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Evaluating Infill Potential:

The Infill Potential Methodology Project, initiated in May 2004, focuses on developing a tool to identify and quantify infill opportunity sites. This project aims to analyze infill scenarios at various scales, from individual parcels to city-wide assessments. By integrating data such as zoning and land use, the methodology aids planners in implementing effective infill strategies while supporting public policy evaluations. The project received grant funding from Caltrans, enabling collaboration among local governments, non-profits, and consultants to enhance urban development and address environmental justice.

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Evaluating Infill Potential:

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  1. Evaluating Infill Potential: Identifying and Quantifying Infill Opportunity Sites Infill Potential Methodology Project May 2004

  2. Our Presentation Today • Introduction to the Infill Methodology Project • The Geographical Screening Feature • Evaluating Infill Strategies • Application and Next Steps Infill Potential Methodology Project May 2004

  3. 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

  4. Grant • Grant funding provided by Caltrans • Environmental Justice Grant Infill Potential Methodology Project May 2004

  5. Section I Background Infill Potential Methodology Project May 2004

  6. 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

  7. 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

  8. 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

  9. Section II Geographic Screening Infill Potential Methodology Project May 2004

  10. 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

  11. 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

  12. Infill Analysis Tool – Example West LA CPA

  13. Example Zoom to Parcel Level

  14. Query 1: Select Geography, West Los Angeles CPA

  15. Query 2: All Multiple Family Zoned Parcels

  16. Query 2: All Multiple Family Zoned Parcels - Zoom

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

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

  19. Query 5: Improvement to Land Value Ratio less that 0.9

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

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

  22. 173 Parcels Selected Through This Screen

  23. Zoom 1

  24. Zoom 2 and Identify

  25. Section III Evaluating Infill Strategies Infill Potential Methodology Project May 2004

  26. Strategy Development and Analysis • Define Strategy • Generate Assumptions • Geographic Screening • Map Results • Calculate Estimated Infill Potential • Evaluate and Revise Infill Potential Methodology Project May 2004

  27. 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

  28. 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 Infill Potential Methodology Project May 2004

  29. Strategy 1 Geographic Screen

  30. Strategy 1: 25% Inclusionary Density Bonus

  31. 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

  32. Southeast LA CPA

  33. Query 1: Parcels within Southeast LA CPA

  34. Query 2: Parcels within ½ Mile of Transit Stop

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

  36. Query 3: Parcels with Residential and Commercial Zoning

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

  38. Strategy 3: Transit Oriented Development

  39. Benefits of This Tool • 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. Infill Potential Methodology Project May 2004

  40. Section IV Application and Next Steps Infill Potential Methodology Project May 2004

  41. Potential Applications • 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

  42. 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

  43. 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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