 |
Rockwall |
 |
Code of Ordinances |
|
Chapter 38. SUBDIVISIONS |
|
Article III. IMPACT FEE REGULATIONS |
|
Division 4. LAND USE ASSUMPTIONS FOR IMPACT FEES |
§ 38-360. Land use assumptions report.
(a)
Foreword. Impact fees are charges imposed against new development to generate revenue for or recoup the cost of capital facilities (or infrastructure) necessitated by and attributed to new development. These fees are generally implemented to reduce the economic burden of a municipality when addressing the need for adequate capital improvements to accommodate growth.
(b)
Purpose. Chapter 395, Financing Capital Improvements Required by New Development in Municipalities, Counties, and Certain Other Local Governments, of the Texas Local Government Code outlines the process for adopting and updating impact fees for political subdivisions. On April 21, 2008 the City of Rockwall adopted roadway and water/wastewater impact fees per Ordinance No. 08-21. According to the statutory requirements stipulated by the Texas Local Government Code impact fees are required to be updated a minimum of every five years (Texas Local Government Code § 395.052).
In approaching an update to existing impact fees it is important for a city to assess its growth and employment potential and establish land use assumptions that will guide development for a ten-year planning period (i.e. 2013—2023) (Texas Local Government Code § 395.001(5)). These land use assumptions form the basis for the preparation of the impact fee capital improvement plan for water, wastewater and roadway facilities.
In order to determine the need and timing of capital improvements to serve future development, a rational estimate of future growth is required. The purpose of this report is to formulate growth and employment projections based upon assumptions pertaining to the type, location, quantity and timing of future development within the city, and to establish and document the methodology used for preparing these land use assumptions.
(1)
Elements of the land use assumptions report. This report contains the following components:
a.
Methodology: This component of the report contains the systematic and theoretical analysis of the methods and principals used to prepare the projections and land use assumptions contain within this report.
b.
Service areas and data collection zones: This component provides an explanation of the data collection zones (i.e. traffic survey zones (TSZ)) and the roadway, water and wastewater impact fee service areas for capital facilities.
c.
Base year data: This component provides information on population, housing and employment in the city as of 2013 for each capital facility service area.
d.
Ten-year growth assumptions: This component provides assumptions with respect to the population, housing and employment for the city in ten years (i.e. 2023). This information is broken out by capital facility service area.
e.
Build out assumptions: This component provides projections for population, housing and employment under the assumption that the city and its extraterritorial jurisdiction (ETJ) are completely developed, or "built out."
f.
Summary: This component provides a synopsis of the land use assumptions contained within this report.
g.
Appendix: This component contains information that was important in deriving the population, housing and employment projections for 2013-2023.
(c)
Methodology.
(1)
Factors. Based upon the growth assumptions and the capital improvements needed to support growth, it is possible to develop an impact fee structure which fairly allocates improvement costs to growth areas in relationship to their impact upon the entire infrastructure system. The data in this report has been formulated using reasonable and generally accepted planning principles.
These land use assumptions and future growth projections take into consideration several factors influencing development patterns. These factors include:
a.
The character, type, density and quantity of existing development.
b.
The current zoning patterns and anticipated future land uses as established in the comprehensive plan (i.e. the city's future land use plan map).
c.
The availability of land to support future expansion of development.
d.
The current and historical growth trends of both population and employment within the city.
e.
The location and configuration of vacant parcels of land and their ability to support development.
f.
The growth of employment utilizing previously established and generally accepted data (i.e. North Central Texas Council of Governments (NCTCOG) 2010 and 2015 employment projections).
g.
Local knowledge concerning future development projects or anticipated development within the city.
(2)
Land use assumptions report elements. The following is the general methodology that was used for the preparation of this report:
a.
Population, housing and employment data was collected from the United States Census Bureau, North Central Texas Council of Governments (NCTCOG), the city geographical information systems (GIS) department, the city building inspection department and other acceptable sources. This information was then analyzed and used to provide base information for all service areas from which projections could be extrapolated (see subsection (d)).
b.
The base year (i.e. 2013) estimates for housing, population and employment were calculated based on the information collected (see subsection (e)).
c.
From the base year and the information gathered from various sources a growth rate was established by examining recent building permit information, past growth trends and anticipated development over the next ten years. This growth rate was then applied to each of the impact fee service areas to project the base year data over the ten-year planning period (i.e. 2013—2023) (see subsection (f)).
d.
After the projections for housing, population and employment were prepared for the ten-year planning period city staff made adjustments to account for known or anticipated development activity within the planning periods. In making these adjustments city staff took into consideration the recommendations made within the 2012 Rockwall Comprehensive Plan update, existing public works data, economic information provided by the Rockwall Economic Development Corporation (REDC) and demographic information provided by the GIS and building inspections departments.
e.
Finally, the city's build out projections for housing, population and employment were calculated by establishing the city's carrying capacity in terms of developable acres and projecting population forward using the previously established compound annual growth rate (CAGR) to establish a build out year. The housing and employment information were then projected to the build out year (see subsection (g)).
(d)
Data collection zones and service areas.
(1)
Data collection zones. The data collection zones used for this study were the North Central Texas Council of Government's (NCTOG's) traffic survey zones (TSZs). A TSZ is a small geographic area developed by the NCTOG to serve as the basis for the regional TransCAD travel demand model and for the purpose of performing various other regional planning activities. TSZs were originally formulated on the basis of homogeneity and traffic generation potential using major arterials, creeks, railroad lines and other physical boundaries for delineation. It should be noted that several TSZs were adjusted in the calculations because portions include areas outside of the city limits.
FIGURE 1: TRAFFIC SURVEY ZONES (TSZs)
Note: The TSZs below have been clipped to the extraterritorial jurisdiction (ETJ)
(2)
Service areas. The Texas Local Government Code (TLGC) requires that service areas be established within the corporate boundaries of a political subdivision for the purpose of ensuring that the capital improvements service the areas generating need. The boundaries for impact fees are defined as follows:
Roadway impact fees refers to a service area that is limited to the corporate boundaries of a political subdivision or city, and cannot extend into the extraterritorial jurisdiction (ETJ) or for a distance exceeding more than six miles. The city is divided into four service areas that are depicted in figure 3 of this section.
Water and wastewater impact fees refers to a service area that includes a city's corporate boundaries and extraterritorial jurisdiction (ETJ). This service area is depicted in figure 4 of this section.
FIGURE 2: CITY OF ROCKWALL CITY LIMITS AND EXTRATERRITORIAL JURISDICTION (ETJ)
Note: The City Limits of Rockwall are depicted in RED . The Extraterritorial Jurisdiction (ETJ) is depicted in BLUE .
(3)
Roadway service areas.
FIGURE 3: ROADWAY SERVICE AREAS
This is the derived service area structure for roadway facilities. These service areas conform to the current city limits of the city and are divided by John King Boulevard and Interstate Highway 30.
MAP KEY
RED: Service Area 1
BLUE: Service Area 2
GREEN: Service Area 3
YELLOW: Service Area 4
(4)
Water/wastewater service area.
FIGURE 4: WATER/WASTEWATER SERVICE AREA
This is the derived service area structure for water and waste facilities. This service area conforms to the current city limits of the city and its Extraterritorial Jurisdiction (ETJ).
MAP KEY
BLUE: Service Area
(5)
Summary of data. The current database and the database prepared in 2007, along with all future projections, were drafted utilizing the following geographic areas:
a.
Service area. The service area correlates to the water, wastewater and roadway service areas identified in figures 3 and 4. As previously stated the corporate boundaries of the city serve as the limits for the roadway service areas and the water and waste water service areas include the corporate boundaries and the extraterritorial jurisdiction (ETJ).
b.
Traffic survey zone (TSZ). A traffic survey zone or TSZ are geographic areas established by the North Central Texas Council of Governments (NCTCOG), which are used for data collection purposes.
Additionally, all databases and projections utilized the following variables:
a.
Households (2013). Household data includes living units (i.e. single-family, duplex, multi-family, group home/quarters, etc.) existing at the end of the calendar year 2012 (January 1, 2012 to December 31, 2012). This number was derived using 2010 United States Census data relating to households, residential building permits obtained from the building inspections department, and address point data obtained from the geographic information systems department (GIS).
b.
Households (2023). This is the projected household data by service area for the year 2023, which represents a ten-year growth projection. This information was derived by staff using proper projection techniques.
c.
Population (2013). This is the existing population for the base year (i.e. 2013). This information was calculated utilizing the number of households existing at the end of the calendar year 2012, the occupancy rate and average household size as established by the United State Census Bureau, and the population of all group quarters (i.e. (# of Households—Vacancy Rate) × Household Size + Group Quarters Population = Population).
d.
Population (2023). The projected population by service area for the year 2023, which represents a ten-year growth projection. This information was derived by staff using proper projection techniques.
e.
Employment (2013). Employment data was aggregated to three employment sectors, which include "basic," "retail" and "service" as provided by the North Central Texas Council of Governments (NCTCOG). These service sectors serve as the basis for nonresidential trip generation. The following is a summary of these employment sectors followed by corresponding North American Industry Classification System (NAICS) code:
1.
Basic. Land use activities that produce goods and services such as those that are exported outside the local economy. These include manufacturing, construction, transportation, wholesale trade, warehousing and other industrial uses (NAICS Code: #210000—#422999).
2.
Retail. Land use activities which provide for the retail sale of goods that primarily serve households and whose location choice is oriented toward the household sector. These include uses such as grocery stores, restaurants, etc. (NAICS Code: #440000—#454390).
3.
Service. Land use activities which provide personal and professional services. These include such uses as financial, insurance, government, and other professional and administrative offices (NAICS Code #520000—#928199).
f.
Employment (2023). The projected employment data was aggregated to three employment sectors, which include "basic," "retail" and "service" as provided by the North Central Texas Council of Governments (NCTCOG). These service sectors were then projected by service area to the year 2023, which represents a ten-year growth projection. This information was derived by staff using proper projection techniques.
(e)
Base year data. This section documents the methods used to derive the base year data for the city as of January 1, 2013. This benchmark information provides a starting point in which to extrapolate the ten-year growth assumptions that are presented in the following section (see subsection (f)).
(1)
Population growth.
One method of predicting future growth is to examine past growth trends. The city and county have experienced robust growth over the past decade (see figure 5). Past growth trends from the United States Census Bureau and the North Central Texas Council of Governments (NCTCOG) were examined in conjunction with building permit data provided from the city building inspections department (this information is summarized in figure 6). The following formula lays out the methodology used to calculate the 2013 population estimate:
POP = (NH × OR) × AHS + GQP
[POP = (14,831 × 0.947) × 2.81 + 325, or POP = 39,817]
WHERE,
POP = 2013 Population
NH = Number of Households (14,831 per City of Rockwall)
OR = Occupancy Rate (94.7% per US Census Bureau)
AHS = Average Household Size (2.81185 per US Census Bureau)
GQP = Group Quarter Population (325 per City of Rockwall)
This population (i.e. 39,817 ) will serve as the base population for this report.
FIGURE 6: POPULATION BY AGENCY 2000—2013
Map Key: Orange = City of Rockwall; Blue = North Central Texas Council of Governments (NCTCOG); Green = US Census Bureau; Red = Trend Line
(2)
Population growth rate. A compound annual growth rate (CAGR) allows for a general assessment of growth when considering periodic increases and decreases in residential population growths that coincide with changing economic conditions. Various sources were used in establishing the past growth rates. These sources indicate rates of growth change between 3.25 percent and 4.75 percent (see Table 1). Based upon this data, an analysis of the ten-year forecast, and city staff's judgment, a four percent CAGR was determined to be a sufficient assumption for the ten-year projection period. The calculated population numbers for all service areas for the years 2013 and 2023 are depicted in Appendix A and B of this section.
(3)
Additional growth indicators. The annual population growth rate has slowed in the city from 10.8 percent (2000—2005) to 4.6 percent (2005—2010), and finally decreasing to 2.0 percent in 2010 (see table 1). The increase/decrease of residential building permits coincides with the fluctuations in growth rates (see figure 7). Recent permit data shows an increase in single-family activity. In fact, in 2013 single-family permits (issued from January 1, 2013 to February 28, 2013) were up 70 percent from the same period in 2012. This recent increase in single-family building permits combined with the Texas Water Board's ten-year and 20-year county population projections, coupled with an overall sense of market recovery has led the city's staff to comfortably assume that the overall growth for the next ten-year period will average four percent. However, it is likely that annual growth will gradually increase from its current two percent rate to a five percent rate near the end of the forecasted period.
FIGURE 7: HISTORIC SINGLE-FAMILY BUILDING PERMITS DATA
*2013: January 1, 2013—March 21, 2013
(4)
Existing land use. In any evaluation and projection of future land use patterns, a documentation of existing conditions is necessary. An analysis of existing land use patterns was prepared based on a zoning classification inventory of the city (see table 2). This also serves to document the present physical condition of the city with regard to any infrastructure deficiencies that may exist. The city's comprehensive plan will serve as an additional basis for future growth projections. Nearly 25 percent of the city's land area is devoted to planned development districts, which are difficult to define in terms of land use since most of them contain allowances for a mixture of land uses. In addition to current zoning classifications table 2 also contains estimates of the land use categories permitted within the city's planned development districts.
FIGURE 8: EXISTING LAND USE MAP (ZONING MAP)
(5)
Existing employment. The base employment data (i.e. 2013) was calculated by traffic survey zone (TSZ) from employment estimates provided by the North Central Texas Council of Governments (NCTCOG). As TSZs do not conform to the corporate boundaries of a city, staff made allocations based on the locations of existing land uses and the percentage of the TSZ located within the city limits/extraterritorial jurisdiction (ETJ). Additionally, staff reviewed the 2010 and 2015 NCTCOG employment estimates and applied manual adjustments based on local knowledge of the city and proposed/current development. From this employment data staff determined the compound annual growth rate (CAGR) and applied it using the linear extrapolation method to the 2010 employment data. This resulted in the 2013 employment data depicted in Appendix C and D of this report.
(f)
Ten-year growth assumptions.
(1)
Generally. In this study growth is characterized by two forms: 1) Population (i.e. residential land use), and 2) Employment (i.e. nonresidential land use). To calculate a reasonable growth rate for population and employment it was necessary for staff to make a series of assumptions on which to base the ten-year growth projections. These assumptions are summarized as follows:
a.
Future growth identified within this study will conform to the future land use plan depicted in the comprehensive plan.
b.
The city will be able to finance the necessary improvements to accommodate future growth.
c.
School facilities will sufficiently accommodate any identified increases in the population.
d.
Densities will conform to the land classifications identified within the comprehensive plan and as depicted on the future land use plan.
The ten-year projections are based on the growth rate which was previously discussed and staff's consideration of past development trends. Tables 3 and 4 detail the ten-year projections for households, population and employment for the service areas associated with roadway and water/wastewater impact fees.
(2)
Population 2023. The city has experienced significant growth since 2000 when the estimated population was 18,000 residents. Today the population is over double the 2000 population at an estimated 39,817. This growth trend is not just evident in the city as the greater Dallas-Fort Worth metropolitan area has become one of the fastest growing regions in the United States both in terms of population and employment. Although local growth has slowed since 2006 all data appears to indicate that this is only a temporary condition as the area's economy continues to recover from the national housing slump that began in 2008. Using the compound annual growth rate (CAGR) method staff projects that the population for the city will be 58,939 residents by 2023 (see figure 9).
FIGURE 9: TEN-YEAR POPULATION GROWTH AT A FOUR PERCENT COMPOUND ANNUAL GROWTH RATE
In determining this population projection staff utilized residential building permit counts coupled with an assumption that the average people per household was 2.81 (2010 US Census). This figure was used to account for a mixture of multi-family and single-family households. Additionally, between 2000 and 2012 the city issued an average of 623 building permits per year; with the highest number of permits topping out at 1,033 in 2005, and the lowest number of building permits issued in 2008 at 150 (see table 5). From this information staff estimated that the city will issue an average of 651 residential building permits per year over the next ten-year period (see table 5 and figure 10). This estimate takes into consideration the type of development likely (i.e. single-family or multi-family) to occur in a given area.
FIGURE 10: PROJECTED HOUSEHOLD AND BUILDING PERMIT ESTIMATIONS
Map Key: Orange = New building permits; Green = New residents
(3)
Employment 2023. Employment data for the year 2023 was based upon data provided by the North Central Texas Council of Governments (NCTCOG). NCTCOG has provided employment data by Traffic Survey Zone (TSZ) for 2015 and 2035. After staff's adjustments for TSZ coverage area and anticipated future development were accounted for, a compound annual growth rate (CAGR) was derived between the 2015 and 2035 staff-adjusted NCTCOG employment numbers. Linear extrapolation of the CAGR produced the 2023 employment estimates by TSZ as listed in the appendices of this document (see Appendix C and D).
Staff's assumptions of future growth are confirmed by 2030 data derived from the North Texas 2050 study published by Vision North Texas. The majority of the city is forecasted to have an employment density of greater than 1.7 units per acre, and upwards of 3.5+ units per acre in areas adjacent Interstate Highway 30 (IH-30) and within Rockwall's Industrial Park (located adjacent to State Highway 276 (SH-276)).
(g)
Build out projections. A build out projection for a city (also referred to as the city's carrying capacity) is an estimate of the location and density of all potential development, employment and population that a city can support within its future corporate boundaries.
(1)
Establishing the city's population at build out. In establishing the city's population at build out staff made the following assumptions:
a.
All vacant land within the city's corporate boundaries will develop with the maximum density permitted for the current zoning per the Unified Development Code.
b.
All agricultural (Ag) district property is assumed to be vacant and will develop at 2.0 units per acre.
c.
All property within the extraterritorial jurisdiction (ETJ) is assumed to be vacant and will be developed in conformance with the future land use map at the maximum density permitted by the comprehensive plan.
d.
The city's ETJ is fixed and will not increase in the future.
Taking these assumptions into consideration, staff utilized geographical information systems (GIS) software to calculate all the undeveloped land within the city's corporate boundaries, including the ETJ (see table 6). Once calculated the acreages were broken down by land use and multiplied by the maximum density permitted for each of the land uses as established within the Unified Development Code and the comprehensive plan. These totals were then multiplied by the average people per household (i.e. 2.81) (2010 US Census) to establish the population at build out (i.e. 139,919). From this point staff projected the population forward using the previously established four percent compound annual growth rate (CAGR) (see subsection (f)) until the build out population was reached (see table 7). This established a build out year of 2046. The following formula lays out the methodology used to calculate the numbers:
BO = POP + VPOP + EPOP
[BO = 39,817 + 48,663 + 51,439, or BO = 136,657]
VPOP = Σ [(LU 1 × D 1 ) … (LU x × D x )] × AHS or VPOP = 48,663
EPOP = (LDR × 2.0) + (MDR × 3.0) + (HDR × 5), (i.e. EPOP = 50,123 + 1,316 + 0) or EPOP = 51,439
WHERE,
BO = Build Out Population
POP = 2013 Population (i.e. Current Population)
VPOP = Population of Vacant Land within the City Limits
EPOP = Population of Vacant Land within ETJ
LU = Vacant Available Land (inside the City Limits) for a Given Land Use
D = Maximum Density Permitted for a Given Land Use (Unified Development Code)
AHS = Average Household Size (2.81185 per US Census Bureau)
LDR = Low Density Residential Acreage Available in the ETJ
MDR = Medium Density Residential Acreage Available in the ETJ
HDR = High Density Residential Acreage Available in the ETJ
(h)
Summary. The following is a summary of staff's findings when preparing the land use assumption report in preparation for updating the roadway, water and wastewater impact fees for 2013:
(1)
The average annual growth rate as calculated by staff is four percent. This growth rate was established based on data from the US Census, Texas Water Commission, North Texas Council of Governments (NCTCOG), the city and county. Using this growth rate staff projected the following population numbers:
a.
The population of the city as of 2013 is 39,817. This is expected to increase by ~32 percent in the next ten years to an estimated 58,940 by 2023.
b.
The population for the city and its extraterritorial jurisdiction (ETJ) as of 2013 is 44,066. This is expected to increase by ~32 percent in the next ten years to an estimated 65,073 by 2023.
(2)
The estimated employment for the city as of 2013 is 16,023 jobs, with another 1,991 jobs existing within its ETJ. Staff estimates this number to climb to 23,182 jobs within the city limits, and another 2,377 jobs within the ETJ by 2023.
(3)
Staff has established that there are currently 8,610.53 undeveloped acres of land within the city limits. This represents ~45 percent of the current land in the city (see table 8). Additionally, the city has access to another 10,521.60 acres of land within its current ETJ (see table 9). At the bottom of this page is a summary of all vacant land by current land use existing within the city's corporate boundaries and its ETJ (see tables 8 and 9).
(4)
According to staff estimates the city is expected to be built out in the year 2046, with a total population of 139,919.
Note: All information provided from geographical information systems (GIS) department and is valid as of December 31, 2013.
APPENDIX A
HOUSING, POPULATION AND EMPLOYMENT DATA BY ROADWAY FEE SERVICE AREAKEY: HU = Housing Units; POP = Population; EMP = Employment;RED= Traffic Survey Zone (TSZ) is Split by Roadway Service Area.
SA1 2013 Projections 2023 Projections Build Out (2046) Traffic Survey Zone (2005) HU POP EMP HU POP EMP HU POP EMP 5002 214 651 96 364 1,105 159 457 1,332 363 5003 43 108 0 757 1,893 210 421 1,181 156 5008 1,128 3,316 91 1,144 3,363 145 1,212 3,552 313 5009 1,105 3,614 154 1,286 4,206 207 1,348 4,296 469 5010 246 685 238 1,162 3,236 460 1,083 3,062 575 5011 743 2,224 89 1,264 3,783 166 1,311 3,789 245 5018 918 2,367 374 1,384 3,569 412 1,345 3,570 875 5020 602 1,454 342 621 1,499 390 618 1,498 854 5021 120 342 127 125 356 140 172 488 299 5022 141 328 206 144 335 220 158 376 486 5023 172 647 507 172 647 528 235 825 1,182 5024 382 1,005 49 393 1,034 57 439 1,164 118 5025 153 432 301 225 634 304 631 1,776 532 5027 140 326 919 140 326 1,652 394 1,059 2,444 5036 677 1,468 666 712 1,544 1,000 687 1,496 2,137 5037 935 1,732 2,161 1,022 1,996 2,449 1,174 2,403 5,375 SUBTOTAL: 7,720 20,697 6,321 10,915 29,525 8,500 11,685 31,867 16,423 SA2 2013 Projections 2023 Projections Build Out (2046) Traffic Survey Zone (2005) HU POP EMP HU POP EMP HU POP EMP 5003 0 0 0 182 497 210 1,003 2,814 372 5004 2 4 0 20 40 6 1,775 4,985 14 5010 87 287 2 87 287 5 592 1,674 314 5011 50 149 0 48 142 0 188 545 35 5012 58 174 0 145 438 250 966 2,725 541 5013 64 130 0 176 357 87 1,145 3,167 177 5014 1 2 0 1 2 0 1 2 0 5025 120 338 3 85 238 71 363 1,022 306 5026 57 172 12 96 292 22 260 743 50 5027 0 0 13 0 0 13 167 448 1,035 SUBTOTAL: 439 1,256 29 839 2,293 663 6,461 18,126 2,844 SA3 2013 Projections 2023 Projections Build Out (2046) Traffic Survey Zone (2005) HU POP EMP HU POP EMP HU POP EMP 5028 63 157 1,605 672 1,664 2,209 216 598 2,858 5038 683 1,325 1,130 962 1,984 1,582 1,886 4,706 3,360 5039 1,117 3,257 3,608 1,188 3,465 4,399 1,256 3,647 9,554 5040 1,059 3,747 128 1,059 3,747 261 867 2,739 419 5043 843 1,829 25 901 1,954 25 888 1,955 57 5044 1,014 3,892 720 1,202 4,509 1,247 2,780 8,853 2,783 5045 326 886 1,526 331 900 2,249 347 946 5,076 5046 29 84 0 94 272 0 989 2,781 0 SUBTOTAL: 5,133 15,177 8,743 6,409 18,496 11,972 9,227 26,225 24,108 SA4 2013 Projections 2023 Projections Build Out (2046) Traffic Survey Zone (2005) HU POP EMP HU POP EMP HU POP EMP 5028 0 0 649 0 0 893 270 748 3,574 5029 5 16 38 5 16 537 993 2,793 1,200 5040 386 1,173 127 1,796 5,458 260 1,587 5,014 768 5047 487 1,498 116 1,025 3,153 357 5,372 15,223 756 SUBTOTAL: 878 2,687 931 2,826 8,627 2,047 8,221 23,780 6,298 TOTAL: 14,170 39,817 16,023 20,989 58,941 23,182 35,594 99,998 49,673 APPENDIX B
HOUSING, POPULATION AND EMPLOYMENT DATA BY WATER/WASTEWATER IMPACT FEE SERVICE AREAKey: HU = Housing Units; POP = Population; EMP = Employment; RED = Traffic Survey Zone (TSZ) is split by city limits or ETJ boundaries.
SA Projections (2013) Projections (2023) Build Out (2046) Traffic Survey Zone (2005) HU POP EMP HU POP EMP HU POP EMP 3477 33 93 - 49 137 - 265 744 - 3479 114 320 365 169 474 554 4,710 13,230 1,264 3480 96 270 - 142 399 - 1,954 5,491 - 5002 214 651 96 364 1,105 159 457 1,332 363 5003 133 360 - 1,072 2,764 420 2,450 6,872 909 5004 96 268 - 159 431 6 1,775 4,985 14 5008 1,128 3,316 91 1,144 3,363 145 1,212 3,552 313 5009 1,105 3,614 154 1,286 4,206 207 1,348 4,296 469 5010 405 1,174 240 1,356 3,822 465 1,996 5,646 1,060 5011 843 2,514 89 1,386 4,132 166 1,809 5,228 339 5012 97 284 - 203 601 250 966 2,725 541 5013 109 257 - 243 545 87 1,145 3,167 177 5014 1 2 - 1 2 - 1 2 - 5018 918 2,367 374 1,384 3,569 412 1,345 3,570 875 5020 602 1,454 342 621 1,499 390 618 1,498 854 5021 120 342 127 125 356 140 172 488 299 5022 141 328 206 144 335 220 158 376 486 5023 172 647 507 172 647 528 235 825 1,182 5024 382 1,005 49 393 1,034 57 439 1,164 118 5025 273 770 304 309 873 374 995 2,798 838 5026 57 172 12 96 292 22 260 743 50 5027 140 326 931 140 326 1,666 561 1,509 3,485 5028 63 157 2,254 672 1,664 3,101 490 1,358 6,485 5029 181 511 38 299 841 537 993 2,793 1,200 5030 135 379 1,286 200 562 1,442 973 2,734 2,927 5031 126 354 243 187 524 272 2,219 6,234 552 5036 677 1,468 666 712 1,544 1,000 687 1,496 2,137 5037 935 1,732 2,161 1,022 1,996 2,449 1,174 2,403 5,375 5038 683 1,325 1,130 962 1,984 1,582 1,886 4,706 3,360 5039 1,117 3,257 3,608 1,188 3,465 4,399 1,256 3,647 9,554 5040 1,445 4,920 256 2,855 9,205 521 2,453 7,754 1,187 5043 843 1,829 25 901 1,954 25 888 1,955 57 5044 1,014 3,892 720 1,202 4,509 1,247 2,780 8,853 2,783 5045 326 886 1,526 331 900 2,249 347 946 5,076 5046 32 92 - 101 291 - 989 2,781 - 5047 745 2,223 116 1,316 3,970 357 5,372 15,223 756 5048 181 509 97 268 753 109 2,418 6,794 221 TOTAL: 15,682 44,066 18,014 23,171 65,073 25,559 49,794 139,920 55,305 APPENDIX C
EMPLOYMENT BREAKDOWN DATA BY ROADWAY IMPACT FEE SERVICE AREASKey: RED = Traffic survey zone (TSZ) is split by roadway Service Area.
SA1 Employment (2013) Employment (2023) Traffic Survey Zone (2005) Basic Retail Service Total Basic Retail Service Total 5002 0 0 96 96 0 0 159 159 5003 0 0 0 0 0 105 105 210 5008 0 50 41 91 0 80 65 145 5009 0 11 143 154 0 14 193 207 5010 0 0 238 238 0 0 460 460 5011 26 63 0 89 48 118 0 166 5018 213 22 138 374 235 25 152 412 5020 45 82 216 342 51 93 245 390 5021 39 41 47 127 44 45 52 140 5022 10 56 140 206 11 60 150 220 5023 61 25 421 507 63 26 438 528 5024 0 49 0 49 0 57 0 57 5025 54 6 241 301 55 6 243 304 5027 643 55 220 919 1,157 99 397 1,652 5036 7 406 253 666 10 610 380 1,000 5037 0 800 1,361 2,161 0 906 1,543 2,449 SUBTOTAL: 1,098 1,666 3,557 6,321 1,673 2,245 4,582 8,500 SA2 Employment (2013) Employment (2023) Traffic Survey Zone (2005) Basic Retail Service Total Basic Retail Service Total 5003 0 0 0 0 0 105 105 210 5004 0 0 0 0 0 0 6 6 5010 0 0 2 2 0 0 5 5 5011 0 0 0 0 0 0 0 0 5012 0 0 0 0 0 125 125 250 5013 0 0 0 0 87 0 0 87 5014 0 0 0 0 0 0 0 0 5025 0 0 3 3 0 0 71 71 5026 0 0 12 12 0 0 22 22 5027 0 0 13 13 0 0 13 13 SUBTOTAL: 0 0 29 29 87 230 346 663 SA3 Employment (2013) Employment (2023) Traffic Survey Zone (2005) Basic Retail Service Total Basic Retail Service Total 5028 193 1,108 305 1,605 265 1,524 420 2,209 5038 0 768 362 1,130 0 1,076 506 1,582 5039 0 1,696 1,912 3,608 0 2,068 2,332 4,399 5040 0 0 128 128 0 0 261 261 5043 0 0 25 25 0 0 25 25 5044 137 0 583 720 237 0 1,010 1,247 5045 0 153 1,373 1,526 0 225 2,024 2,249 5046 0 0 0 0 0 0 0 0 SUBTOTAL: 329 3,724 4,689 8,743 502 4,892 6,577 11,972 SA4 Employment (2013) Employment (2023) Traffic Survey Zone (2005) Basic Retail Service Total Basic Retail Service Total 5028 78 448 123 649 107 616 170 893 5029 0 0 38 38 100 0 437 537 5040 0 0 127 127 0 0 260 260 5047 16 64 36 116 50 196 111 357 SUBTOTAL: 94 512 325 931 257 812 978 2,047 TOTAL: 1,521 5,902 8,600 16,023 2,519 8,179 12,484 23,182 APPENDIX D
EMPLOYMENT BREAKDOWN DATA BY ROADWAY IMPACT FEE SERVICE AREASKey: RED = Traffic survey zone (TSZ) is split by city limits or ETJ boundaries.
SA Employment (2013) Employment (2023) Traffic Survey Zone (2005) Basic Retail Service Total Basic Retail Service Total 3477 - - - - - - - - 3479 - - 365 365 - - 554 554 3480 - - - - - - - - 5002 - - 96 96 - - 159 159 5003 - - - - - 210 210 420 5004 - - - - - - 6 6 5008 - 50 41 91 - 80 65 145 5009 - 11 143 154 - 14 193 207 5010 - - 240 240 - - 465 465 5011 26 63 - 89 48 118 - 166 5012 - - - - - 125 125 250 5013 - - - - 87 - - 87 5014 - - - - - - - - 5018 213 22 138 374 235 25 152 412 5020 45 82 216 342 51 93 245 390 5021 39 41 47 127 44 45 52 140 5022 10 56 140 206 11 60 150 220 5023 61 25 421 507 63 26 438 528 5024 - 49 - 49 - 57 - 57 5025 54 6 244 304 55 6 313 374 5026 - - 12 12 - - 22 22 5027 643 55 233 931 1,157 99 410 1,666 5028 271 1,555 428 2,254 372 2,140 589 3,101 5029 - - 38 38 100 - 437 537 5030 1,286 - - 1,286 1,442 - - 1,442 5031 243 - - 243 272 - - 272 5036 7 406 253 666 10 610 380 1,000 5037 - 800 1,361 2,161 - 906 1,543 2,449 5038 - 768 362 1,130 - 1,076 506 1,582 5039 - 1,696 1,912 3,608 - 2,068 2,332 4,399 5040 - - 256 256 - - 521 521 5043 - - 25 25 - - 25 25 5044 137 - 583 720 237 - 1,010 1,247 5045 - 153 1,373 1,526 - 225 2,024 2,249 5046 - - - - - - - - 5047 16 64 36 116 50 196 111 357 5048 97 - - 97 109 - - 109 TOTAL: 3,148 5,902 8,964 18,014 4,342 8,179 13,038 25,559
(Ord. No. 14-47, § 1, 10-20-2014)