Build-out Analysis Maps
Initially discussed at the October 22, 2007 Consensus Committee meeting, the three maps available for download below are designed to illustrate the potential build-out of Shenandoah County under the current zoning ordinance. This information is intended to facilitate discussion about how the zoning ordinance does and/or does not reflect the vision in the county’s comprehensive plan.
Map #1: Current conditions in the County (2mb jpg)
All parcels depicted have at least 1 structure, except for the parcels in dark brown which have no structures. Parcels with structures are differentiated by total acreage, and may have more than one structure on each. Note that the location of parcels with no structures roughly reflects the conservation zones of the County.
Map #2 (Structures): Future "build-out" for the County (2mb jpg)
Depicts parcels by the number of structures that could be built on each. This depicts the most extreme scenario, assuming that every parcel is subdivided to the extent currently permitted by the county zoning ordinance. No assumptions are made about whether some parcels should or shouldn't be subdivided. No exceptions are made for areas that may be prohibited from building by virtue of wetlands, failure to perk, or other conditions. This scenario is depicted simply to show what the current zoning ordinance would allow, in order to facilitate discussion about the implications of the ordinance, not because this scenario is anticipated or expected to occur.
Map #3 (Density): Future "build-out" density for the County (2mb jpg)
This map depicts the exact same scenario as Map #2 but, instead, shows the final acreage per structure once build-out is achieved. The purpose of this map is to give an idea of what the County would actually look like visually - i.e., the final density of homes in the County, if all parcels are subdivided to the full extent allowed by the current zoning ordinance. Note that most homes in the central county would be on parcels of 2-4 acres, while homes in the conservation zone would tend to be on parcels of 10-24 acres. This scenario is depicted simply to show what the current zoning ordinance would allow, in order to facilitate discussion about the implications of the ordinance, not because this scenario is anticipated or expected to occur.
Maps prepared by UVa’s Institute for Environmental Negotiation.
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