Zoning › New Jersey › Passaic County › Paterson

Paterson, NJ Zoning

Euclidean-zoning. 11 districts · 8 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
letter-code

Classic Euclidean dense-northeast pattern: R-1/R-2/R-3/R-4 residential ladder (SF to high-density MF); B-1/B-2/B-3/B-4 commercial intensity ladder with B-4 as CBD/downtown; I-T/I-1/I-2 industrial ladder. Paterson layers extensive redevelopment-area overlays (NJSA 40A:12A) that SUPERSEDE base Chapter 483 zoning entirely in designated areas — not an additive overlay like a typical historic or floodplain overlay. This is characteristic of NJ post-industrial cities with Urban Aid designation.

Worth knowing
  • Urban Aid 4th Round obligation: Paterson's ~3,966-unit 4th Round fair-share obligation (2025-2035) is primarily PRESENT-NEED / REHABILITATION rather than prospective-need new construction, reflecting Urban Aid exception under amended Fair Housing Act. Implementing-ordinance deadline March 15, 2026 is the live compliance gate.
  • Redevelopment areas SUPERSEDE base zoning: at least 5 major Areas in Need of Redevelopment with adopted redevelopment plans (Downtown Master Plan, Van Houten corridor, Eastside industrial, Passaic River waterfront, North Jersey Street). Each plan REPLACES Chapter 483 standards entirely in its area — this is the dominant entitlement pathway in Paterson.
  • Great Falls federal + local historic overlay stack: Great Falls National Historical Park (NPS, 2009) + NRHP S.U.M. Historic District + local HPC create a three-layer federal/state/local review requirement on the downtown historic mill core.

+ 6 more in Quirks & notes

Districts

com 3ind 3res_sf 2res_mf 2cbd 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1Single-Family Low Density Residentialres_sf10,000 sf35 ft[2]0.4[3]0.4[4]4[5]227[1] / 9 / 22
R-2Single-Family Medium Density Residential / Two-Familyres_sf6,750 sf40 ft[7]0.45[8]0.6[9]6[10]222[6] / 8 / 17
R-3Multi-Family Low Rise Residentialres_mf4,500 sf45 ft[12]0.55[13]1.5[14]12[15]1.2517[11] / 7 / 13
R-4High-Density Multi-Family Residentialres_mf3,000 sf[19]72 ft[20]0.7[21]2.5[22]28[23]1[24]12[16] / 6[17] / 11[18]
B-1Neighborhood / Local Businesscom6,000 sf[26]40 ft[27]0.7[28]1.5[29]—3.3312[25] / — / —
B-2General Businesscom12,500 sf[31]50 ft[32]0.75[33]2[34]—3.6417[30] / — / —
B-3Regional Businesscom20,000 sf[36]65 ft[37]0.8[38]3[39]—4.4422[35] / — / —
B-4Central Business District / Downtown Corecbd5,000 sf[41]80 ft[42]0.9[43]4[44]—1.330[40] / — / —
I-TIndustrial-Transitionalind17,500 sf[46]50 ft[47]0.6[48]1.5[49]——27[45] / — / —
I-1Light Industrialind25,000 sf60 ft[51]0.65[52]2[53]——35[50] / — / —
I-2Heavy Industrialind45,000 sf[55]75 ft[56]0.7[57]2[58]——45[54] / — / —

Confidence: confirmed partial under review not found

Overlays

GFHD
Great Falls Historic District (National Historical Park + NRHP + Local HPC)
HP
Ch. 483 Design Standards + Ch. 483 Historic Preservation (amended 5-27-2014); NPS Great Falls National Historical Park (PL 111-11, 2009); S.U.M. Historic District NRHP listing

Great Falls of the Passaic / Society for Establishing Useful Manufactures (S.U.M.) historic mill district; NRHP-listed core and surrounding Victorian-era industrial and residential stock. Boundary coterminous with the federal Great Falls National Historical Park designation plus city-designated extensions.

reviewCertificate of Appropriateness (COA) required for exterior alterations, demolition, new construction on contributing properties
designation_layersLocal HPC + NRHP + National Historical Park (NPS SHPO consultation)
demolitionDemolition restrictions; delay / denial authority at HPC
facade_retentionFacade and roofline retention mandatory for contributing buildings
height_transition50 ft transition from adjacent R-1 residential
parking_modificationWaived or reduced per pedestrian-oriented context
federal_nexusFederal Section 106 review applies to any federally funded or federally permitted activity within park boundary
DCHD
Downtown Commercial Historic District
HP
Ch. 483 local historic overlay

Downtown Main Street / Market Street corridor and adjacent blocks. Local designation for the downtown commercial core's late-19th / early-20th century commercial building stock.

reviewHPC review for exterior alterations to contributing buildings
ground_floor_retailGround-floor retail preservation enforced
adaptive_reuseOffice-to-residential and mixed-use conversions supported
design_guidelinesDowntown-specific design guidelines govern fenestration, cornice, materials
PRF
Passaic River Floodplain (NFIP / FEMA FIRM)
FP
§483-50 et seq.; FEMA FIRM Passaic County panels; NJDEP Flood Hazard Area Control Act rules (N.J.A.C. 7:13)

FEMA 100-year (1% annual chance) and 500-year (0.2%) flood hazard areas adjacent to the Passaic River and its tributaries within Paterson city limits. Includes AE, A, and X-shaded zones per current FIRM. Approximately 8% of city land area per v1 research.

freeboard_ft1
freeboard_reference1 ft above FEMA 100-year BFE
encroachment_prohibitionNo encroachments in regulatory floodway
stormwaterOn-site retention / detention per NJDEP N.J.A.C. 7:8
substantial_improvement_threshold50% of pre-improvement market value triggers full compliance
critical_facilitiesSchools, hospitals, emergency-response facilities restricted from AE/A zones
subterranean_parkingProhibited on flood-risk parcels
insurance_nexusNFIP participation mandatory for mortgage-financed properties in SFHA
RDA
Areas in Need of Redevelopment (5+ designated zones)
PD
N.J.S.A. 40A:12A (Local Redevelopment and Housing Law); Ch. 483 Article on redevelopment plans; City Council ordinances per redevelopment plan

City-Council-designated Areas in Need of Redevelopment (or Areas in Need of Rehabilitation) with adopted redevelopment plans. Per v1 research: Downtown Master Plan area; Van Houten corridor; Eastside industrial; Passaic River waterfront; North Jersey Street corridor. Likely additional smaller designations exist.

redevelopment_areas_countat least 5
supersessionEach adopted redevelopment plan REPLACES base Chapter 483 zoning within its area entirely — not additive
density_bonus25-50% above base permissible in many plans
tif_financingTax Increment Financing available per redevelopment plan authority
pilot_abatementPayment In Lieu Of Taxes 5-30 year abatements commonly negotiated
approval_processExpedited 45-day zoning approval standard in most redevelopment zones
affordability_componentMany plans require 20%+ affordable housing component for eligibility for incentives
UEZ
Urban Enterprise Zone (EXPIRED 2025-09)
SPEC
Paterson UEZ ordinance (expired); state UEZ program (N.J.S.A. 52:27H-60 et seq.)

Historic UEZ boundary covered downtown B-4 and selected commercial/industrial corridors. EXPIRED September 2025. Renewal status pending at state level as of record date.

statusEXPIRED 2025-09
historic_benefitsPrior benefits included 80-90% sales tax abatement, 5-10 year property tax credits, job creation credits
currently_activeFalse
renewal_statusPending state legislative action; expected Q3 2026
PILOT
PILOT / Tax Abatement Overlay Zones
SPEC
N.J.S.A. 40A:20 (Long Term Tax Exemption Law); N.J.S.A. 40A:21 (Five-Year Exemption and Abatement); per-project ordinances

Per-project designation within Areas in Need of Redevelopment or Areas in Need of Rehabilitation. Negotiated between city and developer; approved by City Council ordinance.

typical_term5-30 years depending on project scale and statutory basis
statutory_basisLong-Term (40A:20) for major redevelopment; Short-Term / 5-Year (40A:21) for smaller rehab projects
payment_formulaNegotiated PILOT replaces conventional property tax during abatement term
linkageLayered on redevelopment plan projects; not a standalone zoning overlay
MCG
Morris Canal Greenway (state historic trail)
HP
NJ DEP / NJDOT Morris Canal Greenway program; local alignment follows historic canal prism within Paterson

Properties abutting or within the historic Morris Canal alignment through Paterson. Part of the 111-mile state greenway corridor.

reviewState-level coordination for greenway-impacting construction
trail_connectivityPedestrian / bicycle connectivity preservation where feasible
historic_contextMorris Canal is state and locally designated historic resource
AAO
Airport Approach / Part 77 Overlay (Teterboro / Newark proximity)
AP
§483-55 (v1 inference); 14 CFR Part 77 federal airspace surfaces; FAA Form 7460-1 determinations

Properties within Part 77 conical / horizontal / approach surfaces for Teterboro Airport (TEB, ~8 miles SE) and Newark Liberty International (EWR, ~12 miles S). Per-parcel ceiling requires FAA Form 7460-1 geometric determination.

height_restrictionVaries by parcel per Part 77 geometric surface
notificationFAA Form 7460-1 required for structures ≥ 200 ft AGL or within notice-required surfaces
federal_preemptionFAA determinations preempt city height allowances if conflicting

State preemptions

NJ Mt. Laurel Doctrine (N.J.S.A. 52:27D-301 Fair Housing Act)applies
Qualifying condition
Statewide — applies to every NJ municipality. Paterson is designated as an Urban Aid municipality under the Fair Housing Act, which means its fair-share obligation is computed differently (present-need / rehabilitation obligation rather than prospective-need new-construction obligation).
Effect
Municipality must adopt a Housing Element and Fair Share Plan that affirmatively accommodates its regional fair-share obligation. For Paterson as Urban Aid, this is primarily a 'present need' (substandard-housing rehabilitation) obligation rather than a 'prospective need' new-construction set-aside. Failure to adopt a compliant plan exposes the city to Builder's Remedy lawsuits that bypass base zoning.
NJ A-4/S-50 (2024) — Affordable Housing Obligations Act / 4th Roundapplies
Qualifying condition
Statewide — applies to every NJ municipality. DCA calculation methodology (nj.gov/dca/dlps/pdf/FourthRoundCalculation_Methodology.pdf) establishes Paterson's 4th Round (2025-2035) present-need obligation at approximately 3,966 units, reflecting Urban Aid exception (rehabilitation-weighted rather than new-construction-weighted). Beattie Padovano / Fair Share Housing Center litigation (2024-2025) upheld A-4/S-50 schedule; Superior Court rejected stay request. Housing Element and Fair Share Plan adoption deadline was June 30, 2025; implementing-ordinance deadline is March 15, 2026.
Effect
Paterson's 4th Round obligation of ~3,966 units is expressed as present-need rehabilitation rather than new-construction prospective need. Implementing ordinances (rehab program, monitoring, set-aside mechanics for any new development that does trigger them) must be adopted by March 15, 2026. Failure triggers state intervention and Builder's Remedy exposure. The March 15, 2026 implementing-ordinance deadline is the live compliance gate as of this record date.
NJ Builder's Remedy (Mt. Laurel enforcement)applies
Qualifying condition
Conditional — triggered if Paterson fails to adopt a compliant Housing Element + Fair Share Plan and fails to adopt implementing ordinances by March 15, 2026. Current status pending — Paterson's submission and any Fair Share Housing Center objection are the gating facts. Per v1 research, Paterson has a documented history of Mt. Laurel non-compliance through 2023; 2022-2024 consent decrees in related matters indicate elevated exposure. Human review required to confirm 2026 submission status and any active litigation.
Effect
If compliance gate fails, developers proposing projects with at least 20% affordable set-aside may sue to build bypassing local zoning (density, height, setback, parking, use restrictions all potentially overridden by court order). Applies to ALL base districts. This is the dominant zoning-risk fact for Paterson as of Q2 2026.
NJ ADU Statewide Allowance (N.J.S.A. 40:55D-105.1 family)applies
Qualifying condition
Statewide — applies to every NJ residential zone. ADU rights baseline is evolving at the state level; conservative reading is at least one ADU per SF lot must be permitted in residential zones.
Effect
R-1 and R-2 districts must permit at least one ADU per SF lot consistent with state standards. City may apply reasonable development standards (size, location, parking where transit-distance allows) but cannot outright prohibit ADUs in residential zones. Parking requirements reduced or waived within specified transit distances.
NJ Redevelopment Law (N.J.S.A. 40A:12A)applies
Qualifying condition
Statewide enabling statute — applies wherever a municipality has designated an Area in Need of Redevelopment (or Area in Need of Rehabilitation) and adopted a redevelopment plan. Paterson has extensive redevelopment-area designations: Downtown Master Plan, Van Houten corridor, Eastside industrial, Passaic River waterfront, north Jersey Street (at least 5 major redevelopment zones per v1 research).
Effect
Adopted redevelopment plans SUPERSEDE base Chapter 483 zoning in designated areas. Redevelopment plan may set entirely different bulk standards, height limits, density, parking, use table, and approval procedures. Tax increment financing (TIF) and PILOT abatement available. This is not an additive overlay — it replaces base zoning in the area it governs.
Non-applicable laws (1)
NJ Urban Enterprise Zone (UEZ) Program — EXPIRED as of 2025-09does_not_apply
Qualifying condition
Paterson's UEZ designation EXPIRED in September 2025. Renewal is pending state legislative action (expected Q3 2026 per v1 research). As of this record date (2026-04-18), UEZ benefits are NOT available in Paterson.
Effect
During active UEZ designation, sales tax abatement (up to 80-90%) and 5-10 year property tax credits are available for qualifying commercial / industrial investments. Not a zoning preemption per se but affects development economics. Currently lapsed in Paterson pending renewal.

Adopted building codes

Statewide

IBC
2021
IRC
2021
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
ASHRAE 90.1-2019

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Urban Aid 4th Round obligation: Paterson's ~3,966-unit 4th Round fair-share obligation (2025-2035) is primarily PRESENT-NEED / REHABILITATION rather than prospective-need new construction, reflecting Urban Aid exception under amended Fair Housing Act. Implementing-ordinance deadline March 15, 2026 is the live compliance gate.
  • Redevelopment areas SUPERSEDE base zoning: at least 5 major Areas in Need of Redevelopment with adopted redevelopment plans (Downtown Master Plan, Van Houten corridor, Eastside industrial, Passaic River waterfront, North Jersey Street). Each plan REPLACES Chapter 483 standards entirely in its area — this is the dominant entitlement pathway in Paterson.
  • Great Falls federal + local historic overlay stack: Great Falls National Historical Park (NPS, 2009) + NRHP S.U.M. Historic District + local HPC create a three-layer federal/state/local review requirement on the downtown historic mill core.
  • UEZ EXPIRED 2025-09: Urban Enterprise Zone benefits (sales tax abatement, property tax credits) lapsed September 2025. Renewal pending state legislative action (expected Q3 2026). Record date 2026-04-18: UEZ not active.
  • Builder's Remedy exposure: Paterson has documented history of Mt. Laurel non-compliance through 2023 with consent decrees 2022-2024. Compliance with 4th Round / A-4/S-50 implementing-ordinance deadline March 15, 2026 is the gating fact for Builder's Remedy risk as of Q2 2026. Status under_review pending confirmation of submission and any Fair Share Housing Center objections.
  • Passaic River flood exposure: ~8% of city land area in FEMA 500-year floodplain (v1); flood events 2010-2021 drove infrastructure upgrades. §483-50 freeboard is 1 ft above BFE. Stacks with Passaic River waterfront redevelopment area.
  • Brownfield redevelopment: NJDEP-registered brownfield program active; Phase I ESA mandatory for former industrial sites; ~12-15 active conversions underway 2024-2026 per v1 research. Key enabler for redevelopment-area economics.
  • Federal airport proximity: Teterboro (~8 mi SE) and Newark Liberty (~12 mi S) Part 77 surfaces may constrain height on some eastern / southeastern Paterson parcels. Per-parcel ceilings require FAA Form 7460-1 determination.
  • Morris Canal Greenway: state historic trail alignment crosses Paterson; advisory / coordination layer, not hard regulatory overlay.

Formulas

Definitions

height
Grade to highest point of structure; measurement convention per §483 Design Standards article. Stories-to-feet conversion typically 10-12 ft per story for Paterson residential context.
lot_coverage
Building footprint / lot area. Specific values NOT retrieved this pass (ecode360_cloudflare_403); v1 inferences retained as partial.
far
Gross floor area / lot area. Paterson code values for base districts NOT retrieved this pass; v1 estimates (R-1 ~0.4; R-4 ~2.0+; B-4 ~4.0+) retained as inferred.
du_ac
Density per acre. Paterson code values for base districts NOT retrieved this pass; v1 density estimates retained as inferred.
impervious_cover
setback_front
Front property line to building face; values partial per v1 research.
setback_side
Side property line to building face; values confirmed for R-1..R-3 from v1 research.
setback_rear
Rear property line to building face; values confirmed for R-1..R-3 from v1 research.
parking
Parking ratio per use per §483-65; dimensional standard 9 ft x 18 ft standard / 8 ft x 16 ft compact; off-site permitted in B-4 CBD. Exact ratios per district partial.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
buildable_envelope_sf
buildable_width_ft * buildable_depth_ft
max_stories_approx
max_height_ft / 10
max_gfa_from_envelope
min(buildable_envelope_sf * max_stories_approx, max_gfa_sf)
parking_required
units * parking

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
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Parking
— /unit
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— du/ac
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Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
City of Paterson Municipal Code, Chapter 483 — Zoning and Land Development
ecode360 · Chapter 483 current through 2025 eCode360 supplement; Design Standards, General Provisions, and Administration articles verified via eCode360 section landing pages (8552036, 8554463, 8551390, 8551807)

eCode360 (General Code) returns 403 Cloudflare to scripted WebFetch — systemic across NJ eCode360 cities per _references/source-portals.md. WebSearch snippet extraction successfully confirmed platform (PA1437 TOC, 8555153 Zoning and Land Development root, 8552036 Design Standards, 8554463 Article I General Provisions) and §-level citations. PDF at patersonnj.gov/egov/documents/1463422578_02635.pdf is the older (c. 2014) city-hosted copy — eCode360 is the current canonical convenience copy. City Clerk's adopted ordinance is the legally authoritative source. Full dimensional tables (min lot, setbacks, FAR, lot coverage, parking ratios) NOT retrieved this pass due to ecode360_cloudflare_403 — carried forward from v1 research with confidence demoted per v2 taxonomy.

Secondary sources
Citations
  1. [1] i
  2. [2] §483
  3. [3] i
  4. [4] i
  5. [5] i
  6. [6] i
  7. [7] §483
  8. [8] i
  9. [9] i
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  11. [11] i
  12. [12] §483
  13. [13] i
  14. [14] i
  15. [15] i
  16. [16] i
  17. [17] i
  18. [18] i
  19. [19] i
  20. [20] i
  21. [21] i
  22. [22] i
  23. [23] i
  24. [24] i
  25. [25] i
  26. [26] i
  27. [27] §483
  28. [28] i
  29. [29] i
  30. [30] i
  31. [31] i
  32. [32] §483
  33. [33] i
  34. [34] i
  35. [35] i
  36. [36] i
  37. [37] §483
  38. [38] i
  39. [39] i
  40. [40] i
  41. [41] i
  42. [42] i
  43. [43] i
  44. [44] i
  45. [45] i
  46. [46] i
  47. [47] §483
  48. [48] i
  49. [49] i
  50. [50] i
  51. [51] §483
  52. [52] i
  53. [53] i
  54. [54] i
  55. [55] i
  56. [56] i
  57. [57] i
  58. [58] i

Research status

Publication gates

primary url presentpassedsource.primary_url = https://ecode360.com/PA1437 (eCode360 canonical TOC); source_platform = ecode360; secondary_urls include 4 eCode360 section landings (TOC + Zoning/Land Development root + Design Standards + Article I General Provisions), city-hosted PDF, Planning & Zoning Division page, Zoning Board page, NJ DCA 4th Round methodology, NPS Great Falls National Historical Park. v1 flat code_source pointing at PDF is preserved as secondary_url; eCode360 elevated to primary. Research markdown header also carries Primary source URL.
no aggregator citedpassedNo Zoneomics / Steadily / SitePlanGuide / Propwire references anywhere in profile JSON or research markdown. All citations are primary (City Ch. 483 via eCode360, N.J.S.A. statutes, NJ DCA, NJDEP, FEMA, NPS, 14 CFR Part 77).
confidence tags full formpassedv2-repair (2026-04-19): research/paterson-nj-zoning.md rewritten with 32+ full-form c§/p§/i§ confidence tags (c§483-50, c§483-design-standards, c§40A:12A, c§40A:20, c§52:27D-301, c§52:27D-320, c§40:55D-105.1, p§483, p§483-65, p§52:27H-60, i§483, i§483-55, i§MCG-program, etc.). Bare [confirmed]/[inferred]/[partial] tags from v1 markdown eliminated. Profile JSON kpi_values also carry {v, c, status, reason/note} structure throughout.
overlays have parameters trigger confidencepassedv2-repair (2026-04-19): 8 discrete overlay blocks in research markdown (GFHD, DCHD, PRF, RDA, UEZ, PILOT, MCG, AAO), each with H3 heading carrying overlay name + code + type + confidence code, followed by explicit Trigger bullet, Parameters bullet (≥3 numbered items per overlay, most ≥4-7), Base interaction bullet, Ordinance bullet. v1 grouped rollup 'Special-Status & Protective Overlays' + 'Development Standards & Overlay Modifications' decomposed into discrete blocks matching bakersfield-ca-zoning.md v2 pattern. Profile JSON overlays[] also has 8 entries each with params object ≥2 keys, trigger string, base_interaction, ordinance, confidence.
preempt section city specificpassedv2-repair (2026-04-19): research markdown preempt section expanded from v1 84-char link-stub to ~6300 chars with 7 Paterson-specific entries (Mt. Laurel FHA, A-4/S-50 4th Round, Builder's Remedy under_review, MLUL N.J.S.A. 40:55D, ADU N.J.S.A. 40:55D-105.1, Redevelopment Law N.J.S.A. 40A:12A, UEZ does_not_apply). Marquee Paterson-specific facts: Urban Aid designation, ~3,966-unit 4th Round present-need obligation, 2026-03-15 implementing-ordinance deadline, 2022-2024 consent decree history, 5+ designated redevelopment areas with SUPERSESSION mechanic. Profile JSON state_preemptions_applicable[] mirrors with 6 entries (MLUL consolidated in existing Redevelopment Law entry). Not a link-stub.

Data quality

45%completeness22 confirmed30 partial48 inferred18 not found
Documented gaps
  • Full §483 base-district dimensional tables (front setbacks for all districts, lot coverage exact values, FAR exact values, du_ac exact values, parking ratios per use)
  • R-4 and I-2 dimensional confirmation (values remain inferred from v1 ranges)
  • Individual redevelopment-plan-specific bulk standards (supersession but per-plan values not enumerated here)
  • Mt. Laurel 4th Round submission status — human review required to confirm whether Paterson adopted Housing Element + Fair Share Plan by 2025-06-30 deadline and will adopt implementing ordinances by 2026-03-15
  • Whether Fair Share Housing Center has filed objection to any Paterson 4th Round submission
  • Morris Canal Greenway exact alignment within city
  • Part 77 surface exposure per-parcel — requires FAA geometric determination

Known issues

freshness:volatiledata:gaps-present

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