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commodated within the economic region of such study areas. This is true even for those case study areas that had limitations on alternative sites for development. For example, Wheeling and Jersey Shore have steep topography and Orleans Parish has most of its remaining undeveloped land in the 100-year floodplain, yet they would also be able to accommodate projected development. The effect of floodplain regulations on the tax base of the study areas was estimated to be small. Based upon data drawn from some case studies, it appears that elevation and flood proofing requirements increase residential property value by as much as 10 percent. This reflects a combination of increased investments and reduced flood losses. In Scenario II, the tax base would not be reduced by complying with flood proofing regu- lations and conceivably could be expanded to reflect the increased value of flood proofed structures. The tax base in a local coastal hazard area, however, could be reduced under Scenario III if de- velopment were dependent solely on exposure to the water. Social Effects Many social effects of floodplain regulations are directly related to the number of people and their property which are located within the 100-year floodplain. Thus, forecasts of housing and population at risk provide insights into potential social effects. Regulations have profound effect on the number of housing units in the 100-year floodplain. With no regulations, Scenario I, the total number of housing units that would be located in the 100-year floodplain would increase from 162,800 in 1975 to 184,100 by 1980 and 219,700 by 1990. This represents a 13 percent increase by 1980 and a 35 percent increase by 1990. Moreover,the popula- tion residing in the 100-year floodplain would increase from 480,500 in 1975 to 537,200, or 12 percent,by 1980 and to 619,300, or 29 percent,by 1990. -14-