City of Lago Vista Comprehensive Master Plan Amendments

Ordinance 02-01-17-02 Adopted " Co mprehensive M ast er Pl an 2001" Ordinance 08-08-07-02 Repealed Ordin ance 02-01-17-02 which adopted " Comprehensive

M ast er Pl an 2001 Resolution 08-1382 Adopted " Comprehensive M ast er Plan 2008" Resolution 09-1437 Add ed a Thoroughfa re Pl an t o t he Comprehe nsive M aster Plan 2008 Resolution 10-1493 Adopted an amended Future Land Use Map Resolution 10-1494 Adopted an amended Thoroughfare Plan Resolution 10-1457 Adopted th e Annual Upd at e of the Compreh ensive M aste r Plan Resolution 13-1576 Adopted an amended Future Land Use Map

Annual Update of the Comprehensive Master Plan 2008 Acknowledgements

City of Lago Vista, Texas City Council Members Randy Kruger, Mayor Darrel Hunt, Mayor Pro-Tem Dale Mitchell Bob Bradley Pat Dixon D’Anne Gloris Richard Bohn City Manager Bill Angelo Assistant City Manager Frank Robbins Planning and Zoning Commission Ron Smith, Chairman Jim Guy, Vice Chairman Bob Besett, Jr Bill Dunham Linda Lee Dewey Nunley Paul Smith Jim Moss Dale Mitchell, Council Liaison Comprehensive Master Plan Annual Update Sub Committee Members Ron Smith, Chairman Bob Besett, Jr Paul Smith Jim Moss

Date: March 5, 2010

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Table of Contents City of Lago Vista, Texas Section 1: Introduction. Background, Update Timeline and Change Synopsis Section 2: Goals and Objectives Quality of Life Economic Development Future Land Use Residential Development New Residential Development Infrastructure and Utilities Transportation City Services Section 3: Implementation Appendixes A – Future Land Use Map B – Thoroughfare Plan (Map)

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Background The original Lago Vista Master Plan was adopted in 1988. The Master Plan was revised in 1992, 1994, and 1997. A new master Plan was adopted in 2001. A new Master Plan was proposed by a special Master Plan Committee and adopted by the Lago Vista City Council in August 2008. The 2008 Master Plan states that an annual report is to be provided to the City Council as to progress made to the Master Plan. The 2008 Master Plan states that Master Plan be updated annually by Lago Vista Planning and Zoning Commission (P&Z). As part of the first annual update P&Z recommended a reformatted and revised plan. 2009 Master Plan Annual Update Timeline 03/12/2009 - The Lago Vista Planning and Zoning Commission (P&Z) approved a reformat of the 2008 Master Plan to a table format. 04/02/2009 - The Lago Vista Planning and Zoning Commission (P&Z) obtained agreement from the Lago Vista City Council to reformat the 2008 Master Plan to a table format. 07/07/2009 – Began the first of many weekly P&Z subcommittee meetings. 09/17/2009 – P&Z presented an interim revised reformatted master plan to City Council. 09/24/2009 – Article published in the North Lake Travis Log about revisions to the Master Plan to city council. 10/26/2009– P&Z subcommittee finished 2009 Master Plan revision. 11/12/2009 – Held first public hearing on reformatted Master Plan. 12/10/2009 – Held second public hearing obtained P&Z approval on reformatted Master Plan. 02/18/2010 – Work session with City Council. 03/04/2010 – Obtained City Council approval of annual update of the Master Plan. 2009 Master Plan Change Synopsis Following is a synopsis of the changes made to the 2008 Plan’s goals and objectives. SECTION 1: GOAL 1 - Quality of Life Change: Moved previous language under new objectives and added several new objectives. Impact: Medium impact; increase in section description. Justification: To better define what Quality of Life means. C:\Users\cmartinez\AppData\Local\Microsoft\Windows\Temporary Internet Files\Content.Outlook\GXBJBI7M\Update 030510.doc 

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SECTION 2: GOAL 2 - Economic Development Change: Removed language that has been completed or will not perform. Added new language recommended by the Economic Development Alliance (EDA). Impact: Medium impact; section size remained about the same. Justification: To reflect the Economic Development Alliance (EDA) plans. SECTION 3: GOAL 3 - Future Land Use Change: Revised Future Use Map and added evaluation criteria for proposed development. Impact: Significant Impact; corrects gaps and reduces future exposure. Justification: To protect future right-of-ways and provided guidelines for future development. SECTION 4: GOAL 4 - Residential Development Change: Retained most language and moved some items to other sections. Impact: Little impact; mostly administrative corrections. Justification: To streamline existing plans. SECTION 5: GOAL 5 - Nonresidential Development Change: Retained most language and moved some items to other sections. Impact: Little impact; mostly administrative corrections. Justification: To streamline existing plans. SECTION 6: GOAL 6 - Infrastructure and Utilities Change: Retained most language, removed redundant language and clarified some statements. Impact: Little impact; mostly administrative corrections. Justification: To streamline existing plans. SECTION 7: GOAL 7 – Transportation Change: Added Thoroughfare Plan to map. Impact: Significant Impact; corrects gaps and reduces future exposure. Justification: To protect future right-of-ways and provided guidelines for future development. SECTION 8: GOAL 8 - City Services Change: Removed City Services and inserted and Parks and recreation section. Impact: Medium impact; new language in the section Justification: To reflect new changes in citizen demands. SECTION 9: IMPLEMENTATION Change: Reduced explanation. Impact: Little impact; mostly administrative corrections. Justification: To reduce volume of data to review and to streamline readability

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SECTION 2: GOALS AND OBJECTIVES GOAL 1 - Quality of Life: Enhance the quality of life provided in Lago Vista by protecting and expanding recreational, cultural, educational, economic and aesthetic resources, and preserving environmental resources including our natural landscape. Objective 1.1: Preserve, protect, and enhance the property values of commercial and residential neighborhoods. Environmental protection related objectives. Objective 1.2: Protect Lago Vista's environment by acquiring or protecting significant drainageways, maintaining healthy forests and protecting wildlife and natural resources. Objective 1.3: Ensure the availability and conservation of water, our most precious resource, within the Lago Vista community. Objective 1.4. Support alternative gardening resources and landscaping methods, such as water harvesting, that conserve water. Objective 1.5: Control the impact of development on the environment through appropriate regulation of landscaping, plant removal and lot excavation. Objective 1.6: Develop and implement new criteria and standards to protect ecological features and habitats. Objective 1.7: Protect major drainageways for water quality protection and habitat preservation. Objective 1.8: Develop a comprehensive drainage plan and ensure that it adequately addresses decreasing flood damage and protection of the environment. Objective 1.9: Protect environmentally sensitive natural areas. Objective 1.10: Keep Lago Vista beautiful. 1.10.1: Promote a continuing program of civic beautification. 1.10.2: Promote a continuing program of maintenance of homes and businesses. 1.10.3: Promote a continuing program of other measures that will contribute to an aesthetically desirable environment. 1.10.4: Provide roadside mowing, litter removal, landscaping, mowing, and tree trimming. 1.10.5: Sponsor Christmas lighting. 1.10.6: Support community-wide clean ups. 1.10.7: Regulate landscaping and tree removal.

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1.10.8: Regulate lot excavation. 1.10.9: Regulate signage. Objective 1.11: Preserve the beauty of the lake and hill country setting by enforcing the ordinances and guidelines that protect and enhance aesthetic values. Objective 1.12: Recognize and support the cultural significance of historic sites and relics as mapped and identified from the North Shore Heritage Society, the Hill Country Trails, and the Texas Historical Commission. Objective 1.13: Promote cultural activities and the arts. Objective 1.14 Keep Lago Vista active. 1.14.1: Support the Primavera bike race. 1.14.2: Support July 4th Celebration/Parade. 1.14.3: Timely publish special events in magazines. 1.14.4: Develop new recreational opportunities with the Lago Vista Property Owner’s Association (LVPOA). 1.14.5: Provide various programs through the Library. 1.14.6: Provide Wi-Fi Internet access within the Library. 1.14.7: Provide various tournaments and community programs through the Lago Vista Golf Course. 1.14.8: Provide community programs through the city sports complex and swimming pool. 1.14.9: Pursue development of a bicycle and trail network. 1.14.10: Support organizations that keep Lago Vista active. Objective 1.15: Keep Lago Vista involved in civic activities. Objective 1.16: Keep Lago Vista clean. 1.16.1: Maintain a SUPERIOR water quality rating from the Texas Commission on Environmental Quality (TCEQ). 1.16.2: Educate citizens to recycle solid waste. 1.16.3: Educate citizens about reporting illegal dumping. 1.16.4: Continue to enforce water pollution prevention ordinances. Objective 1.17: Keep Lago Vista safe.

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GOAL 2 – Economic Development: Through collaboration and partnerships, support economic development efforts that attract, retain and create quality jobs to insure a diverse economic base, a resilient and growing City tax base, and thriving neighborhoods. Objective 2.1: Provide economic initiatives that will encourage the improvement and expansion of existing businesses and the establishment of new businesses that would benefit the community. Objective 2.2: Promote Lago Vista as a desirable location for new and existing businesses and development. Objective 2.3: Endeavor to make the local tax rate competitive, nationally and regionally. Objective 2.5: Consider development of a consistent incentive policy for economic development using performance-based criteria. Objective 2.6: Cooperate in the development of appropriate retail and service business and jobcreating business and industry within a fifteen-mile trip radius. Objective 2.7: Pursue opportunities for recreation and tourism businesses. Objective 2.8: Efforts to diversify the local economy should focus both on existing sectors that are thriving and new industries that have the greatest opportunity for success. Objective 2.9: The Economic Development Alliance (EDA), the Chamber of Commerce, and the City should cooperate on economic development issues, such as infrastructure, incentives, and grant preparation. Objective 2.10: Meet on a regular basis with existing businesses and maintain relationships to ensure first-hand knowledge of potential issues, expansions, etc. Objective 2.11: Encourage business park development that includes technology, green and clean energy technology, software, communication, and general business. Objective 2.12: Attract hotels, motels and other lodging, medical services and clinics, restaurants, retailers, services, and employers. Objective 2.13: Build a city-owned multifunctional civic center. GOAL 3 - Future Land Use: Ensure that all new development (both residential and nonresidential) is environmentally sensitive, aesthetically pleasing, improves the tax base, and does not adversely affect existing neighborhoods and businesses and is not a fiscal burden. Objective 3.1: Forecast growth annually to develop an accurate planning basis. Objective 3.2: Ensure enough land to accommodate mixed land uses and housing for residents of varying income levels. Development regulation-related objectives. Objective 3.3: Revise, update and establish and enforce ordinances to provide uniform requirements for all future development.

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Objective 3.4: Establish standards for the development of nonresidential uses, including exterior standards. Objective 3.5: Consider amending the City’s zoning ordinance to specify standards for PDDs, which address, among other things, height, noise, buffering, impervious cover, setbacks, parks, sidewalks, utilities, and existing viewscapes, so as to assure the PDD does not adversely affect the quality of life of the community. City Center related objectives. Objective 3.6: Ensure that land uses and their respective aesthetic values within the City Center, the area along Dawn Drive at the intersection with Thunderbird and in Travis Plaza, make a positive contribution to the area and to the City as a whole. Objective 3.7 Establish a committee to develop and implement the City Center concept and plans. Objective 3.8: Promote the development of a nonresidential district characterized by small shops, restaurants, and professional offices along Dawn Drive and on the corner of Thunderbird Road. Objective 3.9: Develop an architectural policy for public and nonresidential buildings along Dawn Drive and the corner of Thunderbird Road. Objective 3.10: Maintain and update the Future Land Use Map. Objective 3.11: Development should be consistent with the Master Plan by using the Future Land Use Map and the following criteria to evaluate proposed development. A. Multifamily development: 1. The property should be adjacent to a collector or arterial street. 2. The number of units per acre should not exceed 18 units per acre unless the site plan, landscaping and building architecture are approved after review by P&Z and City Council. 3. The development will not overburden the utility system. The area is served with adequate public facilities such as water, sewer, electricity, and fire protection. 4. If the tract is adjacent to single-family residential development, then appropriate natural or manmade buffers should be incorporated into the project. 5. The area has sufficient drainage and will not adversely affect downstream property. 6. Non-point source pollution is appropriately attenuated. B. Nonresidential development: 1. The area is along a designated collector or arterial. 2. The area is of sufficient size to allow adequate buffering from adjacent residential land uses, adequate parking, loading areas, and landscaping. 3. The area and its respective use will not cause traffic to be routed through residential

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neighborhoods and will not utilize roadways that are intended for residential housing purposes. 4. The area is appropriately located such that the overall transportation system is equipped to handle the traffic generated. 5. The area is served with adequate public facilities such as water, sewer, electricity, and fire protection. 6. The area has sufficient drainage and will not adversely affect downstream property. 7. Non-point source pollution is appropriately attenuated. 8. Nonresidential land uses should not be characterized by the following: a. Shallow lots (usually between 100 and 150 feet). b. Numerous driveways for entrance and exit. c. Lack of architectural interest. d. Lack of landscaping in and around parking lots. e. Lack of buffer area adjacent to residential areas.

Objective 3.12: Encourage mutually supportive mixed use developments and the principles of new urbanism. Objective 3.13: Encourage lot consolidation as a method to enable construction of larger homes and create more open space, which helps preserve view corridors. Annexation related objectives. Objective 3.14: Consider annexation for the purpose of encouraging nonresidential development and increasing the tax base. Objective 3.15: Consider annexation that will benefit the city. Rezoning related objectives. Objective 3.16: Consider rezoning/acquiring land to allow more commercial or light industrial development in close proximity to the Lago Vista airport. Objective 3.17: Consider rezoning land along the lake to accommodate compatible small businesses such as boat and watercraft rentals, dry-stack boat storage, and floating restaurants. Objective 3.18: Identify undeveloped land nearby golf courses to be considered for rezoning for nonresidential use development to stimulate potential golf resort opportunities. Objective 3.19: With so little property currently zoned for nonresidential use, it is critical that additional land be zoned for nonresidential use. Objective 3.20: Consider rezoning or modification of the standards for development of undeveloped R4 land in the Highland Lakes Estates area. Objective 3.21: Consider acquiring land for new parks, open space and public use areas.

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Objective 3.22: Manage development in the floodplain and in areas that the City determines are subject to flooding, with the exception of development that can utilize the floodplains and not substantially alter it (e.g., park and recreation uses). Objective 3.23: Alleviate the occurrence of substandard and/or deteriorated development within the City and its extraterritorial jurisdiction through the use of regular, consistent development review and code enforcement practices. GOAL 4 - Residential Development: Develop high quality residential neighborhoods that promote public health, safety, and welfare to meet the various housing market needs of the community. Objective 4.1: Promote the development of quiet, safe, clearly defined neighborhoods. Objective 4.2: Encourage construction of energy efficient residences and use of native plants and lowwater-use landscaping. Objective 4.3: Encourage residential development in areas that have adequate public facilities and services including: roads and streets, police and fire protection, sewage disposal, water supply and pressure, telephone and electricity. Objective 4.4: Investigate providing City utilities to predetermined underdeveloped areas within Lago Vista as a development stimulus. Objective 4.5: Protect single-family residential areas from traffic congestion and through traffic, including traffic generated by nonresidential and high-density residential land uses. Objective 4.6: Develop and implement conservation programs providing incentives to developers for environmentally friendly construction standards and practices. Objective 4.7: Encourage lot consolidation as a method to enable the construction of larger homes that may create more open space that helps preserve view corridors. Objective 4.8: Consider increasing building heights in areas where no view is restricted as a method to permit larger residential structures to be built on existing lots. Objective 4.9: Encourage more clustering of residential construction into a given geographical area. Objective 4.10: Maintain a mix of housing units ranging from low cost/affordable to the more expensive. Development regulation related objectives. Objective 4.11: Update building codes and zoning standards with respect to current construction technologies and architectural designs. Those standards should preserve the economic value and amenity of existing neighbor's property. Objective 4.12: The zoning ordinance is based on deed restrictions that are 35 years old, therefore a detailed review and updating of the document’s contents is encouraged.

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Objective 4.13: The zoning ordinance should be compared to cities in close proximity as a reference regarding building heights, construction setbacks, lot sizes, and overall zoning ordinance structure and content. Objective 4.14: Update the zoning and ordinance to more carefully define ‘mobile home’, ‘manufactured housing’ and ‘industrialized housing’ according to current usage and Texas law. Objective 4.15: Ensure that new development and the related development review processes and standards achieve, maintain and improve the quality of life. Objective 4.16: Create open spaces and view corridors. GOAL 5: Nonresidential Development: Support the diversification of the local economic base by encouraging nonresidential development in appropriate areas of the City and providing the necessary zoning controls to ensure that nonresidential areas work in concert with residential neighborhoods. Objective 5.1: Maintain a sufficient amount of nonresidential land to meet the future requirements for new businesses and that encourages local employment and increasing Lago Vista property values. Development regulation related objectives. Objective 5.2: Provide the necessary studies and review processes to ensure that nonresidential areas work in concert with existing and future residential neighborhoods using the best known zoning and other management methods. Objective 5.3: Review and update the existing nonresidential building and zoning codes for future commercial development requirements. Objective 5.4: Update zoning controls to allow for development that takes advantage of underutilized golf courses, existing airport, proximity to Lake Travis and natural terrain. Objective 5.5: Ensure that new development and the related development review processes achieve, maintain, and improve the quality of life and develop and enforce effective construction standards to alleviate the impact of growth (e.g., dimensional, landscaping, lighting, and signage). Objective 5.06: Review flood plain regulation in regard to allowable development in the floodplain and in areas that may be subject to inundation or flash flooding with a view to protecting shoreline and watershed quality. Residential buffer related objectives. Objective 5.07: Utilize physical buffers, such as permanent open space, landscaping, fencing or walls, (as appropriate) between residential areas and nonresidential areas and/or differing residential densities where appropriate. Objective 5.08: Increasing the setback requirements for nonresidential development that is adjacent to residential areas should be considered.

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Objective 5.09: Alleviate the occurrence of substandard and/or deteriorated development within the City and its ETJ through the use of regular, consistent development review and code enforcement practices. Objective 5.10: Manage the development of the floodplain and in areas that the City determines are subject to flooding, with the exception of development that can use the floodplain and not substantially alter it. (e.g., park and recreational uses). Objective 5.11: Zone additional land and preserve for nonresidential land use. Objective 5.12: Underdeveloped land with potential use as architecturally compatible lodging, condominiums, town homes and other such accommodations should be identified and considered for rezoning to enhance nonresidential development to stimulate potential golf resort opportunities. Objective 5.13: Undeveloped land adjacent to the airport should be evaluated to determine potentially needed zoning changes to support additional nonresidential development. Objective 5.14: Consider acquisition and rezoning some areas around the airport to establish a residential buffer and allowing for more commercial or light industrial development. Objective 5.15: Develop a corridor study for Lohman Ford Road. Objective 5.16: Encourage mutually supportive mixed-use development. GOAL 6 - Infrastructure and Utilities: Manage development of infrastructure and utilities to meet the requirements for future development and growth. Objective 6.1: Develop an equitable system of fees for water and sewer services and facilities that reflect the cost of extending and providing those services. Long range planning related objectives. Objective 6.2: Develop a long term Master Water and Wastewater Plan which encompasses both infrastructure and raw water supply. Objective 6.3: Develop and use a comprehensive utility planning and revenue model. Objective 6.4: Implement a Drainage Master Plan and evaluate creation of a municipal drainage utility. Objective 6.5: Include sustainability of natural resources in City utility planning and develop processes for regenerating natural resources such as rainwater collection. Objective 6.6: Extend water and wastewater services to undeveloped areas in accordance with the state of the art Master Utility Plan. Revenue/funding related objectives. Objective 6.7: Provide for a system of orderly development through regular bond programs at reasonable interest rates.

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Objective 6.8: Moderate the incremental increase of local taxes through the use of development impact fees for water and wastewater. Objective 6.9: Periodically review impact fees associated with new development. Objective 6.10: Identify areas where water and wastewater lines can be efficiently extended and consider incentives to encourage growth in these areas. Objective 6.11: Develop infrastructure extension policies that would be adopted by the City Council. 6.11.1: Require development that is not adjacent to existing utility lines or streets or does not have adequate infrastructure capacity to support the new development to pay for the utility and street extensions under policies set and adopted by the City Council. Objective 6.12: New development should pay its fair share of additional infrastructure costs. Conservation related objectives. Objective 6.13: Support efforts to utilize recycled water in situations that do not infringe upon health, safety and welfare. Objective 6.14: Establish the City of Lago Vista energy and water conservation plans, seeking federal and state funding opportunities to fund them. Objective 6.15: Consider further development of the City’s Water Conservation Plan to include specific consumer and government conservation programs with measurable goals, and the possible establishment of a conservation advisory committee. Objective 6.16: Analyze and develop policies, programs and awareness efforts designed to conserve water. Objective 6.17: Review and implement nationally recognized programs that conserve water while maintaining the natural beauty of the area. Objective 6.18: Encouraged PEC to participate in energy reduction programs with the City, builders and citizens of Lago Vista. Objective 6.19: Investigate new revenue sources for the use of reclaimed water. Objective 6.20: Continually monitor opportunities in franchise agreements to improve service. Objective 6.21: Maintain a prioritized five year capital improvement program (CIP). Update annually. GOAL 7 - Transportation: Develop and maintain a transportation system that will safely, economically, and efficiently accommodate future growth. Street related objectives. Objective 7.1: Develop and maintain a system of arterial and collector streets that will safely, economically, and efficiently accommodate current and future traffic in accordance with widely

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accepted traffic engineering principles. Objective 7.2: Improve and upgrade streets to size and quality standards that are appropriate for their anticipated use. Objective 7.3: Maintain regular street maintenance programs to minimize deterioration. Objective 7.4: The City should periodically monitor traffic at all high-usage roadway intersections. Objective 7.5: The City should establish roadway improvement priorities by taking into consideration roadway traffic patterns, usage, current condition and projected population growth. Objective 7.6: Use the Thoroughfare Plan to guide the orderly development and incremental expansion of the City's transportation system. Objective 7.7: Evaluate the appropriate placement and use of traffic control devices to provide for efficient traffic operation, lessen congestion, and improve traffic safety. Objective 7.8: Improve existing intersections for growth when warranted and funds are available. 7.8.1: Add turn lanes at FM 1431/Lohman's Ford Road. 7.8.2: Add traffic signals and turn lanes at FM 1431/Bar K Ranch Road. 7.8.3: Add traffic signals and turn lanes at FM 1431/Dodge Trail. 7.8.4: Add traffic signals and turn lanes at Lohman's Ford Road/Ridgeview Road. 7.8.5: Add traffic signals and turn lanes at Lohman's Ford Road/Paseo de Vaca Street. 7.8.6: Add turn lanes at Lohman's Ford Road/Dawn Drive. 7.8.7: Add traffic signals and turn lanes at Lohman's Ford Road/Boggy Ford Road/Shoreline Ranch Drive. 7.8.8: Add turn lanes at Boggy Ford Road/Highland Lake Drive. Airport related objectives. Objective 7.9: Develop the Rusty Allen Airport as a viable transportation center. Objective 7.10: Develop a TxDOT approved Airport Layout Plan for the airport. Objective 7.11: Consider the acquisition of property and development of City owned hangers, parking spaces, and transient facilities. Objective 7.12: Obtain an airborne emergency care and transport capability that is stationed at the airport. Objective 7.13: Improve vehicle access to the airport from the east to facilitate aviation-related business use of the airport.

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Public transportation related objectives. Objective 7.14: Promote public transportation. Objective 7.15: Promote park and ride and carpooling programs. Objective 7.16 The City should investigate expansion of the “park and ride” program by examining the feasibility of additional bus routes within Lago Vista and into Austin and the surrounding areas to assist in minimizing traffic. Other transportation mode related objectives. Objective 7.17: Develop alternative transportation modes. Objective 7.18: Pursue development of bicycle and golf cart lanes. Objective 7.19: Pursue an effective way to prioritize sidewalk improvement areas by type of street and adjacent land use. Objective 7.20: Proactively pursue state and county planning and funding that benefit the city transportation system. GOAL 8 - City Services: Provide the highest level of City services possible to meet the current and future needs of its residences and businesses. Objective 8.1: Locate and adequately equip libraries, parks, police and fire stations as efficiently and economically as possible. Technology related objectives. Objective 8.2: Maintain a digitized geographical information system including lots, unoccupied lots, utility locations, updated road locations and other pertinent data. Objective 8.3: Maintain and update the Lago Vista web page to allow citizen access to city forms, building codes, zoning codes, city calendar, news and other pertinent data. Objective 8.4: Upgrade city existing capabilities to emerging technologies. Objective 8.5: Provide Wi-Fi Internet access within municipal offices Parks and recreation related objectives. Objective 8.6: Seek opportunities to increase, maintain and enhance parks and recreation facilities and programs. Objective 8.7: Identify new opportunities to cooperate with the Lago Vista Property Owners Association (LVPOA), LVISD, and other applicable organizations to provide high quality parks and recreation facilities and programs that meet current and projected park and recreation needs. Objective 8.8: Initiate and develop recreational programs needed by the community that private

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associations or private interests are not able to provide. Objective 8.9: Utilize as much of the City’s drainage corridors and floodplain areas as possible for open space, parks, wildlife habitat and other uses that are compatible with the flood hazard. Develop a system of walking trails throughout the community and coordinate with surrounding communities to develop a regional hike and bike trail. Objective 8.10: Provide new parks and recreation areas and open space as the city grows and develops. Objective 8.11: Fully develop existing hiking trails and scenic viewing trails throughout the community. Consider possibly linking these trails to the Balcones Canyonlands National Wildlife Refuge. Objective 8.12: The city should initiate and develop recreational programs for all citizens of all ages. Objective 8.13: Support the Library’s Long Range Plan for future growth and development. Objective 8.14: New funding sources such as impact fees, bond issues, external grants, public improvement districts, and assessment districts need to be identified for roadway and utility maintenance and upgrades.

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Section 3. IMPLEMENTATION GENERAL The Comprehensive Master Plan is a very important tool that the City staff and civic leaders can utilize in making sound planning decisions regarding the long-term growth and development of Lago Vista. The various elements of the Plan are based upon realistic growth objectives and goals for the City. The future quality of life within Lago Vista and the environment of the City will be substantially influenced by the manner in which Comprehensive Master Plan is used. The Comprehensive Master Plan should never be considered a finished product, but rather a broad guide for community growth and development that is always evolving and changing in scope. Changes in Lago Vista's socioeconomic climate, technology, and development trends which were not anticipated during preparation of the Plan may result in subsequent adjustments. Elements of the City that were treated in terms of a general relationship to the overall area may, in the future, require more specific and detailed attention. The full benefits of the Plan for the City of Lago Vista can only be realized by maintaining it as a vital, up-to-date document and measuring whether the goals and objectives are being achieved. As changes occur and new facets of the City become apparent, the Comprehensive Master Plan should be revised accordingly. By such action, the Plan will remain current and effective in meeting the City’s decision-making needs regarding growth and development into the next century and beyond. COMPREHENSIVE MASTER PLAN AMENDMENTS, AND PERIODIC REVIEW AND ANNUAL REPORT Plan amendments should not be made without thorough analysis of immediate needs, as well as consideration for long-term effects of amendments to the Plan. The Lago Vista City Council, Planning and Zoning Commission, and other City officials should consider each proposed amendment carefully to determine whether or not it is consistent with the Plan's goals and policies, and whether it will be beneficial for the long-term health and vitality of the City of Lago Vista. At approximately one year intervals the beginning of a calendar year, the Planning and Zoning Commission should submit to the City Council for its consideration an annual report concerning implementation of the Plan. Such on-going, scheduled reevaluations will provide a basis for adjusting the plan and work plan/budget priorities. It would be appropriate to devote one annual meeting of the Planning and Zoning Commission to reviewing the status of achieving the Plan’s goals in light of current conditions. Those items that appear to need specific attention should be examined in more detail, and

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changes and/or additions should be made accordingly and actions for the next year may be addressed. By such periodic reevaluations, the Plan will remain functional, and will continue to give civic leaders effective guidance in decision-making. Periodic reviews of the Plan should include consideration of the following:    

The City's progress in implementing the Plan; Changes in conditions that form the basis of the Plan; Community support for the Plan's goals, objectives and policies; and, Changes in the State laws.

In addition to periodic annual reviews, the Comprehensive Master Plan should undergo a complete, more thorough review and update every five years. The review and updating process should begin with the establishment of a citizen committee or have P&Z be the lead update committee for the council. Specific input should be sought from various groups, including property owners, neighborhood groups, civic leaders and major stakeholders, developers, merchants, and other citizens and individuals who express an interest in the long-term growth and development of the City. Resources should be provided in the form of staff or money to enable the committee or P&Z to carry out necessary studies. COMMUNITY INVOLVEMENT An informed, involved citizenry is a vital element of a democratic society. The needs and desires of the public are important considerations in Lago Vista's decision-making process. Citizen participation takes many forms, from educational forums to serving on City boards and commissions. A broad range of perspectives and ideas at public hearings helps City leaders and the City Council to make more informed decisions for the betterment of the City as a whole. Lago Vista should continue to encourage as many forms of community involvement as possible as the City implements its Comprehensive Master Plan. IMPLEMENTATION STRATEGIES       

Continuing a capital improvements program (CIP), by which the City expends funds to finance certain public improvements (i.e., utility lines, roadways, etc.), meeting objectives that are cited within the Plan; Enforcing the Zoning Ordinance; Enforcing the Subdivision Ordinance; Enforcing the Building Code and other City ordinances; Ensuring that a rezoning and subdivisions are consistent with the Plan; Ensuring annexations are consistent with the Plan. Ensuring development agreements are consistent with the Plan.

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As changes occur and new facets of the City become apparent, the Comprehensive Master Plan should be revised accordingly. An annual report from the Planning and Zoning Commission to the City Council concerning plan implementation.

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The City of Lago Vista, Texas

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CITY OF LAGO VISTA, TEXAS RESOLUTION NO. 08-1382 A RESOLUTION OF THE CITY OF LAGO VISTA, TEXAS, ADOPTING A NEW COMPREHENSIVE MASTER PLAN, TITLED "COMPREHENSIVE MASTER PLAN 2008", PROVIDING FOR THE AMENDMENT OF THE PLAN, AND PROVING FOR RELATED MATTERS; FINDING AND DETERMINING THAT THE MEETING AT WHICH THIS RESOLUTION IS PASSED IS OPEN TO THE PUBLIC AS REQUIRED BYLAW. WHEREAS, after recommendation from the Master Plan Committee and review, inquiry and the opportunity for citizen participation at a public hearing, the City Council has foun:d the adoption of a new Comprehensive Master Plan should be adopted by resolution. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LAGO VISTA, TEXAS, THAT: Section 1.

That, the "Comprehensive Master Plan 2008" is adopted.

Effectlve Date. This Resolution shall be in force and effect from and after its Section 2. passage on the date shown below. Open Meetings. It is hereby officially found and determined that the meeting at Section 3. which this resolution is passed was open to the public as required and that public notice of the time, place, and purpose of said meeting was given as required by the Open Meetings Act, Chapt. 551, Tex. Gov't. Code. PASSED AND APPROVED on this 7th day of August , 2008.

ATTEST:

o~ Christina Buckner, City Seci;-etruy

On a motion by Council Member D' Anne Gloris, seconded by Council Member Richard Bohn, the above and foregoing instrument was passed and approved.

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CITY OF LAGO VISTA, TEXAS ORDINANCE NO. 08-08-07-02 AN ORDJNANCE OF THE CITY OF LAGO VISTA, TEXAS, REPEALING ORDJNANCE 0201-17-02 WHICH ADOPTED A COMPREHENSIVE MASTER PLAN, PROVIDED FOR THE AMENDMENT OF THE PLAN, AND PROVED FOR RELATED MATTERS; FINDJNG AND DETERMINING THAT THE MEETING AT WHICH THIS ORDINANCE IS PASSED IS OPEN TO THE PUBLIC AS REQUIRED BYLAW. WHEREAS, after recommendation from the Master Plan Committee and review, inquiry and the opportunity for citizen participation at a public hearing, the City Council has foood the adoption of a new Comprehensive Master Plan should be adopted by resolution and that the old Comprehensive Master Plan should be replaced. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF LAGO VISTA, TEXAS, THAT: Section 1. 2001" is repealed.

0)

T1'at, Ordinance 02-01-17-02 which adopted the "Comprehensive Master Plan

Section 2. Severability: It is hereby declared to be the wtention of the City Council that the sections, paragraphs, sentences, clauses and phrases of this Ordinance are severable and, if any phrase, sentence, paragraph or section of this Ordinance should be declared invalid by the final judgment or decree of any court of competent jurisdiction, such invalidity shall not affect any of the remaining phrases, clauses, sentences, paragraphs and sections of this Ordinance, since the same would have been enacted by the City Council without the incorporation of this ordinance of any such invalid phrase, clause, sentence, paragraph or section. If any provision of this Ordinance shall be adjudged by a court of competent jurisdiction to be invalid, the invalidity shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision, and to this end the provisions of this Ordinance are declared to be severable. Section 3. Effective Date. This Ordinance shall be in force and effect from and after its passage on the date shown below. Section 4. Open Meetings. It is hereby officially found and determined that the meeting at which this ordinance is passed was open to the public as tequired and that public notice.of the time, place, and purpose of said meeting was given as required by the Open Meetings Act, Chapt. 551, Tex. Gov't.. Code. I

'

PASSED AND APPROVED on this 7th day of August, 2008.

Christina Buckner, City Secretary On a motion by Richard Bohn, seconded by Pat Dixon, the above ordinance was passed and approved this 7th day of August, 2008.

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1

Comprehensive Master Plan 2008

City of Lago Vista

Prepared By: The Master Plan Review Committee, All Related Sub-Committees & City Staff

Acknowledgements Comprehensive Master Plan 2008 City of Lago Vista, Texas City Council Members Randy Kruger, Mayor Richard Bohn Susan Euresti Hugh Farmer D’Anne Gloris Darrel Hunt Mike Thornton City Manager Bill Angelo Assistant City Manager Frank Robbins Planning and Zoning Commission Richard Wolf, Chairman Bob Besett, Jr Bill Dunham Jim Guy Linda Lee Dewey Nunley Paul Smith Ron Smith Comprehensive Master Plan Committee Members Jim Dougherty, Chairman Andy Anderson, Vice Chairman Jim Gilchrist, Secretary Joe Burke Elizabeth Jamison John Leak Wayne Moldovan Louise Morell Randy Phillips Tom Thompson Mike Thornton, Council Liaison City of Lago Vista, Texas

i

Comprehensive Master Plan 2008

Table of Contents Comprehensive Master Plan 2008 City of Lago Vista, Texas Section 1: Introduction

Intent Why Plan? History and Background of Lago Vista Guide to Managing Growth Plan Content and Organization

Section 2: Goals and Objectives Introduction Goals and Objectives

2-1 2-1

Section 3: Quality of Life

Goals and Objectives Overview Recommendations

3-1 3-1 3-3

Section 4: Economic Development Goals and Objectives Overview Competitive Assessment Recommendations

4-1 4-1 4-4 4-8

Section 5: Future Land Use

Goals and Objectives Overview Population Types and Considerations for Land Use Plate 5-1 City Center Annexation Future Use Recommendations Plate 5-2

City of Lago Vista, Texas

1-1 1-1 1-2 1-7 1-8

ii

5-1 5-1 5-4 5-6 5-8 5-11 5-12 5-12 5-13 5-15

Comprehensive Master Plan 2008

Table of Contents

Section 6: Residential Development Goals and Objectives Overview Recommendations

6-1 6-2 6-9

Section 7: New Residential Development Goals and Objectives Overview Existing Condition Planning and Zoning Development Enforcement and Compliance Recommendations

7-1 7-2 7-2 7-3 7-3 7-4 7-5

Section 8: Infrastructure and Utilities Goals and Objectives Overview Water Resource Issues Other Utility Services Recommendations

8-1 8-1 8-3 8-7 8-8

Section 9: Transportation

Goals and Objectives Overview Recommendations

9-1 9-1 9-6

Section 10: City Services

Goals and Objectives Overview Existing Conditions Recommendations

10-1 10-1 10-2 10-5

Section 11: Implementation Plan

Introduction The Plan as a Guide for Daily Decision –Making Plan Amendments and Periodic Review Community Involvement Implementation Strategies Capital Improvement Programs Administrative Processes Recommendations for Implementation

Appendixes

11-1 11-1 11-2 11-3 11-3 11-3 11-4 11-4

A – Resources for Quality of Life Section B – Economic Development Background Information

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 1: Introduction Comprehensive Master Plan 2008 City of Lago Vista, Texas

Section 1: Introduction

1.0 INTRODUCTION 1.1 INTENT A city’s comprehensive master plan can be defined as a long-range planning tool that is intended to be used by City staff, decision-makers and citizens to direct the growth and physical development of a community for ten years, twenty years or an even longer period of time. It is a vision of what the community can become and is a long-range statement of public policy. The primary objectives of a comprehensive master plan are to: • • • • • •

Ensure efficient delivery of public services Coordinate public and private investment Minimize conflict between land uses Manage growth in an orderly manner Increase the cost-effectiveness of public investments Provide a rational and reasonable basis for making decisions about the community

As a vision of the City’s future physical form, the Comprehensive Master Plan sets forth a generalized pattern of land use areas and transportation corridors. It represents a longrange statement of public policy with respect to how the community should grow, develop and mature over time. It includes policies and recommendations relative to the development of various physical elements within the community such as transportation, land use, housing, parks and recreation, and urban design (e.g., development guidelines for the downtown area, etc.). It provides for the distribution and interrelationships of various land uses, as well as a basis for future development recommendations. These aspects of the Plan are supported by a set of goals and objectives drawn from the desire and aspirations of citizens and business leaders, and are intended to help Lago Vista create an attractive living and working environment. 1.2 WHY PLAN? It has become clear to the citizens of Lago Vista that change is a fact of life—it is indeed inevitable for all communities. By adopting policies and guidelines set forth in the Comprehensive Master Plan, Lago Vista can prepare for this change, and can maximize future benefits for its residential neighborhoods while maintaining a viable business and economic environment. The Comprehensive Plan is a guide for decision-makers and a tool for managing community change to achieve a desired quality of life. Advance, or comprehensive, planning helps to ensure that, as size and population characteristics grow and change over time, the community continues to develop in a manner that reflects the objectives and values of the community’s property owners, decision-makers and citizenry. The product of a municipal advance planning program is generally a comprehensive plan document (and associated maps), which is sometimes referred to as a community’s “Master Plan”. Lago Vista’s Comprehensive Master Plan

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should function as a long-range guide for the future growth, development and, in some cases, redevelopment of the community over ten years, or an even longer period of time. It should accurately reflect what is in the best interest for the City of Lago Vista, as perceived by citizens and property owners within the community. It should illustrate and represent a comprehensive “vision” of what the community can become, and it should be utilized as a long-range statement of public policy. The Comprehensive Master Plan should serve several important roles in the City’s decision-making process. Its primary purpose is to permit the City to consciously consider and shape its own future. It serves as a response to existing problems, which have been identified within the community, and as a means to address future issues in a more proactive way. It can be used to identify areas or features that need to be protected or preserved, and it can establish a framework for establishing priorities. Although the Comprehensive Master Plan focuses primarily upon the community’s physical form and environment, it is closely tied to socioeconomic factors, as well. In many ways, the physical layout and design of the community affects the daily lives of those who live and work within it. The Comprehensive Master Plan, once adopted, becomes the official policy of the City. It will help guide zoning and development decisions, and it will serve as a basis for future capital expenditures for public facilities. It is important to emphasize that the Comprehensive Master Plan is not a rigid policy, but rather a guide. It is intended to be flexible and to provide latitude for more detailed analyses that are commonly a part of zoning and development decisions; however, these decisions should be consistent with policies established within the Comprehensive Plan. Planning is not a single event. It is a continuous and ever-changing process. The City will undoubtedly encounter future development proposals, which are inconsistent with the Plan. Some of these proposals may well be in the best interest of the City and worthy of further consideration. As community conditions and priorities change over time, the City’s Comprehensive Plan should be amended to take advantage of new opportunities and to respond to new needs and circumstances. Thus, the Comprehensive Plan itself is not intended to be a static document; it is intended to a dynamic, adaptable guide to help citizens and officials shape Lago Vista’s future. 1.3 HISTORY AND BACKGROUND OF LAGO VISTA The fact that Lago Vista is situated in the heart of the legendary Texas Hill Country is a major factor influencing land use. Rolling hills, rocky slopes, steep canyons, and reforestation of oak and cedar trees are characteristic of this beautiful region, particularly Lago Vista. Lake Travis is one of the area’s most prominent features. The area has a vibrant and diverse history. It is replete with numerous land grants bearing familiar names like Thurman, Sylvester, Simpson, and others--some dating back to prerepublic years. However, for planning purposes we are concerned specifically with recent history. Due to the isolation of Lago Vista by Lake Travis and the hazardous driving

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Comprehensive Master Plan 2008

Section 1: Introduction

conditions posed by F.M. 1431, less than 40 years ago, the City was considered to be part of a desolate region with few inhabitants and modest amenities. Two men, L.L. “Dude” McCandless, and J.S. “Sid” Wheless Jr. owned most of the land. In November of 1957, Wheless sold 1,668 acres of land to a Houston dentist named C. Paul Harris. Dr. Harris declared the land as his homestead, with intentions of raising polo ponies. However, only two months later in January of 1958, Harris conveyed the property to a family corporation—Lago Vista, Incorporated. Although the land was subdivided into lots, development plans were vague and somewhat disorganized. Deed restrictions permitted dwelling units 600 to 800 square feet in size, suggesting weekend retreats or vacation cabins. At the same time, in March of 1958, C.C. Cook (identified in the media as a vice president of Lago Vista, Inc.) began promoting Lago Vista on a much grander scale. He envisioned $150 million residential development of 6,000 homes; this residential development, however, did not include land designated for schools, parks, or other civic purposes. Between 1958 and 1964, WCID #15 was formed and began operating. Dr. Harris began constructing a home on Camille Court and continued to sell lots. In 1964, John Moss purchased all of the assets of Lago Vista, Inc. for the purpose of subdividing. Moss introduced a marketing group known as “Havasu Sales Incorporated”. Sales continued at a modest pace until 1968, with a marina as its only amenity. In October 1969, National Homes, Inc. acquired Lago Vista. Later, Havasu Sales merged the two and became known as National Resort Communities, Inc. (NRC). In order to help promote lot sales, NRC added a 9-hole golf course. It quickly expanded to 18-holes, and included a clubhouse. In May 1969, NRC purchased 776 acres from the firm of Emerald Bend, Inc. (L.L. McCandless). The acreage was adjacent to Harris’ original tract. NRC surrounded the entire tract with a 10-foot easement, apparently intending to limit Lago Vista to 2,400 acres, and about 4,000 lots. Although there was still no evidence of a coherent master plan, with land being designated for schools, commerce, civic center, etc., lot sales were vigorously pursued. In May 1971, NRC purchased another 2,300 acres from McCandless properties. This new tract became known as Highland Lake Estates. Along with this large acquisition, deed restrictions began to be enforced. The small 600-800 square foot dwellings were eliminated, with some of the land being set aside for community purposes. To their credit, NRC designated some waterfront sites as parklands. At the same time, plans for an additional 18-hole golf course were in process and were eventually completed in 1975. In June 1971, one month after the acquisition by Highland Lake Estates, NRC purchased the Bar-K clubhouse and grounds from Newt Johnson. The remainder of the Bar-K Ranch area was purchased from J.S. Wheless. Land holdings began to exceed 5,000 acres and extended from the south portion of Thurman Bend, to the airstrip on the north portion of Bar-K. At this time, land acquisition by NRC ceased.

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Comprehensive Master Plan 2008

Section 1: Introduction

Even up to this point, there was still no evidence of the unified concept of a cohesive community. These four areas, Country Club Estates, Lago Vista Estates, Highland Lake Estates, and Bar K Ranch, though contiguous, were considered separate developments. With the projection of the “World of Resorts” image, sales promotions remained constantly aggressive. In 1974, with nearly $30 million invested, National Homes needed a positive return from the NRC (Lago Vista) entity. William Price, serving as leader, endeavored to consolidate the fragmented operations for the purpose of generating a profit. He placed a hold on further development of amenities and reduced the staff. Eventually the three subdivisions were integrated into one—Lago Vista. He selected the Nighswonger Organization to market approximately 1,000 available lots. With serious consideration to developmental efforts, NRC began taking a more serious long-range view of Lago Vista. They began realizing that this was more than simply a weekend “Sun City” retreat for the retired. High school construction was paid for by the residents and became a major reinforcement for the new trend. The “World of Resorts” image was now taking a back seat. To their advantage, NRC continued to maintain certain amenities for the next 15 years, reaffirming their intention to remain a part of development. Major improvements were made to the golf courses and clubhouses. Those who enjoyed Lago Vista’s affordable life style considered NRC to be worthy of their support. NRC published the Master Plan Map, which shows the entire area to have been platted into approximately 13,000 lots by NRC and previous developers. Most of these lots are zoned for individual residential development. The few that remained were zoned for multi-family, commercial, park, and government. Deed restrictions specifying house sizes, setbacks, building heights, fences, etc. vary from section to section in a disorderly fashion. All building plans required the approval of an NRC Architectural Control Committee (ARC). All of those requirements have, with the exception of a few, assured a pleasing conformity to local homes without unduly restricting individual creativity. Despite the natural beauty of Lago Vista, its proximity to Lake Travis, increasing amenities, and vigorous sales promotion, it remained largely undiscovered throughout the 1970’s. A number of economic factors were responsible, including the condition of FM 1431, Lago Vista’s link to Austin. Early in the 1980’s, FM 1431 was realigned and widened into four lanes. As a direct result of the improvement of FM 1431 and the positive results from the real estate boom, Lago Vista became an incorporated City that was looking forward to the potential of accelerated growth. However, the economy took a turn in mid-1985, and the deterioration of the Texas economy interrupted and stalled development. Between 1989 and 1992, new developments along Hwy 183/R.R.620 and the junction of Hwy 183 and FM 1431 brought a gradual increase to Lago Vista’s growth. These developments have had a marked impact on the population growth since that time. In 1990, a new corporation known as Lago Vista, Inc. purchased the remaining assets of NRC. Those assets were divided into three areas: airport and commercial properties, three

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Comprehensive Master Plan 2008

Section 1: Introduction

golf courses and 50% of Vista Grande properties, and an estimated 452 lots specifically designated for development as residential properties. As of June 1992, the parent company of Lago Vista, Inc. (Taiyo Corporation) released ownership of the 452 residential lots. In 1993, other properties of Lago Vista, Inc. were placed under management control of a trustee, until which time they could be sold. Developers purchased the individual lots. In 1994, Evergreen Golf Alliance Limited of Irving, Texas, purchased the golf courses, along with the assets. In addition, the Vista Grande complex was sold to the Lago Vista Resorts, Inc. and is now operated as a hotel-conference center. Also in 1994, the City acquired the airport now known as the “Lago Vista, Texas Rusty Allen Airport.” from the Taiyo Corporation at no cost. The City now plays an active role in activities at the airport. The history of Lago Vista is indeed unique. The fact that the entire City was once one large development community has led to challenges in terms of accommodating continued population and physical growth. The City inherited many of these challenges, including the abundance of vacant, platted lots, the roadway configuration, and the ratio of residential to nonresidential land use, at the time of incorporation from the original development corporation, National Resort Communities, Inc. In 1987, a group of volunteers formed the Lago Vista Friends of the Library for the sole purpose of raising funds to support the library’s operations and growth. In 1997, the library expanded, through the help of the Lower Colorado River Authority, the City of Lago Vista and Lago Vista Property Owner’s Association. Beginning October 2001 the library became a city department and received operating funds to pay for a full-time librarian and utilities and to allow for expanded hours and services.

From the 1980's to the early 2000's the northern most section of Travis

From the 1980’s to the early 2000’s the northern most section of Travis County located on the North Side of Lake Travis was served by 3 separate fire departments: Travis County ESD #1, (Lago Vista Fire Department) and Travis County ESD #7, (North Shore Fire and Rescue, located in Jonestown and the Emergency Services of Sandy Creek located off Nameless Road). North Shore and Sandy Creek were volunteer fire departments contracted by ESD #7 and Lago Vista Fire was a combination department. In 2003 North Shore and Sandy Creek were combined into one fire department under ESD #7 which became North Lake Travis Fire and Rescue. In 2005 an election was held to combine ESD #1 and ESD #7. This merger was the beginning of Travis County ESD #1, North Lake Travis Fire and Rescue. North Lake Travis Fire and Rescue covers 178 square miles of Travis County from the Cedar Park City Limits on the east, to the Burnet County Line on the west and the Williamson County Line on the north and Lake Travis as the southern boundary. There are seven fire stations. Three stations house paid staff 24/7 and the remaining four are manned with volunteers. North Lake Travis Fire and Rescue is a combination department. It began with 10 paid firefighters and a large volunteer staff. It has grown to a staff of 23 paid firefighters

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Comprehensive Master Plan 2008

Section 1: Introduction

working 24 hour shifts. Currently 35 volunteer firefighters/EMT’s play an integral part of the department’s operations. The City acquired the airport from the Taiyo Corporation August 25, 1994 at no cost. The City Council accepted the airport in the best interest of Lago Vista at no cost to the City itself. The City now plays an active role in activities at the airport. In October 1994, the name of the airport was changed to “Lago Vista, Texas Rusty Allen Airport”. The Airport POA subsequently changed their name to the “Rusty Allen Airport Property Owners Association”. In June 1999, the Aviation Division of the Texas Department of Transportation completed development of an Airport Action Plan (AAP) for the Rusty Allen Airport. The city adopted the plan in June 1999. Adoption of the plan enabled the City to gain state funding from The Texas Department of Transportation (TXDOT) through block grants and ramp funds for on going maintenance .The AAP now serves as the basic planning document for management, capital improvements and maintenance actions at the airport. The airport received $750,810 in TXDOT funding in 2001 and $510,000 in 2007. An additional $64,598 was obtained in 2007 for an automated weather reporting station. The Lago Vista Municipal Utility Department was established December 1992. Until then, water and wastewater utility service was divided between two separate utilities with many residents relying on individual septic systems and storing their own water in chlorinated holding tanks. In the 1960’s, NRC had formed a National Water Company to issue bonds for water treatment facilities. In 1969, voters established a broader water district, Water Control & Improvement District #15 (WCID), with taxing authority. The first water treatment plant was completed by WCID in 1971. Residents outside the WCID service area formed Travis County Municipal Utility District #1 (MUD) in 1972; in 1973 voters authorized MUD to issue $35M bonds for improving and developing water and wastewater facilities. MUD, contracting with WCID to provide water, only operated storage and distribution facilities. The city operated a 500,000 gallon per day wastewater treatment facility until 2004. Expansion continued in 2003 when the city constructed a new sewer treatment facility at the cost of $2.4 million. This facility is projected to meet population expansion until the year 2020. In 2006, after analyzing years of computer data, FEMA announced that the 100-year flood plane for Lake Travis needed to be adjusted from 716 MSL to 722 MSL. The process, to change the level began in 2006 and will be completed in 2008. For building purposed, the City added 1 foot to this level, which means no future building, can have living areas below 723 MSL. The mandate that no effluent can be released into the Highland Lakes along with the steady population growth in Lago Vista, posed a major problem for the City government. Since the initiation of the mandate, the City relied on the Lago golf course as the only

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 1: Introduction

outlet for its effluent discharge. In 2000 the City realized that the long-term growth of the city required additional measures. In 2003 the city purchased 311 acres of land along FM 1431 (now known as Cedar break) to handle long-term requirements. Currently, only 60 acres are being used. Lago Vista’s two golf courses, owned by a single owner and recognized as attractions to newcomers since 1971, faced financial hard times since 2006 when, for the first time, the courses came under separate ownership. Highland Lakes Country Club was closed in 2005 and reopened in 2007. Both have been under Chapter 11 bankruptcy protection, Lago Vista Golf Club in 2007-08, Highland Lakes in 2008 When effluent disposal issues became a major concern for the city as a result of the financial issues at the Lago course, the city stepped in during the bankruptcy hearing and presented an offer to buy the course. This offer, first accepted, was later refused. The city then proceeded with Eminent Domain action. After negotiations, the city purchased the course for 2.3 M and will take over operations in mid 2008. As Lago Vista evolves this Master Plan should be used to deal with these issues and others that may occur. 1.4 GUIDE TO MANAGING GROWTH 1.4.1 Growth Choices Lago Vista has experienced significant growth for the past few years. Growth can have both positive and negative affects – it may cause retail sales to rise, land values to rise, the tax base to broaden, and the variety of goods and services that are available to increase. Increased traffic, air pollution, noise, development costs, and demands on existing urban services and for new services may be adverse affects of growth. Such advantages and disadvantages should be balanced when considering the Comprehensive Master Plan. Public officials ultimately must implement City growth policies, and must make decisions concerning the desirability of different types of growth. The following describe the steps that should be taken when determining future development policy within Lago Vista: 1. 2. 3. 4.

Determine how to promote desirable growth; Define the role that the City should have in development in terms of master planning, site planning, and subdivision review and regulation; Determine the quality of growth relative to the quantity of growth that is desired; Determine if the City has adequate infrastructure capacity to accommodate growth in an efficient manner.

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Section 1: Introduction

1.4.2 Development Constraints There are numerous natural and man-made factors that currently influence development decisions in Lago Vista, which will continue to do so in the future. Such factors include: • • • • • •

The Balcones Canyonlands National Wildlife Refuge to the west of Lago Vista; Lake Travis to the west and south of Lago Vista; Floodplains and creeks within the City; Topography, which is characterized by extreme differences in elevation at various points within Lago Vista; The City of Jonestown and its extraterritorial jurisdiction to the east of Lago Vista; and The distance from Lago Vista to the major market centers of Austin.

The Comprehensive Master Plan has taken these development constraints into account. 1.4.3 Urban Form The land use and growth policies contained herein imply active municipal participation in the development of Lago Vista’s urban form primarily through public works projects and land use controls. This role is traditional for City government. The City’s use of zoning, subdivision controls, and annexation policies inherently affect the various facets of Lago Vista, including the transportation system, the utility system, existing development, and future private development. Guiding a community’s growth is a complex task, and it is difficult to predict the effectiveness and repercussions of a municipality’s attempts to do so. Policies and ordinances intended to direct growth should be developed carefully in conjunction with this Comprehensive Master Plan. As the selected growth pattern evolves, additional policies can and should be adopted to meet the needs of Lago Vista. 1.5 PLAN CONTENT AND ORGANIZATION The Comprehensive Master Plan is divided into eleven major sections. Each section is designed to accomplish specific objectives within the planning process. Specifically, this Introduction Section is followed by a Goals and Objectives Section and eight sections which address the many issues facing the growing city. In addition, an Implementation plan is provided in order to help the City realize the recommendations made within the overall Plan. Charts and graphs are included when applicable to help explain various concepts. Although each of the sections serves a separate and specific purpose, the various sections are all interrelated in some manner and are intended to collectively comprise the Comprehensive Master Plan 2008 for Lago Vista.

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Comprehensive Master Plan 2008

Section 2: Goals and Objectives Comprehensive Master Plan 2008 City of Lago Vista, Texas

Section 2: Goals and Objectives

2.0 GOALS AND OBJECTIVES 2.1 INTRODUCTION The goals and objectives of this Comprehensive Master Plan are the basis for growth and development decisions and serve as the foundation to protect, maintain and enhance the existing quality of life in Lago Vista. Specifically, goals are defined as general statements of the community’s desired ultimate physical, social and/or economic environment. Goals set the tone for development decisions in terms of the community’s desired quality of life. Objectives are defined as the approaches toward achieving the type of quality living environment expressed by the community’s goals. These have been developed and are listed in no priority order, for the following: • • • • • • • •

Quality of Life Economic Development Future Land Use Residential Development Nonresidential Development Infrastructure and Utilities Transportation City Services

2.2 GOALS AND OBJECTIVES QUALITY OF LIFE ( SECTION 3 ) GOAL 1: Enhance the quality of life provided in Lago Vista by expanding and preserving the recreational, cultural, educational, economic, natural and aesthetic resources of the community. Objective 1.1: Preserve, protect and enhance the values of commercial and residential neighborhoods through establishment, implementation, and enforcement of effective ordinances and codes. Objective 1.2: Promote cultural activities and the arts locally. Objective 1.3: Promote a continuing program of civic beautification, maintenance of homes and businesses, and other measures that will contribute to an aesthetically desirable environment. Objective 1.4: Preserve the beauty of the lake and hill country setting by establishing and enforcing ordinances and guidelines that protect and enhance aesthetic values.

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Objective 1.5: Protect the environmental quality of Lago Vista’s urban environment by acquiring and protecting flood prone areas, protecting wetlands and watersheds, maintaining and increasing healthy urban forests, and protecting wildlife and natural resources. Objective 1.6: Ensure the availability and conservation of water, our most precious resource, within the Lago Vista community. Objective 1.7: Control impact of development on the environment through appropriate regulation of landscaping, plant removal and lot excavation. ECONOMIC DEVELOPMENT ( SECTION 4 ) GOAL 2: Promote, formulate and guide development initiatives that contribute to expanding the local tax base and providing a diversified economy, while enhancing the quality of life in Lago Vista. Objective 2.1: Provide economic initiatives that will encourage the improvement of existing businesses and the establishment of new businesses that would benefit the community. Objective 2.2: Provide consistency and stability for nonresidential development in order to strengthen the economic base of the City. Objective 2.3: Promote Lago Vista as a desirable location for new and existing businesses and development. Objective 2.4: Endeavor to make local taxes and services regionally competitive. Objective 2.5: Identify and pursue the types of businesses that allow the City of Lago Vista to be more self-sustaining and take advantage of existing commercial and recreational facilities, proximity to Lake Travis and natural hill country aesthetics. Objective 2.6: Increase the City tax base and provide new jobs by implementing programs that encourage light industrial development. Objective 2.7: Provide the necessary studies required to help identify and attract the types of businesses the City needs. Objective 2.8: Provide the necessary studies required to help identify and attract the types of nonresidential development that takes advantage of existing commercial / recreational facilities and proximity to Lake Travis.

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FUTURE LAND USE ( SECTION 5 ) GOAL 3: Ensure that all new development (both residential and nonresidential) is consistent with demographic projections and enhances the quality of life. Objective 3.1: Model the existing population, the work force demographic and regional growth rates on an annual basis to develop an accurate planning basis. Objective 3.2: Ensure enough land to accommodate multiple land uses and housing for residents of varying income levels. Objective 3.3: Direct future land use so that it occurs as a consistent extension of the existing community. Objective 3.4: Revise update, establish and enforce ordinances and codes to provide uniform requirements for all future development. Objective 3.5: Ensure that land uses and their respective aesthetic value within the City Center of Lago Vista make a positive contribution to the area and to the City as a whole. Objective 3.6: Promote the development of a nonresidential district characterized by small shops, restaurants, professional offices, and open space/parks along Dawn Drive and on the corner of Thunderbird Road. Objective 3.7: Develop an architectural policy and standards for public and nonresidential buildings along Dawn Drive and the corner of Thunderbird Road. RESIDENTIAL DEVELOPMENT ( SECTION 6 ) GOAL 4: Develop high quality residential neighborhoods that promote public health, safety and welfare, and meet the various housing market needs of the community. Objective 4.1: Promote the development of quiet, safe, clearly defined neighborhoods. Objective 4.2: Update building codes and zoning standards with respect to current residential construction technologies and architectural designs. These standards should preserve the economic value and amenity of existing neighbor’s property. Objective 4.3: Develop programs that encourage and provide incentives for the construction of energy efficient residences and use of native plants and lowwater-use landscaping.

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Objective 4.4: Encourage residential development within areas that have adequate public facilities and City services, including roads and streets, police and fire protection, sewage disposal, water supply and pressure, telephone and electricity. Objective 4.5: Investigate providing City utilities to predetermined underdeveloped areas within Lago Vista as a development stimulus. Objective 4.6: Protect single-family residential areas from traffic congestion and through-traffic, including traffic generated by nonresidential and high density residential land uses. Objective 4.7: A mixture of land uses and densities should be encouraged wherever possible, which would be beneficial for the neighborhood. Objective 4.8: Update standards and master planning criteria for new subdivisions and other major residential developments. Objective 4.9: Accept lot consolidation in residential areas. Objective 4.10: Ensure that new development and the related development review processes achieve, maintain, and improve the quality of life. Objective 4.11: Alleviate the occurrence of substandard and/or deteriorated development within the City and its extraterritorial jurisdiction through the use of regular, consistent development review and code enforcement practices. Objective 4.12: Manage development in the floodplain and in areas that the City determines are subject to flooding, with the exception of development that can utilize the floodplains and not substantially alter it (e.g., park and recreation uses). Objective 4.13: Develop a Green Builder support program providing incentives to developers for environmentally friendly construction standards and practices. Develop and implement conservation programs. NONRESIDENTIAL DEVELOPMENT ( SECTION 7 ) GOAL 5: Support the diversification of the local economic base by encouraging nonresidential development in the appropriate areas of the City and providing the necessary zoning controls to ensure that nonresidential areas work in concert with residential neighborhoods. Objective 5.1: Maintain a sufficient amount of nonresidential land to meet the future requirements for new businesses and that encourages local employment and increasing Lago Vista property values.

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Objective 5.2: Provide the necessary studies and review processes to ensure that nonresidential areas work in concert with existing and future residential neighborhoods using best known zoning and other management methods. Objective 5.3: Review and update the existing nonresidential building and zoning codes in support of future commercial development requirements. Objective 5.4: Update zoning controls to allow for development that takes advantage of the underutilized golf courses, existing airport, proximity to Lake Travis and natural terrain with emphasis on maintaining the natural beauty of the area. Develop zoning codes that include business consistent with the Economic Development Plan. Objective 5.5: Utilize physical buffers, such as permanent open space, landscaping, fencing or walls, (as appropriate) between residential areas and nonresidential areas and/or differing residential densities where appropriate. Objective 5.6: Ensure that new development and the related development review processes achieve, maintain, and improve the quality of life and develop and enforce effective external construction standards to alleviate the impact of growth (e.g., dimensional, landscaping, lighting and signage). Objective 5.7: Alleviate the occurrence of substandard and/or deteriorated development within the City and its extraterritorial jurisdiction through the use of regular, consistent development review and code enforcement practices. Objective 5.8: Manage development in the floodplain and in areas that the City determines are subject to flooding, with the exception of development that can utilize the floodplains and not substantially alter it (e.g., park and recreation uses). INFRASTRUCTURE & UTILITIES ( SECTION 8 ) GOAL 6: Manage development of infrastructure and utilities to meet the requirements for future development and growth. Objective 6.1: Develop an equitable system of fees for water and sewer services and facilities that reflect the cost of extending and providing those services. Objective 6.2: Extend water and wastewater services to undeveloped areas in accordance with a state of the art Master Utility Plan. Objective 6.3: Provide for a system of orderly development through regular bond programs at reasonable rates. Objective 6.4: Identify areas where water and wastewater lines can be efficiently extended and consider incentives to encourage growth in these areas.

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Objective 6.5: In equitable fashion require development that is not adjacent to existing utility lines or streets to pay for the utility and street extensions under policies set and adopted by City Council. Objective 6.6: Moderate the incremental increasing of local taxes through the equitable use of development impact fees for roadways, water and wastewater. Objective 6.7: Develop an infrastructure extension policy based on the phasing in of the City’s capital improvement program which would not place an undue burden on City services. Objective 6.8: Establish City of Lago Vista energy and water conservation plans, leveraging state and federal funding opportunities to support them. TRANSPORTATION ( SECTION 9 ) GOAL 7: Develop and maintain a transportation system that will safely, economically, and efficiently accommodate future growth. Objective 7.1: Develop and maintain a system of arterial and collector streets that will accommodate current and future traffic in accordance with planning and zoning standards and considerations. Objective 7.2: Improve and upgrade streets to size and quality standards that are appropriate for their anticipated use and maximize right-of-way on Lohman Ford Road, American Drive, and Boggy Ford Road. Objective 7.3: Maintain regular street maintenance program to minimize street deterioration. Objective 7.4: Proactively pursue state and county planning and funding that benefits the City transportation system. Objective 7.5: Develop the Rusty Allen Airport and its environs in an orderly manner. Objective 7.6: Consider the acquisition of property and development of City owned hangers, parking spaces, and transient facilities. Objective 7.7: Promote public transportation as appropriate.

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CITY SERVICES ( SECTION 10 ) GOAL 8: Provide the highest level of City services possible to meet the current and future needs of its residences and businesses. Objective 8.1: Locate and adequately equip libraries, parks, recreational facilities and police stations that will provide protection of life and property as efficiently and economically as possible. Objective 8.2: Work with the medical community (federal, state, and/or private) to locate a minor emergency clinic in Lago Vista. Objective 8.3: Develop a digitized geographical information system including occupied lots, unoccupied lots, utility locations, updated road locations, and other pertinent data. Objective 8.4: Maintain and update the Lago Vista web page to allow citizen access to City Forms, Building Code, Zoning Code, and City Calendar, news, and other pertinent information. Objective 8.5: Identify new opportunities for and work with the Property Owners Association (POA) and other applicable organizations to provide high quality parks and recreation facilities that meet current and projected park and recreation needs. Objective 8.6: Initiate and develop recreational programs needed by the community that private associations or private interests are not able to provide. Objective 8.7: Utilize as much of the City’s drainage corridors and floodplain areas as possible for open space, private parks, wildlife habitat and other uses that are compatible with the flood hazard. Develop a system of walking trails throughout the community and coordinate with surrounding communities on a regional hike and bike trail.

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Section 3: Quality of Life Comprehensive Master Plan 2008 City of Lago Vista, Texas

Section 3: Quality of Life

3.0 QUALITY OF LIFE 3.1 GOALS AND OBJECTIVES GOAL 3: Enhance the quality of life provided in Lago Vista by expanding and preserving the recreational, cultural, educational, economic, natural and aesthetic resources of the community. Objective 3.1: Preserve, protect and enhance the values of commercial and residential neighborhoods through establishment, implementation, and enforcement of effective ordinances and codes. Objective 3.2: Promote cultural activities and the arts locally. Objective 3.3: Promote a continuing program of civic beautification, maintenance of homes and businesses, and other measures that will contribute to an aesthetically desirable environment. Objective 3.4: Preserve the beauty of the lake and hill country setting by establishing and enforcing ordinances and guidelines that protect and enhance aesthetic values. Objective 3.5: Protect the environmental quality of Lago Vista’s urban environment by acquiring and protecting flood prone areas, protecting wetlands and watersheds, maintaining and increasing healthy urban forests, and protecting wildlife and natural resources. Objective 3.6: Ensure the availability and conservation of water, our most precious resource, within the Lago Vista community. Objective 3.7: Control impact of development on the environment through appropriate regulation of landscaping, plant removal and lot excavation. 3.2 OVERVIEW Every change or action we take in the Hill Country community affects the quality of life. The overall quality of life and our way of life is synonymous with the preservation of the environmental quality and integrity of the hill country. There are three levels (material, health and sustainability) that combine to equal the total quality of life. The material level includes such demographical categories as culture, economics and infrastructure. Health and integrity of biological and ecological factors comprise the health level. Finally, ensuring provisions for the stakeholders to participate and to contribute to this ongoing and current planning process is the sustainability level. Without this, we no longer have our beautiful community in the hill country. Our health, safety and welfare depend on setting and executing goals for the protection of our surroundings. Quality of life objectives will enable Lago Vista to safeguard our environment, biological and natural resources, cultural community, and enhance our ability to achieve a balance between light commercial enterprises, ecology and aesthetics. City of Lago Vista, Texas

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Citizens of Lago Vista have prized the quality of life that exists here in their Hill Country home. Quality of life is therefore a major consideration in planning for the City’s future. The current Master Plan is being developed during a period of explosive growth in Lago Vista and the surrounding areas. As growth occurs, issues concerning undeveloped lots, air quality, vistas, treed hills, clean air and water, litter, noise and light pollution become more obvious. It follows that this plan must consider discussion of broader issues including interdependence, limits of carrying capacity, ecological soundness, and cultural needs into a plan that provides for all. Lago Vista could create a future community which will control sprawl, reduce waste of resources, and preserve the beauty of its Hill Country locale Central Texas is not alone in experiencing a conflict between the forces of economic growth and the preservation of cultural, environmental and natural resources. Lago Vista can benefit from research and policy development undertaken in other comparable jurisdictions. A growing number of cities are adopting smart growth policies and sustainable development criteria. The City should review the programs developed by these other communities to manage traffic, lighting, noise, air and water pollution, soil disturbance, chemical leaching and vegetation disruption to determine which if any might be applicable for Lago Vista. Ordinance changes can also be a factor in protecting our quality of life. Future ordinance changes should address potential impact on environmental and quality of life conditions such as the tree ordinance, impervious cover, and open space ratios. The City should utilize Geographic Information Systems (GIS) to develop a system of maps depicting unoccupied and /or inaccessible lots, sensitive zones and protected green spaces. Lago Vista should take the opportunity to increase open space by knowing more about current and projected land use. Other applications may include general water, air and land zones, as well as specific historical and wildlife sites. The City should continue to ensure an appropriate amount of open space in its approval of new residential developments. Managing open space should involve encouraging growth of clusters of mixed use development. These could include intensely developed clusters, lightly developed neighborhoods, and protected open space and likely will require land acquisition and/or rezoning. Many factors affect the citizens’ sense of well-being which can be measurable in the economic and social characteristics of the community. But quality of life extends beyond measures as population, income, employment, taxes, education, etc. Quality of life includes such amenities as clean air, smooth traffic flow, and freedom from crime that must also be measured. The City should consider developing measures of quality of life to be used in future planning. The use of citizen input is strongly urged for the development and relative importance of such disparate factors as wage levels and clean air. The City should carefully examine the impact of growth on hill country vistas. There is no question that Hill Country views add to property values and to the overall quality of life. Possibly, future configurations of the community could be projected using computer modeling and GIS technology. Hill Country or Lake View Scenarios could be examined concerning

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future proposals. For example, if we lost our canopy, Lago Vista would lose its Hill Country appeal and/or begin to lose its environmental integrity.1 3.3 RECOMMENDATIONS 1. Consider development of an ecological map (topography, vegetation, ravines, shorelines and unoccupied areas) reflecting existing development of Lago Vista. 2. Develop and implement new criteria and standards to protect ecological features and habitats. 3. The preservation of the Lago Vista hill country setting should be managed by the existing Planning and Zoning Commission or by the addition of a new Preservation Protection Committee. 4. Develop a comprehensive landscaping plan with elements setting forth policies in support of native plant protection, tree preservation, water conservation, and the adoption of alternative gardening resources including water harvesting. 5. Recognize and support the cultural significance of historic sites and relics as mapped and identified from the North Shore Heritage Society, the Hill Country Historic Trails, and the Texas Historic Commission. 6. Develop a comprehensive drainage plan and ensure that it adequately addresses wetland and watershed issues.

1

Please note that additional resources relating to the Quality of Life narrative section are included in Appendix A.

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Section 4: Economic Development Comprehensive Master Plan 2008 City of Lago Vista, Texas

Section 4: Economic Development

4.0 ECONOMIC DEVELOPMENT 4.1 GOALS AND OBJECTIVES GOAL 4: Promote, formulate and guide development initiatives that contribute to expanding the local tax base and providing a diversified economy, while enhancing the quality of life in Lago Vista: Objective 4.1: Provide economic initiatives that will encourage the improvement of existing businesses and the establishment of new businesses that would benefit the community. Objective 4.2: Provide consistency and stability for nonresidential development in order to strengthen the economic base of the City. Objective 4.3: Promote Lago Vista as a desirable location for new and existing businesses and development. Objective 4.4: Endeavor to make local taxes and services regionally competitive. Objective 4.5: Identify and pursue the types of businesses that allow the City of Lago Vista to be more self-sustaining and take advantage of existing commercial and recreational facilities, proximity to Lake Travis and natural hill country aesthetics. Objective 4.6: Increase the City tax base and provide new jobs by implementing programs that encourage light industrial development. Objective 4.7: Provide the necessary studies required to help identify and attract the types of businesses the City needs. Objective 4.8: Provide the necessary studies required to help identify and attract the types of nonresidential development that takes advantage of existing commercial / recreational facilities and proximity to Lake Travis. 4.2. OVERVIEW Appropriate nonresidential development will benefit Lago Vista by building the tax base while both diversifying the economy and improving its quality of life. The underlying expectation is that as new sources of tax revenue are developed tax rates will hold constant or trend lower. Growth in the City’s revenues has primarily been through adding high-value taxable residential property. Nonresidential development can add more tax revenues and reduce dependence on high value taxable residential property. By adding jobs, economic development also contributes to greater residential property tax revenue.

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Economic development should be planned to be consistent with the needs of the community including citizens’ quality of life. Preventing nuisances (e.g., noise, odor) and environmental degradation associated with new development is extremely important to the City. It is the intent of the master plan that environmentally disruptive businesses would not be solicited, and would be considered less-favorable growth in the master plan. Economic development actions should encourage growth of businesses which support the local tax base for City and school services but also enhance quality of life. With effective planning it is possible to attract good-neighbor businesses to the City. Subsidization of business is not intended in the plan, as this is not a sustainable policy. Any financial incentives must be linked to known and measurable benefits showing a financial feasibility from the perspective of the City. Whether recoupment of these incentives is from direct or indirect means, it should be understood before making any economic development investment. Proper due diligence is expected to ensure the promises made will be kept and that the City receives the anticipated benefits of economic development. The two major organizations concerned with economic development recommendations in Lago Vista are the Economic Development Foundation (EDF) and Chamber of Commerce. The EDF is a non-profit corporation responsible for identifying, promoting, assisting, and enhancing economic development in the City. The Chamber’s mission is to market and encourage tourism and economic development. To support the needs for data and information, feasibility studies, marketing, conferences, and other expenses associated with new development, the EDF requires a reliable program of economic development funding. These monetary needs may extend to greater development efforts (such as the initial funding required for constructing a Light Industrial park, funding an incentive program, etc). To carry out its mission, the EDF must be able to forecast, and rely on a stable budget for economic development initiatives. Potential funding sources include: • • • • • •

Texas Economic Development Bank, o Industrial Revenue Bond Program o Enterprise Zone Program Neighborhood Empowerment Zones Special Purpose Districts o Public Improvement Districts (PID) o Municipal Management Districts (MMD) Homestead Preservation Districts Homestead Land Bank or Trust Economic Development Association of the US Department of Commerce

Many effective economic development programs include property or sales tax incentives paid in order to attract strategic nonresidential investments. The City’s current policy involves treating each prospective development on a case by case basis based on thorough cost/benefit analysis. The City requires consistent incentive guidelines, with a

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common value system, in conjunction with an economic development funding strategy. This accommodates different options for different business situations. The published guidelines should describe eligibility and allowable incentives. The EDF will continue to make periodic assessment of economic development based on objective analysis, and the master plan will be revised as it is challenged by future events. The master plan will evolve accordingly as the basis for any future economic development actions. The presence of businesses which serve everyday needs can decrease citizens’ cost of living and keep tax money from leaving the community. Because of this dual benefit, such businesses are extremely desirable. Retail businesses can be aesthetically pleasing, have low infrastructure needs and cost little to develop. There is a documented need for more retail and service businesses within the fifteen minute trip radius. Consumer survey data indicates a $59 million annual demand for retail services. Currently, only $16 million can be supplied by businesses within the City. This represents nearly half a million dollars in lost sales tax revenue. An opportunity exists to import sales tax from the nearby communities. The survey data reported by CAPCOG can guide the EDF in locating the best retail opportunities. An EDF residential and business needs survey conducted in 2007 reported that medical services and restaurants are the most highly requested unmet retail service opportunities in Lago Vista. A healthy economic climate supported by nonresidential investment creates local job opportunities. An example would be select light industry and technology businesses which provide higher wage levels, add consistency to the labor force and are environmental compatible. The proposed new businesses should be compatible with the predominately residential character of the City, for example, having a low environmental impact. Most service, warehousing and wholesale businesses would meet this requirement. Within the manufacturing arena, Light Industry would also meet this requirement. A Light Industry activity produces low volume, high value products using moderate amounts of processed materials. It can be carried out near residential areas because it does not produce detrimental side effects such as noise, soot and fumes (See Appendix - Economic Development Background Information). Lago Vista was designed primarily as a residential community, and therefore has a lowerthan-average allocation of land that is designated for purely commercial purposes. When assessing the viability and potential of attracting Light Industry companies using the 2006 Lago Vista zoning map, the following potential locations have been identified as potential locations for Light Industry in general, or a Light Industry park. Potential areas may include (based on the 2006 Lago Vista zoning map): • • •

The parcel denoted “TR-1” (temporarily unzoned, so will require rezoning, not annexation) at the end of Dodge Tr. The parcel of 77 acres, between SLR and Rancho Cielo The parcel bounded by Alfalfa Rd, Lohman Ford, and Marshall’s Harbor

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• •

The parcel of Extra-Territorial-Jurisdiction off 1431 near Cedar Breaks) The parcel bounded by the Hollows, Lohman Ford, and 1431.

Business development which taps the value of assets already in place is also desirable. The City historically has developed around the value of recreational resources and while no longer strictly a recreational community, it possesses an ample inventory of natural amenities to support recreational businesses which value and respect the environmental qualities that promote the City’s quality of life. Lago Vista must be perceived as a desirable location for business and the City must create and present a consistent image to prospective businesses. Lago Vista is fortunate to have a wealth of natural resources. The City attracts quiet residential, recreation and vacation interests to these natural amenities. The many visitors need food, lodging and other services which are primarily unavailable in the City. The EDF should leverage mainly untapped recreation assets, promote clean activities, support tourism and investigate opportunities for obtaining specialized hospitality-related tax revenues. 4.3 COMPETITIVE ASSESSMENT According to the Chamber of Commerce publication Lago Vista, its Story and it People, there were only 29 businesses in the City in 1977. There are now approximately 300. The largest 40 of these retail establishments in Lago Vista (see Appendix) represent the majority of employment and sales. Smaller businesses are concentrated in 1) construction-related, 2) recreation, 3) marine and motor vehicle-related, and 4) consulting and financial services. Lago Vista was historically established and promoted as a retirement community but pronounced change occurred during the 1990’s when the resort/retirement demographics changed with an influx of commuters with young families. Sixty-five percent moved into their homes after 1995. Just over half was in the labor force prior to the 1990s, and labor force participation increased to sixty to sixty-five percent between the 1990 and 2000 census. These demographic changes suggest employment, commuting and consumption decisions that are important to economic development because they determine the local demand for goods and services. The 2000 census reported twenty-two percent of the population in the Over-55 age category. Current estimates for 2006 are at twenty-seven percent. By the next Comprehensive Master Plan (CMP) update in 2011, it is expected that these consumers may represent up to one-third of the population. Households in this segment have approximately a ten percent higher disposable income and a thirty percent higher median home value. The continued strength of buying power in this segment should be a positive factor in attracting businesses to the City. Promoting businesses meeting the needs of these consumers is vitally important. The EDF has implemented residential surveys to assess changing demographics and the products and services needed.

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Employment data has shown a 4.3% annual growth rate over the five years ending in 2004; service firms with less than five employees grew by 21%, possibly reflecting the growth of small home-based service companies. Census data also showed a 12% annual growth rate in employment by small home-based service companies between 1990 and 2000. This growth in the home-based business, along with a strong older consumer population and a greater number of working families and has served the City well with respect to growing the residential property tax base and suggests significant opportunities for compatible growth through planned economic development. Air transportation directly into or out of Lago Vista uses Rusty Allen Airport. The airport has 49,200 square feet of public ramp and includes GPS landing instrumentation, a selfserve aviation fuel station and three aircraft maintenance shops. Over a ten-year period, use of the airport has grown from housing 17 aircraft to currently having over 59 based aircraft. Nearby, there is also a private heliport for helicopter landings. While air transportation is definitely an asset to the community and its recreation activities, its potential as an increased economic development factor is probably limited. Drive time considerations represent a major concern for economic development. Census data shows average travel time to work for Lago Vista commuters is approximately thirty-five minutes. Consumers tend to avoid such drive times wherever possible. Limited access affects the ability of business to hire from and sell to the broader regional market but does offers opportunities for growth in local retail business. The following map shows how this affects drive times from the City Center. Trips in the Red area take less than fifteen minutes. Trips in the Green area take an additional fifteen minutes. Blue Area drive times range between thirty and forty-five minutes. All destinations outside these colored areas require greater drive times.

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TRIP RADIUS FROM CITY CENTER

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The City has directed its financial policies toward reduction of the overall cost to the residents given the comparatively extensive municipal services that are provided. Taxes actually paid by the City’s residents compare very favorably to other cities. If one looks only at City property tax rates as compared to other municipalities in Central Texas, the substantial benefits of residential exemptions and low utility rates cannot be seen. But the relatively high property tax rate in Lago Vista may pose a potential problem from an economic development standpoint by discouraging nonresidential investment. Comparative City Property Tax Rates (2006/2007) Effective Tax Rates of Municipalities (per $100 valuation)*: Lago Vista .5969 Jonestown .5625 Cedar Park .5187 Austin .3986 Manor .3981 Marble Falls .3950 Pflugerville .6240 Lakeway .2032 *Source: Current Effective Tax Rate: From Municipal Administrative Offices

The City’s property tax base has grown substantially over the last decade. Total appraised property value was approximately $536 million in 2006. Approximately three quarters of this was comprised of residential properties as compared to approximately half statewide. Commercial property represents only about one-fifth of the share found in a typical community. This allocation makes it difficult to spread the cost of City services over a more diverse commercial-industrial base. Lago Vista tax revenues are primarily financed by residents in the form of property taxes. Compared with surrounding areas and state averages, there is an opportunity to have more of the tax revenues come from commercial property. While the EDP does not address a change in tax policy, a goal of the EDP is to influence this imbalance by working through the EDF to solicit the right types of businesses to help offset the residential tax burden, and then appropriately plan for that business and services growth, as new sources of tax revenue are developed (e.g. commercial property and sales taxes). Over half of the City’s operating revenue during the 2006 Fiscal year was from property taxes and utility franchise taxes and less than ten percent was from sales taxes. However, Sales tax revenue has essentially doubled since the previous Comprehensive Master Plan was developed, reflecting new retail development. The City is projecting collection of $239,000 in sales tax revenue for the fiscal year ending September 2007. Sales tax revenue growth has been on the order of fifteen to twenty percent since 2004, compared to 3-4% in previous years. The main purpose of the economic development recommendations in the Master Plan is to help reduce the City’s reliance on residential property taxes by extending the nonresidential tax base and by generating more sales tax revenue. By creating opportunities to have the point of sale within the City, sales tax offers an opportunity to retain tax revenue and bring additional revenue from outside the City. Flexibility exists here that is unavailable through property taxes.

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4.4 RECOMMENDATIONS 1. Proactively evaluate economic development opportunities to ensure quality economic development decisions. 2. Identify data and information resources to evaluate economic development opportunities. 3. Evaluate alternative comprehensive funding strategies and appropriate performance measures for the use of economic development funds. 4. Consider development of a consistent incentive policy for economic development. 5. Locate appropriate retail and service businesses within a fifteen-minute trip radius. 6. Leverage opportunities for recreation and tourism businesses. 7. Implement recommendations from the light industrial park feasibility study.

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Section 5: Future Land Use Comprehensive Master Plan 2008 City of Lago Vista, Texas

Section 5: Future Land Use

5.0 FUTURE LAND USE 5.1 GOALS AND OBJECTIVES GOAL 5: Ensure that all new development (both residential and nonresidential) is consistent with demographic projections and enhances the quality of life. Objective 5.1: Model the existing population, the work force demographic and regional growth rates on an annual basis to develop an accurate planning basis. Objective 5.2: Ensure enough land to accommodate multiple land uses and housing for residents of varying income levels. Objective 5.3: Direct future land use so that it occurs as a consistent extension of the existing community. Objective 5.4: Revise update, establish and enforce ordinances and codes to provide uniform requirements for all future development. Objective 5.5: Ensure that land uses and their respective aesthetic value within the City of Lago Vista makes a positive contribution to the area and to the City as a whole. Objective 5.6: Promote the development of a nonresidential district characterized by small shops, restaurants, professional offices, and open space/parks along Dawn Drive and on the corner of Thunderbird Road. Objective 5.7: Develop an architectural policy and standards for public and nonresidential buildings along Dawn Drive and the corner of Thunderbird Road. 5.2 OVERVIEW Lago Vista, which originally had a footprint of some 9 square miles, now occupies a land area of about 14 square miles and, together with its Extra Territorial Jurisdiction (ETJ), includes nearly 35 square miles. It is located in a ‘peninsula’ formed by the bends in Lake Travis. Lago Vista shares (the southern tip of) this land formation with the Village of Point Venture. The boundary of the ETJs of Lago Vista and its neighbor to the east, Jonestown is established. To the north, Lago Vista abuts the Balcones Canyonlands National Wildlife Refuge. Future growth to the City’s land area is therefore constrained to the west and filling in of the peninsula. Several large tracts in these areas could be developed. For example, as noted in Table 53, some 6290 living units already have been identified as under development. As these proposed developments occur, and other developments occur in the ETJ and are annexed, the City’s population will continue to increase. Once it exceeds 25,000, the ETJ then will

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be increased to two miles. Looking ahead, as many as 15 square miles, or more, could eventually become annexed, if the City grows to meet its natural boundaries. The City’s goal is to provide the best possible plan to ensure land use patterns promote optimum use of all areas within the City. The way property in Lago Vista currently is used is shown on Plate 5-1. The Future Land Use map, which is shown on Plate 5-2, is an expression of intent regarding Lago Vista’s future land use patterns. This map identifies areas in the City suitable for various types of land use activities, such as residential, retail, commercial, and industrial, while recognizing the public good must be predominant over individual desires. The highest and best use of land is inherently connected with transportation and economics. Simply put, roadways must have the capacity to allow people to experience various land uses. This is particularly important for nonresidential land uses because without access, their economic viability is questionable. Therefore, the Future Land Use Plan for Lago Vista takes into consideration all of the other elements of the Master Plan, especially Economic Development and Transportation. 5.2.1 Existing Land Use Lago Vista originally was designed as a resort and retirement community. However, as the Austin metropolitan area has grown there has been an influx of young families into Lago Vista. This change from the original population concept is having a significant impact on the community. The Lago Vista Independent School District (LVISD), established to accommodate the ever-growing population of students, requires continual upgrading and expansion of facilities. The recent growth of LVISD enrollment is depicted in Table 5-1. This growth also has resulted in an increasing need for parks for use by children and their families. Generally speaking, most parks within the original City area (Original Lago Vista)1 are operated by the Lago Vista Property Association, whereas those in newer subdivisions (New Developments)2 are managed by the City. The City has established a Parks and Recreation Committee to look into how best to coordinate these park systems to assure adequate park facilities for all of the City’s citizens. (See City Services, Section 10.3.2) Another change from the original concept is an expansion of nonresidential use to build tax base so as to ensure maintenance of an acceptable level of tax rates for residents. As the City grows, planning efforts must be responsive to Lago Vista’s past and future trends. The Future Land Use Plan is intended to blend these trends together to provide the City with a balanced land use pattern.

1

Whenever it is important to differentiate between the original City area (the six subdivisions . . . Bar-K Ranch, Highland Lakes Estates, Emerald Bend, Emerald Point, Lago Vista Estates and Country Club Estates.) and the newer subdivisions the terms Original Lago Vista and New Developments will be used. 2 New Developments refers to those listed in Table 5-3.

City of Lago Vista, Texas

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Section 5: Future Land Use

Table 5-1 Lago Vista Independent School District Enrollment

Year

Enrollment

2002 2003 2004 2005 2006 2007

1022 1051 1094 1161 1194 1215

Average Annual Growth

Average Growth 2002 to 2007

2.84% 4.09% 6.12% 2.84% 1.76%

3.50%

Land use planning for Lago Vista is influenced and constrained to some extent by deed restrictions, and zoning developed by National Resort Communities, as well as the land use map in the existing Master Plan. Table 5-2 shows the approximate breakdown of current zoning districts in relation to the lots within Lago Vista.

Table 5-2 Current Zoning Classifications and Percentages Zoning Category

Percent Of Lots

Residential - R1

95.26

Residential - R2

1.42

Residential - R3&4

1.53

Commercial

1.38

Parks

0.02

Unplatted Lots

0.1

Unplatted Park Land

0.08

Unplatted Commercial

0.15

City of Lago Vista, Texas

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5.3 POPULATION 5.3.1 Population Capacity Much of the City’s land area already has been platted for residential land use. Specifically, there are approximately 11,352 total residential lots (single-family, twofamily and multi-family) within the City, with approximately 2500 currently developed. Topographic constraints and designated floodplain areas make part of the land area within Lago Vista unlikely to be developed. This plan assumes 10 percent of Original Lago Vista will be vacant at build out. Assuming an average household size of 2.32 people, which is consistent with the 2000 U.S. Census, the ultimate capacity of Original Lago Vista would be approximately 23,700 people at build out. As shown in Table 5-3, New Developments are estimated to add another 6290 households or 14,600. The population of Lago Vista, including both original and new developments, will then be approximately 38,300. Table 5-3 City of Lago Vista New Developments Name The Majestic Keegan’s Crossing

Status Proposed Proposed

7 Porticos Tusikanni Cove

Plat and zoning approved Zoned

Vista Villas Canyon Oaks Sunset Harbor

Under construction Under construction Zoned

The Falls @ Lake Travis Montechino

Development agreement Zoned

Mahogany/ Turnback Ranch The Peninsula

Zoned

Shoreline Ranch

Site Development approved Zoned, preliminary platted

Waterford (ETJ) The Hollows

Under construction Under construction

Rodger’s Ranch

Pending annexation and development agreement

TOTAL UNITS

City of Lago Vista, Texas

Description 8.9 acres duplex condos 27.15 acres duplex condos and 7.126 50 acres single family homes

# Units 74 151

Single family lots, 54 condo units, retail 12 acres condos Single family lots 112 condos, restaurant and club house 315 acres single, family lots & townhouses 21.15 acres, commercial and single family lots 242 acres, commercial, single family, multi family, hotel 40.9 acres resort

369

874 acres, single family, multi family, golf course, lake services Single family 376 acres single family, multi family, restaurant, commercial, lake service Single family, townhouses, commercial

20

62 20 112 520 262 720 150 568

700 532

2030

6290

5-4

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Section 5: Future Land Use

5.3.2 Rate of Population Growth Lago Vista has experienced moderate growth since 2000, with an average annual growth rate of just under 4 percent. This is within the lower range of the population growth of surrounding communities, as Table 5-4 shows. Lago Vista’s New Developments and location likely will bring about future population increases at a higher rate. The City is becoming an increasingly easy commute to the Austin metroplex as it continues its growth to the north and northwest. Of the communities included in Table 5-4, Leander was the fastest growing community during the five years following 2000 at a growth rate of approximately 25 percent. Cedar Park also experienced rapid growth at about 13 percent. Many Lago Vista residents are employed in Cedar Park, Austin and the surrounding area, and therefore, the growth of Lago Vista is greatly influenced by employment opportunities in the region. Although estimating the future population of Lago Vista is difficult, basing projections on historical rates within a reasonable range will ensure that projections are valid. The historical growth rate for Original Lago Vista has averaged approximately 4 percent. Calculations for growth rates generated for planning purposes have been calculated for a range of simple compounded rates of 4 to 8 percent. It is recommended that Lago Vista use a slightly higher rate of 5 percent for planning purposes, specifically as a guide for assessing future needs regarding infrastructure, public facilities, parks, and other necessities. The even higher growth rate projections are reflective of the potentially accelerated growth stemming from New Developments listed in Table 5.3. To achieve the 5 percent growth rate, the City would have to issue an average of 124 building permits per year (excluding New Developments); this would result in a planned population of Original Lago Vista of approximately 11,522 people in twenty years, which represents 49 percent of build out. Table 5-4 POPULATION GROWTH OF LAGO VISTA AND AREA COMMUNITIES 2000-2007 (CAPCOG)

Population Study Table 5.4 3

Lago Vista Jonestown Leander Cedar Park

3

2000 Census Population

2007 January 1, Estimate

6.5 Year Estimated Growth

Average Yearly Growth

4507 1681 7596 26049

5641 2127 20175 49176

27.82% 15.11% 121.46% 73.60%

3.87% 4.08% 25.48% 13.98%

Census numbers are taken as for July 1, 2000.

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5.4 TYPES AND CONSIDERATIONS FOR LAND USE The recommended Future Land Use Plan for Lago Vista is shown on Plate 5-2. As noted in its legend, land use categories (zoning districts) have been identified for each appropriate land use which may exist within the community. It is important to recognize that the Plan map is only the graphic portion of Lago Vista’s Future Land Use Plan. The map designations and key land use concepts are further supplemented and explained in the following text sections and the remainder of this Master Plan. 5.4.1 Residential 5.4.1.1 Single Family Housing (R-1 Zoning District) Most of the undeveloped/vacant land area within Lago Vista (approximately 95%) has been zoned and platted for single-family residential use. (See Table 5.2) Much of the zoning and platting occurred almost forty years ago, limiting design and construction options. (See Sections 6.2.1 and 6.2.6 of Residential Development Section) Another difficulty in the development of these lots has been the lack of water and wastewater service, although the City has been dealing with utility infrastructure challenges, as is discussed in the Infrastructure and Utilities Section. Additionally, the average size of many of the lots is about ¼ of an acre, and many have topographic constraints that make them difficult to develop. To encourage the quality of low density housing in the future, the City should continue its lot consolidation policy and should carry out a detailed review of its residential zoning ordinance as discussed in Section 6.2.6 of the Residential Development Section. 5.4.1.2 Two-family Housing (R-2 Zoning District) Two-family residential areas, characterized by duplexes, patio homes, town homes, and zero-lot line homes, will expand the housing choices within Lago Vista. Such residences allow people to own an individual residence without the maintenance of a yard or large area of land. This type housing often meets the needs of senior citizens and young adults. Two-family housing residential areas can be used as buffers between single and multifamily residential areas, and between single family residential areas and nonresidential uses. Up to ten dwelling units per acre should be permitted within these areas. Some areas suitable for future two-family development are shown on Plate 5-2 of this Future Land Use Section. 5.4.1.3 Multi-Family Housing (R-4 Zoning District) Multi-family residential areas, characterized by apartments and condominiums, will further help to balance the housing market in Lago Vista by providing places for young adults and families to live prior to buying a house. In order to maintain the existing character of Lago Vista, however, the percentage of multifamily areas should not exceed 10 percent of the City’s total housing stock. Up to eighteen dwelling units per acre should be permitted within these areas. Some areas that may be suitable for future multi-

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Section 5: Future Land Use

family development are shown on the Future Land Use Plan map (See Plate 5-2). The following guidelines are suggested for use in determining whether a multi-family project is appropriate for a given location: • •

The street system should be able to accommodate the incremental impact from the project over and above the anticipated traffic at build out. If the tract is nearby a single-family residential area, appropriate buffers should be incorporated to preserve the existing character of the neighborhood.

When approving multifamily residential (or nonresidential) development for locations other than FM 1431 or Lohman Ford Road, the City needs to carefully consider the potential for excessive traffic. Because of the layout of Lago Vista’s street system, traffic at build out may well tax the present and potential capacity of streets. Changing the existing zoning mix to add higher density multifamily or nonresidential uses may exacerbate the situation, precluding development of the existing mix, much of which is single family. For example, traffic is a concern for the area feeding the Boggy Ford and Highland Lakes Drive loop, and ultimately the busy intersection of Boggy Ford and Lohman’s. Similarly, it is apt to be a problem for Bar-K Ranch Road and perhaps Dawn Drive as well. In evaluating any project which will significantly impact the zoning mix and attendant population density and/or traffic concentration, it is important to carry out a traffic study designed to look at the traffic level implied by build out of the existing configuration to first make sure that we have ample capacity to handle traffic from the present mix. The results of these needed traffic studies also can be used to better plan the City’s future development and transportation needs. 5.4.1.4 Planned Development District (PDD) The original deed restrictions and related zoning restrictions, when taken together with the wide distribution of individual ownership of the majority of the lots within Lago Vista, make it highly likely that any new major development, gated neighborhood, or mixed use and high density development primarily will occur through the Planned Development District and/or annexation. For example mixed use development is a growing trend. Typically mixes use development consists of a combination of residential, office and retail spaces. The major advantage of mixed development is to provide an environment in which individuals or families can work, live and shop in a single location. Dense pack condominiums and town homes are also a growing trend. Typically this type of construction is more energy efficient, requires a smaller building footprint and requires little or no maintenance by the occupancies. This type of development also is well suited to part time residents, desiring to live in Lago Vista to take advantage of golf courses the airport, proximity to Lake Travis or the hill country. A PDD is an area of land which is approved for development in accordance with a detailed plan which has been subjected to an approval process specified in the City’s

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zoning ordinance. All use regulations and physical restrictions for structures within a PDD are contained in the plan for the PDD. The PDD process provides the flexibility necessary to permit some of the newer land use concepts within Lago Vista. There is a need to develop and amend the City’s zoning ordinance to include standards for PDD’s, which while preserving the flexibility provided by these vehicles, assure that the end result does not adversely affect the quality of life in the community. These standards should address among other things height, noise, buffering, impervious cover, setbacks, parks, sidewalks, utilities, existing viewscapes, harmony with surrounding properties, and numerous other issues, most of which already will have been addressed in existing PDDs. 5.4.2 Nonresidential The Economic Development and Nonresidential Development Sections discuss types of nonresidential uses that Lago Vista desires. Standards for development of nonresidential uses should be established in order to ensure that such development makes a positive contribution to the City of Lago Vista as a whole. The City should encourage the clustering of similar nonresidential uses and respective accessory uses. As discussed in Section 7.4 of the Nonresidential Development Section, such standards should include requirements regarding materials, landscaping, shared driveways, height, screening (of open storage, refuse containers, etc.), and signage. Compatibility with residential uses should be an important consideration. With so little property currently zoned for nonresidential use, it is critical that additional land be preserved for nonresidential land uses. The following guidelines are suggested for use in determining whether a nonresidential use is appropriate for a given location: • •

The street system should be able to accommodate the incremental impact from the project over and above the anticipated traffic at build out. If the tract is nearby a single-family residential area, appropriate buffers should be incorporated to preserve the existing character of the neighborhood.

5.4.2.1 Retail Areas (C-1 Zoning District) These areas are intended to allow for generally low-intensity retail activity. Prime areas for the more intense of such uses are along the City’s thoroughfares, i.e., FM 1431 and Lohman Ford Road. Other areas for low-intensity retail activity include Bar-K Ranch Road, Dawn Drive, the intersection of Boggy Ford Road and Lohman Ford road, as well as spots along the Highland Lakes Drive/Boggy Ford Road loop. These retail uses should be pedestrian-friendly, aesthetically pleasing, and compatible with residential land uses and the residential character of the City. Appropriate uses in such areas might include grocery/convenience stores, pharmacies, medical services, personal service establishments (e.g., beauty shops, clothing shops, florists, etc.), day care centers, and restaurants. Opportunities also exist along the Lake Travis shoreline. Small businesses such as boat and water craft rentals, and floating restaurants are a few examples of the type of compatible businesses that could locate in close proximity to the lake. Other

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Section 5: Future Land Use

areas to consider include locations in close proximity to the golf courses, which would help draw tourists to Lago Vista. See Section 7.5, Nonresidential Development Section. 5.4.2.2 Commercial Areas (C-2 Zoning District) Commercial land uses are higher intensity uses than retail. Generally, commercial uses do not require the same visibility retail uses do because they are not as customer oriented. The difference in uses, which should be taken into consideration when assessing visual appeal and compatibility with surrounding areas, is illustrated in Table 5-5. An inspection of the differences in permitted uses between the C-1 and C-2 districts suggests that there is a need for a retail district with less intense uses than those listed under C-1. This would be useful for those cases where it is desired to add retail in relatively close proximity to a residential area. The City should allow additional commercial development at locations nearby, and with ready access to, its major thoroughfares, i.e., FM 1431 and Lohman Ford Road. Implementation of the previously mentioned standards for nonresidential construction will ensure such development meets community standards.

TABLE 5-5 DIFFERENCES BETWEEN COMMERCIAL AND RETAIL USES CITY OF LAGO VISTA, TEXAS RETAIL USES C-1 ZONING DISTRICT

OVERLAPPING USES

COMMERCIAL USES C-2 ZONING DISTRICT

Entertainment Uses Florist Shop Art/Framing Shop Restaurants Grocery/Food Stores Retail Shops Shopping Center Convenience Store Pet Shop Hardware Store Ice Cream Sales Coffee Shop Professional Offices

Funeral Homes New Car Sales Bank Quick-Lube Hotel/Motel Auto Rental Home Improvement Center

Mini-Warehouse Outside Storage Motor Freight Terminal Contractors Yard Cabinet Shop Heating & A/C Sales & Repair Taxidermist Feed Store Pawn Shop

5.4.2.3 Light Industrial Areas (I-1 Zoning District) Tracts of land with easy access to major thoroughfares and/or air transportation are becoming increasingly hard to find for the light industrial business community. Consideration should be given to rezoning and/or acquiring additional land around the City’s airport for light industrial development. Also, as noted in Section II of the Economic Development Section, there are a number of areas which potentially could be City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 5: Future Land Use

put to use for this purpose. For example, there is an area just east of the City along Alfalfa Drive that is currently used for industrial purposes, which Lago Vista could annex for further light industrial development. As with other types of nonresidential land use, the development of light industrial uses should include consideration of the existing residential character of Lago Vista and appropriate development requirements should be established to ensure compatibility with residential uses. The City should concentrate on attracting businesses engaging in light industrial activity that would be contained within a building (i.e., a minimal amount of open storage), such as high-tech services, software manufacturing, and related assembly. Such light industrial businesses tend to have many of the advantages of industrial uses (i.e., employment, increased tax base) without the disadvantages often related to such uses (i.e., adjacency challenges, pollution). 5.4.2.4 Public Use Areas (U-1 Zoning District) The Future Land Use Plan does not generally specify exact future locations for public and semipublic uses, such as churches (which can locate in any zoning district), schools, certain non-profit organizations, and other similar institutions. Major public and semipublic uses shown are those that exist within the City at present. Public and semi-public uses developed in the future should be sited to have direct access to appropriate byways for optimal public access. Uses related to public safety are covered in Sections 10.C.3 and 10.C.4 of the City Services Section. 5.4.2.5 Park, Recreation & Open Space Areas (P Zoning District) This land use designation is provided to identify all land area used for public/private parks, golf courses,4 trail systems, and open spaces within Lago Vista. A park system that is responsive to community needs is key to the quality of life local residents are able to enjoy. Lago Vista has been proactive in addressing the recreational needs of its citizens and, in addition to the 300 acre park system of the Lago Vista Property Owners Association, the City includes nearly 35 more acres of park land situated in the Sports Complex, Veteran’s Park, Marshall’s Harbor and Bar K hill area. Additional land will need to be set aside for parks, recreation and open space areas in proportion to continued population growth. This will likely involve the City acquiring land. See Section 10.C.2 of the City Services Section for more in depth information on Lago Vista’s parks and outdoor recreation programs. 5.5 City Center The early planners for the City set aside a small area along Dawn Drive for commercial activity. Because of its location within a residential area, large stores and similar intense activity never were envisioned. To date, little commercial development has occurred in this zone; however, as Lago Vista continues to grow, interest in commercial development on Dawn Drive likely will increase.

4

Technically golf courses & supporting facilities are classified as a G-1 Zoning District.

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 5: Future Land Use

If action is taken now, the City has a unique opportunity to control future development so that Dawn Drive can become a special area or City Center as is found in many other small cities in Central Texas. It is time for the City to form a committee for this purpose. Major concerns, as the City moves forward, are traffic and associated parking and their impact on the nearby residential area. Therefore, in addition to government offices, cultural centers and facilities for the performing arts, small shops, restaurants, and professional offices should characterize this non-residential development. The area should be pedestrian friendly. No manufacturing or light industrial business should be allowed. To make this area more appealing, strict architectural controls must be established as soon as possible. Ideally, a common architectural design would be established and would add to the aesthetic value of the area. Action now, on these concepts will ensure that land use within the City Center area of Lago Vista will make a positive contribution to the area and the City as a whole. 5.6 Annexation Many developers turn to Lago Visa as a vehicle to acquire water and sewer services. In many cases these developments are areas outside of the current City Limits and require annexation. The City must decide if this is a desired methodology to growing the City. The obvious advantages to growth are increased tax revenues and new business. The disadvantages include increased traffic with attendant problems such as the requirement for additional road improvements, as well as additional capital improvements expenditures for infrastructure and schools. Ultimately the City must decide if growth is desired, and if yes, is it more desirable to grow from within the existing City Limits with only 24% of the existing residential lot occupied or through annexation of new areas and plan accordingly. 5.7 Future Use The recommendations in this Future Land Use Section are intended to guide Lago Vista’s future land use planning and related policies. Note that the Future Land Use map (Plate 5-2), taken together with the remainder of this Master Plan, is also to serve as a guide to decision making regarding the City’s land use patterns. The Residential Development and Nonresidential Development Sections include numerous recommendations calling for consideration of rezoning undeveloped land, which has already been zoned. The proposed optimum allocation of land use in the future has not been quantified; however, a key goal is to increase the amount of commercial and industrial property, as well as similarly valuable property, for the purpose of increasing the City’s tax base and thereby reducing the tax rates for individual homes. The boundaries of the land use categories depicted on Plate 5-2 should be used to determine the appropriate land use category for areas that are not clearly delineated on the official zoning map. If a rezoning request is consistent with the Plan, the City’s routine review process should follow. Staff recommendation of the project to the Planning & Zoning Commission or City Council should include notation in the staff report that the proposed rezoning request is consistent with the Plan. Other review criteria (i.e., traffic analysis, compatibility with

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 5: Future Land Use

surrounding uses, etc.) should be applied as usual. It is recommended that the City of Lago Vista engage in regular review of the Future Land Use Section to further ensure that zoning is consistent and that the document and the map reflect all amendments made subsequent to the Plan’s initial adoption. 5.8 Recommendations 1. Encourage land use allocation within the City in a manner consistent with Plate 5-2. 2. Encourage lot consolidation as a method to enable construction of larger homes and create more open space, which helps preserve view corridors. 3. Develop programs and procedures to stimulate more grouping of residential construction into a given geographic area. 4. Consider current land uses and related zoning considerations to ensure existing zoning reflects the appropriate use of land parcels. 5. Rezone Eisenhower Drive and south end of Boggy Ford Road to single family. 6. With so little property currently zoned for nonresidential use, it is critical additional land be set aside for nonresidential use. 7. Establish standards for the development of nonresidential uses, including exterior standards, to ensure that such development makes a positive contribution to the City of Lago Vista as a whole. 8. Consider annexation of portions of the Future Growth Area shown on the Future Land Use Plan map for the purpose of encouraging nonresidential development. 9. Consider rezoning/acquiring land to allow more commercial or light industrial development in close proximity to the Lago Vista airport. 10. Consider rezoning land along the lake front to accommodate compatible small businesses such as boat and watercraft rentals, dry stack boat storage, and floating restaurants. 11. Identify undeveloped land nearby golf courses to be considered for rezoning for nonresidential use development to stimulate potential golf resort opportunities. 12. Consider acquiring land for new parks, open space, and public use areas as this will be necessary if such projects are to be developed. 13. Establish a committee to develop and implement City Center concept and plans.

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

Section 5: Future Land Use

14. Carry out a traffic study to look at the traffic level at build out of the existing zoning configuration to provide a baseline for evaluating projects likely to significantly affect traffic. 15. Consider amending the City’s zoning ordinance to specify standards for PDD’s, which address, among other things, height, noise, buffering, impervious cover, setbacks, parks, sidewalks, utilities, and existing viewscapes, so as to assure the PDD does not adversely affect the quality of life of the community.

City of Lago Vista, Texas

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Comprehensive Master Plan 2008

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