TR9303-SY 940714Land Use Assumptions Report
For The
Roadway Impact Fee Study
.Prepared for the
C~ty of Coppell
~y
IB.b
Engineers a s
15400 Knoll Trail, Suite 111, Dallas, Texas 75248, (214) 661-1265
15400 Knoll Trail, Suite 111, Dallas, TX 75248 · (214) 661-1255 · (214) 661-1266 FAX
July 14, 1994
Mr. Kenneth M. Griffin, P.E.
city Engineer
City of Coppell
P.O. Box 478
Coppell, TX 75019
Roadway Impact Fee Study (IBM 93-520)
Land Use Assumptions Report
Dear Mr. Griffin:
Forwarded herewith is the Land Use Assumption Report, as revised to reflect revisions discussed
during our meeting of July 12, 1994.
The report includes the corrected service area map and projections of changes in land uses,
densities, intensities and populations for the base (1994) year, ten year projection (2004) and
build-out, consistent with the requirements of Chapter 395, Texas Local Government Code.
We are providing 26 copies of the report to Gary Sieb for distribution to City officials.
Please advise us if you need additional information.
Sincerely,
IBM Engineers & Planners
Office Manager
Enclosure
ffWB:apn
PRINCIPALS: Gerald L. Brickell, P.E. · Edward d. Mulcahy, P.E. · Brian G. Larson, P.E. · Ronald D. Seaman, P.E. · Peter M. Strub, P.E.
Kansas City, Missouri/Des Moines, Iowa/Dallas, Texas/Greenville, South Carolina
Johnson County/g.'bera[/Dodge City, Kansas/Raleigh, North Carolina
RE;CYCLED ~ R EC YC LAIB[,.IE
PURPOSE
In October, 1993, the City of Coppell authorized a study to implement roadway impact fees as
defined by Chapter 395 of the Texas Local Government Code. Chapter 395 requires that capital
improvements accommodate new development expected to occur over a 10 year period. A land-use
study has been conducted to establish demographic estimates for the base year (1994) and growth
within a ten-year period (2004). As part of this study an ultimate build-out of the City of Coppell was
also developed. This document defines the methodology used to establish this information.
METHODOLOGY
When developing this type of data several factors should be examined. The type, quantity and density
of existing development, growth trends, and the availability and access of vacant land were all
included in the development of growth factors. Also considered were the recent zoning changes
recommended by the City of Coppell Planning & Zoning Commission and acted upon by the City
Council.
To establish a reliable base for growth estimates the 1990 census data was used as a starting point.
The North Central Texas Council of Governments (NCTCOG) Regional Data Center recently
completed their 20 year projections for population and employment within this region. This data was
based on the 1990 census data and the DRAM/E~AL models (demand driven models using
employment locations, household income quartile, land use and travel time). A Demographic
Methodology Task Force consisting of 10 local city planners and representatives of TxDOT,
NCTCOG and DART provided review and input into the process. Final approval of this data was
made by all Planning Directors within the region.
TRAFFIC SURVEY ZONES
NCTCOG established Traffic Survey Zones (TSZ) for use in their transportation model in the early
1970's. These zones are based on homogeneity of land uses and are delineated by census tracts or
natural boundaries (roadways, creeklines, railroads, etc). For this study, TSZ served as a natural
division for collection of data. TSZ's reflect the reestablished Denton/Dallas county line and recent
annexation of land into the City of Coppell.
SERVICE AREAS
Chapter 395 dictates that a roadway service area cannot exceed three miles in diameter. All service
areas conform to this requirement and relate to existing roadway facilities as shown in Figure 1. Each
service areas consist of one to five TSZ 's. These service areas will be used in the development of
capital improvement inventories and development of fee structures.
BASE DA TA
It was detennined that the above information best served as a basis in establishing growth rates within
the City of Coppell. An annual growth rate was calculated fi.om 1990 to 2010 (these rates are
compounded annually). Tables 1 (Employment) and 2 (Population) illustrate growth rates for each
TSZ and Service Area. The projected growth rate for each TSZ was then examined for validity using
the City of Coppell aerials (December 1993), the current zoning map, the City of Coppell
Subdivision Development Map, and input fi.om the Planning and Engineering Departments.
The 1994 projections of employment and population were verified using the above method.
Categories of uses followed the existing zoning ordinance: Residential (SF-ED, SF-0 thru SF-18, 2F-
9, TH-1 & 2, MF-1 &2, and MI-I) and Nonresidential (O, R, HC, TC, LI, HI, PD, FP, SUP).
Population was verified using the City of Coppell Engineering Department Subdivision Development
Map, an inventory of existing housing and input fi.om the Planning Director. Employment was
verified using an inventory of existing development, information provided by the Planning
Department, on-site review, and input fi.om the Planning Director.
GROWTH ASSUMPTIONS AND TEN-YEAR PROJECTIONS
It was assumed that the City of Coppell could accommodate future growth through increased school
and infrasUucture facilities. Growth areas were identified by identif3fing TSZ with the highest growth
factors. These area were then cross checked for available vacant land, land uses (existing and
potential development), trends of development, and accessibility (future roadway/freeway
improvements). This information was reviewed for logical uniformity with the 1994 and ultimate
build-out of development. The Planning Director again provided input as to the validity of these
assumptions.
UI.. TIMA TE BUILD-OUT PROJECTIONS
An inventory of vacant land was made using the City of Coppell aerials. Vacant gross acreage were
coded using the zoning categories listed above and modified for recent changes made by the City
Council. Roadways and landscape requirements were then subtracted from these gross acreage to
reflect the net amount of developable land. Floor area ratios were taken from the City's zoning
ordinance and modified by the Planning Director to reflect a realistic density. Table 3 depicts these
calculations for all land uses within a service area. These numbers were then added to the existing
1994 inventory to define an ultimate build-out of the City of Coppell.
SUMMARY
The 1994 existing inventory (Figure 2) shows a total of 7,060 persons employed within the city
boundaries and a resident population of 21,675. These numbers conform to the estimates made by
NCTCOG and the City of Coppell Planning Department. By 2004 (Figure 3) employment will
increase by 60°/$ for a total of 11,325. Population for 2004 is projected to increase approximately
37% for a total of 29,765. Ultimate build-out for the City of Coppell (Figure 4) shows the total
capacity ofemplosanent to be 89,966 and a population of 38,167. Based on these numbers the cites
1994 residential development is 76% built and employment is at 0.1174% of its capacity.
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