Back After a Long Hiatus

It’s been a long time.

My last blog post was on May 9, 2013. That’s 5 years and 8 days ago. Why the long pause, and what’s happened during those intervening years? I had to look through my records to figure it out myself. Here’s what I found:


Back in 2013, my Mom was dealing with some difficult health issues and skin problems because she didn’t take her amazon vitamin c serum. I was spending more time bringing her to doctor’s appointments. She was in and out of the hospital having various procedures done, and following up with visits to her primary care physician and cardiologist. She passed away in May 2014. At about the same time, I had taken on a few large projects with another planner, including working on three County Agriculture and Farmland Protection Plans all at the same time. (Note to self – Never, ever do that again).
I had no spare time.

Shortly after this period, in 2014, my Dad’s partner’s declining health, left him with no one to help him with his antique/classic auto hobby. Dad lives for the annual Hershey AAC swap meet, and other car and truck shows throughout the year. So, I stepped in to fill that void. I got back into the hobby myself, setting up my own automobilia business. I continue helping Dad out loading and unloading heavy boxes of car and truck parts, and driving the long distances to various car shows today.
I had no spare time.
Donnelly Hall, Marist College
Donnelly Hall, Marist College

In 2015 I was approached by the chair of the Environmental Science & Policy department at Marist College and began teaching my first class in the fall of 2016. For anyone who has not taught either High School or College classes before, I can tell you – it is an incredibly time consuming task to develop an entire semester’s curriculum from scratch. I had two courses to work on – an Intro to GIS course and and Advanced GIS course.
I had no spare time.
In 2016 there began a change in the makeup of our County Planning Department which continues today. I’ve been working as a self-employed planning consultant for 15 years and saw an opportunity for a change myself. I enjoy my work as an independent planner, but working at the same place for 15+ years wears on you, even if it is your own business. I needed something different. I needed a new challenge. Without going into the lengthy details, I have accepted a position in the Columbia County Planning Department. I do not have a start date yet, but assume it will be sometime within the next two months. I’ll talk about this more in future blog posts once I begin working there.
I still have no spare time, but I do have a new reason for blogging.
I’ll be doing something that’s new to me. I’ll need to organize my thoughts. The best way for me to do that is to write stuff down. It’s how I’ve always worked. Whenever I need to work through a complex problem I take out a pencil and a pad of paper and just start writing things down. That’s why I started blogging in the first place. It wasn’t to show off my skills as a planner or spatial analyst. It was to organize my thoughts.
And so, with many new thoughts to organize, I believe I will begin blogging again.
Talk to you soon.
– Don

NY Upstate APA Bestows Planning Excellence Award for Best Practice

The New York Upstate Chapter of the American Planning Association recently awarded their 2014 Planning Excellence Award for Best Practice to New York State Department of Environmental Conservation’s (DEC’s) new online Environmental Assessment Form tools: the EAF Workbooks and the EAF Mapper application.
EAF Mapper Award
These tools were developed by DEC, environmental planning consultants Nan Stolzenburg (Community Planning & Environmental Associates), Don Meltz (Don Meltz Planning and GIS),  and the geographic information system development firm Fountains Spatial.
The annual Planning Excellence Award for Best Practice is given to a planning tool, practice, program, project, or process that is a significant advancement to specific elements of planning. Emphasis is placed on results, and how the best practice helps to promote efforts that foster greater participation in planning.
DEC prepared the EAF Workbooks to assist applicants, project sponsors, and reviewing agencies in completing the recently updated environmental assessment forms (EAFs). The workbooks provide background information for each question on the EAF, offer guidance on how to analyze issues, and provide additional resources that can be consulted if the project sponsor or the reviewing agency is seeking additional information on a specific topic. The workbooks make generous use of examples to illustrate typical situations that project sponsors and agencies encounter when conducting an environmental assessment.
The EAF Mapper is an Internet-based GIS tool that makes it easier for a project sponsor to prepare the EAF forms. To answer questions about a project site, the sponsor can either use the mapping software to identify the location by its tax map parcel number, or use a drawing tool built into the system to obtain the necessary site information.
Together, these new tools make it easier and quicker for applicants and reviewers to complete the forms that must be submitted as part of the State Environmental Quality Review (SEQR) process.
Additional information about the new SEQR forms, the companion EAF workbooks, and the EAF Mapper can be found on DEC’s website.

Buildout Analysis – Assemble the GIS

This might be a little rudimentary for most of you, but I’m going to start off by mentioning something too many GIS users forget. The first thing I learned from my first GIS professor on the first day of my first GIS class:

The acronym GIS stands for Geographic Information System. That system is made up of four essential elements: Hardware, software, data, and an operator.

Most of this post is going to concentrate on the data element. However, I’m going to start off by talking a little bit about software and the operator. I’ll leave the hardware part up to you.


Yes, it is possible to do a buildout without using a GIS. I’ve seen it done. I do not recommend it. Most non-GIS buildouts use something like Excel for the software and the local assessors database as the data source. They were popular a few years ago before GIS became as ubiquitous as it is today. Now, with so many people learning and using GIS, and so much GIS data available, spreadsheet buildouts are becoming very rare.

I use ESRI software for all of my work. I have been playing around with some open source OS’s and GIS software recently (e.g. QGIS, GRASS, SAGA), but ESRI is what I cut my teeth on, and I still use it every day. I’ll try to make a conscious effort to make these posts as non-proprietary as possible, but ESRI is what I know best, so some of the more specific examples will undoubtedly show that.

I’ve looked into specialty software occasionally, or software add-on/extensions that are supposed to make the buildout process easier. I don’t use them. What I’ve found is, the most tedious part of a buildout is getting the data into a condition that’s usable. That has to be done whether or not specialized buildout software is used, so why spend the time learning how to use it? (I welcome any feedback on this from anyone with a different point of view). Diving into the data and performing most of the buildout operations “by hand” forces the operator (next section) to become intimately familiar with the buildout study area. Performing these many tedious tasks reveals information about the municipality that never comes out during a workshop, survey, or focus group session.


The person performing the buildout should understand how planning works. A buildout is not just a mathematical equation applied to a bunch of digital map layers, it’s a planning exercise. Planning decisions are made by people and are often influenced by politics. Two towns might have nearly identical zoning laws, but the way they are implemented can be quite different. One recent example I ran into is a town that “rounds up” when a landowner requests a subdivision of a parcel that doesn’t quite meet the minimum lot standards. What they mean by rounding up is this: The town’s zoning code has a rural district with 3 acre minimum lot sizes. If a landowner has a parcel that is more than 3 acres but less than 6, they will allow the parcel to be subdivided into 2 new lots anyway, even though the zoning code does not specifically allow for this. (Yes I know what you’re thinking, but that’s a whole other series of posts 🙂 If the GIS operator were to go strictly by what’s written in the zoning code, that little tidbit of information would never be revealed. Less extreme examples of implementation variation involve allowing various amounts of wetlands, water, or other environmentally constrained areas to be included in the calculation of new lots upon subdivision. Some towns are very strict about this while others have a more relaxed attitude. Ultimately, the goal is to get the buildout to act more like the people involved in the decision making process, and less like the inhuman machine that it is.


Let’s start assembling some data. A buildout analysis requires data from nearly every level of government there is, from the local not-for-profit land trust, to the federal government. All of the buildouts I’ve done have been for local municipalities in New York State. My main source of data is the NYS GIS Clearinghouse website. However, a few layers are only available through local, county, or federal sources.  If you’re working in another state, I suggest starting your data search at that state’s GIS data site.

The following layers are needed to do a buildout:1 - Base Map

  • Municipal Boundary
  • Tax Parcels
  • Water
  • Streams
  • Wetlands
  • Flood Hazards
  • Soils
  • Topography
  • Zoning Districts
  • Federal, State, and Non-Profit owned properties
  • Conservation Easements
  • Orthophotos

There are others that you’ll want in order to produce a useful map at the end of the process, such as roads, railroads, neighboring towns, etc., but these are the layers I find absolutely necessary to perform the buildout operations. Let’s take a look at each one.

Municipal Boundary

I always start out with a definition of the buildout area. Usually this is a town, village, or city, but it can be a smaller neighborhood, or a larger region composed of multiple municipalities. The NYS GIS Clearinghouse has a layer that contains every municipal boundary in the state. I assume other states have similar layers. If you’re working with a smaller neighborhood area, a watershed,  or a region, you might have to generate the buildout boundary yourself.

The primary purpose of the municipal boundary layer is as an aid to assembling the other layers needed for the buildout. Most of the data will need to be clipped out of larger area layers, or combined from layers covering smaller areas. When I’m putting together a set of resource maps for a town I like to include the data from the surrounding area to provide some context. However, for buildouts I usually clip everything to the boundary of the study area. It makes managing the data a little easier, the processing and calculations happen faster, and it helps to focus the attention of the viewer on what’s in the buildout study area.

Tax ParcelsExample of Property Class layer

The tax parcel layer is where all of the action will take place once the other layers are assembled and cleaned up. Tax parcel data however, also has some unique characteristics. In NYS, the parcel boundary layer is maintained by county governments while the attributes are maintained by the local municipalities i.e. town, village, and city (Again, I welcome any info here about how other areas of the country operate). The problem here is that these two sources of data almost never match up completely. In addition, some counties do not maintain GIS versions of parcel data. If that’s the case, scanned tax maps have to be digitized, or if you’re lucky, CAD versions exist that can be converted into GIS layers. Some counties are better than others at supplying proper tax parce
l layers, but more often than not, I’ve found it takes a lot of work to get this layer into shape.

When acquiring the parcel layer, make sure the attribute table contains at minimum, a unique parcel ID code, Owners name, and property class code. If there is a field that shows the “year built” for each parcel, that can come in handy later on, too.

Water and Streams

There are multiple sources of data showing open water and streams. USGS supplies the National Hydrography Dataset (NHD), NYS OSCIC provides 1:24,000 scale hydrography, and many counties include these features as part of their tax parcel data. None that I’ve seen are totally complete, and they usually have to be edited a bit for accuracy.


The best federal source of wetlands data is the US Fish and Wildlife Service’s National Wetlands Inventory (NWI). In NYS, the Department of Environmental Conservation (DEC) and the Adirondack Park Agency (APA) provide layers delineating the wetlands under their control. I usually do not do any editing to the wetlands layers. Identifying wetlands requires special knowledge of aerial photo interpretation and field work. If you think the wetlands layers do not represent the true extent of the wetlands within the buildout area, I suggest using a hydric soils layer extracted from the soils data mentioned below.

Flood Hazards5 - flood

Flood hazard layers are notorious for being one of the most inaccurate layers available. There are some areas of the country that have been updated using LIDAR and other state of the art techniques, but if your study area is not in one of these high priority locations, you might be out of luck. FEMA produces a variety of layers showing flood hazards. I suggest starting your search at the FEMA Map Service Center website. You should also check with the local and county governments for the buildout area. If flooding is a problem in the buildout study area, chances are there is some flood map updating going on.


I don’t use soils data in every buildout, but there are times when it comes in handy. If the wetlands and flood hazard layers look a little sparse, or are not available at all, they can be supplemented by extracting hydric soils and flood prone soils layers from the data. One of the problems with soils data is that it is the most complex data source there is. The full soils database includes 64 individual tables. These tables have to be joined to each other and to the spatial layer properly in order to make use of the information contained in them. Luckily, there are only three tables that need to be used in most GIS resource mapping exercises. I’ll discuss how to extract the pertinent data in a future post. If you’re ready to dive into soils data, take a look at the NRCS Soils page.

Topography2 - topography

Using a digital elevation model (DEM), various slope categories can be produced to identify land that is unbuildable or constrained to development due to steep slopes. DEMs are also used to produce watersheds at a larger scale than what’s available through the Watershed Boundary Dataset (WBD). These catchments can then be used to evaluate the impact of the buildout on specific areas. If there are specific slope regulations in a town’s zoning or subdivision regulations, use those to produce the steep slope layer. Otherwise, I usually generate a layer that shows slopes over 15%.

Seamless elevation data can be downloaded through the USGS National Map Seamless Server. If this doesn’t work for you (and it hasn’t for me on occasion) individual DEM tiles can be downloaded and mosaiced together.

Zoning Districts

Zoning districts are defined by the local government. In addition to the zoning map, the zoning text and any adopted changes to that text should be reviewed thoroughly. Many times I’ve found discrepancies between the adopted map and the text that the town did not even realize existed before starting the buildout.

This is one layer that I often have to produce myself. The zoning district layer should include the minimum lot size or other density requirements for each district. If a buildout is being done for a town without any zoning, interviews with the local planning board members can reveal how decisions are made regarding subdivision of land.

Federal, State, and Non-Profit owned properties

This layer helps identify properties that will never be built upon because of government ownership. Most of this data can be derived by looking closely at the parcel layer’s attributed, searching through the property class code and ownership field. However, it helps to have these additional layers to verify the parcel layer and to fill in any blanks.

Conservation Easements

Most parcel data does not come with information regarding conservation easements on the property. A call to the local land trust will usually turn a layer or two with that information. If it’s not in GIS form, a list of properties is usually available. Although private property easement data is considered public information, some land trusts are reluctant to broadcast that information widely. They might ask that the data be kept confidential.

Orthophotos11 - aerial

Orthophotos are aerial photos that have been georeferenced and geometrically corrected. They are not used directly in the buildout process, but are handy for editing other layers and identifying missing features. Most states and a number of federal agencies can supply orthophotos. Using the latest incarnations of ArcGIS, imagery can be added through a Web Map Service, too.

Next Post

The next post in this series will be about cleaning up the data once you have it, getting it into a form that’s useable for the buildout calculati

< Back to Overview

Buildout Analysis – Overview

 The most common type of analysis I’m asked to do for my clients is a buildout. Buildouts are usually done in the context of a municipality’s comprehensive plan or zoning update. After assembling and examining a complete set of resource maps, my clients often request an analysis of how these resources interact, and where potential conflicts might occur. One way to accomplish this is through a buildout analysis.
In my 8 years working as a planner I’ve performed buildout analyses for over 25 towns and villages, often with multiple iterations per town. There are many websites outlining the process in general terms, but few get into the nitty-gritty tedious details neccessary to perform an accurate buildout. Most of those details I’ve learned through trial and error. One purpose of this series of posts is to share some of those details with others so they might avoid the pitfalls I ran into. If I’ve learned anything through my work with GIS it is that there is never just one way to do something. That being said, another purpose of this series is to encourage others to share thier experiences, and make suggestions about alternative methods of performing the many GIS operations required for a buildout.
Explaining the many steps involved in a buildout analysis in as much detail as I want to will require more than one post. So, I’ll start with an initial overview of the process and an outline of my plans for future posts which will include more of the nitty-gritty details.

Brief Description of a Buildout

Example of an existing residence map

A buildout analysis is an exercise designed to estimate the amount of development that can occur if all developable land within a defined area is developed according to a municipality’s land use regulations. The buildout analysis applies current land use regulations and typically considers environmental constraints that can limit development in certain areas.  It then calculates the total residential density allowed at full buildout of the area. The defined area can be a single parcel being contemplated for subdivision, a neighborhood, an entire town or village, or a larger region encompasing more than one municipality. For this series of articles I will focus on buildouts performed for a single municipality, typically a rural town or village.  
It is important to point out that these buildouts do not predict when full buildout will occur, at what rate it will occur, or where it will occur first. It only predicts the possible end result. There are some models that attempt to predict these characteristics, but my experience is that these models are wildly innacurate, especially when used for the small towns and rural areas I work with.

The Steps Involved

The general process followed to calculate full buildout conditions is:

Example of an environmental constraints map

  1. Identify areas that already have residential development and therefore would not allow new development
  2. Identify properties subject to conservation easements, or are owned by government entities not likely to allow development
  3. Identify areas in the town having environmental constraints that would not support new residential development
  4. Calculate the amount of new residential development allowed by the current land use regulations in the remaining develpable areas of the Town.

In essence, the analysis calculates the total land base of the town, subtracts all lands having environmental constraints and completely built areas, and then applies the various development rules to calculate the number of allowable new residences. For purposes of the analyses included in these posts, the buildouts will assume that all new development will be single-family homes.


It is important to note that the results of all of these calculations are only estimates. The GIS layers used are not exact replicas of what is actually found in the real world, only representations of what is there. The processing of the data also introduces a certain amount of error, and can add to the inaccuracy of the data. The only way to get an accurate count of allowed residential uses on a particular property is to do an on-site survey of existing conditions.

Outline of future posts

The following list outlines the specific steps involved in performing a buildout. I plan to describe these steps in much greater detail in future posts.

Example of a potential new residence map

  1. Assemble the GIS
  2. Clean the data, add and populate appropriate fields
  3. Identify existing residential land uses
  4. Combine the zoning layer with the parcel layer
  5. Identify parcels that are currently fully built
  6. Combine the environmental constraints layers with the parcel layer
  7. Identify remaining buildable area within developable parcels
  8. Perform the buildout calculations on the remaining buildable area
  9. Report the results

A few examples

For now. here are a few links to some buildout maps and reports I’ve done:
Town of Charlton Buildout
Callicoon Buildout Analysis
Callicoon Buildout Maps:

My first lesson in GIS

My first lesson in GIS came from the back of an album cover

I can imagine one question runs through any persons mind once the decision is made to start a blog: “What do I say in my first blog post?” My goal for this blog is to talk about the use of GIS in urban and regional planning. I do not want to make it a personal/family blog, but a more personal and timely version of my business’s website.
So, where to start? Why not begin with my very first exposure to GIS and its application to planning. You might be surprised that this was through music. Back in 1978, I was an undergrad at a small NH liberal arts college, majoring in biology. My four years in NH opened my eyes to many new things, one of which was new wave/progressive rock. One of my favorite bands at the time was (and still is) Talking Heads. My favorite Talking Heads album, and the one that exposed me to GIS and the planning profession, is More Songs About Building and Food. The back side of that album shows a photo-mosaic of the United States made up of LandSAT images. The text on the inner sleeve describes it best:

More Songs About Buildings And Food back cover

The back cover is a reproduction of Portrait U.S.A., the first color photomosaic of the United States. It is made up of 569 photos taken from space by the LandSAT satellite. Each photo in the mosaic is made up of four separate photos of different parts of the light spectrum: Green, Red, and two different Infra-red regions. These light regions were chosen because they help bring out the differences in geographical forms and types of vegetation. Each image is made up of many scan lines, much like a T.V. picture… analog information is converted to digital information and then transmitted to various ground receiving stations. This information is then converted into a black-and-white picture corresponding to each spectral region. These can then be combined to make the color pictures that are used in this mosaic. In the version reproduced on the cover, the information from the green spectral region is printed as yellow, the red region is printed as magenta, and the infra-red region is printed as cyan. This is called a false color image. In this version vegetation appears as turquoise, rocks and soil appear as red, yellow, brown, and towns, roads, and water appear as black. Objects as small as 33 feet are visible on the LandSAT photos if the object is in contrast to its environment. The practical applications of the LandSAT photos are many, some of which are forest-fire damage, regional planning, assessment of land use: Which crops are being grown where, mapping of ice for shipping, mapping and detection of air and water pollution, and monitoring surface mining.
Portrait U.S.A. is copyrighted by the General Electric Co., 1976. It was produced by their Beltsville Photo Engineering Lab with the assistance of the National Geographic Society and the National Aeronautics and Space Administration.

Not to be outdone by NASA, Talking Heads decided to take this concept one step farther, and put a photo-mosaic of the band on the front cover of the album, using 529 close-up Polaroid photos:

More Songs About Buildings And Food Front Cover

Of course great album cover art was never the sole focus of any band. The music mattered, too. And it was one of the songs on this album that really drove home, for me anyway, the importance of planning, and how it affects our everyday lives. It was overshadowed by the much more popular Take Me To The River (written by Al Green), but The Big Country (by David Byrne), was a much better song, fit the title of the album and the cover art, and as the final track, completed the entire album experience.
Many times, after sitting through a 2 hour meeting, presenting the results of a survey, a workshop meeting, a buildout analysis, or some other GIS analysis, I queue up this song, turn the volume up, and settle in for the long drive home. The lyrics are not a very positive commentary on our built environment. Actually, the opposite. The song asks the question “Why would anybody want to live the way we do?” I ask myself that same question all the time. What is it that keeps our elected officials from building places we would all love to live in? I don’t have the answer to that question, but for some reason, I get great satisfaction from the fact that one of my favorite bands asked the same thing, over 31 years ago, before I even knew what urban and regional planning was.

The Big Country Lyrics:

I see the shapes,
I remember from maps.
I see the shoreline.
I see the whitecaps.
A baseball diamond, nice weather down there.
I see the school and the houses where the kids are.
Places to park by the factories and buildings.
Restaurants and bar for later in the evening.
Then we come to the farmlands, and the undeveloped areas.
And I have learned how these things work together.
I see the parkway that passes through them all.
And I have learned how to look at these things and I say,
I wouldn’t live there if you paid me.
I couldn’t live like that, no siree!
I couldn’t do the things the way those people do.
I couldn’t live there if you paid me to.
I guess it’s healthy, I guess the air is clean.
I guess those people have fun with their neighbors and friends.
Look at that kitchen and all of that food.
Look at them eat it guess it tastes real good.
They grow it in the farmlands
And they take it to the stores
They put it in the car trunk
And they bring it back home
And I say…
I wouldn’t live there if you paid me.
I couldn’t live like that, no siree!
I couldn’t do the things the way those people do.
I wouldn’t live there if you paid me to.
I’m tired of looking out the windows of the airplane
I’m tired of travelling, I want to be somewhere.
Its not even worth talking
About those people down there.
Goo goo ga ga ga
Goo goo ga ga ga