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HomeMy WebLinkAboutFebruary 11, 2003 Agenda AGENDA CITY OF DENTON CITY COUNCIL February 11, 2003 After determining that a quorum is presem, the City Council will convene in a Planning Session of the City of DeNon City Council on Tuesday, February 11, 2003 at 4:30 p.m. in the City Council Work Session Room at City Hall, 215 E. McKinney, DeNon, Texas at which the following item will be considered: NOTE: A Planning Work Session is used to explore matters of interest to one or more City Council Members or the City Manager for the purpose of giving staff direction imo whether or not such matters should be placed on a future regular or special meeting of the Council for citizen inpm, City Council deliberation and formal City action. At a Planning Work Session, the City Council generally receives informal and preliminary reports and information from City staff, officials, members of City committees, and the individual or organization proposing council action, if invited by City Council or City Manager to participate in the session. Participation by individuals and members of organizations invited to speak ceases when the Mayor announces the session is being closed to public inpm. Although Planning Work Sessions are public meetings, and citizens have a legal right to attend, they are not public hearings, so citizens are not allowed to participate in the session unless invited to do so by the Mayor. Any citizen may supply to the City Council, prior to the beginning of the session, a written report regarding the citizen's opinion on the matter being explored. Should the Council direct the matter be placed on a regular meeting agenda, the staff will generally prepare a final report defining the proposed action, which will be made available to all citizens prior to the regular meeting at which citizen input is sought. The purpose of this procedure is to allow citizens attending the regular meeting the opportunity to hear the views of their fellow citizens withom having to attend two meetings. Receive a report, hold a discussion, and give staff direction regarding a multi-year financial forecast, municipal operations funding, budget process, and capital items. CERTIFICATE I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the City of DeNon, Texas, on the day of ,2003 o'clock (a.m.) (p.m.) CITY SECRETARY NOTE: THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE. Z 0 o~ < © © 0 < > ~0 rO < 0 · General Fund Long Range Financial Forecast ASSUMPTIONS: Reveuues: · No Property Tax Rate Increase. · Property Tax Values ~ 9%, 12%, and 6%. · Sales Tax increase ~ 3%. · Franchises - Electric, Water & Wastewater Utilities based on rate revenue. External Utilities based on 5% growth. · Fines, Fees, Licenses, Permits, and Misc. Revenues increases range from 2% to 5%. · Return on Investment (ROI) based on Utility Revenue projections. Expenditures: · Personal Services ~ 0% for year 1, and 4% for years 2-5. · Health Insurance increase ~ 30% for year 1, 20% for years 2-5. · CPI (Dallas Metroplex) 1.8% - 2.6%, Used 2% for Supplies, Maintenance, and Operations. · Gas, Oil & Diesel increase ~ 5%. · Electric, Water, Wastewater, & Solid Waste based on Utilities projections. · Lone Star Gas increase ~ 5%. · No New Positions except for Capital Improvement Program (CIP) related. · Expenditures include O&M associated with bringing new CIP projects on line, and the mount necessary to maintain a 13% fund balance. 2/11/03 12:01 PM CIP: February 2004: 5-Year Bond Referendum of $30,500,000. 2003-04 $4,500,000 2004-05 $5,500,000 2005-06 $5,500,000 2006-07 $7,500,000 2007-08 $7,500,000 Based on less than anticipated growth in call activity and unknown alignment of the connector road between 1-35 and 377, postpone construction of Fire Station 7 to 2006. Postpone hiring 15 firefighters scheduled for 2003 to 2005. Provide interim service enhancements to southwest portion of the city through Citizen Emergency Response Teams and inter-local agreement with Argyle Fire Department for ambulance services. Add Ambulance Company to Station 7 beyond year 2007 as call- load necessitates. Purchase land for a fire training facility and design the facility in 2003. Construct fire training facility in 2004. Hire a dedicated training chief in 2003. Seek partnerships and/or cooperative arrangements with surrounding communities and organizations for construction and operation of fire Iralning facility. Emily Fowler Library renovation complete in 2005. 2/11/03 12:01 PM O00E) O00E) EIIV~I WOOd klOOd ,EEl:IA AEIBA NOI/IONO0 _-I0 A.l.l-IYf'lO FEBRUARY 11, 2003 CITY COUNCIL PLANNING WORK SESSION UTILITIES FINANCIAL PLANNING ELECTRIC, WATER, WASTEWATER, SOLID WASTE, DRAINAGE, STREETS AND TRAFFIC .¸0 HOWARD MARTIN, ACM/UTILITIES Presentation Overheads Page 1 Page 17 Page 18 Page 21 Page 7 Page 22 Page 19 Page 23 Page 24 Water Impact Fee/Rate Options Water and Sewer Impact Fees 11/22/02 Impact Fee Comparison Water Debt Service Payments Wastewater Impact Fee/Rate Options Wastewater Debt Service Payments Solid Waste Rate Projections Solid Waste Debt Service Payments Solid Waste Closure/Post Closure Liability PUB Minutes for Work Session Item #1 DRAFT PUBLIC UTILITIES BOARD MEETING MINU~S February 3, 2003 9:00 A. M. After determining that a quorum of the Public Utilities Board of the City of Denton, Texas was present, the Public Utilities Board convened into an Open Meeting on Monday, February 3, 2003 at 9:00 a.m. in the Service Center Training Room, City of Denton Service Center, 901-A Texas Street, Denton, Texas. PRESENT: George Hopkins, Charldean Newell, Dick Smith, Don White and Bill Cheek EX OFFICIO MEMBERS Mike Conduff; City Manager Howard Martin, ACM/Utilities . EXCUSED: Dick Norton ITEMS FOR INDIVIDUAL CONSIDERATION: Receive a report, hold a discussion, and consider approval of the Duncan and Associates Impact Fee Study. Jun Coulter, Director of Water Utilities, presented this report. He explained that originally, when impact fees were adopted in 1998, the requirement was to update the study every three years. In 2001 the state Ieg/slature, through House Bill 243, allowed the regulated entities up to five years to update the impact fee study. Coulter informed the Board that as part of this update, the Water Utilities division has, having completed the master plans and computer models for the water distribution and collection systems, is including the costs of the major water transmission lines and intemeptor sewers in the impact fee assessments. Coulter reported that the City Council authorized Duncan and Associates, Inc. to prepare an updated impact fee study on June I8, 2002. Land Use Assumptions were prepared by the Planning Department and Alan Plummer and Associates prepared the 10-year Capital Improvement Plan: Costs were calculated based on the percentage of capacity used over the 10-year period. The costs were then divided by the number of single-family equivalents (SFE's) to determine an appropriate impact fee for water and wastewater separately. Following review by City Council, a public hearing will be scheduled aiter 30 days from the time of posted notice. Following the public hearing, Council will discuss approval of the ordinance Plementing the new fees. Page 1 of 3 PUB Minutes for Work Session Item #1 Staff provided multiple impact fee options for water and wastewater based on a calculated or a ~n~% credit approach. The calculated credit is based on the actual debt service (principal and crest) paid by the impact fee that would normally be recovered by the capital component of the water or wastewater utility rate. The other methodology allowed by Section 395 of the Local Government Code is a straight 50% of the maximum impact fee amount for those municipalities that do not wish to caiculate'the credit. The water impact fee options were developed utilizing a single impact fee zone approach for the water service area. At the direction of the Board, the wastewater impact fee options were developed lltillzing multiple zone impact fee options. After reviewing the study and receiving staff's presentation, the Board agreed with the staff recommendation that the Hickory Creek basin and Pecan Creek basin be combined to represent one zone and Clear Creek basin be separated out into a separate zone for wastewater impact fee consideration. The Board supported the fact that this is the most equitable capital cost recovery option. The Board also received information regarding developer upffont contributions for the Clear Creek wastewater service area. Board Member Dick Smith asked how the population per SFE figure was determined. Coulter explained that the SFE figures are a ratio of SFE's based on the total number of existing meter connections for both residential and commercial meters, which includes the number of 1" meters, 2" meters and so on. The total number of SFE's are then divided into the corresponding ~l~Opulation to develop the conversion coefficient used to project the growth in SFE versus opulation increases. Discussion followed regarding the discrepancy between the AWWA and manufacturers' meter capacity standards. Board Member George Hopkin~ asked if upgrades and repairs to the water/wastewater system should be included in the study. Martin responded that if the upgrade provides capacity, repairs should be included. White summarized his concern regarding inflated population estimates, and asked at what point the City would decide to reevaluate future capital improvement investments in the event of diminished growth. Coulter assured him that he had developed several scenarios for declimng growth. Board Member Bill Cheek asked if apartments and two bedroom homes were included in the study. Coulter said that they were not, but they were included in the SFE projection estimates. Considerable discussion followed regarding the rate options and calculated credits. White also mentioned that he would like to see promotion ofinfill and development of land inside the loop. Smith asked that a specific notation be included in the study regarding the use of meter manufacturers capacity figures versus AWWA guidelines in determining the SFE equivalence for ~eter size greater than 3 inches. He stated that one change has a tremendous effect on the larger eter knpact fees and that his concern was how it will affect Economic Development. Fisher told him that the criteria would be included in the impact fee ordinance, but that the manufacturers Page 2 of 3 PUB Minutes for Work Session Item #1 capacities had a component for consumptive use as well as a fire protection component and that only the consumptive use volume would be used in the calculation of impact fees.. ~The Board then discussed and recommended deferring rate increases to future years based on their approval of staff's recommendation for impact fees. Cheek moved to receive the. Duncan and Associates Impact Fee Study, with a second from Smith. The motion was approved by a vote of 5-0. Hopkins moved to approve a single impact fee zone for water, with a second from Cheek. The motion was approved by a vote of 5-0. Hopkins moved to approve two separate impact fees zones for wastewater to include 1)Hickory/Pecan Creek and 2)Clear Creek. White seconded the motion, which was approved by a vote of 5-0. Hopkins moved to utilize the calculated credit methodology for water and wastewater impact fees, with a second from Cheek. The motion was approved by a vote of 5-0. Smith moved to require development costs in advance in the amount of $3,000,000 or higher, for the Clear Creek Basin, with a:second from Cheek. The motion was approved by a vote of Page 3 of 3 § 395.015 Maximum Fee Per Service Unit (Credit Calculation) "The impact fee per service unit may not exceed the amount determined by subtracting the amount in Section 395.014(a)(7) (the portion of ...utility service revenues generated by new service units (SFE's) during the program period that is used for the payment of improvements, including the payment of debt...) from the costs of the capital improvements described by Section 395.014(a)(3) (...capital improvement costs attributable to new development in the service area...) and dividing that amount by the total number of projected service units (SFE's) described." ~ ~ o >- IA. ,c~ 0 0 LO 0 0 n-n,'z 0 0 o~ o'~ 0 o~ 0 o~ o~ >. 0 0 LO 0 0 o co co ~. 0 0 0 0 LO o~ 0 0 ~o o~ 0 oo >- oOO >- 0 0 0 0 o~ LA. n- 0 0 ~- ~ oo o~oo~. mm- ~>~ ,- ~ 00'--0 >- ~oo~ ~ ~ o ~0 ~ 0 ~0 0 0 L~ 0 0 oo~ IAi o~8 0 o~ o~ iA. IA. o ~0 Ooo Ooo Ooo ~ Ooo,~ 0 Z I-- Z u.I ILl UJ U.I H- Z IJJ LU 0 UJ I-- LU UJ LU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 $ JO SNOIT'IIIN uJ LLI I'"' ILl I-- o qo.q c~ ,~. 0 O0 0 c~ ooo o '- 0 0 0 0 0 000 o 000 0 c~q~ c~ 0 0 0 0 ~- (D u_ 0 000000000 000000000 000000 00 LI 0 0 :1 E O <n~5~w.JO DDa_Om ~ ~ ~ c~c~c~ o o.~c~Q o Z SOLID WASTE DEPARTMENT Residential Division 2003 Survey MONTHLY MAN/AUTO/SE PICK- MUNICIPAL/PRI CITY RATE MI-AUTO UPSANK VATE Carroliton $ 11 75 Automated 1 Municipal College Station $ 11.70 Automated 1 Municipal Denison $ 17.32 Manual 1 Municipal Denton $ 17.50 Manual 2 Municipal Gainesville $ 16.99 Manual 2 Municipal Galveston $ 15.25 Automated 1 Municipal Grand Prairie $ 11.69 Manual 2 Private Grapevine $ 11.76 Automated 1 City Irving $ 16.25 Manual 2 Municipal Lewisville $ 974 Both 2 Pdvate Mesquite $ 11.00 Manual 2 Municipal Piano $ 10.95 Automated 1 Municipal Richardson $ 13.29 Manual 2 Municipal Sherman $ 10.70 Automated 1 Municipal Tyler $ 11.14 Both 2 Municipal Wichita Falls $ 9.05 Automated 2 Municipal 31 8~ ~g8 AGENDA INFORIVIATION SHEET Capital Improvement Advisory Committee Staff Report AGENDA DATE: December 4, 2002 DEPARTMENT: Planning Department REPORT AUTHORS: David Hill, ACM · Doug Powell, Director of Plmming · Larry Reichhart, Asst. Director of Planning · Stephen Cook, Planning Policy Coordinator Chris Hatcher, Planner Il · Gincy Thoppil, Planner I SUBJECT: Receive a report and hold a discussion regarding the Water & Wastewater 10-year Capital Improvement Plan and population projections as it relates to the current Impact Fee Study. SUMMARY Development pressure in the northern areas of Denton have prompted the construction of wastewater treatment transmission lines and thcilities. To accurately gauge the existing and fl~ture demand to be placed on these facilities, land use assumptions and population projections have been determined. Based on land use assumptions developed through the comprehensive plan process and current and proposed building rates, population ~vill continue to increase in the Clear Creek Basin. Popnlations may reach 17,000 throughout the basin by 2013 from a current estimated population of 3,000 persons. These Land Use Assumptions have been developed as the basis for the preparation of an impact fee ordinance for system-wide water and wastewater capital improvements according to the requirements of State Law. Impact fees must be developed in accordance with Chapter 395 of the Texas Local Government Code. In the State Code, at 395.001(5), "Land Use Assumptions" must include a description of the service areas and projections of changes in land uses, densities, intensities, and population in the service area over at least a ten-year period. The state law requirements for land use assumptions are summarized as follows: 1. Land use assumptions as defined by Section 395.001(5); 2. Time period of projections 3. Description of general nature potential capital improvement facilities; and 4. An easily understandable map of the service areas. The ten-year planning horizon used in developing the Land Use Assumptions is 2003-2013. These over-all growth forecasts for the City are reflected in the Land Use Assumptions for the City's Water and Wastewater CCN service areas. A CCN is a "Certificate of Convenience and Necessity" that must be approved by the Texas Natural Resources Conservation Commission (TNRCC) betbre services may be provided to properties within the designated area. The water and wastewater service areas include all of the area within the City plus different areas of the City's Extra-territorial Jurisdiction (ET J) The product of these land use assumptions will be applied to a projected ten-year Capital Improvement Program (C1P) for the City's water and wastewater treatment facilities to develop an impact fee that can be assessed to future development. The impact fee xvill reflect the "fair share" of the cost of Land IJse Assumptions Impact Fee Update December-l, 2002 page I 36 eligible water and wastewater capital improvements that will directly benefit new development within each service area. Study Area - Clear Creek Basin The northern swing of Loop 288 around Denton roughly defines the boundary between the Cooper Creek and Clear Creak drainage basins. Recently proposed and under construction developments such as Clear Creek Ranch, Beaver Creek, and the joint City/Denton 1SD natatorium project have shown that growth in the north of Denton has arrived. Historically land uses within this area have been rural. The area is defined by large acre residential, an occasional mobile home community, and large ranching/hay production agricultural uses. The Clear Creek drainage basin has been divided into several subareas to reflect the proposed phasing of service availability. Phase I is defined as the Milam Creek subbasin in addition to the area south of the Clear Creek floodway and east of the confluence of the Milam and Clear Creeks. The Phase I area defines the extent to where the currently proposed wastewater treatment facilities would be able to service within a ten year timeframe. The remainder of the Clear Creek Basin and Trinity River Basin extending to the northern edge of the City of Denton's Certificate of Convenience and Necessity service areas has been designated as Phase I1. The service availability window for this area extends well beyond the current timeframe of development. Clear Creek Study ,4rea Development and Growth Patterns in Denton Patterns for growth for the City of Denton were last examined with the adoption of 7he Denton Plan 1999-2020. The plan outlined population projections tbr the city and its surrounding Extra-Territorial Jurisdiction (ETJ). Based on the population projections, the Growth Management Strategy and Land 37 Use Plan were developed through a public review process to shape how the city might grow at a reasonable rate and design while accommodating the projected population increase. At the time of adoption, the comprehensive plan saw a city of 61.68 square miles. In the intervening three years, through annexation, Denton has grown to 69.18 square miles and has increased its population l¥om an estimated 77,300 to ahnost 84,000 people. Census 2000, which accounted lbr the number of residents in Denton on April 1,2000, had set Denton's population al 80,537. Denton's Growth Management Strategy and Assumptions The Gro~vth Management Strategy was utilized to place a pattern of land uses and population densities in Denton in proactive anticipation of the development pressures forecasted by observed population increases ~vithin the city and the region. Consumer demand drives the location and Wpe of new development, aud governmental services and utilities system are designed in response to those demands. Adverse impacts are typically more expensive to fix than to prevent. Among the policies adopted as the growth management strategy, groxvth must conform to these four nmnagement pret~rences: Quality Quality of growth will be strongly managed. Quantity - Quantity of groxvth will be strougly ~nanaged through adequate public facilities and proactive planned extension of services. Location - Location of growlh will be strongly managed through organization of broad land use pattern, matching land intensity, with available infrastructure, and by preserving floodplains as environmental and open space corridors. Timing Timiug of Groxvth will be strongly managed through tools such as adequate public facilities requirements, capital improvements programming, and phasing of utility extensions. Growth 2Slanagetnent Strateg3, Assumptions To reach this end of managed growth, certain assumptions were adopted in the plan to guide the distribution of land use types and service need. · These assumptions dictated how much ETJ would need to be annexed within the twenty-year timeframe to accommodate the population increase. This area was designated as "Urbanizing Area." · The population would increase at a rate of three to five percent a year throughout the timeframe of the plan. · The city may accommodate the additional population that the market dictates. · The mix of residential and commercial land uses will be approximately the same as currently exists; industrial land uses will be higher, and institutional uses will be lower. · Within residential land uses, the percentage of multifamily to single-family uses will be less thnn exists today. · The zoning mix in 2020 may or may not be the same as currently exists. · Denton will continue to encourage a range in housing types and densities in order to respond to the needs and desires of its residents. · Average residential densities ~vill be the same as exist today. · There will continue to be a citywide average of 2.8 people per single-family residential unit and 1.8 people per multifamily unit. · The citywide average density tbr single-family development will be three units per gross acre. Land Use Assumptions - Impact Fee Update December 4. 2002 page 3 ~ · The citywide average density ~br multifamily development will be fourteen units per gross acre. · The minimum lot size for single-family low-density development outside the urbanizing area will be based on on-site sewage facility requirements. · Based upon the anticipated quantities and locations of future population, and the city's existing land usc mix, the city will need to accommodate approximately 15,000 additional acres of single-family development, and 1,200 additional acres of multM'amily development. · The plan encourages infill development, restoration and redevelopment within the existing center city and surrounding the universities. From these assumptions and the location of existing land uses, a Future Land Use map was developed for guiding zoning and urbao design decisions. In the intervening three years since its initial adoption, several amendments have been made to the plan to reflect policy directions. The land uses within the plan (with the exception of the Rural Areas) were placed to the boundary of the urbanizing area. This would be the amount of land that would be needed to accommodate the forecast population at the densities set by the Growth Maoagement Strategy. Land Use Assumptions - Impact Fee Update December 4, 2002 page 4 g~'F- ~' '~-'" '1 Qty of Denton Future Land Use Plan ~ T -~, ,' .,~ . L ~ / . ' · . .~--L ~ ~ ., - ~ I Uroanizing ~rea / / 4O Estimated residential development is stated in terms of the number of new housing units. The number of' projected housing units is directly related to the Growth Management Strategy assumptions in the comprehensive plan of having 60% single family housing units and 40% of multi-family and others, and 2.8 persons per unit of single family and 1.8 persons per unit of multi-family. Estimated nou-residential development is stated in terms of square feet of development and is primarily related to change in population, but also reflects local and national standards for ratios of land use within comnmnities. Projected non-residential development is forecast for commercial, industrial, and civic land nses. Civic land uses include institutions such as schools, universities, govermnent facilities, churches, parks, streets, and other infrastructure. Residential housing units and non-residential development in square feet xvill be converted to demand lbr water and wastewater service and applied to the CIP. CiO,-wide Population Projections to 2013. Based on observed groxvth and market-based research, the population of Denton xvas forecast to grow at a conservative three to five percent annual rate through 2020. It was assumed that as the population grew, the city's boundaries xvould grow to accommodate that groxvth as xvell. Since the urbanizing area was planned to accommodate the population groxvth of the city, the lbrecast numbers may be applied to this entire area. In 2002, it was observed through investigation of building permit rates over the past three years, thal growth in Denton has increased at sligbtly higher rate than had been anticipated originally in the plan. The total population projections were revised in April 2002 to reflect a constant 5% annual increase. It was determined that most of the increase of population was from emigration to the City of Denton, as birth and death rates have not statistically changed in the intervening period. 1999 75,300 3% ~'!:: ' '75,100' ' 2.6% 61.7 2000 77,560 3% ."9:'" 79,250: :' :. 5.52% 61.9 2001 79,890 3% : .5., , i 82:,976'5:'~ ~ :' 4.7?/0 62.1 2002 82,280 3% 'J:.5:'; :!%587;22~t:,=.::,~5. -.-~ 5.12% 68.0 2003 84.750 3% i ~?~3 [52!'~91~588~':ii; ~'5~: 5% 69.0 2004 88,990 3% ;~': :.:¢;:7 ~-'.: ~ 96 ~167ii (::.275;Z' 5% 70.0 2005 93,440 5% v ~ii?:5,.i; 100,~76~:¢',},: 17~!: 5% 72.0 2006 98,110 5% &i;.~-~ c.5~106,025'.; .::,':~ f(' 5% 74.0 2007 103,020 5% !, :~-:.:i' .';"' ~ 111;326'.' i'i ,"7~ 5% 76.0 2008 108,170 5% ~:" :~ :116,892'ZTM '... 5% 78.0 2009 113,580 5% :~ .'122;737_ -: 5% 80.0 2010 119.250 5% " 128,873: 5% 82.0 2011 125.220 5% ' :: 1'35,31'L~:" . 5% 84.0 2012 131,480 5% 142,082 ' 5% 86.0 2013 138,050 5% 149,186. '.: 5% 88.0 Source: Ci~, of Denton Planning Department. North Central Texas Council of Governments. 4'1 Land Use Assumptmns - hnpacl Fee Update December .L 2002 page 6 Population Projections for Certificate of Convenience and Necessity Area These over-all growth forecasts for the City are reflected in the Land Use Assumptions for the City's Water and Wastewater CCN service areas. A CCN is a "Certificate of Convenience and Necessity" that must be approved by the Texas Natural Resources Conservation Commission (TNRCC) before services may be provided to properties within the designated area. The water and wastewater service areas include all of the area within the City plus different areas of the City's Extra-territorial Jurisdiction (ET J). The wastewater service area includes an area larger than the water service area. City of Denton Wastewater CCN Area City of Denton Water CCN Area 133,384 140,053 147,056 154,41}9 157,422 ,Vote: Water Servtce Populatton ~s calculated as 3.5 o~ htgher than COD and IVaste Water Service Population is calculated a~ 5,5°~ higher than COD. This was derived b), the Utilities DelJartlnent. 42 Non Residential Development Assumptions To estimate the amount of commercial, industrial and civic development expected as a result of forecast changes in population it is necessary to state assumptions about the tbllowing: estimated population expected within the water and wastewater service areas; ratio of developed land by type of land use, in the city and from national studies estimated land use of non-residential land uses to residential land use estimated ratio of non-residential land uses to residential land use estimated floor area per acre of non-residential land uses; and changing trends in these land use factors over time. Current Conditions It is important to nnderstand the current conditions ~vith respect to each of these non-residential land use assumptions: In 1995, North Central Texas Council of Governments (NTCOG) showed the following land uses within the City of Denton, add the 2001 data is obtained from calculations based on the City's building permit data. Residential 6,679 50.61 7,818 48.39 Single Famil, v 5,504 41.75 6,49 l 40.22 Multi-Famil~,/other 1,175 8.85 1.327 8.17 Commercial 1.235 9.41 1.527 9.45 Industrial 1,167 8.82 1,457 · 9.02 Civic 3,960 30.91 5,354 33.14 Total Developed 13, 184 100.00 16,156 100.00 Total Undeveloped 20,881 27,427 Total 34,002 43,583 In 2001. within the City of Denton and assuming that there were no housing units located on land specified as non-residential use, there were 17,981 single family units on 6,491 acres, a rate of 2.77 units per acre. There were 18,313 multi-family and other residential units on 1,308 acres, a rate of 13.8 units per acre. Overall, them were 36,294 housing units on 7,799 acres of residential land, a rate of 4.64 housing units per acre. Applying the area of each type of non-residential land use to residential land use and multiplying by the number of housing units per acre of land, a ratio expressed in the number of housing units required to support an acre of commercial, industrial and civic land use can be developed. Housing units needed to support an acre of [and 23.7 24.9 6.8 Land Use Assump0ons - Impact Fee Update December 4. 2002 page 8 43 For calculating intensity, practical development intensity has been a floor area of 0.25: I for commercial and 0.4:1 for indnstrial land uses. Projected Conditions It is assumed in the Comprehensive Plan that the mix of residential and commercial land uses will be approximately the same as currently exists; industrial land uses will be higher, and institutional (which is included in civic) uses will decrease. 2003 41.3 8.2 9.5 8.8 32.2 2013 42.6 8.8 9.8 9.0 29.8 Single family residential honsing will grow at a rate of 3 units per acre (compared to 2.77) and multi- family residential honsing will develop at a rate of 14 units per acre (compared to 13.89). Hence the density of residential land use will increase. The density, of non-residential land use is indicated by the relationship between residential and non- residential land used. As residential and non-residential development in the water and wastewater service areas increase in density, the number of housing units required to support an acre of non- residential land use can be expected to increase. However, commercial land use is expected to remain proportional to residential land use. 2003 24.1 25.3 6.9 2013 24.9 26.1 7.1 The intensity of non-residential land use is indicated by the amount of floor area developed per acre of land, a practical development intensity has been a floor area of 0.25: I for commercial and 0.4:1 for industrial land uses. It can be reasonable to expect that commercial and civic intensity, of land use will increase by approximately 20%, but that industrial land use intensity, may be expected to remain the same. The table also indicates the relative intensity of land use among each of the non-residential land uses, with industrial land developed most intensely, followed by commercial and then civic, with its high percentage of parks and public areas, hence not very intensely developed. 2003 25 40 4.5 2013 30 40 5.4 Applying each of these factors to the forecast population and housing units tbr water and waste water service areas yields the estimated amount of non-residential development, as measured in square feet, for the period 2003 through 2013. 44 Land Use Assumptions - Impact Fee Update Oecember .i, 2002 page 9 94,794 t54.409 59,615 96.644 157.422 60.778 Units 37,397 62,113 24,716 38,130 63,324 25,194 Land Use (Acres) Commercial 1.551 2,494 943 1,582 2,543 961 lndustr&l 1~478 2,380 902 1.507 2,426 919 Civic 5,420 8,748 3,328 5,526 8,918 3,392 Commercial 16.89 27.16 10.27 17.22 33.23 16.01 25.75 41.47 15.72 26.26 42.27 16.01 Civic 10.62 20.57 9.95 10.14 Land Use Assumptions Phase I Development Area The Phase l service area incorporates land already designated in the Denton Comprehensive Plan as an urbanized area, and land that was originally designated as "Rural Areas." Of the 11,500 acres that makes up the Phase I service area, roughly half (5,751 acres) lies within the designation of "Rural Areas." Ph~e l Area Furore Land U$e Plan Adopted - 1999 The construction of the wastewater treatment facility and transmission lines will enable land within Phase I to be serviced regardless of the property's location within or outside the Comprehensive Plan's urbanizing area. Therefore it is conceivable that within the 2013 year timeframe, some development may occur within the currently designated rural areas. By assigning Neighborhood Centers to the rural areas of Phase 1, Denton increases the ability to proactively plan for development patterns which will achieve the policies as stated in the plan. Development within Neighborhood Centers has the potential to include agricultural uses, one-acre residential development, and specifically sited higher density housing and neighborhood-oriented retail/office uses which complement and provide services to the neighborhood. 45 P~ {ASE II ,Area Phase 1 Proposed ~'uture Land Use Areas h(fluences to Lattd Use Patterns of Phase I There are many possible build-out scenarios for the land within Phase I depending on the timing of major transportation and development projects. Currently, market pressure for development is occurring within areas with easy transportation access. Arterials such as FM2165 (North Locust) and FM 428 (Sherman Drive) will most likely need to be increased in capacity to handle future traffic demand. In addition to current transportation linkages within this area, the North Texas Tollway Authority, responsible for the construction and maintenance of the Dallas North Tollway have begun studies for a future extension of the tollway to reach from the City of Frisco northward to US 380 and eventually tie into Interstate 35 either in north Denton County or southern Cooke County. The possible inclusion of an alignment of the Tollway will affect how future projections for this area may be developed. Development of the University of North Texas' North Campus site at US 77 and Loop 288, may induce associated interest in retail and services within the surrounding Regional Mixed Use centers to accommodate the employment population the site will generate. There are chances that UNT may acquire some property for multi-family apartments or dormitories. It is assumed that neighborhood centers will have 70% of its land developed for residential uses, 10% will be developed for commercial uses, and 20% will be developed for civic and recreational uses. (Civic uses include schools, libraries, police and fire stations, and parks and greenways) The Growth Management Strategy assumptions in the comprehensive plan state that residential land area mix at 60% single family housing units and 40% multi-family and others, by the year 2020 for the whole city. Achievement of that policy may be obtained by having in the Phase I subarea the total number of projected housing units split as 90% single family units and 10% multi-family units and others. It is anticipated that Phase I-B would not develop much until it is provided with water services. Even though presently Phase I-C also does not have water services, it might be easier to develop water service for that area from the new water lines extending from the Lake Ray Roberts Water facility along Sherman Drive. Thereby, Phase I-C is in the better position for development than Phase I-B. Phase I-A is included in both water and wastewater service area, hence it is prime for development. It is assumed that the subject area would experience significant growth when areas in the southern 46 section of Denton reach development capacity. It is projected that by 2007-2009 significant growth patterns may shift fi'om the south of Denton toward the north side of the city. Population Projections For Phase 1 Study Area Clear Creek Study Subareas La.d Use Asstm~ptio.s.for Phase 1-A Developers of Clear Creek Ranch anticipate that the builders will build single family homes at the rate of about 250 homes per year beginning late 2004 tbr five years. 200 multi-family apartments will be built each year starting from the year 2005 for four years. Beaver Creek will develop in three years time, with 100 single family units per year. · Preliminary Plat of Clear Creek Ranch Development show 469 SF residential lots in 146 acres. They have a total land of 750 acres, which they will develop in phases. Beaver Creek Plat shows 382 SF residential lots in 98.2 acres of land. · The current Beer and Wine Boundary will reduce the amount of commercial/retail development in the subject area. · It is estimated that an average of 500 total housing units per year will be constructed in the Phase I-A for three years from 2009. 47 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 Total by 2020 630 45 675 2,633 34.47 980 90 1,070 40.64 980 360 1,340 5,043 36.19 980 360 1.340 6,383 26.57 700 360 1,060 7.443 16.61 700 360 1.060 8,503 14.24 !,260 90 1.350 9.853 15.88 I~260 90 1,350 11,203 13.70 1,260 90 1,350 12.553 12.05 ],260 90 1,350 13,903 10.75 1,260 90 1,351) 15,253 9.71 1.260 90 1,350 16.603 8.85 1.260 90 1,350 17,953 8.13 1,260 90 1,350 19,303 7.52 1,260 90 1.350 20,653 6.99 1,260 90 1.350 22,003 6.54 1,260 90 1~350 23.353 6.14 1.260 90 1.350 24.703 5.78 20,090 2,655 22,745 In the above table, population has been calculated using one of the growth strategy assumptions in the Comprehensive plan that tmmber c~persons per Sh~gle Family Unit would be 2.8 and number of persons per Multi-Family Unit be 18. l'hese values are subject to change after evaluation at a later stage. Eristing population in 2002 was calculated using the 2000 Traffic' Su~,ey Zone (TSZ) population Land Use ,4ssumptions For Phase I-B · Until there is water service provided in this area, it will experience negligible growth. · It is assumed that the subject area would experience significant growth when current subdivisions in the southern section of Denton reach development capacity. While growth will continue to occur in the southern areas of Denton, it should significantly reduce in rate in 2007- 2009. Therefore, development pressure will demand water services. · It is estimated that an average of 50 total housing units will be constructed in the Phase each year from 2009 to 2015. The number will increase to 100 per year for another five years from 2014 to 2020. 48 Land Use Assumptions- impact Fee Updale Deccmbcr 4. 2002 page 13 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 202O Total by 2020 Note: 265 50 126 50 126 265 0.00 265 0.00 265 0.00 265 0.00 265 0.00 265 0.00 400 50.94 535 33.75 50 126 9 670 25.23 50 126 9 805 20.15 50 126 9 9411 16.77 50 126 9 135 1,075 14.36 50 126 9 135 1,210 12.56 100 252 18 1,480 22.31 100 252 18 1.750 18.24 100 252 18 2,020 15.43 I00 252 18 2,290 13.37 100 252 18 270 2,560 11.79 850 2,142 153 2,295 In the above table, population has been calculated using one of the growth strategy assumptions in the Comprehensive plan that number of persons pet' Single Family Unit would be 2.8 and number of persons pet' Multi-Fami(v Unit be h8. These values are subject to change after evaluation at a later stage. Existing population h~ 2002 was calculated using the 2000 Traj~]c Survey Zone (TSZ) population Land Use Assumptionsjbr Phase I-C · This area will experience negligible gro:vth until water services are provided. Ease of access to waterline along FM 428 may make future development of this area attractive. · Majority of the land in this part is under a common ownership. The owner has not expressed a reason, need or desire to develop his land. Therefore, development may not occur within the next ten years. · It is estimated that an average of 50 total housing units may be constructed in the subject area each year from 2014 lbr two years, and then increase to 100 per year for another two years. Growth could increase to 150 units a year from 2018 tbr at least another three years. 49 Land Use Assumptions - Impact Fee Updale December 4, ~00~ page 14 2002 339 2003 339 0.00 2004 339 0.00 2OO5 339 0.00 2006 339 0.00 2007 339 0.00 2008 339 0.00 2009 339 0.00 2010 339 0.00 20Il 339 0.00 2012 339 0.00 2013 0 0 339 0.(1(I 2014 50 9 135 474 39.82 2015 50 9 135 609 28.48 2016 100 18 879 44.33 2017 100 18 1.149 30.72 2018 150 378 27 405 1.554 35.25 2019 150 378 27 405 1,959 26.06 2020 150 378 27 a05 2.364 20.67 Total by 750 1,890 135 2,025 2020 Note: Itl the above table, population has been calculated using one of the growth strategy assumptions in the Comprehensive plan that mm~ber of pe~xons per Single Fami(v Unit wouM be 2.8 and m#nber of persons per Multi-Family Unit be 1.8. These values are subject to change c~er evaluation at a later stage. Existhk~ population in 2002 was calculated using the 2000 Tra~c Sut~'ey Zone (TSZ) population numbers Since Phase I-B and I-C subareas xvere not originally included in the urbanized area of the comprehensive plan and its projections, these numbers should be added in addition to the projected total population of the city. Thus adding an additional 1,279 people to Denton's population in 2013 and 4,924 people by 2020. 50 Land Use .'\ssumpt~ons - Impact Fee Update December 4, 2002 page 15 Policy Ramifications of Phase I With the inclusion of the entirety of the Phase I basin into the Urbanizing Area of the Denton Comprehensive Plan, residents, elected and appointed officials must consider the utilization of mmexation and comprehensive plan amendment policies. Annexation Policy The comprehensive plan states: The city will proactively annex land within its southern ETJ and other urbanizing areas that become attractive for urban development due to the availability of municipal utilities, and due to location within close proximity to areas being subdivided and developed. Proper management of development in the urbanizing areas depends on annexation and application of zoning regulations that support the recommended land use plan. (The Denton Plan 1999-2020p. 2~) Within the past three years, several annexations have occurred within the southern areas of Denton, following expansion of utilities and development demand pressures. Recent annexations have occurred at Beaver Creek and Clear Creek Ranch to accommodate these developments. As development pressure continues to expand towards the north, annexations must be considered to maintain proactive growth maDagement controls (zoning, site design and transportation standards) within these areas. Comprehensive Plan Amembnent With the inclusion of subareas I-B and I-C into consideration /'or development, the city must bring forward a comprehensive plan amendment for public review to include these areas as "Urbanizing Areas" rather than the previously designated "Rural Areas." Phase I1 Land Use Assumptions and Population Projections Growth within the remainder of the Clear Creek Basin within the city's CCN Boundary (Phase Il) will remain at rural rates as the distances involved with providing connections to urban level infrastructure services remains cost prohibitive within the timeframe of this report. Phase I 3,237 16,532 29,627 Phase II 42 790 1,435 Total 3,279 17,322 31,062 Land Use Assumptions - Impact Fee Dpdate December 4, 2002 page 16 Hickory Creek Basin Occupying the southern and western areas of Denton, the Hickory Creek Basin has been the location of much of the population and residential growth of the 1990s. Recent developments such as those shown on the graphic reveal that development interest continues within this area. Current Developments Hickory Creek Bt~sin Recognizing and anticipating the amount of growth in this region, The Dentoa Platt incorporated much of the Hickory Creek Basin into the original study for the Future Land Use Plan. Of the remainder areas not located within the urbanizing areas of the plan, these remain outside current and future projected availability of int?astructure services and thus are considered as rural areas. Hickory Creek Basin 52 Future Land Use Plan - Hickory Creek Basin Population Projections Hickory Creek Basin Since tbrecasted development will continue to occupy existing and future subdivisions within the urbanizing areas of the Hickory Creek Basin, estimated 2000 and forecast populations were grown by calendar year at the same rate as the whole of the city. Approximately 60% of the land within the Hickory Creek Basin remains developable, therefore ensuring land availability to hold projected population increases throughout the timeframe of the forecast. Population increases for the Hickory Creek Basin do not include population residing within the Robson Ranch Development. The site maintains a separate wastewater treatment facility and will not toad onto any future facilities designed for this basin. Theretbre the numbers below are fur the Hickory Creek Basin exclusive of Robson Ranch. 53 2000 26,397 5% 2001 27,717 5% 2002 29, I03 5% 2003 30,558 5% 2004 32,086 5% 2005 33,690 5% 2006 35,375 5% 2007 37A43 5% 2008 39,000 5% 2009 40,950 2010 42,998 5% 2011 45,148 5% 2012 47,405 5% 2013 49,775 2014 52,264 5% 2015 54,877 5% 2016 57.621 5% 2017 60.502 5% 2018 63,528 5% 2019 66.704 5% 2020 70,039 5% Conclusions City growth will continue to expand as emigration to Denton remains strong. The city ~vill maintain an average 5% ammal growth rate throughout the planning horizon. Development pressure in the Phase I Basin bas prompted the city to construct wastewater treatment facilities that will eventually have the capacity to efficiently maintain the city's service obligations for the Clear Creek Basin. Population tbr the Phase I area of the Clear Creek Basin will reach 16,532 by 2013, based on the land use assumptions. Population for subareas I-B and I-C will be added to the city-wide population forecasts. The city will need to proactively consider a comprehensive plan amendment for subareas I-B and I-C. In addition, the city will need to maintain its current policy of annexation of property where available infrastructure and development pressures are applied. Population growth ~br the Phase Il area of the Clear Creek / Elm Fork basins will remain at current rural area rates and reach a forecasted 790 in population by 2013. The Hickory Creek Basin will continue to be developed ;vithin the Urbanized Area at a rate consistent with the growth rate of the city. Development growth east of Interstate 35W and west of Interstate 35E will decline in 2007-2009 as current subdivisions begin to build-out. Further development will focus on areas west of the Interstate 35W. 54 Land Use Assumptions - Impact Fee Update December 4, 2002 page 19