NOTICE OF MEETING IFAC Packet.pdf · 7/16/2019 · 1. Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees. ADJOURNMENT CERTIFICATION

Impact Fee Advisory Committee

NOTICE OF MEETING

Meeting Agenda July 16, 2019 – 6:00 pm

Following the P&Z Regular Meeting Wylie Municipal Complex - Council Chambers

300 Country Club Road, Building #100 Wylie, TX 75098

Ron Smith ................................................................................... Chair Randy Owens ..................................................................... Vice Chair Brad Emerson .............................................................. Commissioner Cory Plunk .................................................................... Commissioner Mike McCrossin ........................................................... Commissioner Bryan Rogers ............................................................... Commissioner Charla Riner ................................................................. Commissioner Tommy Pulliam ............................................................ Commissioner Jasen Haskins ........................................................ Planning Manager Kevin Molina ............................................................... Senior 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 Commissioners 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.

Hearing impaired devices are available from the Secretary prior to each meeting.

CALL TO ORDER Announce the presence of a Quorum

CONSENT AGENDA A. Consider and act upon approval of the Minutes from August 5, 2014, Meeting. EXECUTIVE SESSION

If during the course of the meeting covered by this notice, the Planning & Zoning Commission should determine that a closed or executive meeting or session of the Planning & Zoning Commission or a consultation with the attorney for the City should be held or is required, then such closed or executive meeting or session or consultation with attorney as authorized by the Texas Open Meetings Act, Texas Government Code § 551.001 et. seq., will be held by the City Council at the date, hour and place given in this notice as the Planning & Zoning Commission may conveniently meet in such closed or executive meeting or session or consult with the attorney for the City concerning

July 16, 2019 Impact Fee Advisory Committee Meeting Agenda Page 2 of 2

any and all subjects and for any and all purposes permitted by the Act, including, but not limited to, the following sanctions and purposes: Texas Government Code Section: § 551.071 – Private consultation with an attorney for the City. WORK SESSION 1. Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees.

ADJOURNMENT

CERTIFICATION

I certify that this Notice of Meeting was posted on July 12, 2019 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.

Stephanie Storm, City Secretary Date Notice Removed

Minutes September 2, 2014 Impact Fee Advisory Committee

Page 1

Impact Fee Advisory Committee

Minutes

Regular Meeting September 2, 2014 – 6:00 p.m.

Wylie Municipal Complex – Council Chambers 300 Country Club Road, Bldg. 100

Wylie, TX 75098 CALL TO ORDER Announce the presence of a Quorum. Chair Ron Smith presided the meeting and called the meeting to order at 6:11PM. Commissioners present: Chair Ron Smith, Vice Chair Dennis Larson, Commissioner Randy Owens, Commissioner Tommy Pulliam, Commissioner Diane Culver, Commissioner Jerry Stiller and Commissioner David Williams. Commissioner absent: Commissioner Mike McCrossin. Staff present: Mr. Chris Holsted, City Engineer, Ms. Renae’ Ollie, Planning Director, Mr. Jasen Haskins, Planner, and Ms. Mary Bradley, Administrative Assistant. CONSENT AGENDA A. Consider and act upon approval of the Minutes from August 19, 2014, Regular Meeting. Commission Action A motion was made by Commissioner Owens, seconded by Commissioner Culver, to approve the Minutes from August 19, 2014 meeting, as presented. A vote was taken and the motion carried 7 – 0. REGULAR AGENDA

1. Consider and Act upon approval of written comments and direct a member of the committee

to file the written comments with the Planning Director no later than before the 5th business day before the date of the public hearing to be held by the City Council regarding Land Use Assumptions, Capital Improvements Plan, and Impact Fees.

Staff Comments Mr. Holsted stated that based upon the work session held on August 5, 2014, the consultant, Joe Carter, presented a table comparing the maximum fees for the impact fees. The public hearing is scheduled for October 14, 2014 with City Council. The Commissioners discussed the cost per service unit. After the discussion, the consensus was to have both Western Area Zones and Eastern Area Zones to the same amount of $300.00.

Minutes September 2, 2014 Impact Fee Advisory Committee

Page 2

Commissioners Action A motion was made by Commissioner Culver, seconded by Commissioner Owens, to recommend Chair Smith to file written comments to the City Council recommending that the cost per service unit for the Western Service Area and the Eastern Service Area be $300.00. No comments on Land Use Assumptions or the Capital Improvements Plan. A vote was taken and carried 7 - 0. ADJOURNMENT A motion was made by Commissioner Pulliam, and seconded by Commissioner Stiller, to adjourn the meeting. A vote was taken and carried 7 - 0.

_____________________________

Ron Smith, Chair ATTEST:

______________________________ Mary Bradley, Administrative Assistant

Planning & Zoning Commission

AGENDA REPORT

Page 1 of 1

Meeting Date: July 16, 2019 Item Number: 1

Department: Public Works

Prepared By: Wes Lawson Subdivision:

Date Prepared: March 28, 2019 Zoning District:

Exhibits:

Draft of Water, Wastewater and Roadway Impact Fee Updates

Subject

Work Session on Land Use Assumptions, Capital Improvement Plan, and modification to impact fees.

Recommendation

Direction

Discussion

To discuss and review the Land Use Assumptions, Capital Improvement Plan and Impact Fees.

Approved By

Initial Date

Department Director

June 2019

BIRKHOFF, HENDRICKS & CARTER, L.L.P. PROFESSIONAL ENGINEERS

11910 GREENVILLE AVENUE, SUITE 600

DALLAS, TEXAS

TEXAS FIRM 526

Prepared By

Prepared For

WATER AND WASTEWATER

IMPACT FEE UPDATE

2019 - 2029

JCarter

Typewritten Text

FINAL DRAFT

Birkhoff, Hendricks & Carter, L.L.P.

j:\clerical\wylie\2018-118 w&ww-thoroughfare-impact fee\cip & impact fee\reports\03-report.doc - 1 -

CITY OF WYLIE

2018 WATER AND WASTEWATER IMPACT FEE UPDATE

I. INTRODUCTION

On April 24, 2001, the City of Wylie adopted Ordinance No. 2001-19 “Establishing Water and

Wastewater Impact Fees” in accordance with Chapter 395 of the Local Government Code. The

ordinance and associated impact fees were established and based on the Service Area Land Use

Assumptions and Capital Improvements Plan prepared by Hunter Associates of Texas, Ltd.,

dated March 2001. The City updated their water and wastewater impact fees by Ordinance

2012-18 in response to the adoption of a new Comprehensive Land Use Plan in May 2012 and

an expansion of the City’s corporate boundaries and environmental jurisdiction. The maximum

calculation fee and current imposed fees are summarized below:

Fee Per Service Unit

Calculated

Maximum

Fees Imposed

(Ordinance 2011-11)

Water $3651.42 $3651.42

Wastewater $773.48 $773.48

Chapter 395 requires that an update of the land use assumptions, capital improvements plan,

and impact fees be performed every five years, unless it is determined by the political

subdivision after a review that such an update is not necessary.

In accordance with the requirements of Chapter 395.052 of the Local Government Code, this

report reviews the City of Wylie’s Land Use Assumptions and updates the Capital

Improvement Plan.

Chapter 395, of the Local Government Code is an act that provides guidelines for financing

capital improvements required by new development in municipalities, counties, and certain

other local governments. The basis for determination of an impact fee requires the

preparation and adoption of a land use plan and growth assumption, and the preparation of a

10-year capital improvement plan. A master plan of the water and wastewater systems is



necessary to prepare a 10-year capital improvement plan. From these two phases, a maximum

impact fee is calculated.

The Act allows the maximum impact fee to be charged if revenues from future ad valorem

taxes and water and sewer bills are included as a credit in the analysis. If not, the Act allows

the maximum fee to be set at 50% of the calculated maximum fee. The following items were

included in the impact fee calculation:

A. The portion of the cost of the new infrastructure that is to be paid by the City, including

engineering, property acquisition and construction cost.

B. Existing excess capacity in lines and facilities that will serve future growth and which

were paid for in whole or part by the City.

C. Engineering and quality control fees for construction projects.

D. Interest and other finance charges on bonds issued by the City to cover its portion of cost.

The engineering analysis portion of the Water and Wastewater Impact Fee review determines

utilized capacity cost of the major water distribution and wastewater collection facilities

between the year 2019 and the year 2029. Facilities in this analysis include, water pump

stations, elevated and ground water storage tanks, water transmission lines, wastewater

treatment plants, wastewater lift stations and wastewater collection lines. The North Texas

Municipal Water District (NTMWD) owned water treatment and distribution components

were excluded from this analysis. The study period is a ten-year period with 2019 as the base

year. The impact fee calculation for the water and wastewater systems is based on land uses

provided by the City of Wylie. Concurrently with this Impact Fee Update, the City's Water

Distribution Master Plan has been updated. The Master Plans are available for review from

the City of Wylie. The equivalency factors utilized in this analysis conform to the latest

American Water Works Association Standards (C700 - C703).



II. GLOSSARY

1. Advisory Committee means the capital improvements advisory committee established by

the City for purposes of reviewing and making recommendations to the City Council on

adoption and amendment of the City's impact fee program. The City Planning and

Zoning Commission plus one business representative will serve this role.

2. Area-related facility means a capital improvement or facility expansion which is

designated in the impact fee capital improvements plan and which is not a site-related

facility. Area-related facility may include a capital improvement that is located off-site,

or within or on the perimeter of the development site.

3. Assessment means the determination of the amount of the maximum impact fee per

service unit that can be imposed on new development.

4. Capital improvement means either a water facility or a wastewater facility, with a life

expectancy of three or more years, to be owned and operated by or on behalf of the City.

5. City means the City of Wylie, Texas.

6. Credit means the amount of the reduction of an impact fee due, determined under this

ordinance or pursuant to administrative guidelines, which is equal to the value of area-

related facilities provided by a property owner pursuant to the City's subdivision or

zoning regulations or requirements, for the same type of facility.

7. Facility expansion means either a water facility expansion or a sewer facility expansion.

8. Final plat approval means the point at which the applicant has complied with all

conditions of approval in accordance with the City's subdivision regulations, and the plat

has been approved for filing with the County.

9. Impact fee means either a fee for water facilities or a fee for wastewater facilities,

imposed on new development by the City pursuant to Chapter 395 of the Texas Local

Government Code in order to generate revenue to fund or recoup the costs of capital

improvements or facility expansion necessitated by and attributable to such new

development. Impact fees do not include the dedication of rights-of-way or easements for

such facilities, or the construction of such improvements, imposed pursuant to the City's

zoning or subdivision regulations.



10. Impact fee capital improvements plan means either a water capital improvements plan or

a wastewater capital improvements plan, adopted or revised pursuant to the impact fee

regulations.

11. Land use assumptions means the projections of population and growth, and associated

changes in land uses, densities and intensities over at least a ten-year period, as adopted

by the City and as may be amended from time to time, upon which the capital

improvements plans are based.

12. Land use equivalency table means a table converting the demands for capital

improvements generated by various land uses to numbers of service units, as may be

amended from time to time.

13. New development means the subdivision of land; the construction, reconstruction,

redevelopment, conversion, structural alteration, relocation, or enlargement of any

structure; or any use or extension of the use of land; any of which increases the number of

service units.

14. Plat has the meaning given the term in the City's subdivision regulations. Plat includes

replat.

15. Platting has the meaning given the term in the City's subdivision regulations. Platting

includes replatting.

16. Property owner has the meaning given the term in the City's subdivision regulations.

Property owner includes the developer for a new development.

17. Recoupment means the imposition of an impact fee to reimburse the City for capital

improvements that the City had previously oversized to serve new development.

18. Roadway means any freeway, expressway, principal or minor arterial or collector

roadways designated in the City's adopted Thoroughfare Plan, as may be amended from

time to time. Roadway does not include any roadway designated as a numbered highway

on the official Federal or Texas highway system.



19. Roadway capital improvements plan means the adopted plan, as may be amended from

time to time, which identifies the roadway facilities or roadway expansions and their

costs for each road service area, which are necessitated by and which are attributable to

new development, for a period not to exceed 10 years.

20. Roadway expansion means the expansion of the capacity of an existing roadway in the

City, but does not include the repair, maintenance, modernization, or expansion of an

existing roadway to better serve existing development.

21. Roadway facility means an improvement or appurtenance to a roadway that includes, but

is not limited to, rights-of-way, whether conveyed by deed or easement; intersection

improvements; traffic signals; turn lanes; drainage facilities associated with the roadway;

street lighting or curbs.

22. Service area means either a water service area or wastewater benefit area within the City,

within which impact fees for capital improvements or facility expansion will be collected

for new development occurring within such area, and within which fees so collected will

be expended for those types of improvements or expansions identified in the type of

capital improvements plan applicable to the service area.

23. Service unit means the applicable standard units of measure shown on the land use

equivalency table in the Impact Fees Capital Improvements Plan that can be converted to

water meter equivalents, for water or for wastewater facilities, which serves as the

standardized measure of consumption, use or generation attributable to the new unit of

development.

24. Site-related facility means an improvement or facility which is for the primary use or

benefit of a new development, and/or which is for the primary purpose of safe and

adequate provision of water or wastewater facilities to serve the new development, and

which is not included in the impact fees capital improvements plan and for which the

property owner is solely responsible under subdivision or other applicable development

regulations.

25. Utility connection means installation of a water meter for connecting a new development

to the City's water system, or connection to the City's wastewater system.



26. Wastewater facility means a wastewater interceptor or main, lift station or other facility

included within and comprising an integral component of the City's collection system for

wastewater. Wastewater facility includes land, easements or structure associated with

such facilities. Wastewater facility excludes site-related facilities.

27. Wastewater facility expansion means the expansion of the capacity of any existing

wastewater facility for the purpose of serving new development, but does not include the

repair, maintenance, modernization, or expansion of an existing wastewater facility to

serve existing development.

28. Wastewater capital improvements plan means the adopted plan, as may be amended from

time to time, which identifies the wastewater facilities or wastewater expansions and their

associated costs which are necessitated by and which are attributable to new

development, for a period not to exceed 10 years.

29. Water facility means a water interceptor or main, pump station, storage tank or other

facility included within and comprising an integral component of the City's water storage

or distribution system. Water facility includes land, easements or structures associated

with such facilities. Water facility excludes site-related facilities.

30. Water facility expansion means the expansion of the capacity of any existing water

facility for the purpose of serving new development, but does not include the repair,

maintenance, modernization, or expansion of an existing water improvement to serve

existing development.

31. Water improvements plan means the adopted plan, as may be amended from time to time,

which identifies the water facilities or water expansions and their associated costs which

are necessitated by and which are attributable to new development, for a period not to

exceed 10 years.

32. Water meter means a device for measuring the flow of water to a development, whether

for domestic or for irrigation purposes.



III. LAND USE ASSUMPTIONS (Provided By: The City Of Wylie)

A. Purpose

Chapter 395 of the Texas Local Government Code prescribes the process by which cities

in Texas must formulate development impact fees. The initial step in this process is the

establishment of "land use assumptions" for the City upon which the impact fee program

is based. An executive decision has been made to use the 2005 Future Land Use Plan

instead of the 2012 Future Land Use Plan due to the land use categories used in the 2012

Future Land Use Plan being too broad for a hydraulic analysis. These land use

assumptions, which are derived from the 2005 Future Land Use Map and from the 2018

Population Projections provided by City Staff, will become the basis for the preparation

of impact fee capital improvement plans for water and wastewater facilities.

To assist the City of Wylie in determining the need for, and the timing of, capital

improvements to serve future development, a reasonable estimation of future growth is

required. The growth and development projections were formulated by the City of Wylie

based upon assumptions pertaining to the type, location, quantity and timing of various

future land uses within the community, and to establish and document the methodology

used for preparing the growth and land use assumptions.

B. Elements of The Land Use Assumption Report

This report contains the following components:

1) Methodology -- Explanation of the general methodology used to prepare the land

use assumptions.

2) Service Zone Map – The impact fee service area for water and wastewater

facilities is shown on Figure 1.

3) Base Data – Information on population and land use for Wylie for each capital

facility/impact fee service area.

4) Ten-Year Growth Assumptions – Population and land use growth assumptions

for ten years for each capital facility/impact fee service area.

5) Ultimate Population Projections – Projections that reflect a completely developed

condition, based upon the City's ultimate "build-out" scenario.

6) Summary – Brief synopsis of the land use assumptions report.



C. Methodology

Based upon the growth assumptions and the capital improvements that will be needed to

support future growth, it is possible to develop an impact fee structure which fairly

allocates capital improvement costs to growth areas in relationship to their impact upon

the entire infrastructure system. The database and projections in this report have been

formulated using reasonable and generally accepted planning principles and

methodologies.

These land use assumptions and future growth projections take into consideration several

factors influencing development patterns, including the following:

1) The character, type, density and quantity of existing development

2) Existing land use patterns

3) Anticipated future land uses (as shown in the City's 2005 Future Land Use Plan)

4) Availability of land for future expansion, and the City's physical holding capacity

5) Current growth trends in the City and region

6) Location and configuration of undeveloped (vacant) land

7) Known or anticipated development projects

8) Potential sanitary sewer availability (e.g., topographical constraints)

9) Growth policies adopted in the Future Land Use Plan

A summary of the general methodology used for the preparation of this report follows:

1) Establish impact fee water and wastewater service areas (Part III D – Service Area

Map).

2) Collect/determine benchmark (i.e., base year) data on population and land use as of

January 2018 (Part III E – Base Year Data).

3) Project population and land use growth for ten years by impact fee service areas

(Part III F – Ten-Year Growth Assumptions).

4) Project the ultimate population for a fully developed City, assuming full

development of service area(s) (Part III G – Ultimate Population Projections).

A more detailed methodology for each is contained within the referenced sections.



D. Service Area Maps

Figure 1 on the following page shows the proposed service area for water and wastewater

facilities. The service area boundary for wastewater includes all land area within the

existing City limits, all land within the Wylie Water CCN, and those portions of shared

Water CCNs that Wylie will provide wastewater facilities as development occurs. The

service area boundary for water includes all land within the Wylie Water CCN, and those

portions of shared CCNs that Wylie will serve as development occurs. However,

portions of the existing and proposed development within the City limits obtain water

from alternative suppliers, namely the Wylie Northeast Water Supply Corporation

District and the Eastfork Special Utility District. This background information provides

insight to the discrepancy between the overall City population and the population within

the water service area (discussed later in the report). A recommended priority listing of

projects for water and wastewater facilities will be outlined in the City’s Capital

Improvements Program (CIP). The actual ten-year CIP upon which the impact fee

program must be based has been prepared, per the requirements of Chapter 395.

Thre

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202

204

730 SERVICE AREA

679 SERVICE AREA

Dallas, Texas

WATER & WASTEWATERSERVICE AREA MAP

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FIGURE 1

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D.A.R.T.

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D.A.R.T.

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C.R. 433

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F.M. 1378

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McMILLEN ROAD

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F.M. 544

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F.M. 544

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F.M. 544

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ALANIS DR.

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S.H. 78

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S.H. 78

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F.M. 3412

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G.C. & S.F. R.R.

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S.H. 78

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C.R. 432

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BALLARD AVE.

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C.R. 389

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McCREARY ROAD

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S. BALLARD AVE.

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MAXWELL

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MUDDY CREEK

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MUDDY

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RUSH CREEK

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F.M. 544

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W. BROWN ST.

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F.M. 1378

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RUSH CREEK

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PROFESSIONAL ENGINEERS

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BIRKHOFF, HENDRICKS & CARTER, L.L.P.

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MAY, 2019

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CREEK

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FEMA FLOODPLAIN (APPROXIMATE)

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WASTEWATER SERVICE AREA

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WATER SERVICE AREA (CCN)

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WYLIE CITY LIMITS

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SCALE: 1"=4000'

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J:\CLERICAL\Wylie\2018-118 W&WW-Thoroughfare-Impact Fee\CIP & Impact Fee\Reports\Maps\Figure 1 - W&WW Service Area.dwg



E. Base Year Data

This section documents historical growth trends and base data for the City. This

"benchmark" information provides a starting basis of data, as established in the City's

Future Land Use Plan and updated in April 2005, and the City’s Comprehensive Land

Use Plan, adopted in 2012 for the ten-year growth assumptions.

One method of predicting future growth is looking at past growth. The historical growth

rates for Wylie are shown in Table 1 below.

Table 1

HISTORICAL GROWTH RATE

City of Wylie, Texas

Year City of Wylie % Change

Compounded

Average Annual

% Change per

Period

1970 (1) 2,675 0.00% 0.00%

1980 (1) 3,152 17.83% 1.65%

1990 (1) 8,716 176.52% 10.71%

2000 (1) 14,965 71.70% 5.55%

2010 (1) 41,427 176.83% 10.72%

2018 (2) 52,003 25.53% 2.88%

(1) Source: U.S. Census. (2) Source: Current Population Estimate, Provided by City Staff.

Over the 40-year period of 1970 to 2010, the City of Wylie experienced a significant

amount of growth. The City is continuing to experience an increase in population,

housing, and commercial development activity, although the rapid growth experienced

through the early 2000’s began tapering down in 2006-2007 due to a variety of economic

factors. As of 2018, the City of Wylie is projected to have a total of around 600

residential lots to be constructed. The build-out of these lots will increase the existing

housing stock as follows: 17,128 existing units (2018) + 600 future units (2019) = 17,728

units or a 3.5% increase. Accordingly, it is anticipated that the City has the lot inventory

to maintain the increases in population and housing growth experienced over the last few

years.

It is also anticipated that the City will continue to receive petitions for the zoning and

platting of new subdivisions.



Another comparison and useful base data source for population growth is the past trends

in residential construction. Table 2 shows the growth trend in residential construction in

the City from 2013 to 2018. At the end of 2013 there were approximately 15,024

residential units; this is the base number for percentage of growth.

Table 2

RESIDENTIAL BUILDING PERMITS PER YEAR


Year Prior Total Residential Units New Residential Units % Growth

2013 15,024 (1) 250 1.7%

2014 15,274 (1) 298 2.0%

2015 15,572 (1) 542 3.5%

2016 16,114 (1) 447 2.8%

2017 16,561 (1) 567 3.4%

2018 17,128 (1) 600 3.5%

Average: 451 new residential units per year over 6 years

(1) City of Wylie 2018 Population Projections

The growth in housing shown in Table 2 illustrates the recent trend in residential activity

for the City of Wylie. The trend shown here reflects that observed for the recent trend in

population growth. The City has seen moderate gains in residential growth over the past

few years. As mentioned earlier, the City’s available lot inventory is increasing.

For the purposes of documenting changes in population, land use, density and intensity,

the data format to be used as a basis to formulate the land use assumptions will be

principally population and land use estimates. These estimates and the land use

inventory, from the City's 2005 Future Land Use Map, were used to establish a beginning

baseline and updated to June 2018 for the population projections provided by the City.

1) Population and Land Use

Existing land uses were documented throughout each of the service areas in

development of the Land Use Plan. Residential and non-residential building

activity for each of the service areas was then analyzed to establish base population

for 2018.



The estimated population in 2018 for both service areas is:

Water Wastewater

Population ........................... 43,147 ......................... 52,003

Dwelling Units .................... 14,479 ......................... 17,451

Households .......................... 13,842 ......................... 16,683

These residential calculations are based on the following assumptions:

Occupancy Rate .................... 95.6 percent (2010 U.S. Census for Wylie); and

Average Household Size ....... 2.98 persons/household (2010 U.S. Census).

2) Land Use

Prior to an evaluation and projection of future land use patterns, an understanding

of existing conditions is essential. Documentation of existing land use patterns

within the City and its ETJ was included as part of the Land Use Plan prepared by

others. This data was updated based on information provided by the City to reflect

residential and non-resident development activity that occurred through 2018. This

documentation provides an overview of the general present physical composition

and condition of the City.

Table 3 shows a summary of estimated existing land uses for the land area within

the water and sanitary sewer service zones.

TABLE 3A

Existing Land Use For The Water Service Zones – 2018


Land Use

Acres Used

(Developed)

Percent of

Developed Area

Low Density Residential 379 5.20%

Medium Density Residential 2,864 39.30%

High Density Residential 306 4.20%

Commercial /Retail/Office 309 4.24%

Commercial Corridor 399 5.47%

School, Public/Semi-Public, Services 295 4.05%

Neighborhood Services 55 0.75%

Downtown Historic District 34 0.47%

Utilities/Heavy Industrial 375 5.15%

Light Industrial 459 6.30%

Parks & Open Space 320 4.39%

Agricultural 1,493 20.49%

Total Area: 7,288 100.00%



TABLE 3B

Existing Land Use For The Sanitary Sewer Service Zones – 2018


Land Use

Acres Used

(Developed)

Percent of

Developed Area

Low Density Residential 2,210 17.73%

Medium Density Residential 4,556 36.54%

High Density Residential 385 3.09%

Commercial /Retail/Office 658 5.28%

Commercial Corridor 399 3.20%

School, Public/Semi-Public, Services 518 4.15%

Neighborhood Services 55 0.44%

Downtown Historic District 34 0.27%

Utilities/Heavy Industrial 641 5.14%

Light Industrial 678 5.44%

Parks & Open Space 525 4.21%

Agricultural 1,808 14.50%

Total Area: 12,467 100.00%

Table 4 shows a summary of estimated existing land uses in acres per 100 persons.

TABLE 4A

Existing Land Use Per 100 Persons

For The Water Service Zones – 2018


Land Use Category

Acres Per

100 Persons

Low Density Residential 0.88

Medium Density Residential 6.64

High Density Residential 0.71

Commercial /Retail/Office 0.72

Commercial Corridor 0.92

School, Public/Semi-Public, Services 0.68

Neighborhood Services 0.13

Downtown Historic District 0.08

Utilities/Heavy Industrial 0.87

Light Industrial 1.06

Parks & Open Space 0.74

Agricultural 3.76

Total Area: 16.89

Based upon 2018 water service area population of 43,147 persons.



TABLE 4B

Existing Land Use Per 100 Persons

For The Sanitary Sewer Service Zones – 2018


Land Use Category Acres Per 100 Persons

Low Density Residential 5.24

Medium Density Residential 10.80

High Density Residential 0.91

Commercial /Retail/Office 1.56

Commercial Corridor 0.95

School, Public/Semi-Public, Services 1.23

Neighborhood Services 0.13

Downtown Historic District 0.08

Utilities/Heavy Industrial 1.52

Light Industrial 1.61

Parks & Open Space 1.24

Agricultural 4.28

Total Area: 29.55

Based upon 2018 sewer service area population of 42,196 persons.

F. Ten-Year Growth Assumptions

Growth is characterized in two forms: population (residential land use) and non-

residential land use. Several assumptions were necessary in order to arrive at reasonable

growth rates for population and employment in the City of Wylie. The following

assumptions were made as a basis from which 10-year projections are initiated:

1) Future land uses will occur as shown on the Future Land Use Plan.

2) The City will be able to finance the necessary improvements to the water and

wastewater systems to accommodate expected growth.

3) School facilities will accommodate expected increases in school-age population.

4) Densities will be as projected, based upon anticipated zoning districts.

5) Known or anticipated development projects will occur as presently planned.

The 10-year projections, or land use assumptions, are based upon the establishment of a

reasonable growth rate based upon past trends and/or other considerations. Considering

the increasing trends in population and housing growth (Table 2) and the City's proximity

to the Dallas/Fort Worth metropolitan area and combining these factors with anticipated

development projects provides a reasonable indication of growth potential. Based upon

these assumptions, the annual average number of residential dwelling units constructed



per year over the next 10-year period is projected to be approximately 234. A household

size of 2.98 persons per household with an occupancy rate of 95.6 percent was used to

calculate the future population based on the projected residential activity. The 2018

population of 52,003 (source: City of Wylie) is projected to increase to approximately

58,667 by the year 2028, representing a compounded annual growth rate of 1.2%. This

rate would generate an average population increase of about 667 persons per year. The

following shows the formula for calculating the ten-year growth assumptions:

Residential:

234 dwelling units x 0.956 occupancy rate = 224 occupied dwelling units/year

224 occupied dwelling units/year x 2.98 household size = 667 persons/year (+/-)

667 persons/year x 10 years = 6,670 persons net 10-year residential growth

“Note: It should be noted that the 10-year population and housing projection assumes growth potential

within the existing municipal boundaries and the existing extraterritorial jurisdiction (ETJ).

These projections do not assume residential growth beyond the existing ETJ.”

This rate of growth (1.2% compound annual growth rate) is a conservative reasonable rate

for Wylie to be expected to grow at over the next 10 years. The growth rate projected for

Wylie is less than the compounded annual growth rate over the last 8 years (2.88%) and is

consistent with other comparable cities within the region.

Table 5 shows the average annual compounded growth rates for other cities in the area

and for Collin County from 2010 to 2018:

TABLE 5

Populations and Growth Rates of Area Cities

and Collin County – 2010 to 2018

City/Jurisdiction 2010

Population

2018

Population

Compounded

Average

Annual %

Change

(2010-2018)

Wylie 41,427 52,003 2.88%

Allen 84,253 96,870 1.76%

Frisco 116,989 172,940 5.01%

McKinney 131,117 179,970 4.04%

Murphy 17,708 20,010 1.54%

Plano 259,841 281,390 1.00%

Prosper 9,423 22,650 11.59%

Collin County 782,341 969,730 2.72%

Source: U.S. Census, 2010 and 2018 Population Estimates, North Central Texas

Council of Governments (2018).



Table 5 illustrates that the regional growth pattern is continuing to move outward from

Dallas toward the City of Wylie. Those cities that experienced the greatest amount of

growth from the 1980s to the 1990s have achieved significant levels of build-out and

those cities further north have begun to experience significant population and housing

increases. Those cities north and west of Wylie are currently experiencing growth rates

similar to those projected for Wylie through 2028.

The projected annual growth rate for the City of Wylie and the resulting population

projection of 58,667 persons (48,694 persons within Wylie’s Water CCN) for the 10-year

planning horizon is considered reasonable for planning purposes. As mentioned, this

growth is projected throughout the City’s water and wastewater service area, with a

substantial amount of the growth being beyond the current municipal boundaries during

the next ten years. The previously described growth rate represents growth throughout

the water and wastewater service zones.

It is anticipated that most of this projected growth will ultimately be incorporated into the

City service area limits for several reasons:

1) More stringent environmental laws pertaining to septic waste systems.

2) Increasing insurance rates outside corporate City limits.

3) The City's progressive philosophy regarding water and sewer line extensions.

4) Proposed upgrading of construction standards in the City's ETJ.

Changes in population affect the use of land. In the case of Wylie, increased population

is due to the conversion of vacant or agricultural land into residential and other land uses.

Non-residential development will increase to provide the goods and services that the

increased population will demand. The estimation of the additional acres to be developed

for the next 10 years will aid in the determination of demand for additional water and

wastewater facilities.



Table 6 shows the additional Retail/Office, Commercial, and industrial land uses

required for the increase in population projected through 2028 (6,670 people).

TABLE 6

TEN-YEAR LAND USE PROJECTIONS -- 2028

For The Water Service Zones – 2028


Land Use

Future Acres

Per 100 Persons

Acres Required For

6,670 Persons

Commercial/Retail/Office 1.80 120

School, Public/Semi-Public, Services 0.67 45

Utilities, Heavy and Light Industrial 2.50 167

Parks & Open Space 1.03 69

Total Acres: 6.00 401

Source: City of Wylie, April 2005.

The future acres per 100 persons reflect those ratios that have been observed for Texas

cities with healthy local economies. It should be noted that these ratios also closely

reflect the existing land use mix for Wylie’s water and wastewater service areas. The

ratios are used to calculate the amount of non-residential development that the local

population may support.

G. Ultimate Population Projection

An ultimate, or holding capacity, land use and population projection was also established

in the City of Wylie's Future Land Use Plan. First, known densities of development were

considered. Then, based upon the remaining developable vacant land in Wylie and its

ETJ, densities of anticipated development projects were applied. The ultimate population

of the City of Wylie is a function of anticipated residential land use area (acres), housing

density (dwelling units per acre), and population density (persons per dwelling unit).

Based upon the land uses identified on the Future Land Use Plan, the total ultimate land

use areas of residential development were calculated using the density standards adopted

as part of the Future Land Use Plan. The ultimate holding capacity for the planning area,

assuming that each residential area is built out to its maximum capacity, generates a

maximum population of approximately 50,589 persons for the water service area and

60,950 persons for the sewer service area, excluding the unincorporated lake areas.



H. Summary

The data used to compile these land use assumptions were from three sources, anticipated

development for the City of Wylie, residential building data and other data from the City,

and information from the Future Land Use Plan. The ten-year growth projections were

calculated based upon reasonable growth rates and trends for Wylie and the surrounding

area. Ultimate projections were based upon the holding capacity of vacant land using

land use types and applying densities as established by development policies, the Future

Land Use Plan, and known proposed development plans.

The land use assumptions may be summarized as follows:

1) The Wylie wastewater planning area contains approximately 19.75 square miles.

2) The 2018 estimated population in the existing water service area is 43,147. The 2018

estimated population in the existing wastewater service area is 52,003.

3) The ten-year growth projections were calculated using a compounded average annual

growth rate of approximately 1.2%.

4) The ten-year population projection for Wylie is approximately 48,694 persons inside

the water service area and 58,667 in the sanitary sewer service area. As noted, the

population within the water service area excludes those residents obtaining water

from providers other than the City of Wylie and the population within the sanitary

sewer service area excludes a small percentage not connected to the wastewater

system.

5) The ultimate (build-out) population within the water service area is approximately

50,589 persons and 60,950 persons in the wastewater service area, according to the

2018 population projections.



IV. DEFINITION OF A SERVICE UNIT – WATER AND WASTEWATER

Chapter 395 of the Local Government Code requires that impact fees be based on a defined

service unit. A “service unit” is a standardized measure of consumption, use generation, or

discharge attributable to an individual unit of development calculated in accordance with

generally accepted engineering or planning standards. This update defines a water and

wastewater service unit to be a 3/4-inch water meter and has referred to this service unit as a

Single Family Living Unit Equivalent (SFLUE). The SFLUE is based on the continuous duty

capacity of a 3/4-inch water meter. This is the typical meter used for a single-family detached

dwelling, and therefore is considered to be equivalent to one “living unit”. Many single-family

dwellings were constructed with 5/8-inch meters in the City; therefore, 5/8-inch meters are also

considered one “living unit”. Other meter sizes can be compared to the 3/4-inch meter through

a ratio of water flows as published by the American Water Works Association as shown in

Table 7 below. This same ratio is then used to determine the proportional water and

wastewater impact fee amount for each water meter size.

TABLE 7

Living Unit Equivalencies

For

Various Types and Sizes of Water Meters

Meter Type Meter Size

Continuous Duty

Maximum Rate (gpm) (a) Ratio to ¾” Meter

Simple 5/8” & 3/4” 15 1.0

Simple 1” 25 1.7

Simple 1½” 50 3.3

Simple 2” 80 5.3

Compound 2” 80 5.3

Turbine 2” 100 6.7


Turbine 3” 240 16.0


Turbine 4” 420 28.0


Turbine 6” 920 61.3


Turbine 8” 1,600 106.7

Compound 10” 2,300 153.3

Turbine 10” 2,500 166.7

Turbine 12” 3,300 220.0

(a) Source: AWWA Standard C700 (1995) - C703 (1996)



V. CALCULATION OF WATER & WASTEWATER - LIVING UNIT EQUIVALENTS

The City of Wylie provided the existing water meter count by size category as of June 2018. In

total, there are 13,048 water meters serving the existing population of 43,147 residents and

businesses. Table 8 shows the number of existing meters, the living unit equivalent factor and

the total number of living unit equivalents for water accounts.

The City reports there are 16,341 accounts in 2019, this represents an approximate annual

increase of 2.91% and is similar to the growth rate for the water system. Table 9 illustrates the

existing accounts and SFLUE’s based on the same percentage of growth as shown in the water

system.

Using the growth rate provided by the 2018 Population Projections prepared by the City, a

straight-line extrapolation of water meters and wastewater accounts were calculated for the year

2028. Living unit equivalents were then applied to the water meters and wastewater accounts

for 2018 and 2028 resulting in a total number of living units. The difference in the total

number of 2018 and 2028 living units results in the new living unit equivalents during the

impact fee period. The calculation of living unit equivalents is summarized in Table 8 and

Table 9.



TABLE 8

Water Living Unit Equivalents 2019 - 2029

Meter Size

2019 2029 New

SFLUE's

During

Impact Fee

Period

Number

of Water

Meters

Living Unit

Equivalent

Ratio for 1"

Used

Total

Number

of Living

Units

Number

of Water

Meters

Living Unit

Equivalent

Ratio for 1"

Used

Total

Number

of Living

Units

5/8” & 3/4" 12,510 1.0 12,510 14,118 1.0 14,118 1,608

1" 214 1.7 363 242 1.7 410 47

1-1/2" 19 3.3 62 21 3.3 70 8

2" 274 6.7 1,835 309 6.7 2,071 236

3" 8 16.0 128 9 16.0 144 16

4" 12 28.0 336 14 28.0 379 43

6" 9 61.3 551 10 61.3 622 71

8" 2 106.7 213 2 106.7 240 27

Totals 13,048 15,998 14,725 18,054 2,056

TABLE 9

Wastewater Living Unit Equivalents 2019 – 2029

Meter Size

2019 2029

New

SFLUE's

During

Impact Fee

Period

Number

of Water

Meters

w/Sewer

Accounts

Living Unit

Equivalent

Ratio for 1"

Used

Total

Number

of Living

Units

Number

of Water

Meters

w/Sewer

Accounts

Living Unit

Equivalent

Ratio for 1"

Used

Total

Number

of Living

Units

5/8” & 3/4" 15,803 1.0 15,803 17,834 1.0 15,780 2,031

1" 214 1.7 363 242 1.7 411 48

1-1/2" 19 3.3 62 21 3.3 69 7

2" 274 6.7 1,835 309 6.7 2,070 235

3" 8 16.0 128 9 16.0 144 16

4" 12 28.0 336 14 28.0 392 56

6" 9 61.3 551 10 61.3 613 62

8" 2 106.7 213 2 106.7 213 0

Totals 14,532 17,482 16,387 19,692 2,455



VI. WATER DISTRIBUTION SYSTEM

Birkhoff, Hendricks & Carter, L.L.P. Professional Engineers prepared computer models for the

years 2018 and 2028. The models were developed from the 2018 Population Projections

provided by the City of Wylie. The land areas follow closely to the construction of major

facilities in the system as outlined in Figure 2. These facilities include major distribution lines,

pump stations, ground storage reservoirs and elevated storage tanks. All computer models were

run for the Maximum Hourly Demand and the Minimum Hourly Demand to insure proper

sizing of the facilities to meet peak demand periods.

A. Existing Pump Stations, Ground Storage Reservoirs & Elevated Storage Tanks

Table 10 outlines a summary of the City’s existing water facilities.

TABLE 10

Water Distribution System -- Existing Pump Stations & Ground Storage

Pump Station

Total

Number

of

Pumps

Rated

Capacity

(MGD)

Number of

Ground

Storage

Tanks

Total

Ground Storage

Available

(Gallons)

Nortex 5 9.20 2 2,500,000

East Brown 5 10.64 1 1,500,000

Newport Harbor 4 11.73 1 2,000,000

Total: ------ ----- 4 6,000,000

Elevated Storage Tanks Capacity in Gallons

Creekside Elevated Storage Tank 2,000,000

South Ballard Elevated Storage Tank 250,000

Regency (Decker) Elevated Storage Tank 750,000

Total 3,000,000

The pump stations and ground storage facilities were analyzed with the maximum daily demand,

while elevated storage act dynamically and are therefore analyzed utilizing the difference between the

Maximum Hourly Demand and the Maximum Daily Demand.

B. Distribution Lines

The distribution lines consist of all lines within the service area boundary supplying water

to customers in the City of Wylie. Lines vary in size from 5/8-inch and 3/4-inch services to



24-inch transmission lines. Only those water lines 12-inches and larger in diameter were

considered in the Impact Fee calculations. The cost of water lines includes the

approximate construction cost, appurtenances (water valves, fire hydrants, taps and the

like), utility relocations, purchase of easements, and engineering costs in 2018. Financing

cost over a 20-year term with an assumed bond rate of 5% is included for each project.

Unit cost for proposed capital improvement water lines 12-inches and larger in diameter

were classified as City initiated water lines including the full cost of the facility. Developer

initiated water line projects, 12-inches or less in diameter, are not included in this Impact

Fee analysis, as the cost for these size lines are the responsibility of the developer.

C. Water Supply

The City of Wylie currently receives all of its water supply from the North Texas

Municipal Water District (NTMWD). Wylie’s allocation of the capital cost of services as a

customer of the NTMWD was specifically excluded from the impact fee analysis.

If included, Wylie’s share of the NTMWD capital cost could include the original

construction cost, expansion cost, financing cost, engineering cost and real estate cost of

the following components:

1) Water Rights Cost in Lake Lewisville and Other Reservoirs

2) Raw Water Intake Structures

3) Raw Water Pump Stations

4) Water Treatment Plant and Expansions

5) High Service Pump Stations

6) Transmission Lines

7) NTMWD Owned Ground Storage Facilities

8) Metering Facilities



D. Water Distribution System Capital Improvement Projects

In order to meet the demands of the anticipated growth over the next 10-years, as provided

in the 2018 Population Projections, certain water distribution system improvements are

required. Figure 2 shows the recommended system improvements and Table 11 itemizes

each project and the project cost. These recommended improvements assist to form the

basis for the Water System Impact Fee Calculation.

Actual capital cost, including construction, engineering and easements of the various

elements of the existing water distribution system was utilized where the information was

known. The existing cost of facilities was determined from records provided by the City of

Wylie. Where actual costs are not known, an average cost in 2018 dollars has been

calculated. The average unit cost is from a limited survey of projects, which bid recently,

plus an estimated cost for engineering and easements. There are many variable factors that

can have a significant impact on the actual construction cost of a project such as local

conditions, material cost increases and fuel cost increases to name a few.

The capital improvement plan provides for system improvements within the defined service

area. Some of the system improvements may be physically located beyond the boundaries

of the services area; however, they are necessary to provide adequate system service and

capacity.

Thre

e Fo

unta

ins R

oad

1910

202

204

PROFESSIONAL ENGINEERSBIRKHOFF, HENDRICKS & CARTER, L.L.P.

Texas Firm F52611910 Greenville Ave., Suite 600

Dallas, Texas 75243 (214) 361-7900

May, 2019

WATER DISTRIBUTION SYSTEMCAPITAL IMPROVEMENT PLAN

AND RECOVERY MAP

EXISTING WATERLINE IMPACT FEE

(PIPE NO.)

PROPOSED WATERLINE IMPACT FEE

(PIPE NO.)

EXISTING JUNCTION NODE

LEGEND

EXISTING WATERLINE - NO IMPACT FEE

SERVICE AREA BOUNDARY

WYLIE CCN BOUNDARY

WYLIE CITY LIMITS

EXISTING ELEVATED STORAGE TANK

(PROJECT NO.)

PROPOSED ELEVATED STORAGE TANK

(PROJECT NO.)

EXISTING PUMP STATION

(PROJECT NO.)

CREEKSIDE 2.0 MG

ELEVATED STORAGE TANK

(EWF-9)

EXISTING NEWPORT

HARBOR PUMP STATION

· GSR #1 (EWF-1)

· PUMP STATION

(EWF-2)

· PROPOSED GSR #2

(PWF-2)

EXISTING NORTEX PUMP STATION

· PUMP STATION (EWF-3)

· GSR #1 (EWF-4)

· GSR #2 (EWF-5)

EXISTING EAST BROWN STREET

PUMP STATION

· PUMP STATION (EWF-6)

· GSR #1 (EWF-7)

· NTMWD METER VAULT (EWF-8)

L

2

L3

L5

EL1

EL2

EL3

E

L

4

EL5

EL7

EL9

E

L

1

0

L4

EL6

EL11

L1

PROPOSED SOUTH BALLARD

1.5 MG ELEVATED STORAGE

TANK (PWF-1)

EXISTING ELEVATED STORAGE TANK

TO BE ABANDONED

L4

EL8

EL8

EL7

-26-FIGURE 2

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TABLE 11

CITY OF WYLIE TEXAS

2018-2028 WATER & WASTEWATER IMPACT FEE

10-YEAR CAPITAL IMPROVEMENT PLAN

PROPOSED Water System (Capital Improvement Plan)

Project

ID Project

Total

Capital

Cost (1)

Debt

Service (2)

Total Project Cost

($)

10-Year Utilized

Capacity

Cost ($)

PWF-1 South Ballard 1.5 MG EST $4,715,000 $2,851,876 $7,566,876 $7,566,876

PWF-2 Newport Harbor 1.0 MG GSR $2,300,000 $1,391,159 $3,691,159 $3,395,866

SUBTOTAL: $7,015,000 $4,243,035 $11,258,035 $10,962,742

L1 Southwest 12-Inch Connector [679 Service Area] $488,000 $295,168 $783,168 $783,168

L2 State Highway 78 Distribution Line No. 2 [679 Service Area] $573,400 $346,822 $920,222 $920,222

L3 Cotton Belt Avenue Water Line [679 Service Area] $133,000 $80,446 $213,446 $210,092

L4 State Highway 78 & Spring Creek Parkway Loop [679 Service Area] $976,000 $590,336 $1,566,336 $1,566,336

L5 24-Inch Distribution Line from Ballard Elevated Tank $60,000 $36,291 $96,291 $96,291

SUBTOTAL: $2,230,400 $1,349,063 $3,579,463 $3,576,109

Water System Master Plan $37,700 $0 $37,700 $37,700

Water &Wastewater Systems Impact Fee Review $31,300 $0 $31,300 $31,300

SUBTOTAL: $69,000 $0 $69,000 $69,000

$9,314,400 $5,592,098 $14,906,498 $14,607,851

PROPOSED FACILITIES

PROPOSED WATER DISTRIBUTION LINES

WATER SYSTEM PLANNING EXPENSES

PROPOSED WATER SYSTEM TOTAL:



Utilized Capacity

Utilized capacity for the water distribution system was calculated based on the water line

size required for each model year (2018, 2028 and build out). Master planning of the water

distribution system is based on the maximum daily demand, maximum hourly demand, and

the minimum hourly demand. Pump station capacity is generally based on the maximum

daily system demand while transmission and distribution facilities are sized based on either

the maximum hourly demand or the minimum hourly demand, whichever demand is

greater for a particular water line. Often, the capacity of a water line is determined by the

flows generated by the minimum hourly demand. The minimum hourly flows are usually

higher in those lines that are used to refill elevated storage. For each line segment in the

water distribution model, the build-out flow rate in the line was compared to the flow rate

in the same line segment for the 2018 and the 2028 models.

The percentage of utilized capacity was calculated for each year based on the build-out

capacity. The utilized capacity during the Impact Fee period is the difference between the

year 2028 capacity and the year 2018 capacity. Table 12 below summarizes the total 20-

year project cost and utilized cost over the impact fee period of 2018 - 2028 for each

element of the Water Distribution System. The total 20-year cost includes financing cost

over a 20-year term with an assumed bond rate of 5%. The utilized capacity for each water

distribution facility, both existing and proposed, is presented in detail in Impact Fee

Capacity Calculation Tables 13, 14, and 15.

TABLE 12

Summary of Eligible Capital Cost and Utilized Capacity Cost

Water System Facility Total 20-Year

Project Cost

Utilized

Capacity ($) in the

CRP Period

Existing Water Lines $9,579,634 $980,204

Existing Water Facilities $23,805,756 $2,069,874

Proposed Water Facilities $11,258,035 $10,962,742

Proposed Water Lines $3,579,463 $3,576,109

Planning Expenses $69,000 $69,000

Total $48,291,888 $17,657,929



VII. WASTEWATER COLLECTION SYSTEM

A. General

At this time, most of the wastewater generated in the City of Wylie (concentrating in

areas adjacent to the present city center) flows by gravity and a combination of lift

stations and force mains to the Muddy Creek Regional Wastewater Treatment Plant

(operated by the NTMWD) southwest of the City center. The Wylie Wastewater

Treatment Plant located near the center of the City was decommissioned. A small

amount of current wastewater flow is handled through local residential septic systems.

The average daily flow capacity of the new Muddy Creek Regional Wastewater

Treatment Plant is 10.0 MGD and the peak flow capacity is 30.0 MGD.

This impact fee study considers no significant development in the Lake Ray Hubbard

Collection Basins prior to 2029. Therefore, infrastructure improvements are not planned

or included in the impact fee calculation.

Muddy Creek, Cottonwood Creek and Rush Creek Basins are anticipated growth areas.

1) Muddy Creek: Muddy Creek includes the bulk of the existing development and

produces the predominant volume of wastewater flow. The Muddy Creek Basin will

add approximately 3,895 to the population by 2029.

2) Cottonwood Creek: Generally south of the City center is an expected growth area

where approximately 919 will be added to the population by 2029.

3) Rush Creek: Generally east of the City center is an expected growth area where

approximately 1,234 will be added to the population by 2029.

B. Collection Lines

The wastewater collection system analysis is a static analysis covering all of the drainage

basins within the study area. The wastewater project cost includes necessary

appurtenances, purchase of easements, utility relocation, pavement removal and

replacement, and engineering costs. For existing Impact Fee projects, actual costs were

utilized where known. Future project cost estimates were based on budget information

provided by the NTMWD and include engineering, construction and inspection costs

when provided.

The natural ground in the area to be served by the Wylie Wastewater Collection System

varies in elevation from approximately 460 feet above mean sea level near the Muddy



Creek Regional Wastewater Treatment Plant to 620 feet above mean sea level near the

northwest City Limit. There is a natural divide running generally North to South near the

Wylie city center (following Ballard Avenue to the Pleasant Valley Road).

The land on the west side of this divide generally falls to the southwest and includes five

main basins. These basins are (from south to north) Lower Muddy Creek, Tributary 1 to

Muddy Creek, Tributary 2 to Muddy Creek, Tributary 3 to Muddy Creek and Upper

Muddy Creek. The natural creeks, whose basins will collect wastewater through the

installed system of trunk lines, flow into the geographic area normally serviced by the

North Texas Municipal Water District.

The fall of the land on the east side of this divide is to the southeast and includes three

main basins. The basins are Cottonwood Creek (near the City center), Rush Creek (east

of the City center) and Tributary 1 to Rush Creek (east of the main channel). These

basins flow naturally into Lake Ray Hubbard. Flows in the City of Wylie service areas

are collected in Lift Stations at the downstream limit of the service area and lifted over to

the Muddy Creek basin.

C. Treatment

The Wylie Wastewater Treatment Plant is located just north of Alanis Drive and west of

Ballard Avenue. Currently, this plant no longer serves the City and was decommissioned.

The Muddy Creek Regional Wastewater Treatment Plant was constructed southwest of

the City center near Lake Ray Hubbard. An expansion of the Muddy Creek Regional

Wastewater Treatment Plant was completed several years ago and additional expansions

are anticipated over the next five years. The North Texas Municipal Water District

operates the Muddy Creek Regional Wastewater Treatment Plant.

D. Capital Improvement Program

The existing wastewater collection system is adequately designed to accommodate the

growth expected within the impact fee period; therefore, no improvements are required

based on the current projections. However, the current NTMWD wastewater treatment

plant is reaching capacity and the NTMWD plans to expand the capacity to accommodate

future growth. Due to this circumstance, there only new improvement shown in Table 15

is the City’s percentage of the flow contribution times the cost of the expansion and the

portion predicted to be used for new development over the 10-year CIP period.



E. Utilized Capacity

The Land Use Assumptions from the City of Wylie were utilized to calculate the utilized

capacity for the wastewater collection system based on land absorption from population

growth projections. The population and employment growth in each wastewater drainage

basin were determined based on the City’s growth projections. These growth rates were

utilized to calculate 2018 and 2028 design flows. The following summarizes each design

flow component utilized to calculate the wastewater design flows.

1) Population Based Flow: For the purpose of this wastewater impact fee study an

average per capita flow of 110 gallons per day (gpcd) is a reasonable basis for the

design of the wastewater collection and treatment facilities. Peak flows associated

with this per capita rate have been estimated for various segments of the collection

system by using the following formula PF = ((5/(population/1000)^0.167). The

formula takes into account the estimated population, and, indirectly, the area of the

drainage basin to be served. This method gives a ratio of peak to average flows

varying from a maximum of 5.0 times the average flow for a population of 1,000 or

less to 2.32 times the average flow for a population of 93,700 (includes 18,000 for

the City of Murphy also served at the Muddy Creek Regional WWTP).

2) Non-Population Based Flow: Non-residential average flows are estimated based on

an average daily flow per acre for each non-residential land use category. The

following were used for average daily flow per acre for each category:

Business/Commercial Corridor: 1,600 gallons ... Commercial/Retail: 1,400 gallons

Neighborhood Services: 1,200 gallons ............... Public/Semi Private: 1,000 gallons

Heavy Industrial: 2,400 gallons .......................... Light Industrial: 2,000 gallons

Parks/Open Space: 5 gallons .............................. Floodplains: 0.01 gallons

A 2.0 Peaking factor was used for each non-residential land use. The combination

of per capita and non-residential based flow is the basis for aggregate dry weather

flow in the basins.

3) Infiltration and Inflow: Groundwater can infiltrate into the sanitary sewer system

through faulty sewer pipe joints, tree roots, breaks in sewer pipes and manholes and

faulty service lines. Infiltration creates an average day flow related burden on

wastewater collection systems and treatment plants. Infiltration is fairly constant

and not necessarily based on temporary storm events. Normal plant capacity must



be designed to handle infiltration related flows. The City is in the process of

completing a program to evaluate the actual flow rates of major system gravity

sewers and may embark on a program to rehabilitate lines that contribute significant

infiltration volumes when economically and environmentally feasible, and/or

desirable.

Inflow is generally related to storm events that increase groundwater and surface

water flow into the sanitary system. The additional flow is generally recognized to

enter through manholes, service lines, roof drains and storm drains. Inflow related

flows could cause surcharged sewers, overflows at manholes and peak flows to

surpass the capacity of the treatment plant. The wastewater collection system

planning calculations include a combined infiltration and inflow rate of 400 gallons

per acre per day (gpad) for the entire wastewater service area. This flow is not

peaked.

The percentage of utilized capacity was calculated for the design flow of each study year

based on the build-out capacity. The utilized capacity during the Impact Fee period is the

difference between the year 2018 capacity and the year 2028 capacity. Table No. 16

below summarizes the project cost and utilized cost over the impact fee period of 2018 -

2028 for each element of the wastewater system. The utilized capacity for each existing

wastewater facility and collection line is presented in detail in Impact Fee Capacity

Calculation Tables 17 and 18.

TABLE 16

Summary of Eligible Capital Cost and Utilized Capacity Cost

Wastewater System Facility 20-Year or Outstanding

Project Cost

Utilized

Capacity ($) in the

CRP Period

Existing Wastewater Collection

Lines $4,362,263 $1,090,566

Existing WW Treatment Facilities

(Wylie Share) $3,188,000 $ 478,200

Proposed WW Treatment Facilities

(Wylie Share @ 69.5% Flow) $11,668,355 $2,917,089

Planning Expenses $11,000 $5,000

Total $19,230,618 $6,081,698

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VIII. MAXIMUM IMPACT FEE CALCULATION – WATER & WASTEWATER SYSTEM

The maximum impact fees for the water and wastewater systems are calculated separately by

dividing the cost of the capital improvements or facility expansions necessitated and

attributable to new development in the service area within the ten-year period by the number

of living units anticipated to be added to City within the ten-year period as shown on Table 8

and Table 9. To simplify collection, we recommend the fee remain fixed throughout the next

5-year period, unless changed by Council.

Water Impact Fee = Eligible Existing Utilized Cost + Eligible Proposed Utilized Cost

Number of New Living Unit Equivalent over the Next 10 Years

= $3,050,078 + $14,607,851 = $17,657,929

2,056 2,056

Calculated Max. Water Impact Fee = 8,588.49$

Allowable Max. Water Impact Fee: (Max Impact Fee x 50% )* = 4,294.24$ * - Maximum allowable impact fee is 50% of the maximum calculated impact fee per Chapter 395 LGC

Wastewater Impact Fee = Eligible Existing Facility Cost + Eligible Proposed Facility Cost

Number of New Living Unit Equivalent over the Next 10-Years

= $1,573,766 + $2,917,089 = $4,490,855

2,455

Calculated Max. Wastewater Impact Fee = 1,829.27$

Allowable Max. Wastewater Impact Fee: (Max Impact Fee x 50%) = 914.63$

* -Maximum allowable Impact Fee is 50% of the maximum calculated impact fee per Chapter 395 LGC.

2,455

Based on the Allowable Maximum Impact Fee Calculation for Water and Wastewater, Table

19 calculates the maximum impact fee for the various sizes of water meters.



TABLE 19

Allowable Maximum Fee per Living Unit Equivalent

50% Maximum Water Impact Fee per Living Unit Equivalent $4,294.24

50% Maximum Wastewater Impact Fee per Living Unit Equivalent $ 914.63

Typical Land Use

Meter

Type

Meter

Size

Living

Unit

Equivalent

Maximum Impact Fee

Water Sewer Total

Single Family

Residential Simple

5/8” &

3/4” 1.0 $4,294.24 $ 914.63 $ 5,208.87

Single Family

Residential Simple 1" 1.7 $7,300.21 $ 1,554.87 $ 8,855.08

Single Family

Residential Simple 1-1/2” 3.3 $14,170.99 $ 3,018.28 $ 17,189.27

Single Family

Residential Simple 2” 5.3 $22,759.47 $ 4,847.54 $ 27,607.01

Comm./Retail Compound 2” 5.3 $22,759.47 $ 4,847.54 $ 27,607.01

Comm./Retail Turbine 2” 6.7 $28,771.41 $ 6,128.02 $ 34,899.43

Comm./Retail/Multi

Family Compound 3” 10.7 $45,948.37 $ 9,786.54 $ 55,734.91

Comm./Retail/Multi

Family Turbine 3” 16.0 $68,707.84 $ 14,634.08 $ 83,341.92

Comm./Retail/Multi

Family Compound 4” 16.7 $71,713.81 $ 15,274.32 $ 86,988.13

Comm./Retail/Multi

Family Turbine 4” 28.0 $120,238.72 $ 25,609.64 $ 145,848.36

Industrial Compound 6” 33.3 $142,998.19 $ 30,457.18 $ 173,455.37

Industrial Turbine 6” 61.3 $263,236.91 $ 56,066.82 $ 319,303.73

Industrial Compound 8” 53.3 $228,882.99 $ 48,749.78 $ 277,632.77

Industrial Turbine 8” 106.7 $458,195.41 $ 97,591.02 $ 555,786.43

Industrial Compound 10” 153.3 $658,306.99 $140,212.78 $ 798,519.77

Industrial Turbine 10” 166.7 $715,849.81 $152,468.82 $ 868,318.63

Industrial Turbine 12” 220.0 $944,732.80 $201,218.60 $ 1,145,951.40

Note: All amounts are rounded to the nearest $0.01.

June 2019

BIRKHOFF, HENDRICKS & CARTER, L.L.P. 11910 GREENVILLE AVENUE, SUITE 600

DALLAS, TEXAS 75243

TEXAS FIRM 526

And

LEE ENGINEERING 3030 LBJ FREEWAY, #1660

DALLAS, TEXAS 75234

TEXAS FIRM F-450

Prepared By

Prepared For

ROADWAY IMPACT FEE UPDATE

2019 - 2029

JCarter

Typewritten Text

FINAL DRAFT

City of Wylie – 2019 Roadway Impact Fee Update Page 1

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 asphalt roadways with open surface drainage.

The existing Principal/Major Thoroughfares within the City include State Highway 78 (SH 78),

FM 544, FM 1378 (Country Club Road), McMillen Road/Park Boulevard, and Parker Road.

Several 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 an updated thoroughfare plan in 2018 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, followed by the

Major Thoroughfare and Secondary Thoroughfare facilities. These roadways are generally multiple

lanes – 4 lanes for Secondary or 6 lanes for Principal and Major Thoroughfares. These roadways

also generally include 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 and Downtown 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.


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

2019 CIP are identified in the City of Wylie Thoroughfare Plan. Table 1B shows recoupment costs

for projects completed as part of the previous CIPs with debt not retired. These recoupment

projects 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 recent 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.

Table 1A - Thoroughfare Capital Improvement PlanCity of Wylie 2019 Impact Fee Update

PROJECT PROJECT LENGTH TOTAL COST COST OF TOTAL PROJECT

NUMBER FROM TO EXISTING DESCRIPTION (ft) W/O INTEREST INTEREST COST

Woodbridge Pkwy. W5A FM 544 Hooper Road 4 lanes Build a 6-lane divided section 5,500 2,324,530$ 1,220,378$ 3,544,908.00$ McMillen Road W6 McCreary Rd FM 1378 4 lanes Build a 6-lane divided section 8,400 10,653,020$ 5,592,836$ 16,245,856.00$ Hensley Lane (East) W9 Hooper Rd McCreary Rd - - - Build a 2-lane undivided section 5,100 3,759,170$ 1,973,564$ 5,732,734.00$ Woodbridge Pkwy. W10A Hooper Rd South City Limit - - - Build 4-lanes of future 6-lanes 1,050 967,560$ 507,969$ 1,475,529.00$ Park Boulevard W11 FM 1378 Westgate Way 2 lanes Build 4-lanes of future 6-lanes 4,850 5,530,040$ 2,903,271$ 8,433,311.00$ Park Boulevard W12 City Limit Skyview - - - Build 4-lanes of future 6-lanes 1,550 1,188,035$ 623,718$ 1,811,753.00$ Park Boulevard W13 Skyview City Limit 2 lanes Build 4-lanes of future 6-lanes 1,300 996,560$ 523,194$ 1,519,754.00$ Sanden Boulevard W14 FM 544 SH 78 2 lanes Build a 4-lane divided section 3,700 3,086,910$ 1,620,628$ 4,707,538.00$ Ann Drive W15 Kamber Lane Franklin Lane - - - Build a 2-lane undivided section 800 770,000$ 404,250$ 1,174,250.00$ Jackson Avenue W16 Brown Street Parker Road - - - Build a 2-lane undivided section 850 713,060$ 374,357$ 1,087,417.00$ Birmingham Street W17 Marble Street Brown Street - - - Build a 2-lane undivided section 750 646,710$ 339,523$ 986,233.00$ N. Ballard Ave. W18 SH 78 W. Brown St. 2 lanes Study to improve capacity 1,750 30,000$ 15,750$ 45,750.00$ Forrest Ross Rd W19 Railroad Tracks Park Blvd 2 lanes Build a 4-lane divided section 2,650 3,047,200$ 1,599,780$ 4,646,980.00$ Hensley Lane W20 Woodbridge Pkwy Sanden Blvd 2 lanes Build a 4-lane divided section 5,250 5,166,900$ 2,712,623$ 7,879,523.00$

Hensley Lane W21 Sanden Blvd SH 78 - - -Build a 4-lane divided section & half

of a grade separation700 2,802,800$ 1,471,470$ 4,274,270.00$

Proposed Collector W22 McMillen Rd Country Club Rd - - - Build a 2-lane undivided section 5,400 4,145,600$ 2,176,440$ 6,322,040.00$ Parker/Ballard W23 W. Brown Street City Limit 2 lanes Build a 4-lane divided section 5,250 5,318,500$ 2,792,213$ 8,110,713.00$ Steel Road W24 Springwell Pkwy Regency Dr - - - Build a 2-lane undivided section 450 415,700$ 218,243$ 633,943.00$

51,562,295$ 27,070,207$ 78,632,502.00$

Alanis Drive E1A SH 78 S Ballard 2 lanes Build a 4-lane undivided section 6,100 1,977,955.00$ 1,038,426.38$ 3,016,381.38$ Pleaasant Valley Rd. E7A S. Ballard Avenue South City Limit 2 lanes Realign & Build 4-lane divided 7,850 9,408,375.00$ 4,939,396.88$ 14,347,771.88$ FM 544 E8A Collins Vinson Road 2 lanes Build a 4-lane divided section 6,300 15,502,670.00$ 8,138,901.75$ 23,641,571.75$ Stone Road E12 FM 544 East City Limit 2 lanes Build a 4-lane divided section 9,400 10,741,610.00$ 5,639,345.25$ 16,380,955.25$ Sachse Road E13A Creek Crossing Ln South City Limit 2 lanes Build a 4-lane divided section 2,000 3,824,614.95$ 2,007,922.85$ 5,832,537.80$ County Line Road E14 FM 544 Troy Road 2 lanes Build a 4-lane divided section 5,000 5,642,170.00$ 2,962,139.25$ 8,604,309.25$ Kreymer Lane E15 SH 78 City Limit 2 lanes Build a 4-lane divided section 5,050 5,691,005.00$ 2,987,777.63$ 8,678,782.63$ Troy Road E17 Before Railroad Park Boulevard 2 lanes Build a 4-lane divided section 3,600 3,103,680.00$ 1,629,432.00$ 4,733,112.00$ Forrest Ross Road E21 SH 78 School Driveway 2 lanes Build a 4-lane divided section 1,500 3,029,440.00$ 1,590,456.00$ 4,619,896.00$ Park Boulevard E22 City Limit Spring Creek Pkwy. - - - Build 4-lanes of future 6-lanes 2,700 2,069,575$ 1,086,527$ 3,156,101.88$ Park Boulevard E23 Spring Creek Pkwy. Centennial 2 lanes Build 4-lanes of future 6-lanes 850 651,555$ 342,066$ 993,621.38$ Park Boulevard E24 Centennial SH 78 4 lanes Build a 6-lane divided section 1,200 920,105$ 483,055$ 1,403,160.13$ Park Boulevard E24A Bridges Railroad and Corps Bridges 1,000 7,371,615$ 3,870,098$ 11,241,712.88$

Alanis Drive E25 SH 78 End of old alignment 2 lanesBuild a 4-lane divided section & half

of a grade separation1,200 3,258,800.00$ 1,710,870$ 4,969,670.00$

Skyview E26 - - - Build a 2-lane undivided section 1,000 849,100.00$ 445,778$ 1,294,877.50$ Vinson Road E27 County Line Rd South City Limit 2 lanes Build a 4-lane divided section 1,400 2,446,600.00$ 1,284,465$ 3,731,065.00$ Elm Grove Rd E28 Pleasant Valley Sachse Road - - - Build a 4-lane divided section 3,000 5,236,000.00$ 2,748,900$ 7,984,900.00$ Green Meadows Way E29 Beaver Creek Rd Stone Rd - - - Build a 2-lane undivided section 5,100 4,463,400$ 2,343,285$ 6,806,685.00$

86,188,270$ 45,248,842$ 131,437,112$

Grand Total: CIP PROJECT TOTALS : 137,750,565$ 72,319,049$ 210,069,614$

Costs based on 50% of EOPCC by Halff Associates Paving & Drainage prorated for length out of 13,600' total with averaqge 2.49% cost increase 2015 to 2019Based on 50% of Dallas County Opinion of Cost (No Breakdown) 2,000 of 2,600 feet with average 2.49% cost increase 2015 to 2019

ARTERIAL

BOUNDARY

Sub Total

Realign to Forrest Ross Rd at Park Blvd

Sub Total

City of Wylie - 2019 Roadway Impact Fee Update Page 3

Table 1B - Recoupment Projects Completed with Previous CIPCity of Wylie 2019 Impact Fee Update

PROJECT PROJECT LENGTH TOTAL COST COST OF TOTAL PROJECT

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$ 541,800$ 1,573,800$ FM 1378 W2 W Brown St 800' north of Lakeway 2 lanes Built a 6-lane divided section 11,800 10,683,815$ 5,609,003$ 16,292,818$ W Brown Street W3 FM 1378 Ballard Ave 2 lanes Built a 4-lane divided section 9,500 9,827,184$ 5,159,272$ 14,986,456$ Hensley Lane (East) W4 Hensley Hooper - - - Built a 2-lane undivided section 3,100 445,000$ 233,625$ 678,625$ Country Club Road W5 FM 544 South City Limit - - - Built 4-lanes of future 6-lanes 5,500 4,784,003$ 2,511,602$ 7,295,605$ McCreary Road W7 FM 544 South City Limit - - - Built a 4-lane divided section 3,350 1,420,000$ 745,500$ 2,165,500$ Springwell Pkwy W8 FM 544 700' south of Capital - - - Built a 2-lane undivided section 2,600 1,220,000$ 640,500$ 1,860,500$ FM 1378 W2A N. of Lakeway S.of N. Parker Rd. 2 lanes Built a 6-lane divided section 1,150 2,717,815$ 1,426,853$ 4,144,668$ Woodbridge Pkwy. W10 Hooper Rd. South City Limit - - - Built 4-lanes of future 6-lanes 1,050 875,800$ 409,595$ 1,285,395$

33,005,617$ 17,277,750$ 50,283,367$

Alanis Drive E1 SH 78 S Ballard 2 lanes Built 3-lanes of 4-lane section 6,100 4,464,331$ 2,343,774$ 6,808,105$ Alanis Drive E2 Twin Lakes FM 544 3 lanes Built a 4-lane divided section 2,700 1,327,800$ 697,095$ 2,024,895$ Kirby Street E3 SH 78 Birmingham 4 lanes Built a 4-lane divided section 1,400 1,115,600$ 585,690$ 1,701,290$ Stone Road E4 Birmingham S Ballard 2 lanes Built a 4-lane divided section 8,300 999,000$ 524,475$ 1,523,475$ Stone Road E5 Ballard Akin 2 lanes Built a 5-lane divided section 2,800 3,530,000$ 1,853,250$ 5,383,250$ S Ballard Avenue E6 Stone Rd Alanis Dr 2 lanes Built a 4-lane divided section 3,600 4,955,000$ 2,601,375$ 7,556,375$ S. Ballard Avenue E7 Alanis Dr Pleasant Valley Rd 2 lanes Built a 4-lane divided section 6,200 6,667,500$ 3,500,438$ 10,167,938$ FM 544 E8 JW Akin Collins Blvd 2 lanes Built a 4-lane divided section 4,700 13,960,600$ 7,329,315$ 21,289,915$ East Brown Street E9 SH 78 Stone 2 lanes Built a 4-lane divided section 11,100 9,253,000$ 4,857,825$ 14,110,825$ SH 78 E10 Eubaks Spring Creek Pkwy. 2 lanes Built 6-lane divided highway section 3,200 4,829,000$ 2,535,225$ 7,364,225$ Troy Road E16 City Limit East Fork 2 lanes Realign and build 4-lane divided 3,750 3,783,900$ 1,986,548$ 5,770,448$ Wylie E Drive E18 SH 78 School Driveway 2 lanes Built a 4-lane divided section 1,500 1,574,400$ 826,560$ 2,400,960$ Dominion Drive E19 Sachse Road City Limit - - - Built a 2-lane undivided section 2,300 1,535,600$ 806,190$ 2,341,790$ Collins Bioulevard E20 Current End East Fork - - - Built a 2-lane undivided section 5,300 3,449,200$ 1,810,830$ 5,260,030$

61,444,931$ 32,258,590$ 93,703,521$

Grand Total: CIP PROJECT TOTALS : 94,450,548$ 49,536,340$ 143,986,888$

ARTERIAL

BOUNDARY

Sub Total

Sub Total

City of Wylie - 2019 Roadway Impact Fee Update Page 4

State Hwy 78

Brown St

FM 544

Parker Rd

Elm Dr

Skyview Dr

Stone Rd

Troy R

d

McCr

eary

Rd

Ann Dr

Park Blvd

Wylie

E Dr

Elm Grove Rd

Oak St

Balla

rd Av

e

Pleasant Valley Rd

Alanis Dr

Sprin

gwell

Pkwy

Benn

ett R

d

Dominion Dr

Steel Rd

Krey

mer L

n

Vinson Rd

Sand

en Bl

vd

Hensley LnCollins Blvd

Wood

bridg

e Pkw

y

Sachse Rd

McMillen Rd

Allen

Rd

Lakefield Drive

N Co

untry

Club

Rd

Hoop

er Rd

Teakwood Dr

Marble St

Westgate Way

Creek Crossing Ln

J W Ak

in Ln

County Line Rd

Euba

nks L

n

Birmi

ngha

m St

Green Meadows Way

Paul

Wilso

n Rd

Lewis

Rd

Hinnant Dr

Jack

son A

veS B

allard

Ave

Riverway Ln

5th St

Beav

er Cr

eek R

d

Forres

t Ross

Rd

Spring Creek Pkwy

Skyview Dr / Park Blvd

S W A

Allen

Rd

S Birm

ingha

m St

Alanis Dr

FM 54

4

Balla

rd Av

e

Sand

en Bl

vd

Parker RdPark Blvd

Alanis Dr

FM 544

Troy R

d

Woodbridge Pkwy

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community

L a k e L a v o n

D A L L A S C O U N T YD A L L A S C O U N T YC O L L I N C O U N T YC O L L I N C O U N T Y

C A P I TA LC A P I TA LI M P RO V E M E N TI M P RO V E M E N T

P L A NP L A N

D A L L A S C O U N T YD A L L A S C O U N T YC O L L I N C O U N T YC O L L I N C O U N T Y

0 0.5 1 1.5 20.25Miles

4

R O C K W A L L C O U N T YR O C K W A L L C O U N T YC O L L I N C O U N T YC O L L I N C O U N T Y

RO

CKW

ALL

CO

UN

T YR

OC

K WA L

L C

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NT Y

DA L

L AS

CO

UN

T YD

A LL A

S C

OU

NT Y

W1W2

W3W2

A

W4W4AW10

W10A

W5A W5W8W7

W9

W11W13W12

W14

W23W15

W16

W17

W18

W19

W20W21

W22

W24

E1E1AE1

E2

E3E4

E5

E6E7

E8

E8

E9

E10

E9

W3

W6

W2

E13

E13A

E7A

E14

E7A

E28

E16

E18

E19

E20

E8A

E12

E15

E17

E21

E22E23

E24

E24A

E25

E26

E27

E29

L a k e R a y H u b b a r d

DATE: JUNE 2019

WESTSERVICE

AREA

EASTSERVICE

AREA

EASTSERVICE

AREA

WESTSERVICE

AREA

Legend

County LineRivers/StreamsLakes

CIP Project Number Floodway

RailroadCity LimitETJ

Service Area Boundary

Build Roadway to 2 LanesBuild Roadway to 4 LanesBuild Roadway to 6 LanesRecoupment Project

Proposed Grade Separation

Potential Signal Location

X1


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, 10th 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 by the Federal Highway Administration (FHWA) in the 2017 National Household

Travel Survey. 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.


Table 2 - Service Unit Calculation by Land Use Type City of Wylie 2019 Roadway Impact Fee Study Update

Variable PM Peak Trips1 Trip Length2

Vehicle-Miles (vehicles) (miles)

Residential Dwelling Unit 0.99 3.0 2.97

Office 1,000 ft2 1.42 3.0 4.26

Commercial / Retail 1,000 ft2 3.81 3.0 11.43

Industrial 1,000 ft2 0.98 3.0 2.94

Public and Institutional 1,000 ft2 1.04 3.0 3.12

Parks and Recreational Acre 13.11 3.0 39.33 1 Based on ITE Trip Generation, 10th Edition 2 Based on FHWA National Household Travel Survey, 2017


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, 2019-2029, 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 2019 to 2029 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.


Table 3 - Summary of Vehicle-Mileage Distribution by Development Period City of Wylie 2019 Roadway Impact Fee Study Update

Existing 2019 - 2029 Year 2029 - Ultimate

Service Area

Vehicle-Miles 2019

Portion of Vehicle-Miles Portion of Vehicle-Miles Portion of Ultimate Vehicle-

Miles Ultimate Added Ultimate Added Ultimate

Vehicle-Miles 2019-2029 Vehicle-Miles 2029 - Ultimate Vehicle-Miles

W 67,066 0.943 2,608 0.037 1,420 0.020 71,094 E 40,226 0.830 5,831 0.120 2,434 0.050 48,491

Total 107,292 8,439 3,854 119,585


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.


Table 4 - Summary of Capital Improvement Cost by Service Area City of Wylie 2019 Roadway Impact Fee Study Update

Service Area Zone Cost of Thoroughfare

Portion of Capacity of Cost of Thoroughfare

Thoroughfare Attributed Attributed to Growth

to Growth (2019 - 2029) (2019 - 2029)

W $128,915,869.00 0.037 $4,769,887.15 E $225,140,632.17 0.120 $27,016,875.86

Totals $354,056,501.17 $31,786,763.01


Table 5 - Thoroughfare Land Use Equivalency City of Wylie 2019 Roadway Impact Fee Study Update

Land Use Development Unit Veh-Miles / Development Unit SU Equivalency

(1) (2)

Residential Dwelling Unit 2.97 1.00

Office 1,000 ft2 4.26 1.43

Commercial / Retail 1,000 ft2 11.43 3.85

Industrial 1,000 ft2 2.94 0.99

Public and Institutional 1,000 ft2 3.12 1.05

Parks and Recreational Acre 39.33 13.24

Notes: (1) Based on data from the ITE Trip Generation Manual, 10th Edition and the FHWA National Household Travel

Survey 2017 (see Table 2)

(2) Ratio of each land use to service unit of Residential


Table 6 - Impact Fee Calculation for Thoroughfare by Service Area City of Wylie 2019 Roadway Impact Fee Study Update

Cost of Thoroughfare Number of New

Cost Per Service Unit

Cost Per

Service Area Attributed to Growth Service Units Service Unit (2019 - 2029) (2019 - 2029) (Rounded)

W $4,769,887.15 2,608 $1,828.94 $1,828 E $27,016,875.86 5,831 $4,633.32 $4,633

Totals $31,786,763.01 8,439


Calculation for Service Area W

Cost of Roadway Facilities (Tables 1A and 1B - Service Area W) = $128,915,869.00

Proportion of Capacity Attributable to New Growth (Table 3 - Service Area W) = 0.037

Cost of Roadway Facilities Attributable to Growth (2019-2029 - Service Area W):

$128,915,869.00 x 0.037 = $4,769,887.15

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 (2019-2029) 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) = $4,769,887.15 2,608 ESU = $1,828.94 / ESU = $1,828 / 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 $1,828 x 50% = $914.00.

Calculation for Service Area E

Cost of Roadway Facilities (Tables 1A and 1B - Service Area E) = $225,140,632.17

Proportion of Capacity Attributable to New Growth (Table 3 - Service Area E) = 0.120

Cost of Roadway Facilities Attributable to Growth (2019-2029 - Service Area E):

$225,140,632.17 x 0.120 = $27,016,875.86


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 (2019-2029) 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) = $27,016,875.86 5,831 ESU = $4,633.32 / ESU = $4,633 / 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 $4,633 x 50% = $2,316.50.

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 $914.00 per service unit (Service Area W)

and $2,316.50 per service unit (Service Area E) are shown on page 17.


Service Area W Service Area E

RESIDENTIAL

Single-Family Detached Dwelling Unit 0.99 3.0 0 2.97 $2,714.58 $6,880.01

Multifamily Housing (Low-Rise) Dwelling Unit 0.56 3.0 0 1.68 $1,535.52 $3,891.72

Multifamily Housing (Mid-Rise) Dwelling Unit 0.44 3.0 0 1.32 $1,206.48 $3,057.78

Multifamily Housing (High-Rise) Dwelling Unit 0.36 3.0 0 1.08 $987.12 $2,501.82

Mobile Home Dwelling Unit 0.46 3.0 0 1.38 $1,261.32 $3,196.77

OFFICE

Office Building 1,000 ft2 GFA 1.42 3.0 0 4.26 $3,893.64 $9,868.29

Medical Office 1,000 ft2 GFA 3.46 3.0 0 10.38 $9,487.32 $24,045.27

COMMERCIAL

Automobile Care Center 1,000 ft2 GFA 3.11 3.0 0.28 6.72 $6,142.08 $15,566.88

Building Materials/Lumber 1,000 ft2 GFA 2.77 3.0 0 8.31 $7,595.34 $19,250.12

Drive-In Bank 1,000 ft2 GFA 20.45 2.4 0.35 31.90 $29,156.60 $73,896.35

Fast Food Restaurant 1,000 ft2 GFA 32.67 2.4 0.50 39.20 $35,828.80 $90,806.80

Free-Standing Discount Store 1,000 ft2 GFA 4.83 3.0 0.17 12.03 $10,995.42 $27,867.50

Garden Center/Nursery 1,000 ft2 GFA 6.94 3.0 0 20.82 $19,029.48 $48,229.53

Golf Course Acres 0.28 3.0 0 0.84 $767.76 $1,945.86

Hardware/Paint Store 1,000 ft2 GFA 2.68 2.8 0.26 5.55 $5,072.70 $12,856.58

Home Improvement Store 1,000 ft2 GFA 2.33 3.0 0.42 4.05 $3,701.70 $9,381.83

Hotel Rooms 0.60 3.0 0 1.80 $1,645.20 $4,169.70

Pharmacy/Drugstore 1,000 ft2 GFA 10.29 2.8 0.49 14.69 $13,426.66 $34,029.39

Super Convenience Market/Gas Station Pumps 22.96 2.4 0.76 13.22 $12,083.08 $30,624.13

Sit-Down Restaurant 1,000 ft2 GFA 9.77 3.0 0.43 16.71 $15,272.94 $38,708.72

Shopping Center 1,000 ft2 GFA 3.81 3.0 0.34 7.54 $6,891.56 $17,466.41

Supermarket 1,000 ft2 GFA 9.24 2.8 0.36 16.56 $15,135.84 $38,361.24

INDUSTRIAL

Industrial 1,000 ft2 GFA 0.63 3.0 0 1.89 $1,727.46 $4,378.19

Mini-Warehouse 1,000 ft2 GFA 0.17 3.0 0 0.51 $466.14 $1,181.42

Warehouse 1,000 ft2 GFA 0.19 3.0 0 0.57 $520.98 $1,320.41

INSTITUTIONAL

School Students 0.17 3.0 0 0.51 $466.14 $1,181.42

Day Care Center Students 0.79 3.0 0 2.37 $2,166.18 $5,490.11

Nursing Home 1,000 ft2 GFA 0.59 3.0 0 1.77 $1,617.78 $4,100.21

House of Worship 1,000 ft2 GFA 0.49 3.0 0 1.47 $1,343.58 $3,405.261 GFA = Gross Floor Area2 (Vehicles); Based on ITE Trip Generation Manual, 10th Edition3 (Miles); Based on FHWA National Household Travel Survey (2017 and 2009); or a maximum of 3 miles4 Percentage of traffic already passing by site - land use is an intermediate destination5 (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 tripgeneration characteristics is contained in the Institute of Transportation Engineers Trip Generation Manual, Tenth Edition , which is incorporatedherein by reference.

MAX ALLOWABLE IMPACT FEE /

DEVELOPMENT UNIT6

Table 7 - Land Use EquivalencyCity of Wylie 2019 Roadway Impact Fee Study Update

CATEGORY LAND USETRIP

LENGTH3

PASS-BY

TRAFFIC4

SERVICE

UNITS5

ITE TRIP

RATE2

DEVELOPMENT

UNITS1


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 (2.97 Vehicle-Miles / Dwelling Unit) = 2.97 Vehicle-Miles

• Assume 50 percent of the Maximum Calculated Roadway Impact Fee = $914.00 / Service Unit: (2.97 Vehicle-Miles) x ($914.00 / Vehicle-Miles) = $ 2,714.58

50,000 ft2 SHOPPING CENTER (Service Area W) • Vehicle-Miles per Development Unit for Shopping Center (50,000 ft2) x (7.54 Vehicle-Miles / 1,000 ft2) = 377.00 Vehicle-Miles

• Assume 50 percent of the Maximum Calculated Roadway Impact Fee = $914.00 / Service Unit: (377.00 Vehicle-Miles) x ($914.00 / Vehicle-Miles) = $ 344,578.00

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 (2.97 Vehicle-Miles / Dwelling Unit) = 2.97 Vehicle-Miles

• Assume 50 percent of the Maximum Calculated Roadway Impact Fee = $2,316.50 /Service Unit: (2.97 Vehicle-Miles) x ($2,316.50 / Vehicle-Miles) = $ 6,880.01

50,000 ft2 SHOPPING CENTER (Service Area E)

• Vehicle-Miles per Development Unit for Shopping Center (50,000 ft2) x (7.54 Vehicle-Miles / 1,000 ft2) = 377.00 Vehicle-Miles

• Assume 50 percent of the Maximum Calculated Roadway Impact Fee = $2,316.50 /Service Unit: (377.00 Vehicle-Miles) x ($2,316.50 / Vehicle-Miles) = $ 873,320.50

Documents

NOTICE OF MEETING IFAC Packet.pdf · 7/16/2019 · 1. Work Session on Land Use Assumptions, Capital Improvements Plan, and modification of impact fees. ADJOURNMENT CERTIFICATION