Land Capacity Analysis: Ferndale UGA
14-Aug-09
Residential Assumptions Occupancy Rate: SFR 93.3% Average Houshold Size: SFR 2.90 Occupancy Rate: MFR 92.5% Average Household Size: MFR 2.52 Other Public Uses - SFR 5.0% Other Public Uses - MFR 5.0% Infrastructure Subtraction - SFR 26.8% Infrastructure Subtraction - MFR 18.9% Market Factor: Vacant SFR 15.0% Market Factor: Part.-Util. SFR 25.0% Market Factor: Vacant MFR 15.0% Market Factor: Under-Util. MFR 25.0% Assumed Minimum Lot Size (SqFt): 8,500 City Zones: RS 8.5 GIS Reference SF - 8500
20.6% CA subtraction percentage
0.23017 8,500 6,500 RS 6.5 SF- 6500 6,500 10,500 RS 10.5 SF - 10500 10,500 50.0% Res. 4,000 4,000 RO RES / COM - 922
Vacant MFR 7.1 7.9 0.0 0.0 1.9 6.0 0.2 5.7 5.0% 5.4 26.8% 4.0 25.0% 3.0 4.1 1.9 12.4 3.0 368.0 446.3 93.3% 416.4 2.90 1207.4 0.0 9.4 93.3% 8.8 2.90 25.4 701.1 218.3 40.9 91.1 350.9 13.6 337.2 5.0% 320.4 26.8% 234.4 20.7% 186.0 5.2 3.4 967.5 142.0 940.0 1,765.5 93.3% 1,647.2 2.90 4,776.8 16.0 57.1 92.5% 52.8 2.52 133.2 13.8 6.7 0.0 1.1 6.0 0.2 5.8 5.0% 5.5 18.9% 4.4 15.0% 3.8 10.9 4.7 41.1 11.2 0.0 0.0 1.9 9.3 0.4 8.9 5.0% 8.5 18.9% 6.9 25.0% 5.2 10.9 4.0 56.1 23.0 0.0 33.1 92.5% 30.6 2.52 77.2 15.0 41.5 92.5% 38.4 2.52 96.7
0.21115
50.0% Res. 3,960 3,960 UR RES / COM - 594
3,960 RM 1.5 MF - 1613
3,960
50.0% Res. 2,904 2,904 CC COM / RES - 278
Comm./Indust. Assumptions Employment Density: Retail Employment Density: Commercial Employment Density: Industrial Floor Area Ratio: Retail Floor Area Ratio: Commercial Floor Area Ratio: Industrial Occupancy Rate: Retail Occupancy Rate: Commercial Occupancy Rate: Industrial Infrastructure Subtraction: Retail Infrastructure Subtraction: Commercial Infrastructure Subtraction: Industrial Other Public Uses: Retail Other Public Uses: Commercial Other Public Uses: Industrial Market Factor: Vacant Retail/Commercial Market Factor: Under-Util. Retail/Comm Market Factor: Vacant Industrial Market Factor: Under-Util. Industrial
700 750 1,000 0.161 0.164 0.170 95.0% 95.0% 95.0% 10.0% 10.0% 10.0% 5.0% 5.0% 5.0% 15.0% 25.0% 15.0% 25.0%
Weight 50.0% 50.0% 50.0% 50.0% 50.0% 50.0%
Overall 725
0.1625
0.95
50.0% Comm. RO RES / COM - 922
50.0% Comm. UR RES /COM - 594
50.0% Comm. CC COM / RES - 278
City Zones: Industrial IND - 0
TOTAL RES
COM - 0
RESIDENTIAL LAND SUPPLY: CITY
Vacant only Inventory - Gross Developable Acres - Pending Projects - Publicly Owned Developable Lands - Critical Areas Subtraction Subtotal - Future Public Uses Subtraction Subtotal - Other Public Uses Subtraction (%) Subtotal - Infrastructure Subtraction (%) Subtotal - Market Factor Subtraction (%) Net Developable Acres x Assumed Net Densities BLI Density Dwelling Unit Capacity - Dwelling Units on PU and UU Parcels - Dwelling Units on UU Comm/Industrial + Pending Project Dwelling Units Dwelling Unit Capacity with Pending x Occupancy Rate Subtotal x Average Household Size Population Growth Capacity
PartiallyVacant SFR Used SFR 126.8 226.0 84.8 14.4 33.3 93.5 3.6 89.9 5.0% 85.4 26.8% 62.5 15.0% 53.1 5.1 3.7 272.0 204.1 0.0 0.0 27.8 176.3 6.8 169.4 5.0% 160.9 26.8% 117.8 25.0% 88.3 5.1 2.0 452.6 129.0 319.0 591.0 93.3% 551.4 2.90 1599.2 0.0 323.6 93.3% 301.9 2.90 875.5
PartiallyVacant SFR Used SFR 27.3 97.0 43.2 26.5 1.9 25.4 1.0 24.4 5.0% 23.2 26.8% 17.0 15.0% 14.4 6.7 5.2 96.7 27.0 0.0 0.0 10.5 16.5 0.6 15.9 5.0% 15.1 26.8% 11.0 25.0% 8.3 6.7 4.0 55.5 10.0 253.0 349.7 93.3% 326.2 2.90 946.1 0.0 45.5 93.3% 42.5 2.90 123.2
PartiallyVacant SFR Used SFR 48.8 139.1 90.3 0.0 15.6 33.2 1.3 31.9 5.0% 30.3 26.8% 22.2 15.0% 18.9 4.1 3.9 78.3
Total SFR
Under-Utilized Vacant MFR MFR 12.7 13.5 0.8 0.0 8.9 3.8 0.1 3.7 5.0% 3.5 18.9% 2.8 15.0% 2.4 11.0 248.6 26.5
Under-Utilized Vacant MFR MFR 56.8 6.5 0.0 0.0 1.4 5.2 0.2 5.0 5.0% 4.7 18.9% 3.8 25.0% 2.9 11.0 -3.4 31.6 47.0 0.0 -15.4 92.5% -14.2 2.52 -35.8 249.0 558.2 92.5% 516.3 2.52 1301.2 76.4 19.6 0.0 12.2 44.7 1.7 42.9 5.0% 40.8 18.9% 33.1 15.0% 28.1 11.0 9.6 309.2
UnderUtilized MFR
Vacant MFR 2.2 18.8 0.0 0.0 1.0 17.7 0.7 17.1 3.2 0.0 1.0 0.4 1.8 0.1 1.8 5.0% 1.7 18.9% 1.4 15.0% 1.1 15.0 10.6 17.2
SFR in UnderComm / Utilized MFR Total MFR Indust.
COMMERCIAL / INDUSTRIAL LAND SUPPLY: CITY
Inventory - Gross Developable Acres - Pending Projects - Publicly Owned Developable Lands - Critical Areas Subtraction (incl. wetland buffer) Subtotal - Future Public Uses Subtraction Subtotal - Other Public Uses Subtraction (%) Subtotal - Infrastructure Subtraction (%) Subtotal - Market Factor Subtraction (%) Net Developable Acres x Floor Area Ratio Building Square Footage Capacity Dwelling Units on PU and UU Parcels - Sq Ft Existing Bldgs on Underutilized Parcels + Pending Project Square Footage Building Square Footage with Pending x Occupancy Rate Subtotal / Employment Density Employment Growth Capacity
TOTAL UnderUnderUnderUnderUnderCOMM/ Vacant Utilized Vacant Utilized Vacant Utilized Vacant Utilized Vacant Utilized Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm Retail/Comm INDUST
275.9 7.1 71.7 0.0 0.0 25.9 45.9 0.0 45.9 5.0% 43.6 10.0% 39.2 25.0% 29.4 0.170 217,777.6 12.0 103,256.0 90,827.0 685,903.4 95.0% 651,608.2 1000.00 651.6 0.0 114,521.6 95.0% 108,795.5 1000.00 108.8 0.0 29,665.2 95.0% 28,181.9 725.00 38.9 7.1 0.0 0.0 1.1 6.0 0.2 5.8 5.0% 5.5 10.0% 4.9 15.0% 4.2 0.163 29,665.2 11.2 0.0 0.0 1.9 9.3 0.4 8.9 5.0% 8.5 10.0% 7.6 25.0% 5.7 0.163 40,472.5 0.0 14,758.0 0.0 25,714.5 95.0% 24,428.8 725.00 33.7 0.0 18,918.6 95.0% 17,972.7 725.00 24.8 12.7 12.7 0.0 0.0 8.9 3.8 0.1 3.7 5.0% 3.5 10.0% 3.1 15.0% 2.7 0.163 18,918.6 6.5 0.0 0.0 1.4 5.2 0.2 5.0 5.0% 4.7 10.0% 4.3 25.0% 3.2 0.163 22,598.0 0.0 18,429.0 0.0 4,169.0 95.0% 3,960.5 725.00 5.5 0.0 9,023.6 95.0% 8,572.5 725.00 11.8 2.2 3.2 0.0 1.0 0.4 1.8 0.1 1.8 5.0% 1.7 10.0% 1.5 15.0% 1.3 0.163 9,023.6 1.4 0.0 0.0 0.0 1.4 0.1 1.3 5.0% 1.3 10.0% 1.1 25.0% 0.9 0.163 6,094.5 0.0 9,456.0 0.0 -3,361.5 95.0% -3,193.4 725.00 -4.4 175,012.0 842,552.0 95.0% 800,424.4 725.00 1104.0 286.7 425.9 135.5 3.7 153.9 132.8 3.0 129.8 5.0% 123.3 10.0% 110.9 15.0% 94.3 0.163 667,540.0 179.8 0.0 0.0 48.7 131.1 0.0 131.1 5.0% 124.6 10.0% 112.1 25.0% 84.1 0.163 595,245.0 207.0 329,167.0 0.0 266,078.0 95.0% 252,774.1 725.00 348.7 1,008.0 148.0 4.7 407.5 447.8 4.1 443.8 5.0% 421.6 10.0% 379.4 19.3% 306.1 0.17 2,202,411.4 219.0 Add to residential demand 475,066.0 265,839.0 1,993,184.4 95.0% 1,893,525.2 815.00 2,323.3 288.3 12.5 0.0 165.3 110.6 0.0 110.6 5.0% 105.0 10.0% 94.5 15.0% 80.4 0.170 595,076.4
1.4 0.0 0.0 0.0 1.4 0.1 1.3 5.0% 1.3 18.9% 1.0 25.0% 0.8 15.0 1.9 11.6 9.0
144.9 27.1 1.0 26.9 89.9 3.5 86.4 5.0% 82.1 18.9% 66.6 18.7% 54.1 11.1 7.3 601.9 123.0 219.0 280.0 758.9 92.5% 702.0 2.52 1,768.9 219.0 93.3% 204.3 2.90 592.5
846.0 245.3 41.9 118.0 440.8 17.1 423.6 5.0% 402.5 25.2% 301.0 20.2% 240.1 6.5 1,569.3 265.0 1,220.0 2,305.3 93.0% 2,144.8 2.78 5,953.2
5.0% 16.2 18.9% 13.1 25.0% 9.9 11.0 3.7 108.4 44.0 0.0 64.4 92.5% 59.6 2.52 150.2
0.0 17.2 92.5% 15.9 2.52 40.2
0.0 2.6 92.5% 2.4 2.52 6.1
Assumed Minimum Lot Size (SqFt): 10,890 County Zones: SFR GIS Reference SF - 10890
10,890
0
0 County Zones: Industrial
RESIDENTIAL LAND SUPPLY: UNINCORPORATED
Vacant only Inventory - Gross Developable Acres - Pending Projects - Publicly Owned Developable Lands - Critical Areas Subtraction Subtotal - Future Public Uses Subtraction Subtotal - Other Public Uses Subtraction (%) Subtotal - Infrastructure Subtraction (%) Subtotal - Market Factor Subtraction (%) Net Developable Acres x Assumed Net Densities Dwelling Unit Capacity - Dwelling Units on PU and UU Parcels - Dwelling Units on UU Comm/Industrial + Pending Project Dwelling Units Dwelling Unit Capacity with Pending x Occupancy Rate Subtotal x Average Household Size Population Growth Capacity
Total Acreage of zones from which parks are subtracted
PartiallyVacant SFR Used SFR 240.5 271.4 0.0 30.9 97.1 143.4 5.6 137.8 5.0% 130.9 26.8% 95.8 15.0% 81.4 4.00 325.7 420.7 0.0 0.0 68.0 352.7 13.7 339.0 5.0% 322.0 26.8% 235.6 25.0% 176.7 4.00 706.9 80.0 0.0 325.7 93.3% 303.9 2.90 881.2 964.4 37.47 0.0 626.9 93.3% 584.9 2.90 1696.2
PartiallyVacant SFR Used SFR
PartiallyVacant SFR Used SFR
Total SFR
Vacant MFR
Under-Utilized Vacant MFR MFR
Under-Utilized Vacant MFR MFR
UnderUtilized MFR
Vacant MFR
SFR in UnderComm / Utilized MFR Total MFR Indust.
TOTAL RES
COMMERCIAL / INDUSTRIAL LAND SUPPLY: UNINCORPORATED
Inventory - Gross Developable Acres - Pending Projects - Publicly Owned Developable Lands - Critical Areas Subtraction (incl. wetland buffer) Subtotal - Future Public Uses Subtraction Subtotal - Other Public Uses Subtraction (%) Subtotal - Infrastructure Subtraction (%) Subtotal - Market Factor Subtraction (%) Net Developable Acres x Floor Area Ratio Building Square Footage Capacity Dwelling Units on PU and UU Parcels - Sq Ft Existing Bldgs on Underutilized Parcels 0.0 + Pending Project Square Footage Building Square Footage with Pending x Occupancy Rate Subtotal / Employment Density Employment Growth Capacity
Vacant Industrial 22.7
UnderUtilized Industrial
TOTAL UnderCOMM/ Vacant Utilized Retail/Comm Retail/Comm INDUST
236.3 238.7 1.4 1.0 53.3 0.0 183.0 5.0% 173.8 0.10 156.4 15.0% 133.0 0.163 941,276.8
692.2 0.0 30.9 165.1 496.1 19.3 476.8 5.0% 453.0 26.8% 331.4 22.1% 258.1 4.0 1,032.6 80.0 0.0 952.6 93.3% 888.8 2.90 2,577.4
0.0 0.0 0.0 0.0 0.0 0.0 #DIV/0! 0.0 #DIV/0! 0.0 #DIV/0! 0.0 #DIV/0! 0.0 0.0 58.0 0.0 0.0 #DIV/0! 0.0 #DIV/0! 0.0 58.0 92.5% 53.7 2.52 135.2
692.2 0.0 30.9 165.1 19.3 476.8 5.0% 453.0 26.8% 331.4 22.1% 258.1 4.0 1,032.6 80.0
33.9 2.5 8.7 0.4 22.2 0.0 22.2 5.0% 21.1 0.10 19.0 15.0% 16.2 0.170 119,608.1
45.2 0.0 0.0 27.7 17.5 0.0 17.5 5.0% 16.6 0.10 14.9 25.0% 11.2 0.170 82,978.6 1.0 0.0
190.0 0.0 0.0 62.6 0.0 127.4 5.0% 121.1 0.10 109.0 25.0% 81.7 0.163 578,454.0 57.0 0.0
507.8 3.9 9.7 144.1 0.0 350.1 5.0% 332.6 0.10 299.3 19.1% 242.1 0.16 1,722,317.6 58.0 Add to residential demand 0.0 58,459.0 1,780,776.6 95.0% 1,691,737.7 752.82 2,247.2
36,684.0 156,292.1 95.0% 148,477.5 1000.00 148.5
0.0 82,978.6 95.0% 78,829.6 1000.00 78.8
21,775.0 963,051.8 95.0% 914,899.2 725.00 1261.9
0.0 578,454.0 95.0% 549,531.3 725.00 758.0
894.6 93.4% 835.1 2.92 2,442.2
Total Population Growth Capacity:
8,395.4
Total Employment Growth Capacity:
4,570.5
Parks acres needed Other facilities acres needed in CC zone Other facilities acres needed in other commer
15 (not subtracted -- assume redevelopment of existing developed properties) 3