NYC Land Acquisition Town Level Assessment 2017

Transcription

1 NYC Land Acquisition Town Level Assessment 2017 Delaware County Evaluation and Response Delaware County assessment of the NYC Land Acquisition Program and how potential future LAP acquisitions affect the future supply of developable land in the county.

2 Section 1: Introduction In 2010, New York City (the City) was granted a new 15-year water supply permit that allows them the ability to continue to provide high quality water from an unfiltered water system. As part of the permit, the City is allowed to...continue to acquire undeveloped, environmentally-sensitive lands that are important to the long-term protection of the watershed from willing sellers at fair market value. 1 As part of the process to prove to their regulators they could continue to provide high quality drinking water without building a filtration plant, they needed to commit to a number of programs proven to reduce potential degradation to the water supply; the Land Acquisition Program (LAP) is considered by many as one of the most effective ways of accomplishing this. However, the 1997 Memorandum of Agreement (MoA) was a landmark document that not only emphasized the importance of the City s water supply, it also highlighted the necessary relationship with the many watershed communities that host the water system and the need to preserve sustainable local economies. The host communities are primarily rural and have traditionally been agrarian societies with little development or growth. The local economy is fragile and dependent on the ability of towns and villages to raise taxes through residential development and commercial growth on their Main Streets. The limited industrial growth in the region is small and is not considered a major contributor to the future tax base. It is important to ensure land is available for communities in the watershed to not only preserve, but grow the tax base for future generations, which allows the communities to remain viable and sustainable. The 2010 permit addressed changes to several watershed programs and provided funding to either extend or expand protection programs to limit farm runoff, repair residential and commercial septic systems, and assist with stormwater retrofits to preserve water quality by reducing polluted runoff. The enhancement of these programs, coupled with the Best Management Practices (BMPs) and regulatory permitting from the City, New York State, and federal agencies would provide for enhanced water quality protection. These programmatic and regulatory tools have proven to be effective and provide for measurable benefits as they relate to pollutants within the watershed Delaware County Response and Build Out Study 2017

3 The new permit also reflects agreements reached by the City and other stakeholders regarding a number of changes to the LAP to focus acquisition on properties that meet or exceed thresholds for wetlands, water courses, steep slopes and other land features important to the protection of water quality. The LAP as a water quality protection tool has the potential for a more direct impact on the long term sustainability of the watershed communities, and therefore required additional review. The City addressed these potential impacts as part of the 2010 Environmental Impact Statement (EIS). As part of the 2017 review of the permit, the City conducted a voluntary reevaluation of the LAP impacts to 21 West of Hudson (WOH) watershed towns selected in consultation with the watershed stakeholders. Delaware County partners have carefully reviewed the study prepared by the City and Appleseed, an economic consulting firm. It is understood that this analysis was done in light of the fact that the 2010 analysis coincided with a peak in LAP acquisitions and therefore the higher acquisitions rates were not fully accounted for. The study acknowledges that as of 2017, many towns were close to reaching the projected maximum acquisition through 2022, and in one town (Delhi) the projected amount of land had already been exceeded by 40-acres as a result of this peak period. The study states the purpose of the analysis was to use updated town-level data and updated projections to estimate how potential future LAP acquisitions during the term of the water supply permit could affect the future supply of developable land in each of the studied towns. The impact of acquisition has a direct correlation to the socio-economic sustainability of the municipalities in the WOH watershed area. The results of this analysis could lead to modifications to the LAP solicitation plan, after review and consultation with the regulatory authorities, to reduce the socio-economic impacts. The Delaware County partners have determined there are several areas that the analysis fails to fully identify potential impacts to the region based on the LAP solicitation plan and ultimate acquisition of developable lands. The most notable is that the analysis is conducted based on current growth trends and does not account for the fact that the lands that remain available for growth are in perpetuity, not just through It is also relevant to the conversation to consider the location of lands that remain for future growth potential. This is particularly important when looking at this analysis from the perspective of the local community characteristics and socio-economic trends in the region. The local communities have struggled to maintain affordable housing, good paying jobs, and sustainable Main Streets. The added impacts of flooding and climate change have forced communities in the Catskills to develop mitigation strategies to address sustainability and resiliency through redesigning village and hamlet areas to reduce those impacts. New infrastructure, reconnected floodplains, and the 2 Delaware County Response and Build Out Study 2017

4 removal of houses and businesses in the most flood-prone areas are part of the long-term strategies. In order to successfully implement these strategies, lands surrounding hamlets and villages are imperative to creating new areas for affordable housing and business relocation. This promotes sustainable communities while providing for measurable water quality benefits. In 2010, the City agreed to fund scientifically based studies, known as Local Flood Analyses (LFAs), for community centers within the WOH watershed. The LFAs were intended to model flooding in communities and determine the impacts to homes and businesses, making a direct correlation to the amount of contaminants that could be put into the water supply as the result of a flood event. The LFAs were designed as a community-driven process that allows the community leaders to address flooding concerns and help provide solutions that address both the shortterm and long-term impacts of flooding. The consultants have been charged with modeling different mitigation strategies that reduce flood impacts and provide an evaluation of the benefits of implementing these strategies. In many communities, the strategies include acquisition and relocation of homes and businesses located in flood-prone areas. In order for a community to support these efforts, they need some assurance that there are lands in or around the population centers that can support these projects. It is imperative the housing stock in these areas is replenished to protect tax base as well as provide affordable housing options for the local population. In an effort to incorporate Delaware County s concerns about sustainability and evaluate the study completed by the City, we have expanded on the methodology and presented the information in a manner that is more consistent with actual town impacts. In addition, we have completed a build out analysis that represents a very conservative estimate of the amount of that could be created in each town if no additional land acquisition was done and all variables for development stayed the same. The build out analysis is strictly a numeric evaluation using the study data as the base coupled with design requirements and an assumption of full build out on each property. 3 Delaware County Response and Build Out Study 2017

5 Section 2: Limitations of the NYC EIS Methodology The methodology used by the City was based on a four-step process that used data available through the City s Geographic Information System (GIS), County tax parcel data, and federal government data. In some cases, town-specific data was used when possible (building permit or typical size of new residential properties). The four steps included: 1. Identify available developable lands as of 2017 in each Town; 2. Project the amount of developable land LAP could acquire through 2025 for each town; 3. Project the amount of developable land needed for residential development through 2025 in each town; and 4. Calculate the amount of developable land that is projected to remain available for future development in After reviewing the four-step process, the majority of concerns come with number 4, the calculation of the amount of developable land that is projected to remain available for future development in The data sets used by DEP are limited in their ability to accurately evaluate the potential for development of a piece of property and therefore the calculations are subjective in this study. This is the area we concentrated our review on to get a more in-depth look at the viability of the lands that are considered developable. Location of Developable Lands One of the main concerns stems from the location of remaining developable parcels. Delaware County, like most of the WOH watershed area, has steep terrain and a road network too limited for large scale development. Due to the steep terrain, much of the remaining developable land is on plateaus and only accessible via long roadways or driveways. The cost of building and maintaining these steep accesses makes most of the land on the plateaus and ridgelines cost-prohibitive to most people. The small population that could afford to develop these areas is generally looking for seclusion and privacy and therefore these areas would remain large lots with single homes on them. The areas that are more centrally located in the valleys are not readily accessible to sewer and water, therefore requiring larger lots for on-site septic and water supplies. The maps in addendum A of this report show there are few areas left for development in close enough proximity to population centers with municipal utilities. This limits the amount of dense population development that can occur in the region. 4 Delaware County Response and Build Out Study 2017

6 The highway system throughout the WOH watershed is primarily two lane highway systems maintained by New York State and supported by a series of unmarked twolane county and town roads designed for low volume traffic. This highway system serves the base population well and provides for the rural character of the region that is desired. However, it is not sufficient for high volume traffic and would not support the type of dense development on small tracts of land that may be supported in other more urban areas. This will further limit the ability of any community to provide for dense developments even in the areas around population centers. These factors are evident in the development trends cited in the City s study for annual growth. Table 1 shows the building permit data collected by the City and reflects the low percentage of density equated to this anticipated building trend. TABLE 1: DENSITY OF HOUSING - NYC WATERSHED TOWNS Town Units/year Total new housing units 2025 Existing housing units Total units Town acreage in watershed Density (%) / house Andes , , , Bovina , Delhi , , , Hamden , Kortright , Meredith , Middletown , , , Roxbury , , , Stamford , , , Walton , , , Land Use Standards The study conducted by the City assumes 5 acres for each parcel of low density developed land by subtracting 5 acres from each parcel assessed as a residential lot. That leaves the remainder as developable acres. This is a significant assumption because it does not take into consideration any other development standards including size of remaining lands, access, and proximity to roads, sewer or water services. These factors are ultimately needed to determine if in fact a lot can be further developed beyond the 5 acres already removed for the development. For example, if a 25-acre parcel was determined to be a developed residential lot, DEP assumed 15 acres for future development was available. However, if the lot has limited road frontage, utility easements, spring areas or is separated from the 5 Delaware County Response and Build Out Study 2017

7 other lands by natural slope or water features, it is most likely not able to be subdivided and therefore not developable. Commercial and Industrial Land Uses The study conducted by the City made the assumption that all future development would be residential in nature. It does not account for potential commercial or industrial land uses. Commercial and industrial uses require much larger footprint areas and additional space for development. It is also important to understand the potential development of commercial or industrial sites is highly contingent on the ability of the community to provide basic utilities such as sewer, water and public road access. We acknowledge other limiting factors for large scale industrial development such as limited highway infrastructure and a lack of adequate air or rail service for transport. However, as we seek to develop more resilient communities, we are committed to relocating existing industrial and commercial businesses in the communities to keep them sustainable. This means we need to have land that is accessible to municipal infrastructure, such as state-maintained highways, sewer, and water to relocate these businesses out of the flood-prone areas. Real Estate Market The report by the City makes assumptions about the real estate market and the value of property. The median home price in Delaware County is $140, while the median household income in Delaware County is $43, Given these values, the local residents are priced out of larger homes with land, so there is an increasing demand for affordable homes in community centers served by public utilities. The lack of affordable housing is becoming more evident as we implement the Local Flood Analyses (LFAs) in each of the watershed villages and hamlets. The LFAs cannot be implemented to the greatest extent possible without affordable housing, allowing us to clear floodplains, reduce flood impacts, and protect the water supply from flooding-related degradation. The residents in each of the municipalities participating in the LFA process are seeking ways to reduce impacts from flooding, but they cannot afford to live in more expensive homes on larger lots. The second home market, combined with publically-owned/eased lands, is correlated with higher-than-average home prices. This occurs at the expense of local affordability. As is evidenced in Table 2, municipalities with the largest percentage of second homes and/or large percentages of publicly-owned or eased land also demonstrate high mean home prices. 6 Delaware County Response and Build Out Study 2017

8 TABLE 2: COST OF HOUSING IN RELATION TO PUBLIC OWNED LANDS Town Average cost of housing ($) NY City and WAC owned /eased lands (%) NYS owned lands (%) Second home housing (%) Andes $144, Bovina $206, Colchester $138, Davenport $113, Delhi $135, Deposit $103, Franklin $161, Hamden $168, Hancock $90, Harpersfield $151, Kortright $158, Masonville $120, Meredith $170, Middletown $138, Roxbury $160, Sidney $88, Stamford $93, Tompkins $140, Walton $110, Sourced from US Census American Fact Finder ACS data and It is necessary to maintain an affordable housing stock for the residents of Delaware County that are being priced out of larger lots. The affordable housing inventory has traditionally been in the hamlets and villages on smaller lots. Unfortunately, many of these homes are also located in floodplains and the cost of flood insurance is now having an impact on the ability of residents to afford this inventory of existing homes. It is important to be able to develop housing that can either hook up to municipal utilities or be developed as a planned unit development with shared utilities to maintain an affordable housing stock. The real estate trend over the past several decades has been a shift in the market to develop second or retirement homes. Although this is good for the local tax base, it has impacts to local organizations such as the schools, fire departments, local church groups, and fraternal organizations to maintain membership that can support the important functions they provide in the communities. 7 Delaware County Response and Build Out Study 2017

9 Section 3: Delaware County Methodology Step 1: Slope greater than 15 % Delaware County used slope mapping provided by the City and based on LIDAR datasets from The same 15% slope standard was used as a development limitation, therefore all lands that are mapped having a slope of 15% or greater were removed from potentially developable acreage. Step 2: regulation (within 100 ft of watercourse) All areas within 100 feet of watercourses were removed. These lands are regulated under the MoA and are not developable. This is the same criteria used by the City and mapped using the same GIS watercourse layer as the City for consistency. Step 3: Waterbody (within 100 ft of waterbody) The MoA prohibits s or development within 100 feet of water bodies within the WOH watershed. All lands within that boundary were removed as undevelopable. This is the same as the City analysis. Step 4: DEC wetlands (within 100 ft of state wetlands) NYS DEC prohibits development within 100 feet of regulated wetlands. Using the NYS DEC mapping layer for regulated wetlands in GIS, a 100 foot buffer was placed around each wetland and the lands were removed as undevelopable. This is the same as the City analysis. Step 5: NWI wetlands (within 100 feet of federal wetlands) The Army Corp of Engineers (ACOE) prohibits development within 100 feet of regulated wetlands listed on the National Wetland Inventory (NWI). Using the Federal ACOE mapping layer for regulated wetlands in GIS, a 100 foot buffer was placed around each wetland and the lands were removed as undevelopable. This is the same as the City analysis. Step 6: Reservoir (within 300 ft of reservoir) The MoA prohibits or development within 300 feet of the water supply reservoirs within the WOH watershed. All lands within that boundary were removed and not considered for future development. This is the same as the City analysis. 8 Delaware County Response and Build Out Study 2017

10 Step 7: FEMA Special Flood Hazard Area (SFHA) - 1% annual chance of flood Although it is possible to develop within the FEMA SFHA, recent work done in the communities discourages this development. It is costly and can create impacts to other areas exacerbating flooding in other parts of the community that are also flood prone. It is important to note that although the majority of streams and watercourses have a FEMA mapped floodplain, not all are mapped. In addition, some streams are not studied and their floodplains are therefore approximate. The burden of proof is on the landowner / developer to show that proposed development is compliant with local and federal floodplain standards. All of these factors make developing in the SFHA costly. As a result, any land within the mapped area with a 1% annual chance of flooding was removed and not considered developable land. Step 8 : Soil Limitations The soil layers used for purposes of this analysis was provided by the Natural Resource Conservation Service (NRCS). The NRCS defines soils based on their suitability for the drainage and septic design. 1. Very high potential. Production or performance is at or above local standards because soil conditions are exceptionally favorable, installation or management costs are low, and soil limitations are insufficient. 2. High potential. Production or performance is at or above the level of locally established standards, the cost of measures for overcoming soil limitations are judged locally to be favorable in relation to the expected performance or yields, and soil limitations that continue after corrective measures are installed do not detract appreciably from environmental quality or economic returns. 3. Medium potential. Production or performance is somewhat below locally established standards, the costs of measures for overcoming soil limitations are high, or soil limitations that continue after corrective measures are installed detract from environmental quality or economic returns. 4. Low potential. Production or performance is significantly below local standards, measures that are required to overcome soil limitations are very costly, or soil limitations that continue after corrective measures are installed detract appreciably from environmental quality or economic returns. 5. Very low potential. Production or performance is much below locally established standards, severe soil limitations exist for which economically feasible measures are unavailable, or soil limitations that continue after 9 Delaware County Response and Build Out Study 2017

11 corrective measures are installed seriously detract from environmental quality or economic returns. All soils that were mapped as medium, low or very low suitability were removed from potentially developable acreage. This is consistent with the City s methodology. The following six layers of evaluation were done in addition to the work completed by the City. These additional criteria are intended to account for limitations to development in the WOH watershed. Each criterion is based on the individual circumstance of the communities and reflects the conditions of each town area. Step 9 : Zoning Standards Local zoning Laws are adopted by individual towns and villages and are developed in accordance with a locally developed and adopted comprehensive plan. Each of the seventeen (17) Towns and six (6) Villages in Delaware County within the City watershed have adopted Comprehensive Plans. All six (6) villages and seven (7) of the towns have adopted zoning laws. All but one (1) of the remaining ten (10) towns have adopted subdivision laws and in four (4) towns they have adopted site plan review local laws. All of these local laws provide a tool for the local towns and villages to control density, preserving the rural characteristics of the communities while promoting sound development practices. The importance of all locally adopted land use tools is that they are the mechanism used to control development and density while promoting characteristics that are important to each community and established in its comprehensive plan. The individual land use regulations, in conjunction with the State Environmental Quality Review Act and the regulatory permitting required for any type of development, greatly limits the areas that can be developed and the extent of development that is allowed. This factor becomes important in determining the extent of potential development in relation to available vacant lands that could be used for additional community growth. Step 10: Conservation and agricultural easements Conservation easements, namely those held by the City and by the Watershed Agricultural Council, have nearly the same effect as land acquisition when evaluating development potential. The intent of these easements is to limit 10 Delaware County Response and Build Out Study 2017

12 development potential through the purchase of development rights. All easements are established with the purpose of preserving some special characteristic such as water quality, prime agricultural lands, habitat and forestry. The permanence of easements eliminates these lands from the potential of any significant additional development; therefore they were removed in the analysis to represent the loss of these acres from potential development and community growth. Step 11: Land Acquisition The study completed by the City did not account for acres already purchased through the LAP as non-developable acreage. The study conducted by Delaware County removed these acres. It should be noted many of these acres were already accounted for in other criteria due to the LAP standards for eligibility to be acquired. Step 12: New York State Land New York State owns several thousand acres of land throughout the WOH watershed. The majority of the land is part of the Catskill Park and is preserved as open space for public use. As with the City-owned lands, much of this land was previously removed as part of other natural criteria such as slope. Step 13: Forested easement NYS 480-a Forestry Program Lands that have been designated in the 480-a forestry program are considered to have limited development potential. Most of this land is heavily forested and is often in large tracts of land. The easements are temporary and renewable upon completion of a forest management plan, which means a property owner could choose not to renew the easement and open it up to development. However, much like the New York State land, the properties enrolled in the 480-a program are generally on steep slopes or have some other natural feature that has already eliminated it as potentially developable land. In general, 480-a lands are not readily available for development and are most likely separated from the needed municipal infrastructure to provide needed space for affordable housing and commercial development. Step 14: Limited Developable Land This category removed the least amount of land. It is subjective and difficult to determine based off of a table top mapping analysis. It was only used in places where there are known impediments to development, such as lands that are not accessible due to proximity to a stream, but not in a floodplain. Other areas that this applied to were lands located on the ridgeline of a mountain with no public access. If a form of access existed, those lands were left in the study as developable, although development would be costly and difficult. It was also used 11 Delaware County Response and Build Out Study 2017

13 where it is known there are restrictions on development as related to public utilities, such as the Marcy South powerline area. 12 Delaware County Response and Build Out Study 2017

14 Section 4: Town Level Assessments After completion of the mapping analysis, we have been able to identify the remaining developable lands. Based on land use patterns, the potential for development in the WOH watershed can be estimated with some accuracy. Table 3 shows a comparison of percentage of lands that remain for development in each of the 17 Delaware County towns located in the WOH watershed. In an effort to be as accurate as possible, we only used vacant undeveloped lands for this table. There is the potential for additional lands that could be developed from lots that are already shown as developed. However, the unknowns associated with subdividing the land, accessibility and encumbrances against development on the properties make them difficult to evaluate. Later in the report we will present a full build out scenario that does include the potential additional lands. TABLE 3: PERCENT VACANT DEVELOPABLE LANDS BY TOWN Town Total Town Acreage Watershed Acreage lands in Watershed Vacant Undeveloped Watershed Lands Remaining Undeveloped Town of Andes 73, , % 2, % Town of Bovina 28, , % 1, % Town of Colchester 88, , % % Town of Delhi 40, , % 1, % Town of Deposit 27, , % 1, % Town of Franklin 51, , % % Town of Hamden 37, , % 1, % Town of Harpersfield 26, , % % Town of Kortright 65, , % 1, % Town of Masonville 33, , % % Town of Meredith 37, , % 1, % Town of Middletown 61, , % 3, % Town of Roxbury 55, , % % Town of Sidney 30, % % Town of Stamford 30, , % % Town of Tompkins 65, , % 1, % Town of Walton 61, , % % Delaware County 815, , % 19, % 13 Delaware County Response and Build Out Study 2017

15 The approach taken by Delaware County to determine the significance of this data is more comprehensive and holistic than that of the City. The City evaluated developable lands and the impact of acquiring the projected amount of land through This yielded numbers that showed a percentage of remaining land in 2025 based on the currently available lands rather than a percentage in relation to all lands in the Town. From these numbers, the City drew conclusions about whether there was sufficient developable land remaining in 2025 for residential development. In each Delaware County town, the City determined there was sufficient land remaining in 2025 for additional community growth and there would be no significant impact as a result of continued acquisition at the projected levels. Although the amount of land available today in both studies is similar, the impact evaluation is different. The difference in the amount of land available can be contributed to Delaware County s additional review criteria and the fact that only accessible vacant lands have been included. (Again, at this stage, potential additional lands associated with properties already developed were not accounted for.) Table 4 shows the remaining developable lands as determined by the City and Delaware County for each of the Towns. TABLE 4: DIFFERENCE IN AVAILABLE VACANT LAND TOTALS Town Lands Available (the City Vacant) Lands Available (Delaware County Vacant) Difference (acres) Andes 3,445 2,061 1,384 Bovina 2,313 1,214 1,099 Colchester Delhi 3,061 1,537 1,524 Deposit Franklin Hamden 3,226 2, Harpersfield Kortright 2,090 2, Masonville Meredith 3,199 3, Middletown 4,639 3,010 1,629 Roxbury 3,670 1,860 1,810 Sidney Stamford Tompkins 0 2,802-2,802 Walton 4,449 2,804 1,645 * Towns with negative numbers reflect the fact that the City did not evaluate these Towns, with the exception of the Town of Kortright. 14 Delaware County Response and Build Out Study 2017

16 After a review of development patterns and the regulations that dictate the size of parcels needed for future development, we believe the lands that remain available based on both studies are inadequate for community growth and sustainability. The lands that remain are not in large adjacent tracts and near community infrastructure. In fact, the maps demonstrate the difficulty in accessing many of the remaining acres due to the terrain. The basic analysis does not consider this more detailed review and lacks the ability to look at each and every individual parcel where development can take place. It is important to this discussion to evaluate what sustainability means to the Catskill communities. Residential development is certainly a primary factor in the formula; however it is equally important to consider socio-economic factors in this discussion. The type of residential development trends that are documented in the City s study clearly show large percentages for seasonal, recreational and occasional housing while demonstrating a declining full-time residential population. This is further supported by the U.S. Census data. Communities in the Catskill and Southern Tier region, including those outside the watershed, are struggling with changes to the population base. Delaware County as a whole has an aging population, a declining full-time residential base, and a real estate market that is making it difficult for local residents to purchase land and homes. Inside the watershed areas, this is exacerbated by the lack of available lands in close proximity to public highways and public utilities, forcing new construction to have larger lots and - in many cases - long driveways for access. These factors make new construction costs prohibitive to much of the local population base. The following tables demonstrate a breakdown of total acres, land uses, and the percentage in each town. They indicate that the majority of lands in each town are open space, watercourses, or steep slopes. This is important because it begins to show the lands that remain for development are very small in comparison, leading us to the question of whether or not additional land acquisition will have any significant impact on the potential for future water quality degradation. 15 Delaware County Response and Build Out Study 2017

17 Town of Andes Based on the mapping evaluation completed by Delaware County, the Town of Andes has 2, acres of vacant land available in the watershed for future development. That equates to only 2.82% of the total land mass in the town, while the City has purchased 10, acres or 14.6% of the land mass. The following table shows the breakdown of the analysis by land use classification. TOWN OF ANDES ACREAGE BREAKDOWN Town of Andes Total Acreage 73, % NYC Watershed Acreage: Town of Andes 65, % Acreage Breakdown by Study Criteria Slope 15% or greater 28, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 3, % Zoning Limitations % Conservation Easements 2, % Agricultural Easements 2, % NYC Land Acquisition Properties 10, % New York State Owned Lands 8, % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential 3, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 2, % The largest three land use classifications are acres that are on a 15% or greater slope, lands acquired by the City and land owned by New York State. These three categories make up 64.75% of the land mass in the Town. Vacant developable lands only make up 2.82% of the land mass. These numbers support the fact that the majority of the Town s land mass is dedicated to open space and will never be 16 Delaware County Response and Build Out Study 2017

18 developed. This supports the fact that there is minimal density in the town and development does not pose a threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre lot size for each developed piece in the Town of Andes to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town Zoning Law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24-foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Andes, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Andes Existing Development 1, Future Development 2, Highway Grand Total 4, The complete build out analysis is included in the appendices of this report. 17 Delaware County Response and Build Out Study 2017

19 Town of Bovina Based on the mapping evaluation completed by Delaware County, the Town of Bovina has 1, acres of vacant land available in the watershed for future development. That equates to only 4.32% of the total land mass in the town, while the City has purchased acres or 2.07% of the land mass. The following table shows the breakdown of the analysis by land use classification. TOWN OF BOVINA ACREAGE BREAKDOWN Town of Bovina Total Acreage 28, % NYC Watershed Acreage: Town of Bovina 28, % Acreage Breakdown by Study Criteria Slope 15% or greater 16, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 3, % Zoning Limitations % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential 2, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 1, % The largest three land use classifications are acres that are on a 15% or greater slope, lands with limited soils classifications, and lands associated with regulated streams. These three categories make up 74.54% of the land mass in the Town. Vacant developable lands only make up 4.42% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited development 18 Delaware County Response and Build Out Study 2017

20 potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 7-acre parcel lot size for each developed piece in the Town of Bovina to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town Zoning Law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 7-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Bovina, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Bovina Existing Development Future Development 1, Highway Grand Total 2, The complete build out analysis is included in the appendices of this report. 19 Delaware County Response and Build Out Study 2017

21 Town of Colchester Based on the mapping evaluation completed by Delaware County, the Town of Colchester has acres of vacant land available in the watershed for future development. That equates to only 3.43% of the watershed land mass in the town, while the City has purchased acres or 1.93%% of the watershed land mass. The following table shows the breakdown of the analysis by land use classification. TOWN OF COLCHESTER ACREAGE BREAKDOWN Town of Colchester Total Acreage 88, % NYC Watershed Acreage: Town of Colchester 18, % Acreage Breakdown by Study Criteria Slope 15% or greater 11, % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 1, % Reservoir % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are acres that are on a 15% or greater slope, lands associated with waterbodies, and lands with limited soils classifications. These three categories make up 87.04% of the land mass in the Town. Vacant developable lands only make up 3.43% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited development 20 Delaware County Response and Build Out Study 2017

22 potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Colchester to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in towns without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Colchester, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Colchester Existing Development Future Development Highway Grand Total 1, The complete build out analysis is included in the appendices of this report. 21 Delaware County Response and Build Out Study 2017

23 Town of Delhi Based on the mapping evaluation completed by Delaware County, the Town of Delhi has 1, acres of vacant land available in the watershed for future development. That equates to only 3.75% of the total land mass in the town, while the City has purchased 4, acres or 10.06% of the land mass. In addition, the Town of Delhi has large amounts of acreage that have been placed under conservation and agricultural easements. The eased lands make up 3, acres, which equates to 9.16% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF DELHI ACREAGE BREAKDOWN Town of Delhi Total Acreage 40, % NYC Watershed Acreage: Town of Delhi 40, % Acreage Breakdown by Study Criteria Slope 15% or greater 18, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes % Zoning Regulations % Conservation Easements 1, % Agricultural Easements 2, % NYC Land Acquisition Properties 4, % New York State Owned Lands % Forested Easements (480-a) 1, % Remaining Buildable Lands Agricultural 2, % Residential 3, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 2, % The largest three land use classifications are acres that are on a 15% or greater slope, NYC land acquisitions, and residential development. These three categories make up 65.69% of the land mass in the Town. Vacant developable lands make up 22 Delaware County Response and Build Out Study 2017

24 6.83% of the land mass. These numbers support the fact that the majority of the Town s land mass is dedicated to open space and will never be developed. This supports the fact that there is minimal density in the town and development does not pose a threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 3-acre parcel lot size for each developed piece in the Town of Delhi to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town of Delhi zoning standards. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 3-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Delhi, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Delhi Existing Development % Future Development 1, % Highway % Grand Total 2, % The complete build out analysis is included in the appendices of this report. 23 Delaware County Response and Build Out Study 2017

25 Town of Deposit Based on the mapping evaluation completed by Delaware County, the Town of Deposit has acres of vacant land available in the watershed for future development. That equates to only 1.14% of the total land mass in the watershed portion of the town, while the City has purchased 1, acres or 67.68% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF DEPOSIT ACREAGE BREAKDOWN Town of Deposit Total Acreage 27, % NYC Watershed Acreage: Town of Deposit 2, % Acreage Breakdown by Study Criteria Slope 15% or greater % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes % Reservoir % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties 1, % New York State Owned Lands % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are lands owned by New York City, acres that are on a 15% or greater slope, and lands with limited soils classifications. These three categories make up 93.30% of the land mass in the watershed properties in the Town of Deposit. Vacant developable lands only make up 1.14% of the land mass. These numbers support the fact that the majority of the Town s 24 Delaware County Response and Build Out Study 2017

26 land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Deposit to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Deposit, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Deposit Existing Development 1, Future Development Highway Grand Total 2, The complete build out analysis is included in the appendices of this report. 25 Delaware County Response and Build Out Study 2017

27 Town of Franklin Based on the mapping evaluation completed by Delaware County, the Town of Franklin has acres of vacant land available in the watershed for future development. That equates to 15.65% of the total land mass in the watershed portion of the town, while the City has purchased acres or 5.29% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF FRANKLIN ACREAGE BREAKDOWN Town of Franklin Total Acreage 51, % NYC Watershed Acreage: Town of Franklin 5, % Acreage Breakdown by Study Criteria Slope 15% or greater 1, % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential 1, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are acres that are on a 15% or greater slope, lands with limited soils classifications, and lands owned by New York City. These three categories make up 47.65% of the land mass in the watershed in the Town of Franklin. Vacant developable lands make up 15.65% of the land mass. These numbers support the fact that the majority of the Town s land mass has 26 Delaware County Response and Build Out Study 2017

28 limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Franklin to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town of Franklin Zoning Law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Franklin, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Franklin Existing Development % Future Development % Highway % Grand Total % The complete build out analysis is included in the appendices of this report. 27 Delaware County Response and Build Out Study 2017

29 Town of Hamden Based on the mapping evaluation completed by Delaware County, the Town of Hamden has 2, acres of vacant land available in the watershed for future development. That equates to 6.63% of the total land mass in the watershed portion of the town, while the City has purchased acres or 0.60% of the land mass. However, in the Town of Hamden there are 2, acres or 8.61% of the land mass in conservation and agricultural easements. This is particularly important in Hamden because much of the eased lands are located in or around the Hamlets of Hamden and DeLancey, the only community centers in the Town for growth. The following table shows the breakdown of the analysis by land use classification: TOWN OF HAMDEN ACREAGE BREAKDOWN Town of Hamden Total Acreage 37, % NYC Watershed Acreage: Town of Hamden 32, % Acreage Breakdown by Study Criteria Slope 15% or greater 16, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 2, % Conservation Easements % Agricultural Easements 2, % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Remaining Buildable Lands Agricultural % Residential 4, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 2, % 28 Delaware County Response and Build Out Study 2017

30 The largest three land use classifications are acres that are on a 15% or greater slope, lands with limited soils classifications, and lands with conservation or agricultural easements. These three categories make up 66.69% of the land mass in the watershed in the Town of Hamden. Vacant developable lands make up 6.36% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Hamden to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Hamden, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Hamden Existing Development 1, % Future Development 1, % Highway % Grand Total 2, % The complete build out analysis is included in the appendices of this report. 29 Delaware County Response and Build Out Study 2017

31 Town of Harpersfield Based on the mapping evaluation completed by Delaware County, the Town of Harpersfield has acres of vacant land available in the watershed for future development. That equates to 9.44% of the total land mass in the watershed portion of the town, while the City has purchased acres or 1.15% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF HARPERSFIELD ACREAGE BREAKDOWN Town of Harpersfield Total Acreage 26, % NYC Watershed Acreage: Town of Harpersfield Acreage Breakdown by Study Criteria 7, % Slope 15% or greater 2, % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 1, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Agricultural 1, % Residential % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are acres that are on a 15% or greater slope, lands in agricultural use and lands with limited soil classifications. These three categories make up 61.46% of the land mass in the Town. Vacant developable lands make up 9.44% of the land mass. These numbers support the fact that the majority of the Town s land mass is dedicated to open space and will 30 Delaware County Response and Build Out Study 2017

32 never be developed. This supports the fact that there is minimal density in the town and development does not pose a threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Harpersfield to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivsions. This was the standard applied in towns without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Harpersfield, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Harpersfield Existing Development Future Development Highway Grand Total The complete build out analysis is included in the appendices of this report. 31 Delaware County Response and Build Out Study 2017

33 Town of Kortright Based on the mapping evaluation completed by Delaware County, the Town of Kortright has 1, acres of vacant land available in the watershed for future development. That equates to 5.46% of the total land mass in the watershed portion of the town, while the City has purchased acres or 1.09% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF KORTRIGHT ACREAGE BREAKDOWN Town of Kortright Total Acreage 65, % NYC Watershed Acreage: Town of Kortright 24, % Acreage Breakdown by Study Criteria Slope 15% or greater 12, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 2, % Conservation Easements % Agricultural Easements 1, % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Agricultural 1, % Residential 2, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 1, % The largest three land use classifications are lands that are on a 15% or greater slope, lands with limited soils classifications and lands with agricultural easements. These three categories make up 68.33% of the land mass in the watershed in the Town of Kortright. Vacant developable lands make up 5.46% of the land mass. These numbers support the fact that the majority of the Town s land mass has 32 Delaware County Response and Build Out Study 2017

34 limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Kortright to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Kortright, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Kortright Existing Development Future Development 1, Highway Grand Total 2, The complete build out analysis is included in the appendices of this report. 33 Delaware County Response and Build Out Study 2017

35 Town of Masonville Based on the mapping evaluation completed by Delaware County, the Town of Masonville has acres of vacant land available in the watershed for future development. That equates to 11.21% of the total land mass in the watershed portion of the town, while the City has purchased acres or 4.48% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF MASONVILLE ACREAGE BREAKDOWN Town of Masonville Total Acreage 33, % NYC Watershed Acreage: Town of Masonville 7, % Acreage Breakdown by Study Criteria Slope 15% or greater 3, % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 1, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Limited Development % Agricultural % Residential 1, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are lands that are on a 15% or greater slope, lands with limited soils classifications and regulated stream acres. These three categories make up 61% of the land mass in the watershed in the Town of Masonville. Vacant developable lands make up 11.21% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited 34 Delaware County Response and Build Out Study 2017

36 development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Masonville to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Masonville, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Masonville Existing Development Future Development Highway Grand Total 1, The complete build out analysis is included in the appendices of this report. 35 Delaware County Response and Build Out Study 2017

37 Town of Meredith Based on the mapping evaluation completed by Delaware County, the Town of Meredith has 1, acres of vacant land available in the watershed for future development. That equates to 8.97% of the total land mass in the watershed portion of the town, while the City has purchased acres or 3.65% of the land mass. It is important to note in Meredith s case that the amount of vacant land has a large percentage of limited development acres because of known deed restrictions on the parcels previously known as Meridale Farms. This subdivision was approved with strict deed covenants that eliminate potential for further subdivision and commercial or industrial lands uses. The following table shows the breakdown of the analysis by land use classification: TOWN OF MEREDITH ACREAGE BREAKDOWN Town of Meredith Total Acreage 33, % NYC Watershed Acreage: Town of Meredith Acreage Breakdown by Study Criteria 15, % Slope 15% or greater 4, % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 1, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Limited Development % Agricultural 1, % Residential 3, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 1, % 36 Delaware County Response and Build Out Study 2017

38 The largest three land use classifications are lands that are on a 15% or greater slope, lands with limited soils classifications, and residential development. These three categories make up 63.63% of the land mass in the watershed in the Town of Meredith. Vacant developable lands make up 8.97% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Meredith to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Meredith, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Meredith Existing Development Future Development 1, Highway Grand Total 1, The complete build out analysis is included in the appendices of this report. 37 Delaware County Response and Build Out Study 2017

39 Town of Middletown Based on the mapping evaluation completed by Delaware County, the Town of Middletown has 4, acres of vacant land available in the watershed for future development. That equates to only 6.92% of the total land mass in the town, while the City has purchased 6, acres or 11.29% of the land mass. In addition, there is a significant amount of New York State-owned land, making up 6, acres which equates to 11.30% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF MIDDLETOWN ACREAGE BREAKDOWN Town of Middletown Total Acreage 61, % NYC Watershed Acreage: Town of Middletown 61, % Acreage Breakdown by Study Criteria Slope 15% or greater 27, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes % Conservation Easements 1, % Agricultural Easements 1, % NYC Land Acquisition Properties 6, % New York State Owned Lands 6, % Forested Easements (480-a) % Zoning Limitations 2, % Agricultural % Residential 4, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 4, % 38 Delaware County Response and Build Out Study 2017

40 The largest three land use classifications are acres that are on a 15% or greater slope, NYC land acquisitions, and lands owned by New York State. These three categories make up 67.66% of the land mass in the Town. Vacant developable lands only make up 6.92% of the land mass. These numbers support the fact that the majority of the Town s land mass is dedicated to open space and will never be developed. This supports the fact that there is minimal density in the town and development does not pose a threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 3-acre parcel lot size for each developed piece in the Town of Middletonw to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town of Middletown Zoning standards. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 3-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in townwide. For the Town of Middletown, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Middletown Existing Development 1, Future Development 1, Highway Grand Total 3, The complete build out analysis is included in the appendices of this report. 39 Delaware County Response and Build Out Study 2017

41 Town of Roxbury Based on the mapping evaluation completed by Delaware County, the Town of Roxbury has 1, acres of vacant land available in the watershed for future development. That equates to only 3.33% of the total land mass in the watershed portion of the town, while the City has purchased 1, acres or 2.22% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF ROXBURY ACREAGE BREAKDOWN Town of Roxbury Total Acreage 55, % NYC Watershed Acreage: Town of Roxbury 55, % Acreage Breakdown by Study Criteria Slope 15% or greater 36, % Regulated Streams 2, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 5, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties 1, % New York State Owned Lands % Forested Easements (480-a) % Agricultural % Residential 4, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 1, % The largest three land use classifications are acres that are on a 15% or greater slope, lands with limited soil classifications, and residential development. These three categories make up 83.55% of the land mass in the Town. Vacant developable lands only make up 3.33% of the land mass. These numbers support 40 Delaware County Response and Build Out Study 2017

42 the fact that the majority of the Town s land mass is dedicated to open space and will never be developed. This supports the fact that there is minimal density in the town and development does not pose a threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Roxbury to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Roxbury, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Roxbury Existing Development 2, Future Development Highway Grand Total 3, The complete build out analysis is included in the appendices of this report. 41 Delaware County Response and Build Out Study 2017

43 Town of Sidney Based on the mapping evaluation completed by Delaware County, the Town of Sidney has acres of vacant land available in the watershed for future development. That equates to only 17.52% of the total land mass in the watershed portion of the town, while the City has purchased 0 acres or 0% of the land mass. The Town of Sidney is skewed for purposes of this study because there is such a small percentage (2.49%) of land in the watershed. The following table shows the breakdown of the analysis by land use classification: TOWN OF SIDNEY ACREAGE BREAKDOWN Town of Sidney Total Acreage 30, % NYC Watershed Acreage: Town of Sidney % Acreage Breakdown by Study Criteria Slope 15% or greater % Regulated Streams % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Agricultural % Residential % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are residential development, acres that are on a 15% or greater slope, and vacant lands. These three categories make up 74.17% of the land mass in the watershed properties in the Town of Sidney. Vacant developable lands make up 17.52% of the land mass. These numbers, along with the very small percentage of land mass in the watershed, support the 42 Delaware County Response and Build Out Study 2017

44 fact that the majority of the Town s land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 20,000 SF parcel lot size for each developed piece in the Town of Sidney to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town of Sidney Zoning Regulations. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 20,000 SF density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Sidney, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Sidney Existing Development Future Development Highway Grand Total The complete build out analysis is included in the appendices of this report. 43 Delaware County Response and Build Out Study 2017

45 Town of Stamford Based on the mapping evaluation completed by Delaware County, the Town of Stamford has acres of vacant land available in the watershed for future development. That equates to only 2.55% of the total land mass in the watershed portion of the town, while the City and WAC have purchased or eased 2, acres or 7.48% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF STAMFORD ACREAGE BREAKDOWN Town of Stamford Total Acreage 30, % NYC Watershed Acreage: Town of Stamford 30, % Acreage Breakdown by Study Criteria Slope 15% or greater 18, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 3, % Conservation Easements % Agricultural Easements 1, % NYC Land Acquisition Properties % New York State Owned Lands % Forested Easements (480-a) % Agricultural 1, % Residential 1, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands % The largest three land use classifications are lands on a 15% or greater slope, lands with limited soils classifications, and lands with agricultural easements. These three categories make up 76.17% of the land mass in the watershed properties in the Town of Stamford. Vacant developable lands only make up 2.55% of the land mass. These numbers support the fact that the majority of the Town s land mass 44 Delaware County Response and Build Out Study 2017

46 has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Stamford to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Stamford, the potential impacts based on an overly conservative model are shown in the following table. The table indicates there is a negative amount of to be created. That is because when we subtracted the acreage with 15% slope on it from the already developed parcels, it was a higher number than could be developed. This simply indicates there is some development existing on steeper slopes or terrain. However, the model is still accurate in that it shows a very small amount of potential for additional development based on the current build out of the town. Total Maximum Build Out Town of Stamford Existing Development 1, Future Development Highway Grand Total 1, The complete build out analysis is included in the appendices of this report. 45 Delaware County Response and Build Out Study 2017

47 Town of Tompkins Based on the mapping evaluation completed by Delaware County, the Town of Tompkins has 1, acres of vacant land available in the watershed for future development. That equates to only 2.98% of the total land mass in the watershed portion of the town, while the City has purchased 1, acres or 3.28% of the land mass. Additionally, the Town of Tompkins hosts the Cannonsville Reservoir, which accounts for 3, acres or 8.64% of the Towns land area. The following table shows the breakdown of the analysis by land use classification: TOWN OF TOMPKINS ACREAGE BREAKDOWN Town of Tompkins Total Acreage 65, % NYC Watershed Acreage: Town of Tompkins 44, % Acreage Breakdown by Study Criteria Slope 15% or greater 27, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 4, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties 1, % New York State Owned Lands % Forested Easements (480-a) % Reservoir 3, % Agricultural % Residential 2, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 1, % The largest three land use classifications are lands on a 15% or greater slope, lands with limited soils classifications, and acres associated with the Cannonsville 46 Delaware County Response and Build Out Study 2017

48 Reservoir. These three categories make up 80.42% of the land mass in the watershed properties in the Town of Tompkins. Vacant developable lands only make up 2.98% of the land mass. These numbers support the fact that the majority of the Town s land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Tompkins to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the New York State Department of Health standards for major realty subdivisions. This was the standard applied in each town without a local zoning law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways, we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Tompkins, the potential impacts based on an overly conservative model are shown in the following table: Total Maximum Build Out Town of Tompkins Existing Development Future Development 2, Highway Grand Total 3, The complete build out analysis is included in the appendices of this report. 47 Delaware County Response and Build Out Study 2017

49 Town of Walton Based on the mapping evaluation completed by Delaware County, the Town of Walton has 2, acres of vacant land available in the watershed for future development. That equates to only 5.33% of the total land mass in the watershed portion of the town, while the City has purchased 1, acres or 3.17% of the land mass. The following table shows the breakdown of the analysis by land use classification: TOWN OF WALTON ACREAGE BREAKDOWN Town of Walton Total Acreage 61, % NYC Watershed Acreage: Town of Walton 54, % Acreage Breakdown by Study Criteria Slope 15% or greater 28, % Regulated Streams 1, % Waterbodies % DEC and NWI Mapped Wetlands % FEMA Mapped Floodplain % Limited Soil Classes 1, % Conservation Easements % Agricultural Easements % NYC Land Acquisition Properties 1, % New York State Owned Lands 4, % Forested Easements (480-a) 1, % Agricultural 1, % Residential 7, % Commercial % Recreation & Entertainment % Community Service % Industrial % Public Service % Wild, Forested, Conservation % Vacant Lands 2, % The largest three land use classifications are lands on a 15% or greater slope, residential development, and vacant lands. These three categories make up 71.38% of the land mass in the watershed properties in the Town of Walton. Vacant developable lands make up 5.33% of that total. However, the location of the vacant lands are limiting factors to development as most of these acres are on plateaus and not accessible. This is particularly true in Walton because of their 48 Delaware County Response and Build Out Study 2017

50 location between Bear Spring Mountain and the mountainous terrain that goes over to the Susquehanna watershed. These numbers support the fact that the majority of the Town s land mass has limited development potential and is not conducive to any type of dense development, therefore posing no threat to water quality. For purposes of determining what the impact of development would be in each town, we developed the build out analysis. To determine the existing impacts, we used the tax assessment classification codes to identify parcels and acreage already developed. We assumed a 5-acre parcel lot size for each developed piece in the Town of Walton to account for density and applied a potential 25% lot coverage standard to account for. This is consistent with the Town of Walton Zoning Law. We then subtracted that acreage from the total acreage of previously developed lands. To account for the largest development limitation, we subtracted the acreage with 15% or greater slope and that gave us the remaining acreage that could be further developed. We then took that vacant land and vacant agricultural land and applied the same 5-acre density and 25% lot coverage to determine the potential new that could be created from development. In an effort to account for public roadways we took the number of road miles, assumed a 24 foot road, and converted it to acres. We assumed 100% pavement coverage for this acreage and included it in town-wide. For the Town of Walton, the potential impacts based on an overly conservative model are shown in the following table. Total Maximum Build Out Town of Walton Existing Development 2, Future Development Highway Grand Total 3, The complete build out analysis is included in the appendices of this report. 49 Delaware County Response and Build Out Study 2017

51 Section 5: Build Out Analysis Delaware County is a large rural county that encompasses areas of the Catskill Mountains, the Appalachian Mountains and the Southern Tier of New York State. It is part of three major watersheds; the New York City drinking water supply, the Upper Delaware, and the Chesapeake Bay watershed. The mountainous terrain and the three river valleys have formed the land use characteristics of the county since the original settlers came to the area. The fertile soils in the river valleys brought farmers to the area and the vast amounts of timber and stone brought timber harvesting and stone and gravel mining to the region. Villages and hamlets formed as community centers for commerce to serve the outlying farmers and miners. As time progressed and transportation into the area became easier, Delaware County became a destination for visitors looking to get away from the urban areas around New York City. The Catskill resorts began to flourish to accommodate these travelers, including several in the Village of Stamford that became known as the Queen of the Catskills. Artists and naturalists fell in love with the natural beauty of the area and the open spaces that set the stage for a tourism economy to emerge. In the mid-20 th century, as the City began construction of the Catskill reservoir system, much of the traditional agricultural and mining industry-based jobs and services began to dwindle. The Main Street businesses began to suffer from the loss of agricultural businesses, eventually leading to many stores closing their doors. By the end of the 20 th century, faced with rules and regulations for protection of the City water supply, local communities began to organize and demand changes that supported the upstate economy. The Catskill Watershed Towns (CWT) was formed and work began on the Memorandum of Agreement, ultimately approved in After the MoA was signed, many programs became available to residents in the upstate watersheds to help pay for sewage treatment plant upgrades, private septic system replacements, stormwater system installation, BMP installations on farms, and eventually land use planning and stream corridor management. In the early part of the 21 st century, money was made available to watershed communities for planning and zoning projects under the Planning and Implementation Grants (PIG) program. Delaware County communities took full advantage of this money and every watershed community developed a comprehensive plan. Land use principles of zoning and comprehensive planning are to encourage a comprehensive or holistic evaluation of a community s future growth patterns. The statutes in New York State require a local zoning law to have its basic foundations in a comprehensive plan that has evaluated growth patterns and community characteristics, thus establishing goals and objectives for the community. The 50 Delaware County Response and Build Out Study 2017

52 zoning law is a tool that will allow the town or village to control density as well as the location of land uses to ensure protection of locally important characteristics and protect the public health and welfare of the community at large. The plans developed in Delaware County included the City s watershed as part of the community and incorporated language to protect it. Delaware County communities have identified locally important characteristics through the comprehensive planning process and developed zoning, site plan and subdivision laws and ordinances as tools to ensure these characteristics and features of their communities are preserved. The result is large lot zoning standards that protect the rural character, agrarian economy, and open space that attract visitors and second home owners to the area. The laws also encourage more dense development in village and hamlet areas to support Main Streets. It is important to note each of the local comprehensive plans identifies the need to preserve the rural characteristics of the Town and promote growth in hamlet and village areas that have utilities that can support a more dense population base. As a result, the future of any development in these communities is limited and constrained through the self-imposed zoning and land use policies. Based on the above stated principles of planning in Delaware County, we have developed a build out scenario that is conservative it assumes that no matter how unlikely, development will occur to the maximum extent possible. As a starting point, we took the acreage that has been identified as developed and removed the most limiting feature to development: slope. This gave a number of developable acres attached to acres that were previously removed in our study as already developed. By multiplying the number of lots that make up the acreage by the local zoning requirement for lot size, we were able to determine the number of acres developed. In towns without zoning, we used a 5 acre standard to be consistent with the New York State Department of Health definition of a major realty subdivision. Then we subtracted that number from the total number of developable acres to give potential additional buildable acres that could be built out. Using Middletown as an example, there are 2,922 existing developed lots. These lots have 13, developable acres after removing the steep slopes. By multiplying the 2,922 parcels by the 3-acre zoning standard, there are 8,766 acres of the 13, acres already developed, leaving 4, acres that could potentially be furthered developed. By using the same 3-acre zoning standard, we can assume there is the potential for 1,648 additional parcels that might be able to be created. In an effort to equate the number of lots and acreage to an value, we used the lot coverage standard of 20% from the Town of Middletown 51 Delaware County Response and Build Out Study 2017

53 zoning criteria. This means that of the 3 acres for each, lot only 0.6 acres can be. Therefore, taking the original 2,922 parcels and allowing each 0.6 acres of, we can deduce there is approximately 1,753 acres of existing area or 2.84 percent of the Towns land area. By taking the 1,684 additional parcels that could be created and allowing 0.6 acres of coverage for them, there is a potential additional 989 acres of area or 1.61 percent of the Town s land area. We were then able to take the lands that were determined vacant and buildable for each of the zoning districts in the Town and came up with an additional 253 acres of potential land cover, which equates to 0.47 percent of the Towns land area. To account for road coverage, we assumed all road miles are 24 feet wide and they are all paved. This gave us an additional acres of land cover or 0.44 percent. In summary, we conservatively determined that by adding roads to the maximum allowable on already-developed lands, 3.28 percent of the Town of Middletown could have land cover. We also determined there is the potential for an additional 2.02 percent of the Town land area that could be covered based on its own land use standards. That means that there is the potential for 5.3 percent of the Town of Middletown to have some form of land cover, leaving 94.7 percent of the Town open space, waterways and forests. It must be noted that these are extremely high numbers based on the significant assumptions in this study: 1) We are assuming all vacant buildable lands are contiguous and able to be subdivided into smaller lots. 2) We are assuming all lots created will be developed to the maximum potential based on lot coverage allowances. 3) We are assuming all vacant acres are accessible via some form of public roadway. 4) We are assuming there are no encumbrances such as deed restrictions, utility easements, or like instruments that could preclude a lot from being developed. 5) We are assuming all roads are 24 feet in width and paved. Since these are very big assumptions, we have also evaluated the development patterns in the town based on actual building permit data. In the past five years, the Town of Middletown has issued an average of 8 building permits each year for new house construction. That means that through the year 2034 (or the next 17 years), there is the potential for 136 new homes in the Town of Middletown. By using the standards for disturbance for single family homes based on the stormwater regulations for a common plan of development, we can assume each 52 Delaware County Response and Build Out Study 2017

54 single family home developed will account for 0.25 acres of acreage. That means the existing 2,922 parcels developed would have acres of area of 1.19 percent of the Town s land area. There is the potential for an additional acres or 0.44 percent of the Town s land area to be through Of course these numbers only account for potential new construction and do not account for homes lost to fire, flood, high winds, or abandonment and demolition. Therefore we believe this number is also conservative and inflated. 53 Delaware County Response and Build Out Study 2017

55 Section 6: Conclusions The MoA was signed as a partnership that was beneficial to the New York City water supply and took into account the long term sustainability of the WOH communities. The LAP has been cited as being the best tool for protecting the water supply from future degradation. However, given the lack of development and the limited amount of developable land area that remains, any protection from future degradation is minimal. The result is an acquisition program that only benefits open space programs and no longer meets the intended objectives of the MoA. The City cited census data to show development trends in the region. They concluded, based on the decreasing population and the limited amount of growth, that there was a sufficient amount of land for the WOH communities if the LAP continued. The converse to that conclusion is the lack of development also means there is no danger to the water supply from development and the need for additional protected land is no longer necessary. Table 5 shows the relationship in each town between population, median income, and occupied, vacant, and seasonal housing trends. This is relevant to show the towns with highest percentage of seasonal and recreational homes are Andes and Bovina. Both towns are 100% within the watershed boundaries, with Andes having more than 50% of their housing stock in second home ownership and Bovina quickly approaching 50%. The second home population has a direct impact on communities such as these in that they typically do not contribute to the school population base or become members of local fire and emergency service departments or fraternal organizations that provide services to support the overall community. The decreasing membership of these organizations has a long term impact on their function, as well as a town s ability to attract new full time residents and commercial businesses. A decreasing proportion of full-time residents also has the potential to increase costs for basic services and highway maintenance. The fewer users on a service route, the higher the cost associated with delivery or maintenance, eventually making basic services cost-prohibitive to a population base that has a median household income less than $50, a year. The next two highest second home inventories are in Colchester and Hancock, both of which are in the tailwaters of the Pepacton Reservoir. This area is home to a world-renowned cold water fishery that has encouraged second home investment as a part of the recreational fishing economy that exists there. The population base in both towns is outside the City watershed boundaries and the communities are served by New York State Route 17 (Interstate 86). Interstate access is important 54 Delaware County Response and Build Out Study 2017

56 Town Population (2015 estimate) Median Income ($) Housing Units Occupied Housing (%) Vacant Housing (%) Seasonal Recreational or Occasional Use (%) for economic growth and sustainability of a healthy economic base, making this region of the county an exception to the rest of the county s development trends. TABLE 5: POPULATION, INCOME AND HOUSING Andes 1,301 $45,096 1, Bovina 633 $53, Colchester 2,077 $42,845 1, Davenport 2,965 $40,885 1,530 1, Delhi 5,117 $47,225 1,827 1, Deposit 1,712 $46,128 1, Franklin 2,411 $57,540 1, Hamden 1,323 $48, Hancock 3,224 $45,096 2,721 1, , , Harpersfield 1,577 $46,250 1, Kortright 1,675 $53,661 1, Masonville 1,320 $53, Meredith 1,529 $52, Middletown 3,750 $42,103 3,379 1, , , Roxbury 2,338 $38,662 2, , Sidney 5,647 $33, , Stamford 2,569 $46, Tompkins 1,033 $48, Walton 5,436 $34, , Delaware County 46,901 $43, , , , *U.S. Census American Fact Finder ACS data The economic impacts of second homeownership are already being felt by the local municipalities. Most developers that subdivide land in Delaware County market the parcels downstate to get a better price. This has left the locals out of the market. Additional impacts are felt in the Main Street corridors. A declining full-time population limits their business, making many service businesses in the county seasonal. County residents travel to Oneonta, Binghamton and Kingston for the majority of their shopping needs because they cannot afford the higher prices for local products. The local producers have created markets that cater to second home owners, and many of those that have retired to the area have the means to pay higher prices. It is important to Delaware County to grow our economic base in order to be sustainable. A stagnant economy is not sustainable and will continue to lend itself to a decreasing population base and limit our ability to provide basic services. It is important to note the sacrifices local residents make in order to continue to live here as a result of fewer full-time residents. The lack of volunteers for local fire squads and EMTs means longer wait times during an emergency. Fewer students in 55 Delaware County Response and Build Out Study 2017

57 the schools limit the school district s ability to provide programs like advanced degree options for college bound students. Another area greatly affected by the aging population is a lack of licensed daycare providers. In order to justify the costs associated with running a daycare with a limited number of families that consistently need the services, most daycares are costly. This often makes it difficult for local families to have both parents work outside the home or requires parents to split shifts to ensure daycare needs are met. The basic services lost to local full-time residents are a result of large second home populations and an aging population. Without an ability to grow the local communities and provide for new commercial businesses, this trend will continue. There is only a limited amount of time communities can sustain these declining growth trends. Any additional land acquisition in Delaware County, that does not have a direct measureable water quality benefit, will have an impact on sustainability. 56 Delaware County Response and Build Out Study 2017

58 Section 7: Recommendations The Delaware County partners have reviewed the build out models and determined that the LAP would not provide a measurable amount of protection to water quality in its current format. In an effort to restructure the LAP and provide for measurable water quality protection, we developed a concept that targets the most sensitive lands. There is a substantial amount of literature that supports buffer protection to promote and improve water quality, as it is directly correlated to a reduction in erosion, nutrient loading, and natural filtering of runoff. In the attached addendum, Beyond Land Acquisition, we introduce the concept of a buffer program similar in nature to the Conservation Reserve Enhanced Program (CREP). The Delaware County Soil and Water Conservation District (SWCD) has been administering the current CREP on agricultural lands throughout the county with great success. In the past year, 43 contracts came up for renewal with 41 renewing their contracts for an additional number of years. That is a 95% renewal rate. Delaware County s proposal would supplement the existing options for land acquisition. The County proposal would allow municipalities to have a choice to continue allowing the NYCDEP to pursue the broader LAP, or opting into the enhanced buffer program. The alternative program would have measurable water quality benefits and would provide for a more direct land based preservation program. This will meet our local objectives to preserve the minimal amount of vacant land for community growth while also protecting sensitive lands from development that are important to the City as well as the local residents. 57 Delaware County Response and Build Out Study 2017

59 Section 8: Addendums 1. Build-Out Models o Town of Andes o Town of Bovina o Town of Colchester o Town of Delhi o Town of Deposit o Town of Franklin o Town of Hamden o Town of Harpersfield o Town of Kortright o Town of Masonville o Town of Meredith o Town of Middletown o Town of Roxbury o Town of Sidney o Town of Stamford o Town of Tompkins o Town of Walton 2. Developable Land Maps o Town of Andes o Town of Bovina o Town of Colchester o Town of Delhi o Town of Deposit o Town of Franklin o Town of Hamden o Town of Harpersfield o Town of Kortright o Town of Masonville o Town of Meredith o Town of Middletown o Town of Roxbury o Town of Sidney o Town of Stamford o Town of Tompkins o Town of Walton 3. Beyond Land Acquisition: A proposal for a more focused, effective program 58 Delaware County Response and Build Out Study 2017

60 Build-Out Models 59 Delaware County Response and Build Out Study 2017

61 Total Existing and Acreage Town of Andes Build Out Model - NYC Watershed , Current Developed Lands In NYC Watershed - 5-acre zoning and 25% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) 1, , , , , Potential Future development of lands already developed Developed acreage with 15% slope Lands with development potential 5-Acre Zoning (25%) potential 15, , , , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , General Rural without Agricultural Lands 5-Acre Zoning (25%) potential , General Rural Agricultural Lands 5-Acre Zoning (25%) potential R-R - 5-Acre Zoning Requirements 5-Acre Zoning (20%) potential V-R - 20,000 sq. ft. Zoning Requirements.459-Acre Zoning (20%) potential H-R - 10,000 sq. ft. Zoning Requirements.23-Acre Zoning (20%) potential Delaware County Response and Build Out Study 2017

62 Total New Build Out Existing 1, Future Highway GRAND TOTAL Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

63 Total Existing and Acreage Town of Bovina Build Out Model - NYC Watershed , Current Developed Lands In NYC Watershed - 7-acre zoning and 25% 7-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) , , , Potential Future development of lands already developed - 7-Acre Density Requirements Already Developed Acreage with 15% slope Lands remaining with development potential 7-Acre Zoning (25%) potential 5, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , General Rural without Agricultural Lands 7-Acre Zoning (25%) potential , General Rural Agricultural Lands 7-Acre Zoning (25%) potential , , Hamlet Zoning -.5-Acre Zoning Requirements Total New Build Out.5-Acre Zoning (20%) potential Maximum Buildable Lands 1, Total Maximum Build Out Existing Future 1, Highway GRAND TOTAL 2, Delaware County Response and Build Out Study 2017

64 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

65 Total Existing and Acreage Town of Colchester Build Out Model - NYC Watershed , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Developed Acreage with 15% slope Lands remaining with development potential 5-Acre Zoning (25%) potential 6, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing Future Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

66 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

67 Total Existing and Acreage 2, , Town of Delhi Build Out Model Current Developed Lands - 3-acre zoning and 20% 3-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (20%) 1, , , , Potential Future development of lands already developed Already Developed Acreage with 15% slope Lands remaining with development potential 3-Acre Zoning (20%) potential 9, , , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , R-1 without Agricultural Lands 1-Acre Zoning (25%) potential R-1 Agricultural Lands 1-Acre Zoning (25%) potential R-3 without Agricultural Lands 3-Acre Zoning (20%) potential , , R-3 Agricultural Lands Total New Build Out 3-Acre Zoning (20%) potential , , Maximum Buildable Lands without Agricultural Lands Maximum vacant buildable Lands with Agricultural Lands Delaware County Response and Build Out Study 2017

68 Total Maximum Build Out Existing Future 1, Highway GRAND TOTAL 2, Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing 1, Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

69 Total Existing and Acreage Town of Deposit Build Out Model - NYC Watershed Watershed Acreage 1, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) , , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential 5, Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing 1, Future Highway GRAND TOTAL 2, Delaware County Response and Build Out Study 2017

70 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

71 Total Existing and Acreage Town of Franklin Build Out Model - NYC Watershed Watershed Acreage 2, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

72 Existing Housing Units Building Permits - Equated to actual Surface through 2034 Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

73 Total Existing and Acreage Town of Hamden Build Out Model - NYC Watershed Total Watershed Acreage 1, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) , , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential 8, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing 1, Future 1, Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

74 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

75 Total Existing and Acreage Town of Harpersfield Build Out Model - NYC Watershed Total Watershed Acreage Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Lands Already remaining 5-Acre Zoning Developed potential with Acreage with (25%) development 15% slope potential Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential Buildable Vacant Agricultural Lands 5-Acre Zoning (25%) potential Total New Build Out Maximum Buildable Lands Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

76 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

77 Total Existing and Acreage Town of Kortright Build Out Model - NYC Watershed Total Watershed Acreage , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential 5, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential , Maximum Buildable Lands Total Maximum Build Out Existing Future 1, Highway GRAND TOTAL 2, Delaware County Response and Build Out Study 2017

78 Existing Housing Units Building Permits - Equated to actual Surface through 2034 Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

79 Total Existing and Acreage Town of Masonville Build Out Model - NYC Watershed Total Watershed Acreage 1, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Lands Already remaining 5-Acre Zoning Developed potential with Acreage with (25%) development 15% slope potential 1, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing Future Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

80 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

81 Total Existing and Acreage Town of Meredith Build Out Model - NYC Watershed Total Watershed Acreage , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential 4, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential , Maximum Buildable Lands Total Maximum Build Out Existing Future 1, Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

82 Existing Housing Units Building Permits - Equated to actual Surface through 2034 Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

83 Total Existing and Acreage Town of Middletown Build Out Model 4, , Current Developed Lands - 3-acre zoning and 20% 3-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (20%) 2, , , , , Potential Future development of lands already developed Already Lands 3-Acre Zoning Developed remaining with Acreage with development 15% slope potential (20%) potential 15, , , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , R-3 Zoning Layer 3-Acre Zoning (20%) potential R-5 Zoning Layer 5-Acre Zoning (15%) potential BC Zoning Layer 40,000 sf Parcel size (80%) potential I Zoning Layer No Parcel size (75%) potential Delaware County Response and Build Out Study 2017

84 H-1 Zoning Layer 1-Acre lot size (100%) potential H 1/2 Zoning Layer Total New Build Out 1/2 Acre Lot size (100%) potential Maximum New Build out Total Maximum Build Out Existing 1, Future 1, Highway GRAND TOTAL 3, Existing Housing Units Building Permits - Equated to actual Surface through 2034 Disturbance Single Family Homes Total Acreage Existing 2, Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out imprevious Existing Future Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

85 Total Existing and Acreage Town of Roxbury Build Out Model - NYC Watershed Total Watershed Acreage 3, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Lot Coverage Based on Current Build Out (25%) 1, , , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Already Lands 5-Acre Zoning Developed remaining with potential Acreage with development (25%) 15% slope potential 17, Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing 2, Future Highway GRAND TOTAL 3, Delaware County Response and Build Out Study 2017

86 Existing Housing Units Building Permits - Equated to actual Surface through 2034 Disturbance Single Family Homes Total Acreage Existing 1, Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

87 Total Existing and Acreage Town of Sidney Build Out Model Watershed Acreage Current Developed Lands - 3-acre zoning and 20% 20,000 SF Zoning Acreage Remaining lands not developed Based on Current Build Out (20%) Potential Future development of lands already developed Lands Already 20,000 SF remaining Developed Zoning with Acreage with development 15% slope potential (20%) potential Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification R-A 20,000 SF Zoning Standard Total New Build Out 20,000 SF Zoning (20%) potential Maximum New Build out Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

88 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

89 88 Delaware County Response and Build Out Study 2017

90 Total Existing and Acreage Town of Stamford Build Out Model - NYC Watershed Total Watershed Acreage 1, , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) 1, , , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Lands Already remaining 5-Acre Zoning Developed potential with Acreage with (25%) development 15% slope potential 5, , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential Maximum Buildable Lands Total Maximum Build Out Existing 1, Future Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

91 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing 1, Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

92 Total Existing and Acreage Town of Tompkins Build Out Model - NYC Watershed Total Watershed Acreage , , Current Developed Lands In NYC Watershed - 5-Acre Density and 25% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (25%) , , , Potential Future Development of Lands Already Developed - 5-Acre Density Requirements Lands Already remaining 5-Acre Zoning Developed potential with Acreage with (25%) development 15% slope potential 16, , , , Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , Buildable Vacant Lands without Agricultural Lands 5-Acre Zoning (25%) potential , Buildable Vacant Agricultural Lands Total New Build Out 5-Acre Zoning (25%) potential , Maximum Buildable Lands Total Maximum Build Out Existing Future 2, Highway GRAND TOTAL 3, Delaware County Response and Build Out Study 2017

93 Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL Delaware County Response and Build Out Study 2017

94 Total Existing and Acreage Town of Walton Build Out Model Total Watershed Acreage , , Current Developed Lands - 5-acre zoning and 20% 5-Acre Zoning Acreage Remaining lands not developed Based on Current Build Out (20%) 2, , , , , Potential Future development of lands already developed Lands Already remaining 5-Acre Zoning Developed with Acreage with development 15% slope potential (20%) potential 15, Highway Miles assuming 24 foot road width Miles 100% Total Buildable Vacant Lots by Zoning Classification , R-2 Zoning Layer 3-Acre Zoning (25%) potential R-5 Zoning Layer 5-Acre Zoning (20%) potential , I Zoning Layer No Parcel size (85%) potential Agricultural Lands - R-2 2-Acre lot size (25%) potential Delaware County Response and Build Out Study 2017

95 Agricultural Lands - R-5 Total New Build Out 5-Acre Lot size (20%) potential Maximum New Build out Total Maximum Build Out Existing 2, Future Highway GRAND TOTAL 3, Building Permits - Equated to actual Surface through 2034 Existing Housing Units Disturbance Single Family Homes Total Acreage Existing 2, Average Annual Permits - New Construction Disturbance Single Family Homes Total through 2034 (17 years) Total Maximum Build Out Existing Future Highway GRAND TOTAL 1, Delaware County Response and Build Out Study 2017

96 Maps 95 Delaware County Response and Build Out Study 2017

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