Public Policies and Private Decisions Affecting

the Redevelopment of Brownfields: An Analysis of Critical Factors,

Relative Weights and Areal Differentials

Appendix F

Data Used in Determining Estimated

Brownfield/Greenfield Trade-Off Ratios

APPENDIX F – 1

(Baltimore, Maryland Study Area)

SITE: BAL – 1

Site acreage: 15 acres

Use as redeveloped: Commercial

Site as redeveloped: Office complex with limited retail and commercial facilities, total of 400,000

square feet in five buildings

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 207, the most appropriate zoning would be O-3 (Office Park) Zone.

c. With regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by reference the OR-2 requirements.

d. In addition to use as offices, § 206.3 also authorizes a variety of commercial activities.

e. § 206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B

Office Building. § 101 defines a Class B Office Building as an office building that was not originally constructed as a one or two family dwelling. The project as redeveloped would fall within the definition of a Class B Office Building.

f. Given a maximum floor area ratio of 0.5, the minimum amount of land area that would be required

by the project would be 800,000 square feet.

g. The parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be accommodated within the

minimum land required by § 206.4.C.5.

h. 800,000 square feet = 18.37 acres.

i. Estimated BF/GF Trade-Off: 15:18.37 = 1:1.22

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under Art. 14, Division VI, the most appropriate zoning would be as a Planned Business Center.

c. § 14.6 provides that uses permitted in the B-G (General Business) District are also permitted in a

Planned Business Center.

d. § 14.63(a) impose a 50 foot height maximum.

e. § 14.63(c) establishes a 25% maximum tract coverage limitation.

f. The 25% maximum tract coverage limitation would require a total land area of 486,000 square feet.

g. § 14.63(d) incorporates by reference the parking and loading zone requirements of § 14.1. The

minimum land area requirement imposed by § 14.63(c) is sufficient to accommodate both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements.

h. 486,000 square feet = 11.16 acres.

i. Estimated BF/GF Trade-Off: 15:11.16 = 1:0.74

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-289, it would be most appropriate to locate the project in the Office/Research Industrial

District.

c. § 1-19-290 imposes a 40,000 square foot minimum lot size requirement.

d. § 1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may

be located in open space areas.)

e. The parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require a total land

area of 187,800 square feet.

f. The total area of the footprints of the project buildings plus the parking and loading zone

requirements = 309,300 square feet. When the 20% open space requirement of § 1-19-308.1(3) is included, the minimum area required for the project becomes 371,160 square feet.

g. 371,160 square feet = 8.52 acres.

h. Estimated BF/GF Trade-Off: 15:8.52 = 1:0.57

APPENDIX F – 2

(Baltimore, Maryland Study)

SITE: BAL – 2

Site acreage: 4.5 acres

Use as redeveloped: Commercial

Site as redeveloped: Redeveloped commercial facility with 160,000 square feet of commercial space

and 40,000 square feet of retail space.

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 207, the most appropriate zoning would be O-3 (Office Park) Zone.

c. With regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by reference the OR-2

requirements.

d. In addition to use as offices, § 206.3 also authorizes a variety of commercial activities.

e. § 206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B

f. Given a maximum floor area ratio of 0.5, the minimum amount of land area that would be required

by the project would be 400,000 square feet.

g. The parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be accommodated within the

minimum land required by § 206.4.C.5.

h. 400,000 square feet = 9.18 acres.

i. Estimated BF/GF Trade-Off: 4.5:9.18 = 1:2.04

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under Art. 14, Division VI, the most appropriate zoning would be as a Planned Business Center.

c. § 14.6 provides that uses permitted in the B-G (General Business) District are also permitted in a

Planned Business Center.

d. § 14.63(a) impose a 50 foot height maximum.

e. § 14.63(c) establishes a 25% maximum tract coverage limitation.

f. The 25% maximum tract coverage limitation would require a total land area of 332,000 square feet.

g. § 14.63(d) incorporates by reference the parking and loading zone requirements of § 14.1. The

minimum land area requirement imposed by § 14.63(c) is sufficient to accommodate both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements.

h. 332,000 square feet = 7.62 acres.

i. Estimated BF/GF Trade-Off: 4.5:7.62 = 1:1.69

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-289, it would be most appropriate to locate the project in the Office/Research Industrial

District.

c. § 1-19-290 imposes a 40,000 square foot minimum lot size requirement.

d. § 1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may

be located in open space areas.)

e. The parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require a total land

area of 125,460 square feet.

f. The total area of the footprints of the project buildings plus the parking and loading zone

requirements = 208,460 square feet. When the 20% open space requirement of § 1-19-308.1(3) is included, the minimum area required for the project becomes 250,152 square feet.

g. 250,152 square feet = 5.74 acres.

h. Estimated BF/GF Trade-Off: 4.5:5.74 = 1:1.28

APPENDIX F – 3

(Baltimore, Maryland Study Area)

SITE: BAL – 3

Site acreage: 0.75

Use as redeveloped: Commercial

Site as redeveloped: Office building containing 100,000 square feet of office space

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 207, the most appropriate zoning would be O-3 (Office Park) Zone.

c. With regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by reference the OR-2

requirements.

d. In addition to use as offices, § 206.3 also authorizes a variety of commercial activities.

e. § 206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B

f. Given a maximum floor area ratio of 0.5, the minimum amount of land area that would be required

by the project would be 200,000 square feet.

g. The parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be accommodated within the

minimum land required by § 206.4.C.5.

h. 200,000 square feet = 4.59 acres.

i. Estimated BF/GF Trade-Off: 0.75:4.59 = 1:6.12

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under Art. 14, Division VI, the most appropriate zoning would be as a Planned Business Center.

c. § 14.6 provides that uses permitted in the B-G (General Business) District are also permitted in a

Planned Business Center.

d. § 14.63(a) impose a 50 foot height maximum.

e. § 14.63(c) establishes a 25% maximum tract coverage limitation.

f. The 25% maximum tract coverage limitation would require a total land area of 68,000 square feet.

g. § 14.63(d) incorporates by reference the parking and loading zone requirements of § 14.1. The

minimum land area requirement imposed by § 14.63(c) is not sufficient to accommodate both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements. Assuming that the entirety of the available lot area is used for parking, an additional 13,260 square feet would be necessary. The total area required would be 81,260 square feet.

h. 81,260 square feet = 1.87 acres.

i. Estimated BF/GF Trade-Off: 0.75:1.87 = 1:2.49

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-289, it would be most appropriate to locate the project in the Office/Research Industrial

District.

c. § 1-19-290 imposes a 40,000 square foot minimum lot size requirement.

d. § 1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may

be located in open space areas.)

e. The parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require a total land

area of 51,600 square feet.

f. The total area of the footprints of the project buildings plus the parking and loading zone

requirements = 68,600 square feet. When the 20% open space requirement of § 1-19-308.1(3) is included, the minimum area required for the project becomes 82,320 square feet.

g. 82,320 square feet = 1.89 acres.

h. Estimated BF/GF Trade-Off: 0.75:1.89 = 1:2.52

APPENDIX F – 4

(Baltimore, Maryland Study Area)

SITE: BAL – 4

Site acreage: 2.75 acres

Use as redeveloped: Commercial

Site as redeveloped: Two office building containing a total of 118,000 square feet of office space

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 207, the most appropriate zoning would be O-3 (Office Park) Zone.

c. With regard to O-3 land use requirements, §§ 207.3 and 207.4 incorporate by reference the OR-2

requirements.

d. In addition to use as offices, § 206.3 also authorizes a variety of commercial activities.

e. § 206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B

f. Given a maximum floor area ratio of 0.5, the minimum amount of land area that would be required

by the project would be 236,000 square feet.

g. The parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be accommodated within the

minimum land required by § 206.4.C.5.

h. 236,000 square feet = 5.42 acres.

i. Estimated BF/GF Trade-Off: 2.75:5.42 = 1:1.97

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under Art. 14, Division VI, the most appropriate zoning would be as a Planned Business Center.

c. § 14.6 provides that uses permitted in the B-G (General Business) District are also permitted in a

Planned Business Center.

d. § 14.63(a) impose a 50 foot height maximum. One of the two buildings in the complex exceeds this

limitation. In order to conform to the requirements of § 14.63(a), the building was redesigned as a building having half the height and twice the footprint.

e. § 14.63(c) establishes a 25% maximum tract coverage limitation.

f. The 25% maximum tract coverage limitation would require a total land area of 208,000 square feet.

g. § 14.63(d) incorporates by reference the parking and loading zone requirements of § 14.1. The

minimum land area requirement imposed by § 14.63(c) is sufficient to accommodate both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements.

h. 208,000 square feet = 4.78 acres.

i. Estimated BF/GF Trade-Off: 2.75:4.78 = 1:1.74

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-289, it would be most appropriate to locate the project in the Office/Research Industrial

District.

c. § 1-19-290 imposes a 40,000 square foot minimum lot size requirement.

d. § 1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may

be located in open space areas.)

e. The parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require a total land

area of 56,100 square feet.

f. The total area of the footprints of the project buildings plus the parking and loading zone

requirements = 94,600 square feet. When the 20% open space requirement of § 1-19-308.1(3) is included, the minimum area required for the project becomes 113,520 square feet.

g. 113,520 square feet = 2.61 acres.

h. Estimated BF/GF Trade-Off: 2.75:2.61 = 1:0.95

APPENDIX F – 5

(Baltimore, Maryland Study Area)

SITE: BAL – 5

Site acreage: 6 acres

Use as redeveloped: Residential

Site as redeveloped: Multiple family residential development containing 240 apartment plus limited

office and retail space

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 200.2, the most appropriate zoning would be R.A.E. 1 (Residence, Apartment, Elevator 1).

c. For areas zoned R.A.E. 1, § 200.3.D. imposes a gross density limitation of 40 units per acre.

d. § 200.3.E establishes an open space ratio of 0.7.

e. Given the footprints of the existing structures, the open space requirement could be accommodated

within the minimum project area as could the parking requirements of § 409.A.1.

f. A gross density limitation of 40 units per acre would require a minimum land area of 6 acres.

g. Estimated BF/GF Trade-Off: 6:6 = 1:1

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under § 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential Multiple Family).

c. Under § 9.1(b), multifamily residential developments are allowed only as planned unit developments.

d. § 9.5 established a 10 acre minimum area requirement for planned unit developments.

e. § 14.8(e) imposes a density limitation of 6 dwelling units per acre. To calculate this density

limitation, efficiency apartments = 0.5 units, 1 bedroom apartments = 0.75 units, 2 bedroom apartments = 1.0 units and 3 bedroom apartments = 1.5 units. The project would require a total of 212.5 units. At a maximum density of 6 units per acre, the density limitation of § 14.8 would require a total of 35.45 acres.

f. The parking requirements of § 14.1(a)(24)(B) and the 25% open space requirements of § 14.8(f)

could be accommodated within the 35.45 acre minimum area requirement.

g. Estimated BF/GF Trade-Off: 6:35.45 = 1:5.91

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-240, the most appropriate zoning for this residential development would be R-16

(Residential High Density).

c. Areas zoned R-16 have a maximum density limitation of 16 units per acre.

d. Applying this limitation would require a minimum land area of 15 acres.

e. A minimum land area of 15 acres is sufficient to accommodate the parking requirements of § 19-1-

168(1).

f. Estimated BF/GF Trade-Off: 6:15 = 1:2.5

APPENDIX F – 6

(Baltimore, Maryland Study Area)

SITE: BAL – 6

Site acreage: 1.3 acres

Use as redeveloped: Residential

Site as redeveloped: Townhouse development containing 36 townhouses

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under §§ 1B01.1.A.1.c and 1B01.1.A.1.d, the townhouse development could be located in areas

zoned D.R. 5.5, D.R. 10.5 or D.R. 16.

c. The most appropriate zoning would be D.R. 16 (§ 1B02.2.A), the highest density allowable in other

than an apartment development.

d. Areas zoned D.R. 16 allow a maximum of 16 dwelling units per acre. This would require a minimum

land area of 2.25 acres.

e. § 1B02.3.C imposes a minimum size of 2,000 square feet per unit.

f. Both an increase in the project footprint necessitated by the requirements of § 1B02.3.C and the

parking requirements of § 409.6.A.1 could be accommodated within the 2.25 acre minimum area required for the project.

g. Estimated BF/GF Trade-Off: 1.3:2.25 = 1:1.73

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under § 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential Multiple Family).

c. Under § 9.1(b), multifamily residential developments are allowed only as planned unit developments.

d. § 9.5 established a 10 acre minimum area requirement for planned unit developments.

e. § 14.8(e) imposes a density limitation of 6 dwelling units per acre.

f. The density limitation imposed by § 14.8 as well as the parking requirements of § 14.1(a)(24)(B) and

the 25% open space requirements of § 14.8(f) could be accommodated within the 10 acre minimum area requirement.

g. Estimated BF/GF Trade-Off: 1.3:10 = 1:7.69

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-240, the most appropriate zoning for this residential development would be R-8

(Medium Density). Areas zoned R-8 have a maximum density of 8 units per acre.

c. § 1-19-427 establishes a minimum townhouse size of 1,600 square feet as well as a 40% green space

requirement.

d. Setbacks are required by § 1-19-430.

e. § 1-19-168(1) requires one parking space per unit plus 0.5 parking spaces for each bedroom.

f. Given a maximum density of 8 units per acre, the minimum land area for the project would be 4.5

acres. This area is sufficient to accommodate the green space and minimum size requirements of § 1-19-427, the setback requirements of § 1-19-430 and the parking requirements of § 1-19-168(1).

g. Estimated BF/GF Trade-Off: 1.3:4.5 = 1:3.46

APPENDIX F – 7

(Baltimore, Maryland Study Area)

SITE: BAL – 7

Site acreage: 2.8 acres

Use as redeveloped: Residential

Site as redeveloped: Multiple family residential development containing 89 condominiums

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 200.2, the most appropriate zoning would be R.A.E. 1 (Residence, Apartment, Elevator 1).

c. For areas zoned R.A.E. 1, § 200.3.D. imposes a gross density limitation of 40 units per acre.

d. § 200.3.E establishes an open space ratio of 0.7.

e. Given the footprints of the existing structures, the open space requirement could be accommodated

within the minimum project area as could the parking requirements of § 409.A.1.

f. The existing structure does not exceed the height restrictions of §§ 201.3.A and 231.

g. A gross density limitation of 40 units per acre would require a minimum land area of 2.23 acres.

h. Estimated BF/GF Trade-Off: 2.8:2.23 = 1:0.80

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under § 3 and Art. 9, the most appropriate zoning would be R-7,500 (Residential Multiple Family).

c. Under § 9.1(b), multifamily residential developments are allowed only as planned unit developments.

d. § 9.5 established a 10 acre minimum area requirement for planned unit developments.

e. § 14.8(e) imposes a density limitation of 6 dwelling units per acre. To calculate this density

limitation, efficiency apartments = 0.5 units, 1 bedroom apartments = 0.75 units, 2 bedroom apartments = 1.0 units and 3 bedroom apartments = 1.5 units. The project would require a total of 96 units. At a maximum density of 6 units per acre, the density limitation of § 14.8 would require a total of 16 acres.

f. The parking requirements of § 14.1(a)(24)(B) and the 25% open space requirements of § 14.8(f)

could be accommodated within the 16 acre minimum area requirement.

g. Estimated BF/GF Trade-Off: 2.8:16 = 1:5.71

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-240, the most appropriate zoning for this residential development would be R-16

(Residential High Density).

c. Areas zoned R-16 have a maximum density limitation of 16 units per acre.

d. Applying this limitation would require a minimum land area of 5.56 acres.

e. A minimum land area of 5.56 acres is sufficient to accommodate the parking requirements of § 19-1-

168(1).

f. Estimated BF/GF Trade-Off: 2.8:5.56 = 1:1.99

APPENDIX F – 8

(Baltimore, Maryland Study Area)

SITE: BAL – 8

Site acreage: 0.17

Use as redeveloped: Commercial

Site as redeveloped: Two story office building in established neighborhood (7,300 square feet per

floor)

1. If constructed in Baltimore County, Maryland:

a. Authority: Baltimore County Zoning Regulations (amended through July 6, 1998)

b. Under § 206.1, the most appropriate zoning would be OR-2 (Office Building Residential) Zone.

c. § 206.4.C.5 imposes a maximum floor area ratio of 0.5. This assumes that the building is a Class B

d. Given a maximum floor area ratio of 0.5, the minimum amount of land area that would be required

by the project would be 29,200 square feet.

e. The parking (§ 409.A.2) and loading zone (§ 409.11) mandates could be accommodated within the

minimum land required by § 206.4.C.5.

f. 29,200 square feet = 0.67 acres.

g. Estimated BF/GF Trade-Off: 0.17:0.67 = 1:3.94

2. If constructed in Carroll County, Maryland:

a. Authority: Carroll County Maryland – Zoning Ordinance (amended through September 1, 1996)

b. Under § 14.6, the most appropriate zoning would be B-G (General Business) District.

c. § 14.63(c) establishes a 25% maximum tract coverage limitation.

d. The 25% maximum tract coverage limitation would require a total land area of 29,200 square feet.

e. § 14.63(d) incorporates by reference the parking and loading zone requirements of § 14.1. The

minimum land area requirement imposed by § 14.63(c) is sufficient to accommodate both the parking (§ 14.1(a)(23)) and loading zone (§ 14.1(b)(10)) requirements.

f. 29,200 square feet = 0.67 acres.

g. Estimated BF/GF Trade-Off: 0.17:0.67 = 1:3.94

3. If constructed in Frederick County, Maryland:

a. Authority: Zoning Ordinance, Frederick County, Maryland (amended through March 30, 2001)

b. Under § 1-19-289, it would be most appropriate to locate the project in the Office/Research Industrial

District.

c. § 1-19-290 imposes a 40,000 square foot minimum lot size requirement.

d. § 1-19-308.1(3) imposes a 20% open space requirement. (The setbacks required by § 1-19-290 may

be located in open space areas.)

e. The parking (§ 1-19-167) and loading zone (§ 1-19-168(2)(f)) mandates would require a total land

area of 7,860 square feet.

f. The total area of the footprints of the project buildings plus the parking and loading zone

requirements = 15,160 square feet. When the 20% open space requirement of § 1-19-308.1(3) is included, the minimum area required for the project becomes 18,192 square feet.

g. 18,192 square feet = 0.42 acres.

h. Estimated BF/GF Trade-Off: 0.17:0.42 = 1:2.47

APPENDIX F – 9

(Burlington, Vermont Study Area)

SITE: BUR – 1

Site acreage: 0.40 acre

Use as redeveloped: Multifamily residential

Site as redeveloped: One single family residential building and one multifamily residential building

on a single lot

1. If constructed in the Town of Colchester, Vermont:

a. Authority: Town of Colchester, Vermont Zoning Regulations and Official Zoning Map (amended

through April 14,1999).

b. § 1.310 of the “Table of Permissible Uses” allows for multiple family residential development under

the following zoning classifications: R-1, R-2, R-3, GD-1, GD-2 and GD-3.

c. Under § 902.2, Planned Residential Development standards are applicable to the development of

multifamily residential facilities in the low or medium density residential districts (R1, R2 and R3).

d. § 1503.3 of the Planned Residential Development standards includes open space requirements.

e. Under § 905, the maximum lot coverage in zoning classifications R-1, R-2 and R-3 is 20%.

f. Because of these open space and maximum lot requirements, construction of the facility under R-1, R-

2 or R-3 zoning classifications was not given further consideration.

g. Multiple family residential development is permitted within the GD-1 zoning classification but only if

the development complies with the aforementioned Planned Residential Development standards.

h. The “Dimensional Requirements” (Table 1) require 10,000 square feet per dwelling unit (both single

family and multiple family) within the GD-3 zoning classification.

i. However, the “Dimensional Requirements” only mandate a 20,000 square foot minimum lot size for

multifamily residential development in the GD-2 district.

j. Because it would have required the minimum amount of land, the 20,000 square feet requirement of

the GD-2 zoning classification were assumed.

k. 20,000 square feet = 0.491 acres.

l. Estimated BF/GF Trade-Off: 0.40:0.491 = 1:1.15.

2. If constructed in the Town of Milton, Vermont:

a. Authority: Town of Milton, Vermont Zoning Regulations (amended through December 28, 1998)

b. Under § 302(2), multifamily residential developments are permitted in high density residential

districts (R1) only as Type A Planned Residential Developments.

c. Under § 312(4), multifamily residential developments are permitted in medium density residential

districts (R2) only as Type A Planned Residential Developments.

d. Under § 322(4), multifamily residential developments are permitted in medium density residential

districts (R3) only as Type A Planned Residential Developments.

e. Under § 332(4), multifamily residential developments are permitted in transitional residential

districts (R4) only as Type B Planned Residential Developments.

f. § 822.1 requires Type A Planned Residential Developments to have a minimum of five dwelling

units.

g. § 824.6 imposed mandatory open space requirements on Type A Planned Residential Developments.

h. The five dwelling unit requirement is not applicable to Type B Planned Residential Developments

(§ 822.2).

i. Under § 825.4(3), the minimum lot area for a Type B Planned Residential Development that is

connected to municipal water and sewer systems is 20,000 square feet.

j. Development was assumed to occur as a Type B Planned Residential Development in a transitional

residential district (R4) having a 20,000 square feet minimum lot size.

k. 20,000 square feet = 0.491 acres.

l. Estimated BF/GF Trade-Off: 0.40:0.491 = 1:1.15.

3. If constructed in the Town of Williston, Vermont:

a. Authority: Town of Williston, Vermont Zoning Ordinance (amended through April 30, 1998)

b. Under the “Chart of Permitted and Conditional Uses” (§ 3.15), multifamily residential development

is permitted in the Taft Corners (TC) zoning district, is permitted as a Planned Residential Development in the Medium Density Residential (R) zoning district and the Mixed Use (MU) zoning district and as a conditional use in the Village Center (VC) zoning district.

c. It is most likely that development would occur in either the Medium Density Residential (R) zoning

district or the Mixed Use (MU) zoning district.

d. Under § 3.16, Planned Residential Developments located in either the Medium Density Residential

(R) zoning district or the Mixed Use (MU) zoning district have a minimum lot size of 6,000 square

feet.

e. Also under § 3.16, the same setback requirements apply to both the Medium Density Residential (R)

zoning district and the Mixed Use (MU) zoning district with the exception of the front yard setback from roadways other than the principal town highways. The setback requirement is 35 feet in the Medium Density Residential (R) zoning district and 50 feet in the Mixed Use (MU) zoning district.

f. Because of the smaller setback requirements, development was assumed to occur in the Medium

Density Residential (R) zoning district.

g. Applying the setback requirements to the dimensions of the project resulted in a minimum area

requirement of 7,750 square feet.

h. The 6,000 square feet minimum lot size requirement noted above could not be used because it was

less than the minimum area requirement resulting from the application of minimum setback

requirements.

i. 7,750 square feet = 0.178 acre.

j. Estimated BF/GF Trade-Off: 0.40:0.178 = 1:0.44.

APPENDIX F – 10

(Burlington, Vermont Study Area)

SITE: BUR – 2

Site acreage: 2.16 acres

Use as redeveloped: Multifamily residential and commercial development

Site as redeveloped: 25 residences with parking plus approximately 14,000 square feet of commercial

space with associated parking