For those who enjoy a granular look at how the numbers work, here is additional
information from Utile:
Wetlands Calculation Explanation: You will notice in this iteration of our
calculations <https://www.lincolntown.org/DocumentCenter/View/85300> that there
has been a change in the relationship between the units/acre cap (which has
generally been lowered) and the modeled unit capacity (which has generally
stayed the same or increased slightly). This is because we have implemented an
override option in the compliance model spreadsheet that alters the way open
space and wetland deductions are handled. We learned of this override after
seeking advice from the State on how to better address Lincoln's unique wetland
constraints and get the model to more accurately account for them. Below is an
explanation of how this "wetland open space override" works. The default of the
model is to first subtract all undevelopable wetland area (excluded land in the
State model), and then subtract an additional 20% of total lot area for open
space to approximate the impact of setbacks on maximum building footprint as
well as any lot area needed to meet parking requirements. With the "wetland
open space override" we have implemented, the compliance model spreadsheet is
now allowing wetland area to count towards that 20% open space requirement,
which more accurately represents the actual development potential of Lincoln
properties that have significant wetland area. To provide an example, 140
Lincoln Rd (Ryan Estates) under the default model calculation method is handled
as follows: 85% of the land area is subtracted because it is undevelopable
(excluded) wetland area, then an additional 20% of the land area is subtracted
for the minimum open space requirement leaving no developable area and
therefore no modeled unit capacity. With the "wetland open space override"
implemented, the model calculation is handled as follows: the model assesses
which is greater - the excluded wetland area or the 20% minimum open space
requirement - it then subtracts whichever is greater, in the case of 140
Lincoln Rd the excluded wetland area (85%) is greater, so it subtracts that 85%
from the total lot area leaving 15% as developable land for parking and
building yielding a unit capacity of 87 units under the original 18 units/acre
cap for this district. We were then able to reduce the units/acre cap to 11
units/acre which caps the maximum number of units on this lot to exactly 87.
Units per Acre Cap Explanation: The units per acre maximum written into each
subdistrict’s zoning is a hard cap with which developers and property owners
will have to comply. The units per acre zoning parameter does not specify unit
size, so it will allow for a range of unit sizes. However, the maximum
allowable number of units will remain constrained by the size of the property
multiplied by the units per acre cap.
Interpreting Modeled Unit Capacity Numbers: For those who have been working in
the State Compliance Model Spreadsheet or have been speaking to people who
have, you may be focused on the difference between four numbers provided in the
"summary" tab of that spreadsheet: Modeled Unit Capacity vs. Dwelling Units per
Acre Limit vs. Max Units per Lot Limit vs. Final Unit Capacity per District.
The number you should be focused on is the Final Unit Capacity per District,
which includes all the zoning constraints. The other unit capacity numbers
shown reflect the application of specific constraints that are applied
cumulatively to arrive at the overall modeled unit capacity. Here are a series
of slides <https://www.lincolntown.org/DocumentCenter/View/85304> that show
those relationships.
For more information, visit
https://www.lincolntown.org/1327/Housing-Choice-Act-Working-Group
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