map of ail future development <br /> area potential at bui~dout. <br /> <br /> Stage =. Quantitative analysis. Moving <br />from the potential development areas to <br />quantities of housing units and of commer- <br />cial and industrial square feet. or the project <br />buildout "yield," requires the calculation <br /> <br /> For a manual analysis, these maps will <br />be separate overlays; for a GIS analysis, these <br />maps will be separate digital layers. <br /> The projected development change <br />maps should depict: <br /> <br />[] undeveloped areas (e.g., vacant bui[dabie <br /> land with no constraints) <br /> <br />of a number of factors that affect the net <br />yield. <br /> For residential units, deductions for <br />r~ads, lot size variations, and other con- <br />straints can subtract to to 30 percent from <br />potentially buiidable acreage. The result is <br />total net bui[dable area, expressed as the for- <br />mula: Raw Land x Ad/ustments (for ~oads and <br />other constraints) - Total Net Buildable Area. <br />The net bui[dabie area is then divided by the <br />minimum lot sizes required in the vadous res- <br />identia[ zones to find the total num~bet of new <br />housing units, <br /> For commercial and industrial areas, the <br />analysis is based on determining an "effec- <br />tive FAR" (Roar Area Ratio) that takes account <br />of zoning requirements and limitations. <br />Typical [imiting factors include the FAR or the <br />percent lot coverage and height limits speci- <br />fied in the zoning ordinance, along with park- <br />ing and open space requirements. To avoid <br />overestimating the potential square footage, <br />the effective FAR should be based on the <br />most limiting of the requirements. This calcu- <br />lation requires professional jud[ment and <br />knowledge of the community to select realis- <br />tic mixes of alternative fotura land uses <br />within each zoning district. <br /> <br />ARS Consulting. zoo3. Determination of FTnanciol Impacts ~om Rood Studies. <br /> Mecklenburg County Water and Land Resources Division. Rna{ Report. Prepared for <br /> Meckienbu~ CounW En~neefin~ & Building Standards: Chado~e, N.C. <br /> <br />Be~shim Regiona{ Plannin~ ~mmissiom ~.berkshirep[anning.o~. <br /> <br />Charade Mec~[enbu~ Coun~ G~emment. Coun~ide Rood~iain Remapping ProiecL <br /> h~p://cha~ec~.o~/Oe~a~ments/LU~Water+~nd*Resources <br /> <br />Lacy, Jeff. ~99o. ~e Manuai ofBuild-OutAnalysi5, Amhemt: Center for RU~I <br /> MassachuseEs. <br /> <br />Mess Audubon zoo~. Losing Ground: At What Cost?~.massaudubon.org/tosin~- <br /> ground. <br /> <br />MassachuseEs ~ecutive Office of Environmental Affairs. ~.mass.gov/envir. <br /> <br />Massachusetts Geo~phic ~nformation System (MassGi5). ~Scooe of Se~ic~s for <br /> Bui[dout Analysts," ~.mass.gov/m~is/buHdout.htm. <br /> <br />~ssachuse~ Geographic Infa~ation System (Mas5GiS). 'GIS-based Buildoet Analyses far <br /> AU the C~ties and Towns in Massassachuse~s." ~.mass.[ov/m~is/m~presz.htm, <br /> <br />U.5, ~nvironmental Protection A~ency. Green Communities Protein, w~.epd.gov/ <br /> greenkit/bui[d_out, hcm. <br /> <br />ZONINGPRACTIC~ 3.06 <br /> <br /> <br />