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50 <br /> <br />List of parcels designated on the Vulnerability to Change Map <br />The Vulnerability to Change Map is a tool used to help recognize geographical patterns of properties that <br />may have greater or lesser propensity to change from an urban (re)development perspective. Such patterns <br />can help to guide the development of “broad-brush” district revitalization strategies. Patterns of <br />vulnerability can also guide where public investments in capital improvements or programs may have the <br />strongest catalytic effect on future private property developments or redevelopments – as well as where <br />gradations of regulatory differences (regarding height, setback, orientation, etc.) could be meaningful. <br />Vulnerability is indicated by color as being high, moderate, or long-term. <br /> <br />We estimate vulnerability by visually assessing sites for building coverage (i.e. the amount, si ze and kind of <br />structures on the property), land use condition, and apparent ratio of improvements to land value. Some <br />market factors are taken into account in a relative sense within the district, such as factoring site proximity <br />to highway interchanges vs. those that are remote and hard to get to. We do not take into account the <br />intentions or contractual factors of owners or tenants (nor is that information consistently available), nor do <br />we try to “drill down” to invisible things like environmental contamination that might impede development. <br />Nonetheless, the intent is not to achieve specific status accuracy for a particular parcel; it’s rather to see <br />broad patterns such as clusters or concentrations of parcel vulnerability, especially in relation to district <br />assets such as activity generators, transportation access points, etc. <br /> <br />A parcel indicated as high vulnerability (shown in red ●) indicates there is little or nothing to be demolished <br />in order to develop the site with new buildings and improvements. The existing ratio of improvements to <br />land value is thus low. The assumed timeframe of potential change would be immediate to withi n one to <br />two years. <br /> <br />A parcel classified as moderate vulnerability (shown in orange ●) indicates that on-site buildings or <br />structures are vacant, are of obsolescent condition/format, and/or show relatively low coverage and value. <br />The site may be underutilized as well. Alternatively, some moderately vulnerable sites may have well - <br />tenanted buildings in good repair that would not be vulnerable in other locations, but due to proximity to <br />larger and more highly vulnerable sites as well as their own high access and visibility location, they may be <br />subject to greater vulnerability to change than otherwise. The assumed timeframe of change would be <br />between two and four years. <br /> <br />A parcel designated with long-term vulnerability (shown in yellow ● ) indicates that a combination of low <br />site coverage, older or underutilized building conditions, and vacancy or a current non-temporary tenant <br />means a longer term possibility of development change that may occur on the site. The assumed timeframe <br />of change would be more than four years. Note: industrial district parcels often support a transportation, <br />vehicle repair or construction yard-related use activity with low building coverage. Parcels of this type may <br />also be designated with long-term vulnerability. This reflects no assumption or beliefs about the intentions <br />or longevity of these businesses – it simply notes that if the business tenant or owner at some point makes a <br />decision that closes or relocates the operation from the parcel, the site has few apparent physical <br />impediments to its re-development. <br />