Vacant Land Analysis

Tim Lesser

Abstract

As urban development envelops the rural landscape, issues concerning preservation and development potential arise as factors for various planning strategies. As vacant land steadily decreases, how much land should be set aside for either development or preservation? Environmental, as well as human factors, influence decisions concerning where development or non-development will locate. This paper will determine where vacant land parcels exist throughout Cabarrus County, North Carolina and analyze development potential of those vacant parcels (high/medium/low) according to soil and floodplain data. Thus, from this environmental analysis, and from existing human factors of county zoning classifications, major thoroughfares, water and sewer lines, and railway, the determination of "usable vacant land" will be derived for development potential. "Usable vacant land" is defined as locations that possess high development potential and are within the human criteria for immediate development. Are there enough existing "Usable vacant land" located where the human factors can easily exploit the development potential of vacant land? Locations of such parcels are essential for the economic vitality of the county. Therefore, planning strategies will have to decide either to expedite change, to open more opportunities for development potential, or preserve land for future generations.

Cabarrus County is located northeast and adjacent to Mecklenburg County / City of Charlotte. The county, especially on the western edge bordering Charlotte, has been experiencing major population growth and development. This data will not only aid in more efficient development strategies, but will also enhance the understanding of surrounding landscapes.

Introduction

Metropolitan growth pays little attention to political boundaries erected centuries ago to divide the landscape into states, counties, and cities. Urban development patterns create suburban sprawl that extends development across boundaries. The Charlotte Metro Region is an excellent example of this phenomenon. The region must take cooperative action, where county involvement forces communities to take a more proactive planning approach to protect environmental objectives, as well as to sustain economic development. Both, preservation of the environment and development must coexist in the urban arena.

Cabarrus County, being directly influenced by this urban growth, is inevitably transforming its character from a rural to urban landscape. Before the county experiences greater and overburdened urban problems such as traffic congestion, increased efforts to provide community services and facilities, and the destruction of natural resources, planning strategies must be critical now more than ever to maintain a quality of life balance. Land that is environmentally sensitive must be protected and preserved, for example, for greenways and/or park, and natural uses. Land that is highly developable for industrial and/or business/commercial uses must be promoted for exactly that purpose. Residential uses, which are more capricious, seem to be the transition or "the middle ground" between intensive industrial uses and passive rural uses. Is there enough vacant land to sustain the many zoning uses throughout the county?

Objectives

The objectives of this analysis with the use of ArcInfo 7.0.3 (Esri) are to determine:: 1) The location and amount of vacant land property parcels that exist throughout the entire county; 2) The amount of vacant land within aggregate zoning classifications of Industrial, Business/Commercial, and Residential encompassing the county; 3) Derive high/medium/low development potential of vacant land within each zoning classification aggregate according to the composite layer

Data

To facilitate planning strategies, the process of identifying parcels that are presently vacant (vacant being any tract of land(s) that does not have building structures) was established to locate where development or preservation may take place. For identifying development potential of vacant land parcels throughout the county, data extents had to be coverages that included the county as a whole to alleviate bias of parcel potential. The county topography layer was not utilized because of its lack of county wide extent. Coverages and their sources which are used in this analysis are as follows:

Cadastral Parcel - Cabarrus County Land Records

Floodplain - Federal Emergency Management Agency (FEMA)

Soil - North Carolina Center of Geographic Information and Analysis (NCCGIA)

Zoning - Cabarrus County Planning Zoning Building Inspection (PZBI)

City of Concord Planning and Community Development & GIS

Water - Boyle Engineering & Water and Sewer Authority of Cabarrus County (WSACC)

Sewer - Boyle Engineering & Water and Sewer Authority of Cabarrus County (WSACC)

Gas - United States Geological Survey (USGS)

Mainroads - Cabarrus County Land Records

Railroads - Cabarrus County Land Records

Cadastral Parcel Layer Characteristics

The Cabarrus County cadastral parcel layer consists of more than 65000 parcels with a total acreage of 233304.08. Each parcel has several label attributes to distinguish itself other parcels in the county. Attributes of sheet, block, parcel, and pin numbers identify the parcel according to the State Plane Coordinate System of the North American Datum (NAD) 1983. Other attributes include area, deeded acreage, "parent or non-parent" codes, and the vacant land code. The ASCII file that was acquired from Information Services (IS) of vacant land pin numbers was read into the parcel layer. The parcels (pin numbers) in the parcel layer that corresponded with the vacant pin file were coded vacant = 1 for vacant parcels. Of the 15421 vacant pin numbers from the file, 15249 matched or were selected to be coded vacant = 1 in the parcel layer (98.88463%).

Parcels were coded accordingly:

vacant = 0 (parcels that are not vacant - building/structure(s) exist)

vacant = 1 (parcels that are vacant - building/structure(s) do not exist)

Floodplain Characteristics

The floodplain coverage consists of the A and AE zones that identify areas inundated by 100 year flooding and flood ways. The X Zone includes areas of 500 year flooding and possible 100 year flooding with average depths of less than one foot or drainage areas less than one square mile. Also, the X Zone includes areas outside 100 and 500 year floodplains. Development will most likely exist or locate outside floodplain areas. The floodplain data was aggregated and coded as follows:

floodcode = 0 (areas within 100 year floodplain and floodway)

floodcode = 1 (areas outside 100 year floodplain and floodway/possible 500 year floodplain)

AE Zone Floodway Areas within 100 year flood Areas (0)

AE Zone 100 Year Flood Areas with base flood elevations (0)

A Zone 100 Year Flood Areas without base flood elevations (0)

X Zone 500 Year Flood Areas (1)

X Zone Areas Outside Floodplain (1)

Cabarrus County Soil Classifications / Building Site Characteristics

Soil limitations according to the Cabarrus County Soil Survey 1988 affect buildings, roads, and, landscaping. Slight limitations are soil types with properties and site features generally favorable for building development. Moderate limitations are soil types generally not favorable for development and planning, design, or maintenance is needed to minimize the limitations. Severe limitations are very unfavorable for development and special design, and maintenance are required. Furthermore, feasibility studies may be required for severe soil types.

The slight, moderate, and severe limitations are based on soil properties, site features, and performance of the soils. Several soil factors can affect building structures and their foundations such as: high water table, shrink-swell, flooding, erosion, and slope. The following soil factors are defined by the Cabarrus County Soil Survey 1988:

Erosion - The wearing away of the land surface by water, wind, ice, or other geologic agents and by such processes as gravitational creep.

Shrink-Swell (s-s) - The shrinking of soil when dry and the swelling when wet. Shrinking and swelling can damage roads, dams, building foundations, and other structures.

Slope - The inclination of the land surface from the horizontal. Percentage of slope is the vertical distance divided by horizontal distance, then multiplied by 100.

Wetness - A soil condition in which water is held on or near the surface for a sufficient period to cause a problem in management.

The soil data was aggregated and coded as follows:

soilcode = 0 (soils with moderate to severe slope and wetness/flooding)

soilcode = 1 (soils with slight to moderate slope and wetness)

AaB	Altavista sandy loam, 2 to 6 percent slopes (Hydric B), severe flooding, wetness (0)
ApB	Appling sandy loam, 2 to 8 percent slopes, slight-moderate slope (1)
Ar	Armenia loam (Hydric A), severe flooding, wetness, shrink-swell (0)
BaB	Badin channery silt loam, 2 to 8 percent slopes, moderate shrink-swell & slope (1)
BaD	Badin channery silt loam, 8 to 15 percent slopes, moderate s-s / moderate-severe slope (0)
BaF	Badin channery silt loam, 15 to 45 percent slopes, severe slope (0)
CcB2	Cecil sandy clay loam, 2 to 8 percent slopes, eroded, slight-moderate slope (1)
CcD2	Cecil sandy clay loam, 8 to 15 percent slopes, eroded, moderate-severe slope (0)
CeB	Cecil-Urban land complex, 2 to 10 percent slopes, slight-moderate slope (1)
Ch	Chewacla sandy loam, frequently flooded (Hydric B), severe flooding,wetness (0)
CoB	Coronaca clay loam, 2 to 8 percent slopes, slight-moderate slope (1)
CoD	Coronaca clay loam, 8 to 15 percent slopes, moderate-severe slope (0)
CuB2	Cullen clay loam, 2 to 8 percent slopes, eroded, moderate shrink-swell & slope (1)
CuD2	Cullen clay loam, 8 to 15 percent slopes, eroded, moderate s-s / moderate-severe slope (0)
EnB	Enon sandy loam, 2 to 8 percent slopes, severe shrink-swell (0)
EnD	Enon sandy loam, 8 to 15 percent slopes, severe shrink-swell & slope (0)
EoB	Enon-Urban land complex, 2 to 10 percent slopes, severe shrink-swell (0)
GeB2	Georgeville silty clay loam, 2 to 8 percent slopes, eroded, slight-moderate slope (1)
GoC	Goldston very channery silt loam, 4 to 15 percent slopes, moderate-severe slope (0)
GoF	Goldston very channery silt loam, 15 to 45 percent slopes, severe slope (0)
HeB	Herndon silt loam, 2 to 8 percent slopes, slight-moderate slope (1)
HwB	Hiawassee clay loam, 2 to 8 percent slope, slight-moderate slope (1)
HwD	Hiawassee clay loam, 8 to 15 percent slopes, moderate-severe slope (0)
IdA	Iredell loam, 0 to 2 percent slopes (Hydric B), severe shrink-swell,wetness (0)
IdB	Iredell loam, 2 to 6 percent slopes, severe shrink-swell,wetness (0)
KkB	Kirksey silt loam, 1 to 6 percent slopes, moderate-severe wetness (0)
MeB	Mecklenburg loam, 2 to 8 percent slopes, moderate shrink-swell & slope (1)
MeD	Mecklenburg loam, 8 to 15 percent slopes, moderate s-s / moderate-severe slope (0)
MkB	Mecklenburg-Urban land complex, 2 to 10 percent slopes, moderate s-s & slope (1)
MsA	Misenheimer channery silt loam, 0 to 4 percent slopes, severe wetness (0)
PaF	Pacolet sandy loam, 15 to 35 percent slopes, severe slope (0)
PcE3	Pacolet-Udorthents complex, 12 to 25 percent slopes, gullied severe slope (0)
PoB	Poindexter loam, 2 to 8 percent slopes, slight-moderate slope (1)
PoD	Poindexter loam, 8 to 15 percent slopes, moderate-severe slope (0)
PoF	Poindexter loam, 15 to 45 percent slopes, severe slope (0)
SfB	Sedgefield sandy loam, 2 to 8 percent slopes (Hydric B), severe shrink-swell,wetness (0)
TaB	Tatum silt loam, 2 to 8 percent slopes, moderate shrink-swell & slope (1)
TaD	Tatum silt loam, 8 to 15 percent slopes, moderate s-s / moderate-severe slope (0)
TbB2	Tatum silty clay loam, 2 to 8 percent slopes, eroded, moderate shrink-swell & slope (1)
TbD2	Tatum silty clay loam, 8 to 15 percent slopes, eroded, moderate s-s / mod-severe slope (0)
Ur	Urban land, possible runoff & low-lying flooding (1)
VaB	Vance sandy loam, 2 to 8 percent slopes, moderate shrink-swell & slope (1)
VaD	Vance sandy loam, 8 to 15 percent slopes, moderate s-s / moderate-severe slope (0)
We	Wehadkee loam, frequently flooded (Hydric A), severe flooding,wetness (0)
W	Water, obvious flooding & wetness (0)

Zoning Characteristics

There are sixty five zoning classifications comprising of four municipalities, including the county. The classifications were generalized into three categories or aggregates of Industrial, Business/Commercial, and Residential for the analysis. The zoning data was aggregated and coded as follows:

zonecode = 0 (zoning aggregate of residential, office, institutional, and rural uses); zonecode = 1 (zoning aggregate of industrial uses); zonecode = 2 (zoning aggregate of business and/or commercial uses, conditional industrial)
Cabarrus County Zoning Classifications: AO Agricultural Open District (0); CR Countryside Residential District (0); LDR Low Density Residential District (0); MDR Medium Density Residential District (0); HDR High Density Residential District (0); LC Limited Commercial District (2); GC General Commercial District (2); LI Limited Industrial District (1); GI General Industrial District (1)
Town of Harrisburg Zoning Classifications: B-G General Business District (2); B-N Neighborhood Business District (2); B-P Planned Business District (2); I-G General Industrial District (1); I-P Planned Industrial District (1); I-H Heavy Industrial District (1); O-A Office & Apartment District (0); R-15 Single Family Residential District (0); R-20 Single Family Residential District (0); RU Rural District (0)
City of Concord Zoning Classifications: R-1 Residential District (Single-Family) (0); R-2 Residential District (Low Density) (0); R-2.7 Residential District (Low Density) (0); R-3 Residential District (Medium Density) (0); R-4 Residential District (High Density) (0); RM Residential District (Mobile Homes) (0); RR Rural Residential District (0); RT Residential District (Rural Transition) (0); RD Rural Development District (0); PO Professional Office District (0); O-I Office-Institutional District (0); B-1 Central Business District (2); B-2 Neighborhood Commercial District (2); B-3 General Commercial District (2); B-5 Buffer Commercial District (2); I-1 Light Industrial District (1); I-2 Heavy Industrial District (1); PUD Planned Unit Development District (0); CUB-3 Conditional Use General Commercial District (2); CURR Conditional Use Rural Residential District (0); CUI-2 Conditional Use Heavy Industrial District (2); CUR-4 Conditional Use Residential District (High Density) (0); CUR-2 Conditional Use Residential District (Low Density) (0); CUI-1 Conditional Use Light Industrial District (2); CUPO Conditional Use Professional Office District (0); AO Airport Overlay District (0)
Town of Mount Pleasant Zoning Classifications: R-8 Residential (0); R-12 Residential (0); R-20 Residential (0); C-B Central Business (2); G-B General Business (2); M-I Manufacturing (1)
City of Kannapolis Zoning Classifications: R-1 Single Family Residential (0); R-2 Single Family Residential (0); R-3 Single Family Residential (0); R-4 Single Family Residential (0); RM-1 Multi Family Residential (0); RM-2 Multi Family Residential (0); O+I Office and Institutional (0); C-1 Neighborhood Commercial (2); C-2 Highway Commercial (2); C-3 General Commercial (2); C-4 Central Business (CBD) (2); I-1 Light Industrial and Service (1); I-2 Heavy Industrial (1)

Water and Sewer and Gas Characteristics

The water, sewer, and gas coverage was coded with arbitrary 500 foot buffers for water lines six inch diameters and greater, sewer lines twelve inch diameters and greater, and major gas lines throughout the county. Most of the data consists of water and sewer lines. Thus, development is likely to be attracted by these utilities. This coverage was coded as follows: (note: wsg = YES does not necessarily mean all water, sewer, and gas inclusively exist in an immediate area)

wsg = YES (areas within 500 feet of water, and/or sewer, and/or gas lines)

wsg = NO (areas outside 500 feet of water, sewer, and gas lines)

Mainroads and Railroad Characteristics

Arbitrary 1-1/2 mile buffers for main roads/railroads and an arbitrary 2 mile buffer for interstate I-85 were established for potential development areas. Potential for development, especially industrial and business/commercial uses are more apt to locate in proximity to major thoroughfares. This coverage was coded as follows:

tfares = YES (areas within 1-1/2 to 2 mile of main roads/railroads and interstate I-85)

tfares = NO (areas outside 1-1/2 to 2 mile of main roads/railroads and interstate I-85)

Methodology

The methodology of establishing the composite layer for analysis:
1) Information Services (IS) creates an ASCII file of existing vacant land parcel pin numbers
2) Extract county Cadastral Parcel layer out of the library database structure
3) GIS reads vacant land file and codes county Cadastral Parcel layer of which parcels are vacant
(10 digit pin number from the ASCII file are matched with parcel layer's .pat pin attribute): vacant = 0 (parcels that are not vacant - building/structure(s) exist); vacant = 1 (parcels that are vacant - building/structure(s) do not exist)
4) Floodplain and Soil layers are unioned to one coverage
5) Floodplain/Soil coverage is unioned with the Zoning layer to one coverage
6) Floodplain/Soil/Zoning coverage is coded for "development potential": floodcode = 0 (areas within 100 year floodplain and floodway); floodcode = 1 (areas outside 100 year floodplain and floodway / possible 500 year floodplain); soilcode = 0 (soils with moderate to severe slope and wetness/flooding); soilcode = 1 (soils with slight to moderate slope and wetness); zonecode = 0 (zoning aggregate of residential, office, institutional, and rural uses); zonecode = 1 (zoning aggregate of industrial uses); zonecode = 2 (zoning aggregate of business and/or commercial uses, conditional industrial)
7) Append and buffer and code Water and Sewer and Gas layers (arbitrary 500 foot buffers): wsg = YES (areas within 500 feet of water, and/or sewer, and/or gas lines); wsg = NO (areas outside 500 feet of water, sewer, and/or gas lines)
8) Buffer and code Mainroads/Railroad layer (arbitrary 1-1/2 mile buffer for main roads/railroads arbitrary 2 mile buffer for interstate I-85): tfares = YES (areas within 1-1/2 to 2 mile of main roads/railroads and interstate I-85); tfares = NO (areas outside 1-1/2 to 2 mile of main roads/railroads and interstate I-85)
9) Mainroads/Railroad and Water/Sewer/Gas buffered coverages are unioned to one coverage
10) Floodplain/Soil/Zoning coverage is unioned with Mainroads/Railroad/Water/Sewer/Gas coverage to one coverage
11) Floodplain/Soil/Zoning/Mainroads/Railroad/Water/Sewer/Gas coverage is unioned with Cadastral Parcel layer for the final composite layer to be analyzed

Analysis/Results

Once the composite layer was established, queries pertaining to the data codes per zoning aggregate were applied. Acreages of parcels were calculated by area. Of the 233304.08 total acres in the county, 84986.212 acres are vacant or 36.43% of the county is presently vacant for potential development. Of the 84986.212 vacant acres, 5806.8453 acres are in the vacant industrial aggregate, 2293.9226 acres are in the vacant business/commercial aggregate, and 76885.445 acres are in the vacant residential aggregate. Thus, of the 13335.194 total industrial acres zoned, 43.55% are vacant, 8527.2977 total business/commercial acres zoned, 26.90% are vacant, and 211441.59 total residential acres zoned, 36.36% are vacant.

High development potential vacant parcels have soils that are good for development, outside the floodplain, within 500 feet of water, sewer, and/or gas, and are within 1-1/2 to 2 miles of mainroads/railroads. Medium development potential vacant parcels have soils that are good for development, outside the floodplain, and either/neither are within 500 feet of water, sewer, and/or gas, or are within 1-1/2 to 2 miles of mainroads/railroads. Low potential are vacant parcels that have either/neither good for development, or outside the floodplain, within 500 feet of water, sewer, and/or gas, and are within 1-1/2 to 2 miles of mainroads/railroads. The data codes below represent the possible selections to determine high/medium/low development potential of vacant land:

Vacant = 1 (or 0)

Zonecode = 0 or 1 or 2

Soilcode = 1 or 0

Floodcode = 1 or 0

Tfares = YES or NO

Wsg = YES or NO

A = acres

vacant = 1 are vacant parcels county wide (84986.212 acres)

vacant = 1 zonecode = 1 are vacant parcels industrial aggregate (5806.8453 acres)

vacant = 1 zonecode = 2 are vacant parcels business/commercial aggregate (2293.9226 acres)

vacant = 1 zonecode = 0 are vacant parcels residential aggregate (76885.445 acres)

INDUSTRIAL ZONED AGGREGATE (5806.8453 acres)

Of the vacant parcels industrial aggregate (5806.8453 acres), 16.87% or 979.87128 acres have high development potential, 20.59% or 1195.7405 acres have medium development potential, and 62.53% or 3631.2336 acres have low development potential.

HIGH DEVELOPMENT POTENTIAL (Prime Usable Vacant Land) (979.87128A): vacant = 1 zonecode = 1 soilcode = 1 floodcode = 1 tfares = YES wsg = YES (979.87128A)
MEDIUM DEVELOPMENT POTENTIAL (Semi-Prime Usable Vacant Land)(1195.7405A): vacant = 1 zonecode = 1 soilcode = 1 floodcode = 1 tfares = YES wsg = NO (1154.04A); vacant = 1 zonecode = 1 soilcode = 1 floodcode = 1 tfares = NO wsg = YES (15.728A); vacant = 1 zonecode = 1 soilcode = 1 floodcode = 1 tfares = NO wsg = NO (25.9725A)
LOW DEVELOPMENT POTENTIAL (Non-Prime Usable Vacant Land) (3631.2336A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 1 (2949.6137A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 1 tfares = YES wsg = YES (1125.9243A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 1 tfares = YES wsg = NO (1764.4528A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 1 tfares = NO wsg = YES (10.303901A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 1 tfares = NO wsg = NO (48.932699A) vacant = 1 zonecode = 1 soilcode = 1 floodcode = 0 (44.430113A) vacant = 1 zonecode = 1 soilcode = 1 floodcode = 0 tfares = YES wsg = YES (40.458551A) vacant = 1 zonecode = 1 soilcode = 1 floodcode = 0 tfares = YES wsg = NO (3.971562A) vacant = 1 zonecode = 1 soilcode = 1 floodcode = 0 tfares = NO wsg = YES (0.00A) vacant = 1 zonecode = 1 soilcode = 1 floodcode = 0 tfares = NO wsg = NO (0.00A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 0 (637.18979A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 0 tfares = YES wsg = YES (523.80984A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 0 tfares = YES wsg = NO (113.37995A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 0 tfares = NO wsg = YES (0.00A) vacant = 1 zonecode = 1 soilcode = 0 floodcode = 0 tfares = NO wsg = NO (0.00A)

BUSINESS/COMMERCIAL ZONED AGGREGATE (2293.9226 acres)

Of the vacant parcels business/commercial aggregate (2293.9226 acres), 20.82% or 477.49551 acres have high development potential, 11.70% or 268.40424 acres have medium development potential, and 67.48% or 1548.0229 acres have low development potential.

HIGH DEVELOPMENT POTENTIAL (Prime Usable Vacant Land) (477.49551A): vacant = 1 zonecode = 2 soilcode = 1 floodcode = 1 tfares = YES wsg = YES (477.49551A)
MEDIUM DEVELOPMENT POTENTIAL (Semi-Prime Usable Vacant Land)(268.40424A): vacant = 1 zonecode = 2 soilcode = 1 floodcode = 1 tfares = YES wsg = NO (257.94483A); vacant = 1 zonecode = 2 soilcode = 1 floodcode = 1 tfares = NO wsg = YES (9.8587638A); vacant = 1 zonecode = 2 soilcode = 1 floodcode = 1 tfares = NO wsg = NO (0.600647A)
LOW DEVELOPMENT POTENTIAL (Non-Prime Usable Vacant Land) (1548.0229A) vacant = 1 zonecode = 2 and soilcode = 0 and floodcode = 1 (1399.3103A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 1 tfares = YES wsg = YES (857.25858A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 1 tfares = YES wsg = NO (527.3115A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 1 tfares = NO wsg = YES (11.101628A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 1 tfares = NO wsg = NO (3.638672A) vacant = 1 zonecode = 2 soilcode = 1 floodcode = 0 (1.8150305A) vacant = 1 zonecode = 2 soilcode = 1 floodcode = 0 tfares = YES wsg = YES (1.8150305A) vacant = 1 zonecode = 2 soilcode = 1 floodcode = 0 tfares = YES wsg = NO (0.00A) vacant = 1 zonecode = 2 soilcode = 1 floodcode = 0 tfares = NO wsg = YES (0.00A) vacant = 1 zonecode = 2 soilcode = 1 floodcode = 0 tfares = NO wsg = NO (0.00A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 0 (146.89757A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 0 tfares = YES wsg = YES (144.72249A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 0 tfares = YES wsg = NO (2.17508A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 0 tfares = NO wsg = YES (0.00A) vacant = 1 zonecode = 2 soilcode = 0 floodcode = 0 tfares = NO wsg = NO (0.00A)

RESIDENTIAL ZONED AGGREGATE (76885.445A)

Of the vacant parcels residential aggregate (76885.445 acres), 4.95% or 3803.9431 acres have high development potential, 23.24% or 17871.952 acres have medium development potential, and 71.81% or 55209.55 acres have low development potential. The potential residential development (being less intense and restrictive for development location) estimates below may be overemphasized.

HIGH DEVELOPMENT POTENTIAL (Prime Usable Vacant Land) (3803.9431A): vacant = 1 zonecode = 0 soilcode = 1 floodcode = 1 tfares = YES wsg = YES (3803.9431A)
MEDIUM DEVELOPMENT POTENTIAL (Semi-Prime Usable Vacant Land)(17871.952A): vacant = 1 zonecode = 0 soilcode = 1 floodcode = 1 tfares = YES wsg = NO (7845.1146A); vacant = 1 zonecode = 0 soilcode = 1 floodcode = 1 tfares = NO wsg = YES (798.23363A); vacant = 1 zonecode = 0 soilcode = 1 floodcode = 1 tfares = NO wsg = NO (9228.605A)
LOW DEVELOPMENT POTENTIAL (Non-Prime Usable Vacant Land) (55209.55A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 1 (49145.749A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 1 tfares = YES wsg = YES (7170.0747A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 1 tfares = YES wsg = NO (19880.116A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 1 tfares = NO wsg = YES (1878.1089A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 1 tfares = NO wsg = NO (20217.451A) vacant = 1 zonecode = 0 soilcode = 1 floodcode = 0 (226.80699A) vacant = 1 zonecode = 0 soilcode = 1 floodcode = 0 tfares = YES wsg = YES (78.838117A) vacant = 1 zonecode = 0 soilcode = 1 floodcode = 0 tfares = YES wsg = NO (63.151225A) vacant = 1 zonecode = 0 soilcode = 1 floodcode = 0 tfares = NO wsg = YES (25.394211A) vacant = 1 zonecode = 0 soilcode = 1 floodcode = 0 tfares = NO wsg = NO (59.423449A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 0 (5836.9941A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 0 tfares = YES wsg = YES (1985.4115A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 0 tfares = YES wsg = NO (1610.443A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 0 tfares = NO wsg = YES (845.23209A) vacant = 1 zonecode = 0 soilcode = 0 floodcode = 0 tfares = NO wsg = NO (1395.9076A)

Conclusion

The analysis portrayed in this study provides information for general planning land uses pertaining to development. It does provide a framework and an overview of vacant land potential for the county according to utilities, floodplain, roads, and especially soils. Developing or preserving vacant land is a step by step process depending on many factors, such as demographics, market forces, and capital, that are not discussed here. For a more proactive stance to plan effectively, this data should be augmented with other data and site specific information.

On site investigations of any potential development should depict immediate water and sewer lines in proximity of the site, topography of the site, and any other specific criteria. Furthermore, local ordinances, as well as other land uses that may be affected by new development, should also be considered.

Acknowledgments

I would like to take this opportunity to thank Debbie Brannan (IS Systems), Jean Kennedy and Robert Sloop (IS Programming), Jonathan Marshall (PZBI), and David Whitley (City of Concord Planning and Community Development & GIS) for their insights; and for making this project proceed with ease.

Biographical Sketch

Tim Lesser has been a GIS Analyst with Cabarrus County, North Carolina since July 1991. There He produces hard-copy map displays and digital data for developers, surveyors, engineering firms, and the public. Tim also services county entities including, but not limited to, Economic Development, Parks and Recreation, Board of Elections, Land Records, and the Sheriff. Most of the spatial analyses Tim performs is for Planning, Zoning, and Building Inspections. He also maintains and creates several data layers and menu interfaces for other departments, as well as for GIS. He received his Master of Arts in Geography (Urban and Regional Analysis - Planning) in 1995 from UNC-Charlotte. Tim graduated with a Bachelor of Science degree in Geography and a minor in Earth Science (Environmental) in 1988 from UNC-Charlotte as well.

References

National Flood Insurance Program. October 1993. Standards for Digital Flood Insurance Rate: Maps. Federal Emergency Management Agency, Federal Insurance Administration, Office of Risk Assessment: Washington D.C.
ULI - Urban Land Institute. 1975. Industrial Development Handbook, Community Builders: Handbook Series. ULI: Washington D.C.
United States Department of Agriculture. September 1988. Soil Survey of Cabarrus County,: North Carolina. Soil Conservation Service, NC Dept. of Natural Resources and Community Development, NC Agricultural Research Service, NC Agricultural Extension Service, Cabarrus County Board of Commissioners.

Tim Lesser
GIS Analyst, GIS Division / IS Department
Cabarrus County Government
65 Church Street
Concord, North Carolina 28025
Telephone: (704) 788-9838
Fax: (704) 788-8146