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<br /> Page 120 <br />Everett 2044 Housing Element Appendix <br />Growth Assumption/Land Capacity A nalysis Methodology <br />Parcel Dataset and Parcels in the Model <br />To translate the growth geographies and building typologies into growth assumptfons for environmental <br />review and the land capacity analysis, staff developed a parcel-based development model using the <br />following steps. <br />Step 0: Build dataset for the 24,736 parcels (economic units)3 in Everett with assessor data, <br />buildable lands informatfon, city GIS attributes, and other informatfon. <br />Step 1a: Remove unbuildable parcels (assessor land use codes). <br />Code DESCRIPTION <br />451 Freeways <br />452 Expressways <br />453 Parkways <br />454 Arterial Streets <br />455 Collector / Distributor Streets <br />456 Local Access Streets (Including Private Roads 09/13/00) <br />479 Other Communicatfons (NEC) <br />481 Electric Utflity <br />482 Gas Utflity <br />483 Water Utflitfes & Irrigatfon & Storage <br />484 Sewage Disposal <br />485 Solid Waste Disposal <br />489 Other Utflitfes, NEC <br />915 Common Areas (SnoCo Defined) <br />916 Water Retentfon Area (SnoCo Defined) <br />931 Rivers, Streams Or Creeks <br />932 Lakes <br />933 Bays Or Lagoons <br />934 Oceans & Seas <br />935 Saltwater Tidelands (Added 01.08.2009 SKL) <br />991 Unbuildable Vacant Land <br />Step 1b: Remove unbuildable parcels (staff review). <br />Step 1c: Remove schools, churches, specials, pending (county buildable lands dataset). <br />Step 2: Remove less-developable parcels (parcels where the assessed improvement value is <br />more than 50% of the assessed land value). See Exhibit 2 (Growth Assumptfon Model Parcels) for <br />a map of the 6,401 parcels in the model. <br />Step 3: Identffy gross buildable acres (parcel size minus critfcal areas and their buffers) <br /> <br />3 Economic units are groups of parcels that are in common ownership or are otherwise expected to be part of <br />a single development site. In most cases parcels and economic units are synonymous.