Kevin Behm – Addison County Regional Planning Commission

802-388-3141

Kevin Behm – Addison County Regional Planning Commission

Community

Build-Out

Analysis

August 8, 2006

Kevin Behm – Addison County Regional Planning Commission

Community

Build-Out

Analysis

August 8, 2006

Community Build-Out Analysis

Development started in 1999 as a part of the Community Planning Tools Demonstration Project funded by Sen. Leahy’s Office and administered by the Center for Rural Studies at UVM.

Center for Rural Studies has provided additional funding to improve the program over the past 5 years.

Operates as an extension to the ESRI GIS program ArcView 3.2

What is a Build-Out? A build-out analysis predicts the maximum potential for

development based on town policies and zoning bylaws as well as environmental or geographic constraints to development.

WHY? A planning tool to assess the consequences of existing and proposed planning and zoning practices.

1869 1942

1962 1977

1992 1995

Existing zoning

Build-out under existing zoning

Existing residential – 611 Potential development

with no development in wetlands, floodplain, or forest districts - 3263

DRAFT zoning

Low density district changed from 5 acre to 10 acre

Forest District changed to Conservation to include hilltops and steep slopes

Build-out under draft zoning

Potential residential development – 1546

vs. current zoning of 3263 units

Build-Out Status All parcel/zoning combinations are symbolized with a build-out result

No existing house and under the minimum

lot size ( 1 unit added)

Under the minimum lot size

Density removed using a layer

Density allowed but houses must be relocated off of layer

Density reduced using a layer and fewer houses shown

Compare build-out results - spatial

Development density changes Polygon symbology changes

Existing zoning Draft zoning

Compare build-out results – export to spreadsheet

RA2 (2 ac)571

RA5 (5 ac)2472

RA1 (1 ac)199

WLD (25 ac)0

FOR (25 ac)0

FHA (25 ac)0

Draft zoning

RA-2 (2 ac)404

LDAD (10 ac)

993

RA-1 (1 ac)117

RA-1-V (1 ac)

33

CON-P (10 ac)

0

Existing zoning residential units – 3263

Draft zoning Residential units –1546

Existing zoning

Methodology – Data Needs

Uses existing town GIS data Zoning Tax Parcels E911 Structures or grand

list Natural Resource

Information Data must be current or

updated for accuracy

Methodology – Basic Steps

A. Construct a table of each parcel’s acreage by zoning district

B. Determine existing parcels that are fully developed

C. Calculate potential new development allowed in each zone

Resulting Summary Table by Zone

Methodology – Next Level

Change minimum lot size of ASRR district to 5 acres from 10 acres

Methodology – Compare Tables

Potential units in the ASRR district increase from 181 to 617

Methodology – Com/IndustrialVillage/ Commercial Area

Min Lot Size .33 ac(14,520 sq ft)

Lot Coverage 75%Max Building Hgt 35 ftSq Ft / Parking Sp 200

Existing Development

C/I Summary Table by Zone

Methodology – Location ConstraintsDefine constraint layers

Choose to use or remove the layer area from density calculation

Choose to allow structures in the layer area or restrict placement of potential development

Adjust density of layer areato less than 100%

Methodology – Location Constraints

Floodplain Layer

Restrict house locations in floodplain by removing layer – maintain overall density

Next Steps for CBOA1. Continue to use the program with communities.2. Work to improve the currency/accuracy of town data. 3. Improve the program with new ideas from users.

Mixed use districts Time horizon – growth model PUD w/ open space – conservation planning Subdivision lot lines

4. Issues – move to ArcGIS or Web-based5. Funding partners

Acknowledgements

Thanks to the Vermont USDA and Senator Leahy’s staff for originally supporting the Community Planning Tools Demonstration Project and to the Center for Rural Studies at UVM for continuing to provide development support.

In addition, we want to recognize the important land use decisions that are made by the volunteer boards and commissions in each of our communities. We sincerely hope that these tools will be an asset to their efforts.