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TABLE OF CONTENTS <br /> I.Introduction and Summary 1 <br /> Introduction 1 <br /> Background 1 <br /> Organization of Report 2 <br /> Summary 3 <br /> Overview of Transfer of Development Rights 3 <br /> Zoning Analysis 3 <br /> Market Opportunities 4 <br /> TDR Scenarios 5 <br /> Feasibility Analysis 5 <br /> Compatibility,Infrastructure Needs,and Mitigation 7 <br /> Conclusions and Recommendations 7 <br /> II. Overview of Transfer of Development Rights Programs 11 <br /> Overview 11 <br /> Experience in the Region 12 <br /> III.Zoning Analysis 14 <br /> Zoning Designations 14 <br /> Recent Development 15 <br /> Opportunities 18 <br /> IV.Market Opportunities 20 <br /> Multifamily Residential Market Opportunities 20 <br /> Multifamily Trends 20 <br /> Market Statistics 23 <br /> Market Opportunity 26 <br /> Retail Market Opportunities 26 <br /> Retail Trends 26 <br /> Market Statistics 29 <br /> Market Opportunity 30 <br /> Office Market Opportunities 30 <br /> Office Employment Trends 30 <br /> Market Statistics 30 <br /> Market Opportunity 33 <br /> Land Market Considerations 33 <br /> V.TDR Scenarios 37 <br /> E-1 Mixed Use Overlay Scenario 38 <br /> C-2 ES 40 <br /> B-2 43 <br /> R-3 45 <br /> R-2 46 <br /> R-1 48 <br /> Summary 49 <br /> VI.Feasibility Analysis 50 <br /> Method and Assumptions 50 <br /> Results 51 <br /> Results for E-1 Mixed Use Overlay 53 <br /> Results for C-2 ES 54 <br /> Results for B-2 56 <br /> EVERETT TRANSFER OF DEVELOPMENT RIGHTS STUDY FINAL REPORT <br /> PROPERTY COUNSELORS PAGE I <br />