20190628 09581000 1.0 ISO 19139 Metadata Implementation Specification FALSE MultiFamilyBuil_PairwiseClip 002 33863.744300 330836.972500 777536.057300 959742.803100 1 Projected GCS_North_American_1983 Linear Unit: Meter (1.000000) NAD_1983_StatePlane_Massachusetts_Mainland_FIPS_2001 <ProjectedCoordinateSystem xsi:type='typens:ProjectedCoordinateSystem' xmlns:xsi='http://www.w3.org/2001/XMLSchema-instance' xmlns:xs='http://www.w3.org/2001/XMLSchema' xmlns:typens='http://www.esri.com/schemas/ArcGIS/3.1.0'><WKT>PROJCS["NAD_1983_StatePlane_Massachusetts_Mainland_FIPS_2001",GEOGCS["GCS_North_American_1983",DATUM["D_North_American_1983",SPHEROID["GRS_1980",6378137.0,298.257222101]],PRIMEM["Greenwich",0.0],UNIT["Degree",0.0174532925199433]],PROJECTION["Lambert_Conformal_Conic"],PARAMETER["False_Easting",200000.0],PARAMETER["False_Northing",750000.0],PARAMETER["Central_Meridian",-71.5],PARAMETER["Standard_Parallel_1",41.71666666666667],PARAMETER["Standard_Parallel_2",42.68333333333333],PARAMETER["Latitude_Of_Origin",41.0],UNIT["Meter",1.0],AUTHORITY["EPSG",26986]]</WKT><XOrigin>-36530900</XOrigin><YOrigin>-28803200</YOrigin><XYScale>10000</XYScale><ZOrigin>-100000</ZOrigin><ZScale>10000</ZScale><MOrigin>-100000</MOrigin><MScale>10000</MScale><XYTolerance>0.001</XYTolerance><ZTolerance>0.001</ZTolerance><MTolerance>0.001</MTolerance><HighPrecision>true</HighPrecision><WKID>26986</WKID><LatestWKID>26986</LatestWKID></ProjectedCoordinateSystem> 20230511 09545100 20230511 09545100 150000000 5000 ItemDescription Esri ArcGIS 13.1.0.41833 Massachusetts Land Parcel Database Data Services Metropolitan Area planning Council 60 Temple Place Boston MA 02111 DataServices@mapc.org US 617-933-0700 M-F 9-5PM EST Data Services 2015-06-01T00:00:00 2016-02-12T00:00:00 2016-02-12T00:00:00 1 -73.533318 -69.898590 42.888310 41.230537 Massachusetts statewide This layer filters the land parcel database to only show parcels in Framingham, Quincy, Lynn, Revere, Somerville, Cambridge, Chelsea, Malden and Everett with use codes greater than 101 and less than or 126; these use codes represent multi-family housing; ------------------------------------------- Last updated: May 2019. The Massachusetts Land Parcel Database is a statewide atlas of more than 2.1 million land parcel boundaries and associated tax assessor data. Due to the large size of the statewide layer (ma_parcels_poly), it is also available for distribution split into 3 distinct layers. The Metro Boston region (ma_parcels_metrofuture) covers 164 municipalities in the Greater Boston area. The Southeast region (ma_parcels_southeast) covers 40 municipalities along the South Coast, Cape Cod, and Islands. The remaining 147 municipalities are in the Central and Western region (ma_parcels_west) that covers west of I-495. Working from digital parcel and assessor records created and/or standardized by MassGIS (the Commonwealth’s Office of Geographic Information), MAPC compiled data previously available only on a town-by-town basis in each of the state’s 351 municipalities. In addition, we calculated additional statistics about each parcel, including floor area ratio, assessed value per area, impervious surface, and other indicators. This dataset is a unique resource for planners, researchers, advocates, and taxpayers interested in land use, urban form, development opportunities, and tax assessment across the state. We also hope that its availability and use will encourage municipalities to maintain and update their parcel boundary and assessment information and to submit those updates to MassGIS so that the dataset will remain current over time. Below we describe the key features of the dataset, the methods used by MAPC to summarize assessors’ data, and the land use statistics we calculated. Additional details can be found in a technical appendix with a description of the process and snippets of relevant python code. <DIV STYLE="text-align:Left;"><DIV><DIV>Summarizing Assessors Records While most land parcels are owned by a single entity and assessed accordingly, there are other parcels with multiple ownership interests and separate tax assessment records. Condominiums are the most typical example—the land is held in common and each unit is assessed and taxed based on its value and share of the commonly held assets. In these cases, one parcel will have multiple associated assessor records. The “many-to-one” relation between assessor records and lot boundaries makes it difficult to map or analyze parcel characteristics directly from the assessor data. To overcome this difficulty, MAPC summarized selected assessor’s fields for each parcel by summing the totals, finding the range, or choosing the value of one selected record. Specific methods used for each field are outlined in the table below. Some key fields are discussed here, including MAPC-calculated fields. Assessed Values and Last Sale Date/Price Four value fields are included in the standard assessors extract: building value, land value, other value (improvements such as swimming pools), and total value. We summed the values from the assessor records associated with each parcel. It should be noted that condominiums generally have no land value associated with individual unit records—all the value is contained within the building value for each unit. As a result, statistics utilizing land value should exclude condominium parcels. The assessor data also provides the last sale date and last sale price where it is known (the presence of this data varies widely across municipalities.) Where there were multiple assessor records for a parcel, we selected the record with the most recent sale date and use that record to populate the last sale date and last sale price for that parcel. Data are current as of the Fiscal Year indicated, and have not been adjusted for inflation. Municipalities reassess all property every three years, so the year of assessment may precede the fiscal year. Use Codes and Building Attributes Each assessor record includes a numeric land use code (LUC) indicating the principle use of the property. The Massachusetts Department of Revenue publishes the official list of standard 3-digit classification codes3 for use by municipal assessors. There are two challenges when attempting to summarize land use codes from the assessors extract: first, where there are multiple assessors records associated with a parcel, each could have a different LUC, and LUC values cannot simply be totaled or averaged to yield a useful summary. Second, many assessors use nonstandard codes, either a 4 digit code or a 3 digit combination not included in the DOR standard; further, the description provided in assessors data means that the same nonstandard code may indicate different land uses in two different municipalities. To account for more than one use code is associated with a single parcel, MAPC selected both the minimum and maximum values for the LUC in each parcel. (For parcels with a single assessor record, these will be identical.) For non-standard codes MAPC applied a two-step standardization process: First, trimed four digit codes to three. Then, we matched nonstandard codes to a standard code using a manually created look-up table. The minimum and maximum values for both the “native” and standardized codes are provided in the parcel database. The “native” codes may be more useful for analysis within a given municipality, but the standard codes are essential for analyzing land uses across municipal boundaries. Both building area and residential area values from the assessor records are summed for each parcel. Our review of records from various municipalities suggests that these fields are not consistently defined or measured by each assessor. In some cases, only one or the other field is filled in; in other cases there are values for both fields, which could be equivalent to gross and finished building area. Given this uncertainty, MAPC recommends that the most useful comparative statistic would be to take the larger of the two values (usually Building Area) and treat it as gross floor area. For the year built field, MAPC chose the most recent date. Massachusetts Land Parcel Database-SummaryUnits Unit counts from assessor records are often absent, and/or may be unreliable. We sum the values in the “Reported Units” field but also developed our “best estimate” of unit count by analyzing two other data points: the number of assessor records reported for each parcels, and the land use code. For example, where the use code is 102 (condominiums), we estimate units based on a count of assessor records. If the unit count is absent or inconsistent with the land use code, we use the low end of the range for land use code unit count as the estimated units. Floor Area Ratio Floor Area Ratio (FAR) is a measure of building density. FAR is estimated using three of assessors’ data set attributes: building area, residential area, and total lot area. To resolve inconsistent definitions of floor area, we use the larger of either building area or residential area and divide by total lot area in square feet. Values over 40 (the FAR of the densest parcel observed in Downtown Boston) were assumed to be erroneous and were removed from the final dataset. Land Cover MAPC calculated two aspects of land cover for parcels: percent of the lot covered by a building (rooftops), and percent of the lot that is impervious but not covered by a building structure (paved area.) MAPC used MassGIS's impervious surface layer (2005) and Building Structures layer (2017) for the land cover estimates. These two estimates were combined to yield a total lot coverage estimate. Some parcels will have rooftops but no paved area if the development post-dated 2005 when the impervious surface data was collected. Value metrics In order to have a meaningful basis for comparing the assessed values of properties across Massachusetts towns, the values are normalized by calculating the total value per acre, building value per square foot of floor area, and land value per acre. We also estimate the ratio of building value to land value, to identify parcels with relatively high value improvements and those that may be underbuilt relative to their land value. Land value per acre, building value per square feet of floor area, and improvement/land value ratio are not calculated for condos where all value is treated as building value and land values are null. Maintenance MAPC plans to maintain this database with updates published by MassGIS, with data collected through our planning activities, and with spot corrections of erroneous or misleading data as necessary. MassGIS will be vigorously encouraging communities to maintain their standardized digital assessor parcel mapping in compliance with Level 3 of the digital parcel standard. Maintaining Level 3 compliant data may be no more expensive than maintaining other forms of parcel mapping. The Department of Revenue’s Bureau of Local Assessment may soon recommend that assessors maintain their mapping in compliance with Level 3 of the standard. MassGIS has assembled information and resources6 for municipalities interested in maintaining standardized parcel mapping. </DIV></DIV></DIV> MassGIS' Level 3 Assessors’ Parcel Mapping data set is the primary source of information used for compiling the Massachusetts Land Parcel Database. MassGIS produced the following products for each city and town: 1) spatial data with parcel boundaries meeting the Level 3 specifications of the MassGIS Digital Parcel Standard2, and 2) a table containing a standard extract of 25 elements from the tax assessor database. Data for each municipality must be downloaded as a separate database or shapefile. Since the City of Boston is not included in the MassGIS Level 3 parcel initiative, we requested and received parcel boundaries and assessors data directly from City of Boston staff for FY 2017. The Tax Assessor fields compiled here—including valuation, use, floor area, and more— date from Fiscal Year 2010 to FY 2019, depending on when MassGIS received and processed the data, or subsequent updates by MassGIS or MAPC. We used the most current Level 3 parcels datasets available. parcels, assessors, land use parcels massachusetts boundaries assessor File Geodatabase Feature Class dataset EPSG 2.1(3.0.1) 0 Simple FALSE 0 TRUE FALSE Massachusetts Land Parcel Database Feature Class 0 a statewide atlas of more than 2.1 million land parcel boundaries and associated tax assessor MassGIS; MAPC OBJECTID OBJECTID OID 4 0 0 Internal feature number. Esri Sequential unique whole numbers that are automatically generated. Shape Shape Geometry 0 0 0 Feature geometry. Esri Coordinates defining the features. mapc_id MAPC Assigned ID Integer 4 0 0 MAPC Assigned Parcel ID MAPC muni_id Municipal ID SmallInteger 2 0 0 Unique ID for each Municipality in Massachusetts MA Department of Revenue muni Municipality String 18 0 0 Name of municipality Department of Revenue parloc_id MassGIS Parcel ID String 20 0 0 Parcel LOC_ID is the unique map identifier. It is created by combining a letter identifying the units of the coordinates from which the identifier is created ( “F” for units of US Survey Feet and “M” for meters; assachusetts State Plane System, NAD83 datum) with X and Y coordinate values of a point that lies within the polygon. MassGIS Parcel Standard poly_typ Type of Parcel String 18 0 0 Indicates type of ownership: FEE, TAX, ROW, WATER, PRIV_ROW, RAIL_ROW Assessor data map_num Assessors Map Number String 18 0 0 Local assessors map sheet number that contains the parcel Assessor data mappar_id Assessors Block-Lot Number String 50 0 0 Parcel ID appearing on the original assessor's map MassGIS loc_id_cnt Count of Assessors Records Integer 4 0 0 Count of Assessors records for each parcel (more than one if condominium) MAPC land_value Current assessed value for land Double 8 0 0 Sum of assessed land value for all associated assessors records. Generally zero for condominiums where land value is allocated among individual condo deeds. Value in $ local assessor data bldg_value Assessed Building Value Double 8 0 0 Sum of assessed building value for all associated assessors records. For condominiums, generally includes land value. Value in $ local assessor data othr_value Assessed Other Value Double 8 0 0 Sum of assessed value for accessory buildings or other improvements on all associated assessors records. Value in $ local assessor data total_value Total Assessed Value Double 8 0 0 Sum of total assessed value for all associated assessors records. Because some databases include other categories of valuation not included above, this may not represent the total of the fields above. Value in $ local assessor data ls_price Last Sale Price Double 8 0 0 Last sale price, aggregated (sum of) assessor’s records for each parcel. Value in $ local assessor data ls_date Last Sale Date String 10 0 0 Date of most recent last sale from all associated assessors records, maximum value among assessor’s records for each parcel Value in YYYYMMDD las assessor data bldg_area Gross Building Area Double 8 0 0 Aggregated (sum) of assessor’s records of BLD_AREA (finished building area) for each parcel. Assessors’ methods vary widely but gross building area may include garages, stairwells, basements, and other uninhabitable areas. (MassGIS field BLD_AREA). Units: square feet MassGIS res_area Finished Building Area Double 8 0 0 Total residential living area aggregated (sum of) assessor’s records for each parcel. Assessor’s methods vary widely but net building area may exclude garages, stairwells, basements, and other uninhabitable areas (MassGIS field RES_AREA). Units: square feet MassGIS luc_1 Assessors Use Code (Min) String 5 0 0 The minimum property type classification code found on all of the associated assessors records; may include non-standard codes assigned by local staff MAPC luc_2 Assessors Use Code (Max) String 5 0 0 The maximum property type classification code found on all of the associated assessors records; may include non-standard codes assigned by local staff MAPC luc_adj_1 Standard Use Code (Min) String 5 0 0 The minimum property type classification code, after non-standard codes were assigned by MAPC to the best match of standard codes MAPC luc_adj_2 Standard Use Code (Max) String 5 0 0 The maximum property type classification code, after non-standard codes were assigned by MAPC to the best match of standard codes MAPC num_units Reported Units Double 8 0 0 Number of units reported on assessors records, aggregated (sum of) assessor’s records for each parcel. MAPC units_est Estimated Units Double 8 0 0 MAPC's best estimate of number of units, based on comparing the reported units, count of assessors records, and reported classification code MAPC units_src Estimated Units Source String 8 0 0 Source of estimated units. units_nu = reported units; luc_adju = MAPC estimate based on use code; loc_idcn = count of associated assessors records for the parcel MAPC num_rooms Reported Rooms Double 8 0 0 Total room count as determined by assessor, aggregated (sum of) assessor’s records for each parcel; may be absent for some property types or non-comparable across municipalities MAPC yr_built Most Recent Year Built Integer 4 0 0 Most recent year built on associated assessors records, format YYYY MAPC site_addr Address String 80 0 0 Parcel address Assessor data addr_str Street String 60 0 0 Parcel Street Assessor data addr_num Street Number String 12 0 0 Parcel street number Assessor data addr_zip Zip Code String 12 0 0 Parcel zip code Assessor data owner_name Owner Name String 80 0 0 Name of the Owner(s) for the parcel Assessor data owner_addr Owner Address String 80 0 0 Adress for the parcel owner Assessor data owner_city Owner City String 25 0 0 Mailing municipality for the parcel owner(s) Assessor data owner_stat Owner State String 4 0 0 Mailing state for the parcel owner Assessor data owner_zip Owner Zip Code String 10 0 0 Mailing zip code for parcel owner assessor data fy Fiscal Year Integer 4 0 0 Fiscal Year of the assessor’s data from which the information was extracted. Format: YYYY Assessor data lot_areaft Lot Area (square feet) Double 8 0 0 Calculated by MAPC based on digital parcel boundary. May include water area. Units: square feet. MAPC far Floor Area Ratio Double 8 0 0 A measure of density calculated by MAPC using either Gross or Finished building area (whichever is greater) divided by the Lot Area MAPC pct_imperv Percent Impervious (Total) Double 8 0 0 MAPC estimate of impervious cover (buildings and pavement) on the parcel based on a combination of MassGIS's impervious surface layer (2005) and building rooftop layer (2012) MAPC pct_bldg Percent Building Coverage Double 8 0 0 Percent of parcel estimated to be covered by a building MAPC pct_pave Percent Pavement Coverage Double 8 0 0 Percent of parcel that is non-rooftop impervious surface; may include parking areas, internal roadways, sidewalks, patios, or sandy/rocky ground. MAPC landv_pac Land Value per Acre Double 8 0 0 Assessed land value divided by lot area in acres. Units: $/acre MAPC Bldgv_psf Building Value per Sq Ft of Floor Area Double 8 0 0 Assessed building value divided by the building/finished area in sq ft (recorded by assessors). Units: $/square foot. MAPC totv_pac Total Value per Acre Double 8 0 0 Total assessed value divided by lot area in acres MAPC bldlnd_rat Improvement to Land Value Ratio Double 8 0 0 Improvement value (building + other values) divided by total land value, where available MAPC sqm_imperv Total Impervious Area (sqm) Double 8 0 0 MAPC estimate of impervious cover (buildings and pavement) on the parcel based on a combination of MassGIS's impervious surface layer (2005) and building rooftop layer (2012) Units: square meters MAPC realesttyp Real Estate Type String 5 0 0 One digit MAPC-assigned use category for non-residential properties based on land use codes and FAR (density values) MAPC sqm_bldg Building Coverage Area (sqm) Double 8 0 0 Parcel area estimated to be covered by a building. Units: square meters MAPC temp temp Double 8 0 0 sqm_pave Paved Coverage Area (sqm) Double 8 0 0 Parcel area that is non-rooftop impervious surface; may include parking areas, internal roadways, sidewalks, patios, or sandy/rocky ground. Units: square meters MAPC shape_Length shape_Length Double 8 0 0 Length of feature in internal units. Esri Positive real numbers that are automatically generated. shape_Area shape_Area Double 8 0 0 Area of feature in internal units squared. 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