Kevin Behm – Addison County Regional Planning Commission 802-388-3141

1. Community Build-Out Analysis • Kevin Behm – Addison County Regional Planning Commission • 802-388-3141 August 8, 2006 Kevin Behm – Addison County Regional Planning Commission

2. Community Build-Out Analysis August 8, 2006 Kevin Behm – Addison County Regional Planning Commission

3. 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

4. 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.

5. 1869 1942

6. 1962 1977

7. 1992 1995

8. Existing zoning

9. Build-out under existing zoning • Existing residential – 611 • Potential development with no development in wetlands, floodplain, or forest districts - 3263

10. DRAFT zoning • Low density district changed from 5 acre to 10 acre • Forest District changed to Conservation to include hilltops and steep slopes

11. Build-out under draft zoning • Potential residential development – 1546 • vs. current zoning of 3263 units

12. 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

13. Compare build-out results - spatial • Existing zoning • Draft zoning • Development density changes • Polygon symbology changes

14. Compare build-out results – export to spreadsheet • Existing zoning • Draft zoning • Existing zoning residential units – 3263 • Draft zoning Residential units –1546

15. 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

16. Methodology – Basic Steps • Construct a table of each parcel’s acreage by zoning district • Determine existing parcels that are fully developed • Calculate potential new development allowed in each zone

17. Resulting Summary Table by Zone

18. Methodology – Next Level Change minimum lot size of ASRR district to 5 acres from 10 acres

19. Methodology – Compare Tables Potential units in the ASRR district increase from 181 to 617

20. Methodology – Com/Industrial Village/ Commercial Area Min Lot Size .33 ac (14,520 sq ft) Lot Coverage 75% Max Building Hgt 35 ft Sq Ft / Parking Sp 200 Existing Development

21. C/I Summary Table by Zone

22. Methodology – Location Constraints Define 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 area to less than 100%

23. Floodplain Layer Methodology – Location Constraints Restrict house locations in floodplain by removing layer – maintain overall density

24. Next Steps for CBOA • Continue to use the program with communities. • Work to improve the currency/accuracy of town data. • Improve the program with new ideas from users. • Mixed use districts • Time horizon – growth model • PUD w/ open space – conservation planning • Subdivision lot lines • Issues – move to ArcGIS or Web-based 5. Funding partners

25. 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.