Evaluating Infill
Potential:
Identifying and Quantifying
Infill Opportunity Sites
Infill Potential Methodology Project
May 2004
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Our Presentation Today
I.
II.
III.
IV.
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
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Grant funding provided by Caltrans
 Environmental
Justice Grant
Infill Potential Methodology Project
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Section I
Background
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Develop a Tool That Will:
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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
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Project Goals
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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
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Data
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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
Infill Potential Methodology Project
May 2004
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Focus on “Built/Capacity”
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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
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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
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Example Zoom to Parcel Level
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Query 1: Select Geography, West Los Angeles CPA
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Query 2: All Multiple Family Zoned Parcels
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Query 2: All Multiple Family Zoned Parcels - Zoom
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Query 3: Parcels Greater Than 7000 Square Feet in Size
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Query 4a: Existing Units Less the 50% Allowed by Zoning
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Query 5: Improvement to Land Value Ratio less that 0.9
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Query 6: De-Selection of Parcels by Hand - Before
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Query 6: De-Selection of Parcels by Hand - After
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173 Parcels Selected Through This Screen
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Zoom 1
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Zoom 2 and Identify
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Section III
Evaluating Infill Strategies
Infill Potential Methodology Project
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Strategy Development and
Analysis
1.
2.
3.
4.
5.
6.
Define Strategy
Generate Assumptions
Geographic Screening
Map Results
Calculate Estimated Infill Potential
Evaluate and Revise
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Generate Assumptions
Determine Density Increase Due to
Strategy
 Determine Absorption Rate
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 Local
Market Conditions
 Increase Due to Strategy
 Increase Due to Subsidy
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Strategy 1: 25% Density Bonus
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“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
Infill Potential Methodology Project
May 2004
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Strategy 1 Geographic Screen
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Strategy 1: 25% Inclusionary Density Bonus
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Strategy 5: Transit Oriented District
(TOD)
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“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
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Southeast LA CPA
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Query 1: Parcels within Southeast LA CPA
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Query 2: Parcels within ½ Mile of Transit Stop
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Query 2a: Parcels within ¼ Mile of Transit Stop
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Query 3: Parcels with Residential and Commercial Zoning
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Query 3: Parcels with Residential and Commercial Zoning - Zoom
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Strategy 3: Transit Oriented Development
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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
Infill Potential Methodology Project
May 2004
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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
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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
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