Ordinance 2012-18ORDINANCE NO. 2012 -18
AN ORDINANCE OF THE CITY OF WYLIE, TEXAS, UPDATING THE
WATER AND SEWER IMPACT FEES TO BE ASSESSED BY THE CITY OF
WYLIE, TEXAS AND AMENDING ORDINANCE NOS. 90 -10, 93 -4, 97 -4,
2001 -19 AND 2006 -25; UPDATING THE LAND USE ASSUMPTIONS AND
CAPITAL IMPROVEMENTS PLAN; ESTABLISHING A COLLECTION
DATE; ESTABLISHING PROCEDURES AND REGULATIONS
REGARDING IMPACT FEES; PROVIDING FOR REPEALING, SAVINGS
AND SEVERABILITY CLAUSES; AND PROVIDING FOR AN EFFECTIVE
DATE OF THIS ORDINANCE.
WHEREAS, the City Council of the City of Wylie, Texas (the "City Council ") has
previously adopted Ordinance Nos. 90 -10, 93 -4, 97 -4, 2001 -19, and 2006 -25of the City of Wylie,
Texas ( "Cily" and /or "Wylie ") establishing impact fees to be assessed by Wylie; and
WHEREAS, Wylie has fully complied with Chapter 395, Local Government Code
concerning the notice, adoption, promulgation and methodology necessary to adopt land use
assumptions and a capital improvement plan establishing impact fees and has properly adopted
Ordinance Nos. 90 -10, 93 -4, 97 -4, 2001 -19, and 2006 -25; and
WHEREAS, the City Council desires to amend the land use assumptions and amend the
capital improvement plan and the amount of impact fees for water and sewer; and
WHEREAS, Wylie has reviewed the land use assumptions and capital improvement plan,
and the impact fees for water and sewer adopted under Ordinance Nos. 90 -10, 93 -4, 97 -4, 2001 -19,
and 2006 -25of Wylie in compliance with Chapter 395, Local Government Code; and
WHEREAS, Wylie has, within sixty (60) days after the date it received the proposed land
use assumptions, the capital improvement plan and assessment of impact fees adopted an order
setting a public hearing to discuss and review the same and determine whether to amend them; and
WHEREAS, on or before the date of the first publication of the notice of the hearing on the
proposed amendments, including the amount of the proposed impact fee per service unit, such
information was made available to the public; and
WHEREAS, the City Council held a public hearing to discuss the proposed amendments to
the land use assumptions, capital improvement plan and impact fees for water and sewer; and
WHEREAS, the Capital Improvements Advisory Committee, created under Section 395.058,
Local Government Code, filed its written comments on the proposed amendments to the land use
assumptions, capital improvement plan and impact fees for water and sewer before the fifth (5th)
business day before the date of the public hearing on the amendments; and
WHEREAS, within thirty (30) days after the date of the public hearing on the proposed
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amendments to the land use assumptions, the City Council is approving amendments to the land use
assumptions, capital improvement plan and impact fees for water and sewer as more fully set forth
below; and
WHEREAS, Wylie has fully complied with Chapter 395, Local Government Code, to
approve the proposed land use assumptions, capital improvement plan, and impact fees for water and
sewer charged per service unit; and
WHEREAS, the City Council finds that it is in the best interest of the citizens of Wylie to
adopt such land use assumptions and capital improvement plan, amend the impact fees for water and
sewer.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
WYLIE TEXAS:
SECTION 1: Findings Incorporated. The findings set forth above are incorporated into the
body of this Ordinance as if fully set forth herein.
SECTION 2: Amendments to Ordinance Nos. 90 -10, 93 -4, 97 -4, 2001 -19, and 2006 -25.
Ordinance Nos. 90 -10, 93 -4, 97 -4, 2001 -19, and 2006 -25 are hereby amended, and Wylie's land use
assumptions, capital improvement plan and impact fee regulations for water and sewer are adopted
as follows: m.
"Article 1. Purpose.
This Ordinance is intended to assure the provision of adequate public facilities to serve new
development in the city by requiring each such development to pay its share of the costs of such
improvements necessitated by and attributable to such new development.
Article 2. Definitions.
Area - related facility means a capital improvement or facility expansion which is designated
in the impact fee capital improvements plan and which is not a site - related facility. Area - related
facility may include a capital improvement which is located offsite or within or on the perimeter of
the development site.
Capital improvement means any of the following facilities with a life expectancy of three (3)
or more years that are owned and operated by or on behalf of Wylie:
(a) water supply, treatment and distribution facilities; wastewater collection and
treatment facilities; and storm water, drainage and flood control facilities, whether or
not they are located within the service area.
Capital Improvements Plan means a plan adopted by the Ordinance No. 2012 -13 that
identifies capital improvements or facility expansions for which impact fees may be assessed.
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City or Wylie means the City of Wylie, Texas.
City Council means the City Council of the City of Wylie, Texas.
Facility expansion means the expansion of the capacity of an existing facility that serves the
same function as an otherwise necessary new capital improvement, in order that the existing facility
may, serve new development. The term does not include the repair, maintenance, modernization or
expansion of an existing facility to better serve existing development.
Final plat or final plat approval or approved final plat means the point at which the
applicant has complied with all conditions of approval and the plat has been released by the city for
filing with Collin, Rockwall or Dallas County, whichever is appropriate.
Impactfee means a charge or assessment imposed as set forth in this Ordinance against new
development. The term does not include:
(a) Required dedications of land for public parks or payments in lieu thereof,
(b) Dedication of rights -of -way or easements or construction or dedication of
onsite or off -site water distribution, waste water collection or drainage
facilities, or streets, sidewalks, or curbs if the dedication or construction is
required by a valid ordinance and is necessitated by and attributable to the
new development;
(c) Lot or acreage fees or pro -rata fees to be placed in trust funds for the purpose
of reimbursing developers for oversizing or constructing water or sewer
mains or lines; or
(d) other pro rata fees for reimbursement of water or sewer mains or lines
extended by Wylie.
Land use assumptions means a description of the service area and the projections of changes
in land uses, densities, intensities, population and employment growth in the service area over at
least a ten (10) year period and adopted by the city by Ordinance No. 2012 -13, as may be amended
from time to time, upon which the capital improvements plans are based.
New development means a project involving the construction, reconstruction, redevelopment,
conversion, structural alteration, relocation or enlargement of any structure, or any use or extension
of the use of land, any of which has the effect of increasing the requirements for capital
improvements or facility expansions, measured by the number of service units to be generated by
such activity, and which requires either the approval of a plat pursuant to the city's subdivision
regulations, the issuance of a building permit or connection to the city's water or wastewater system,
and which has not been exempted from these regulations by provisions herein or attached hereto.
Installation of a larger water meter will constitute new development.
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Off -site means a facility or expansion that is not a Site - related facility, as defined herein.
Plat shall mean any type of plat required by law to be filed with the applicable county,
including but not limied to, a final plat, replat, amending plat and/or vacating plat.
Property owner has the same meaning as the term "applicant" in the city's subdivision
regulations. Property owner includes the developer for the new development and the owner of the
property.
Recoup means the imposition of an impact fee to reimburse the city for capital improvements
which the city has previously oversized to serve new development.
Service area means the area of the city's corporate limits and the city's extraterritorial
jurisdiction, as they exist or may be altered, to be served by the capital improvements or facilities
expansions specified in the capital improvements plan.
Service unit means the standardized measure of consumption, use, generation or discharge
attributable to an individual unit of development, that had been calculated in accordance with
generally accepted engineering and /or planning standards, as indicated in the land use equivalency
tables located in the "Water and Wastewater Impact Fee Update ", which is attached hereto as Exhibit
C and incorporated by reference herein, as may be amended from time to time.
Single-family residential has the meaning given the term in the city's zoning regulations, as
they exist or may be amended.
Site - related facility means an improvement or facility which is for the primary use or benefit
of a new development and /or which is for the primary purpose of safe and adequate provision of
water or wastewater facilities to serve the new development, and which is not included in the capital
improvements plan and for which the property owner is solely responsible under subdivision or other
applicable regulations or which is located at least partially on the plat which is being considered for
impact fee assessment. Site - related facility includes that portion of an off -site water or wastewater
main, equivalent to a standard size water or wastewater main, which is necessary to connect any new
development with the city's water or wastewater system, the cost of which has not been included in
the city's impact fee capital improvements plan.
Utility connection means authorization to install a water meter for connecting a new
development to the city's water system or to the city's wastewater system.
Wastewater facility means a wastewater interceptor or main, lift station or other facility or
improvement used for providing wastewater collection and treatment included within the city's
collection system for wastewater. Wastewater facility includes, but is not limited to, land, easements
or structures associated with such facilities. Wastewater facility excludes a site - related facility.
Water facility means a water interceptor or main, pump station, storage tank or other facility
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or improvement used for providing water supply, treatment and distribution service included within
the city's water storage or distribution system. Water facility includes, but is not limited to, land,
easements or structures associated with such facilities. Water facility excludes site - related facilities.
Water meter means a device owned by the city for measuring the flow of water to a
development, whether for domestic or for irrigation purposes.
Article 3. Applicability.
The provisions of this Ordinance regarding water and wastewater impact fees apply to all
new development within the corporate boundaries of the city and its extraterritorial jurisdiction, as
they exist or may be altered.
Article 4. Impact Fees Adopted for Water and Wasewater.
The previously adopted land use assumptions and impact fees for water and wastewater have
been reviewed, evaluated, updated and revised. The City Council finds that:
(1) the impact fees for water set forth in Exhibit A, attached hereto and incorporated for
all purposes, representing fifty percent (50 %) of the total projected costs, are hereby
adopted and approved; and
(2) the impact fees for wastewater set forth in Exhibit A, attached hereto and
incorporated for all purposes, representing fifty percent (50 %) of the total projected
costs, are hereby adopted and approved.
Article 5. Impact fee as condition of development approval/permit issuance.
No final plat for new development shall be released for filing with the appropriate county, or
in the cases within Wylie's extraterritorial jurisdiction for which no plat is submitted to Wylie,
whether the property is located inside or outside the corporate boundaries of Wylie, no application
fora utility connection shall be approved and/or certificate of occupancy shall be issued, without
assessment of an impact fee pursuant to this Ordinance. No building permit shall be issued, or in the
cases within Wylie's extraterritorial jurisdiction for which no plat is submitted to Wylie, utility
connection made, for new development, until the property owner has paid the impact fee imposed by
and calculated herein or a contract for payment is approved by Wylie and executed by the parties.
Article 6. Assessment of impact fees.
(a) The assessment of the impact fee for any new development shall be calculated and made at
the time of final plat approval (as defined in Article 2); however, for the sole purpose of
phasing in the application of this Ordinance, for complete applications for final plats
submitted to the city for consideration, on or before July 12, 2012, pursuant to the city's
subdivision regulations and for which no replatting is necessary prior to issuance of a
building permit, that are subsequently approved by the City, or for a final plate deemed
approved on or before July 12, 2012 due to the City's failure to act, assessment for the new
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development to which the final plat applies shall be calculated and made in accordance with
the impact fees existing on June 11, 2012.
(b) Following initial assessment of the impact fee for a new development pursuant to subsection
a), the amount of the impact fee per service unit for that development cannot be increased,
unless the approved final plat expires or lapses under applicable ordinances or law or the
owner proposes to change the approved development by the submission of a new
development application or application to increase the number of service units, in which case
the impact fee will be reassessed for increased meter size or additional meters or service units
at the impact fee rate then in effect.
(c) Following the lapse or expiration of a final plat that has received approval, or a final plat
deemed approved due to the City's failure to act, pursuant to the city's subdivision
regulations, a new assessment shall be performed at the time of new final plat approval in
accordance with this Ordinance.
Article 7. Computation and collection of impact fees.
(a) The impact fees due on new development shall be collected at the time of application for a
building permit or, in the cases within Wylie's extraterritorial jurisdiction for which no plat
is submitted to Wylie at the time of application for utility connection, unless an agreement
between the developer and the city has been executed providing for a different time of
payment.
(b) At the time of final plat approval, or the request for a utility connection for an area in the
city's extraterritorial jurisdiction for which a final plat was not submitted to the city, for all
new developments, the city shall compute the impact fees due for the new development in the
following manner:
(1) The amount of each type of impact fee due (water and /or wastewater) shall be
determined by multiplying the number of each type of service units generated by the new
development by the impact fee due for each type of service unit in the applicable service area
set forth in Exhibits A and/or B, respectively.
(2) The amount of each impact fee due shall be reduced by any allowable credits for that
category of capital improvements in the manner provided by this Ordinance.
(c) Whenever a property owner proposes to increase the number of service units for a new
development, the additional impact fees collected for such new service units shall be
determined by using the amount of impact fee per service unit in Exhibits A and /or B then in
effect, and such additional fee shall be collected at the time of issuance of a new building
permit, or for an area in the city's extraterritorial jurisdiction for which a final plat was not
required to be submitted to the city, prior to or at the time of enlargement of the connection
to the city's water or wastewater system.
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Article 8. Credits against impact fees.
(a) Any construction or contributions to or dedications of any area- related facility appearing in
the capital improvements plan that is required to be constructed by a property owner as a
condition of new development shall be credited against the impact fees otherwise due on that
new development from the same category (water or wastewater) of impact fees assessed on
the new development.
(b) All credits against impact fees shall be subject to the following limitations and shall be
granted based on this Ordinance and any additional administrative guidelines that may be
adopted by the city.
(1) No credit shall be given for the dedication or construction of site - related facilities.
(2) No credit shall exceed an amount equal to the assessed impact fee.
(3) If a credit applicable to a final plat has not been exhausted within ten (10) years from
the acquisition of the first building permit issued or, in the cases within Wylie's
extraterritorial jurisdiction for which no plat is submitted to Wylie, connection made
after the effective date of the adoption of the applicable impact fees, or within such
period as may otherwise be designated by contract, such credit shall lapse.
(4) In no event will the city reimburse the property owner or developer for a credit when
no impact fees for the new development can be collected pursuant to city ordinance
or for any amount exceeding the total impact fees due for the new development for
the category of capital improvement, unless otherwise agreed to by the city.
(c) The available credit associated with new development shall be applied against an impact fee
in the following manner:
(1) For single - family residential lots in a new development consisting only of single -
family residential development, such credit shall be prorated equally among such
lots, to be applied at the time of application of a building permit for each lot, against
impact fees to be collected at the time the building permit is issued.
(2) For all other types of new development, including those involving mixed uses, the
credit applicable to the new development shall be applied to the impact fee due at the
time of approval.
(3) At its sole discretion, the city may authorize alternative credit agreements upon
written agreement with the property owner in accordance with the city's
administrative guidelines.
Article 9. Establishment of accounts.
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(a) The city shall establish an account to which interest is allocated for the service area for each
type of capital facility for which an impact fee is imposed. Each impact fee collected within
the service area shall be deposited in such account.
(b) Interest earned on the account into which the impact fees are deposited shall be considered
funds of the account and shall be used only in the same manner as which the underlying
funds may be used.
(c) The city shall establish adequate financial and accounting controls to ensure that impact fees
disbursed from the accounts are utilized solely for authorized purposes.
(d) The city shall maintain and keep financial records for impact fees, which shall show the
source and disbursement of all fees collected in or expended within the service area. The
records of the account into which impact fees are deposited shall be open for public
inspection and copying during ordinary business hours. The city may establish a fee for
copying services.
Article 10. Use of proceeds of impact fee accounts.
(a) The impact fees collected for the service area may be used to finance or to recoup the costs of
any capital improvements or facility expansion identified in the capital improvements plan
for the service area, including but not limited to the construction contract price, surveying
and engineering fees, land acquisition costs (including land purchases, court awards and
costs, attorney's fees and expert witness fees). Impact fees may also be used to pay the
principal sum and interest and other finance costs on bonds, notes or other obligations issued
by or on behalf of the city to finance such capital improvements or facility expansion.
(b) Impact fees collected pursuant to this Ordinance shall not be used to pay for any of the
following expenses:
(1) Construction, acquisition or expansion of public facilities or assets other than capital
improvements or facility expansions identified in the capital improvements plan;
(2) Repair, operation or maintenance of existing or new capital improvements or facility
expansion;
(3) Upgrade, update, expansion or replacement of existing capital improvements to
provide better service to existing development; or
(4) Administrative and operating costs of the city.
Article 11. Refunds.
(a) Upon application by an owner of property, any impact fee or portion thereof collected
pursuant to city ordinance, which:
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(i) has not been expended within ten (10) years from the date of payment, or
(ii) (ii) existing facilities are available and service is denied, or
(iii) (iii) the city has, after collecting the impact fee when service was not available, failed
to commence construction within two (2) years or service is not available within a
reasonable period considering the type of improvement or expansion, but in no event
later than five (5) years from the date of payment.
(b) Payment shall be refunded to the record owner of the property for which the impact fee was
paid or, if the impact fee was paid by another governmental entity, to such governmental
entity, together with interest calculated from the date of payment to the date of refund at the
statutory rate as set forth in the Texas Finance Code, Section 302.002, or its successor
statute. The application for refund pursuant to this article shall be submitted within sixty (60)
days after the expiration of the ten -year period for expenditure of the fee. An impact fee shall
be considered expended on a first -in, first -out basis.
(c) An impact fee collected pursuant to this Ordinance shall also be considered expended if the
total expenditures for capital improvements or facility within the service area within ten (10)
years following the date of payment exceed the total fees collected within the service area for
such improvements or expansions during such period.
(d) If a refund is due pursuant to subsections (a) and (b), the city shall divide the difference
between the amount of expenditures and the amount of the fees collected by the total number
of service units assumed within the service area for the period to determine the refund due
per service unit. The refund to the record owner shall be calculated by multiplying the refund
due per service unit by the number of service units for the development for which the fee was
paid, and interest due shall be calculated upon that amount.
(e) Upon completion of all the capital improvements or facility expansions identified in the
capital improvements plan for the service area, the city shall recalculate the impact fee per
service unit using the actual costs for the improvements or expansions. If the impact fee per
service unit based on actual cost is less than the impact fee per service unit paid, the city shall
refund the difference, if such difference exceeds the impact fee paid by more than ten (10)
percent. If the difference is less than ten (10) percent, no refund shall be due. The refund to
the record owner shall be calculated by multiplying such difference by the number of service
units for the development for which the fee was paid, and interest due shall be calculated
upon that amount.
Article 12. Updates to plan and revision of fees.
(a) The city shall update its land use assumptions and capital improvements plans at least every
five (5) years, commencing from the date of adoption of such plans, and shall recalculate the
impact fees based thereon in accordance with the procedures set forth in Texas Local
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Government Code Chapter 395 or in any successor statute.
(b) The city may review its land use assumptions, impact fees, capital improvements plans and
other factors such as market conditions more frequently than provided in subsection (a) to
determine whether the land use assumptions and capital improvements plan should be
updated and the impact fee recalculated accordingly, or whether any Exhibits hereto should
be changed.
(c) If, at the time an update is required pursuant to subsection (a), the city council determines
that no change to the land use assumptions, capital improvements plan or impact fee is
needed, it may dispense with such update by following the procedures in Texas Local
Government Code Section 395.0575 or its successor statute.
(d) In addition to the reviews required by this Article, the city shall also conduct the reviews
required by Article 4, Impact Fees Adopted for Water and Wastewater above.
Article 13. Use of other financing mechanisms.
(a) The city may finance capital improvements or facility expansion designated in the capital
improvements plan through the issuance of bonds, through the formation of public utility
districts or other assessment districts, or through any other authorized mechanism, in such
manner and subject to such limitations as may be provided by law, in addition to the use of
impact fees.
(b) Except as herein otherwise provided, the assessment and collection of an impact fee shall be
additional and supplemental to, and not in substitution of, any other tax, fee, charge or
assessment which is lawfully imposed on and due against the property.
Article 14. Impact fee as additional and supplemental regulation.
Impact fees established by this Ordinance are additional and supplemental to, and not in
substitution of, any other requirements imposed by the city on the development of land or the
issuance of building permits or certificates of occupancy. Such fee is intended to be consistent with
and to further the policies of the city's comprehensive land use plan, the capital improvements plan,
the zoning ordinance, subdivision regulations and other city policies, ordinances, codes and
resolutions by which the city seeks to ensure the provision of adequate public facilities in
conjunction with the development of land.
Article 15. Relief procedures.
Any person who has paid an impact fee or an owner of land upon which an impact fee has
been paid may petition the city council to determine whether any duty required by this Ordinance has
not been performed within the time so prescribed. The petition shall be in writing and shall state the
nature of the unperformed duty and request that the duty be performed within sixty (60) days of the
request. If the city council determines that the duty is required pursuant to this Ordinance and is late
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in being performed, it shall cause the duty to commence within sixty (60) days of the date of the
request and to continue until completion."
SECTION 3: Saving/Repealing Clause. Unless otherwise set forth herein, Wylie Ordinance
Nos. 90 -10, 93 -4, 97 -4, 2001 -19, and 2006 -25 shall remain in full force and effect for final plats that
have been approved by the City on or before July 12, 2012, pursuant to the City's subdivision
regulations, or for a final plat deemed approved by the City on or before July 12, 2012, due to the
City's failure to act, as set forth in Article 6, save and except as amended by this or any other
ordinance. All provisions of any other ordinances 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 prosecution from being commenced for any violation if
occurring prior to the repeal of the Ordinance. Any remaining portions of conflicting ordinances
shall remain in full force and effect.
SECTION 4: Severability. If any section, subsection, sentence, clause or phrase of this
Ordinance is for any reason, held to be unconstitutional or invalid by a court of competent
jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance.
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.
SECTION 5: Effective Date. This Ordinance shall become effective immediately upon its
adoption.
DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
WYLIE, TEXAS on this 12 day of June, 2012.
ATTESTED:
::� 4(�
Carole Ehrlich, C ecretary
V
Eric Hogue, Mayor
AL'
��ApP OF T$�i
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Exhibit "A"
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Exhibit `B"
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Exhibit "C"
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WATER AND WASTEWATER
IMPACT FEE UPDATE
2012-2022
DRAFT
Prepared For
Prepared By
BIRKHOFF, HENDRICKS & CARTER, L.L.P.
PROFESSIONAL ENGINEERS
DALLAS, TEXAS
February 2012
Birkhoff, Hendricks & Carter, L.L.P.
CITY OF WYLIE
2012 WATER AND WASTEWATER IMPACT FEE UPDATE
I. INTRODUCTION
On April 24, 2001, the City of Wylie adopted Ordinance No. 2001 -19 "Establishing Water and
Wastewater Impact Fees" in accordance with Chapter 395 of the Local Government Code. The
ordinance and associated impact fees were established and based on the Service Area Land Use
Assumptions and Capital Improvements Plan prepared by Hunter Associates of Texas, Ltd.,
dated March 2001. The City updated their water and wastewater impact fees by Ordinance
2006 -25 in response to the adoption of a new Comprehensive Land Use Plan in April 2005 and
an expansion of the City's corporate boundaries and environmental jurisdiction. The maximum
calculation fee and current imposed fees are summarized below:
Chapter 395 requires that an update of the land use assumptions, capital improvements plan,
and impact fees be performed every five years, unless it is deterinined by the political
subdivision after a review that such an update is not necessary.
In accordance with the requirements of Chapter 395.052 of the Local Government Code, this
report updates the City of Wylie's Land Use Assumptions and Capital Improvement Plan.
Chapter 395, of the Local Government Code is an act that provides guidelines for financing
capital improvements required by new development in municipalities, counties, and certain
other local governments. The basis for determination of an impact fee requires the
preparation and adoption of a land use plan and growth assumption, and the preparation of a
10 -year capital improvement plan. A master plan of the water and wastewater systems is
necessary to prepare a 10 -year capital improvement plan. From these two phases, a maximum
impact fee is calculated.
j: \clerical \wylie \2010 -145 2011 w &ww impact fee\iepmts \w &u imp feeTepon.doc - 1 -
Fee Per Service Unit
Calculated
Maximum
Fees Imposed
(Ordinance 2006 -25)
Water
$2,609.93
$1,304.97
Wastewater
$2,462.01
$1,231.01
Chapter 395 requires that an update of the land use assumptions, capital improvements plan,
and impact fees be performed every five years, unless it is deterinined by the political
subdivision after a review that such an update is not necessary.
In accordance with the requirements of Chapter 395.052 of the Local Government Code, this
report updates the City of Wylie's Land Use Assumptions and Capital Improvement Plan.
Chapter 395, of the Local Government Code is an act that provides guidelines for financing
capital improvements required by new development in municipalities, counties, and certain
other local governments. The basis for determination of an impact fee requires the
preparation and adoption of a land use plan and growth assumption, and the preparation of a
10 -year capital improvement plan. A master plan of the water and wastewater systems is
necessary to prepare a 10 -year capital improvement plan. From these two phases, a maximum
impact fee is calculated.
j: \clerical \wylie \2010 -145 2011 w &ww impact fee\iepmts \w &u imp feeTepon.doc - 1 -
Birkhoff, Hendricks & Carter, L.L.P.
The Act allows the maximum impact fee to be charged if revenues from future ad valorem
taxes and water and sewer bills are included as a credit in the analysis. If not, the Act allows
the maximum fee to be set at 50% of the calculated maximum fee. The following items were
included in the impact fee calculation:
A. The portion of the cost of the new infrastructure that is to be paid by the City, including
engineering, property acquisition and construction cost.
B. Existing excess capacity in lines and facilities that will serve future growth and which
were paid for in whole or part by the City.
C. Engineering and quality control fees for construction projects.
D. Interest and other finance charges on bonds issued by the City to cover its portion of cost.
The engineering analysis portion of the Water and Wastewater Impact Fee review determines
utilized capacity cost of the major water distribution and wastewater collection facilities
between the year 2012 and the year 2022. Facilities in this analysis include, water pump
stations, elevated and ground water storage tanks, water transmission lines, wastewater
treatment plants, wastewater lift stations and wastewater collection lines. The North Texas
Municipal Water District (NTMWD) water treatment and distribution components were
excluded from this analysis. The study period is a ten -year period with 2012 as the base year.
The impact fee calculation for the water and wastewater systems is based on land uses
provided by the City of Wylie. Concurrently with this Impact Fee Update, the City's Water
Distribution Master Plan has been updated. The Master Plans are available for review from
the City of Wylie. The equivalency factors utilized in this analysis conform to the latest
American Water Works Association Standards (C700 - C703).
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II. GLOSSARY
1. Advisory Committee means the capital improvements advisory committee established by
the City for purposes of reviewing and making recommendations to the City Council on
adoption and amendment of the City's impact fee program.
2. Area - related facility means a capital improvement or facility expansion which is
designated in the impact fee capital improvements plan and which is not a site - related
facility. Area - related facility may include a capital improvement that is located off -site,
or within or on the perimeter of the development site.
3. Assessment means the determination of the amount of the maximum impact fee per
service unit that can be imposed on new development.
4. Capital improvement means either a water facility or a wastewater facility, with a life
expectancy of three or more years, to be owned and operated by or on behalf of the City.
5. City means the City of Wylie, Texas.
6. Credit means the amount of the reduction of an impact fee due, determined under this
ordinance or pursuant to administrative guidelines, which is equal to the value of area -
related facilities provided by a property owner pursuant to the City's subdivision or
zoning regulations or requirements, for the same type of facility.
7. Facility expansion means either a water facility expansion or a sewer facility expansion.
8. Final plat approval means the point at which the applicant has complied with all
conditions of approval in accordance with the City's subdivision regulations, and the plat
has been approved for filing with Collin County.
9. Impact fee means either a fee for water facilities or a fee for wastewater facilities,
imposed on new development by the City pursuant to Chapter 395 of the Texas Local
Government Code in order to generate revenue to fund or recoup the costs of capital
improvements or facility expansion necessitated by and attributable to such new
development. Impact fees do not include the dedication of rights -of -way or easements for
such facilities, or the construction of such improvements, imposed pursuant to the City's
zoning or subdivision regulations.
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10. Impact fee capital improvements plan means either a water capital improvements plan or
a wastewater capital improvements plan, adopted or revised pursuant to the impact fee
regulations.
11. Land use assumptions means the projections of population and growth, and associated
changes in land uses, densities and intensities over at least a ten -year period, as adopted
by the City and as may be amended from time to time, upon which the capital
improvements plans are based.
12. Land use equivalency table means a table converting the demands for capital
improvements generated by various land uses to numbers of service units, as may be
amended from time to time.
13. New development means the subdivision of land; the construction, reconstruction,
redevelopment, conversion, structural alteration, relocation, or enlargement of any
structure; or any use or extension of the use of land; any of which increases the number of
service units.
14. Plat has the meaning given the term in the City's subdivision regulations. Plat includes
replat.
15. Plattin has the meaning given the term in the City's subdivision regulations. Platting
includes replattin .
16. Property owner has the meaning given the term in the City's subdivision regulations.
Property owner includes the developer for a new development.
17. Recoupment means the imposition of an impact fee to reimburse the City for capital
improvements that the City had previously oversized to serve new development.
18. Roadway means any freeway, expressway, principal or minor arterial or collector
roadways designated in the City's adopted Thoroughfare Plan, as may be amended from
time to time. Roadway does not include any roadway designated as a numbered highway
on the official Federal or Texas highway system.
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19. Roadway capital improvements plan means the adopted plan, as may be amended from
time to time, which identifies the roadway facilities or roadway expansions and their
costs for each road service area, which are necessitated by and which are attributable to
new development, for a period not to exceed 10 years.
20. Roadway expansion means the expansion of the capacity of an existing roadway in the
City, but does not include the repair, maintenance, modernization, or expansion of an
existing roadway to better serve existing development.
21. Roadway facility means an improvement or appurtenance to a roadway that includes, but
is not limited to, rights -of -way, whether conveyed by deed or easement; intersection
improvements; traffic signals; turn lanes; drainage facilities associated with the roadway;
street lighting or curbs.
22. Service area means either a water service area or wastewater benefit area within the City,
within which impact fees for capital improvements or facility expansion will be collected
for new development occurring within such area, and within which fees so collected will
be expended for those types of improvements or expansions identified in the type of
capital improvements plan applicable to the service area.
23. Service unit means the applicable standard units of measure shown on the land use
equivalency table in the Impact Fees Capital Improvements Plan that can be converted to
water meter equivalents, for water or for wastewater facilities, which serves as the
standardized measure of consumption, use or generation attributable to the new unit of
development.
24. Site - related facility means an improvement or facility which is for the primary use or
benefit of a new development, and /or which is for the primary purpose of safe and
adequate provision of water or wastewater facilities to serve the new development, and
which is not included in the impact fees capital improvements plan and for which the
property owner is solely responsible under subdivision or other applicable development
regulations.
25. Utility connection means installation of a water meter for connecting a new development
to the City's water system, or connection to the City's wastewater system.
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Birkhoff, Hendricks & Carter, L.L.P.
26. Wastewater facility means a wastewater interceptor or main, lift station or other facility
included within and comprising an integral component of the City's collection system for
wastewater. Wastewater facility includes land, easements or structure associated with
such facilities. Wastewater facility excludes site - related facilities.
27. Wastewater facility expansion means the expansion of the capacity of any existing
wastewater improvement for the purpose of serving new development, but does not
include the repair, maintenance, modernization, or expansion of an existing sewer facility
to serve existing development.
28. Wastewater capital improvements plan means the adopted plan, as may be amended from
time to time, which identifies the wastewater facilities or wastewater expansions and their
associated costs which are necessitated by and which are attributable to new
development, for a period not to exceed 10 years.
29. Water facility means a water interceptor or main, pump station, storage tank or other
facility included within and comprising an integral component of the City's water storage
or distribution system. Water facility includes land, easements or structures associated
with such facilities. Water facility excludes site - related facilities.
30. Water facility expansion means the expansion of the capacity of any existing water
facility for the purpose of serving new development, but does not include the repair,
maintenance, modernization, or expansion of an existing water improvement to serve
existing development.
31. Water improvements plan means the adopted plan, as may be amended from time to time,
which identifies the water facilities or water expansions and their associated costs which
are necessitated by and which are attributable to new development, for a period not to
exceed 10 years.
32. Water meter means a device for measuring the flow of water to a development, whether
for domestic or for irrigation purposes.
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Birkhoff, Hendricks & Carter, L.L.P.
III. LAND USE ASSUMPTIONS (Provided By: The City Of Wylie)
A. Purpose
Chapter 395 of the Texas Local Government Code prescribes the process by which cities
in Texas must formulate development impact fees. The initial step in this process is the
establishment of "land use assumptions" for the City upon which the impact fee program
is based. These land use assumptions, which are derived from the Future Land Use Plan
and from population projections adopted in the Comprehensive Plan, will become the
basis for the preparation of impact fee capital improvement plans for water and
wastewater facilities.
To assist the City of Wylie in determining the need for, and the timing of, capital
improvements to serve future development, a reasonable estimation of future growth is
required. The growth and development projections were formulated by the City of Wylie
based upon assumptions pertaining to the type, location, quantity and timing of various
future land uses within the community, and to establish and document the methodology
used for preparing the growth and land use assumptions.
B. Elements of The Land Use Assumption Report
This report contains the following components:
1) Methodology -- Explanation of the general methodology used to prepare the land
use assumptions.
2) Service Zone Map — The impact fee service area for water and wastewater
facilities is shown on Figure 1.
3) Base Data — Information on population and land use for Wylie for each capital
facility /impact fee service area.
4) Ten -Year Growth Assumptions — Population and land use growth assumptions
for ten years for each capital facility /impact fee service area.
5) Ultimate Population Projections — Projections that reflect a completely developed
condition, based upon the City's ultimate "build -out" scenario.
6) Summary — Brief synopsis of the land use assumptions report.
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C. Methodology
Based upon the growth assumptions and the capital improvements that will be needed to
support future growth, it is possible to develop an impact fee structure which fairly
allocates capital improvement costs to growth areas in relationship to their impact upon
the entire infrastructure system. The database and projections in this report have been
formulated using reasonable and generally accepted planning principles and
methodologies.
These land use assumptions and future growth projections take into consideration several
factors influencing development patterns, including the following:
1) The character, type, density and quantity of existing development
2) Existing land use patterns
3) Anticipated future land uses (as shown in the City's Future Land Use Plan)
4) Availability of land for future expansion, and the City's physical holding capacity
5) Current growth trends in the City and region
6) Location and configuration of undeveloped (vacant) land
7) Known or anticipated development projects
8) Potential sanitary sewer availability (e.g., topographical constraints)
9) Growth policies adopted in the Future Land Use Plan
A summary of the general methodology used for the preparation of this report follows:
1) Establish impact fee water and wastewater service areas (Part IIID — Service Area
Map).
2) Collect /determine benchmark (i.e., base year) data on population and land use as of
January 2012 (Part IIIE — Base Year Data).
3) Project population and land use growth for ten years by impact fee service areas
(Part IVF — Ten -Year Growth Assumptions).
4) Project the ultimate population for a fully developed City, assuming full
development of service area(s) (Part IIIG — Ultimate Population Projections).
A more detailed methodology for each is contained within the referenced sections.
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A Service Area Maps
Figure 1 on the following page shows the proposed service area for water and wastewater
facilities. The service area boundary for wastewater includes all land area within the
existing City limits, all land within the Wylie Water CCN, and those portions of shared
Water CCNs that Wylie will provide wastewater facilities as development occurs. The
service area boundary for water includes all land within the Wylie Water CCN, and those
portions of shared CCNs that Wylie will serve as development occurs. However,
portions of the existing and proposed development within the City limits obtain water
from alternative suppliers, namely the Wylie Northeast Water Supply Corporation
District and the Eastfork Special Utility District. This background information provides
insight to the discrepancy between the overall City population and the population within
the water service area (discussed later in the report). A recommended priority listing of
projects for water and wastewater facilities will be outlined in the City's Capital
Improvements Program (CIP). The actual ten -year CIP upon which the impact fee
program must be based will be prepared separately, per the requirements of Chapter 395.
j: \c1erica1\wy1ic \2010 -145 2 0 1 1 w &ww impact feeVeports \w &ww imp fee \report.doc - 9 -
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Birkhoff, Hendricks & Carter, L.L.P.
E. Base Year Data
This section documents historical growth trends and base data for the City. This
"benchmark" information provides a starting basis of data, as established in the City's
Future Land Use Plan and updated in April 2005, and the City's Comprehensive Land
Use Plan, adopted in 2011 for the ten -year growth assumptions.
One method of predicting future growth is looking at past growth. The historical growth
rates for Wylie are shown in Table 1 below.
Table 1
HISTORICAL GROWTH RATE
City of Wylie, Texas
Year
City of Wylie
% Change
Compounded
Average;, Annual
Change per
Period
1970 �l�
2,675
0.00%
0.00%
198001
3,152
17.83%
1.65%
1990 0)
8,716
176.52%
10.71%
2000 ���
14,965
71.70%
5.55%
2010 ���
41,427
176.83%
10.72%
2012 ���
42,804
3.32%
1.65%
(1) Source: U.S. Census.
(2) Source: Current Population Estimate, North Central Texas Council of Governments, 2011.
Over the 40 -year period of 1970 to 2010, the City of Wylie experienced a significant
amount of growth. The City is continuing to experience an increase in population,
housing, and commercial development activity, although the rapid growth experienced
through the early 2000's began tapering down in 2006 -2007 due to a variety of economic
factors. As of December 2012, the City of Wylie had a total of around 212 residential
lots in various stages of development, including recently approved zoning cases and plats.
The build -out of these lots will increase the existing housing stock as follows: 14,174
existing units (2011) + 212 future units (2012) = 14,386 units or a 1.5% increase.
Accordingly, it is anticipated that the City has the lot inventory to maintain the increases
in population and housing growth experienced over the last few years.
It is also anticipated that the City will continue to receive petitions for the zoning and
platting of new subdivisions.
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Another comparison and useful base data source for population growth is the past trends
in residential construction. Table 2 shows the growth trend in residential construction in
the City from 2007 to 2011. At the end of 2006 there were approximately 12,418
residential units; this is the base number for percentage of growth.
Table 2
RESIDENTIAL BUILDING PERMITS PER YEAR
City of Wylie, Texas
Year
Prior Total Residential Units
New Residential Units
% Growth -
2007
12,418 �l�
675
5.4%
2008
13,093 �l�
539
4.1%
2009
13,653 (1)
265
1.9%
2010
13,904 (2)
270
1.9%
2011
14,174 cz�
212
1.5%
Average: 392 new residential units per year over 5 years
Source: Current Housing Estimates, North Central Texas Council of
Governments, 2007, 2080 and, 2009.
(2) City of Wylie Building Department, 2010 and 2011.
The growth in housing shown in Table 2 illustrates the recent trend in residential activity
for the City of Wylie. The trend shown here reflects that observed for the recent trend in
population growth. The City has seen moderate gains in residential growth over the past
few years. As mentioned earlier, the City's available lot inventory is increasing.
For the purposes of documenting changes in population, land use, density and intensity,
the data format to be used as a basis to formulate the land use assumptions will be
principally population and land use estimates. These estimates and the land use
inventory, from the City's Future Land Use Plan, were used to establish a beginning
baseline and updated to January 2012 for the population projections provided by the City.
1) Population and Land Use
Existing land uses were documented throughout each of the service areas in
development of the Land Use Plan. Residential and non - residential building
activity for each of the service areas was then analyzed to establish base population
and employment estimates for January 2012.
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The estimated population in January 2012 for both service areas is:
Water Wastewater
• Population ........................... 36,315 ......................... 42,196
• Dwelling Units .................... 12,748 ......................... 14,812
• Households .......................... 12,197 ......................... 14,160
These residential calculations are based on the following assumptions:
• Occupancy Rate .................... 95.6 percent (2010 U.S. Census for Wylie); and
• Average Household Size ....... 2.98 persons /household (2010 U.S. Census).
2) Land Use
Prior to an evaluation and projection of future land use patterns, an understanding
of existing conditions is essential. Documentation of existing land use patterns
within the City and its ETJ was included as part of the Land Use Plan prepared by
others. This data was updated based on information provided by the City to reflect
residential and non - resident development activity that occurred through January
2012. This documentation provides an overview of the general present physical
composition and condition of the City.
Table 3 shows a summary of estimated existing land uses for the land area within
the water and sanitary sewer service zones.
TABLE 3A
Existing Land Use For The Water Service Zones — 2012
City of Wylie, Texas
Land Use
Acres Used
(Developed)
Percent of
Developed Area
Low Density Residential
1,633
22.41%
Medium Density Residential
2,641
36.24%
High Density Residential
153
2.10%
Commercial /Retail /Office
342
4.70%
School, Public /Semi - Public, Services
256
3.51%
Downtown Historic District
34
0.47%
Utilities /Heavy Industrial
84
1.15%
Light Industrial
3
0.04%
Parks & Open Space
88
1.21%
Agricultural
2,054
28.18%
Total Area:
7,288
100.00%
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Birkhoff, Hendricks & Carter, L.L.P.
TABLE 313
Existing Land Use For The Sanitary Sewer Service Zones — 2012
City of Wylie, Texas
Land Use
Acres Used
(Developed)
Percent of
Developed Area
Low Density Residential
3,464
27.78%
Medium Density Residential
4,333
34.75%
High Density Residential
230
1.85%
Commercial /Retail /Office
691
5.54%
School, Public /Semi - Public, Services
479
3.84%
Downtown Historic District
34
0.27%
Utilities /Heavy Industrial
641
5.14%
Light Industrial
222
1.78%
Parks & Open Space
213
1.71%
Agricultural
2,160
17.33%
Total Area:
12,467
100.00%
Table 4 shows a summary of estimated existing land uses (as of January 2012), in
acres per 100 persons.
TABLE 4A
Existing Land Use Per 100 Persons
For The Water Service Zones — 2012
City of Wylie, Texas
Land Use Category
Acres Per
100 Persons
Low Density Residential
4.50
Medium Density Residential
7.27
High Density Residential
0.42
Commercial /Retail /Office
0.94
School, Public /Semi - Public, Services
0.70
Downtown Historic District
0.09
Utilities /Heavy Industrial
0.23
Light Industrial
0.01
Parks & Open Space
0.24
Agricultural
5.66
Total Area:
20.07
Based upon 2012 water service area population of 36,315 persons.
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Birkhoff, Hendricks & Carter, L.L.P.
TABLE 413
Existing Land Use Per 100 Persons
For The Sanitary Sewer Service Zones — 2012
City of Wylie, Texas
Land Use Category._
Acres Per 100 Persons
Low Density Residential
8.26
Medium Density Residential
10.34
High Density Residential
0.55
Commercial /Retail /Office
1.64
School, Public /Semi - Public, Services
1.14
Downtown Historic District
0.08
Utilities /Heavy Industrial
1.52
Light Industrial
0.53
Parks & Open Space
0.51
Agricultural
5.52
Total Area:
30.08
Based upon 2012 sewer service area population of 42,196 persons.
F. Ten -Year Growth Assumptions
Growth is characterized in two forms: population (residential land use) and
nonresidential land use. Several assumptions were necessary in order to arrive at
reasonable growth rates for population and employment in the City of Wylie. The
following assumptions were made as a basis from which 10 -year projections are initiated:
1) Future land uses will occur as shown on the Future Land Use Plan.
2) The City will be able to finance the necessary improvements to the water and
wastewater systems to accommodate expected growth.
3) School facilities will accommodate expected increases in school -age population.
4) Densities will be as projected, based upon anticipated zoning districts.
5) Known or anticipated development projects will occur as presently planned.
The 10 -year projections, or land use assumptions, are based upon the establishment of a
reasonable growth rate based upon past trends and /or other considerations. Considering
the increasing trends in population and housing growth (Table 2) and the City's proximity
to the Dallas /Fort Worth metropolitan area and combining these factors with anticipated
development projects provides a reasonable indication of growth potential. Based upon
these assumptions, the annual average number of residential dwelling units constructed
per year over the next 10 -year period is projected to be approximately 240. A household
size of 2.98 persons per household with an occupancy rate of 95.6 percent was used to
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calculate the future population based on the projected residential activity. The 2012
population of 42,804 (source: City of Wylie) is projected to increase to approximately
49,642 by the year 2022, representing a compounded annual growth rate of 1.5 %. This
rate would generate an average population increase of about 684 persons per year. The
following shows the formula for calculating the ten -year growth assumptions:
Residential:
240 dwelling units x 0.956 occupancy rate = 229 occupied dwelling units /year
229 occupied dwelling units /year x 2.98 household size = 685 persons /year ( + / -)
685 persons /year x 10 years = 6,850 persons net 10 -year residential growth
"Note: It should be noted that the 10 -year population and housing projection assumes growth potential
within the existing municipal boundaries and the existing extraterritorial jurisdiction (M).
These projections do not assume residential growth beyond the existing ETJ. "
This rate of growth (1.5% compound annual growth rate) is a conservative reasonable rate
for Wylie to be expected to grow at over the next 10 years. The growth rate projected for
Wylie is less than the compounded annual growth rate over the last 10 years (3.8 %) and is
consistent with other comparable cities within the region. The region, in which Wylie is
located, despite the economic slowdown, is one of the State's fastest growing population
and employment centers.
Table 5 shows the average annual compounded growth rates for other cities in the area
and for Collin County from 2000 to 2006 and 2006 to 2010:
TABLE 5
Populations and Growth Rates of Area Cities
and Collin County — 2000 to 2006 and 2006 to 2010
Source: U.S. Census, 2000 and 2010 and U.S. Census Estimates (2006).
j :.cteticaPavyhc \2010 -145 2011 w &ww impact fee\reports \w &ww imp fee\iepon,doc
Compounded
Compounded
2000
2006
Average
2010
Average
City /Jurisdiction
Population
Population
Annual %
Population
Annual %
Change
g
Chan e
Chang
(2000 -2006)
(2006 -2010)
Wylie
15,132
32,745
13.73%
41,427
6.1%
Allen
43,554
73,344
9.07%
84,253
3.5%
Frisco
33,714
80,374
15.58%
116,989
9.8%
McKinney
54,369
107,240
11.99%
131,117
5.2%
Murphy
3,099
12,754
26.59%
17,708
8.6%
Plano
222,030
254,644
2.31%
259,841
0.5%
Prosper
2,097
5,215
16.40%
9,423
15.9%
Collin County
491,675
1 699,675
6.06%
782,341
2.8%
Source: U.S. Census, 2000 and 2010 and U.S. Census Estimates (2006).
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Birkhoff, Hendricks & Carter, L.L.P.
Table 5 illustrates that the regional growth pattern is continuing to move outward from
Dallas toward the City of Wylie. Those cities that experienced the greatest amount of
growth from the 1980s to the 1990s have achieved significant levels of build -out and
those cities further north have begun to experience significant population and housing
increases. Those cities north and west of Wylie are currently experiencing growth rates
similar to those projected for Wylie through 2022. The data in Table 5 splits the decade
from 2000 to 2010 at 2006 to provide a depiction between the rapid population growth
experienced into the mid 2000's and the slowdown in development experienced since
2006.
The projected annual growth rate for the City of Wylie and the resulting population
projection of 49,642 persons for the 10 -year planning horizon is considered reasonable
for planning purposes. As mentioned, this growth is projected throughout the City's
water and wastewater service area, with a substantial amount of the growth being beyond
the current municipal boundaries during the next ten years. The above mentioned growth
rate represents growth throughout the water and wastewater service zones.
It is anticipated that most of this projected growth will ultimately be incorporated into the
City service area limits for several reasons:
1) More stringent environmental laws pertaining to septic waste systems.
2) Increasing insurance rates outside corporate City limits.
3) The City's progressive philosophy regarding water and sewer line extensions.
4) Proposed upgrading of construction standards in the City's ETJ.
Changes in population affect the use of land. In the case of Wylie, increased population
is due to the conversion of vacant or agricultural land into residential and other land uses.
Non - residential development will increase in order to provide the goods and services that
the increased population will demand. The estimation of the additional acres to be
developed for the next 10 years will aid in the determination of demand for additional
water and wastewater facilities.
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Table 6 shows the additional Retail /Office, Commercial, and industrial land uses
required for the increase in population projected through 2022 (6,850 people).
TABLE 6
TEN -YEAR LAND USE PROJECTIONS -- 2022
For The Water Service Zones — 2022
City of Wylie, Texas
Land Use
Future Acres
Per 100 Persons
Acres Required For
6,850 Persons
Commercial /Retail /Office
1.80
123
School, Public /Semi - Public, Services
0.67
46
Utilities, Heavy and Light Industrial
2.50
171
Parks & Open Space
1.03
71
Total Acres:
6.00
411
Source: City of Wylie, April 2005.
The future acres per 100 persons reflect those ratios that have been observed for Texas
cities with healthy local economies. It should be noted that these ratios also closely
reflect the existing land use mix for Wylie's water and wastewater service areas. The
ratios are used to calculate the amount of non - residential development that the local
population may support.
G. Ultimate Population Projection
An ultimate, or holding capacity, land use and population projection was also established
in the City of Wylie's Future Land Use Plan. First, known densities of development were
considered. Then, based upon the remaining developable vacant land in Wylie and its
ETJ, densities of anticipated development projects were applied. The ultimate population
of the City of Wylie is a function of anticipated residential land use area (acres), housing
density (dwelling units per acre), and population density (persons per dwelling unit).
Based upon the land uses identified on the Future Land Use Plan, the total ultimate land
use areas of residential development were calculated using the density standards adopted
as part of the Future Land Use Plan. The ultimate holding capacity for the planning area,
assuming that each residential area is built out to its maximum capacity, generates a
maximum population of approximately55,900 persons for the water service area and
75,600 persons for the sewer service area, excluding the unincorporated lake areas.
y\c1ciicaEwy1ie12010 -145 2011 w &ww impact feeveports \w &ww, imp feeVepott.doc - 1 8 -
Birkhoff, Hendricks & Carter, L.L.P.
H. Summary
The data used to compile these land use assumptions were from three sources, anticipated
development for the City of Wylie, residential building data and other data from the City,
and information from the Future Land Use Plan. The ten -year growth projections were
calculated based upon reasonable growth rates and trends for Wylie and the surrounding
area. Ultimate projections were based upon the holding capacity of vacant land using
land use types and applying densities as established by development policies, the Future
Land Use Plan, and known proposed development plans.
The land use assumptions may be summarized as follows:
1) The Wylie wastewater planning area contains approximately 19.48 square miles,
about 47% of which is presently undeveloped land or right -of -way.
2) The 2012 estimated population in the existing water service area is 36,315. The 2012
estimated population in the existing wastewater service area is 42,117.
3) The ten -year growth projections were calculated using a compounded average annual
growth rate of approximately 1.5 %.
4) The ten -year population projection for Wylie is approximately 42,196 persons inside
the water service area and 48,937 in the sanitary sewer service area. As noted, the
population within the water service area excludes those residents obtaining water
from providers other than the City of Wylie and the population within the sanitary
sewer service area excludes a small percentage not connected to the wastewater
system.
5) The ultimate (build -out) population within the water service area is approximately
55,900 persons and 75,600 persons in the wastewater service area, according to the
adopted Land Use Plan.
j: \cicncalmryIi62010 -14S 2011 w &ww impact fee\teports \w &ww imp feeveport.doc _19-
Birkhoff, Hendricks & Carter, L.L.P.
IV. DEFINITION OF A SERVICE UNIT — WATER AND WASTEWATER
Chapter 395 of the Local Government Code requires that impact fees be based on a defined
service unit. A "service unit" is a standardized measure of consumption, use generation, or
discharge attributable to an individual unit of development calculated in accordance with
generally accepted engineering or planning standards. This update defines a water and
wastewater service unit to be a 3/4 -inch water meter and has referred to this service unit as a
Single Family Living Unit Equivalent (SFLUE). The SFLUE is based on the continuous duty
capacity of a 3/4 -inch water meter. This is the typical meter used for a single - family detached
dwelling, and therefore is considered to be equivalent to one "living unit ". Many single - family
dwellings were constructed with 5/8 -inch meters in the City; therefore, 5/8 -inch meters are also
considered one "living unit ". Other meter sizes can be compared to the 3/4 -inch meter through
a ratio of water flows as published by the American Water Works Association as shown in
Table 7 below. This same ratio is then used to determine the proportional water and
wastewater impact fee amount for each water meter size.
TABLE 7
Living Unit Equivalencies
For
Various Types and Sizes of Water Meters
(°) Source: AWWA Standard C700 (1995) - C703 (1996)
j: \c1erica1\1,yhe\2010 -145 2011 w &ww impact feeveports \w &ww imp fee \repoitdoc -20-
Continuous Duty
Meter Type
Meter Size
Maximum Rate (gpm) ta>
Ratio to 3/" Meter
Simple
3/"
15
1.0
Simple
1"
25
1.7
Simple
1'/2"
50
3.3
Simple
2"
80
5.3
Compound
2"
80
5.3
Turbine
2"
100
6.7
Compound
3"
160
10.7
Turbine
3"
240
16.0
Compound
4"
250
16.7
Turbine
4"
420
28.0
Compound
6"
500
33.3
Turbine
6"
920
61.3
Compound
8"
800
53.3
Turbine
8"
1,600
106.7
Compound
10"
2,300
153.3
Turbine
10"
2,500
166.7
Turbine
12"
3,300
220.0
(°) Source: AWWA Standard C700 (1995) - C703 (1996)
j: \c1erica1\1,yhe\2010 -145 2011 w &ww impact feeveports \w &ww imp fee \repoitdoc -20-
Birkhoff, Hendricks & Carter, L.L.P.
V. CALCULATION OF WATER & WASTEWATER - LIVING UNIT EQUIVALENTS
The City of Wylie provided the existing water meter count by size category as of January 2012.
In total, there are 11,984 water meters serving the existing population of 36,315 residents and
businesses. Table 8 shows the number of existing meters, the living unit equivalent factor and
the total number of living unit equivalents for water accounts.
The City also provided wastewater accounts as of January 2012. There are 13,363 accounts
serving 42,196 residents and businesses. Table 9 illustrates the existing accounts and
SFLUE's.
Using the growth rate provided by the Land Use Assumptions prepared by the City, a straight -
line extrapolation of water meters and wastewater accounts were calculated for the year 2022.
Living unit equivalents were then applied to the water meters and wastewater accounts for 2012
and 2022 resulting in a total number of living units. The difference in the total number of 2012
and 2022 living units results in the new living unit equivalents during the impact fee period.
The calculation of living unit equivalents is summarized in Table 8 and Table 9.
j:,c1eiica1\wytie \2010 -145 2011 w &ww impact fe- cpmtshv &ww imp fee\repmt.c1oc - 21 -
Birkhoff, Hendricks & Carter, L.L.P.
TABLE 8
Water Living Unit Equivalents 2012 - 2022
TABLE 9
Wastewater Living Unit Equivalents 2012 - 2022
2012 i`
2022
New
Meter Size
Number
of
Water
Meters
Living Unit
Equivalent
Ratio for 1"
Used
Total
Number
of Living
Units
Number
of
Water
Meters
Living Unit
Equivalent
Ratio for 1"
Used
Total
Number
of Living
Units
SFLUE's
During
Impact Fee
Period
3/4"
11,639
1.0
11,639
13,499
1.0
13,499
1,860
1"
108
1.7
180
125
1.7
209
29
1 -1/2"
25
3.3
83
29
3.3
97
13
2"
184
6.7
1,227
213
6.7
1,423
196
3"
5
16.0
80
6
16.0
93
13
4"
13
28.0
364
15
28.0
422
58
6"
7
61.3
429
8
61.3
498
69
8"
1
106.7
107
1
1 106.7
1 124
17
Totals 7FI1,982
184
1
14,109
13,896
6.7
16,363 11
2,254
TABLE 9
Wastewater Living Unit Equivalents 2012 - 2022
pc1eriea1 \wy1ieA2010 -145 2011 w &ww impact fee iepmts- &env imp fe6epw.doc -22-
2012
2022
New
Number
Living Unit
Total
Number
Living Unit
'Total
SFLUE's
Meter Size
of Water
Equivalent
Number..
of Water
Equivalent
Number
During
g
Meters
Ratio for l"
of Living.
Meters
Ratio for 1"
of Living
act Fee
Impact
w/ Sewer
Used
Units
w/ Sewer
Used
Units
Period
Accounts
Recounts
3/4"
13,020
1.0
13,020
15,100
1.0
15,100
2,080
1"
108
1.7
180
125
1.7
209
29
1 -1/2"
25
3.3
83
29
3.3
97
13
2"
184
6.7
1,227
213
6.7
1,423
196
3"
5
16.0
80
6
16.0
93
13
4"
13
28.0
364
15
28.0
422
58
6"
7
61.3
429
8
61.3
498
69
8"
1
106.7
107 1
1
1 106.7
124
17
Totals
13,363
15,490
15,498
17,965
2,475
pc1eriea1 \wy1ieA2010 -145 2011 w &ww impact fee iepmts- &env imp fe6epw.doc -22-
Birkhoff, Hendricks & Carter, L.L.P.
VI. WATER DISTRIBUTION SYSTEM
Birkhoff, Hendricks & Carter, L.L.P. Professional Engineers prepared computer models for the
years 2012 and 2022. The models were developed from residential population projections and
planning units provided by the City of Wylie. Employment population was considered in a
similar manner. The land areas follow closely to the construction of major facilities in the
system as outlined in Figure 2. These facilities include major distribution lines, pump stations,
ground storage reservoirs and elevated storage tanks. All computer models were run for the
Maximum Hourly Demand and the Minimum Hourly Demand to insure proper sizing of the
facilities to meet peak demand periods.
A. Existing Pump Stations, Ground Storage Reservoirs & Elevated Storage Tanks
For purposes of this Impact Fee, the existing Nortex, North Texas Municipal Water District
and Newport Harbor Pump Stations, ground storage reservoirs and two elevated storage
tanks are considered fully utilized in the impact fee calculation.
TABLE 10
Water Distribution System -- Existing Pump Stations & Ground Storage
Pump Station
Total
Number
of
Pumps
Rated
Capacity
(MGD)
Number of
Ground
Storage
Tanks
Total
Ground Storage
Available
(Gallons)
Nortex
5
9.20
2
2,417,000
NTMWD
4
2.88
-0-
*0
Newport Harbor
1 4
5.84
1 1
1 2,000,000
Total:
- - - - --
- - - --
1 3
4,417,000
* - The NTMWD and TCEQ Determined No WTP Ground Storage Is Dedicated to Wylie
Elevated Storage Tanks
Creekside Elevated Storage Tank
South Ballard Elevated Storage Tank
Regency (Decker) Elevated Storage Tank
Total
Capacity in Gallons
2,000,000
250,000
750,000
3,000,000
The pump stations and ground storage facilities were analyzed with the maximum daily demand,
while elevated storage act dynamically and therefore are analyzed utilizing the difference between the
Maximum Hourly Demand and the Maximum Daily Demand.
j: \cletical \wylie\2010 -145 2011 w &ww impact feevcpmis\w &ww imp feed epw.doc -23 -
Birkhoff, Hendricks & Carter, L.L.P.
B. Distribution Lines
The distribution lines consist of all lines within the service area boundary supplying water
to customers in the City of Wylie. Lines vary in size from 5/8 -inch and 3/4 -inch services to
24 -inch transmission lines. Unless it is expected a smaller diameter water line will be
constructed by the City of Wylie, only those water lines 12- inches and larger in diameter
were considered in the Impact Fee calculations. The cost of water lines includes
construction cost, appurtenances (water valves, fire hydrants, taps and the like), utility
relocations, purchase of easements and engineering costs. Financing cost over a 20 -year
term with an assumed bond rate of 5% is included for each project.
Unit cost for proposed capital improvement water lines 12- inches and larger in diameter
were classified as City initiated water lines including the full cost of the facility. Developer
initiated water line projects, 12- inches or less in diameter, are not included in this Impact
Fee analysis, as the cost for these size lines are the responsibility of the developer.
C. Water Supply
The City of Wylie currently receives all of its water supply from the North Texas
Municipal Water District ( NTMWD). Wylie's allocation of the capital cost of services as a
customer of the NTMWD was specifically excluded from the impact fee analysis.
If included, Wylie's share of the NTMWD capital cost could include the original
construction cost, expansion cost, financing cost, engineering cost and real estate cost of
the following components:
1) Water Rights Cost in Lake Lewisville and Other Reservoirs
2) Raw Water Intake Structures
3) Raw Water Pump Stations
4) Water Treatment Plant and Expansions
5) High Service Pump Stations
6) Transmission Lines
7) NTMWD Owned Ground Storage Facilities
8) Metering Facilities
j: \c1cnca1,wy1ie`:2010 -145 2011 w &ww impact feeveports \w &— imp fee\report.doc -24-
Birkhoff, Hendricks & Carter, L.L.P.
D. Water Distribution System Capital Improvement Projects
In order to meet the demands of the anticipated growth over the next 10- years, as provided
in the Land Use Assumptions, certain water distribution system improvements are required.
Figure 2 shows the recommended system improvements and Table 11 itemizes each
project and the project cost. These recommended improvements form the basis for the
Water System Impact Fee Calculation.
Actual capital cost, including construction, engineering and easements of the various
elements of the existing water distribution system was utilized where the information was
known. The existing cost of facilities was determined from records provided by the City of
Wylie. Where actual costs are not known, an average cost in 2012 dollars has been
calculated. The average unit cost is from a limited survey of projects, which bid recently,
plus an estimated cost for engineering and easements. There are many variable factors that
can have a significant impact on the actual construction cost of a project such as local
conditions, material cost increases and fuel cost increases to name a few.
The capital improvement plan provides for system improvements within the defined service
area. Some of the system improvements may be physically located beyond the boundaries
of the services area, but are necessary to provide adequate system service and capacity.
j9clericalAwylieA2010 -145 2011 w &ww impact feeA,epoits \w &u imp feeArepot1.doc -25-
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(211712012)
TABLE 11
CITY OF WYLIE, TEXAS
WATER DISTRIBUTION SYSTEM
10 -YEAR CAPITAL IMPROVEMENT PLAN
Project
No.
Year
Project
Size
Opinion of
Construction
Cost (1)
Debt Service
(2)
Total Project
Cost''
Ll
2012
West Brown Distribution Line
12"
$ 478,009
$ 128,782
$ 606,791
L2
2012
East Brown Distribution Line
12" - 24"
$ 931,486
$ 489,031
$ 1,420,517
L3
2012
State Highay 78 Distribution Line No. 1
12" - 24"
$ 1,000,500
$ 525,264
$ 1,525,764
L4
2012
State Highway 78 Distribution Line No. 2
12"
$ 345,511
$ 181,394
$ 526,905
Subtotal: Water Lines
1 2012
I $ 2,755,505
$ 1,324,471
$ 4 079 976
Project
No. '
Pumping
Year
and Storage Facilities
Project
Capacity
pinion of
Construction
Cost (1)
Debt Service
(2)
Total Project
Cost
P1
2012
East Brown Street Base Pump Station
6.40 MGD
$ 2,065,000
$ 1,084,125
$ 3,149,125
S1
2012
East Brown Street Ground Storage Reservoir No. 1
1.5 MG*
$ 1,200,000
$ 630,000
$ 1,830,000
P3
1 2013
New ort Harbor Pump Station Improvements
11.20 MGD
$ 394,000
$ 206,850
$ 600,850
S2
2014
South Ballard Elevated Storage Tank improvements
2.0 MG
$ 3,540,000
$ 1,858,500
$ 5,398,500
P2
1 2012
East Brown Street Pump Station Phase II Improvements
10.66 MGD
$ 220,000
$ 115,500
$ 335,500
Subtotal: Pumping and Storage Facilities
$ 7,419,000
$ 3,894,975
$ 11,313,975
Year
Project
% Utilized
Principle
Debt Service
(Actual)
Total Cost
2007
Utility Fund Certificate of Obligation
N/A
$ 3,633,000
$
$ 3,633,000
2012
Subtotal: Previous Water System Bonds
1
1 $ 3,633,000
$ -
$ 3,633,000
Year
Project
Principle
Opinion of
Cost (I)(b)
Debt Service
(2)`
Total Project
Cost
2012
U date Water Distribution System Master Plan
$ 1,324,471
$ 30,500
$
$ 30,500
2012
Water Impact Fee
$ 11,313,975
$ 30,000
$ -
$ 30,000
$ -
Subtotal: Planning Expenses:
Planning Expenses
$ 60,500
$ 60,500
$ 60,500
Project
Principle
Debt Service
(2)'
Total Cost
Water Transmission Lines
$ 2,755,505
$ 1,324,471
$ 4,079,976
Pumping and Storage Facilities
$ 7,419,000
$ 3,894,975
$ 11,313,975
Utilized Percentage of Previous Water System Bonds
$ 3,633,000
$ -
$ 3,633,000
Planning Expenses
$ 60,500
$ -
$ 60,500
Grand Total: Water Distribution System CIP Improvements
$ 13,868,005
1 $ 5,219,446
1 $ 19,087,451
Notes:
(1) Opinion of Cost includes:
a) Engineer's Opinion of Construction Cost
b) Professional Services Fees (Survey, Engineering & Testing)
c) Cost of Easements based on $15 /L.f. of Open Cut Installation unless planned installation in existing right -of -way
(2) Debt Service based on 20 -year simple interest bonds at 5%
1: \(lexical \WylicL002164\Ii T,,I,\Qpin W- WClr cis \Way" -27-
Birkhoff, Hendricks & Carter, L.L.P.
Utilized Capacity
Utilized capacity for the water distribution system was calculated based on the water line
size required for each model year (2012, 2022 and build out). Master planning of the water
distribution system is based on the maximum daily demand, maximum hourly demand, and
the minimum hourly demand. Pump station capacity is generally based on the maximum
daily system demand while transmission and distribution facilities are sized based on either
the maximum hourly demand or the minimum hourly demand, whichever demand is
greater for a particular water line. Often, the capacity of a water line is determined by the
flows generated by the minimum hourly demand. The minimum hourly flows are usually
higher in those lines that are used to refill elevated storage. For each line segment in the
water distribution model, the build -out flow rate in the line was compared to the flow rate
in the same line segment for the 2012 and the 2022 models.
The percentage of utilized capacity was calculated for each year based on the build -out
capacity. The utilized capacity during the Impact Fee period is the difference between the
year 2022 capacity and the year 2012 capacity. Table 12 below summarizes the project
cost and utilized cost over the impact fee period of 2012 - 2022 for each element of the
Water Distribution System. The utilized capacity for each water distribution facility, both
existing and proposed, is presented in detail in Impact Fee Capacity Calculation Tables 13
and 14.
TABLE 12
Summary of Eligible Capital Cost and Utilized Capacity Cost
Water System Facility
20 -Year or
Outstanding Project
Cost
Utilized
Capacity ($) in the
CRP Period
Existing Water System Bonds
$3,633,000
$3,633,000
Existing Transmission/Distribution Lines
$5,259,608
$1,462,816
Existing Pumping, Storage & CCN
$11,557,378
$3,227,304
Proposed Pumping, Storage & CCN
$14,333,475
$6,197,676
Proposed Transmission/Distribution Lines
$4,079,976
$1,880,588
Planning Expenses
$60,500
$60,500
Total
$38,923,937
$16,461,885
yyc1crical\wy1ie\2010 -145 2011 w &ww impact fe6repmts \w &ww imp fenepoit.doc -28-
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VII. WASTEWATER COLLECTION SYSTEM
A. General
At this time, the majority of the wastewater generated in the City of Wylie (concentrating
in areas adjacent to the present city center) flows by gravity and a combination of lift
stations and force mains to the Wylie Wastewater Treatment Plant located near the center
of the City and the new Muddy Creek Regional Wastewater Treatment Plant southwest of
the City center. A small amount of current wastewater flow is handled through local
residential septic systems. The Wylie Wastewater Treatment Plant has an average daily
flow capacity of 1.0 MGD and a peak flow capacity of approximately 2.0 MGD. The
average daily flow capacity of the new Muddy Creek Regional Wastewater Treatment
Plant is 10.0 MGD and the peak flow capacity is 30.0 MGD.
For the purpose of this impact fee study, the Lake Ray Hubbard Collection Basins are not
expected to commence development, to a significant degree prior to 2022. Therefore,
infrastructure improvements are not planned or included in the impact fee calculation.
Muddy Creek, Cottonwood Creek and Rush Creek Basins are anticipated growth areas.
1) Muddy Creek: Muddy Creek includes the bulk of the existing development and
produces the predominant volume of wastewater flow to the Wylie Treatment plant.
The Muddy Creek Basin will add approximately 4,271 to the population by 2022.
2) Cottonwood Creek: Generally south of the City center is an expected growth area
where approximately 1,008 will be added to the population by 2022.
3) Rush Creek: Generally east of the City center is an expected growth area where
approximately 1,353 will be added to the population by 2022.
B. Collection Lines
The wastewater collection system analysis, a more static system than the dynamic water
distribution model, covered all of the drainage basins within the study area. The
wastewater project cost includes necessary appurtenances, purchase of easements, utility
relocation, pavement removal and replacement, and engineering costs. For existing
Impact Fee projects, actual costs were utilized where known. Future project cost
estimates were based on 2005 average unit cost per linear foot and include engineering
and construction cost. An allowance of $15 per linear foot was included for easements.
jAc1erica1 \wy1ie\2010 -145 2011 w &ww impact fee\reports \w &ww imp fee\report.doc -32-
Birkhoff, Hendricks & Carter, L.L.P.
The natural ground in the area to be served by the Wylie Wastewater Collection System
varies in elevation from approximately 460 feet above mean sea level near the Muddy
Creek Regional Wastewater Treatment Plant to 620 feet above mean sea level near the
northwest City Limit. There is a natural divide running generally North to South near the
Wylie city center (following Ballard Avenue to the Pleasant Valley Road).
Generally speaking, the fall of the land on the west side of this divide is to the southwest
and includes five main basins. These basins are (from south to north) Lower Muddy
Creek, Tributary 1 to Muddy Creek, Tributary 2 to Muddy Creek, Tributary 3 to Muddy
Creek and Upper Muddy Creek. The natural creeks, whose basins will collect wastewater
through the installed system of trunk lines, flow into the geographic area normally
serviced by the North Texas Municipal Water District.
The fall of the land on the east side of this divide is to the southeast and includes three
main basins. The basins are Cottonwood Creek (near the City center), Rush Creek (east
of the City center) and Tributary 1 to Rush Creek (east of the main channel). These
basins flow naturally into Lake Ray Hubbard. Flows in the City of Wylie service areas
are collected in Lift Stations at the downstream limit of the service area and lifted over to
the Muddy Creek basin.
C. Treatment
The Wylie Wastewater Treatment Plant is located near the City center. Currently, this
plant no longer serves the City and was decommissioned. The Muddy Creek Regional
Wastewater Treatment Plant was constructed southwest of the City center near Lake Ray
Hubbard. An expansion of the Muddy Creek Regional Wastewater Treatment Plant was
recently completed. The North Texas Municipal Water District operates the Muddy
Creek Regional Wastewater Treatment Plant.
D. Capital Improvement Program
The existing wastewater collection system is adequately designed to accommodate the
growth expected within the impact fee period; therefore no improvements are required
based on the current projections. Due to this circumstance, there are no new
improvements shown in Table 15.
j:\clericaNylie\2010- 145 2011 w &%nnv impact feeVeports \w &ww imp fe&�eport.doc -33 -
Birkhoff, Hendricks & Carter, L.L.P.
E. Utilized Capacity
The Land Use Assumptions from the City of Wylie were utilized to calculate the utilized
capacity for the wastewater collection system based on land absorption from population
growth projections. The population and employment growth in each wastewater drainage
basin was determined utilizing the City growth projections. These growth rates were
utilized to calculate 2012 and 2022 design flows. The following summarizes each design
flow component utilized to calculate the wastewater design flows.
1) Population Based Flow: For the purpose of this wastewater impact fee study an
average per capita flow of 110 gallons per day (gpcd) is a reasonable basis for the
design of the wastewater collection and treatment facilities. Peak flows associated
with this per capita rate have been estimated for various segments of the collection
system by using the following formula (PF = (5/(population/1000)"0.167). The
formula takes into account the estimated population, and, indirectly, the area of the
drainage basin to be served. This method gives a ratio of peak to average flows
varying from a maximum of 5.0 times the average flow for a population of 1,000 or
less to 2.32 times the average flow for a population of 93,700 (includes 18,000 for
the City of Murphy also served at the Muddy Creek Regional WWTP).
2) Non - Population Based Flow: Non - residential average flows are estimated based on
an average daily flow per acre for each non - residential land use category. The
following were used for average daily flow per acre for each category:
Business /Commercial Corridor: 1,600 gallons ... Commercial /Retail: 1,400 gallons
Neighborhood Services: 1,200 gallons ......
Heavy Industrial: 2,400 gallons ................
. Public /Semi Private: 1,000 gallons
... Light Industrial: 2,000 gallons
Parks /Open Space: 5 gallons .............................. Floodplains: 0.01 gallons
A 2.0 Peaking factor was used for each non - residential land use. The combination
of per capita and non - residential based flow is the basis for aggregate dry weather
flow in the basins.
3) Infiltration and Inflow: Groundwater can infiltrate into the sanitary sewer system
through faulty sewer pipe joints, tree roots, breaks in sewer pipes and manholes and
faulty service lines. Infiltration creates an average day flow related burden on
wastewater collection systems and treatment plants. Infiltration is fairly constant
and not necessarily based on temporary storm based events. Normal plant capacity
y \c1erica1\wy1ie \2010 -145 2011 w &ww impact fee\repmts \w &ww imp fee\report.doc -34-
Birkhoff, Hendricks & Carter, L.L.P.
must be designed to handle infiltration related flows. The City can embark on
programs to rehabilitate lines that contribute significant infiltration volumes when
economically and environmentally feasible, and /or desirable.
Inflow is generally related to storm based events that increase groundwater and
surface water flow into the sanitary system. The additional flow is generally
recognized to enter through manholes, service lines, roof drains and storm drains.
Inflow related flows could cause surcharged sewers, overflows at manholes and
peak flows to surpass the capacity of the treatment plant. The wastewater
collection system planning calculations include a combined infiltration and inflow
rate of 400 gallons per acre per day (gpad) for the entire wastewater service area.
This flow is not peaked.
The percentage of utilized capacity was calculated for the design flow of each study year
based on the build -out capacity. The utilized capacity during the Impact Fee period is the
difference between the year 2012 capacity and the year 2022 capacity. Table No. 15
below summarizes the project cost and utilized cost over the impact fee period of 2012 -
2022 for each element of the wastewater system. The utilized capacity for each existing
wastewater facility and collection line is presented in detail in Impact Fee Capacity
Calculation Tables 16 and 17.
TABLE 15
Summary of Eligible Capital Cost and Utilized Capacity Cost
jiclefical \wylie\2010 -145 2011 w &ww impact fee\iepons\w &ww imp fee\feport.doc -35-
Utilized
Wastewater System Facility
20 -Year or Outstanding
Capacity ($) in the
Project Cost
CRP Period
Existing Wastewater Collection
,$4,362,263
$1,744,905
Lines
Existing WW Treatment Facilities
$3,188,000
$2,072,200
(Wylie Share)
Planning Expenses
$11,000
$11,000
Total
$7,561,263
$3,828,105
jiclefical \wylie\2010 -145 2011 w &ww impact fee\iepons\w &ww imp fee\feport.doc -35-
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VIII. MAXIMUM IMPACT FEE CALCULATION — WATER & WASTEWATER SYSTEM
The maximum impact fees for the water and wastewater systems are calculated separately by
dividing the cost of the capital improvements or facility expansions necessitated and
attributable to new development in the service area within the ten year period by the number
of living units anticipated to be added to City within the ten year period as shown on Table
No. 8 and Table No. 9. To simplify collection, we recommend the fee remain fixed
throughout the next 5 -year period, unless changed by Council.
water system impact fee is calculated as follows:
Impact Fee = Eligible Existing Facility Cost + Eligible Proposed Facility Cost
Number of New Living Unit Equivalent over the Next 10 -Years
$8,323,120 + $8,138,764 = $16,461,885
2,254 2,254
Maximum Impact Fee = $7,302.84 *
1* Maximum Allowable Water Impact Fee is 50% of the Calculated Water Maximum Impact Fee.
Maximum Water Impact Fee = $7,302.84 x 50% _
wastewater system impact fee is calculated as follows:
ximum Impact Fee = Eligible Existing Facility Cost + Eligible Proposed Facility Cost
Number of New Living Unit Equivalent over the Next 10 -Years
$3,817,105 + $11,000 = $3,828,105
2,475 2,475
stewater Max. Impact Fee = $1,546.96
I*Maximum Allowable Wastewater Impact Fee is 50% of the Calculated Wastewater Maximum Impact Fef
Maximum Wastewater Fee =
$1,546.96 x 50% _
Based on the Allowable Maximum Impact Fee Calculation for Water and Wastewater, Table
No. 19 calculates the maximum impact fee for the various sizes of water meters.
j: \clerical \wylie\2010 -145 2011 w & k — impact feegeports \w &ww imp fee \repmt.doc - 3 H -
Birkhoff, Hendricks & Carter, L.L.P.
TABLE 19A
Allowable Maximum Fee per Living Unit Equivalent
50% Maximum Water Impact Fee per Living Unit Equivalent $3,651.42
50% Maximum Wastewater Impact Fee per Living Unit Equivalent $ 773.48
Typical Land Use
Meter
Type
Meter
Size
Living
Unit
Equivalent
Maximum Impact Fee
Total
Water
Sewer
Single Family
Residential
Simple
518" &
3/4"
1.0
$3,651.42
$773.48
$ 4,424.90
Single Family
Residential
Simple
111
1.7
$ 6,207.41
$ 1,314.92
$ 7,522.33
Single Family
Residential
Simple
1 -1/2"
3.3
$ 12,049.68
$ 2,552.49
$ 14,602.17
Single Family
Residential
Simple
2"
5.3
$ 19,352.52
$ 4,099.45
$ 23,451.97
Comm. /Retail
Compound
2"
5.3
$ 19,352.52
$ 4,099.45
$ 23,451.97
Comm. /Retail
Turbine
2"
6.7
$ 24,464.51
$ 5,182.32
$ 29,646.83
Comm. /Retail /Mult
i Family
Compound
3"
10.7
$ 39,070.18
$ 8,276.24
$ 47,346.42
Comm. /Retail /Mult
i Family
Turbine
3"
16.0
$ 58,422.70
$ 12,375.69
$ 70,798.39
Comm. /Retail /Mult
i Family
Compound
4"
16.7
$ 60,978.69
$ 12,917.12
$ 73,895.82
Comm. /Retail /Mult
i Family
Turbine
4"
28.0
$ 102,239.73
$ 21,657.45
$ 123,897.18
Industrial
Compound
6"
33.3
$ 121,592.25
$ 25,756.90
$ 147,349.15
Industrial
Turbine
6"
61.3
$ 223,831.97
$ 47,414.36
$ 271,246.33
Industrial
Compound
8"
53.3
$ 194,620.62
$ 41,226.51
$ 235,847.14
Industrial
Turbine
8"
106.7
$ 389,606.39
$ 82,530.37
$ 472,136.76
Industrial
Compound
10"
153.3
$ 559,762.51
$118,574.56
$ 678,337.07
Industrial
Turbine
10"
166.7
$ 608,691.52
$128,939.20
$ 737,630.72
Industrial
Turbine
12"
220.0 j
$ 803,312.14
$170,165.72
$ 973,477.86
j: \c1erical \wy1ieQ010 -145 2011 w &ww impact fee\reports \w &ww imp fee\rcpm1.doc -39-
C&Si (7!> ¢;iruiersbilte ? ittics 4turk>hti Rtanifoi° • 'I lie Princeton Herald 7AuS,t, h,o Ncws THE WYLIE NEWS
NPA Mom,
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Ck 7
l
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:
City of Wylie
Ordinance 2012 -18
was published in said newspaper on the following dates, to -wit:
August 1, 2012
Chad Engbrock, Publisher
Subscribed and sworn before me on this, the day of U 012
to certify which witness my hand and seal of office.
r
KlESHA c 1i1l.L
r��nv raA� N Ubl S
' tdt� ;tf fC Xe�
,� •- �- o,ary F ir« =
NIV C�m1, -j'sS10 2ni 3 ��
Notary Public in and for
The State of Texas
My commission expires -�) -'�A ._�
MurpllN:Sarh'c'%VOc Olficc: • 1 10 V I"allaird • P.O. Hoy 309 • W.) lic. TX 75098 • 1172 442 -7515 • fny 972 4,42 4, IS
klrine r,i ill ce l'rincrtoll 0IIicc • 101 S h1tiin • N.O. t3u1 1 Z • Fa rners ille, I X 7_54-12 • 9 ? 782.702.S
2B August 1 - 2, 2012
ORDINANCE
NO. 2012 -18
AN ORDINANCE
OF THE CITY OF
WYLIE, TEXAS,
UPDATING THE
WATER AND SEW-
ER IMPACT FEES
TO BE ASSESSED
BY THE CITY OF
WYLIE, TEXAS
AND AMEND-
ING ORDINANCE
NOS. 90 -10, 93 -4,
.97-4, 2001 -19 AN
2005 -25; UPDAT-
ING THE LAND
USE ASSUMP-
TIONS AND CAPI-
TAL IMPROVE-
MENTS PLAN;
ESTABLISHING
A COLLECTION
DATE; ESTAB-
LISHING PRO-
CEDURES AND
REGULATIONS
REGARDING
IMPACT FEES;
PROVIDING FOR
REPEALING,
SAVINGS AND
SEVERABILITY
CLAUSES; AND
PROVIDING FOR
AN EFFECTIVE
DATE OF THIS
ORDINANCE.
` 11Y 1r 40 110