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Hillsborough County Population and Employment Projections and AllocationsDECEMBER 2017

2045 Population and Employment Projections

Presentation Overview

Overview of the Allocation Process 

Population and Employment Projections

Trend Analysis 

2045 Trend and Scenario Analysis

Next Steps 

Overview of the Allocation Process

2045 Population and Employment Projections

Population and Employment Allocation

Update the projections, horizon date and underlying assumptions

Understand recent demographic trends and how they may impact Hillsborough County in the future 

Grounded in a real estate market analysis 

Look at scenarios of how policy and infrastructure changes impact where population and jobs go

Input from all 4 local governments throughout 

2045 Population and Employment Projections

Results

• Trend analysis of demographic shifts and market and real estate forecasts 

• Assessment of scenarios for whether they achieve our goals:  Quality of Life  Fiscal Sustainability  Economic prosperity  Responsible Growth  Consistency of Action 

• Updated population and job projections to be utilized for future planning efforts 

2045 Population and Employment Projections

Population and Employment Allocation

Where will growth go? What is the

trend?

How much will we grow?

Where do we want growth to

go? What facilities will be

needed?

Population & Employment Projections

Alternative Allocation Scenarios

How will different infrastructure and policy decisions

impact that trend?

Trend and Market Analysis

Hybrid ScenarioComprehensive Plan

MPO LRTPMaster Plans

CIP

How much will we grow?Population and Employment Projections

2045 Population and Employment Projections

Control Totals

• Projected population and employment for 2045 + interim years 

• Allows us to compare different scenarios in a uniform way Can we accommodate that growth? Do we want to? How? Where? 

• Conditions change = plans and projections change

2045 Population and Employment Projections

Population 

1,300,000

1,500,000

1,700,000

1,900,000

2,100,000

2,300,000

2,500,000

2,700,000

2015 2020 2025 2030 2040 2045

Popu

latio

n

2045 Population Projections

2,475,000

2,140,000

2,007,000

1,562,000

BEBR Medium

BEBR Low

BEBR High

W & P

2045 Population and Employment Projections

Shorter Term Projections

2020 2025 2030

BEBR 1,466,900  1,602,900  1,722,900 

W&P 1,466,512  1,593,378  1,727,334 

2045 Population and Employment Projections

Employment

850,000

950,000

1,050,000

1,150,000

1,250,000

1,350,000

1,450,000

2015 2020 2025 2030 2040 2045

Employ

men

t

2045 Employment Projections

1,377,000

1,224,000

1,164,000

0.58 jobs per person

W&P

0.61 jobs per person

Where will growth go?Trend Analysis

2045 Population and Employment Projections

Trend Analysis 

• Based on historical growth trend• Follows Future Land Use Plan/Map

• Supported by building permit data

• Considers latest demographic data

• Real estate market analysis consultant review

• Draft data/maps attached

2045 Population and Employment Projections

Trend analysis and planning assumptionsLand use

Development Activity

Demographics

Policy

2045 Trend and Scenario Analysis

2045 Population and Employment Projections

What will Hillsborough County look like in 30 years?

• Where will we grow?

• How will we grow?• What does this mean for… Transportation? Housing? Infrastructure? Schools?

2045 Population and Employment Projections

2045 Trend and Scenario Analysis

• What do you want to get out of it? 

• Test and update assumptions from Imagine 2040

• Test impact of different infrastructure decisions 

Next Steps 

2045 Population and Employment Projections

Timeline

• Trend and Market Analysis – early 2018 

• Alternative Scenarios – Spring 2018 • Outreach – Summer 2018

• Hybrid Scenario – Fall 2018 

Attachments –Draft Trend Analysis Maps

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 1960

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 1970

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 1980

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 1990

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 2000

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: 2010

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsDeveloped land: Present

Source: Hillsborough County MPO

2045 Population and Employment Projections

Residential: Key Findings

• Steady, continuous growth• Trend toward smaller lot sizes

• Unit type balance remains constant

• Seasonal housing is concentrated in the south

2045 Population and Employment Projections

Residential Growth TrendsDwelling Units

0%

2%

4%

6%

8%

10%

12%

14%

 460,000

 470,000

 480,000

 490,000

 500,000

 510,000

 520,000

 530,000

 540,000

 550,000

 560,000

Dwellin

g Units

DU Growth Since 2005

1.14% Annual Average Growth

Source: U.S. Census Bureau, 2005‐2015 American Community Survey 5‐Year Estimates

12% Increase from 2005 – 2015

2045 Population and Employment Projections

Housing Type

Residential Growth Trends

Source: U.S. Census Bureau, 2011‐2015 American Community Survey 5‐Year Estimates

Single‐Family56%

Single‐Family 

Attached7%

Mobile Home or Other8%

Multi‐Family29%

2045 Population and Employment Projections

2045 Population and Employment Projections

Residential Growth TrendsHousing Type

56.3%

29.1%

9.0%5.6%

56.2%

29.4%

7.7% 6.7%

Single‐Family Multi‐Family Mobile Home or Other Single‐Family Attached

2005 2015Source: U.S. Census Bureau, 2011‐2015 American Community Survey 5‐Year Estimates

2045 Population and Employment Projections

Residential Growth TrendsSingle‐Family Residential Lot Size ‐ Countywide

Source: Hillsborough County MPO

0.66

0.630.62

0.600.59

0.580.56

1960 1970 1980 1990 2000 2010 Present

Acres

2045 Population and Employment Projections

Employment and Activities:Key Findings• Bulk of employment is in professional, office, services, retail

• Strong growth in employment since 2010

• Strong growth in floor space since 2000, leveling off in 2010• Employee space utilization is becoming more efficient

• FAR has leveled off

2045 Population and Employment Projections

Employment Growth TrendsTotal Employment

472,100

115,10084,200

585,800

149,600

86,100

0

100,000

200,000

300,000

400,000

500,000

600,000

700,000

Office +Commercial

Industrial Institutional

Total Employment

2010

2015

Census Bureau, Florida Department of Economic Opportunity, Bureau of Economic Analysis.Heated square footage reported in Hillsborough County Property Appraiser parcel database.

24% increase

30% increase 2% increase

2045 Population and Employment Projections

Employment Growth TrendsFloor Area(millions of square feet)

50.8

6.9

19.6

39.0

3.2

11.64.3

11.7

21.6

77.1

2.1

65.4

17.6

29.8

0.0

10.0

20.0

30.0

40.0

50.0

60.0

70.0

80.0

90.0

Census Bureau, Florida Department of Economic Opportunity, Bureau of Economic Analysis.Heated square footage reported in Hillsborough County Property Appraiser parcel database.

OfficeCommercial

Industrial

Institutional

2045 Population and Employment Projections

Employment Growth TrendsFloor Area(millions of square feet)

48.4

65.4

86.080.8

58.5

80.2

100.5 101.6

60.5

83.6

103.8 104.2

0.0

20.0

40.0

60.0

80.0

100.0

120.0

Office Commercial Industrial Institutional

Floor Area (millions of square feet)

2000

2010

2017

Census Bureau, Florida Department of Economic Opportunity, Bureau of Economic Analysis.Heated square footage reported in Hillsborough County Property Appraiser parcel database.

25% increase

28% increase

21% increase 29% increase

2045 Population and Employment Projections

Land Use TrendsTrend Development Focus Areas

Port

Tampa Heights/Ybor City

Hyde Park

USF/Innovation Place/University Mall

Westshore

Plant City West

DowntownUS 41 Port Activity Corridor

Temple Terrace East

West Riverfront

North Airport

US 301 Corridor

I‐4 USA Expansion

Northeast Master Plan

Northwest Hillsborough 

County

East Rural Area

RP‐2 Area

South County

Little Manatee South

Preservation

New Growth

Primarily Residential

Employment and Residential

Infill and Redevelopment

Primarily Employment

2045 Population and Employment Projections

Land Use TrendsResidential Building Permits by Unit

• Downtown• Channel District• West Riverfront• Westshore• South Brandon

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use TrendsNon‐Residential Building Permits by Unit

• Downtown• Westshore• Airport area

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use Trends

Developable Land

Source: Hillsborough County MPO

2045 Population and Employment Projections

Land Use Trends

Redevelopment Potential

Source: Hillsborough County MPO

2045 Population and Employment Projections

Carrying capacity

• Hillsborough County will add roughly 630,000 people and 340,000 jobs by 20451.

• There are approximately 75,000 acres of unconstrained vacant and redevelopable land within the USA and Plant City.

• Assume 52,500 acres (70%) are residential and 22,500 acres (30%) are non‐residential.

1 Based on BEBR medium projection and current population to employment ratio.

2045 Population and Employment Projections

How much population can 52,500 acres accommodate? 

0

100,000

200,000

300,000

400,000

500,000

600,000

700,000

800,000

900,000

3 units per acre 5 units per acre 7 units per acre

Projected population growth by 2045

Assumes 2.3 persons per household.

2045 Population and Employment Projections

How much employment can 22,500 acres accommodate? 

294,000

441,000

588,100

0

100,000

200,000

300,000

400,000

500,000

600,000

0.1 FAR 0.15 FAR 0.2 FAR

Projected employment growth by 2045

Assumes 3 employees per 1,000 square feet.

2045 Population and Employment Projections

Land Use:For Consideration• We will likely consume all developable land before 2045.

• How will the market respond?

• Redevelopment, infill and intensification.

• Growth pressure on USA expansion.

2045 Population and Employment Projections

• Hillsborough population share is stable• Pasco’s share is growing, Pinellas declining• The county is trending older• Much larger share of millennials in multi‐family housing • Average household size on a slight decline• Significant patterns in student enrollment (suburban), zero‐car 

households (urban)

Population and Demographic Trends:Key Findings

2045 Population and Employment Projections

 ‐

 500,000

 1,000,000

 1,500,000

 2,000,000

 2,500,000

 3,000,000

1960 1965 1970 1975 1980 1985 1990 1995 2000 2005 2010 2015

Hillsborough Pinellas Pasco

Tri‐County Population Growth Percent of Tri‐County Population

0%

10%

20%

30%

40%

50%

60%

1960 1980 2000 2010 2015

Hillsborough Pinellas Pasco

Source: U.S. Census Bureau, 2011‐2015 American Community Survey 5‐Year Estimates

Population and Demographic TrendsPopulation Growth

2045 Population and Employment Projections

0%

5%

10%

15%

20%

25%

30%

35%

Under 18 18 ‐ 34 35 ‐ 49 50 ‐ 64 65  and Over

1985 2015 2045Source: Steven Ruggles, J. Trent Alexander, Katie Genadek, Ronald Goeken, Matthew B. Schroeder, and Matthew Sobek, Integrated Public Use Microdata Series:  Version 5.0 (Machine‐readable database), Minneapolis, Minnesota:  Minnesota Population Center (producer and distributor), 2010. and BEBR

Population and Demographic TrendsAge Cohorts

2045 Population and Employment Projections

6% 7% 7%4%

19% 21% 21%

15%

8% 7%5%

4%

38%

20%

12%

7%

Under 5 5 to 9 10 to 14 15 to 17 18 to 34 35 to 49 50 ‐ 64 65 and Up

Single‐Family Multi‐Family

Source: Steven Ruggles, J. Trent Alexander, Katie Genadek, Ronald Goeken, Matthew B. Schroeder, and Matthew Sobek, Integrated Public Use Microdata Series:  Version 5.0 (Machine‐readable database), Minneapolis, Minnesota:  Minnesota Population Center (producer and distributor), 2010. 

Population and Demographic TrendsAge Cohorts by Housing Type

2045 Population and Employment Projections

Population and Demographic TrendsAuto Ownership

Source: U.S. Census Bureau, 2011‐2015 American Community Survey 5‐Year Estimates

2045 Population and Employment Projections

68%65% 65%

28% 29% 29%

5% 5% 4%

2005 2010 2015

2+ Cars One Car Zero‐Car

Population and Demographic TrendsAuto Ownership

Source: U.S. Census Bureau, 2011‐2015 American Community Survey 5‐Year Estimates

2045 Population and Employment Projections

Demographics:For Consideration• Shrinking household size and implications for housing choice.

• As millennials age, will they continue to opt for multi‐family housing?

• Will older age cohorts continue to opt for single family housing?

• Will auto ownership remain stable?

• Potential for non‐SOV travel as county becomes more intense and mixed.

2045 Population and Employment Projections

Future Land Use

Character

Source: Hillsborough County MPO

2045 Population and Employment Projections

Future Land Use

Density

Downtown Tampa

South Tampa

I‐275 Corridor

USF

New Tampa

West Brandon

South Plant City

Source: Hillsborough County MPO

2045 Population and Employment Projections

Future Land Use

Intensity

Source: Hillsborough County MPO

2045 Population and Employment Projections

Plans and Policies:For Consideration• Will market realize higher densities and intensities?

• Is it enough to accommodate growth?

• Are we on the right track for: Coordinated transportation and land use? Efficient provision of public services? Preservation of natural and aesthetic assets?

Where will growth go?Suitability Analysis

2045 Population and Employment Projections

Suitability Analysis

• “Rates” land for development.

• Based on factors that you decide.• Weighting give some factors importance over others.

2045 Population and Employment Projections

Suitability FactorsH = High influence

M = Medium influence

L = Low influence

Criteria Residential Commercial IndustrialExpressway access M H LUrban services H H HUtilities* H H HTransit H HAirport access L LIntermodal access HRail access MWalkability* H HArterial frontage MPopulation proximity* H MJobs proximity M HUSF proximity L HWaterfront access M MGrowth hotspot (residential) HGrowth hotspot (non‐residential) M HCoastal Hazard Zone M L LFloodplain M L LSchool proximity HPark and greenway proximity* H*Pending updates

2045 Population and Employment Projections

Suitability ScoreResidential

The higher the score, the more suitable for development 

Most suitable for residential growth.

Least suitable for residential growth.DRAFT

2045 Population and Employment Projections

Suitability ScoreCommercial

The higher the score, the more suitable for development 

DRAFT

2045 Population and Employment Projections

Suitability ScoreIndustrial

The higher the score, the more suitable for development 

DRAFT

Next Steps 

2045 Population and Employment Projections

Timeline

• Trend and Market Analysis – early 2018 

• Alternative Scenarios – Spring 2018 • Outreach – Summer 2018

• Hybrid Scenario – Fall 2018