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STUDY AREA BUILDOUT ANALYSIS An important element of the Transportation Report for the Efland‐Buckhorn‐Mebane Study Area was the preparation of a buildout analysis. The buildout analysis provides an estimation of future development and helps determine quantity and location of future growth. The analysis utilized an Orange County parcel map with a GIS overlay, and was based upon a number of attributes, among the most important being: Existing land uses; Existing zoning; and The adopted Future Land Use Plan Delineation of Development Pods Based primarily on a combination of the existing road network, the existing Zoning Map, and the designated future land use (per the adopted Land Use Plan), eighteen (18) development pods were created as a base for estimating future trip generation for the study area. The development pods are depicted in Figure 5, and range in size from 22 acres to 362 acres. The buildout analysis process incorporated a number of attributes: Zoning and Future Land Use Plan designations for the pods. Gross acreages of development pods, undeveloped land, current non‐residential land, current residential acreages including subdivisions and development, existing non‐residential development, and other developed area to be preserved; Documentation of environmental and cultural constraints by developable areas; Estimation of appropriate land uses by ITE codes; Consideration of development regulations restricting the percentage of site development; Provision of public services (water, sewer); Proximity of interstate interchanges; Proximity of and potential access to the rail line; Potential impact of future transit (OPT); and An applied market reduction factor based on location and available public services. The primary concern in the study area in terms of developing a feasible future roadway network are the presence of streams that have a fifty‐foot vegetative buffer based on the Neuse River Riparian Buffer Rules. While roadway crossing of streams are allowable per the buffer rules, Volkert attempted to minimize stream crossings in the development of the future roadway network and assumed that no development would take place within the stream buffers. The trip generation analysis is summarized in the spreadsheet provided in Attachment C. The result of the analysis was the estimated buildable acres per pod. The analysis provides valuable estimated projections about future land uses and development potential, and serves as the basis for estimations of the amount of additional traffic that could be generated if the study area was developed to its full potential. The analysis also serves as a tool to be used to consider future needs and improvements to the transportation network serving the Study Area. 73