[From the U.S. Government Printing Office, www.gpo.gov]
95.3.5

TECHNICAL ASSISTANCE WORK PRODUCTS
N.H. COASTAL PROGRAM-FY-1996

NEW CASTLE ASSISTANCE

1.  RESIDENTIAL BUILDOUT ANALYSIS

2.  ZONING AND LAND USE REGULATIONS
	1996 Zoning Amendments

Assistance Provided by the
Rockingham Planning Commission
121 Water Street 
Exeter NH  03833

October 1995-September 1996

These report, related products are technical assistance were funded in part by a grant from the
Office of State Planning, New Hampshire Coastal Program as authorized by the National Oceanic and
Atmospheric Administration (NOAA), Grant Award Number NA570Z0320

RESIDENTIAL BUILDOUT ANALYSIS
FOR THE TOWN OF NEW CASTLE

September 1996

prepared by

Rockingham Planning Commission
121 Water Street
Exeter, NH  03833


The project was funded in part by a grant from the Office of State Planning, New Hampshire\
Coastal Program, as authorized by the National Oceanic and Atmospheric Administration (NOAA),
Grant Award Number  NA570Z0320

US Department of Commerce
NOAA Coastal --------- Center Library
2234 South McLean Avenue
Charleston, SC  29405-2413
















           1.      INTRODUCTION


           Over the past several years the Town of New Castle has, with support from the NH Coastal Program,
           recodified and rewritten all of its zoning and land use regulations. While recodifying its zoning
           ordinance in 1994, the Planning Board Zoning Subcommittee considered potential changes in zoning
           districts that may be advisable based on remaining developable land in Town.                 One of the
           recommendations stemming form the initial zoning rewrite was that the Town undertake a detailed
           residential buildout analysis in order to better understand the potential amount, density and general
           location of future residential development in the community that would be permitted under the
           existing zoning ordinance. The existence of a digital composite property tax map for the Town
           (completed by Sewall Assoc. under contract with the Town and converted to Arc/info GIS format by
           the RPC), together with extensive digital coverages of environmental constraints, land use, zoning
           and protected land information available through the Rockingham Planning Commission and the state
           GRANIT (GIS) system, made it possible to conduct the buildout analysis using GIS technology. To
           assist in this project, a grant was received from the NH Coastal Program to pay for a portion of the
           cost of developing the analysis.



           2.      OBJECTIVE


           The objective of the buildout analysis is to determine the approximate amount of additional residential
           development that could occur in the Town's three residential zoning districts, given the current
           provisions of the ordinance, existing development and the suitability for development of currently
           undeveloped land. This information will be used to determine 1) to what extent the existing zoning
           districts can accommodate further development; 2) to indicate whether district changes are needed
           to be made to accommodate the future growth of the community, and 3) to show graphically where
           future residential growth is most likely to occur in New Castle. The buildout analysis is not intended
           to be a precise measure of future buildout potential. It is acknowledged that the soil layers used in
           this analysis to determine development suitability, are not intended to be used at site-specific or
           parcel level. However at a zoning district level -- the level at which the result of this analysis will be
           used -- the combining of this information is considered by the RPC to be acceptable and useful for
           townwide planning purposes.



           3.      DATA SOURCES


           The following data sources were used to develop the residential buildout analysis

                   Data La=                              Provided By

                   Town Boundary                         Sewall Assoc. CAD files, converted to GIS via RPC
                   Parcel Boundaries                     Sewall Assoc. CAD files, converted to GIS via RPC










                    Parcel-based Land Use                   RPC (see Map 1)
                    Zoning                                  RPC (see Map 2)
                    Soils                                   GRANIT (from 1:20,000 NRCS Soil Survey
                    Surface Water                           GRANIT (from 1:24,000 DLG-derived layer)
                    Wetland Areas                           Normandeau maps (from GRANIT) (see Map 3)



            4.      TASKS AND ANALYSIS METHODOLOGY


                    Data Acquisition/Development


                    The data layers described above were obtained and/or assembled by RPC staff. Simulta-
                    neously, the CSRC created a coverage for flood hazard areas -- the only data item necessary
                    for the analysis that was not already in digitized form. The Conservation and Protected Lands
                    layer in the GRANIT database was reviewed and protected parcels were coded into the parcel-
                    based land use map.

                    Buildout Analysis

                    The first step in the analysis was to identify and select all parcels that met the criteria for
                    "eligible" for further development. Eligible parcels were defined to be any parcel that met
                    three criteria: (1) is residentially zoned; (2) is not subject to residential use restrictions due
                    to conservation easements or other such limitations.


                    The next step was to analyze the development constraints for the potentially developable
                    areas. Due to the availability of sewer and water service in New Castle, the composite
                    indicator of development suitability that is typically used -- the soil potential rating -- is not
                    applicable in this case. Instead, the presence of wetlands was used to indicate developability.
                    Detailed wetlands maps were prepared for New Castle (and the other primary coastal towns)
                    by Normandeau Associates as a Coastal Program initiate in 1986. These maps were
                    subsequently digitized by Complex Systems and are available in Arc/info format. Wetland
                    areas were overlaid with the parcel coverage and developable areas were recalculated.

                    Following the identification and selection of eligible parcels, and the determination of
                    development potential, the eligible parcels were divided into two sets. The first set was
                    made was made up of vacant parcels -- those with no residential structures located on the
                    parcel (determined from the parcel-based land use map). The second set consisted of parcels
                    that had one or more -residential structures but were large -enough to support further
                    subdivision into one or more additional building lots. The minimum lot size needed to have
                    potential for resubdivision differed based on the minimum lot size for each zone. For the
                    Residential District each lot was divided by the minimum residential building lot size of 20,000
                    sq.ft.; for the Oceanside and Beach and Future Development Districts the minimum was 43               '
                    560 sq.ft. Any parcel were the result of this division, after the substraction of non-
                    developable areas, was 2.0 or greater were considered potentially eligible for future
                    development. As a final step, the results of this calculation were generated an included as
                    an attribute in each field of the polygon attribute table (PAT) for the parcel coverage.



                                                                  2









                  displayed for each parcel on the printed map to indicate the potential number of building lots
                  that could result from further subdivision. (See Map 4, Attached)



                  Product Generation


                  The analysis described above resulted in a map entitled "Re-subdivision Potential" (see Map
                  4, attached) which highlights all parcels that may have further development potential, and
                  which includes a number indicating the number of building units that could potentially result
                  under existing zoning. Note that this number does not account for losses that would
                  inevitably result from the construction of access roads z@nd lr6i@_ L-.,i!J1nq setbacks.        In
                  addition, although the analysis does subtract wetland areas from the developable area of the
                  lot, it does not take into account the location of wetland areas which may render the lot
                  inaccessible and undevelopable.


           5.     RESULTS


                  As shown on the buildout map, additional development potential remains in all the residential
                  zoning districts in the community. The total non-developed acres where the SPI is better than
                  severe or moderately severe is as follows, by zone:




                                          Residential Buildout Analysis by Zone
                                              Vacant and Non-Vacant Sets

                             ZONE                      PARCELS                  POTENTIAL UNITS


                           Residential                    ill                            32


                        Oceanside-Beach                    8                             18


                       Future Development                 10                             44

                            Subtotal                      29     -                       94



                  Results indicate that there are 29 parcels in New Castle that are either vacant and developable
                  or non-vacant with re-subdivision potential. Based on existing minimum lot sizes as defined
                  in the current zoning, these parcels could support up to 94 new residential dwelling units. The
                  zone with the greatest potential for future residential development is the future development
                  district with 44 potential units in 10 parcels. This number does not include the more than 100
                  units approved and now under construction as part of the residential-cluster Wentworth
                  development. The Oceanside and Beach District supports the smallest potential at 18 units
                  in 8 parcels.





                                                              3











            6.     ZONING IMPLICATIONS


                   Based on the results of the buildout analysis, the Planning Board Zoning Review Committee
                   considered several possible changes to the existent zoning district configuration. In particular,
                   the Subcommittee focused their attention on the Future Development District, which, on the
                   west side of Wentworth Avenue, has a minimum lot size of 20,000 sq. ft. per dwelling unit
                   for conventional development. By contrast, this on the east side of Wentworth Ave., as well
                   as the Oceanside and Beach District, both require 43,560 sq.ft. per dwelling unit. The
                   subcommittee considered a proposal to reduce the size of the Future Development District
                   on the west side, and to replace it with an expanded Residential District. This proposal is
                   shown as Map 5, Proposed Rezoning. Ultimately, the subcommittee elected not to forward
                   this or any other district change that would effect the Future Development District at least
                   until after the final phases of Wentworth development are completed.










































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                       Figure 1
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           ZONING DISTRICTS
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             Town of New Castle


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        J@Source@:  GRANIT 1:24,000 quads from Comptex Systems
                    Research Center, UNH; December 1991.

                    These digital layers are registered to NAD                                                               WATERBODY
                    83 and N.H. State Plane Coordinates.

                    Rockingham Planning Commission; 1992,

                 R  Pr pored by the Rockingham Planning Commission
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                                             DOCUMENTATION OF
                                     ZONING AMENDMENT ASSISTANCE
                                      FOR THE TOWN OF NEW CASTLE


                                                  December 1995














                                                     prepared by

                                            Rockinghain Planning Commission
                                                   121 Water Street
                                                   Exeter, NH 03833




















             The project was Funded in part by a grant from the Office of State Planning, New Hampshire Coastal Program, as
            authorized by the National Oceanic and Atmospheric Administration (NOAA), Grant Award Number NA570ZO320









                 PROPOSED ZONING AND BUILDING CODE AMENDMENTS
                                           FOR 1996 TOWN MEETING


                                           New Castle Planning Board

            This posting reflects final revisions made at the Planning Board Meeting on 10-18-95 and minor
                                             editorial changes made on 12-05-95

                                          PART 1: ZONING AMENDMENTS


          AMENDMENT 1 - SECTION 2.3 - DEFINITIONS
          Replace the existing definitions in Section 2.3 with the following:

          Coverage: That percentage of the plot or land area covered by the principal and accessory building areas.
          This includes the area of in-the-ground pools as well as above-the-ground pools that are more than 18" high
          and are enclosed with a deck or platform.

          Grade: With reference to a building or structure, means the average elevation of the ground adjoining the
          building or structure on the lowest side. When the ground slopes away from the exterior walls, the grade
          shall be established by the lowest points within the area between the building and the lot line or, when the
          lot line is more than six (6) feet from the building, between the building and a point six feet from the
          building.

          Height: As applied to a building, means the vertical distance measured from the building line at the lowest
          grade on any side, to the highest point of the roof, excluding chimneys and similar projections that are usu-
          ally ap@purtenant to the building.

          Structure: A combination of material to form a construction greater than 18" high, with or without
          foundation, that is safe and stable; including among others, buildings, stadiums, reviewing stands, plat-
          forms, stagings, observation towers, radio towers, water tanks and towers, trestles, piers, wharves, sheds,
          shelters, and display signs but excluding retaining walls, fences and other customary landscaping elements.
          The term structure shall be construed as if followed by the words *or part thereof".

          Add the following definition for "Living Area" to Section 2.3.

          Living Area: the gross floor area of the primary building on a lot, including 50% of the area of walkout
          basements, but excluding the floor area of garages, porches, patios and decks.



          AMENDMENT #2 - SECTION 4.2.2 - NEW PROVISION RE: MAXIMUM LIVING AREA
          Add section to 4.2.2 to establish maximum living area for the principal structure on a building lot.

                  4.      Maximum Livina Area: The maximum living area permitted in a dwelling unit shall be limited
                          according to the following schedule:

                          For Building Lots up to and including 4000 sq. feet in area:   50% of total lot area

                          For Building Lots greater than 4000 square feet in area:       50% of the lot area for the
                                                                                         first 4000 sq. ft. and 25% of
                                                                                         the lot area greater than 4000
                                                                                         sq. ft.







            Proposed Zoigng and Building Code Amendments - Town of New Castle
            October 20, 1995; Page 2


            AMENDMENT #3 - SECTION 4.2.2 - NEW PROVISION RE. MINIMUM ROOF PITCH
            Add section to 4.4.2 to establish minimum roof pitch for the principal structure on a building lot:

                     5.       Roof Pitch: The minimum roof pitch on the principal building of a lot shall be 1 -to-3. (one
                              foot vertical distance for every three feet in horizontal distance).



            AMENDMENT #4 - SECTION 5.3 - ACCEPTANCE OF STREETS
            Delete existing Section 5.3 - Acceptance of Streets and replace with the following: (specific Road
            constructions standards are replaced by reference to Subdivision Regulations)


            5.3      STREETS


            5.3.1    Acceptance of Streets


                     Any new or existing streets, or extensions to existing streets, must meet the requirements of this
                     Section and of the Road Construction Standards as specified in the New Castle Subdivision Reau-
                     lations before they may be accepted by the Town. Streets may only be accepted as town streets
                     by action of the Town Meeting or by action of the Board of Selectmen if duly authorized per RSA
                     674:40-a.


            5.3.2    Right-of-Way

                     The width of the street right-of-way and the apportioning of the right-of-way amongst roadway,
                     sidewalks, and grass strips shall be subject to the approval of the Planning Board. The right-of -way
                     width shall not be less than 30 feet and may be greater if warranted by anticipated traffic volume
                     and safety considerations.


            5.3.3 Parking

                     All residential building lots must provide for the parking within the lot of at least two cars for each
                     dwelling unit.


            AMENDMENT #5 - SECTION 6.1.5.1 - DIMENSIONAL STANDARDS FOR CLUSTER DEVEL.
            Amend paragraphs A. through D. of Section 6.1.5. 1 as follows:

                              A.       Maximum number of dwelling units
                                      per building ...                                              4 units

                              B.       Minimum distance between buildings for
                                       single and duplex buildings...                               20 feet

                              C.       Minimum distance between single or duplex
                                       buildings and a street ...                                   20 feet

                              D.       Minimum distances between multifamily dwelling
                                       structures and:
                                       1 .      other multifamily structures   ...                  30 feet
                                       2.       lot lines (internal or external) ...                15 feet
                                       3.       Residential and Oceanside and Beach
                                                District boundaries...                              500 feet








          Proposed Zoning and Building Code Amendments - Town of Now Castle
          October 20, 1995; Page 3


          AMEN   DMENT #6- SECTION 6.1.5.2 - LOT SIZE AND DENSITY STANDARDS FOR CLUSTER
                                  DEVELOPMENT
          Amend paragraph C. of Section 6..1.5.2 as follows:

                          C.      Minimum Lot Size and Lot Coverage: Clustered residential units shall have a
                                  minimum building lot size of 7500 square feet per dwelling unit. Maximum
                                  lot coverage shall be the same as that required for conventional residential
                                  development as per Section 4.2.2.3 This standard shall apply whether or
                                  not the proposed development plats individual lots for the clustered units.




          AMENDMENT #7- SECTION 6.1.6.1 - PROVISIONS FOR COMMON OPEN SPACE
          Amend paragraph C. of Section 6.1.6. 1 as follows (added text in italics):

                          C.      Common open space areas must be used for amenity or recreational purposes, must
                                  be accessible, and must be suitably landscaped except that areas containing natural
                                  features worthy of preservation may be kept unimproved. Common open space
                                  areas may contain accessory structures and improvement necessary and appropriate
                                  for educational, recreational, cultural or social uses. Facilities devoted to such uses
                                  may be operated on a membership basis whereby membership is open to residents
                                  or patrons of the planned development. The Planning Board shall approve the area
                                  and general layout of open space to ensure consistency with the requirements of
                                  this section and with term definition contained in Section 2.3.



          AMEN   'DMENT #8 - SECTION 6.1.7 - UTILITIES AND ROADS; SECTION 6.5.2 - MISCELLANEOUS
                                  PROVISIONS


          Update the document reference in paragraph #4 of Section 6.1.7 as follows:

                  4.      The frontage requirements of this ordinance shall not apply except that at least two hundred
                          (200) feet of frontage on a State or Town road shall be provided for each development for
                          access. Even though on a Town road, all intersections shall meet the design and sight line
                          standards set forth for wet pavements in A Policy on Geometric Design of Highways and
                          Streets - 1990 - AA SHTO.



          Update the document reference in paragraph #4 of Section 6.5.2 as follows:

                  4.      All electrical installations provided and installed and used in connection with swimming
                          pools shall be in conformance with Article 680 of the National Electrical Code, 1923 Edition.



          AMENDMENT #9 - SECTION 6.5.2 - MISCELLANEOUS PROVISIONS
          Add new paragraph (#8) of Section 6.5.2 as follows:

                  8.      The area of in-the-ground pools, as well as above-the-g round pools that are more than 18"
                          high and are enclosed with a deck or platform, shall be included in calculations for allowable
                          lot coverage. See also definition of Coverage in Section 2.3.








           Proposed Zoning and Building Code A mendments - To wn of Ne w Cas tle
           October 20, 7995; Page 4


           AMENDMENT #10 - SECTION 6.2.3 - SIGNS
           Move Section 6.2.3 - Sfgns to a new Section 6.7 and amend as follows:

                    6.7 SIGNS


                    No display sign or advertising shall be permitted except for a single stationary announcement sign
                    that: (1) is not larger than four (4) square feet in area, (2) has no more than two sides, (3) does
                    not utilize direct or indirect lighting and (4) is compatible in design with the surrounding residential
                    neighborhood.



           AMENDMENT #11 - SECTION 7.2.1 - REPLACEMENT

           Amend Section 7.2. 1 to read as follows:


                    7.2.1 The replacement of any nonconforming building or structure that is intentionally demolished,
                            all or in part, must either conform to the regulations of the district in which the building or
                            structure is located, or, the non-conforming portion must not exceed in size, shape, or vol-
                            ume, that of the building or structure that was demolished.



           AMENDMENT #12 - SECTION 4.1.2 - RESIDENTIAL DISTRICT
           Add the following use to the list of Prohibited UsgLs listed for the Residential District (and for other Districts
                            by reference):

                    5.      Buildings, structures and other devices that exist to restrict access to public or private rights
                            of way, including but not limited to, Gate houses and automatic or manually operated ac-
                            cess control gates.







           Proposed Zoning and Building Code A mendments - To wn of Ne w Cas de
           October 20, 1995; Page 5

           EDITORIAL CHANGES (the following does not require a formal amendment)

           Clarify language in existing lot coverage standards in Sectfon, 4.2.2. - Lot Coverage by replacing with the
           following:

                   4.2.2 Modifications and Special Provisions

                   3.      Maximum Lot Coverage: The maximum portion of a lot that may be covered by principal
                           and accessory buildings shall be determined according to the schedule shown below.


                           Lot Size                                        Maximum % of Lot Covered


                           -less than 3500 square feet:                    30%

                           -3500 to 9000 square feet:                      1050 square feet or 25% of lot size
                                                                           whichever is greater

                           -more than 9000 square feet:                    2250 square feet or 20% of lot size
                                                                           whichever is greater




                                      PART 2: BUILDING CODE AMENDMENTS



           BUILDING CODE AMENDMENT #1 -SECTION I (a)                  BOCA BUILDING CODE REF.
           Amend Section 1. (a) to adopt the 1993 edition of the BOCA Basic Building Code:

                   (a)     The 1993 BOCA Basic National Building Code, and associated references, is hereby adopted
                           by reference for the Town of New Castle. (May 1996)











                                                                                                        TABLE 1
                                                                               DENSITY AND DIMENSIONAL REGULATION
                                                                                    Town of New Castle         Zoning Ordinance

                                                                                                                                                            AMM


             Minimum Lot Area per                20,000 sf                 43,560 sf               20,000 sf          20,000 sf for non-           43,560 sf for non
             Dwelling Unit                                                                                            clustered residential        clustered residentia
                                                                                                                      units;                       units;
             ("sf" = square feet)




             Frontage                               100 ft.                   100 ft.                  NA                        100 ft.                      100 ft.


             Building Setback
              -Front or Street                      20 ft.                    20 ft.                  20 ft.                     20 ft.                       20 ft.
              -Side                                 10 ft.                    10 ft.                  10 ft.                     10 ft.                       10 ft.
              -Rear                                 10 ft.                    10 ft.                  10 ft.                     10 ft.                       10 ft.













             Minimum Lot Depth                       NA                        NA                100 ft. if two-                  NA                           NA
                                                                                                family resid. use
             Min. Ground Floor Area
             (per Unit)
              -One Fam., 1 Story                    900 sf                    900 sf                   NA                        900 sf                       900 sf
              -One Fam., 2 Story                    720 sf                    720 sf                   NA                        720 sf                       720 sf
              -Two Fam., 1 Story                    720 sf                    720 sf                   NA                        720 sf                       720 sf
              -Two Fam., 2 Story                    500 sf                    500 sf                   NA                        500 sf                       500 sf
                Commercial Bldg.                      NA                       NA                     500 sf                      NA                           NA
             TABLE 1 continues on
             the next page



     = M = M = = M = = = = = = M = M = = M

          TABLE 1 - DENSITY AND DIMENSIONAL REGULATIONS
          New Castle Zoning Ordinance
          Page 2 of 2
            DENSITY/DIMENSION                RESIDENTIAL           OCEANSIDE/BEACH            COMMERCIAL            FUTURE DEVEL. DIST. FUTURE DEVEL. DIST.                    FUTURE DEVEL. DIST.
                                               DISTRICT                   DISTRICT                DISTRICT         West of Wentworth Rd. East of Wentworth Rd.                    Special Exceptions
                                                                                                                     Conventional Devel. -        Conventional Devel. -           (See Section 6.1)


          Max. Building Height             2 Y2 stories above             same as                 same as                    same as                      same as                       same as
                                         grade, not to exceed           RESIDENTIAL             RESIDENTIAL               RESIDENTIAL                  RESIDENTIAL                   RESIDENTIAL
                                                  35 ft.                  DISTRICT                DISTRICT                   DISTRICT                     DISTRICT                      DISTRICT


          Minimum Roof Pitch                       1:3                    same as                 same as                    same as                      same as                       same as
          [for principal bldg on lot)                                   RESIDENTIAL             RESIDENTIAL               RESIDENTIAL                  RESIDENTIAL                   RESIDENTIAL
                                         (see Section 4.2.2.5)            DISTRICT                DISTRICT                   DISTRICT                     DISTRICT                      DISTRICT

          Max. Lot Coverage
            Lot Size:                    < 3500sf. 30 %;                  same as                 same as                    same as                      same as                       same as
                                         3500-9000sf.- 1050             RESIDENTIAL             RESIDENTIAL               RESIDENTIAL                  RESIDENTIAL                   RESIDENTIAL
                                         square feet or 25% of            DISTRICT                DISTRICT                   DISTRICT                     DISTRICT                      DISTRICT
                                         lot size, which ever is
                                         greater,*
                                         > 9000sf. 2250 square
                                         feet or 20% of lot size,
                                         whichever is greater


          Max. Living Area per           1st 4000sf of lot:               same as                 same as                    same as                      same as                       sarne as
          Dwelling                       -50% of lot area               RESIDENTIAL             RESIDENTIAL               RESIDENTIAL                  RESIDENTIAL                   RESIDENTIAL
                                         lot area above                   DISTRICT                DISTRICT                   DISTRICT                     DISTRICT                      DISTRICT
                                         4000sf.,
                                           25% of area
          Max. Units per Building                   2                         1                       2                         2                            1                             4

          Max. Non-residential Floor              25%                       25%                     100%                      25%                          25%                 15% of total hotel floor
          Area                                                                                                                                                                            area


          Minimum Street Width
            -ROW                                  30 ft.                    30 ft.                  30 ft.                    30 ft.                       30 ft.                        30 ft.
            -Paved Surface                        20 ft.                    20 ft.                  20 ft.                    20 ft.                       20 ft.                        20 ft.


          Min. Parking Spaces per                   2                     same as                 same as                    same as                      same as                       same as
          Residential Unit                                              RESIDENTIAL             RESIDENTIAL               RESIDENTIAL                  RESIDENTIAL                   RESIDENTIAL
                                                                          DISTRICT                DISTRICT                   DISTRICT                     DISTRICT                      DISTRICT
          Max. Poorly Drained Soil                25%                       25%                     25%                       25%                          25%                           25%
          portion of Min. Lot Size

            FOOTNOTES:
            I - refers to the average density of dwelling units per acre; the size of a clustered building lot may be smaller (see Section 6.1.5)
            2 _refers to building lot line which may be created, but must be planned for, within a residential cluster development (see Section 6.1.8.2)
            "NA:" = not specified or not applicable; "sf" = square feet             (See sections 4.2 and 6.1 for additional explanation)



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