Resolution 97-02
RESOLUTION NO. q7-;L
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WYLIE,
TEXAS, ADOPTING LAND USE ASSUMPTIONS FOR THE CITY OF
WYLIE.
WHEREAS, Section 395.045 (a), Local Government Code, requires the City of
Wylie, Texas to adopt a resolution approving land use assumptions; and
WHEREAS, the City Council of the City of Wylie, Texas met all statutory
prerequisites for adopting land use assumptions as contained in Sections 395.001, et seq.,
Local Government Code, including but not limited to, providing proper notice and conducting
a public hearing; and
WHEREAS, the City Council of the City of Wylie, Texas determined that it should
adopt the Land Use Assumptions For Impact Fees 1997-2006 as recommended by the Impact
Fee Advisory Committee; and
WHEREAS, the City Council ofthe City of Wylie, Texas finds that this Resolution
is being adopted within thirty (30) days after the date of the public hearing as required by
Section 395.045 (b), Local Government Code.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF WYLIE, TEXAS:
SECTION 1: The City Council of the City of Wylie, Texas hereby approves and
adopts the Land Use Assumptions For Impact Fees 1997-2006 as recommended by the
Impact Fee Advisory Committee, which is more particularly descnbed in Exhibit "A" attached
hereto.
SECTION 2: This Resolution shall become effective immediately upon its
passage.
RESOLVED this olJIl day of
LAND
USE
ASSUMPTIONS
1997 -2006
CITY OF WYLIE
LAND USE ASSUMPTIONS
PURPOSE
Chapter 395 (formerly Senate Bill 36) of the Texas Local Govemment Code prescribes the process
by which cities in Texas must formulate development impact fees. To assist the City of Wylie in
determining the need and timing of capital improvements to serve future development, a reasonable
estimation of future growth is required. For the purposes of determining an impact fee structure,
growth and development projections were formulated based on assumptions pertaining to the type,
location, quantity and time of various future land uses in the community. It is the purpose of this
report to document the methodology used for preparing the growth and land use assumptions for the
City of Wylie's impact fee service area. These assumptions will become the basis for the
preparation of impact fee capital improvement plans for water and wastewater facilities.
METHODOLOGY
This report contains four major components:
1. Service Area Map - Map showing the proposed service area for water and wastewater impact
fees, which is the preponderance of the area within the present City Limits, and a minor part
of the City's extraterritorial jurisdictional area
2. Base Data - Information on existing land use and population for Wylie as of December, 1996
3. Land use and growth assumptions for 10 years (to the year 2006) for area delineated by the
Service Area Map
4. Ultimate or "holding capacity' projections for the service area which reflects a built-04t
condition based on the City's approved Future Land Use Plan N
These land use assumptions and future growth projections take into consideration several factors
influencing development pattems, including:
1. The character, type, density and quantity of existing development
2. Existing zoning pattems
3. Future land use plans
4. Availability of land for future expansion
5. Physical holding capacity of the City for land uses and population
6. Location and configuration of vacant land
Based on the growth assumptions and the capital improvements needed to support growth, it is
possible to develop an impact fee structure which allocates improvement costs in a fair manner to
developing areas in relationship to their impact on the entire infrastructure system. The following
base data and projections have been formulated using reasonable and generally accepted planning
principals.
SERVICE AREA MAP
Plate 1 depicts the seNice area, which includes most of the area within the corporate limits of Wylie
and a portion of the City's extraterritorial jurisdiction (ET J) area. All of the data collection and
projections are formulated for this seNice area. A capital improvement plan will be prepared
separately for water facilities and for wastewater facilities, and the geographic boundaries of the
seNice area will be the same for each element in the plan.
BASE DATA
In any evaluation and projection of future land use patterns, a thorough understanding of existing
conditions is essential. Within the context of this study, a documentation of existing land use
patterns and population was critical to determine a base line for future growth projections.
To obtain accurate land use information on existing conditions, a field sUNey was conducted in
February, 1990 by City personnel. This information was updated to the end of 1996 by permit and
zone change records. From that sUNey and subsequent update, each parcel in the City was
classified according to its use in one of the following land use categories:
Category
General Description for Use of Land
1. Residential
a. Single-Family
Detached dwelling located on a lot or tract
b. Duplex
A two-family dwelling located on a lot or tract
c. Mobile Home
A manufactured home either in a park or on a
separate lot
d. Multi-Family
A structure housing three or more family units
e. Townhome
Attached single-family structure
2. Nonresidential
a. Retail
Business offering goods for sale including offices
b. Commercial
A seNice oriented business occasionally with
outside storage or light fabrication
c. Industrial
The manufacturing of a product involving possible
open storage, noise, odor or smoke emission
d. Public I Semi Public
Uses which give membership such as churches,
schools and lodges
e. Park and Open Space
Public space devoted to recreation
f. Railroad
Land used in railroad right-of-way,
g. Right-of-Way
Land used in public right-of-way
h. Vacant I Agriculture
Land used for urban purposes, found to be vacant or
used for agricultural purposes
Each of the above categories were tabulated on a parcel-by-parcel bases and recorded for the
service area. Table 1 shows a summary of existing land uses for the service area as of December,
1996. The total area within the service area is 10,126.0 acres. Of this total area, 24.16 percent is
developed as represented by the sum of all developed uses in 2,446.7 acres. The graphic
presentation for existing land use patterns is shown for the service area and surrounding areas in the
City's extraterritorial jurisdiction by the Existing Land Use map in the Appendix.
TABLE 1
EXISTING LAND USE -1996
CITY OF WYLIE
Land Use Acres Percent Percent
Category Used Developed Area Total Area
Single Family Detached 910.9 37.2 9.0
Townhome 7.0 .3 .07
Two-Family 5.5 .2 .05
Mobile Home 97.2 4.0 1.0
Multi-Family 14.6 .6 .1
Public and Semi-Public 290.8 11.9 2.9
Park 119.3 4.9 1.2
Retail 31.7 1.3 .3
Office 6.6 .3 .06
Commercial 162.7 6.6 1.6
Light Industry 77.7 3.2 .8
Railroad 155.9 6.4 1.5
Street Right-of-Way 564.1 23.0 5.6
Parking 2.7 .1 .03
Total Developed 2,4467 100.0 24.16
Vacant 7,679.3 75.84
Total Area 10,126 100
A field survey was done in 1990 in which all existing dwelling units in the service area were counted.
At that time there were 3,499 dwellings comprised of single-family detached, two-family, mobile
home, multi-family and townhouse units. Since that time there have been 959 building permits for
single-family dwellings issued. This would now bring the total estimated dwelling units in existence
to 4,458. Subtracting the vacant units and using an estimated average household size of 2.9 for low
and medium density units and 2.0 for high density units, the existing population is estimated to be
11,698 persons. Household sizes of 2.9 for low and medium density units and 2.0 for high density
units are derived from census data for this area. The relationship of land use to population is shown
by Table 2, as a ratio of land per 100 persons in the existing population.
TABLE 2
EXISTING LAND USE - 1996
CITY OF WYLIE
Land Use
Category
Acres
Used
Acres /100
(Pop. 11698)
Single Family Detached
Townhome
Two-Family
Mobile Home
Multi-Family
Public and Semi-Public
Park
Retail
Office
Commercial
Light Industry
Railroad
Street Right-of-Way
Parking
910.9
7.0
5.5
97.2
14.6
290.8
119.3
31.7
6.6
162.7
77.7
155.9
564.1
2.7
7.79
.06
.05
.83
.12
2.49
1.02
.27
.06
1.39
.66
1.33
4.82
.02
Total Developed
Vacant
2,446.7
7,679.3
20.91
Total Area
10,126
ULTIMATE PROJECTIONS
To ensure that the 10-year growth projections do not exceed the development potential of the
service area and to provide a basis for matching the Capital Improvement Program to the ultimate
need, it was necessary to determine the development potential for the service area. Land use was
projected based upon the uses proposed by the Future Land Use Plan. Acreages now vacant were
calculated by individual land use categories shown on the Land Use Plan. These acres were added
to similar acres of existing land use to provide a total acreage for each of the land use categories.
Areas which cannot be developed due to their flood prone location were recognized but calculated
into the acreage of the adjoining use. It was assumed that the ultimate projections would result in a
100% occupancy of land although there can be expected some vacant land, and in relationship to
the City's size, this amount would be negligible.
Ultimate land use projections were based primarily on the land use and intensity recommendations in
the City's Land Use Plan. The following assumptions were used in preparing the ultimate land use
projections:
1. Future land uses would be built-out at the same or similar intensity as existing development
of the same type.
2. Residential density is currently approximately 4.5 dwelling units per acre, not including
streets and alleys. This ratio can be expected to remain fairly constant as the community
matures.
3. Future office development would be generally two stories with an average floor area ratio of
.3 to .4.
4. Retail would develop at a floor area ratio of .25. Commercial uses would develop at a floor
area ratio of .2.
5. Future land uses would consume land and have general boundaries as set forth on the
Future Land Use Plan as shown by the Plan in the Appendix. As calculated, there would be
general net acreages of 1,308.8 industry, 441.3 commercial with 390.2 acres of retail. For
the purposes of this study Railroad use would not change (there is a possibility that it will in
the future). Public and semi-public would have schools and parks, making up the
preponderance of this category. Rights-of-way would be at the accepted average found in
most communities of 25.0% when built out. Approximately 4,397.4 acres would be available
for low and medium density and 261.8 acres available for high density residential.
ULTIMATE LAND USE PROJECTION
The land use projections for total development is shown in Table 3. This allocation of street right-of-
way in the amount of 25% of the total area was removed from each land use category. Therefore,
values shown in Table 3 are considered to be net developable acres.
TABLE 3
LAND USE - FOR ULTIMATE DEVELOPMENT PROJECTIONS
WYLIE, TEXAS
Category
Acres
Residential, Low & Med. Density
Residential, High Density
Public and Semi-Public
Retail
Commercial
Railroad
Industry
Street Rights-of-Way
4,397.4
261.8
678.2
390.2
441.3
155.9
1,308.8
2,492.4
10,126
Total Developed
POPULATION HOLDING CAPACITY PROJECTION
The above land use projections estimate approximately 4,397.4 acres of land will be used for low
and medium density residential use. The estimated number of residential building sites will range
between 4.0 and 5.0 per acre. For purposes of estimating single-family detached population, a factor
of 4.5 is used. High density allocation is 261.8 acres and can be expected to develop at a minimum
of 15 units per acre. The following summarizes the estimated dwelling unit projections:
Low and Medium Density - 4,397.4 acres - 4.5units / acre =
19,788 units
High Density -
261.8 acres - 15.0 units / acre =
3,927 units
Total Units -
23,715 units
Future population will be dependent upon the number of future dwelling units/households and the
number of persons per unit/household. The above calculations estimate the total units, or
households as used herein. Population per household has been declining and such decline is
expected to continue in the future, reaching 2.0 to 2.2. For purposes of estimated population holding
capacity for Wylie, a factor of 2.5 is used for low and medium, indicating a larger than average future
household size for detached units and a factor of 2.0 for high density. The population estimate using
these factors is 57,324 persons for the residential land use projections.
TEN-YEAR LAND USE ASSUMPTIONS
Having established the existing and projected ultimate conditions in Wylie, a ten-year growth
projection for land use and population was formulated. Several population projections were
discussed between members of the Impact Fee Advisory Committee. Over a ten-year period, the
proposed growth rate selected by the Committee was a graduated growth rate of 3.5% for the first 3
years, 5% for the next 3 years and 7% for the last 4 years. This rate represents a moderate to
accelerated growth throughout the decade.
Using the rate discussed above, an estimated population of 19,680 persons in the year 2006. The
following shows the required land uses (marginal increase) for this growth rate compared to the
actual amount in 1996. The marginal increase is that acreage in addition to the existing acreage
used in 1996. For the selected growth rate, the increase is 7,982 persons.
TABLE 4
REQUIRED FUTURE LAND (ACRES)
FOR YEAR 2006
Existing
Acres
Additional Acres for
Population of 7,982
1,035.2
290.8
119.3
38.3
162.7
155.9
77.7
566.8
Residential
Public and Semi-Public
Parks and Open Space
Retail and Office
Commercial
Railroad
Industrial
Street / Alley Rights of Way
and Parking
706
199
81
26
111
o
53
386
2,446.7
1,562
The marginal increase in population (gain between 1997 and 2006) is shown below for the selected
graduated population growth rate.
Graduated Growth Rate (3.5%, 5%, 7%)
Total Population (year 2006)
Net Dwelling Units Increase (1997 - 2006)
Marginal Population Increase (1997 - 2006)
19,680
2,328
7,982
The year 2006 population projection of 19,680 persons is estimated to have 2.9 persons per dwelling
unit. This value calculates the total number of residential units for the year 2006 to be 6,786 which
is 2,328 units greater than the existing calculation of 4,458 units.
It is recommended that the City use the selected graduated growth rate (3.5%, 5%, 7%) for the
calculation of impact fees within the service area. The Impact Fee Advisory Committee considers
this rate to be viable for the City between 1997 and 2006. The growth of 7,982 persons between
1997 and 2006 for the area within the service area can be reasonably expected to occur if growth
begins to build for the remainder of the decade. This growth would represent a medium to fast
increase in population and land use absorption.
".....
APPENDIX
SECTION A
City of Wylie / Existing Land Use
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City of Wyl ie / Future Land Use
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