Ordinance 2012-14ORDINANCE NO. 2012-14
AN ORDINANCE OF THE CITY OF WYLIE, TEXAS, AMENDING THE
COMPREHENSIVE MASTER PLAN OF THE CITY OF WYLIE;
PROVIDING FOR A PENALTY FOR THE VIOLATION OF THIS
ORDINANCE; PROVIDING FOR REPEALING, SAVINGS AND
SEVERABILITY CLAUSES; PROVIDING FOR AN EFFECTIVE DATE OF
THIS ORDINANCE; AND PROVIDING FOR THE PUBLICATION OF THE
CAPTION HEREOF.
WHEREAS, Section 211.004 of the Texas Local Government Code ( "Law ") provides that
zoning and certain other land use and development regulations of municipal governments must be
in accordance with a Comprehensive Plan; and
WHEREAS, the City of Wylie, Texas ( "Wylie ") did, on May 24, 2005, in compliance with
such State laws, adopt a Comprehensive Master Plan to serve as a guide for land use development
and regulations; and
WHEREAS, the City Council of the City of Wylie, Texas ( "City Council "), has determined
that: the Comprehensive Master Pan of the City of Wylie should be amended, through investigations
by its Impact Fee Advisory Committee; and
WHEREAS, Wylie has complied with all notices and public hearings as required by State
law.
NOW, THEREFORE BE IT, ORDAINED BY THE CITY COUNCIL OF THE CITY
OF WYLIE, TEXAS:
SECTION 1: The Comprehensive Master Plan of the City of Wylie, Texas, be, and the
same is hereby, adopted, said Plan being described in Exhibit "A" 2012 City of Wylie
Comprehensive Master Plan and Exhibit "B" Land Use Map attached hereto and made a part hereof
for all purposes.
SECTION 2: All provisions of any ordinance in conflict with this Ordinance are hereby
repealed, but such repeal shall not abate any pending prosecution for violation of the repealed
ordinance, nor shall the repeal prevent a prosecution from being commenced for any violation if
occurring prior to the repeal of the ordinance. Any remaining portions of said ordinance shall
remain in full force and effect.
Ordinance No. 2012 -14
Comprehensive Master Plan
ZC2012 -07
SECTION 3: Should any section, subsection, sentence, clause or phrase of this Ordinance
be declared unconstitutional or invalid by a court of competent jurisdiction, it is expressly provided
that any and all remaining portions of this Ordinance shall remain in full force and effect. Wylie
hereby declares that it would have passed this Ordinance, and each section, subsection, clause or
phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses
and phrases be declared unconstitutional or invalid.
SECTION 4: Any person, firm, corporation or entity violating this Ordinance or any
provision of Wylie's Comprehensive Master Plan, as amended, shall be deemed guilty of a
misdemeanor, and upon conviction thereof shall be fined a sum not exceeding Two Thousand
Dollars ($2,000.00). Each continuing day's violation under this Ordinance shall constitute a
separate offense. The penal provisions imposed under this Ordinance shall not preclude Wylie
from filing suit to enjoin the violation. Wylie retains all legal rights and remedies available to it
pursuant to local, state and federal law.
SECTION 5: This Ordinance shall become effective from and after its adoption and
publication as required by law the City Charter and by law.
DULY PASSED AND APPROVED by the City Council of the City of Wylie,
Texas, this 8th day of May, 2012.
1
Eric Hogue, Mayor
ATTEST:
Caf ole Ehrlich City Secretary
DATE OF PUBLICATION: Wednesday, May 16, 2012, in the Wylie
Ordinance No. 2012 -14
Comprehensive Master Plan
ZC2.012 -07
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EXHIBIT "A"
City of Wylie Comprehensive Master Plan
Can be requested from the City Secretary's Office or on Laserfiche
Ordinance No. 2012 -14
Comprehensive Master Plan
ZC2012 -07
2012 City of Wylie Comprehensive Land Use Plan
CHAPTER 1 - INTRODUCTION 1
A. Statement of Purpose 1
B. Planning Area 2
C. Plan Overview 2
D. Existing Conditions and Future Projections 2
CHAPTER 2 - NATURAL SYSTEMS AND RESOURCES 4
A. Floodplains 4
B. Water Conservation 6
C. Wastewater 6
D. Implementation 6
CHAPTER 3 - LAND USE
7
A.
Concept
7
B.
Existing Land Use Conditions
7
C.
Land Use Categories
8
D.
Land Use Map
9
E.
Land Use Plan Intensity Scale
10
F.
Implementation
11
CHAPTER 4 — TRANSPORTATION
12
A.
Purpose
12
B.
Capital Improvement Projects
12
C.
Corridor Plans
13
D.
Transit - Oriented Development
13
E.
Implementation
13
CHAPTER 5 — PARKS AND RECREATION 15
A. Primary - Vision Components 15
B. Summary of Existing Parks and City -Owned Park Land 17
C. Summary of Park Land Needs 19
D. Implementation 19
CHAPTER 6 — REDEVELOPMENT AND OVERLAY DISTRICTS
20
A. Purpose
20
B. Special Overlay Districts
20
1. Downtown Historic District
20
2. South Ballard Overlay District
22
3. Redevelopment Overlay
23
4. Lake Development Overlay
24
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2012 City of Wylie Comprehensive Land Use Plan
5. Healthcare Overlay
6. Entertainment District Overlay
7. 205 Regional Overlay
C. Implementation
CHAPTER 7 — ECONOMIC DEVELOPMENT
A. Purpose
B. Demographics
C. Business Center
D. Education
E. Implementation
CHAPTER 8 — HAZARD MITIGATION
A. Purpose
B. Planning for Mitigation
C. Principles of Mitigation
D. Hazard Prone Areas (Maps)
E. Implementation
F. Definitions
24
24
24
26
27
27
27
28
28
29
30
30
30
31
32
34
35
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CHAPTER I INTRODUCTION
Wylie is at a unique time in its history. Rapid population growth has expanded the City's
population by nearly a 175% increase during the last decade. A sizable portion of Wylie
is less than twenty years old yet the City is nearing build -out. With the last fully updated
Comprehensive Land Use Plan having been completed in 1999, the change from
extremely rapid growth to a pattern of slower growth and redevelopment demands a new
long term vision for Wylie.
A. Statement of Purpose
In general, the Wylie Comprehensive Land Use Plan is developed to provide elected and
appointed officials, City staff, and the citizens and business owners of Wylie with:
1. A statement indicating the form and direction of Wylie's growth and
redevelopment.
2. A guide for decision makers within the City of Wylie as a resource for managing
Wylie's economic and physical development.
3. An educational resource for citizens, business owners, and other stakeholders.
In addition, the Comprehensive Land Use Plan establishes the basis for future zoning,
zoning ordinances, and development decisions by the city officials. This document is
intended to be the primary guide for the City. Additional plans adopted by the City of
Wylie shall be consistent with this plan. The City Council, Planning & Zoning
Commission, and other city agencies will use this plan to support the production of goals,
objectives, and strategies.
More specifically, this plan coincides with previously adopted development goals and
provides the ability to:
• Preserve and enhance significant community features, such as Wylie's downtown
district and the proximity to the lakes.
• Provide a plan which will expand the housing types and residential styles in
Wylie, allowing for an `age -in- place' and diverse community.
• Protect natural and environmentally - sensitive areas as well as the remaining open
space while making use of those areas for trails, bike routes and other
connections.
• Maintain and build upon Wylie's unique small town sense of community and
identity.
2012 City of Wylie Comprehensive Land Use Plan 1
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B. Planning Area
Wylie is located about 30 miles northeast of downtown Dallas, the metropolitan center,
and approximately 25 miles southeast of McKinney, the county seat. Wylie has a 2010
population of 41,427 and is approximately 95% built out (roughly 600 acres remain
undeveloped or as crop /farm land). Wylie's anticipated build -out population is 57,000. In
total, Wylie has 3,600 acres of floodplain within the City limits which constitutes 21% of
the land cover in the city. The city is uniquely situated between two major lakes (Lavon
Lake and Lake Ray Hubbard) which provide recreation opportunities and drinking water
for much of the region. Also unique to Wylie is an older historic core surrounded by
newer suburban -style subdivisions. The Plan will seek to take full advantage of all the
City's unique assets.
C. Plan Overview
The 2012 Comprehensive Land Use Plan provides a vision for the future of Wylie and
serves as a basis for future growth and planning activities that include City policies and
issues related to land use, transportation, redevelopment, design, parks and recreation,
and infrastructure. This document takes that past growth, future redevelopment, including
health and safety standards, to produce the best possible decisions about the community's
future.
All development related applications should be reviewed in the context of the
Comprehensive Land Use Plan. Annexations, zoning cases, and development agreements
in particular should work to further the ideas espoused by the plan. Cases which are not
discretionary, such as site plans and plats, should also be evaluated for their conformance
to the plan. Ordinance changes which are necessary to keep development projects in line
with the plan should be considered.
D. Existing Conditions and Future Projections
Wylie is currently a third -tier suburban city of more than 42,000 people covering about
33 square miles, of which 18 square miles consist of Lavon Lake. Within the next ten
years Wylie's population is expected to grow to more than 48,000. While that growth rate
is less than the 175% Wylie experienced in the last decade, it still represents an increase
in population nearly twice that of the national average. Additionally, Wylie's commercial
growth should continue to accelerate as the residential population has reached a point to
self - sustain numerous and varied businesses.
2012 City of Wylie Comprehensive Land Use Plan 2
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Comparing the following two aerial photos, one can see the large areas of urban growth
that have occurred between 2001 and 2010. This illustrates the rate at which Wylie is
quickly approaching physical build -out conditions. At the end of 2011, Wylie had
approximately 5% of vacant or unplatted land remaining; meaning build out is vastly
approaching.
2012 City of Wylie Comprehensive Land Use Plan 3
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CHAPTER 2 NATURAL SYSTEMS AND RESOURCES
As stated in the Introduction, Wylie has had rapid growth over the last two decades.
However, it has been the growth in the last ten years that has been most impactful.
Between the April 2000 Census and April 2010 Census, Wylie grew by 26,295 people (a
growth rate of nearly 175 %). When considering the average household size of 2.97
persons per household, Wylie has developed approximately 2,000 acres of land over the
last ten years.
With this much growth, it is imperative for the City and other stakeholders to consider the
impacts on natural resources.
Land to the northeast of downtown drains into Lavon Lake, while land to the south and
west of downtown drains into Lake Ray Hubbard. There are also three large soil
conservation service ponds situated northwest of State Highway 78.
A. Floodplains
There are 3,600 acres of floodplain existing within the limits of Wylie and its
Extraterritorial Jurisdiction (ETJ). 21% of total land area within Wylie is floodplain. Four
(4) main flood plains are present: one (Trinity East Fork River) adjacent to Lavon Lake
and three (Muddy Creek, Rush Creek and Cottownwood Creek) which drain into Lake
Ray Hubbard. The Muddy Creek floodplain is a dominant feature in Wylie's landscape,
marked by dense trees and visible across the city's large open fields.
To date, the City's Engineering Department has made good progress toward protecting
these resources through the provisions made in the floodplain ordinance. It is important,
however, to also ensure access is available through these areas by means of trail
connections and that the very nature of these areas remains fully protected by means of
limiting or disallowing floodplain reclamation.
2012 City of Wylie Comprehensive Land Use Plan 4
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2012 City of Wylie Comprehensive Land Use Plan
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B. Water Conservation
The dramatically - growing population and economic development of not only our City,
but the entire DFW area as a whole has put constraints on our natural resources. This
growth, combined with the 2010 -11 drought, makes it imperative that measures are put
into place to protect our most valuable natural resource — WATER. The City of Wylie has
adopted a Water Conservation Plan that is consistent with that of the Texas Commission
on Environmental Quality (TCEQ) as well as the North Texas Municipal Water District
(NTMWD).
With the concern of declining water levels of existing reservoirs, the 10% reduction in
water uses adopted in 2011 is not enough when considering ongoing drought conditions.
The Five Year and Ten Year Municipal Per Capita Water Use Goals of the Conservation
Plan should be closely monitored to ensure consistency with TCEQ and NTMWD. In
addition, the City should make continuous efforts to keep its citizens and businesses
informed with up -to -date reports.
C. Wastewater
The Alanis Drive treatment plant was taken offline in 2009, and all flow was diverted to
the Muddy Creek Regional Wastewater Treatment Plant (MCRWWTP). The Alanis plant
can be put into service if the additional treatment capacity is necessary. Currently there is
one treatment plant operating within the city limits and /or ETJ. These current facilities
are adequate for some future growth and the plant will be expanded as necessary to meet
the future treatment needs of the service area.
D. Implementation
OBJECTIVE 2.00: Abide by the North Texas Municipal Water District restrictions and
conservation efforts.
OBJECTIVE 2.10: City Staff and Elected Officials should continue to work with other
municipalities and water suppliers to improve efficiency in water use.
OBJECTIVE 2.20: Adopt Ordinances to allow for native and drought resistant
landscaping.
OBJECTIVE 2.30: Adopt Ordinances to protect and enhance natural tributaries.
OBJECTIVE 2.40: Create and maintain a Floodplain Protection Plan which identifies the
fully - developed, 100 -year floodplain at build -out conditions.
2012 City of Wylie Comprehensive Land Use Plan 6
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CHAPTER 3 LAND USE
A. Concept
This section of the Comprehensive Land Use Plan serves as the basis by which the City
of Wylie will make all land use decisions. The Plan is used as a guide in determining
where various zoning districts are placed on individual tracts of land. These decisions
affect every stakeholder in the community: businesses, home - owners, government
officials, even travelers and visitors. The entire Comprehensive Land Use Plan should be
referenced when making any decisions about land use, not just one fragment of the plan.
B. Existing Land Use Conditions
Development in Wylie originated in a logical pattern with early residential areas
developing around the downtown area.
Existing Planned Development and Agricultural Zoning
Based on the 1999 Comprehensive Land Use Plan, a majority of the City fit into
two zoning categories combined. Agricultural and Planned Development made up
approximately 62% of the zoning in the corporate limits; with agricultural nearly
55% and Planned Development the remaining 7 %. Today, nearly 20% of total
land is allocated to Planned Developments, while less than 10% is allocated to
Agricultural zoning.
2. Existing Commercial Zoning
Existing commercial districts in Wylie are grouped into categories of Commercial
(retail and office), Industrial (manufacturing and assembly), and
Institutional/Public & Semi - Public (churches, schools, and government facilities).
Special Purpose and Overlay Districts also exist throughout the city. These special
purpose districts include a mixture of residential and nonresidential uses often
times housed in the same structure.
Wylie includes several large areas of land zoned Heavy Industrial. North Texas
Municipal Water District and the KCS Railroad Switching Yards occupy a
majority of these areas, and are primarily located along SH 78 and Brown Street.
Existing Residential Zoning
Residential developments are divided into three categories based on the
approximate lot size for the majority of each subdivision as follows:
Low - Density: Min. 1 Acre Single Family- Detached Dwellings
Medium - Density: Min. 10,000 S.F. Single Family- Detached Dwellings
High Density: Min. 3,000 S.F. Single Family- Attached Dwellings
Min. 1 Acre for Multi- Family District
Min. 2 Acres for Manufactured Home Subdivision
2012 City of Wylie Comprehensive Land Use Plan 7
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A. Land Use Categories
The Future Land Use Plan differs from that of the Official Zoning Map in that the
Land Use Plan is not parcel specific, but very broad areas of land categorized into
SECTORS.
• Natural /Open Space Sector: These areas are the least intensive and should
be protected and preserved in their natural condition as much as possible.
These areas include natural areas, creek corridors, prairies, floodplains, and
public /private spaces.
Care should be given when projects are presented that are adjacent to open
space and natural areas.
• Sub -Urban Sector: These areas primarily include residential development of
low to medium densities and shall also allow commercial development of very
low intensity with the immediate neighborhood as the targeted customer. The
Plan shall guide in the development of attractive, inclusive and cohesive
residential neighborhoods that offer a mix of opportunities.
• General Urban Sector: Provides for a wide range of opportunities to "live,
work and play ". The Urban area primarily supports the retail, service, office,
light production and research and development uses. Some high density
residential development may occur within the Urban Zone, provided that it is
in a mixed -use type setting.
• Urban Core Sector: This sector provides for more detailed and innovative
projects than the Urban Sector as it preserves and replicates the historic
character of Wylie, as well as builds upon a mixed -use type of development
that creates a unique pedestrian - friendly atmosphere.
2012 City of Wylie Comprehensive Land Use Plan 8
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B. Land Use Map
Figure 3.1
2012 City of Wylie Comprehensive Land Use Plan
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E. Land Use Plan Intensity Scale
The Comprehensive Land Use Plan provides general guidelines for the appropriate
location and concentration of development for the major types of land uses, and thereby,
provides a basis for planning public services and infrastructure within Wylie and its ETJ.
The Plan offers generalized criteria for the testing of zoning regulations and requests for
changes in current use, as well as for evaluating newly arising issues and uses. Both the
quality and quantity of public as well as private development can be directed by the
Intensity Scale, in order to determine how best to utilize Wylie's only nonexpendable
resource — our land.
The following figures provide criteria for allocating residential, commercial, industrial
and public land uses within the Comprehensive Land Use Plan. Application of these
criteria will assure the suitability of future land development patterns to achieve the
common goals of both the public and private sectors.
Figure 3.2
Figure 3.3
2012 City of Wylie Comprehensive Land Use Plan 10
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F. Implementation
Although no changes to the existing Zoning Ordinance would be required to implement
the land use sectors, amendments should be considered to address special overlay
districts.
OBJECTIVE 3.00: Protect land that will integrate with the agricultural flavor and rural
character of Wylie. These areas should contain single - family dwellings on a minimum of
1 acre lots.
OBJECTIVE 3.10: Initiate proper zoning that would set aside land to encourage
professional facilities and to expand upon and support the business environment.
OBJECTIVE 3.20: Explore and pursue the expansion of the ETJ in order to protect
boundaries and ensure quality development in and around Wylie.
OBJECTIVE 3.30: Evaluate opportunities to provide services to persons interested in
developing property within our ETJ.
2012 City of Wylie Comprehensive Land Use Plan 11
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CHAPTER 4 TRANSPORTATION
A. Purpose
The Transportation section of the Comprehensive Land Use Plan is a guide to supplement
the Thoroughfare Design Standards and to implement the provisions of the Subdivision
Ordinance in an orderly, safe, healthy and uniform manner and to put in place safeguards
that will promote consistency with long range development plans within corporate city
limits and in the City's ETJ.
Roadway segments in Wylie are classified as principal 6 -lane divided, principal 4 -lane
divided, or 4 -lane undivided. In general, SH 78 is the angular roadway that divides the
city into two halves. Most if not all, other roadways run north -south or east -west and are
spaced approximately one mile apart. Existing principal divided roadways such as SH 78,
FM 544, FM 3412 (Brown Street) and FM 1378 (Country Club Road), connect Wylie to
other regions of Collin and Dallas Counties.
B. Capital Improvement Projects
Commonly, roadway infrastructure develops as the land develops. Wylie has seen
tremendous land development since the last update of the Comprehensive Land Use Plan
in 1999. With new subdivisions continuing to be added within our corporate limits, major
Capital Improvement Projects have been undertaken which total approximately $85
million in construction cost.
The Texas Department of Transportation (TxDOT) funded $12.8 million for the
expansion of SH 78 from President George Bush Turnpike (PGBT) to Spring Creek
Parkway. TxDOT is also scheduled to improve SH 78 from Spring Creek Parkway to
State Highway 205 at a projected cost of $16.4 million. These improvements will
greatly improve travel time from our southern boundary to our far eastern boundary at
State Highway 205. It is important to consider future land uses and how they will impact
and enhance our major corridors and gateways to the city.
With the opening of PGBT (190) through to I -30, it is important that we continue to
strengthen our infrastructure to efficiently bring traffic from the south into the city,
particularly along Ballard Avenue. This portion of roadway is funded through 2007
County bonds of $5.4 million with a projected construction cost of $4.1 million. The
expansion of Stone Road (FM 544) will also provide another route from the south.
Parker Road (FM 2514), while mostly located outside of Wylie, is a major east /west route
to US 75 in Plano. Expansion of this roadway by TxDOT is scheduled to begin in 2014.
The project also includes the realignment of the Parker Road /Country Club Road
intersection which will eliminate an inefficient intersection layout.
2012 City of Wylie Comprehensive Land Use Plan 12
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C. Corridor Plans
The two major corridors through Wylie, SH 78 and FM 544, are reflecting the pressure
for quick commercial development and redevelopment. The quality of development,
urban design image, compatibility, and sustainability with adjacent neighborhoods along
these corridors will be the most significant image of the City for both residents and
travelers through Wylie. Integration of every aspect of the Comprehensive Plan is vital
when considering land use along these major corridors and how it impacts traffic
circulation.
In 2001 Wylie was successful in working with Kansas City Southern (KCS) Railroad to
have the railroad track running parallel to SH 78 removed which resulted in the closure of
twelve crossings. This major accomplishment aided in stimulating high quality
redevelopment along Wylie's major corridor.
There has been over 123,000 linear feet (LF) of roadway completed since 1999, with a
total of 92,050 proposed over the next ten years.
D. Transit - Oriented Development
Transit - Oriented Development is defined as a mix of land use activities consisting of
residential, office, retail and entertainment creating a walkable neighborhood located near
a transit facility station.
A Transit - Oriented Development (TOD) District should be studied as a possible overlay
component along the existing Dallas Area Rapid Transit (DART) line. Although DART
is not presently operating in the City of Wylie, areas surrounding the existing rail line
should be studied and set aside to compliment a possible transit system. The overlay zone
would allow mixed -use development, including but not limited to retail and residential
uses within the same structure.
E. Implementation
The City of Wylie has adopted the 2004 version of the North Central Council of
Governments (NCTCOG) Standard Specifications for Public Works Construction
together with the Special Provisions to the Standard Specifications. These documents
combined with the outlay of the Comprehensive Plan would afford the opportunity to
position the City to retain economic viability and implement the following
recommendations:
OBJECTIVES 4.00: Provide the highest- quality, safest, and most - efficient system of
moving people and goods within and through Wylie.
2012 City of Wylie Comprehensive Master Plan 13
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OBJECTIVES 4.10: Provide a system that directly responds to and reinforces the land
use plan.
OBJECTIVES 4.20: Update the Thoroughfare Plan to place emphasis on access to land
surrounding the lakes to encourage lake- oriented development.
OBJECTIVES 4.30: Lake Shore Drive — shift the "loop" of the existing Thoroughfare
Plan eastward to open access for lake- oriented development.
OBJECTIVES 4.40: Ballard Avenue — Consider City ownership to enhance
redevelopment and reinforce the Downtown Historic District.
OBJECTIVES 4.50: Provide a regional system for moving pedestrians and bicycles,
which connects to existing and planned systems.
OBJECTIVES 4.60: Provide a vision for major corridors which increases quality,
development standards, sense of place, and circulation access.
OBJECTIVES 4.70: Provide a system of circulation management that will control the
number of curb cuts and access into a property on the major highways.
OBJECTIVES 4.80: Encourage redevelopment and aesthetic quality of the corridors to
more closely reflect the quality of life offered by Wylie.
OBJECTIVE 4.90: Study the feasibility and impact of a DART rail station.
2012 City of Wylie Comprehensive Land Use Plan 14
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CHAPTER 5 PARKS AND RECREATION
This chapter presents a summary of the general themes and key recommendations of the
2010 Parks, Recreation and Open Space Master Plan. The plan recommends a series of
actions to improve and expand Wylie's park system, recreational opportunities, and
quality of life. Those recommendations stem from a vision outlined in the Parks Master
Plan (fingers of green, embrace the lakes, and diversity, choice & image) and address
acquisition of park land, general improvements to existing parks, the development and
provision of recreation facilities, operations and maintenance, and City policy. The
recommendations should be implemented or initiated over the same general life of this
Comprehensive Land Use Plan, which covers the next five to 10 years.
Many of the goals of the recommendations within the Parks Master Plan are similar to
those goals of the entire Comprehensive Land Use Plan.
A. Primary Vision Components
Because Wylie has little undeveloped land available, it is crucial to put in place policies that
will allow the acquisition of land and build upon Wylie's overall park system. The following
components serve as the overall vision and driving force behind the entire Parks & Trails
Master Plan (Fig. 5. 1), by which recommendations and priorities are developed.
• Fingers of Green — Take advantage of the unique open space opportunities in
Wylie, specifically the floodplain corridors along Muddy Creek, Rush Creek, and
other creeks within the city. Protect these areas and provide access to them
through trails and linear parks. Become a bicycle- and pedestrian - friendly
community and provide a first -class regional system of trails that connects
schools, neighborhoods, parks, jobs, shopping, and civic areas as well as
providing access to neighboring cities and Lake Ray Hubbard and Lavon Lake.
• Embrace the Lakes — Become the "City Between Two Lakes ". Wylie is the only
city in the Dallas -Fort Worth Metroplex that is directly situated between two
major lakes. Embrace the lakes because of their recreation and open space values
as well as their ability to further enhance the image of Wylie as a unique
destination.
• Diversity, Choice & Image — Create a community that provides Diversity, Choice,
and a refined Image for its residents while also protecting the small -town
character of Wylie. Varied opportunities should be afforded for citizens of all
ages to live, work and play in Wylie. Self- sustainability and age -in -place achieves
continuity from generation to generation.
2012 City of Wylie Comprehensive Land Use Plan 15
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Figure S. ]Parks & Trails Master Plan
2012 City of Wylie Comprehensive Land Use Plan 16
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B. Summary of Existing Parks and City -Owned Park Land
In total, the City of Wylie maintains over 663 acres of park land which constitutes sixteen
(16) neighborhood parks, two (2) community parks, two (2) special purpose parks, five
(5) open space & nature area preserves, and the Dallas County -owned Muddy Creek
Preserve. (Fig. 5.2)
In addition to land owned and maintained by the City, other park lands exist in Wylie,
most notably the U.S. Army Corps of Engineers ( USACE) parks on the shores of Lavon
Lake. Considering the sum of City, County, and USACE owned parks within the
contiguous city limits, there are over 1,000 acres of park land in Wylie.
Hike & Bike /Equestrian Trails
There are seven miles of hike and bike trails and five miles of equestrian trails in Wylie.
Many of these trails pass through neighborhood parks or open space and nature area
preserves.
Recreation Facilities
The Wylie Municipal Complex houses a 40,000 square foot recreation facility which
opened in 2011. The Center provides various activities from Childcare to Zumba. In its
first quarter of operations, over 3,000 memberships where sold. The Center should
continue to expand and provide a variety of activities for the City's growing population.
The Bart Peddicord Community Center is located in historic Downtown Wylie in a
former Post Office building. The center is approximately 4,000 square feet in size and is
located on a 1/3 acre lot. The center is currently used for City recreation programs, senior
center uses, and is available for rentals.
A future Senior Center is proposed for 800 Thomas Street which was formally the Rita
and Truett Smith Public Library which was vacated in March 2011. The new Library is
now located at 300 Country Club Road, Bldg. 300 and consist of a 41,000 square foot
facility.
Undeveloped Parks
In addition to all of the land mentioned so far, Wylie has over 323 additional acres of
undesignated land uses. This includes the 253 acre Municipal Complex Property (of
which 19.67 acres are occupied by the new City Hall, Recreation Center, and Library; a
master plan for the remainder of this property is being developed as part of the Parks Plan
project).
2012 City of Wylie Comprehensive Land Use Plan 17
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Figure 5.2 Existing & Proposed Parks
2012 City of Wylie Comprehensive Land Use Plan 18
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C. Summary of Park Land Needs
An ideal Park Service Area is for all residential areas to be within ' /z mile of at least one
neighborhood park and 1 mile of at least one community park.
As illustrated in the Parks Master Plan, there is a need in Wylie for 387 additional acres
of park land (acquired by the City or dedicated during development) to meet the needs of
the assumed year 2035 build -out population (57,056) and to meet the target Level of
Service established in the Master Plan of 20 acres of park land per 1,000 population.
Additionally, there is a need for 10 to 12 new neighborhood parks and four (4) new
community park sites. As such, the small deficit at build -out for neighborhood parks
(eighteen acres) should not be interpreted as there being no future need for additional
neighborhood parks.
D. Implementation
These recommendations stem from the vision outlined above (fingers of green, embrace
the lakes, and diversity, choice & image) of the Parks Master Plan, and should be
implemented over the next five to 10 years.
OBJECTIVE 5.00: Improve bicycle, pedestrian, and vehicular access to and from these
parks.
OBJECTIVE 5.10: Expand upon the amenities in each park and improve the overall
quality of the parks.
OBJECTIVE 5.20: Increase amenities and the opportunity for hike /bike and equestrian
trails
OBJECTIVE 5.30: Enhance the visibility of the parks as a key part of Wylie's character,
image, and urban form.
OBJECTIVE 5.40: Provide Physical and Visual Connection to the Lakes. These lakes are
a valuable resource for Wylie and should be protected and celebrated as a major and
unique component of the character and marketability of the City.
OBJECTIVE 5.50: Utilize Wylie's vast floodplain system to provide effective parks and
open space with pedestrian linkages.
OBJECTIVE 5.60: Become part of a larger open space network (i.e., adjacent County
trails, etc.)
2012 City of Wylie Comprehensive Land Use Plan 19
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CHAPTER 6 REDEVELOPMENT AND OVERLAY SECTION
A. Purpose
Wylie's population is 41,427, based on the 2010 Census. The amount of available
land for new development is decreasing. Figure 3.1 in Chapter 3 indicates that there is
less than 5% of vacant land available for new development. It is imperative that
redevelopment processes are put in place. The Downtown Historic (DTH) and South
Ballard Overlay (SBO) Districts will require special zoning that is unique and viable
to the area; while others are sited as Redevelopment Areas that may require
innovation to promote reinvestment, revitalization and reuse.
B. Special Overlay Districts
1. Downtown Historic District — The focus of this district is to preserve the
historic character of Wylie's 100 plus year old downtown while enhancing its
marketability which can serve as a stimulus for economic development of the
SH 78 Corridor. A detailed plan should be maintained to assure its continued
viability, to protect existing viable residences and businesses, and to strengthen
its critical role in the City. See figure 61
As redevelopment is taking place within the boundaries of the DTH,
consideration should be given to expanding the boundaries west to incorporate
properties west of the railroad tracks. Part of the consideration should also
include what role a potential DART rail line could play in enhancing the DTH
character.
Consideration of the viability of creating a Downtown Historic District
Committee (DTHC) for the purpose of reviewing and recommending an action
to the City Council of proposed new construction or substantial renovation,
revisions to the ordinance, and planning efforts to fulfill the purpose of the
Downtown Historic District Ordinance and to consider future amendments and
long range goals of the District.
2012 City of Wylie Comprehensive Land Use Plan 20
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Figure 6.1 Downtown Historic District
2012 City of Wylie Comprehensive Land Use Plan
21
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2. South Ballard Overlay District — The long -range plan of the SBO allows for
a mix of residential and non - residential uses and may be located within the
same structure in order to promote a balanced and sustainable mixed -use
environment. Regulations and guidelines are outlined in order to create a
unique character specific to the boundaries of the SBO. These guidelines
include but are not limited to design standards that regulate street and sidewalk
standards, types of mail boxes, building placement and alternative parking
materials. See figure 62
Expanding the SBO and providing incentives should be considered, when
possible to assist with the assembly of land parcels to help facilitate a more
cohesive development.
Figure 6.2 South Ballard Overlay District
2012 City of Wylie Comprehensive Land Use Plan 22
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3. Redevelopment Overlay — These areas are those neighborhoods that are part
of the Accountable Communities Through the Involvement Of Neighborhoods
(A.C.T.LO.N.) Plan and represents the views of all stakeholders that make up
a community. The plan should identify the neighborhoods strengths and
weaknesses and establish goals for improving the neighborhood. As time
passes and as neighborhoods undergo improvement and become more viable,
the A.C.T.LO.N. Plan will continue to be updated and approved by the
governing body. See figure 63
Figure 63 NeighhorhoodA.C.T.LOA. Plan
2012 City of Wylie Comprehensive Land Use Plan 23
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2012 City of Wylie Comprehensive Land Use Plan 23
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4. Lake Development Overlay — The concept of lakefront development brings
attention and focused quality development to the water's edge. Various types
of water - related uses should be considered and planned in these areas
specifically where lake views are maximized. Tourist activities, retreat areas,
and convention facilities can also be accommodated in lakefront development.
See figure 64
5. Healthcare Overlay shall utilize the existing assets to promote the
establishment of a key medical facility in and around the current Bariatrics
Care Center, more specifically those lots within the E.C. Davidson Survey
Abstract 267, including but not limited to Tracts 6, 41, 44, and 45 and parcels
along FM 544. Although major medical facilities are operating at Renner Road
and SH 190, Wylie should press to become a hub for related medical services
in support of such major facilities, including but not limited to magnetic
resonance imaging (MRI), sports clinics, emergency care and testing
laboratories. See figure 64
6. Entertainment District Overlay: The ED Overlay is intended to provide a
sustainable mix of cultural uses and activities that promote an aesthetically
attractive environment that boost revitalization for work and play and that is
cohesive to the outdoor environment. See figure 64
7. 205 Regional Overlay: Although the city does not have authority to zone
property within the ETJ, we should begin regional thinking in regards to future
land uses. The Future Land Use Plan shall designate the 205 Regional Overlay
District from the centerline of FM 205 west to the eastern city limits boundary
and shall include 500 feet north and south from the centerline of SH 78. The
provisions of the 205 Regional Overlay District shall apply to all properties
fully or partially within the defined area. This overlay district is the primary
eastern entrance into the city and should focus on bringing varied commercial
retail to the area to support the growing population eastwardly. See figure 6.4
2012 City of Wylie Comprehensive Land Use Plan 24
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Figure 6.4 Special Overlay Map
2012 City of Wylie Comprehensive Land Use Plan
25
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A. Implementation
OBJECTIVE 6.00: Create a DTH Review Committee consisting of seven members
including; three representatives of the Downtown Merchants Association (DMA), and
four citizens at large, one of which could be a member of the Wylie Historic Society to be
appointed by the City Council. The Planning Director or his /her designee would serve as
the City Liaison.
OBJECTIVE 6.10: Implementation of a complete streets program to enhance the
walkability of these areas and to make it a safe place for cars, bicycles and people.
OBJECTIVE 6.20: Execute public right -of -way abandonments to promote alley
improvements. Such improvements would be instrumental in creating connectivity and
walkability.
OBJECTIVE 6.30: : In order to promote the lake fully as an entertainment overlay
district, modification to existing Thoroughfare Plan is required.
OBJECTIVE 6.40 Establish design standards for development in lake front district.
OBJECTIVE 6.50: Encourage and facilitate quality development with a focus on
recreational opportunities, entertainment, and quality of life.
OBJECTIVE 6.60: Increase active communication with Corps of Engineers.
2012 City of Wylie Comprehensive Land Use Plan 26
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CHAPTER 7 ECONOMIC DEVELOPMENT
A. Purpose
This facet of the Comprehensive Land Use Plan focuses on policies and procedures that
strive to implement an aggressive economic development process to help existing
businesses relocate and expand. In addition, the plan is designed to aid in attracting and
expanding Wylie's industrial parks.
It is expected that significant impact will occur with the widening of SH 78, FM 544,
Brown Street and Country Club Road. These thoroughfares will bring traffic to and from
all points into the city of Wylie to provide economic opportunities and establish varied
retail, commercial and industrial uses.
A primary goal of the Economic Development section is to promote and maintain a close
working relationship between the City, Wylie Economic Development Corporation
(WEDC) and the Wylie Independent School District (WISD). In addition, the plan sets
out to create a sustainable business community.
B. Demographics
What began as a small Texas town established in 1886, the City of Wylie has become one
of the fastest growing communities in North Texas. With expanding transportation,
infrastructure, school system, and aggressive financial assistant packages, Wylie is
proving to be a very attractive option for new and expanding businesses.
With its roots firmly entrenched as a local rail destination, Wylie has grown over the
years to continue to adapt to changing times and technologies. Significant growth for the
city began in the 1970's. The 2000 Census marked Wylie's population as 15,132. Since
that time, Wylie has seen significant growth in residential development. Residential
permits issued between 2001 through 2010 averaged 921.5 per year. Although Wylie is
seeing a slowdown in large residential subdivisions, it has still fared well in comparison
to its neighboring cities.
In 2005, Wylie was distinguished by the Dallas Business Journal as one of the Top 50
"Best Places to Work" in the Dallas -Fort Worth Metroplex. Again, in 2011, the City of
Wylie was voted as one of the top 20 "Best Places to Work" in the Dallas -Fort Worth
Metroplex. Wylie has also been recognized for maintaining the lowest crime rate in
Collin County for cities with a population greater than 10,000.
In 2007, Matt Woolsey of Forbes.com, wrote in his article, "America's Fastest - Growing
Suburbs ", that based upon a percentage of growth from 2000 to 2006, Wylie was rated
8th in the nation with 109.3% growth. Projected growth through year 2035 estimates a
population of over 57,000 or an increase of 37% from the current 2010 Census count.
2012 City of Wylie Comprehensive Land Use Plan 27
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Located within the North Texas Telecom Corridor, Wylie has excellent access to an array
of up -to -date technology and technology infrastructure. Wylie is also one of the few cities
in the nation to offer fiber optic transmission lines direct to the home to provide enough
bandwidth to cover the future needs for many years to come. Currently these fiber optic
lines installed by Verizon provide high speed data transmission (up to 30mbps), on-
demand television service, and telephone service.
C. Business Center
With the removal of the railroad tracks along SH 78 and the widening of SH 78, Wylie
has the opportunity to undertake an urban design plan that promotes an enhanced
streetscape from FM 544 to SH 205. Again, this type of enhancement will aid in
promoting economic development along Wylie's major corridors.
Wylie's largest private employer base to date is Sanden International, headquartered in
Wylie with approximately 275 employees, and 450 employees between all U.S. facilities.
A major part of enhancing the viability of Wylie's economic base is to promote Wylie as
a major economic center and create a unique community identity which highlights the
best of Wylie. Attracting quality retail development will enhance shopping opportunities
in Wylie and meet the goods, services, and entertainment needs of the market area.
D. Education
Public education in Texas is provided by Independent School Districts (ISD) and is not
governed by the City, but is self - governing. ISD's are their own taxing jurisdiction and
sets their boundaries that overlap city limits and in some instances county lines. Although
the city limits fall within Collin, Dallas and Rockwall Counties, the Wylie Independent
School District (WISD) boundaries are all within Collin County.
WISD serves Wylie residents as well as students residing in Lavon, Lucas, Murphy,
Sachse and St. Paul, employing nearly 1,900 teachers, staff and administrators serving
13,000 students. Within 10 to 13 years the projected student population will range
between 20,000 and 21,000, which means housing stock will increase land for
educational facilities must be considered now.
With an ever changing global economy, the City must continue to reach beyond its
physical boundaries and establish new opportunities to meet the need of a changing
generation. It is imperative for the City, WEDC, WISD and other stakeholders to expand
upon programs such as "Wylie Works" that includes the Small Business Reference
Center and other online resources that provides advanced training to meet the necessary
skills and knowledge to prepare our citizens for the future.
2012 City of Wylie Comprehensive Land Use Plan 28
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Currently there are no higher educational facilities within the corporate limits of Wylie.
However, Collin College, and the Dallas Community College District are nearby and
serve our current population.
1. Collin College is the only public college within Collin County and offers more
than 100 degrees and certificates in a broad range of disciplines, including
continuing education credits.
2. Dallas County Community Colleges are individually accredited by the
Southern Association of Colleges and Schools Commission on Colleges to
award the associate degree. In addition to regional accreditation, numerous
instructional programs have earned accreditation from national and state
agencies, industry councils and /or professional associations.
3. In September 1969, The Southwest Center for Advanced Studies became The
University of Texas at Dallas (UTD) and is a member of the University of
Texas System. UTD offers 130 academic programs across its seven schools,
and is accredited by the Commission on Colleges of the Southern Association
of Colleges and Schools to award baccalaureate through doctoral degrees.
A shared vision as well as the sharing of information between the city and
education providers is essential in order to accomplish the goals of the
Economic section and make Wylie a comprehensive sustainable community
including both public and higher education opportunities.
E. Implementation
OBJECTIVE 7.00: Adopt an aggressive economic development process to help existing
industrial park tenants to relocate from Wylie's major linear corridors: FM 544 and SH
78.
OBJECTIVE 7.10: Promote "innovation zones" whereby research and industrial uses
may intersect and benefit from close proximity of each other within a campus type
environment. These areas include such users as innovation -based companies, high
technology, biomedical, renewable energy research and similar.
OBJECTIVE 7.20: Promote multi- tenant development with flexible office space and
common amenities.
OBJECTIVE 7.30: Work closely with Wylie Economic Development Corporation to
promote Wylie and encourage quality retail development.
OBJECTIVE 7.40: Continue to perform and promote facilities planning for various
educational sites throughout the city.
2012 City of Wylie Comprehensive Land Use Plan 29
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CHAPTER 8 HAZARD MITIGATION
A. Purpose
The Federal Emergency Management Agency (FEMA) requires that all
municipalities and counties have a pre- disaster mitigation plan in place. This
component of the Comprehensive Plan correlates with the City's Emergency
Management Plan and focuses on policies and procedures that strive to address
hazard avoidance and mitigation in Wylie, and to reduce the vulnerability to damage,
injury and loss of life and property. Although it is impossible to cover every facet or
situation of a hazard, this chapter should be used as a guide in hazardous awareness.
Mitigation is defined as sustained actions taken to reduce or eliminate long -term risk
to people and property from hazards and their effects. The purpose of mitigation is
twofold: to protect people and structures, and to minimize the costs of disaster
response and recovery.
Integrating mitigation concepts into the Comprehensive Master Plan results in a
permanent implementable plan in the community's development process; including
all aspects of pre- disaster preparedness and post- disaster response.
B. Planning for Mitigation
First, the choice of any mitigation approach should be based on a thorough
investigation of each site in order to evaluate all pertinent characteristics of a specific
hazard. Hazards do not recognize political boundaries — areas covered by the plan
must appropriately relate to hazards — multi - jurisdictional and regional planning can
be a most effective approach to reduce area -wide vulnerability problems. While
Collin County Local Mitigation Strategy has identified Flooding, Dam Failure, and
Wildland Fires as Natural Hazards that have potential to cause damage countywide,
the City of Wylie has taken it a step further to address the situation at the local level.
The current zoning ordinance, building codes and subdivision regulations are means
whereby we can place safeguards to protect the built environment. Such
measurements include but are not limited to prohibiting one way in and one way out
of neighborhoods in order to provide clear access in the event of an incident or
disaster, limiting the number of contiguous residential structures that can be built
without a break. In addition, these same tools impose construction standards on what
are allowed and acceptable materials in hazard areas. Creating buffers for certain
hazard prone areas can play a vital role in planning for hazards. For instance, zoning
codes require landscape buffers; masonry /screening walls as well as other
mechanisms not merely for visual purposes, but these same buffers can be
instrumental in protecting adjacent properties from damage. Buffer placement and
width should be determined by physical characteristic of the subject property and
should be widest where the potential for damage is greatest. Special attention should
2012 City of Wylie Comprehensive Land Use Plan 30
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be given to Wildland/Urban Interface type facilities when such facilities are located
adjacent to homes and other structures.
Mitigation planning involves not only public safety, but the city as a whole. The local
government should continue enacting and enforcing building codes, zoning
ordinances and other measures to protect life and property. Variance request that add
to the vulnerability and risk of the community should be heavily scrutinized,
especially when reduction of setbacks are part of that request.
Designating high hazard risk areas for recreational or other low- density uses and
preventing the construction of residences, businesses and public buildings in areas
designated as Natural/Open Space Sectors according to the Land Use Categories of
Chapter 3 will aid in the preservation of open space as well as create a protective
barrier for other areas of the city.
C. Principles of Mitigation
Principles for hazard mitigation and protection of human life against the effects of
natural disaster include many aspects.
1. Evacuation: This directly relates to other established and adopted plans
throughout the city. As part of the Comprehensive Zoning Ordinance, all
new subdivisions are required to have two points of access. Not only does
this conform for everyday public safety measures, it also provides a safe
route to allow for population evacuation in the event of an impending
natural disaster.
2. Protection: The areas outlined in the Redevelopment Chapter of the
overall Comprehensive Master Plan are crucial in terms of protecting high
risk areas. These are older neighborhoods that may contain a higher
number of older less stable structures. Steps should be taken through
Building Code Enforcement to eliminate inappropriate and unsafe
structures when opportunities arise. The Building Official should continue
to monitor and update necessary codes to ensure that Manufactured Home
Subdivisions as well as portable buildings; which are categorized as high
risk areas; meet all required tie -down regulations governed by State and
local building codes.
3. Education: Community involvement and awareness is key in mitigating
danger. By involving the community and providing educational tools and
tips gives the community at large a sense of potential problems and offers
options of how they may address those problems.
2012 City of Wylie Comprehensive Land Use Plan 31
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D. Hazard Prone Areas — Vulnerability and Risk Exposure
2012 City of Wylie Comprehensive Land Use Plan 32
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2012 City of Wylie Comprehensive Land Use Plan 33
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E. Implementations
OBJECTIVE 8.00: Coordinate with Wylie's Emergency Management Coordinator to
ensure that proposed updates to all portions of the Comprehensive Master Plan do not
compromise the ability to provide essential emergency response and recovery
facilities as described in the City of Wylie Disaster Recovery Plan.
OBJECTIVE 8.10: Eliminate or minimize inappropriate and unsafe development in
identified natural hazard areas when opportunities arise, including the identification
and prioritization of properties deemed appropriate for acquisition, or structures and
buildings deemed suitable for elevation, retrofitting, and relocation, in accordance
with State Law and adopted Building Codes.
OBJECTIVE 8.20: When deemed necessary by the Emergency Management
Coordinator, those regulations of the Zoning Ordinance are temporarily suspended for
sixty (60) days in order to allow residential use of appropriate non - residential
facilities, including those in non - residential districts; in accordance with Texas
Government Code, Chapter 418 Emergency Management, Sec. 418.020 - Temporary
Housing and Shelter, as amended.
OBJECTIVE 8.30: When deemed necessary by the Emergency Management
Coordinator, allow seven (7) or more unrelated persons to domicile in Single - Family
and Multi- Family facilities for City qualified victims of natural hazards or disasters
for no more than six (6) months. Prior to the six month expiration date, a qualified
victim of natural hazard may petition the City Council for an extension. Such petition
must be submitted in writing to the Planning Department ten (10) days prior to the
requested meeting date. City Council may grant the request for a specific period of
time.
OBJECTIVE 8.40: Identify areas, structures, and people at risk from hazards and the
likelihood and severity of such risk. This would include those structures in place prior
to the adoption of this ordinance.
OBJECTIVE 8.50: Limit variances and property tax reductions that subsidize
vulnerability and risk.
OBJECTIVE 8.60: Create Hazard Area Maps: Maps are very effective tools to
clearly depict vulnerability and areas at risk in relation to people, facilities, and
infrastructure.
OBJECTIVE 8.70: Continue to monitor and evaluate the effectiveness of existing
mitigation measures and practices.
OBJECTIVE 8.80: Planning and implementing policies that control the potentially
hazardous impacts of storm water run -off
OBJECTIVE 8.90: Require NIMS training for all necessary employees.
2012 City of Wylie Comprehensive Land Use Plan 34
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F. Definitions
Critical Facility means a facility for which even the slightest chance of flooding
might be too great. Critical facilities include, but are not limited to schools,
nursing homes, hospitals, emergency medical receiving facilities, police, fire and
emergency response installations which produce, use or store hazardous materials
or hazard waste.
Development means any man -made change to improved or unimproved real
estate, including but not limited to buildings or other structures, mining, dredging,
filling, grading, paving, excavation, or drilling operations or storage of equipment
or materials located within the area of special flood hazard.
Disaster means the occurrence or imminent threat of widespread or severe
damage, injury, or loss of life or property resulting from any natural or man -made
cause, including fire, flood, earthquake, wind, storm, wave action, oil spill or
other water contamination, volcanic activity, epidemic, air contamination, blight,
drought, infestation, explosion, riot, hostile military or paramilitary action,
domestic or international terrorism, extreme heat, other public calamity requiring
emergency action, or energy emergency.
Hazardous or high risk use is any use which in the determination of the
Building Official, Planning Director, or Fire Marshal (or their designee) presents
a health or safety hazard due to excessive smoke, dust or odors, toxic fumes,
noise, vibration, or danger of fire, explosion or radiation and involving materials
meeting the "Degree of Hazard — 4" criteria of the Uniform Fire Code.
Nonconforming structure means a structure that does not conform to the design
regulations of this ordinance and the zoning district in which it is located, but was
lawfully erected under the regulations in force at the beginning of operation and
has been in continued use since that time.
Organized volunteer group means an organization such as the American
National Red Cross, the Salvation Army, the Civil Air Patrol, the Radio Amateur
Civil Emergency Services, a volunteer fire department, a volunteer rescue squad,
or other similar organization recognized by federal or state statute, regulation, or
memorandum.
Public facility has the meaning assigned by Section 102, Robert T. Stafford
Disaster Relief and Emergency Assistance Act (42 U.S.C. Section 5122).
Temporary housing has the meaning assigned by the Robert T. Stafford Disaster
Relief and Emergency Assistance Act, Pub. L. No. 93 -288, as amended.
2012 City of Wylie Comprehensive Land Use Plan 35
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Urban - Wildland Interface may be defined in two ways:
From an urban planning /design perspective: The region on the fringe
of urban development where structures occur in a primarily
undeveloped landscape.
From a fire management perspective: Any area where potential
dangerous combustible fuels are found adjacent to combustible homes
and other structures.
2012 City of Wylie Comprehensive Land Use Plan 36
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CrrYOFWYLIE \ �•.�
CITY OF WYLIE
NOTE: A Comprehensive Plan shall not constitute zoning regulations % LAND USE MAP
or establish zoning district boundaries. APxn. 2012 • updated -
ce;�s� T13V at'incrsbdl( nc)cs; Mtzrl>6c Tua�itur C he d'(inceton F1(�r;ald hSac) , c.: °s THE WYLIE: REFS
tj
;STATE OF TEXAS
COUNTY OF COLLIN
]Before me, the undersigned authority, on this day personally appeared Chad Engbrock,
publisher of The Wylie News, a newspaper regularly published in Collin County, Texas
and having general circulation in Collin County, Texas, who being by me duly sworn,
deposed and says that the foregoing attached:
RECEYED
JUN 18 2012
i
City of Wylie
Ordinances 2012 -14, 2012 -15 and 2012 -16
was published in said newspaper on the following dates, to -wit:
May 16, 2012
Chad Engbrock, Publisher
Subscribed and sworn before me on this, the day of —1 ► ` , 2012
to certify which witness my hand and seal of office.
t
KIESHA Q. HILL
/``: Notary Public, Stat(� of Texas
, My commission expires Notary Public in and for
Morch 21, 2013
r�- ;� - The State of Texas
My commission expires 5,aA -l3
'ttu'17Y�) %.9aclZ,u'�l`xIic OCIi(c — I ION. llaiIanl • i' O t 0). 'A', I [ X
I'ar eion 01'licc • IUI S Maim • P O. Box 'r12 ill,,, I X 07; -784 6'97 • 1a� 9�' -8? {t ",
ORDINANCE
NO. 2012-16
AN ORDINANCE
OF THE CITY OF
WYLIE, TEXAS,
CREATING A CON-
STRUCTION WORK
ZONE FOR TRAF-
FIC AND TEMPO -
RARILY REDUC-
ING THE "RATE OF
SPEED THEREIN,
ON WEST BROWN
STREET FROM FM
1378 'TO WEST
GATE WAY, IN THE
CITY LIMITS OF
THE CITY OF WY
LIE; DEFINING
THE. SPEED LIMIT,
REQUIRING THE
PLACEMENT OF
SIGNS; ..DECLAR-
ING WHAT'` MAY
BE A SUFFICIENT
COMPLAINT IN
PROSECUTIONS
HEREUNDER;
PROVIDING FOR
A PENALTY FOR
THE VIOLATION
OF THIS ORDI-
NANCE; PROVID-
ING FOR SEVER -
ABILITY, SAVINGS
AND REPEALING
CLAUSES; AND
PROVIDING" FOR
AN - EFFECTIVE
DATE OF THIS OR-
,DINANCE.
1
��E
NO. 2012-14
AN ORDINANCE
OF THE CITY OF
WYLIE, TEXAS,
AMENDING THE
COMPREHENSIVE
MASTER PLAN
OF THE CITY OF
WYLIE; PROVID-
ING FOR A PEN-
ALTY FOR THE
VIOLATION OF
THIS ORDINANCE;
PROVIDING FOR
REPEALING, SAV-
INGS AND SEVER -
ABILITY CLAUS-
ES; PROVIDING
FOR AN EFFEC-
TIVE DATE OF
THIS ORDINANCE;
AND PROVIDING
FOR THE PUBLI-
CATION OF THE
CAPTION HEREOF.
ORDINANCE
NO. 2012-15
AN ORDINANCE
OF THE CITY OF
WYLIE, TEXAS,
AMENDING THE
COMPREHENSIVE
ZONING ORDI-
NANCE OF THE
CITY OF WYLIE,
AS HERETOFORE
AMENDED, SO AS
TO CHANGE THE
ZONING ON THE
HEREINAFTER DE-
SCRIBED PROPER-
TY, ZONING CASE
NUMBER 2012 -05,
FROM COMIVIER-
CIAL CORRIDOR
(CC) TO SPECIFIC
USE PERMIT COM-
MERCIAL COR-
RIDOR (SUP -CC)
TO ALLOW FOR
AN EQUIPMENT
RENTAL USE; PRO-
VIDING FOR A
PENALTY FOR THE
VIOLATION OF
THIS ORDINANCE;
PROVIDING 'FOR
THE REPEAL OF
ALL ORDINANCES
IN CONFLICT, PRO-