2015 Land Use Inventory Description

Transcription

1 2015 Land Use Inventory Description Introduction Since the 1970s, NCTCOG has developed point-in-time inventories of land conditions within the 16-county NCTCOG region. Over the years, the use categories have changed, as have the extents of the coverage of the analyses. The primary purpose in developing these inventories has been to inform urban growth simulation and demographic forecasting models. For general information about each land use inventory, see Appendix A. In the early years, NCTCOG s Research and Information Services department (RIS) worked with other NCTCOG departments and other agencies in development of the inventories. Currently, RIS assumes full responsibility for development of a regional land use layer updated every five years. However, development of these layers would not possible without the cooperation of local appraisal districts and the other organizations that make data available. In addition, various NCTCOG departments provide funding for this activity. These contributions are acknowledged and greatly appreciated. The 2015 land use inventory provides a snapshot of how the nearly 8.2 million acres of land in the region was employed in The inventory is presented as a polygon layer in digital format suitable for use in a geographic information system (GIS). For each polygon, a general, dominant use is identified. The following sections describe the input data sources, coding methodology, and land use coding system. Data Sources Parcel data acquired from local appraisal districts served as the primary data source. For the first time since NCTCOG began using parcel data, NCTCOG was able obtain digital parcel data for all 16 counties in the region. This enabled the coding methodology to be relatively consistent for all the counties. However, parcel data can be incomplete or incorrect. To augment or verify the parcel data, additional data sources are necessary. Supplementary data sources used in development of the 2015 inventory are listed below. Orthophotos acquired through NCTCOG s Spatial Data Cooperative Program 11 Google Imagery including Street View Parks data developed by NCTCOG 22 Subdivisions data developed by RIS based on data from appraisal districts and cities 2 Features data, such as cemeteries, that are included in NCTCOG s Features layer 2 Development data, such as apartments, that are captured by NCTCOG s Development Monitoring program 2 NCTCOG 2010 land use 2 Internet search One of the final steps in development of the 2015 land use inventory was the inclusion of water and transportation features. The following two data layers were used for this purpose. Hydrography data from the U.S. Geological Survey, as processed by RIS 2 Roads data developed by RIS based on data supplied by agencies and NCTCOG s Transportation Department Available through DFWmaps.com 2 2 Available through the Regional Data Center 1

2 Methodology The current approach to land use layer development requires a combination of automated and manual activities in multiple steps. In addition, the process includes both objective and subjective procedures. This section describes the process very generally. In actuality, some of the steps were repeated multiple times or in a different order, depending on the county. For 2015, the land use inventory was developed for each county individually. This county-by-county approach was efficient for three reasons: 1. The parcel data sets for each county are relatively large and each required significant computer processing capacity. 2. Multiple staff members worked on this project simultaneously. Working with each county individually made management of the data easier and facilitated non-sequential progress on some steps. 3. Each parcel data set came from a different source and had unique characteristics, even after NCTCOG had processed the data and imposed a standard schema. The first step in developing the inventory was a coding of the parcel data. RIS staff assigned a NCTCOG land use code to each parcel based on state land use codes (SLUC) provided by the appraisal districts. RIS staff developed tables to convert SLUC to NCTCOG land use codes (COG_LU). Due to variations in the ways appraisal districts use or apply state land use codes, there is a unique conversion table for each county. See Appendix B for an example of a coding table. The initial coding was an automated process. For parcels without SLUC, RIS staff used the supplementary data sources to identify the use and assign a COG_LU. This part of the coding was a manual and time-consuming process, generally requiring inspection of each individual, un-coded parcel. Once each parcel had a COG_LU, the supplementary data sources served as verification. For example, parcels coded as cemeteries (COG_LU 174) were compared with cemetery locations from NCTCOG s Features layer and to digital imagery. Likewise, categories such as parks and apartments were compared to other sources and the coding was updated as needed. After all parcels were sufficiently coded, contiguous polygons with the same use were merged or dissolved to build new larger polygons. Various GIS tools were used to clean up sliver polygons and close gaps between polygons. Some of the GIS tools used required minimal intervention; some required a great deal of direction from the data analyst. In addition, adjoining counties were compared along each perimeter to detect conflicting codes and match edges. The 2015 layer was also compared to the 2010 layer by category to detect potential systematic coding issues. The next step was incorporation of the water and transportation features. The hydrography layer was used to update land use. The transportation layer was used to erase portions of the land use layer, because roads appear as void areas in the land use layer. Following the incorporation of these two layers, the clean-up tools were used again to deal with any issues resulting from the update and erase procedures. The final step was an appending of all 16 counties to form one seamless layer. The methodology used to develop the 2015 layer is similar to that used to develop the 2010 and 2005 layers. However, there are differences in the methodologies that can result in significant differences for some categories. Appendix C has a list of a few of the particular items that can interfere with comparability of inventories for different years. Numerous quality assurance and quality control activities were undertaken to make the data as good as possible within the provided timeframe and using the available resources. However, time and resources prohibited the review of each of the nearly 2.4 million parcels in the region. It is possible that issues in the original parcel data persist in the final land use layer. An evaluation of the original parcel data indicates that, for the region as a whole, a little over 83% of the parcels had the correct SLUC. 2

3 Codes NCTCOG has used a similar set of codes since 1975, although there have been some consequential definitional changes over the years. The 1990 land use inventory publication 33 provides insight into the history of NCTCOG s land use codes. The following is an excerpt from that report. NCTCOG s Land Use Codes were an extension of the U.S. Geological Survey s (U.S.G.S.) classification scheme delineated in the Geological Survey Professional Paper No. 964 entitled A Land Use and Land Cover Classification System for Use with Remote Sensor Data. Extending these classes of use served two main purposes. First, it provided a common base for interpreting urban land use with which many users could agree. Second, it provided non-urban categories (land cover) that would prove useful for incorporating remotely sensed (satellite) data in the future. While originally based on the USGS codes, NCTCOG revised the coding system to suit its own purposes. Today, there is no specific effort on the part of NCTCOG to conform entirely to any other classification system. The codes used currently are better at describing urban uses than non-urban ones. Therefore, the term land use is certainly more descriptive of NCTCOG s current inventory than land cover. In developing the 2015 codes, NCTCOG staff attempted to adapt the existing coding system to meet a variety of user needs while retaining some consistency with previous land use layers. For a comparison of the 2015 land use codes to codes used in prior land use layers, see Appendix D. The 2015 codes and a brief description of each are listed below. 111 Single family Single family detached units and duplexes 112 Multi-family Apartments, condominiums, residential hotels, and single family attached units 113 Mobile home Mobile homes inside mobile home parks and freestanding units outside parks 114 Group quarters Nursing homes, group homes, college dormitories, jails, and military base personnel quarters 120 Commercial Unspecified office or retail uses or a combination of office and retail uses. Day care facilities are also included here. This excludes office and retail uses when residential use is present. For these, see mixed use, code 160. The general commercial category was in the original 1975 land use classification. Sometime prior to 1990, this code was split into office and retail; however, state land use codes present in the parcel files still use a general commercial classification. Due to the difficultly in verifying the difference between retail and office when a use is not specified, the commercial classification was added back in 2010 and has been used since. 121 Office Generally includes any administration functions including those conducted by corporations, financial institutions, and governments. Sometime between 1975 and 1990, government offices started being included in the office category. Beginning with the 2010 land use inventory, classification of government offices was moved back to an institutional code, now Retail Retail trade and services. Examples include department stores, repair shops, supermarkets, and restaurants 3 3 Released Fall

4 124 Hotel/motel Hotels, motels, and lodges 125 Institutional/semi-public Churches, governmental facilities and offices, museums, hospitals, medical clinics, libraries, and military bases are included here. Sometime between 1975 and 1990, education uses were moved to the institutional category. Starting with the 2010 land use inventory, education uses were moved to a new education category, code Education All public and private schools including elementary schools, middle schools, high schools, colleges, universities, and vocational schools 131 Industrial Manufacturing plants, warehouses, salvage yards, quarries, and mines 143 Utilities Sewage treatment, water treatment, and power plants; power line easements; and pumping stations 144 Airport Airport terminals 146 Runway Airport runways 147 Large stadium Large venues for organized events 148 Railroad Railroad lines and stations and rail-to-truck transfer facilities 149 Communication Radio, television, cable, and telephone facilities and lines 151 Transit Passenger rail and bus lines and facilities 160 Mixed use Areas that contain both commercial activities, such as office or retail, along with residential uses in the same facility or as part of the same development 170 Parks/recreation Public and private parks, golf courses, public and private tennis courts and swimming pools, and amusement parks 172 Landfill Sanitary landfills, land applications, and similar waste management facilities 173 Under construction Land that has undergone site preparation with construction in progress. In 1975, areas of residential construction were included as part of the urban undeveloped code and were moved into a separate under construction category sometime prior to The under construction category has been used since. 174 Cemeteries Dedicated burial places 4

5 181 Flood control Major flood control structures including levies, flood channels, and dams 301 Vacant Undeveloped land 302 Residential acreage Land that is mostly undeveloped yet includes a mobile home, house, or other residence as a minor part of the use. In the 2005 inventory in counties where parcel data served as the primary source, the entire parcel containing a residence was coded as single family (COG_LU 111). The 302 code was added in 2010 to reduce confusion over differences in urban and rural residential development. 303 Ranch land Land currently in use or suitable for breeding and raising of livestock such as cattle, horses, goats, or sheep 304 Timberland Land covered by trees 305 Farmland Land used for growing crops or suitable for such activities 309 Improved acreage Land that is mostly undeveloped yet includes a non-residential structure with road access as a minor part of the use 401 Parking Large (at least one acre) paved areas dedicated to vehicle parking including parking structures. In the 1975 inventory, parking was included as part of the roadway code. Several detailed parking categories were added in These have been aggregated back into a single code. 501 Water Lakes, rivers, and ponds of at least 10 acres are included here. In instances where a water body is within a developed land use designation, the water is be coded as the developed use. The exceptions are parks and vacant land. Water in either of these is coded as water. 502 Small water bodies Water bodies of less than 10 acres and fish hatcheries. In instances where a water body is within a developed land use designation, the water is coded as the developed use. The exceptions are parks and vacant land. Water found in either of these is coded as water. 5

6 Disclaimer of Warranty and Limitation of Liability There are many ways to determine use of land and generate land use inventories. The North Central Texas Council of Governments (NCTCOG) has selected a method that facilitates a relatively efficient and consistent process using resources available at the agency. All NCTCOG land use inventories were developed for general, regional planning activities. They have not been evaluated for other uses and are not for engineering purposes. They can differ from results of detailed analysis for specific areas or from similar products derived through different processes. This document along with the data referenced are presented as is without warranty of any kind, express or implied, including warranties of merchantability and fitness for a particular purpose and no such warranties can be assumed. NCTCOG makes no guarantee regarding accuracy, completeness, currency, or reliability. Responsibility for the use of this document and any referenced data lies solely with the user. In no event shall NCTCOG be liable for any claim of loss or other damages, either direct or indirect, arising from use of data or any related materials generated or distributed by NCTCOG. Research and Information Services NCTCOG's Research and Information Services (RIS) Department provides objective, consistent, and timely information and analysis on development in the region for use in regional and local planning and economic development activities. The substantive focus is on population, employment, and other socio-economic factors; commercial and residential development; and land use. The department also provides support to a regional Geographic Information System (GIS) and NCTCOG s internal computer network. These services focus on the needs of local governments in the North Central Texas region; however, many non-governmental organizations find the information and services useful as well. Custom maps, data analysis, and special products are provided on a fee-for-service basis as resources permit. To learn more about RIS, visit North Central Texas Council of Governments The North Central Texas Council of Governments (NCTCOG) is a voluntary association of, by, and for local governments and was established to assist local governments in planning for common needs, cooperating for mutual benefit, and coordinating for sound regional development. NCTCOG's purpose is to strengthen both the individual and collective power of local governments and to help them recognize regional opportunities, eliminate unnecessary duplication, and make joint decisions. To learn more about NCTCOG, visit Affiliated Programs and Resources Data access through the Regional Data Center: Interactive mapping and ordering of digital spatial data through DFW Maps: Participation in the Spatial Data Cooperative Program: gis.nctcog.org/aerials.asp Contact RIS staff by RDCINFO@nctcog.org North Central Texas Council of Governments 616 Six Flags Drive P.O. Box 5888 Arlington, TX

7 Appendix A NCTCOG Land Use Inventories Year Coverage Number of NCTCOG Land Use Codes General Methodology Availability 1975 Dallas and Tarrant counties and portions of Collin, Denton, Ellis, Johnson, Kaufman, Parker, and Rockwall counties 15 (urban) 19 (rural) Orthophoto interpretation Not available 1988 Dallas and Tarrant counties and portions of Collin, Denton, Ellis, Johnson, Kaufman, Parker, and Rockwall counties 1990 Dallas and Tarrant counties and portions of Collin, Denton, Ellis, Hood, Johnson, Kaufman, Parker, Rockwall, and Wise counties 1995 Collin, Dallas, Denton, Ellis, Johnson, Kaufman, Parker, Rockwall, and Tarrant counties 2000 Collin, Dallas, Denton, Ellis, Johnson, Kaufman, Parker, Rockwall, and Tarrant counties 19 Orthophoto interpretation Not available 19 Orthophoto interpretation Available through the Regional Data Center 20 Orthophoto interpretation Available through the Regional Data Center 24 Orthophoto interpretation Available through the Regional Data Center 2005 Collin, Dallas, Denton, Ellis, Hood, Hunt, Johnson, Kaufman, Parker, Rockwall, Tarrant, and Wise counties 25 Parcel-based for 5 counties^; orthophoto interpretation for balance Available through the Regional Data Center 2010 NCTCOG Region 34 Parcel-based for 13 counties^; orthophoto interpretation for balance Available through the Regional Data Center 2015 NCTCOG Region 33 Parcel-based^ Available through the Regional Data Center ^ Even in counties with a parcel-based methodology, some identification of use was accomplished through orthophoto interpretation or by use of other data sources. 7

8 Appendix B Coding Table for Collin County SLUC Category Description COG_LU A1 Residential Single Family A - Single-Family Residential 111 A2 Residential Manufactured Home (Own Land) A - Single-Family Residential 113 A3 Residential Condominiums A - Single-Family Residential 112 A4 Residential Townhomes A - Single-Family Residential 112 A6 Improvement % Complete Residential A - Single-Family Residential 112 A9 New Imp Classed NV (No Value) A - Single-Family Residential 111 B1 Residential Multi-Family B - Multi-Family Residential 112 B2 Residential Duplex B - Multi-Family Residential 111 B3 Residential Triplex B - Multi-Family Residential 112 B4 Residential Quadplex B - Multi-Family Residential 112 B6 Improvement % Complete B - Multi-Family Residential 112 B9 New Imp Classed NV (No Value) B - Multi-Family Residential 112 C1 Vacant Residential Lots In City Under 5 Acres C2 Vacant Residential Lots Out Of City Under 5 Acres C3 Vacant Commercial Lots In City Under 5 Acres C4 Vacant Commercial Out Of City Under 5 Acres C1 - Vacant Lots and Tracts 301 C1 - Vacant Lots and Tracts 301 C1 - Vacant Lots and Tracts 301 C1 - Vacant Lots and Tracts 301 C5 Vacant Industrial In City Under 5 Acres C1 - Vacant Lots and Tracts 301 C6 Vacant Industrial Out Of City Under 5 Acres C1 - Vacant Lots and Tracts 301 C9 New Subdivision Lot For Next Year - No Value C1 - Vacant Lots and Tracts 301 D1 Qualified Open-Space Ag Land D1 - Qualified Open-Space Land 303 D2 Farm & Ranch on Qualified Ag Land D2 - Improvements on Qualified Open-Space Land D6 Restricted Use E - Rural Land, Non-qualified Open-Space Land, E1 Real Farm & Ranch Single Family E - Rural Land, Non-qualified Open-Space Land, E2 Farm And Ranch Manufactured Home E - Rural Land, Non-qualified Open-Space Land, E3 Farm And Ranch Other Improvements E - Rural Land, Non-qualified Open-Space Land, E4 Rural Non-Ag Land E - Rural Land, Non-qualified Open-Space Land, E6 Farm And Ranch % Complete E - Rural Land, Non-qualified Open-Space Land, E9 Farm And Ranch New Imp Classed NV (No Value) E - Rural Land, Non-qualified Open-Space Land,

9 SLUC Category Description COG_LU EX1 Govt Owned Federal F1 - Commercial Real Property 125 EX10 Misc Total Exempt F1 - Commercial Real Property 125 EX2 Govt Owned State F1 - Commercial Real Property (Roads) EX3 Govt Owned County F1 - Commercial Real Property (Roads) EX4 Govt Owned City F1 - Commercial Real Property (Roads) EX5 Govt Owned ISD F1 - Commercial Real Property 126 EX6 Cemetery F1 - Commercial Real Property 174 EX7 Public Charity F1 - Commercial Real Property 125 EX9 Church F1 - Commercial Real Property 125 F1 Real Commercial F1 - Commercial Real Property 120 F2 Real Industrial F2 - Industrial and Manufacturing Real Property 131 F3 Office Commercial Real F1 - Commercial Real Property 121 F4 Condominium Commercial Real F1 - Commercial Real Property 131 F6 Commercial Real Imp Percent Complete F1 - Commercial Real Property 120 F9 Commercial New Imp Classed NV (No Value) F1 - Commercial Real Property 120 G1 Real Oil & Gas G1 - Oil and Gas 143 G2 Real Minerals G2 - Other Minerals 143 G3 Real Other Sub-Surface Interests G3 - Other Subsurface Interests In Land 143 H1 Personal Vehicles H1 - Tangible Personal Vehicles, Non Business 141 H2 Goods In Transit H2 - Tangible Personal Goods-In-Transit 141 J1A Water Systems - Real J1 - Water Systems 143 J1B Water Systems - Personal J1 - Water Systems 143 J2A Gas Distribution - Real J2 - Gas Distribution Systems 143 J2B Gas Distribution - Personal J2 - Gas Distribution Systems 143 J3A Electric Companies - Real J3 - Electric Companies and Co-Ops 143 J3B Electric Companies - Personal J3 - Electric Companies and Co-Ops 143 J4A Telephone Companies - Real J4 - Telephone Companies and Co-Ops 149 J4B Telephone Companies - Personal J4 - Telephone Companies and Co-Ops 149 J5 Railroads & Corridors J5 - Railroads 148 J6A Pipelines - Real J6 - Pipelines 143 J6B Pipelines - Personal J6 - Pipelines 143 J7A Cable Companies - Real J7 - Cable Television Companies 149 9

10 SLUC Category Description COG_LU J7B Cable Companies - Personal J7 - Cable Television Companies 149 J8 Other Utilities J8 - Other Utilities 143 L1 Tangible Commercial Personal L1 - Commercial Personal Property 120 L2 Tangible Industrial Personal L2 - Industrial and Manufacturing Personal Property L3 Exempt Under $500 E - Rural Land, Non-qualified Open-Space Land, M1 Tangible Personal Nonbusiness Watercraft M2 - Tangible Personal Other N/A M2 Tangible Personal Nonbusiness Aircraft M2 - Tangible Personal Other N/A M3 Tangible Personal Manufactured Homes M1 - Tangible Personal Mobile Homes 113 M4 HOA/Common Area A - Single-Family Residential 111 N1 Intangibles N - Intangible Personal Property N/A O Residential Inventory O - Residential Real Property Inventory 111 S Special Inventory BPP S - Special Personal Property Inventory N/A X Totally Exempt Property F1 - Commercial Real Property

11 Appendix C Examples of Areas of Caution for Comparisons of Inventories from Different Years Please note that this listing is not exhaustive, but provided merely as an illustration of reasons to proceed with caution if attempting to compare land use inventories over time. In inventories prior to 2005, roadway uses were included as coded polygons. Since 2005, roadways have been indicated by the void areas within each inventory. In the 2005 inventory, all water bodies were included regardless of size, permanency, or purpose. Water in tanks at water treatment plants was coded as water (500). For the 2010 and 2015 inventories, water in tanks at water treatment plants was coded as utilities (143). For more information, refer to the descriptions in the Codes section. In the 2010 inventory, one coding table was used for all counties. For the 2015 inventory, each county had its own coding table. Commercial and industrial codes have changed over time. Refer to the descriptions in the Codes section. More and better data sources such as that for parks, cemeteries, roads, and water allow improvements and refinements in subsequent inventories. Likewise, better quality orthophotos and imagery from sources like Google help improve use identification accuracy. The residential acreage (302) code was added in 2010 to address differences between single-family residences located in urban settings and those located in rural ones. In the 2010 inventory, for counties that did not have parcel data, residential areas were coded using orthophoto interpretation. Generally, each individual residence was identified and coded as single family with the surrounding area coded as vacant or agricultural use. For the 2015 layer, with parcel data available for all counties, many of these same areas were coded as residential acreage, taking in the entire parcel. Some of the identification processes call for judgement based on available information. The quantity and quality of the available information for making those judgments has changed over time. In addition, different personnel worked on the development of each layer. For the 2015 inventory, parcel data from 2015 served as the primary data source. In the 2010 and earlier inventories, for some counties the most recent prior inventory served as the primary source with updates made only to areas with perceptible changes. 11

12 Appendix D NCTCOG Land Use Codes Land Use Code Category Examples of Uses Single family Single family detached units and duplexes 112 Multi-family Apartments, condominiums, residential hotels, converted apartments and townhouses (single family attached) 113 Mobile home Mobile homes inside mobile home parks and free-standing units outside parks 114 Group quarters Nursing homes, group homes, college dormitories, jails, military base personnel quarters 120 Commercial Unspecified office or retail uses or a combination of office and retail uses, excludes office and retail uses when residential use is present (see mixed use) 121 Office Generally includes any administration functions include corporate and government offices, banks* 122 Retail Retail trade and services, such as department stores, repair shops, supermarkets, restaurants* 123 Institutional Churches, governmental facilities and offices, museums, education, hospitals, medical clinics, libraries and military bases* 124 Hotel/motel Hotels and motels 125 Institutional/semipublic Churches, governmental facilities and offices, museums, hospitals, medical clinics, libraries and military bases 126 Education All public and private schools 131 Industrial Manufacturing plants, warehouses, office showrooms* 141 Transportation Railroads, radio and television communications stations, truck terminals* 142 Roadway Roadways and right-of-ways* N/A 143 Utilities Sewage treatment and power plants, power line easements, pump stations, water treatment plants and water systems 144 Airport Airport terminals* 145 Parking garage Parking garages 146 Runway Airport runways N/A N/A 147 Large stadium Large venue for organized events N/A N/A 148 Railroad Railroad lines and stations, rail to truck transfer facilities, freight only N/A N/A N/A N/A 12

13 Land Use Code Category Examples of Uses Communication Radio and television communications stations 151 Transit Passenger rail and bus lines and facilities 160 Mixed use Areas that contain both commercial (office and retail) and residential uses either in the same facility or in very close proximity 170 Parks/recreation Public and private parks, golf courses, public and private tennis courts and swimming pools, amusement parks 171 Parks/recreation Public and private parks, golf courses, cemeteries, public and private tennis courts and swimming pools, amusement parks 172 Landfill Sanitary landfills, land applications, and similar waste management facilities 173 Under construction Land that has undergone site preparation and construction has begun N/A N/A N/A 174 Cemeteries Dedicated burial places 181 Flood control Major flood control structures including levies and flood channels 300 Vacant Undeveloped land N/A N/A 301 Vacant Undeveloped land, can be either urban or rural 302 Residential acreage Land that is mostly undeveloped, yet includes a residence, either house or mobile home, as a minor part of the use 303 Ranch land Land that is either devoted or suited to raising of livestock 304 Timberland Land that is wooded or forested 305 Farmland Land that is either devoted to or suited to cultivation of crops 306 Parking CBD Parking in Central Business Districts N/A N/A N/A 308 Expanded parking Parking areas adjacent to or near large event venues and other large parking lots 309 Improved acreage Open land that has a non-residential structure 401 Parking Paved areas dedicated to vehicle parking, includes parking structures N/A N/A 500 Water Lakes, rivers, ponds N/A N/A 501 Water Lakes, rivers, ponds of at least 10 acres 502 Small water bodies Water bodies less than 10 acres * Items included in this category have changed over time. 13