01-28-1997 (City Council) Agenda Packet AGENDA
WYLIE CITY COUNCIL
Wylie Municipal Complex
January 28, 1997
7:00 p.m.
CALL TO ORDER
INVOCATION - Rev. Robert Rueter, First Christian Church
PLEDGE OF ALLEGIANCE
CONSENT AGENDA
1. Consider Approval of Minutes for January 14, 1997
2. Consider Approval of Final Plat for the Newport Harbor, Phase II Subdivision submitted
by Myran Corporation
3. Consider Adopting the Water and Waste Water Master Plan Update
4. Consider Setting a Date of March 11, 1997 for the Public Hearing to Consider the 10
Year Capital Improvements Program (1997-2006) and Impact Fees
ACTION ITEMS
5. Hold a Public Hearing and Consider for Adoption of a Resolution Approving the Land
Use Assumptions, 1997-2006
STAFF REPORTS
CITIZEN PARTICIPATION
EXECUTIVE SESSION
6. Hold Executive Session Under Sections 551.071 Consultation with Attorney; 551.072
Deliberations about Real Property; and 551.075 Conference With Employees To
Receive Information and Question Employees Regarding Pending Litigation, City of
Parker v. City of Wylie, Cause No. 219.458.96, District Court of Collin County, Texas
219 Judicial District
RECONVENE INTO OPEN MEETING
7. Take Any Necessary Action as a Result of the Executive Session
ADJOURNMENT
Posted on this the 24th day of January, 1997 at 5:00 p.m.
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 442-8100 OR TDD 442-8170
WYLIE CITY COUNCIL
CONSENT AGENDA COMMUNICATION
ITEM NO 2
January 28, 1997
Issue
Discuss and consider a request for approval of a Final Plat (Approved for Construction) for
the Newport Harbor, Phase II Subdivision submitted by Myran Corporation. This property
is located north of the intersection of FM 1378 and FM 3412 (Brown Street) and more
specifically described as being 87,781 acres out of the J.C. McUlmurry Survey,Abstract No.
629.
Background
Owner/Developer Myran Corporation, of Dallas, is proposing a housing development
consisting of 359 lots (total) to be constructed on 87.781 acres of land. The original
Preliminary Plat of Newport Harbor consisted of three phases. Only the first phase was ever
approved as a Final Plat and approved for construction. This first phase consists of the lots
presently located on Schooner Bay and Anchor Drive.
The Final Plat is for Phase II, consisting of 71 lots. This new proposal contains some
changes in design from the original plat, and as such, must be evaluated on its own merits.
On November 4, 1996, the Planning and Zoning Commission recommended approval of the
Newport Harbor Preliminary Plat. The City Council approved the same Preliminary Plat at
their meeting on November 12, 1996. With the recommendation for approval by the
Planning and Zoning Commission, and if City Council approves, the developer will then be
allowed to begin construction of the public facilities to be dedicated to the City.
Board Recommendations
On January 20, 1997 the P&Z moved to recommend approval of the final plat by a vote of
7-0.
Financial Considerations
N/A
Consent Agenda
Item No 2
Page 1
Legal Considerations
According to the City of Wylie's Subdivision Regulations, a Preliminary Plat must be
submitted and reviewed by Staff to ensure that sufficient information exists, and is then
recommended for approval by the Engineer. The Preliminary Plat and Plat Application are
then submitted at least 15 consecutive days before the meeting of the Planning and Zoning
Commission for its study and recommendation. The Planning and Zoning Commission shall
endeavor to act on the Preliminary Plat within 30 days from the date the plat was filed with
each body for their approval. The Preliminary Plat shall then be submitted to the City
Council for final action.
After approval of the Preliminary Plat by the City Council, the subdivider may then prepare
a Final Plat of all or a portion of the land included in the Preliminary Plat for submission to
and consideration by the Planning and Zoning Commission for final recommendations.
Upon final action by the Planning and Zoning Commission on any Final Plat, the same shall
be referred to the City Council for Final Plat approval. Upon approval action of the City
Council, the Mayor is authorized to sign the signature block "Approved for Construction".
At this time, the developer shall pay his required Developmental Inspection Fees and begin
construction of the public facilities to be dedicated to the City. These construction areas
include public streets, alleys, water lines, sewer lines, storm drainage lines, channels and
all associated construction to be dedicated to the City. The City Council's vote that the Final
Plat as presented is approved for construction indicates that at that point in time, no known
conditions exist which will require changes from the approved Final Plat.
Inspections will be made throughout the construction of the infrastructure facilities which are
intended for dedication to the City. After completion of the "dedicated improvements", the
developer shall apply to the City Council for acceptance of the Final Plat, which includes
dedications and easements. City Staff shall indicate to the City Council that all public
improvements have been completed in accordance with the requirements of the City of
Wylie. Only then is the Mayor authorized to sign the signature block "Accepted". The Final
Plat shall then be filed with the appropriate County, and issuance of building permits may
begin. Building Permits may only be issued on a completed development or within a
completed, approved phase.
Staff Recommendations
This Plat has been reviewed by City Staff and Consulting Engineer, Greg MacLean and
meets all City of Wylie Subdivision Regulation requirements. Staff recommends approval
for construction for the Newport Harbor, Phase II Subdivision Final Plat.
Consent Agenda
Item No 2
Page 2
Attachments
Plat Application
Final Plat copy
'Yr ',Lt. CA;v45,
Prepared by Rev' ed by Fin nce City Manager Approval
Consent Agenda
Item No 2
Page 3
•
•
Page 1 of 3 City of Wylie (1/95)
APPLICATION AND FINAL PLAT CHECKLIST
Date December 13, 1996
Name of Proposed Development Newport Harbor Phase II
Myran Corporation
Name of Property Owner/Developer
Address 5949 Sherry Lane Street Dallas, TX 75225 Phone 214/368-2223
Owner of Record Same as Above
Address Phone
Name of Land Planner Carter & Burgess, Inc.
Surveyor/Engineer
Address 7950 Elmbrook Drive Dallas, TX 75247 Phone 214/638-0145
Total Acreage 17.249 Acres Current Zoning SF-3
Number of Lots/Units 71
Signed *IL
The Final Plat shall generally conform to the Preliminary Plat, as approved by the City Council
and shall be drawn legibly to show all data on a scale not smaller than 1" = 100' with a graphic
scale provided. Six sets of direct prints and three Mylars of all originals, plus one on Mylar to be
17-1/2" x 23-3/4" shall be submitted. • Plats prepared using AutoCad or other computer aided
design techniques shall also provide a copy of all drawings on diskette to the City.
The following Final Plat Checklist is used to check compliance with the Wylie Subdivision
Regulations. The following checklist is intended only as a reminder and a guide for those
requirements.
Page 2 of 3
Page 2 of 3
Provided or Not
Shown on Plat Applicable
x 1. Title or name of development, written and graphic scale,
north point, date of plat and key map.
x 2. Location of the development by City, County and State.
•
x 3. Location of development tied to a USGS monument, Texas
Highway monument or other approved benchmark.
x 4. Accurate boundary survey and property description with
tract boundary lines indicated by heavy lines.
x • 5. If no engineering is provided, show contours of 5 foot
intervals.
x 6. Accurate plat dimensions with all engineering information
necessary to reproduce plat on the ground.
x 7. Approved name and right-of-way width of each street, both
within and adjacent'to the development.
x 8. Locations, dimensions and purposes of any easements or
other rights-of-way.
x 9. Identification of each lot or site and block by letter and
number and building lines.
x 10. Record owners of contiguous parcel of unsubdivided land,
names and lot patterns of contiguous subdivisions, approved
Concept Plans, reference recorded subdivision plats or
adjoining platted land by volume and page.
x 11. Boundary lines, dimensions and descriptions of open
spaces to be dedicated for public use of the inhabitants of the
development.
x 12. Certificate of dedication of all streets, alleys, parks and
other public uses signed by the owner or owners (see
wording).
•
Page 3 of 3
x 13. Designation of the entity responsible for the operation and
maintenance of any commonly held property and a waiver
releasing the City of such responsibility, a waiver releasing the
City for damages in establishment or alteration of graded (see
wording).
x /14. Statement of developer responsibility for storm drainage
improvements (see wording).
x 15. Instrument of dedication or adoption signed by the owner
or owners (see wording).
x 16. Space for signatures attesting approval of the plat (see
wording).
x 17. Seal and signature of the surveyor and/or engineer
responsible for surveying the development and/or the .
preparation of the plat (see wording).
x 18. Compliance with all special requirements developed in
preliminary plat review.
x ✓19. Statements indicating building permits will be issued until
all public improvements are accepted by the City (see
wording).
x 20. Submit along with plat a calculation sheet indicating the
area of each lot.
x 21. Attach copy of any proposed deed restrictions for
• proposed subdivision.
Taken by: File No.:
Date: Fee:
Receipt No.:
NEWPORT HARBOR PHASE II 12/12/96
LOT AREA - SUMMARY
JOB#96-2316-010
- BLOCK-LOT# AREA - BLOCK/ LOT# AREA - BLOCK/ LOT# AREA -
SQ. FT. ACRES SQ. FT. ACRES SQ. FT. ACRES
1 - 16 9638.159 0.221 2- 17 11661.338 0.268 3- 11 7675.200 0.176
1 - 17 7804.580 0.179 2 - 18 7491.754 _ 0.172 3- 12 7771.191 0.178
1- 18 7804.935 0.179 2 - 19 7324.546 0.168 3 - 13 7783.538 0.179
1 - 19 7804.580 0.179 2-20 7324.936 0.168 3- 14 7784.678 0.179
1 -20 7655.973 0.176 2 -21 7678.462 0.176 3- 15 7784.222 0.179
1 -21 7454.645 0.171 2 -22 7360.910 0159 3- 16 7784.678 0.179
1 -22 7454.645 0.171 2-23 7381.062 0.169 3 - 17 7784.678 0.179
1 -23 7454.645 0.171 2 -24 7403.909 0.170 3- 18 9593.250 0.220
1 -24 7455.247 0.171 2 -25 7426.741 0.170
1 -25 7455.247 0.171 2 -26 7449.560 0.171
1 -26 7455.247 0.171 2-27 7473.647 0.172
1 -27 7455.849 0.171 2 -28 7497.063 0.172
1 -28 7455.849 0.171 2 -29 7521.759 0.173 4 - 1 9354.899 0.215
1 -29 7455.849 0.171 2 -30 7545.794 0.173 4-2 7641.494 0.175
1 -30 7455.849 0.171 2 -31 7570.452 0.174 4 -3 7616.441 0.175
1 -31 7451.162 0.171 2 -32 9302.723 0.214 4-4 7593.354 0.174
1 32 9005.334 0.207 4 -5 7569.540 0.174
4 -6 7545.664 0.173
3 - 1 9227.603 0.212 4-•7 7520.380 0.173
3-2 7675.200 0.176 4-8 7502.465 0.172
12-3 7760.588 0.178 3-3 7675.200 0.176 4-9 7478.410 0.172
12-4 7800.106 0.179 3-4 7675.200 0.176 4 - 10 7789.338 0.170
12 -5 7800.106 0.179 3 -5 7675.200 0.176 4- 11 7735.000 0.178
12 -6 7800.106 0.179 3 -6 7675.200 0.176 4- 12 7735.000 0.178
3 -7 7675.200 0.176 4- 13 7735.000 0.178
3-8 7675.200 0.176 4- 15 8193.700 0.188
3-9 7675.200 0.176 4 - 16 7641.494 0.175
3 - 10 7675.200 0.176
STD-LOTI.XLS Page 1 of 2
WYLI E CITY COUNCIL
CONSENT AGENDA COMMUNICATION
ITEM NO 3
January 28, 1997
Issue
Consider and Adopt the Water and Waste Water Master Plan Update.
Background
The Water and Waste Water Master Plan Update is a document which projects the size and
general location of the water mains and sewer mains required to serve the ultimate projected
service area of the City's utility system. Greg MacLean of the Hogan Corporation gave the
City Council a presentation on the Water and Waste Water Master Plan Update at the
January 14, 1997 City Council Meeting. The Water and Waste Water Master Plan shows the
sizes and locations of various mains, storage facilities, treatment plants, pumps, and lift
stations based on the City's current and ultimate projected area and population. As the City
grows, its current and projected ultimate service area and population may change, making
it necessary to update the Water and Waste Water Master Plan to reflect the current
projections. Examples of the type of changes that can occur to the Master Plan are the
addition of a future elevated storage tank, water main, and a sewer main in the area that
was recently annexed north of McMillen Road.
This Update to the Master Plan was developed using the Land Use Assumptions which the
Impact Fee Advisory Committee revised for the next ten years. The Assumptions and the
Master Plan Updates were used to develop the 10-Year Capital Improvements
Program(CIP) which will be recommended to the City Council for public hearing and
consideration for adoption. Impact Fees will be recalculated using the new CIP and, after
public hearing, may be adopted.
Board Recommendations
No recommendation from the Impact Fee Advisory Committee is required. The Impact Fee
Advisory Committee has recommended approval of the Land Use Assumptions 1997-2006.
Council will consider Agenda item 4 to set a date of March 11, 1997 for the Public Hearing
to consider the 10 year CIP and Impact Fees.
The Impact Fee Advisory Committee reviewed the Water and Waste Water Master Plan
Update as part of the evaluation of the CIP and Impact Fees. The Water and Waste Water
Master Plan is a planning document that outlines the water and sewer systems of the City
at an ultimate build out, fully constructed state.
Consent Agenda
Item No 3
Page 1
As a planning document, it is only reviewed by the Impact Fee Advisory Committee as a
basis for upgrading the CIP. The CIP can then be updated to reflect any changes that may
have been made in the Water Waste Water Master Plan Update and to insure that the
projects match the Master Plan. The CIP is developed and impact fees are then calculated
from the costs of those projects. Financial planning is done on the basis of the CIP.
Financial Considerations
From a financial perspective, the Plan establishes the planning basis upon which
assumptions for short and long term financing, utility rates, and Impact Fees are developed.
The Land Use Assumptions used in developing the Plan provides data on population growth
and patterns which can be used to create utility revenue forecasts. The Plan also provides
data on future capital expenditures which will have to be taken into consideration for short
and long term financing.
Legal Considerations
Section 395.014 of the Local Government Code allows cities to prepare a CIP and to adopt
Impact Fees. The Water and Waste Water Master Plan is a tool used to assist in the
development of the CIP.
Staff Recommendations
Staff recommends adoption of the Water and Waste Water Master Plan Update.
Attachments
Water and Waster Water Master Plan Updates.
)(1\ Carna.
Prepared by R ' we by Fin nce City Manager Approval
Consent Agenda
Item No 3
Page 2
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WYLIE CITY COUNCIL Ft/I
CONSENT AGENDA COMMUNICATION
ITEM NO 4
January 28, 1997
Issue
Discuss and set a date of March 11, 1997 for the Public Hearing to consider the 10-Year
Capital Improvements Program (1997-2006) and Impact Fees recommended by the Impact
Fee Advisory Committee.
Background
In November of 1996, the Impact Fee Advisory Committee (IFAC) was appointed for the
purpose of reviewing and possibly amending the Impact Fees the City charges for new
development. The IFAC reviewed and updated the 1997-2006 Land Use Assumptions. The
City Council will conduct a Public Hearing and consider adopting those Assumptions on
January 28,1997. A series of meetings were held by the IFAC to review the Water and
Waste Water Master Plan Update and 10-year Capital Improvements Program (1997-
2006)(CIP). The IFAC, in their final meeting on January 16, 1997, took action and
recommended to City Council to adopt the CIP and recognized the Maximum Calculated
Impact Fees figured from that CIP.
By State law, the City must set a date for the Public Hearing more than 30 days, but not
more than 60 days, before that Hearing is to be held. The action necessary tonight is to set
that date for the March 11, 1997 City Council meeting. In the weeks to come, staff will be
compiling data for the Council to have available prior to that meeting.
Information that will be forthcoming is a matrix showing Impact Fee reconciliation and how
optional funding in lieu of Impact Fees will affect bond purchases or other funding. A
comparison of Impact Fees charged by other cities will be available. Figures will also be
made available relating to the possibility of operating two waste water treatment plants (our
current facility and a scaled down version of a new facility) and details of our operating
permit and State guidelines that cause the necessity to begin planning a new facility.
Development assumptions regarding the number of new dwellings calculated according to
the new 1997-2006 Land Use Assumptions will also be supplied.
Consent Agenda
Item No 4
Page 1
Board Recommendations
The Impact Fee Advisory Committee recommends adopting the 10-year Capital
Improvements Program (1997-2006) and recognizes the Maximum Calculated Impact Fees
at $1,412 for sewer and $700 for water with a total of$2,112 maximum.
Financial Considerations
N/A at this time.
Legal Considerations
The Texas Local Government Code, Section 395 establishes the City's authority to
establish or amend Impact Fees.
Notice of the Public Hearing must be published once a week for three consecutive weeks
in a paper of general circulation in the counties where the City lies. The first notice will
appear before the 30th day but on or after the 60th day before the date set for the hearing.
The notice of public hearing may not be in the part of the paper in which legal notices and
classified ads appear and may not be smaller than one-quarter page of a standard-size or
tabloid-size newspaper, and the headline on the notice must be in 18-point or larger type.
The notice must contain: (1)A headline to read as follows: "NOTICE OF PUBLIC HEARING
ON ADOPTION OF IMPACT FEES"; (2) the time, date, and location of the hearing; (3) a
statement that the purpose of the hearing is to consider the adoption of an impact fee; (4)
an easily understandable map of the service area on which the proposed fee will be levied;
(5) the amount of the proposed impact fee per LUE; (6) a statement that any member of the
public has the right to appear at the hearing and present evidence for or against the plan
and the proposed fee.
Staff Recommendations
Staff recommends setting a date for the Public Hearing on the adoption of the 10-Year
Capital Improvements Program(1997-2006) and Impact Fees for the March 11,1997 City
Council Meeting.
Attachments
N/A
Prepared by Re e by Fina e City M ager Approval
Consent Agenda
Item No 4
Page 2
WYLIE CITY COUNCIL
ACTION AGENDA COMMUNICATION
ITEM NO 5
January 28, 1997
Issue
Hold a Public Hearing and Consider for Adoption a Resolution Approving the Land Use
Assumptions, 1997-2006.
Background
Chapter 395 of the Texas Local Government Code details the process by which cities in the
State must formulate development impact fees. Land Use Assumptions are used to help the
City in determining the need and timing of capital improvements caused by future
development. Information pertaining to the type, location, quantity, and timing of various type
of land uses is contained in these Assumptions. These Land Use Assumptions will then be
used to formulate the updated 10-Year Capital Improvements Program(CIP) from which the
revised Impact Fees will be calculated. Public Hearings are required on these Land Use
Assumptions and on the subsequent CIP and Impact Fees.
The Land Use Assumptions have four main components: A Service Area Map, which shows
the proposed service area for water and waste water systems; Base Data, information on
existing use and population as of December 1996; Land use and growth assumptions for
the next 10 years; and the ultimate built-out condition of the service area. Several factors
are used in considering these projections. They include character, type, density, and
quantity of existing development, existing zoning patterns, future land uses, availability of
land for expansion, physical holding capacity of the City, and location and configuration of
vacant land.
Existing land uses were updated from the information contained in the Assumptions from
1990. This was done by adding the number of building permits issued since 1990 for
dwellings to the number of existing dwellings at that time. Densities were calculated at 2.9
persons per household for low and medium densities and 2.0 per household for high density
units. This, added to the 1990 population, gave an estimated population of 11,698 persons.
Ultimate projections were then considered so that the 10-year growth assumptions would
not surpass the development potential of the service area.
Action Agenda
Item No 5
Page 1
Land use was based on the Comprehensive Plan's Future Land Use Map. Vacant land was
classified by its individual land use categories on the Future Land Use Map and added to
the existing acreage in the same uses. Generally, future land uses were considered
developed according to the Future Land Use Map(with recorded zone changes noted).
These future land uses were assumed to have similar characteristics as the current existing
acreage with the same land use classification. The maximum population was then calculated
using acreage of low, medium, and high density dwelling units and the number of persons
per unit for each type of development. The population estimate was 57,324 persons for
residential land use projections.
Having established an existing and projected ultimate population, the Impact Fee Advisory
Committee discussed several population projections. The Committee selected a graduated
projected growth rate of 3.5% for the first three years, 5% for the next three years, and 7%
for the last four years. Using those rates, the population was estimated at 19,680 in the year
2006. This rate was selected mainly because the Committee believed that the widening of
Hwy. 78 south to access the 190 corridor and the widening of F.M. 544 to the west would
prompt development on an increasing percentage as these projects became realities.
Board Recommendations
The Impact Fee Advisory Committee recommends adopting the Land Use Assumptions
1997-2006 based on the population increases of 3.5% for the first three years, 5% for the
next three years, and 7% for the next four years.
Financial Considerations
N/A
Legal Considerations
Section 395.042-395.045 of the Texas Local Government Code detail the rules for adopting
Land Use Assumptions associated with the adoption of Impact Fees. The proper notice for
a public hearing was published in the newspaper in accordance with the requirements. The
public hearing must be held before the City Council can adopt the Land Use Assumptions
by resolution.
Action Agenda
Item No 5
Page 2
Staff Recommendations
Staff recommends adopting the Resolution approving the Land Use Assumptions, 1997-
2006
Attachments
Land Use Assumptions, 1997-2006
Resolution
'MILL Craum-
.� .4 '
Prepared by Revi d by Finan City Manager Approval
Action Agenda
Item No 5
Page 3
LAND
USE
ASSUMPTIONS
1997-2006
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CITY OF WYLIE
LAND USE ASSUMPTIONS
PURPOSE
Chapter 395 (formerly Senate Bill 36) of the Texas Local Government 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-oyt
condition based on the City's approved Future Land Use Plan
These land use assumptions and future growth projections take into consideration several factors
influencing development patterns, including:
1. The character, type, density and quantity of existing development
2. Existing zoning patterns
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 service area, which includes most of the area within the corporate limits of Wylie
and a portion of the City's extraterritorial jurisdiction (ETJ) area. All of the data collection and
projections are formulated for this service area. A capital improvement plan will be prepared
separately for water facilities and for wastewater facilities, and the geographic boundaries of the
service 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 survey 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 survey 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 service 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/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/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 Acres Acres/ 100
Category Used (Pop. 11698)
Single Family Detached 910.9 7.79
Townhome 7.0 .06
Two-Family 5.5 .05
Mobile Home 97.2 .83
Multi-Family 14.6 .12
Public and Semi-Public 290.8 2.49
Park 119.3 1.02
Retail 31.7 .27
Office 6.6 .06
Commercial 162.7 1.39
Light Industry 77.7 .66
Railroad 155.9 1.33
Street Right-of-Way 564.1 4.82
• Parking 2.7 .02
Total Developed 2,446.7 20.91
Vacant 7,679.3
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 8, Med. Density 4,397.4
Residential, High Density 261.8
Public and Semi-Public 678.2
Retail 390.2
Commercial 441.3
Railroad 155.9
Industry 1,308.8
Street Rights-of-Way 2,492.4
Total Developed 10,126
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 Additional Acres for
Acres Population of 7,982
1,035.2 Residential 706
290.8 Public and Semi-Public 199
119.3 Parks and Open Space 81
38.3 Retail and Office 26
162.7 Commercial 111
155.9 Railroad 0
77.7 Industrial 53
566.8 Street/Alley Rights of Way 386
and Parking
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) 19,680
Net Dwelling Units Increase (1997-2006) 2,328
Marginal Population Increase (1997-2006) 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
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RESOLUTION NO.
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 of the 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 described in Exhibit "A" attached
hereto.
SECTION 2: This Resolution shall become effective immediately upon its
passage.
RESOLVED this day of , 1997.
Jim Swartz, Mayor
ATTEST TO:
Susan Shuler, City Secretary