HomeMy WebLinkAboutOrd 671-2014 Amend Code Part II, Article 49, Sec 8 Impact FeesCITY OF ANNA, TEXAS
ORDINANCE NO. 671-2014
AN ORDINANCE OF THE CITY OF ANNA, TEXAS APPROVING ADOPTED LAND USE
ASSUMPTIONS AND CAPITAL IMPROVEMENTS PLAN FOR ROADWAY IMPACT FEES;
APPROVING AND IMPOSING ROADWAY IMPACT FEES IN SERVICE AREA 1 AND
SERVICE AREA 2; ESTABLISHING PROCEDURES FOR ASSESSMENT, CALCULATION
AND COLLECTION OF SAID FEES; AMENDING THE ANNA CITY CODE OF
ORDINANCES, PART II, ARTICLE 49, SECTION 8 REGARDING IMPACT FEES;
PROVIDING FOR A SAVINGS AND SEVERABILITY CLAUSE; AND PROVIDING FOR AN
EFFECTIVE DATE
WHEREAS, the City Council ("Council") of the City of Anna, Texas ("City") has previously
adopted water and sanitary sewer impact fees in accordance with Chapter 395 of the Texas
Local Government Code ("Chapter 395"); and
WHEREAS, the Council now desires to adopt roadway impact fees in two service areas
within the City's corporate limits; and
WHEREAS, the City's duly appointed Impact Advisory Committee reviewed the land use
assumptions and capital improvements plan as relates to the roadway impact fees that
are the subject of this ordinance and said committee provided its written comments on the
proposed impact fees before the fifth day before the date of the public hearing on the
imposition of the fees; and
WHEREAS, the City has fully complied with Chapter 395 concerning the notice, adoption,
promulgation and methodology necessary to adopt said land use assumptions and capital
improvements plan in preparation for the adoption and imposition of roadway impact fees;
and
WHEREAS, on July 22, 2014, the Council held a duly noticed public hearing on the adoption
said land use assumptions and capital improvements plan and adopted same with the
passage of City of Anna Resolution No. 2014-07-04; and
WHEREAS, on September 9, 2014, the Council held a duly noticed public hearing on the
adoption of said roadway impact fees; and
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ANNA, TEXAS, THAT:
Section 1. Recitals Incorporated; Statement of Purpose.
The recitals above are incorporated herein as if set forth in full for all purposes. This
Ordinance is intended to assure the provision of adequate public roadway facilities to serve
new development in the City by requiring each such development to pay its share of the costs
of such improvements necessitated by and attributable to such new development.
Section 2. Land Use Assumptions.
ORD. 671-2014 Road Impact Fees Page 1 of 5 09-23-14
The land use assumptions adopted with the passage of Resolution No. 2014-07-04 are
approved as originally adopted by the Council and as shown in the attached Exhibit A,
incorporated herein as if set forth in full.
Section 3. Capital Improvements.
The capital improvements plan for roadways adopted with the passage of Resolution No.
2014-07-04 are approved as originally adopted by the Council and as shown in the attached
Exhibit B, incorporated herein as if set forth in full.
Section 4. Maximum Roadway Impact Fee Established.
In accordance with the land use assumptions and capital improvements plan for roadways,
the Council hereby sets the maximum impact fee amount per service unit equivalent at
$702.00 for service area 1.
In accordance with the land use assumptions and capital improvements plan for roadways,
the Council hereby sets the maximum impact fee amount per service unit equivalent at
$616.50 for service area 2.
Section 5. Roadway Impact Fee as Condition of Development Approval/Permit
Issuance.
No final plat for new development shall be released for filing with the appropriate county
without assessment of an impact fee pursuant to this ordinance or a separate ordinance
providing for such assessment. No building permit shall be issued for new development until
the property owner has paid the impact fee imposed by and calculated herein or a contract
for payment is approved by the City and executed by the parties.
Section 6. Assessment of Roadway Impact Fees.
(a) The Council shall determine the amounts to be assessed and collected in accordance
with this ordinance; provided, however, that the amount of any roadway impact fee assessed
or collected shall not exceed the maximum amounts established under Section 4 of this
ordinance for service area 1 and service area 2, respectively.
(b) For new development on land that is platted in accordance with Subchapter A, Chapter
212 of the Texas Local Government Code, the City shall assess the roadway impact fees
before or at the time of recordation of a subdivision plat. Subject to the limitation on the
amount as set forth in subsection (a), above, the amount of the roadway impact fees will be
calculated and assessed pursuant to this ordinance or as modified by a future ordinance
adopted by the Council. Unless and until modified by a future ordinance, the amount of the
roadway impact fee that shall be assessed and collected are: (1) $ 702.00 per service unit
equivalent for service area 1; and (2) $616.50 per service unit equivalent for service area 2.
(c) For land on which new development occurs or is proposed to occur without platting, the
City may assess the impact fees at any time during the development and building process
and may collect the fees at either the time of recordation of the subdivision plat or connection
to the political subdivision's water or sewer system or at the time the political subdivision
issues either the building permit or the certificate of occupancy.
ORD. 671-2014 Road Impact Fees Page 2 of 6 09-23-14
(d) Following initial assessment of the impact fee for a new development pursuant to this
section, the amount of the impact fee per service unit for that development cannot be
increased unless the approved final plat expires or lapses under applicable ordinances or law
or the owner proposes to change the approved development by the submission of a new
development application or application to increase the number of service units, in which case
the impact fee will be reassessed for increased service units at the impact fee amount as
assessed at that time.
(e) Following the lapse or expiration of a final plat covering any area of undeveloped property
that has been approved or a final plat deemed approved due to the City's failure to act, a new
assessment shall be performed at the time of new final plat approval in accordance with this
ordinance, as amended.
Section 7. Collection of Roadway Impact Fees.
(a) The roadway impact fees due on new development shall be collected at the time of
application for a building permit or, in the cases for which no plat is submitted to the City, at
the time of application for building permit, utility connection or certificate of occupancy,
whichever occurs first, unless an agreement binding the property owner and the City has
been executed providing for a different time of payment.
(b) At the time that roadway impact fees are due, the City shall compute the impact fees due
for the new development in the following manner:
(1) By multiplying the number of each type of service units generated by the amount of
the roadway impact fee assessed or deemed to have been assessed by the City
for the applicable service area.
(2) The amount of each impact fee due shall be reduced by any allowable credits for
roadway capital improvements in the manner provided by City regulations and
state law.
(c) Whenever a property owner proposes to increase the number of service units for a new
development, the additional impact fees collected for such new service units shall be
determined by using the amount of impact fee per service unit then in effect, and such
additional fee shall be collected at the time of issuance of a new building permit.
Section 8. Incorporation of Other Regulations.
Except as set forth in this ordinance, the regulations applicable to roadway impact fees in The
Anna City Code of Ordinances ("Anna Code"), Part II, Article 49, Section 8 shall apply. To the
extent that this ordinance conflicts with said Section 8 of the Anna Code this ordinance shall
govern.
Section 9. Amendments to Anna Code.
ORD. 671-2014 Road Impact Fees Page 3 of 6 09-23-14
(a) In accordance with Part 11, Article 1, Section 9 of the Anna Code, this ordinance amends
Part II (General Ordinances) of the Anna Code by amending the title of Part 11, Article 49,
Section 8, as follows:
Section 8, Water and SanitaFY SeweF-Impact Fees on New Development
(b) In accordance with Part 11, Article 1, Section 9 of the Anna Code, this ordinance amends
Part 11 (General Ordinances) of the Anna Code by amending the definition of
"Assessment" in Part II, Article 49, Section 8.02 (Definitions) as follows:
Assessment means the determination of the amount of the impact fee
that can be iced -collected on New Development pursuant to this section.
(c) In accordance with Part II, Article 1, Section 9 of the Anna Code, this ordinance amends
Part II (General Ordinances) of the Anna Code by amending Part 11, Article 49, Section
8.04(a) and (b), and adding a new subsection (c) as follows:
8.04 Impact Fee Required
(a) Water and sewer Impact Fees shall be assessed for New Development at the
time Final Plats for single family residential are released for recordation and
due and payable at the time a building permit is issued, or for land platted
outside the corporate limits, at the time an application is filed for an individual
meter connection to the water or wastewater system. Water and sewer
Impact Fees for other than single family residential shall be assessed at any
time and shall be due and payable prior to connection to the City's water or
sanitary sewer. Irrigation meters in single family residential are additional
Service Units and will be assessed and fees collected at time of connection
to the City's water or sanitary sewer. Except as set forth in City of Anna
Ordinance No. 671-2014, as amended, Roadway Impact Fees shall be
assessed for New Development at the time Final Plats are released for
recordation and due and payable at the time a building permit is issued.
(b) Once an assessment has been made for New Development of a tract,
additional Additional Impact Fees or increases in fees shall not be assessed
unless the numbeF of SeWiGe Units to be developed en the traGt inGFea6es.
diff@re"^�;-the number of SeNic-e-Un+ts unless the approved final plat
expires or lapses under applicable ordinances or law or the owner proposes
to change the approved development by the submission of a new
development application or application to increase the number of service
units, in which case the impact fee will be reassessed for increased meter
ORD. 671-2014 Road Impact Fees Page 4 of 6 09-23-14
size or additional meters or service units at the impact fee amount as
assessed at that time.
(c) Following the lapse or expiration of a final plat covering any area of
undeveloped property that has been approved or a final plat deemed
approved due to the City's failure to act, a new assessment shall be
performed at the time of new final plat approval in accordance with this
ordinance, as amended.
(d) In accordance with Part II, Article 1, Section 9 of the Anna Code, this ordinance amends
Part 11 (General Ordinances) of the Anna Code by amending Part II, Article 49, Section
8.05 by adding a new subsection (b) as follows:
(b) Roadway Impact Fees shall be determined as set forth in City of Anna
Ordinance No. 671-2014, as amended.
(e) In accordance with Part II, Article 1, Section 9 of the Anna Code, this ordinance amends
Part II (General Ordinances) of the Anna Code by amending Part 11, Article 49, Section
8.09 as follows:
PASSED AND APPROVED by the City Council of the City of Anna, Texas, on this 231d day
of September, 2014.
ATTEST:
,t
N a i kison, City Secretary
ORD. 671-2014 Road Impact Fees
09-23-14
EXHIBIT A
ROADWAY, WATER,, AND WASTEWATER
LAND U'SE ASSUMPTIONS
January 2014
Advisory Committee
Justin Burr — Chairman & Planning and Zoning Commissioner
Sandy Setliff — Member from Real Estate Community & Planning and Zoning Commissioner
Tiffany Burleson — Planning and Zoning Commissioner
Elaine Gothard — Planning and Zoning Commissioner
John Johnson — Planning and Zoning Commissioner
Darrin Columbo — Planning and Zoning Commissioner
Lee Miller — Planning and Zoning Commissioner
Gary Billups — Member from Extraterritorial Jurisdiction
Staff
Philip Sanders — City Manager
Kenny Jenks — Police Chief — Deputy City Manager
Tim Gothard — Fire Chief
Maurice Schwanke — Director of Planning and Development
Rob Woods — Public Works Director
Clayton Fulton — Finance Director
Page 1 of 15
LAND USE ASSUMPTIONS FOR IMPACT FEES
PURPOSE
The purpose of this study is to analyze both existing and future land use, and to forecast growth trends for the City of
Anna. This land use data provides a basis for determining and scheduling the capital improvements required to serve
the existing and future population of the City of Anna. This study fulfills the requirements of Chapter 395 of the Texas
Local Government Code which prescribes the process by which cities in Texas must formulate impact fees. The
purpose of impact fees is to provide an equitable funding method for future capital improvement facilities for: water
transmission, distribution, production and storage; wastewater collection, transmission and treatment, and thoroughfares
to serve new developments in the City of Anna.
These land use assumptions, which also include population, and basic, service, and retail land use projections, will
become the basis for the preparation of impact fee capital improvement plans for water, wastewater, and roadway
facilities.
To assist the City of Anna 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 upon assumptions pertaining to the type, location, quantity and timing of various future land uses
within the community, and to establish and document the methodology used for preparing the growth and land use
assumptions.
ELEMENTS OF THE LAND USE ASSUMPTIONS REPORT
This report contains the following components:
I. Methodology -- Explanation of the general methodology used to prepare the land use assumptions.
II. Data Collection Service Area Maps (Figures 1, and 2) -- Explanation of division of the City into impact fee
service areas for roadway, water and wastewater facilities.
III. Base Year Data -- Information on population, employment, and land use for Anna as of 2014 for each capital
facility service area.
IV. Ten -Year Growth Assumptions -- Population and employment growth assumptions for ten years by impact fee
service areas.
V. Summary -- Brief synopsis of the land use assumptions report.
Page 2 of 15
I. METHODOLOGY
Based upon the growth assumptions and the capital improvements needed to support growth, it is possible to develop an
impact fee structure which fairly allocates improvement costs to growth areas in relationship to their impact upon the
entire infrastructure system. The 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 the following:
• The character, type, density, and quantity of existing development
• Existing zoning patterns
• Anticipated future land use (as shown on the City's Future Land Use Plan)
• Availability of land for future expansion
• Current and historical growth trends within the City
• Building permit activity trends
• Basic, Retail, and Service land use absorption rates
• Physical holding capacity of the City
• Known or anticipated development projects
Following is the general methodology used for the preparation of this report:
Update impact fee service areas as necessary for roadway, water and wastewater facilities (see Section II -- Service
Area Maps).
2. Collect/determine benchmark data on population, basic, retail and service land use as of 2014 (see Section III-- Base
Year Data).
Project population and basic, retail and service land use growth for ten years by impact fee service area (see Section
IV --
Ten-Year Growth Assumptions).
More detailed discussion for each of the above is contained within the respective sections.
Page 3 of 15
11. SERVICE AREA MAPS
Service Area Maps
Figure 1, entitled "Roadway Impact Fee Service Area Structure", details the two (2) service areas for roadway facilities.
Although the capital improvements plan and impact fees will be prepared as a separate document for roadway facilities,
the geographic boundaries of the roadway service areas are shown as Figure 1.
Figure 2 show the service areas for water and wastewater facilities. The boundary for water and wastewater facilities
service area is the combination of the existing city limits and the extraterritorial jurisdiction. Documents containing the
capital improvements plan for water and wastewater facilities will also be prepared separately.
Data Format
The existing data base, as well as the future projections, was formulated according to the following format
and categories:
Service Area Correlates to the proposed roadway, water and wastewater service areas
identified on the attached maps.
Housing Units (2014) All housing units including single-family, duplex, multi -family and group quarters. The
number of existing housing units has been shown for the base year (January 1, 2014).
Housing Units (2024) Projected housing units by service zone for January 2024 (ten-year growth projections).
Population (2014) Existing population for the base year (January 2014).
Population (2024) Projected population by service area for the year 2024 (ten-year growth
projections).
Employment (2014, 2024) Employment data is aggregated to three employment sectors and include:
Basic, Retail and Service. The following details which North American
Industry Classification (NAIC) codes fall within each of the three sectors.
Basic (#210000 to #422999) -- Land use activities that produce goods and services
such as those that are exported outside the local economy; manufacturing, construction,
transportation, wholesale trade, warehousing and other industrial uses.
Retail (#440000 to #454390) -- Land use activities which provide for the retail sale of
goods that primarily serve households and whose location choice is oriented toward the
household sector such as grocery stores, restaurants, etc.
Service (#520000 to #928199) -- Land use activities which provide personal and
professional services such as financial, insurance, government, and other professional
and administrative offices.
Page 4 of 15
III. BASE YEAR DATA
This section documents the City's historical growth trends and data from the base year of January 1, 2014.
This "benchmark" information provides a starting basis of data for the ten-year growth assumptions that will
be presented within the following section.
Population Growth
The existing and past population levels for Anna are depicted in Table 1. As indicated, between 1940 and
2010 the population growth has been substantial, increasing from 509 persons in 1940 to 8,249 persons in
2010. The 2013 estimated population estimated the North Central Council of Governments is 9,360 persons,
which represents a significant increase (13.5%) since the 2010 estimate. Currently, the total population is
estimated to be 10,300 based on the housing count prepared in this report. This estimate uses an average
household population of 3.15 and an occupancy rate of 94 percent. Additionally, within the City and the ETJ
the population is estimated to be over 13,632 persons.
TABLE 1
ANNA
POPULATION GROWTH
YEAR
POPULATION
1940
509
1950
525
1960
639
1970
736
Y
1980
855
'
1990
904
Y
2000
1,225
Y
2010
8,249
2013
9,360
**
2014
10,300
Y**
* Source: U.S. Census
** North Central Texas Council of Govermnents Population Estimates
*** The January 2014 population estimate shown above was derived using data from this 2014 Land Use
Assumptions Report. Source: City of Anna
Existing Land Use
In any evaluation and projection of future land use patterns, a documentation of existing conditions is
essential. Documentation of existing land use patterns and population was made from the City's
Comprehensive Plan as amended and used as a base line for future growth projections.
Table 2 represents a summary of existing population and employment acreages for Anna and the associated
water and wastewater planning areas. The appendices detail data by various impact fee service areas.
Page 7 of 15
TABLE 2
ANNA
EXISTING POPULATION & EMPLOYMENT -2014
BY AREAS
Roadway Boundary - City Limits
Housing Units
3,479
Population
10,300
Total Employment Acreage
101.6
Basic Employment Acreage
37.5
Retail Employment Acreage
44.7
Service Employment Acreage
19.4
Water Boundary — City Limits and ETJ
Housing Units
4,604
Population
13,632
Waste Water Boundary— City Limits and ETJ
Housing Units
4,604
Population
13,632
Source: City of Anna
IV. TEN-YEAR GROWTH ASSUMPTIONS
Growth is characterized in two forms: population (residential land use) and employment (nonresidential land
use). A series of assumptions were made 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 developed.
_ Future land uses will occur as identified on the Future Land Use Plan adopted in 2010 with updates
_ The City will be able to finance the necessary improvements to accommodate growth,
_ School facilities will accommodate increases in population, and
Densities will be as projected as detailed in the Comprehensive Plan.
The ten-year projections, or land use assumptions, are based upon the establishment of a reasonable growth
rate which is based upon past trends or other considerations. Given the impact on growth due to the economic
fluctuations in the late 2000's, analysis of annual growth based on data from building permit data and U.S.
Census was undertaken to provide further insight into growth trends experienced within the City.
The single-family building permit activity since 2005 in Anna has fluctuated with time, going from 506 in
2005 to as low as 7 in 2009. Table 3 represents this fluctuation in growth and the data used to find the average
number of permits over the nine-year period, of 232 building permits. Several different scenarios were
produced to estimate the future population using a range of building permits from 200 to 300 and also
percentage increases of 6, 7 and 9 as shown in Table 4. The scenario that best fits the last two years of
building permits and the anticipated growth is the 7 percent therefore it was the growth rate used for this
analysis.
Page 8of15
TABLE 3
ANNA
BUILDING PERMIT RECENT HISTORY
Year
Single Family
Building Permits
2005
506
2006
346
2007
148
2008
77
2009
7
2010
26
2011
100
2012
351
2013*
300
Average
232
*Projected for Years End.
SOURCE: Planning and Development Department
TABLE 4
ANNA
POPULATION PROJECTIONS
Year
200 unit/yr
300 units/yr
5% after 2013
6% after 2013
7% after 2013
9% after 2013
2014
10,300
10,300
10,300
10,300
10,300
10,300
2015
10,900
11,200
10,815
10,918
11,021
11,227
2016
11,500
12,100
11,356
11,573
11,792
12,237
2017
12,100
13,000
11,924
12,267
12,618
13,339
2018
12,700
13,900
12,520
13,004
13,501
14,539
2019
13,300
14,800
13,146
13,784
14,446
15,848
2020
13,900
15,700
13,803
14,611
15,458
17,274
2021
14,500
16,600
14,493
15,487
16,540
18,829
2022
15,100
17,500
15,218
16,417
17,697
20,523
2023
15,700
18,400
15,979
17,402
18,936
22,371
2024
16,300
19,300
16,778
18,446
20,262
24,384
Source: City of Anna
Page 9 of 15
FIGURE 3
ANNA
POPULATION PROJECTIONS
Source: City of Anna
The development of ten-year housing estimates were calculated using the seven percent growth rate derived
above. However the growth was not projected to occur evenly throughout the roadway service areas of the
city. While growth will generally occur throughout the city, the current city staff provided knowledge of the
key growth areas within the community.
Many new developments are in the planning phases with preliminary plats being currently submitted. The
following is a list of the major projects interests:
• Lake View Preliminary Plat — 168 lots
• West Crossing Phase 4 — Final Plat Construction Plans under review — 70 lots
• Anna Crossing Phase IA & 1B Preliminary Plat -175 lots
Anna Crossing Phase IA Construction Plans under review
• Anna Crossing Phase 2A Construction Plans under review — 59 lots
• Discussions on future phase of North Point Crossing — 498 lots
• Discussions on Villages of Hurricane Creek— 1,008 lots
• Discussions on Oak Ridge — 2,635 lots
Page 10 of 15
Other conversations with developers are occurring regularly on other large land holdings. The ten-year
population estimates were determined by growing service areas to represent current development patterns
while also maintaining the 7 percent overall growth rate. The household growth figures are shown by
roadway service area in Table 5.
TABLE 5
ANNA
PROJECTED GROWTH BY SERVICE AREA
SERVICE AREA
2014
HOUSEHOLDS
ANTICIPATED
DEVELOPMENT
PERMITS
2024
HOUSEHOLDS
ANNUAL
GROWTH RATE
2014-2024
A
123
595
718
19.29%
B
68
320
388
19.02%
C
1,704
625
2,329
3.17%
D
1,193
525
1,718
3.71%
E
522
650
1,172
8.42%
F
321
175
496
4.45%
G
184
535
719
14.60%
H
377
50
427
1.25%
I
104
50
154
4.00%
Total
4,596
3,525
8,121
5.86%
Source: City of Anna
TABLE 6
ANNA
TEN-YEAR POPULATION PROJECTIONS
Source: City of Anna
Based on values in the Anna Comprehensive Plan the commercial land use which includes retail and service
that Anna has is approximately 0.7 acres per 100 persons and the industrial (basic) category had 0.2 acres per
100 acres. The City has been underserved with retail/office space and the absorption rate is anticipated to be
closer to 1.4 acres per hundred persons with 1.2 acres per hundred for retail and 0.2 acres for service. Basic
land use per 100 persons is recommended to be .5 acres. It should also be mentioned that the location of the
Page 11 of 15
2014
2024
ROADWAY
SERVICE
TOTAL
AREA
HOUSING
NEW
PROJECTED
UNITS
POPULATION
HOUSING
HOUSING
POPULATION
UNITS
UNITS
1
2,752
8,148
2,015
4,767
14,113
2
727
2,152
1,350
2,077
6,149
Total
3,479
10,300
3,365
6,844
20,262
Source: City of Anna
Based on values in the Anna Comprehensive Plan the commercial land use which includes retail and service
that Anna has is approximately 0.7 acres per 100 persons and the industrial (basic) category had 0.2 acres per
100 acres. The City has been underserved with retail/office space and the absorption rate is anticipated to be
closer to 1.4 acres per hundred persons with 1.2 acres per hundred for retail and 0.2 acres for service. Basic
land use per 100 persons is recommended to be .5 acres. It should also be mentioned that the location of the
Page 11 of 15
basic, retail and service acreages are not distributed proportionately by area population but by zoning patterns
and anticipated developments.
TABLE 7
ANNA
TEN-YEAR BASIC/RETAIL/SERVICE
LAND USE PROJECTIONS
ROADWAY
SERVICE
BASIC
ACRES
RETAIL
ACRES
SERVICE
ACRES
TOTAL
ACRES
AREA
2014 2024
2014 2024
2014 2024
2014 2024
1
30.8 57
42.6 190
12.3 27
85.7 274
2
6.7 44
2.1 53
7.1 14
15.9 111
TOTAL
37.5 101
44.7 243
19.4 41
101.6 385
Source: City of Anna
V. SUMMARY
• Anna presently contains approximately 15.01 square miles of land within the City limits and a total land
area within the city limits and extraterritorial jurisdiction of 60.94 square miles.
• The existing population of Anna is approximately 10,300 persons, and the existing estimated acreage of
basic, retail and service is 101.6 acres within the City Limits.
• An average annual growth rate of 7 percent was used to calculate the Anna's ten-year population growth
projections.
• The ten-year (2024) gto\vtlh projection of Anna is 20,262 persons, and the ten-year projected acreage of
basic, retail and service land use is 385 acres.
Page 12 of 15
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