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08-19-2014 (Impact Fee Advisory) Agenda Packet Impact Fee Advisory Committee - -Arok _ _ _ _ _ August 1 9 , 2014 Impact Fee Advisory Committee NOTICE OF MEETING CITY OF WYLIE Meeting Agenda Tuesday, August 19, 2014— 6:30 P.M. Following the P&Z Regular Meeting Wylie Municipal Complex— Council Chambers 300 Country Club Rd., Bldg. 100 Ron Smith Chairman Dennis Larson Vice Chairman Diane Culver Commissioner David Williams Commissioner Mike McCrossin Commissioner Randy Owens Commissioner Tommy Pulliam Commissioner Renae' 011ie Development Services Director Chris Hoisted City Engineer Charles Lee Senior Planner Jasen Haskins Planner Mary Bradley Administrative Assistant In accordance with Section 551.042 of the Texas Government Code, this agenda has been posted at the Wylie Municipal Complex, distributed to the appropriate news media,and posted on the City website: www.wylietexas.gov within the required time frame. As a courtesy,the entire Agenda Packet has also been posted on the City of Wylie website:www.wylietexas.gov. The Chair and Board request that all cell phones and pagers be turned off or set to vibrate. Members of the audience are requested to step outside the Council Chambers to respond to a page or to conduct a phone conversation. The Wylie Municipal Complex is wheelchair accessible. Sign interpretation or other special assistance for disabled attendees must be requested 48 hours in advance by contacting the City Secretary's Office at 972.516.6020 or TD 972.442.8170. CALL TO ORDER Announce the presence of a Quorum. CONSENT AGENDA 1. Consider and act upon Minutes from the August 5, 2014 Meeting. WORK SESSION 1. Continue Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees. Page 2 of 26 August 19, 2014 Impact Fee Advisory Committee Page 2 of 2 ADJOURNMENT CERTIFICATION I certifi,that this Notice ofMeeting was posted on this 15th day of August, 2014 at 5:00 p.m. as required by law in accordance with Section 551.042 of the Texas Government Code and that the appropriate news media was contacted.As a courtesy, this agenda is also posted on the City of Wylie website:: www.wylietexas.gov. Carole Ehrlich, City Secretary Date Notice Removed Page 3 of 26 Wylie Planning and Zoning _Mc Commission CITY OF WYLIE Minutes Wylie Impact Fee Advisory Committee Tuesday August 5, 2014— Following the P&Z Meeting Wylie Municipal Complex—Council Chambers 300 Country Club Road,Building 100 CALL TO ORDER Chairman Ron Smith called the meeting to order at 6:30PM. Present were: Commissioner Diane Culver, Commissioner David Williams, Commissioner Randy Owens, Commissioner Tommy Pulliam and Commissioner Mike McCrossin. Commissioner Dennis Larson was absent. Staff present was Renae' 011ie, Planning Director, Chris Hoisted, City Engineer, Charles Lee, Senior Planner, Jasen Haskins, Planner and Mary Bradley,Administrative Assistant. CONSENT ITEMS 1. Consider and act upon approval of the Minutes from the March 6, 2012, Regular Meeting. Board Action A motion was made by Commissioner Pulliam, and seconded by Commissioner McCrossin to approve the minutes as written. Motion carried 6—0. REGULAR AGENDA Work Session Item 1 Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees. Staff Presentation Mr. Hoisted, City Engineer presented a slide show to the Commissioners stating that the definition of Impact Fees from Texas Local Government Code — Chapter 395, "means a charge or assessment imposed by a political subdivision against new development in order to generate revenue for funding or recouping the costs of capital improvements or facilities expansion Minutes August 5,2014 Wylie Planning and Zoning Board Page 1 of 3 Page 4 of 26 necessitated by and attributable to new development." It is basically a way to offset costs for roadway expansion for new development coming into the city. The Service Area cannot be greater than six miles, therefore the city is divided into two (2) Areas, a Western Service Area and a Eastern Service Area. The Standard Service Unit is number of trips generated by a specific land use type during the PM peak hour (vehicles) multiplied by the average trip length (miles) for that land use. The trip length is a maximum of three miles. Currently the Western Service Area is $424.82, the proposed maximum updated fee up to 50 percent is $846.57. The Eastern Service Area is $718.50, the proposed maximum updated fee is $1,871.22. The written comments by the Committee will be submitted to City Council on September 23, 2014. The Committee may choose to have another work session on August 19, and take an action consideration on September 2, 2014. Board Discussion Commissioners directed Staff to present a comparison from surrounding cities including the new cities that Council recommended during the Compensation Study. Staff cautioned the Commissioners when reviewing the fees to consider the traffic, number of residential homes and tax base. Commissioners expressed concern of the two service areas, and the cost difference between the two. An option that was discussed was to have the two service areas have the same costs. Another option Staff recommended was to have zones for Downtown Historic District or South Ballard Overlay District, having the fees waived or a fee waived in order to encourage redevelopment to spur growth in those areas. Mr. Sam Satterwhite, Director, WEDC, stated that the high rate of the impact fees is deterrent to some new businesses coming into City of Wylie, and significant issue. Board Action The Commissioners directed Staff to submit a comparison from the surrounding cities. The Commissioners desired to have another work session on August 19, 2014, to discuss having a separate zone possibly in the Downtown Historic District. Minutes August 5,2014 Wylie Planning and Zoning Board Page 2 of 3 Page 5 of 26 ADJOURNMENT A motion was made by Commissioner Williams, and seconded by Commissioner McCrossin, to adjourn the meeting at 8:40pm. All Commissioners were in consensus. Ron Smith,Chairman ATTEST: Mary Bradley,Administrative Assistant Minutes August 5,2014 Wylie Planning and Zoning Board Page 3 of 3 Page 6 of 26 c,, 7. , 4 -'` Wylie Impact Fee Advisory a Y p i~�y� fl 0 ,41 Z. Committee •1887• h '-Ark 0 i 1OXF AGENDA REPORT Meeting Date: August 19, 2014 Item Number: 1 Department: Planning Prepared By: Mary Bradley Subdivision: Date Prepared: August 14, 2014 Zoning District: City Comparisons, and Revised Draft Land Use Exhibits: Assumptions Subject Continue Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees. Recommendation Direction Discussion As per the request of the Commission, a comparison of the surrounding cities and a comparison of property tax with the amount of Thoroughfare Impact Fees is attached. A revised report for the Land Use Assumptions, and Capital Improvement Plan and Impact Fees is also included. Approved By Initial Date Department Director Page 1 of 1 Page 7 of 26 Thoroughfare Impact Fees Comparative Analysis August 7, 2014 Wylie Current 8/6/14 50% Max Fee Frisco- 5/20/14 McKinney- 11/20/13 Rockwall Allen Garland Sachse Rowlett Murphy West East West East Low High Low High 2012 13-Apr Low High 4/1/2014 $ 434.82 $ 718.50 $ 741 $ 2,032 $ 655 $ 1,461 $ 256 Single Family $ 1,317 $ 2,177 $ 2,223 $ 6,096 $ 2,358 $ 5,260 $ 688 $ 3,500 $ 815 $ 650 $ 180 $ 1,995 $ 2,450 $ 3,490 n/a 10,000 sq.ft. Office $ 19,422 $ 32,117 $ 33,123 $ 90,830 $ 31,990 $ 71,360 $ 10,230 $ 32,700 $ 13,005 $ 7,500 $ 2,816 $ 31,290 $ 27,059 $ 10,400 65,000 sq.ft. Grocery $ 267,088 $ 441,338 $ 730,663 $ 2,003,654 $ 498,290 $ 1,111,435 $ 13,891 $ 55,900 $ 35,400 $ 97,500 $ 14,742 $ 163,800 $ 529,342 $ 490,880 5,000 sq.ft. Bank w/drive-thru $ 84,465 $ 139,673 $ 81,102 $ 222,402 $ 58,675 $ 130,880 $ 24,294 $ 120,405 $ 11,731 $ 10,500 $ 5,264 $ 58,485 $ 88,215 $ 34,480 10,000 sq.ft. Medical/Dental $ 43,134 $ 74,580 $ 79,361 $ 217,627 $ 76,830 $ 171,380 $ 29,373 $ 95,202 $ 24,742 $ 7,500 $ 5,109 $ 56,770 $ 62,777 $ 27,332 3,000 sq.ft. Fast Food $ 54,224 $ 89,600 $ 72,581 $ 199,034 $ 46,098 $ 102,822 $ 25,743 $ 91,841 $ 7,917 $ 4,500 $ 3,166 $ 35,175 $ 36,172 $ 42,518 5,000 sq.ft. Restaurant $ 45,591 $ 75,335 $ 49,906 $ 136,855 $ 44,049 $ 98,252 $ 8,842 $ 31,543 $ 6,136 $ 7,500 $ 1,314 $ 14,595 $ 9,517 $ 10,651 50,000 sq.ft. Light Ind. $ 63,872 $ 105,620 $ 107,816 $ 295,656 $ 95,500 $ 213,000 $ 33,500 $ 61,650 $ 25,468 $ 30,000 $ 3,339 $ 37,100 $ 117,829 $ 33,850 200,000 sq. ft. Light Ind. $ 255,674 $ 422,478 $ 431,262 $ 1,182,624 $ 382,000 $ 852,000 $ 134,000 $ 246,600 $ 101,872 $ 120,000 $ 13,356 $ 148,400 $ 471,314 $ 135,400 v co co 0 N O) Thor Impact Fee Appraised Property USE SF Current Prop Max Value Tax Industrial - Savage 60,000 $ 126,743 $ 354,787 $ 3,675,414 $ 32,486.98 Industrial - Patrick 12,000 $ 15,340 $ 25,876 $ 509,612 $ 4,504.46 Industrial - KCS 50,000 $ 105,620 $ 295,656 $ 3,500,000 $ 30,936.50 Chilis 4,895 $ 44,626 $ 48,858 $ 1,776,077 $ 15,698.74 Rosa's 7,234 $ 65,950 $ 72,205 $ 2,093,482 $ 18,504.29 Baylor Med 20,072 $ 90,594 $ 159,294 $ 3,275,956 $ 28,956.18 2610 FM 544 7,200 $ 13,994 $ 23,848 $ 624,176 $ 5,517.09 Page 9 of 26 CITY OF WYLIE THOROUGHFARE CAPITAL IMPROVEMENT PLAN ROADWAY IMPACT FEES The first step in the development impact fee process is the development of a 10-year Capital Improvement Plan (CIP). This capital improvement plan includes projects intended for construction by the City of Wylie in the next 10 years to serve existing and future development. Existing Facilities The City of Wylie arterial and major collector street system is partially developed at this time. Several roadways in developed areas are partially built to current thoroughfare plan standards. Many existing streets are two-lane (20' - 40' width) asphalt roadways with open surface drainage. The existing major arterial roadways within the City include State Highway 78 (SH 78), FM 544, FM 1378, Ballard Avenue, Brown Street, and Stone Road. Several of the arterial roadways including SH 78 and FM 544 are under the operation and maintenance jurisdiction of the Texas Department of Transportation (TxDOT). Proposed Facilities The City of Wylie adopted a revised Comprehensive Plan in 2012 and an updated thoroughfare plan in 2014 that is the basis for development of the future street system. The thoroughfare system is a conventional network conforming to a hierarchical, functional classification system developed to support the forecast traffic demands of future land use. The highest classification of roadway is the Principal Thoroughfare type facility. These roadways are generally multiple lanes (4 or 6) with medians that serve the function of controlling access, separating opposing traffic movements and providing an area for the storage of left turning vehicles. The lower classifications are the collector facilities that are developed to serve the adjoining development. The character of the developments served should determine the sizes and alignments of collector roadways. City of Wylie—2014 Roadway Impact Fee Update Page 10 of 26 Page 1 Capital Improvement Plan for Roadway Impact Fees The thoroughfare facilities determined for inclusion in the Capital Improvement Plan of this study are tabulated in Table 1A and graphically illustrated in Figure 1. Each listed project includes a description of the planned improvements, the approximate project length, and an engineer's opinion of probable cost to the City. In addition, under existing State Statute, a municipalities' cost associated with TxDOT facilities can be financed with impact fees. All roadways included in the 2014 CIP are identified in the City of Wylie Thoroughfare Plan. Recoupment costs for projects completed as part of the previous CIP are shown in Table 1B and are also illustrated in Figure 1. The engineer's opinions of probable construction cost were prepared without the benefit of a detailed preliminary engineering study for each project. The costs are based on data provided by the City of Wylie and on roadway project construction bids. Financing costs for the projects in the thoroughfare CIP were also included in the total estimated cost and the interest rate of 5% was provided by the City of Wylie. City of Wylie—2014 Roadway Impact Fee Update Page 11 of 26 Page 2 Table 1A-Thoroughfare Capital Improvement Plan City of Wylie 2014 Impact Fee Update • PROJECT BOUNDARY PROJECT LENGTH TOTAL COST COST OF TOTAL PROJECT ARTERIAL NUMBER FROM TO EXISTING DESCRIPTION (ft) W/O INTEREST INTEREST COST FM 1378 W2A N.of Lakeway S.of N.Parker Rd. 2 lanes Build a 6-lane divided section 1,150 $ 3,492,000.00 $ 1,833,300.00 $ 5,325,300.00 Woodbridge Pkwy. W5A FM 544 Hooper Rd 4 lanes Build a 6-lane divided section 5,500 $ 2,061,000.00 $ 1,082,025.00 $ 3,143,025.00 McMillen Road W6 McCreary Rd FM 1378 4 lanes Build a 6-lane divided section 8,400 $ _ 9,454,000.00 $ 4,963,350.00 $ 14,417,350.00 Hensley Lane(East) W9 Hooper Rd McCreary Rd --- Build a 2-lane undivided section 5,100 $ 3,379,000.00 $ 1,773,975.00 $ 5,152,975.00 Woodbridge Pkwy. W10 _ Hooper Rd South City Limit --- Build 4-lanes of future 6-lanes 1,050 $ 875,800.00 $ 459,795.00 $ 1,335,595.00 Park Boulevard W 11 FM 1378 Westgate Way 2 lanes Build 4-lanes of future 6-lanes 4,850 $ 4,925,000.00 $ 2,585,625.00 $ 7,510,625.00 Park Boulevard W12 City Limit Skyview --- Build 4-lanes of future 6-lanes 1,550 $ 1,053,550.00 $ 553,114.00 $ 1,606,664.00 Park Boulevard W13 Skyview City Limit 2 lanes Build 4-lanes of future 6-lanes 1,300 $ 1,688,750.00 $ 886,594.00 $ 2,575,344.00 Sanden Boulevard W14 FM 544 _ SH 78 2 lanes Build a 4-lane divided section 3,700 $ 2,770,500.00 $ 1,454,513.00 $ 4,225,013.00 Ann Drive W15 Kamber Lane Franklin Lane --- Build a 2-lane undivided section 800 $ 608,700.00 $ 319,568.00 $ 928,268.00 Jackson Avenue W16 Brown Street _ Parker Road --- Build a 2-lane undivided section 850 $ 640,100.00 $ 336,053.00 $ 976,153.00 Birmingham Street W17 Marble Street Brown Street --- Build a 2-lane undivided section 750 $ 580,400.00 $ 304,710.00 $ 885,110.00 N.Ballard Avenue W18 _ SH 78 Brown Street 2 lanes Study to Improve Capacity 1,750 $ 50,000.00 $ 26,250.00 $ 76,250.00 Forrest Ross Road W19 Railroad Tracks Park Boulevard 2 lanes Build a 4-lane divided section 2,650 $ 1,675,650.00 $ 879,716.00 $ 2,555,366.00 Sub Total $ 33,254,450.00 $ 17,458,588.00 $ 50,713,038.00 coo Alanis Drive El SH 78 S Ballard 3 lanes Build a 4-lane undivided section 6,100 $ 3,507,200.00 $ 1,841,280.00 $ 5,348,480.00 South Ballard Ave. E7 Alanis Drive County Line 2 lanes Build a 4-lane divided section 6,200 $ 6,667,500.00 $ 3,500,437.50 $ 10,167,937.50 ^) Pleasant Valley Rd. E7A S.Ballard Avenue South City Limit 2 lanes Realign&Build 4-lane divided 7,850 $ 8,342,300.00 $ 4,379,707.50 $ 12,722,007.50 FM 544 E8 JW Akin Lane Vinson Road 2 lanes Build a 4-lane divided section 13,500 $ 13,960,600.00 $ 7,329,315.00 $ 21,289,915.00 c Alanis Drive El 1 City Limit Troy Road --- Build a 4-lane divided section 1,200 $ 1,396,100.00 $ 732,952.50 $ 2,129,052.50 Stone Road E12 FM 544 East City Limit 2 lanes Build a 4-lane divided section 9,400 I $ 9,524,600.00 $ 5,000,415.00 $ 14,525,015.00 Sachse Road E13 County Line South City Limit 2 lanes Build a 4-lane divided section 2,600 $ 4,400,000.00 $ 2,310,000.00 $ 6,710,000.00 County Line Road E14 FM 544 Troy Road 2 lanes Build a 4-lane divided section 5,000 $ 5,002,900.00 $ 2,626,522.50 $ 7,629,422.50 Kreymer Lane E15 SH 78 City Limit 2 lanes Build a 4-lane divided section 5,050 $ 5,046,200.00 $ 2,649,255.00 $ 7,695,455.00 Troy Road _ El 6 City Limit _ East Fork 2 lanes Realign&Build 4-lane divided 3,750 $ 3,783,900.00 $ 1,986,547.50 $ 5,770,447.50 Troy Road E17 City Limit County Line Road 2 lanes Build a 4-lane divided section 2,700 $ 2,724,900.00 $ 1,430,572.50 $ 4,155,472.50 Wylie E Drive E18 SH 78 School Driveway 2 lanes Build a 4-lane divided section 1,500 $ 1,574,400.00 $ 826,560.00 $ 2,400,960.00 Creek Crossing Dr. E19 Sachse Road City Limit --- Build a 2-lane undivided section 2,300 $ 1,535,600.00 $ 806,190.00 $ 2,341,790.00 Collins Boulevard E20 Current End _ East Fork --- Build a 2-lane undivided section _ 5,300 $ 3,449,200.00 $ 1,810,830.00 $ 5,260,030.00 Forrest Ross Road E21 SH 78 Park Boulevard 2 lanes Build a 4-lane divided section 3,600 $ 2,686,350.00 $ 1,410,333.75 $ 4,096,683.75 Park Boulevard E22 City Limit Spring Creek Pkwy. --- Build 4-lanes of future 6-lanes 2,700 $ 1,835,300.00 $ 963,533.00 $ 2,798,833.00 Park Boulevard E23 Spring Creek Pkwy. Centennial 2 lanes Build 4-lanes of future 6-lanes 850 $ 577,800.00 $ 303,345.00 $ 881,145.00 Park Boulevard E24 Centennial SH 78 4 lanes _ Build a 6-lane divided section 1,200 $ 815,950.00 $ 428,374.00 $ 1,244,324.00 Park Boulevard E24A Bridge Railroad Bridge 1,000 $ 5,732,150.00 $ 3,009,379.00 $ 8,741,529.00 Sub Total 1 $ 82,562,950.00 $ 43,345,549.75 $ 125,908,499.75 CIP PROJECT TOTALS: $ 115,817,400.00 $ 60,804,137.75 $ 176,621,537.75 Costs based on 50%of EOPCC by Halff Associates Paving&Drainage prorated for length out of 13,600'total Based on 50%of Dallas County Opinion of Cost(No Breakdown) City of Wylie-2014 Roadway Impact Fee Update Page 3 Table 1 B - Recoupment Projects Completed with Previous CIP City of Wylie 2014 Impact Fee Update PROJECT BOUNDARY PROJECT LENGTH TOTAL COST COST OF TOTAL PROJECT ARTERIAL NUMBER FROM TO EXISTING DESCRIPTION (ft) W/O INTEREST INTEREST COST FM 1378 W1 FM 544 W Brown St 2 lanes Built a 6-lane divided section 3,500 $ 1,032,000.00 $ 541,800.00 $ 1,573,800.00 FM 1378 W2 W Brown St 800'north of Lakeway 2 lanes Built a 6-lane divided section 11,800 $ 10,683,815.00 $ 5,609,003.00 $ 16,292,818.00 W Brown Street W3 FM 1378 Ballard Ave 2 lanes Built a 4-lane divided section 9,500 $ 9,827,184.00 $ 5,159,272.00 $ 14,986,456.00 Hensley Lane(East) _W4 Hensley_ Hooper --- Built a 2-lane undivided section 3,100 $ 445,000.00 $ 233,625.00 $ 678,625.00 Country Club Road W5 FM 544 South City Limit --- Built 4-lanes of future 6-lanes 5,500 $ 4,784,003.00 $ 2,511,602.00 $ 7,295,605.00 McCreary Road _ W7 FM 544 South City Limit _ --- Built a 4-lane divided section 3,350 $ 1,420,000.00 $ 745,500.00 $ 2,165,500.00 Springwell Pkwy W8 FM 544 700'south of Capital --- Built a 2-lane undivided section 2,600 $ 1,220,000.00 $ 640,500.00 $ 1,860,500.00 17 m Sub Total $ 29,412,002.00 $ 15,441,302.00 $ 44,853,304.00 co m Alanis Drive El SH 78 S Ballard _ 2 lanes Built 3-lanes of 4-lane section 6,100 $ 4,464,331.00 $ 2,343,774.00 $ 6,808,105.00 c' Alanis Drive E2 Twin Lakes FM 544 3 lanes Built a 4-lane divided section 2,700 $ 1,327,800.00 $ 697,095.00 $ 2,024,895.00 0 N Kirby Street E3 SH 78 _ Birmingham 4 lanes Built a 4-lane divided section 1,400 $ 1,115,600.00 $ 585,690.00 $ 1,701,290.00 rn Stone Road _ E4 Birmingham _ S Ballard 2 lanes Built a 4-lane divided section 8,300 $ 999,000.00 $ 524,475.00 $ 1,523,475.00 Stone Road E5 Ballard Akin 2 lanes Built a 5-lane divided section 2,800 $ 3,530,000.00 $ 1,853,250.00 $ 5,383,250.00 S Ballard Avenue _ E6 Stone Rd Alanis Dr _ 2 lanes Built a 4-lane divided section 3,600 $ 4,955,000.00 $ 2,601,375.00 $ 7,556,375.00 East Brown Street E9 SH 78 Stone 2 lanes Built a 4-lane divided section 11,100 $ 9,253,000.00 $ 4,857,825.00 $ 14,110,825.00 T SH 78 E10 Eubanks Spring Creek Pkwy 2 lanes Built 6-lane divided highway section 3,200 $ 4,829,000.00 $ 2,535,225.00 $ 7,364,225.00 Sub Total $ 30,473,731.00 $ 15,998,709.00 $ 46,472,440.00 RECOUPMENT PROJECT TOTALS: $ 59,885,733.00 $ 31,440,011.00 $ 91,325,744.00 City of Wylie-2014 Roadway Impact Fee Update Page 4 _A Parker Road 1 Q Parker Road / PARKER N ► , lir v t j "\--IP ri r ---k-- \ ST PAUL o 13' io,ift• -. ,,:\._ „_, ,____,, ri,, j, ,____._,,id,„,, , „, di, \ , ,-,=, 4 __< INI ---19I t Ell j1 .,,,,•,n,.._ , , 1 0., N---.. _ Esta CU _ S ew Drive/ 3 ) — w 13 / '‘;\ sk McMillen Road Park B�evard !! wd a �,Park Boulevard h -R N 4y¢ _'� 6 4 A iii., 11 I I t = 0� 4°1 � 11rii: :::) rfid 3� Y Ilk a WEB 0 � '� �� _ ::::,... / k I C- 1 «V �� vd1 rr W W oro ► , a r Y %' sH 78 id C i a�JJ1 IL�I. r E 10 CO A ==. �g Brown Street );' S.s, jam= H� w ARE ' �' W 3 J 3 Brown Street iEo[ jakiHDi ve BeettRo11 . T=co r �� VJH� , f I „ JIJ ,I�%.� CD E � A FM 544 -- _��_. 3 E= r— o IV at IV \;, I�—:� v� Q E 4 r—nmm ailliftillil / DALLAS II --2, FM s44 stDNe Road saa E 12 3 a E 3 _ E 5 Imo \ Stone Road E 12 / 3 s U 1 :\ LIT 1 /, sl W 4 l �rJ[�� r11 Hensley Lane 7. C* _ �I ` �� m o�am Clj _ E 1 Alanis Drive w �O oo .,_ Arwii —R--? y E 2 E 11F a t L J Alams Drive 5�^% o�C� W ]F IE� Pk. E Fork j' � � �� 7-{�^cs� Elm Drive �J ' '‘t �4° ^Peas t ( LEGEND J� CT, GS+, \ �fG �\ �, 1. Gv°°� �' y�l � ae �� A A Recoupment Project oaCO COLLIN COUNTS f ^� _ a COLLIN COUNTY ^ COUNT,/ i Build Roadway to 6 Lanes DALLAS COUNTS ! � �. 'DALLAS COUNT ' ° Opl R�OUNTYL t� Build Roadway to 4 Lanes _—— E 1 9 ,�� J' as Build Roadway to 2 Lanes SACHSE \\` . �1� ''> ' I♦ Service Area Boundary ��/ W `J 1-7 Proposed Bridge a P �^\ ro`�g4`°�c` / * \/ ' x 1 Project Number f� `` cJ \ ROWLETT �— FIGURE I — \\ Q�ea�� )) ' CITY O F WY L I E Ptilt 0 2014 THOROUGHFARE CAPITAL IMPROVEMENT PLAN / %. X J / DATE: AUGUST 2014 IMPACT FEE CALCULATION I. INTRODUCTION The next step of the Development Impact Fee process is the determination of the maximum fee per service unit that can be charged by the City for new developments. The fee is calculated by dividing the costs of the capital improvements identified as necessary to serve growth forecast to occur during the 10-year planning period by the number of service units of growth forecast to occur. The specific steps, as described in following paragraphs of this section include: 1. Determination of a standard service unit; 2. Identification of service areas for the City; 3. Identification of that portion of the total capital improvements necessary to serve the projected growth over the next 10-year period; 4. Analysis of the total capacity, level of current usage, and commitment for usage of capacity of existing improvements; 5. Determination of the "standard service unit" and equivalency tables establishing the ratio of a service unit to the types of land use forecast for growth. II. SERVICE UNIT To determine the impact fee rate applied to thoroughfare facilities the standard service unit selected was "PM Peak Hour Vehicle-Miles." This service unit can be obtained by multiplying the number of trips generated by a specific land use type during the PM peak hour (vehicles) by the average trip length (miles) for that land use. The PM peak hour was chosen because it is usually considered the critical time for roadway analyses. The trip generation data were directly obtained or derived for each defined land use type from "Trip Generation Manual, 9th Edition" of the Institute of Transportation Engineers, which is the standard data reference to determine vehicle trip generation characteristics of particular land use types and densities. Trip length information for each land use specified was based on data developed for the Dallas-Fort Worth area by the North Central Texas Council of Governments (NCTCOG). The trip length was set at a maximum of three (3) miles for any land use, as this trip length was assumed to be the maximum average distance a trip would travel on roadways within each service area in the City of Wylie. Table 2 shows the typical service units for each land use type. City of Wylie—2014 Roadway Impact Fee Update Page 15 of 26 Page 6 Table 2 - Service Unit Calculation by Land Use Type City of Wylie 2014 Roadway Impact Fee Study Update PM Peak Trips' Trip Length2 Variable Vehicle-Miles (vehicles) (miles) Residential Dwelling Unit 1.00 3.0 3.00 Office 1,000 ft2 1.49 3.0 4.47 Commercial / Retail 1,000 ft2 3.71 2.4 8.90 Industrial 1,000 ft2 0.97 3.0 2.91 Public and Institutional 1,000 ft2 1.01 2.1 2.12 Parks and Recreational Acre 13.01 2.1 27.32 ' Based on ITE Trip Generation Manual, 9th Edition 2 Based on NCTCOG data City of Wylie—2014 Roadway Impact Fee Update Page 16 of 26 Page 7 SERVICE AREAS The State Statute governing the imposition of development impact fees require that collection and expenditure of fees imposed for street facilities "...is limited to an area within the corporate boundaries of the political subdivision and shall not exceed six miles." To comply with this State Law, two service areas (West and East) were established for the City of Wylie to ensure that funds are spent within six miles of where they are collected. The service areas include most of the developable land within the city limits of Wylie. Within Wylie, the growth and intensities of growth for the ultimate development of the City and that portion of the service area expected to occur during the 10-year period, 2014-2024, is forecast. The two service areas were shown in Figure 1. III. ASSUMPTIONS AND EVALUATION CRITERIA Determination of the eligible costs of capital improvements to serve the forecast growth over the 10-year period from 2014 to 2024 was based on data provided by the City of Wylie. The basic criteria and assumptions made for this study include the following: 1. Costs of existing facilities constructed to serve new development have been included, and City of Wylie staff identified projects of this type. 2. Bond interest costs are included. 3. Street facility improvements, although necessary for additional capacity by new growth, will logically serve all existing and future growth by improved safety and drainage characteristics. Therefore, the 10-year eligible costs have been proportioned as the ratio of the 10-year growth to the total number of service units determined for the build-out. Table 3 shows the portion of ultimate build-out service units that will be attributable to growth within the next 10 years and is used to pro-rate the identified costs in the service area. In order to maintain the equity of impact fee assessment, the cost for streets included in the 10-year Capital Improvement Plan will include the total cost of the street facilities, not reduced by any expected participation. Rather, construction by a developer of an arterial facility within or off-site should be treated as a credit to the impact fee assessment. City of Wylie—2014 Roadway Impact Fee Update Page 17 of 26 Page 8 Table 3 - Summary of Vehicle-Mileage Distribution by Development Period City of Wylie 2014 Roadway Impact Fee Study Update Existing 2014 - 2024 Year 2024 - Ultimate Vehicle- Portion of Vehicle-Miles Portion of Vehicle-Miles Portion of Ultimate Service Miles Ultimate Added Ultimate Added Ultimate Vehicle- Area 2014 Vehicle-Miles 2014-2024 Vehicle-Miles 2024- Ultimate Vehicle-Miles Miles W 58,711 0.904 4,255 0.066 1,953 0.030 64,919 E 33,470 0.789 r 7,040 0.166 r 1,922 0.045 42,432 Total 92,181 11,295 3,875 107,351 City of Wylie—2014 Roadway Impact Fee Update Page 18 of 26 Page 9 ELIGIBLE COSTS Table 4 presents a summary of the roadway capital improvement costs for the two service areas. The 10-year portion of the total costs was calculated using the data from Table 3. Costs of each of the individual street projects were accumulated, or apportioned, for the service area in which they were located. Boundaries of the service areas were located to be coincident with natural barriers, the center of existing or proposed street facilities included in the capital improvements plan or along city limit lines. Costs of these projects included only those costs that will be paid for by the City of Wylie. IV. DETERMINATION OF STANDARD SERVICE UNIT AND EQUIVALENCY The determination of growth of service units and resulting impact fee rates were then made. Table 5 presents the derivation of service unit equivalents for each of the six defined land use types. The service unit equivalents are referenced to and based on the residential land use. Table 6 presents a summary of the calculations and resulting eligible costs per service unit. Under current State law, municipalities are required to administer a detailed financial analysis to support the use of an impact fee higher than 50 percent of the eligible costs. As an alternative to performing the financial analysis, the impact fee can be set at or below 50 percent of the total eligible costs. The total eligible costs per service unit are shown in Table 6. The City will use either a detailed financial analysis to adjust for tax credits or will use 50 percent of these eligible costs. V. IMPACT FEE CALCULATION METHODOLOGY The methodology for calculating the maximum allowable impact fee for roadway facilities can be summarized in the following three steps. First, determine the cost of the roadway facilities (existing roadways eligible for recuperation of construction cost and proposed roadways) that can be attributed to new growth over the 10-year period. This calculation for Service Areas W and E are summarized on pages 14 and 15. City of Wylie—2014 Roadway Impact Fee Update Page 19 of 26 Page 10 Table 4 - Summary of Capital Improvement Cost by Service Area City of Wylie 2014 Roadway Impact Fee Study Update Portion of Capacity of Cost of Thoroughfare Service Area Zone Cost of Thoroughfare Attributed Attributed to Growth Thoroughfare to Growth (2014-2024) (2014-2024) W $95,566,342.00 0.066 $6,307,378.57 E $172,380,939.75 0.166 $28,615,236.00 Totals $267,947,281.75 $34,922,614.57 City of Wylie—2014 Roadway Impact Fee Update Page 20 of 26 Page 1 1 Table 5 - Thoroughfare Land Use Equivalency City of Wylie 2014 Roadway Impact Fee Study Update Development Veh-Miles/Development Unit SU Equivalency Land Use Unit (1) (2) Residential Dwelling Unit 3.00 1.00 Office 1,000 ft2 4.47 1.49 Commercial/ Retail 1,000 ft2 8.90 2.97 Industrial 1,000 ft2 2.91 0.97 Public and Insitutional 1,000 ft2 2.12 0.71 Parks and Recreational 1,000 ft2 27.32 9.11 Notes: (1) Based on data from the ITE Trip Generation Manual and NCTCOG (2) Ratio of each land use to service unit of Residential City of Wylie—2014 Roadway Impact Fee Update Page 21 of 26 Page 12 Table 6 - Impact Fee Calculation for Thoroughfare by Service Area City of Wylie 2014 Roadway Impact Fee Study Update Cost of Thoroughfare Number of New Cost Per Service Area Attributed to Growth Service Units Cost Per Service Unit Service Unit (2014-2024) (2014-2024) (Rounded) W $6,307,378.57 4,255 $1,482.35 $1,482 E $28,615,236.00 7,040 $4,064.66 $4,064 • • Totals $34,922,614.57 11,295 City of Wylie—2014 Roadway Impact Fee Update Page 22 of 26 Page 13 Calculation for Service Area W Cost of Roadway Facilities (Tables lA and 1B - Service Area W) = $95,566,342.00 Proportion of Capacity Attributable to New Growth (Table 3 - Service Area W) = 0.066 Cost of Roadway Facilities Attributable to Growth (2014-2024 - Service Area W): $95,566,342.00 x 0.066 = $6,307,378.57 The second step is to determine the maximum calculated impact fee. The maximum calculated impact fee is the ratio of the total cost for roadway facilities attributable to growth in the next ten years (2014-2024) divided by the total growth in equivalent service units (ESU). The maximum calculated impact fee for Service Area W is: Maximum Roadway Impact Fee =Eligible Thoroughfare Cost Attributed to Growth (Table 4) Total Growth in Equivalent Service Units (Table 3) = $6,307,378.57 4,255 ESU = $1,482.35 /ESU= $1,482 /ESU (Rounded Service Area W) This amount represents the maximum calculated impact fee for roadway facilities. For the final step, the current impact fee legislation requires the City to produce a financial analysis to support a fee greater than 50 percent of the eligible costs or to reduce the maximum calculated impact fee by 50 percent. If the City chooses to use a maximum allowable impact fee of 50 percent of the maximum calculated fee the amount would be $1,482 x 50% = $741.00. Calculation for Service Area E Cost of Roadway Facilities (Tables 1A and 1B - Service Area E) = $172,380,939.75 Proportion of Capacity Attributable to New Growth (Table 3 - Service Area E) = 0.166 Cost of Roadway Facilities Attributable to Growth (2014-2024 - Service Area E): $172,380,939.75 x 0.166 = $28,615,236.00 City of Wylie—2014 Roadway Impact Fee Update Page 23 of 26 Pa re 14 The second step is to determine the maximum calculated impact fee. The maximum calculated impact fee is the ratio of the total cost for roadway facilities attributable to growth in the next ten years (2014-2024) divided by the total growth in equivalent service units (ESU). The maximum calculated impact fee for Service Area E is: Maximum Roadway Impact Fee =Eligible Thoroughfare Cost Attributed to Growth (Table 4) Total Growth in Equivalent Service Units (Table 3) = $28,615,236.00 7,040 ESU = $4,064.66/ESU= $4,064/ESU(Rounded Service Area E) This amount represents the maximum calculated impact fee for roadway facilities. For the final step, the current impact fee legislation requires the City to produce a financial analysis to support a fee greater than 50 percent of the eligible costs or to reduce the maximum calculated impact fee by 50 percent. If the City chooses to use a maximum allowable impact fee of 50 percent of the maximum calculated fee the amount would be $4,064 x 50% = $2,032.00. Impact Fee Calculation Example The land use equivalency table is provided in Table 7. This table identifies the total service units generated by specific uses within each land use category. To obtain the impact fee to be charged for a particular land use, the impact fee per service unit adopted by the City and the service units per development unit generated for that particular land use from Table 7 are used. Examples for calculating the impact fee for both a single family dwelling unit and a 50,000 ft2 shopping center (commercial / retail facility) assuming impact fees of$741.00 per service unit (Service Area W) and $2,032.00 per service unit(Service Area E) are shown on page 17. City of Wylie—2014 Roadway Impact Fee Update Page 24 of 26 Page 15 Table 7-Land Use Equivalency City of Wylie 2014 Roadway Impact Fee Study Update DEVELOPMENT ITE TRIP TRIP PASS-BY SERVICE MAX ALLOWABLE IMPACT FEE/ CATEGORY LAND USE UNITS RATE LENGTH' TRAFFIC° UNITS' DEVELOPMENT UNITE Service Area W Service Area E RESIDENTIAL Single-Family Detached Dwelling Unit 1.00 3.0 0 3.00 $2,223.00 $6,096.00 Apartment/Multi-Family Dwelling Unit 0.62 3.0 0 1.86 $1,378.26 $3,779.52 Condominium/Townhouse Dwelling Unit 0.52 3.0 0 1.56 $1,155.96 $3,169.92 Mobile Home Dwelling Unit 0.59 3.0 0 1.77 $1,311.57 $3,596.64 OFFICE Office Building 1,000 ft2 GFA 1.49 3.0 0 4.47 $3,312.27 $9,083.04 Medical Office 1,000 ft2 GFA 3.57 3.0 0 10.71 $7,936.11 $21,762.72 COMMERCIAL Automobile Care Center 1,000 ft2 GFA 3.11 2.5 0.3 5.44 $4,031.04 $11,054.08 Building Materials/Lumber 1,000 ft2 GFA 4.49 2.0 0.2 7.18 $5,320.38 $14,589.76 Convenience Stores/Gas Pumps 1,000 ft2 GFA 50.92 0.4 0.63 7.54 $5,587.14 $15,321.28 Drive-In Bank 1,000 ft2 GFA 24.3 1.7 0.47 21.89 $16,220.49 $44,480.48 Fast Food Restaurant 1,000 ft2 GFA 32.65 2.0 0.5 32.65 $24,193.65 $66,344.80 Free-Standing Discount Store 1,000 ft2 GFA 4.98 2.5 0.17 10.33 $7,654.53 $20,990.56 Garden Center/Nursery 1,000 ft2 GFA 6.94 2.5 0.2 13.88 $10,285.08 $28,204.16 Golf Course Acres 0.3 2.5 0 0.75 $555.75 $1,524.00 Hardware/Paint Store 1,000 ft2 GFA 4.84 2.5 0.26 8.95 $6,631.95 $18,186.40 Home Improvement Store 1,000 ft2 GFA 2.33 3.0 0.48 3.63 $2,689.83 $7,376.16 Hotel Rooms 0.6 3.0 0 1.80 $1,333.80 $3,657.60 Pharmacy/Drugstore 1,000 ft2 GFA 9.91 2.5 0.49 12.64 $9,366.24 $25,684.48 Self-Service Car Wash Stalls 5.54 2.0 0.6 4.43 $3,282.63 $9,001.76 Service Station Pumps 13.87 0.5 0.42 4.02 $2,978.82 $8,168.64 Sit-Down Restaurant 1,000 ft2 GFA 9.85 2.4 0.43 13.47 $9,981.27 $27,371.04 Shopping Center 1,000 ft2 GFA 3.71 3.0 0.34 7.35 $5,446.35 $14,935.20 Supermarket 1,000 ft2 GFA 9.48 2.5 0.36 15.17 $11,240.97 $30,825.44 INDUSTRIAL Industrial 1,000 ft2 GFA 0.97 3.0 0 2.91 $2,156.31 $5,913.12 Mini-Warehouse 1,000 ft2 GFA 0.26 3.0 0 0.78 $577.98 $1,584.96 Warehouse 1,000 ft2 GFA 0.32 3.0 0 0.96 $711.36 $1,950.72 INSTITUTIONAL School Students 0.15 2.1 0 0.32 $237.12 $650.24 Day Care Center Students 0.81 2.7 0.9 0.22 $163.02 $447.04 Nursing Home 1,000 ft2 GFA 0.74 2.5 0 1.85 $1,370.85 $3,759.20 House of Worship 1,000 ft2 GFA 0.55 2.1 0 1.16 $859.56 $2,357.12 I GFA=Gross Floor Area 2(Vehicles);Based on ITE Trip Generation Manual,9th Edition 3(Miles);Based on NCTCOG Data °Percentage of traffic already passing by site-land use is an intermediate destination 5(Vehicle-Miles) 6 Based on 50%of maximum calculated impact fee for each service area *The land uses and trip generation characteristics listed in this chart are intended as examples.The complete table of land uses and trip generation characteristics is contained in the Institute of Transportation Engineers Trip Generation Manual,Ninth Edition,which is incorporated herein by reference. City of Wylie-2014 Roadway Impact Fee Update Page 25 of 26 Page 16 Service Area W—Example Calculations SINGLE-FAMILY DWELLING (Service Area W) •Vehicle-Miles per Development Unit for Single-Family Dwelling Unit (1 Dwelling Unit) x (3.00 Vehicle-Miles/Dwelling Unit) = 3.00 Vehicle-Miles • Assume 50 percent of the Maximum Calculated Roadway Impact Fee= $741.00 / Service Unit: (3.00 Vehicle-Miles) x($741.00/Vehicle-Miles) = $ 2,223.00 50,000 ft2 SHOPPING CENTER(Service Area W) • Vehicle-Miles per Development Unit for Shopping Center (50,000 ft2) x (7.35 Vehicle-Miles / 1,000 ft2) = 367.50 Vehicle-Miles •Assume 50 percent of the Maximum Calculated Roadway Impact Fee= $741.00 / Service Unit: (367.50 Vehicle-Miles) x ($741.00/Vehicle-Miles) _ $ 272,317.50 Service Area E—Example Calculations SINGLE-FAMILY DWELLING (Service Area E) •Vehicle-Miles per Development Unit for Single-Family Dwelling Unit (1 Dwelling Unit) x (3.00 Vehicle-Miles/Dwelling Unit) = 3.00 Vehicle-Miles • Assume 50 percent of the Maximum Calculated Roadway Impact Fee= $2,032.00/Service Unit: (3.00 Vehicle-Miles) x ($2,032.00 /Vehicle-Miles) = $ 6,096.00 50,000 ft2 SHOPPING CENTER(Service Area E) •Vehicle-Miles per Development Unit for Shopping Center (50,000 ft2) x (7.35 Vehicle-Miles / 1,000 ft2) = 367.50 Vehicle-Miles •Assume 50 percent of the Maximum Calculated Roadway Impact Fee= $2,032.00/Service Unit: (367.50 Vehicle-Miles)x ($2,032.00 /Vehicle-Miles) = $ 746,760.00 City of Wylie—2014 Roadway Impact Fee Update Page 26 of 26 Page 17