1995-045RESOLUTION 95-45
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTHLAKE,
TEXAS, APPROVING THE LAND USE ASSUMPTIONS TO BE USED TO
DEVELOP CAPITAL IMPROVEMENTS PLANS PURSUANT TO WHICH
WATER, WASTEWATER AND ROADWAY IMPACT FEES MAY BE IMPOSED.
WHEREAS, the governing body of the City of Southlake has appointed an Advisory Committee, as per the
provisions of Chapter 395 of the Texas Local Government Code, to guide the update of planning, land use, capital
improvements plans, and impact fee information for the existing and future water and wastewater utilities, and the
development of planning, land use, capital improvements plans, and impact fee information for the existing and future
roadway facilities; and,
WHEREAS, this advisory information ultimately will be used by the City of Southlake in its evaluation and
consideration of impact fee ordinances; and,
WHEREAS, the City Council of the City of Southlake called for a public hearing at this regularly scheduled
session of November 7, 1995, to seek public comment on the proposed land use assumptions and the general nature of
the proposed capital improvements; and,
WHEREAS, the City of Southlake made requisite public notice of such public hearing for three consecutive
weeks in a general circulation local newspaper, the first such notice appearing at least thirty-one (31) days in advance of
the proposed hearing date; and,
WHEREAS, the City of Southlake made publicly available on or before the date of the first publication of the
notice various information concerning the public hearing issues; and,
WHEREAS, the City Council of the City of Southlake has received public testimony on November 7, 1995,
from the general public, now,
THEREFORE BE IT RESOLVED, THE GOVERNING BODY OF THE CITY OF SOUTHLAKE hereby adopts the
attached land use assumptions which will be used to develop capital improvements plans, pursuant to which water,
wastewater, and roadway fees may be imposed under the provisions of Chapter 395 of the Texas Local Government
Code.
PASSED AND APPROVED this the day of7UA&xAa,1 1995.
CITY OF SOUTHLAKE TEXAS
r h
ct. -
O _
By:f
Gary Fick ayor
Aandra
ST.
L. LeGrand
City Secretary
APPROVED AS TO FORM:
L)_D
City Attorney
City of Southlake, Texas
CITY OF SOUTHLAKE, TEXAS
LAND USE ASSUMPTIONS .FOR IMPACT FEES
September 11, 1995
Prepared by:
J. T. Dunkin & Associates, Inc.
Urban Planners - Landscape Architects
Dallas, Texas
CITY OF SOUTHLAKE
LAND USE ASSUMPTIONS
FOR
IMPACT FEES
PURPOSE
10 1
Chapter 395 (formerly S.B. 336) of the Texas Local Government Code prescribes the process by
which cities in Texas must formulate development impact fees. The initial process is the
establishment of land use assumptions. These land use assumptions, which include population and
employment, will become the basis for the preparation of impact fee capital improvement plans for
water, wastewater, and roadway facilities.
To assist the City of Southlake in determining the need and timing of capital improvements to serve
future development, a reasonable estimation of future growth is required. The purpose of this report
is to formulate growth and development projections based on assumptions pertaining to the type,
location, quantity, and timing of various future land uses in the community, and to establish and
document the methodology used for preparing the growth and land use assumptions.
ELEMENTS OF THIS LAND USE ASSUMPTION REPORT
This report contains:
I. Methodology - Explanation of the general methodology used to prepare the land use
assumptions
II. Service Area Maps (Plates 1, 2, and 3) - The impact fee service areas for water, wastewater,
and roadway facilities based on data collection zones and/or traffic survey zones
III. Base Data - Information on population, employment, and land use for Southlake as of
January, 1995 for each data collection zone
IV. Ten -Year Growth Assumptions - Population and employment growth assumptions for 10
years by data collection zones or traffic survey zones (TSZ) and impact fee service areas
V. Ultimate Projections - Projections which reflect a completely developed condition based on
the City's Future Land Use Plan or ultimate "built out" scenario
VI. Summary - Brief synopsis of the land use assumptions report
1
I
I A
I. METHODOLOGY
Based on 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 on the entire infrastructure system. The database and
projections in this report have 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, including:
1. The character, type, density, and quantity of existing development
2. Existing zoning patterns
3. Future Land Use Plan
4. - Availability of land for future expansion and the physical holding capacity of the City
5. Current growth trends in the City
6. Location and configuration of vacant land
7. Employment and population absorption rates
8. Known or anticipated development projects
9. Sewer availability
10. Comparison to historical growth rates of area cities
Following is the general methodology used for the preparation of this report:
1. Establish impact fee service areas for water, wastewater and roadway facilities based
on data collection zones and/or traffic survey zones (Section 11 - Service Area Maps)
2. Collect/determine benchmark data on population, employment and land use as of
January 1, 1995 (Section III - Base Year Data)
3. Project population and employment growth for ten years by impact fee service areas
and data collection zones (Section IV - Ten -Year Growth Assumptions)
4. Project the ultimate population and land use (by land use category) for a fully
developed city (Section V - Ultimate Projection)
Detailed methodology for each of the above is contained in the respective sections.
FO
SERVICE AREA MAPS
Plates 1, 2 and 3 show the proposed service areas for roadway, water, and wastewater facilities
respectively. The boundary for water and wastewater facilities is the existing City Limits which was
the same service area as in the initial 1990 water and sewer impact fee study and its subsequent
update in 1993.
Plate 1, entitled "Service Areas for Roadway Impact Fees," depicts the 8 proposed service areas for
roadway facilities. The proposed roadway service area boundaries encompass anywhere from 1
to 8 traffic survey zones. A Traffic Survey Zone (TSZ) is a type of data collection zone, established
by NCTCOG for all areas within the NCTCOG region, including within the corporate City Limits of
Southlake. The Traffic Survey Zones in Southlake vary in size from about 12 to 1400 acres. These
zones are based on the areas used for transportation computer modelling for Southlake and termed
traffic survey zones. The traffic survey zones were formulated on the basis of homogeneity and
traffic generation potential using major arterials, railroad lines and other physical boundaries for
delineation. Since the data needed for calculation of roadway impact fees is required to be
compiled by TSZs', the land use assumptions are compiled by the same traffic survey zones or
combinations thereof. The Traffic Survey Zone Map is a standardized map available at the NCTCOG
and City of Southlake municipal offices. These traffic survey zones will be aggregated into different
areas to form service areas for roadway impact fees.
The roadway service areas were formulated based on three primary parameters; one, the
boundaries of each service area are consistent with the boundaries of the TSZs, two, each zone is
less than three miles in diameter (a size requirement specified in Subchapter A, Section 395.001 of
the Impact Fee Statute), and three, a conceptual roadway capital improvement plan was used for
a comparison of proposed projects as they related to the service zone boundaries. Although the
capital improvement plan and impact fees will be prepared as a separate document for roadway
facilities, the geographic boundaries of the roadway service areas will be the same as shown on
Plate 1.
The original traffic survey boundary structure for Southlake was created in 1986 by NCTCOG.
The structure was updated after the 1990 census results were published. The TSZ boundaries are
consistent with census tract boundaries.
3
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III. BASE DATA
This section documents historical growth trends and base data for the City. This "benchmark"
information provides a starting basis of 1995 data for the 10 year growth assumptions in the
following section.
One method of predicting future growth is looking at past growth. The historical growth rate for
Southlake is shown below:
TABLE 1
TABLE 2
RESIDENTIAL BUILDING PERMITS
CITY OF SOUTHLAKE
Year Sinale-Family
1985 212
Annual
Southlake Chanae Chanae
1960* 1,023
1970* 2,031 98.5 7.1
1980* 2,808 38.3 3.3
1990* 7,083 152.2 9.7
1995** 12,750 80.0 (5 yr. 12.6
2,268
increment)
Average/Year = 368.8 (1990-1994)
Source: U.S. Census
Source: NCTCOG January 1, 1995
Another comparison and useful base data source for population growth is the past trends in
residential construction. Table 2 shows the trend in residential building permits over the last ten
years.
TABLE 2
RESIDENTIAL BUILDING PERMITS
CITY OF SOUTHLAKE
Year Sinale-Family
1985 212
1986 72
1987 33
1988 56
1989 51
1990 176
1991 197
1992 377
1993 517
1994 577
Total 2,268
Average/Year = 226.8 (1985-1994
Average/Year = 368.8 (1990-1994)
7
For the purposes of documenting changes in population, land use, density, and intensity, the data
format to be used as a basis to formulate the land use assumptions will be principally population
and employment. By taking a "snapshot" of existing land uses and considering the Master Plans
of individual cities, NCTCOG has established population and employment estimates and projections
for all cities in the Dallas/Fort Worth metroplex. These estimates from NCTCOG were used as a
basis for the projections for Southlake.
1. Population - The difference between the total of the NCTCOG 1990 population estimates by
TSZ and the overall NCTCOG 1995 population estimate was allocated proportionally to
individual TSZ's based on the proportional number of building permits issued by TSZ since
1990. (Southlakes's Community Development department maintains a summary of residential
development indicating number of planned lots, platted lots, building permits issued and
available lots by subdivision.) The 1995 population estimates by TSZ can be found in
Appendix A.
2. Employment - The values for the 1995 employment by TSZ were deduced by a two step
process. First, preliminary 1995 estimates by Standard Industrial Classification (SIC) code for
each TSZ were obtained by interpolating between the NCTCOG 1990 and 2010 employment
estimates. Second, these values were compared to changes of zoning to nonresidential
categories since 1990 - the date of the last available data from NCTCOG - to determine if the
interpolation resulted in "under counts" and "over counts" by TSZ and/or SIC code versus the
actual development in Southlake. As a result, the employment values were then adjusted
upward to reflect major additional employment - retail development, new and expanded public
schools, and the City of Southlake itself - and adjusted downward where development has not
occurred. The 1995 employment estimates by TSZ can be found in Appendix B. The
following table is a summary of the 1995 employment for the impact fee areas as a whole.
TABLE 3
EXISTING EMPLOYMENT - 1995
1995 Basic Employment* 2,928
1995 Retail Employment* 179
1995 Service Employment* 689
1995 Total Employment* 3,796
Source: NCTCOG (adjusted to January 1995)
Prior to an evaluation and projection of future land use patterns, a thorough understanding of
existing conditions is essential. A documentation of existing land use patterns was made and used
as a base line for future growth projections. This also documents the present physical composition
and condition of the City.
9
To obtain accurate information on existing conditions, the existing land use inventory that was
included in the land use assumption report prepared in June, 1993, was updated by the city staff
to January, 1995, based on zoning changes during that period. In this inventory, the City was
classified according to the following land use categories:
Residential
Single -Family
Multi -Family
Commercial
Industrial
Public/Quasi-Public
Corps of Engineers Property
Vacant
Each of the above categories was counted and tabulated on a parcel -by -parcel basis and recorded
for all areas of the City. Table 4 shows a summary of existing land uses for the area in Southlake's
City Limits. -
TABLE 4
EXISTING LAND USE - 1995
CITY OF SOUTHLAKE
Total Developed Area 5,952 42.7 46.8
Vacant Land 7.976 57.3
Total Aream 13,928 100.0%
Source: City of Southlake, Community Development Department
Based on population of 12,750
Gross acres, includes street and alley rights-of-way
2)Excludes Lake Grapevine
9
Percent of Acres Per
Existina Land Use Acres Used') Total Area 100 Persons*
Single -Family 4,324 31.0 33.9
Multi -Family, Duplex or Group
Quarters 13 0.1 0.1
Commercial 138 1.0 1.1
Public/Quasi-Public 368 2.6 2.9
Industrial 350 2.5 2.8
Corps of Engineers Property 759 5.5 6.0
Total Developed Area 5,952 42.7 46.8
Vacant Land 7.976 57.3
Total Aream 13,928 100.0%
Source: City of Southlake, Community Development Department
Based on population of 12,750
Gross acres, includes street and alley rights-of-way
2)Excludes Lake Grapevine
9
IV. TEN-YEAR GROWTH ASSUMPTIONS
Growth is characterized in two forms: population (residential) and employment (nonresidential land
use). Several assumptions were necessary to arrive at reasonable growth rates for population and
employment. The following assumptions have been made as a basis from which ten-year
projections could be initiated.
1. Future land uses will occur as identified on the 1993 Future Land Use Plan
2. The City will be able to finance the necessary improvements to water, sewer and roadways to
accommodate growth
3. School facilities will accommodate increases in population
4. Densities will be as projected based on anticipated zoning districts consistent with the 1993
Future Land Use Plan.
5. Known or anticipated development projects
6. Data received and used from the NCTCOG is generally accepted as the best available data.
The ten-year projections or land use assumptions are based upon the policies established in the
Future Land Use Plan and the establishment of a reasonable growth rate based on past trends.
Considering the historical issuance of residential building permits (Table 2) and the historical
development and subsequent absorption of lots within residential subdivisions, the anticipated
growth rate the next 10 years is that which results from 400 residential building permits per year.
For the last two years, the number of residential building permits issued has exceeded this amount.
Using this growth rate, a population of approximately 25,000 was projected for the ten-year growth
projection. This rate would generate a population of about 1,200 persons per year. The following
shows the formula for calculating the ten-year growth assumptions:
400 dwelling units X 0.934 occupancy rate = 374 occupied dwelling units/year
374 occupied dwelling units/year X 3.322 household size = 1,241 persons/year
1,241 persons/year X 10 years = 12,410 persons growth
12,750 existing population + 12,410 growth = 25,160 population in ten years
All projections and estimates are for January 1 of their respective years. This rate, which represents
an approximate 7 percent compounded average annual growth rate, was determined to be a
reasonable rate at which Southlake could be expected to grow. The annual growth rate from 1980
to 1990 was 9.7% and the rate for 1990-95 was higher at 12.6%, but 7 percent corresponds more
10
closely with NCTCOG projections. This rate, although slightly higher than the NCTCOG rate of 5.2
percent resulting in a population projection of 21,516 for the year 20052, is a conservative growth
rate.
The 2005 population estimate of 25,160 was allocated by assigning the increase in households to
TSZ's based on known or anticipated residential development. Then the total households were
multiplied by the average household size to arrive at a population by TSZ.
Starting with the adjusted 1995 employment totals, the ten-year employment projections were
derived by prorating the NCTCOG 20 -year (2010) projections equally for each year (approximately
307 employees per year).3 Each 2005 employment estimate by TSZ was reviewed by the city staff
and revised, if necessary, to reflect known or anticipated employment. Employment values were
adjusted upward to reflect the additional employment centers, such as schools and City Hall, not
accounted for by NCTCOG, and values were adjusted downward where residential development
since 1990 has reduced the land available for employment - generating land uses.
Appendices "A" and "B" show the ten-year growth projections for population and employment for
each TSZ. Tables 5A and 5B show a summary of the population and employment projections for
Southlake.
2The NCTCOG population projection for Southlake for 2010 is 26,333; if the increase is
distributed equally each year, the projected growth in 2005 would be 21,516.
31990 NCTCOG employment, 3,473; 2010 NCTCOG employment, 9,613; 307 employees X 15
years = 4,605 + 3,473 = 8,078 rounded to 8,100 employees.
11
TABLE 5A
TEN-YEAR POPULATION PROJECTIONS - SOUTHLAKE
1995 2005
Roadway Units Population Units Population
Service
Areas
1 110 349 330 1,023
2 330 1,112 700 2,173
3 1,178 3,618 1,782 5,528
4 726 2,290 1,444 4,481
5 300 929 650 2,017
6 475 1,360 1,478 4,584
7 732 2,304 1,125 3,491
8 257 785 599 1.860
Total 4,108 12,747 4 8,108 25,157
TABLE 5B
TEN-YEAR EMPLOYMENT PROJECTIONS SOUTHLAKE
1995 2005
Basic 2,928 6,240
Retail 179 743
Service 689 1.117
Total 3,796 8,100
Changes in population and employment affect the use of land. In the case of Southlake, increased
population and employment is due to the conversion of agricultural land into residential and other
land uses. These land use changes aid in the determination of demand for additional water,
wastewater and roadway facilities.
Table 6 shows the projected land use requirements for a population of 25,000. Residential densities
were calculated based upon permitted densities in the City's Zoning Ordinance.
These represent actual values. The differences between these values and those corresponding
values previously mentioned can be attributed to "rounding."
12
PROJECTED TEN-YEAR FUTURE LAND USE REQUIREMENTS
CITY QFSQUTMLAKE
Future Acres Acres Required
Per for
Land Use Co1eoory 100 Persons 25D00PeocJe
An ultimate or holding capacity land use and population projection was also established. First,
known densities ofdevelopment were considered. Then. based on the remaining developable
vacant land \n@outNoke.densities as recommended |nthe Future Land Use Plan and densities of
anticipated development projects were applied. The u|bnmsda population of the City of 8outhioka
is efunotion of raa|dgnt\o| land use area (acrga), housing density (dwelling units per acre), and
population density (persons per dwelling unN. Based mnthe land uses identified onthe Land Use
P|an, the total ultimate land use areas'of low density single-family housing, ,nnd|unn density single-
family hoUsing.amdnnu|d-fanmDVhouningiehnmwn. The area ofeach residential classification was
multiplied by its respective housing density and population density, and the products were summed
to obtain the ultimate population. Housing density values are from mboenxaU existing residential
development and/or current residential zoning regulations. The following table shows the acres
required fora population of45.6GD. The holding capacity o{45,G6]persons and land use iabased
onthe Future Land Use Plan and the following assumptions:
Mixed Use category was allocated among dO%\. (2%) and
Commercial Categories (88%).
2. Low Density and Medium Density Residential categories were allocated t$the
13
28.3 7,075
M 0.1 25
Commercial 1.1 275
Public/Quasi-Public 2.0 SOO
Industrial 2.0 500
Corps ofEngineers Property N/A 759
To 9'13Total
V. ULTIMATE PROJECTIONS
An ultimate or holding capacity land use and population projection was also established. First,
known densities ofdevelopment were considered. Then. based on the remaining developable
vacant land \n@outNoke.densities as recommended |nthe Future Land Use Plan and densities of
anticipated development projects were applied. The u|bnmsda population of the City of 8outhioka
is efunotion of raa|dgnt\o| land use area (acrga), housing density (dwelling units per acre), and
population density (persons per dwelling unN. Based mnthe land uses identified onthe Land Use
P|an, the total ultimate land use areas'of low density single-family housing, ,nnd|unn density single-
family hoUsing.amdnnu|d-fanmDVhouningiehnmwn. The area ofeach residential classification was
multiplied by its respective housing density and population density, and the products were summed
to obtain the ultimate population. Housing density values are from mboenxaU existing residential
development and/or current residential zoning regulations. The following table shows the acres
required fora population of45.6GD. The holding capacity o{45,G6]persons and land use iabased
onthe Future Land Use Plan and the following assumptions:
Mixed Use category was allocated among dO%\. (2%) and
Commercial Categories (88%).
2. Low Density and Medium Density Residential categories were allocated t$the
13
3. Public Parks/Open Space and Public/Semi-Public categories were allocated to the
Public/Quasi-Public category.
TABLE 7
ULTIMATE FUTURE LAND USE REQUIREMENTS
CITY OF SOUTHLAKE
Acreage at
Land Use Cateaory Build -Out
Residential (Low Density) 4,781
Residential (Medium Density) 4,381
Mixed Use (Residential) 322
Public and Semi -Public 647
Park and Open Space 216
Commercial 2,356
Industrial 466
Corps Property 759
Total 13,928
VI. SUMMARY
The data used to compile these land use assumptions were from two sources -- the Comprehensive
Plan (Future Land Use Plan) for the City of Southlake and the North Central Texas Council of
Governments (NCTCOG) data base used for traffic modeling purposes. The existing base data was
prepared by the City of Southlake's Community Development department and information from the
U. S. Census. The ten-year growth projections were calculated based upon reasonable growth rates
and trends based on the Future Land Use Plan. NCTCOG projections for population and
employment were used for comparison. The NCTCOG data was utilized principally to compile
employment projections by TSZ for roadway impact fees. Ultimate projections were based on the
holding capacity of vacant land using land use types as shown on the Future Land Use Plan and
applying densities as established by development policies in the Plan and known proposed
development plans.
The land use assumptions may be summarized as follows:
Southlake presently contains approximately 21.5 square miles within the City Limits of
which 42.7% is developed. It is not anticipated Southlake will be able to expand its
municipal boundaries beyond its present limits.
14
Existing population of Southlake in 1995 - 12,750
A compounded annual growth rate of approximately 7% was used to calculate the
Southlake 10 -year growth projections.
The ten-year growth projection for Southlake is 25,157 or about 25,000.
The ultimate population of Southlake is approximately 45,660.
15
DATA FORMAT
The LUA database (appendices A and B), as well as future projections were formulated according
to the following format and categories:
Appendix A - Population
Roadway Service Area - Correlates to the roadway service areas identified on Plate 1.
1995 Dwelling Units - Total number of all living units including single-family, duplex, multi-
family, and group quarters. The number of existing housing units
has been shown for the base year (January, 1995).
1995 Households - The adjusted number of households (Section II - Base Data).
1995 Population - The adjusted population (Section III).
2005 Dwelling Units - Projected housing units by service area for the year 2005 (ten-year
growth projections).
2005 Households - The projected number of households (Section IV).
2005 Population - The projected population obtained by adding the projected increase
to the 1995 population (Section IV).
Traffic Survey Zone/TSZ - Traffic survey zones previously established by NCTCOG and the
Highway Department used for data collection purposes and termed
TSZs in this report.
Appendix B - Emplovment
Roadway Service Area - Correlates to the roadway service areas identified on Plate 1.
Three classifications were used for employment and compiled for
each roadway service area:
1995 Basic BASIC (SIC Code # 1000 to 5199) - 1995 land use activities that
produce goods and services such as those exported outside the
local economy; manufacturing, construction, transportation,
wholesale trade, warehousing, and other industrial uses.
1995 Retail RETAIL (SIC Code # 5200 to 5999) - 1995 land use activities which
provide for the retail sale of goods that primarily serve households
and whose location choice is oriented to household sector such as
grocery stores, restaurants, etc.
1995 Service SERVICE (SIC Code # 6000 to 9999) - 1995 land use activities
which provide personal and professional services such as financial,
insurance, government, and other professional administrative offices.
1995 Total Employment The 1995 total of the Basic, Retail and Service categories
2005 Basic BASIC (SIC Code # 1000 to 5199) - 2005 land use activities that
produce goods and services such as those exported outside the
local economy; manufacturing, construction, transportation,
wholesale trade, warehousing, and other industrial uses.
2005 Retail RETAIL (SIC Code # 5200 to 5999) - 2005 land use activities which
provide for the retail sale of goods that primarily serve households
and whose location choice is oriented to household sector such as
grocery stores, restaurants, etc.
2005 Service SERVICE (SIC Code # 6000 to 9999) - 2005 land use activities
which provide personal and professional services such as financial,
insurance, government, and other professional administrative offices.
2005 Total Employment The 2005 total of the Basic, Retail and Service categories
Traffic Survey Zone/TSZ - Traffic survey zones previously established by NCTCOG and the
Highway Department used for data collection purposes and termed
TSZs in this report.
APPENDIX A
10 -YEAR POPULATION PROJECTIONS
CITY OF SOUTHLAKE
Roadway 1995 1995 1995 2005 2005 2005 Traffic Sur -
Service Area Dwelling Households Population Dwelling Households Population vey Zone
Units Units
1 108 103 345 327 305 1,013 9200
1 2 2 4 3 3 10 9219
1 0 0 0 0 0 0 14036
Sub -total I 110 I 105 I 349 II 330 I 308 I 1,023 I
2 4 4 6 4 4 13 8330
2 72 68 215 134 125 415 8450
2 248 261 874 453 423 1,405 8451
2 2 2 5 18 17 57 8454
2 4 4 12 91 85 283 8492
Sub -total I 330 I 339 I 1,112 II 700 I 654 I 2,173 I
3 5 5 14 7 7 23 8441
3 632 555 1,887 980 915 3,040 8456
3 490 466 1,584 744 695 2,309 8457
3 11 10 24 11 10 33 8493
3 40 38 109 40 37 123 19017
Sub -total I 1,178 I 1,074 I 3,618 I 1,782 I 1,664 ( 5,528
4 87 83 269 108 101 336 8324
4 144 137 458 327 305 1,013 8452
4 57 54 163 124 116 385 8453
4 383 364 1,219 699 653 2,169 8464
4 2 2 6 2 2 7 8465
4 0 0 0 3 3 10 8466
4 45 43 144 145 135 448 8467
4 8 8 31 36 34 113 8468
Sub -total I 726 I 691 I 2,290 II 1,444 I 1,349 I 4,481 I
Roadway. 1995 1995 1995 2005 2005 2005 Traffic Sur -
Service Area Dwelling Households Population Dwelling Households Population vey Zone
Units Units
5 106 101 338 236 220 731 8320
5 22 21 46 15 14 47 8322
5 114 108 361 181 169 561 8323
5 0 0 0 0 0 0 8335
5 58 55 184 218 204 678 8469
Sub -total I
I
300 285 I 929 II 650 I 607 I 2,017 I
6 288 229 767 848 792 2,631 8470
6 187 177 593 630 588 1,953 8482
Sub -total I 475 I 406 I 1,360 I 1,478 I 1,380 I 4,584 I
7 32 30 77 73 68 226 8460
7 547 520 1,742 834 779 2,588 8461
7 153 145 485 218 204 677 19019
i
Sub -total I 732 I 695 I 2,304 II 1,125 I 1,051 I 3,491 1
i
8 67 64 184 127 119 395 8458
8 150 140 473 254 237 787 8497
8 40 38 128 218 204 678 8500
Sub -total I 257 I 242 I 785 I 599 I 560 I 1,860 I
1
Total(') I 4,108 I 3,837 I 12,747 I 8,108(2) I 7,573 25,157 I
y
1)4108 X 0.934 occupancy rate 3,837 X 3.322 persons per household = 12,747 I
04,108 existing dwelling units plus 4,000 future dwelling units = 8,108 X 0.934 = 7,573 X 3.322 = 25,157
APPENDIX B
10 -YEAR EMPLOYMENT PROJECTIONS
CITY OF SOUTHLAKE
Roadway 1995 1995 1995 1995 2005 2005 2005 2005 Traffic
Service Basic Retail Service Total Basic Retail Service Total Survey
Area(s) Emp. Emp. Zone
1 22 0 0 22 25 0 9 34 9200
1 0 0 0 0 0 0 0 0 9219
1 0 0 0 0 0 0 0 0 14036
Sub -total I 22 I 0 I 0 I 22 I I 25 I 0 I 9 I 34 I
2 0 0 0 0 3 1 0 4 8330
2 0 0 0 0 25 2 3 30 8450
2 20 15 82 117 97 18 91 206 8451
2 0 0 4 4 39 11 8 58 8454
2 2,202 17 0 2,219 2,685 90 25 2,800 8492
Sub -total ( 2,222 I 32 I 86 2,340 I 2,849 I 122 I 127 I 3,098 I
3 363 2 0 365 387 2 1 390 8441
3 0 0 0 0 650 10 40 700 8456
3 0 17 0 17 96 21 11 128 8457
3 0 0 0 0 157 15 6 178 8493
3 0 0 0 0 4 0 0 4 19017
Sub -total I 363 I 19 I 0 I 382 II 1,294 I 48 I 58 I 1,400 I
4 0 0 0 0 1 2 1 4 8324
4 0 6 41 47 67 9 49 125 8452
4 1 0 22 23 58 43 29 130 8453
4 5 1 1 7 69 17 4 90 8465
4 0 0 0 0 26 4 3 33 8466
4 55 20 65 140 355 40 70 465 8467
4 0 15 95 110 227 15 100 342 8468
4 0 0 40 40 100 3 40 143 8464
Sub -total I 61 I 42 I 264 I 367 II 903 I 133 I 296 I 1,332 I
Roadway 1995 1995 1995 1995 2005 2005 2005 2005 Traffic
Service Basic Retail Service Total Basic Retail Service Total Survey
Area(s) Emp. Emp. Zone
5 223 3 12 238 490 90 20 600 8320
5 11 11 25 47 25 100 225 350 8322
5 0 26 0 26 14 45 17 76 8323
5 0 0 50 50 0 0 75 75 8335
5 17 4 33 54 200 9 41 250 8469
Sub -total I 251 I 44 I 120 I 415 II 729 I 244 I 378 I 1,351 I
6 0 2 4 6 79 8 13 100 8470
6 5 4 31 40 63 8 3 74 8482
Sub -total I 5 I 6 I 35 I 46 I I 142 I 16 I 16 I 174 I
7 0 34 0 34 25 150 25 200 8460
7 0 0 60 60 130 6 14 150 8461
7 0 0 30 30 8 1 1 10 19019
ub-total I 0 I 34 I 90 I 124 II 163 I 157 I 40 I 360 I
8 0 0 60 60 J 18 1 156 175 8458
8 0 0 0 0 49 2 5 56 8497
8 4 2 34 40 I 68 20 32 120 8500
Sub -total I 4 I 2 I 94 I 100 I 135 I 23 I 193 I 351 I
Total I 2,928 I 179 I 689 I 3,796 II 6,240 I 743 I 1,117 ( 8,100 I
GLOSSARY OF TERMS AND DEFINITIONS
Advisory Committee means the capital improvements advisory committee established by
the City for purposes of reviewing and making recommendations to the City Council on
adoption and amendment of the City's impact fee program.
2. Area -related facilitv means a capital improvement or facility expansion which is designated
in the impact fee capital improvements plan and which is not a site -related facility. Area -
related facility, may include a capital improvement which is located offsite, or within or on
the perimeter of the development site.
3. Assessment means the determination of the amount of the maximum impact fee per service
unit which can be imposed on new development.
4. Capital improvement means either a roadway facility, a water facility or a wastewater facility,
with a life expectancy of three or more years, to be owned and operated by or on behalf
of the City.
5. C.means the City of Southlake, Texas.
6. Credit means the amount of the reduction of an impact fee due, determined under this
ordinance or pursuant to administrative guidelines, that is equal to the value of area -related
facilities provided by a property owner pursuant to the City's subdivision or zoning
regulations or requirements, for the same type of facility.
7. Facilitv expansion means either a roadway facility expansion, a water facility expansion or
a sewer facility expansion.
8. Final Dlat approval means the,point at which the applicant has complied with all conditions
of approval in accordance with the City's subdivision regulations and the plat has been
approved for filing with Tarrant or Denton County.
9. Impact fee means either a fee for roadway facilities, a fee for water facilities or a fee for
wastewater facilities imposed on new development by the City pursuant to Chapter 395 of
the Local Government Code in order to generate revenue to fund or recoup the costs of
capital improvements or facility expansion necessitated by and attributable to such new
development. Impact fees do not include the dedication of rights-of-way or easements for
such facilities, or the construction of such improvements, imposed pursuant to the City's
zoning or subdivision regulations.
10. Impact fee capital improvements Dian means either a roadway capital improvements plan,
a water capital improvements plan or a wastewater capital improvements plan adopted or
revised pursuant to these impact fee regulations.
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11. Land use assumptions means the projections of population and employment growth and
associated changes in land uses, densities and intensities, over at least a ten-year period,
adopted by the City, as may be amended from time to time, upon which the capital
improvements plans are based.
12. Land use eauivalencv table means a table converting the demands for capital improvements
generated by various land uses to numbers of service units, as may be amended from time
to time.
13. New development means the subdivision of land; the construction, reconstruction,
redevelopment, conversion, structural alteration, relocation, or enlargement of any structure;
or any use or extension of the use of land; any of which increases the number of service
units.
14. Plat has the meaning given the term in the City's subdivision regulations. Plat includes
replat.
15. Platting has the meaning given the term in the City's subdivision regulations. Platting
includes replattinq.
16. Propertv owner has the meaning given the term in the City's subdivision regulations.
Propertv owner includes the developer for the new development.
17. Recoupment means the imposition of an impact fee to reimburse the City for capital
improvements which the City has previously oversized to serve new development.
18. Roadwav means any freeway, expressway, principal or minor arterial or collector roadways
designated in the City's adopted Thoroughfare Plan, as may be amended from time to time.
Roadwav does not include any roadway designated as a numbered highway on the official
federal or Texas highway system.
19. Roadwav capital improvements olan means the adopted plan, as may be amended from
time to time, which identifies the roadway facilities or roadway expansions and their costs
for each road service area, which are necessitated by and which are attributable to new
development, for a period not to exceed 10 years.
20. Roadwav expansion means the expansion of the capacity of an existing roadway in the
City, but does not include the repair, maintenance, modernization, or expansion of an
existing roadway to better serve existing development.
21. Roadwav facilitv means an improvement or appurtenance to a roadway which includes, but
is not limited to, rights-of-way, whether conveyed by deed or easement; intersection
improvements; traffic signals; turn lanes; drainage facilities associated with the roadway;
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street lighting or curbs.
22. Service area means either a roadway service area, a water service area or wastewater
benefit area within the City, within which impact fees for capital improvements or facility
expansion will be collected for new development occurring within such area and within
which fees so collected will be expended for those types of improvements or expansions
identified in the type of capital improvements plan applicable to the service area.
23. Service unit means the applicable standard units of measure shown on the land use
equivalency table in the Impact Fees Capital Improvements Plan which can be converted
to vehicle miles in p.m. peak hour, for roadway facilities, or one inch (1") water meter
equivalents, for water or for wastewater facilities, which serves as the standardized measure
of consumption, use or generation attributable to the new unit of development.
24. Site -related facilitv means an improvement or facility which is for the primary use or benefit
of a new development and/or which is for the primary purpose of safe and adequate
provision of roadway, water or wastewater facilities to serve the new development, and
which is not included in the impact fees capital improvements plan and for which the
property owner is solely responsible under subdivision or other applicable development
regulations.
25. Utilitv connection means installation of a water meter for connecting a new development
to the City's water system, or connection to the City's wastewater system.
26. Wastewater facilitv means a wastewater interceptor or main, lift station or other facility
included within and comprising an integral component of the City's collection system for
wastewater. Wastewater facilitv includes land, easements or structure associated with such
facilities. Wastewater facilitv excluded a site -related facility.
27. Wastewater facilitv expansion means the expansion of the capacity of any existing
wastewater improvement for the purpose of serving new development, but does not include
the repair, maintenance, modernization, or expansion of an existing sewer facility to serve
existing development.
28. Wastewater capital improvements elan means the adopted plan, as may be amended from
time to time, which identifies the wastewater facilities or wastewater expansions and their
associated costs which are necessitated by and which are attributable to new development,
for a period not to exceed 10 years.
29. Water facilitv means a water interceptor or main, pump station, storage tank or other facility
included within the comprising an integral component of the City's water storage or
distribution system. Water facilitv includes land, easements or structures associated with
such facilities. Water facilitv excludes site -related facilities.
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30. Water facility expansion means the expansion of the capacity of any existing water facility
for the purpose of serving new development, but does not include the repair, maintenance,
modernization, or expansion of an existing water improvement to serve existing develop-
ment.
31. Water improvements plan means the adopted plan, as may be amended from time to time,
which identifies the water facilities or water expansions and their associated costs which are
necessitated by and which are attributable to new development, for a period not to exceed
10 years.
32. Water meter means a device for measuring the flow of water to a development, whether for
domestic or for irrigation purposes.
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