Evaluating Infill Potential:

Identifying and Quantifying Infill Opportunity Sites

Infill Potential Methodology Project May 2004

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Our Presentation Today

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Introduction to the Infill Methodology Project The Geographical Screening Feature Evaluating Infill Strategies Application and Next Steps Infill Potential Methodology Project May 2004

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Project Participants

State Caltrans / HCD Non Profit Environment Now Local City of Los Angeles County of Los Angeles Consultants: Terry Watt Solimar Research Infill Potential Methodology Project May 2004

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Grant

 Grant funding provided by Caltrans  Environmental Justice Grant Infill Potential Methodology Project May 2004

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Section I

Background

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Develop a Tool That Will:

 Identify infill parcels with potential for redevelopment  Estimate increased housing production through use of specific infill strategies  Compare different strategies to determine which provide more “bang for the buck”  Be utilized by cities, counties, and the development community and citizen groups Infill Potential Methodology Project May 2004

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Project Goals

 Develop a replicable tool that will  analyze infill scenarios at parcel, neighborhood, and city-wide scale  evolve with changing circumstances  support evaluation of public policies and programs  utilize local and national government databases  use ‘off-the-shelf’ GIS software Infill Potential Methodology Project May 2004

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Data

  Minimum data requirements  Assessors information  Zoning  Land Use Other useful data sets  Census  Infrastructure  Building permits, etc.   Aerial photos Other… Infill Potential Methodology Project May 2004

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Section II

Geographic Screening

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Focus on “Built/Capacity”

 Units on the ground / some estimate zoning capacity  Central focus of infill methodology  Helps planners identify good spots for infill  Highlights areas where change can be accommodated with little regulatory change  Can be combined with other screens such as land:improvement ratio and investments

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Example Screens

         Zoning Parcel Size Units on Ground Compared to Zoning Density Ratio of Improvement Value to Land Value Year Built Land Use Distance from Transit Other… Infill Potential Methodology Project May 2004

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Infill Analysis Tool – Example West LA CPA 12

Example Zoom to Parcel Level 13

Query 1: Select Geography, West Los Angeles CPA 14

Query 2: All Multiple Family Zoned Parcels 15

Query 2: All Multiple Family Zoned Parcels - Zoom 16

Query 3: Parcels Greater Than 7000 Square Feet in Size 17

Query 4a: Existing Units Less the 50% Allowed by Zoning 18

Query 5: Improvement to Land Value Ratio less that 0.9

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Query 6: De-Selection of Parcels by Hand - Before 20

Query 6: De-Selection of Parcels by Hand - After 21

173 Parcels Selected Through This Screen 22

Zoom 1 23

Zoom 2 and Identify 24

Section III

Evaluating Infill Strategies

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Strategy Development and Analysis

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Define Strategy Generate Assumptions Geographic Screening Map Results Calculate Estimated Infill Potential Evaluate and Revise Infill Potential Methodology Project May 2004

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Generate Assumptions

 Determine Density Increase Due to Strategy  Determine Absorption Rate  Local Market Conditions  Increase Due to Strategy  Increase Due to Subsidy Infill Potential Methodology Project May 2004

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Strategy 1: 25% Density Bonus

 “A 25% density bonus on selected multi-family zoned residential parcels” 

Example Qualifying Parcel Criteria

:  Multiple family zoning  Omit parcels with non residential, non commercial uses ie: churches  Existing/Allowed units ratio less than 75%  Improvement Ratio less than 0.9

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Strategy 1 Geographic Screen 29

Strategy 1: 25% Inclusionary Density Bonus 30

Strategy 5: Transit Oriented District (TOD)

 “Significant density increase of all residential and commercially zoned parcels within a given distance of a major transit hub. Height limits are removed and parking is reduced.” 

Example Qualifying Parcel Criteria:

 All parcels within given distance of major transit hub  Omit parcels with non residential and non commercial zoning Infill Potential Methodology Project May 2004

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Southeast LA CPA 32

Query 1: Parcels within Southeast LA CPA 33

Query 2: Parcels within ½ Mile of Transit Stop 34

Query 2a: Parcels within ¼ Mile of Transit Stop 35

Query 3: Parcels with Residential and Commercial Zoning 36

Query 3: Parcels with Residential and Commercial Zoning - Zoom 37

Strategy 3: Transit Oriented Development 38

Benefits of This Tool

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You can select any geography you want … and any parcel-based features you want.

You can “de-select” parcels by hand if you know they don’t “fit”.

You can test specific policy ideas and see how they will play out statistically and geographically.

You can make assumptions about market behavior and incorporate those.

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Section IV

Application and Next Steps

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Potential Applications

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Public Sector

 General agency analysis  HCD – Housing Elements  Proactive planning – pre-approving good sites for infill development 

Private Sector

 Developers locating opportunity sites for development Infill Potential Methodology Project May 2004

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Sample EJ Application

 Layer parcel data onto larger-scale data (what we call “Infill Study Areas”)  See infill potential as it relates to socioeconomic conditions  Example: Multifamily v. second units in West L.A. Community Plan Area

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Next Steps

   Solicit Feedback Document Project  Create “How To” Document Future Developments    Data Enhancements Customized User Interface Training and Technical Assistance    Select another pilot jurisdiction Further validation and calibration Ability to identify parcels most likely to be redeveloped under a given strategy Infill Potential Methodology Project May 2004

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