Tiffin Comprehensive Plan – Updated 2018

Profile and Analysis Housing Analysis In addition to examining population trends and demographics, a look into the city’s current and future housing needs must be taken in order to establish growth management strategies for the planning area. Housing development is crucial to a growing community. With implications in land use and infrastructure decisions, housing trends should be studied to establish adequate growth areas in and around the community. According to the Census, the number of housing units in 2010 stood at 848. As of January 2018, there have been 779 new units built, bringing the total number of units in the city to approximately 1,627. In development terms, the projected population increase (at the 150% growth rate per census and 2.3 people per housing unit) is equivalent to approximately 3,663 new housing units from 2018 to the year 2030. This represents an average annual construction rate of nearly 305 new units per year. At the current allowable density of approximately 3 units per acre, the new units would require approximately 1,221 acres of land (this does not account for the rights-of-way for streets and other utilities). As a general rule, 10 percent of developed land is consumed by rights-of-way. This makes an additional 122 acres of land to be used for streets and other utilities to serve the projected residential needs. All told, it is projected that approximately 1,343 acres of land will be needed to account for new residential development in Tiffin over the next twenty years (see the Land Use Chapter of this plan for further explanation of this total as well as land use needs for park, commercial and industrial land uses). Using an “in-fill” first development strategy – or, first developing land, if possible, within the city’s existing boundaries before annexing new land for development – it is likely, much of the new growth will fit within the existing city limits. There are currently approximately 1,300 acres of undeveloped property within the existing city limits. Some of this land is undevelopable due to steep slopes, wetlands or other development constraints. Some of this land is not ready for development due to owners unwilling to subdivide. However, there are significant available lots ready for immediate development within the city. Based on projected need, much of the future residential use should be met within the existing city limits. City of Tiffin 2018 City of Tiffin, Comprehensive Comprehensive Plan Plan 22