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Interview with Manvel City Manager Kyle Jung
AISD Demographic Report
Jung reports on upcoming projects to council
Manvel Council News
Manvel City Manager Kyle Jung
March 7, 2012
Kyle Jung assumed the city manager position on January 17
after surviving a rather thorough search process conducted by the former
interim city manager Ron Cox. After six weeks in the position, Jung
reflected on his time this far and on what he sees for the future of Manvel.
Jung was born and raised in Dallas. He attended the
University of St Thomas in Houston where he earned his degree and met his
wife, Ashley. After a couple of years residing in Houston, Jung and Ashley
moved to Lubbock where each attended Texas Tech University earning master’s
degrees. Kyle’s was in Public Administration and Ashley’s was in Higher
He took a position as city manager with a small city
named Sour Lake, about fifteen miles west of Beaumont where he served for
nearly four years. He then took a position with the Texas Municipal League
where he specifically dealt with the City Managers Association. The League
is a state-wide association of city managers with about 900 members. He
spent over twelve years with the League where he says he met lots of good
people from all across the state.
He also has done contract work with various cities and
most recently served as the interim city manager for Flatonia, Texas for six
months before accepting the job here in Manvel.
Jung’s family, Ashley and two children, aged 6 and 4,
continue to reside in Austin. Kyle spends his weeks working in Manvel and
his weekends with his family. He does expect his family to join him here
after the school year is complete.
Jung explained that there is significant growth coming
from the Houston area and he sees Manvel following Pearland in getting a
good portion of that progression. Since his appointment to city manager, he
has had meetings with five residential developers that are very interested
in the area. The developer’s feel the housing stock envisioned for the area
is on target with market need; they see the demand coming and are not
hesitant about moving forward.
He described the recent ground breaking of the Lakeland
development behind Manvel High School as expecting to have lots available
for sale to builders later this year. He said the drainage work is ongoing
with the road, water, and sewer infrastructure to follow. The SouthFork
development is pulling between four and eight housing permits each month and
will be building in Sedona Lakes as they begin their second phase of
He met recently with the developers of the Meridiana
master planned community, formerly known as Seven Oaks, and revealed that
their interest has not waned in the least though economic conditions have
obviously slowed the pace of the project.
Jung posits that there will certainly be lots more people
in the next five to ten years if these developments do come to pass.
Sections of the city will become much more densely populated than they are
now. The city needs to prepare for the increased traffic increased
development will bring and Jung feels the city’s Comprehensive Plan provides
for thoroughfares that help to alleviate the kinds of traffic bottlenecks
currently experienced in the rapidly expanding areas of west Pearland.
While acknowledging that traffic cannot be reduced to nothing, he explained
that the city’s plan calls for as many thoroughfares as possible to move the
traffic so the high congestion areas are minimized.
A major concern Jung sees is the current requirement to
gain access to Hwy 288 from Hwy 1128, currently requiring travel either via
Hwy 6 to the south or Bailey Road to the north. Once the planned
thoroughfares are put through, he explains, it will not only help traffic
flow but also advance public safety by improving response times from
emergency service providers.
He describes the desire for retail development as “the
chicken and egg” problem. Retailers need houses and houses need retailers,
so he sees them being developed concurrently as the new developments come on
He likes the city’s decision, as cast by voters last
year, to allocate a portion of the sales tax revenue to a dedicated fund for
road repairs. He reminded that those funds are in addition to the city’s
annually budgeted amounts and he anticipates the fund to generate
approximately $150,000 each year to be used for maintenance of city
streets. He considers a big benefit the fact that the city’s primary roads,
State highways 288 and 6, and county road 1128 are not maintenance
requirements of the city as they are either state or county sustained. He
also sees additional road improvements as the planned developments require
certain infrastructure be put in place.
In light of city council’s recent rejection of AISD’s
request for a variance on right-of-way footage for their new elementary
school to be built on CR 59 at Kirby, and with other sometimes contentious
negotiations in recent years, Jung indicates his desire to work with the
school district as “we are all serving the same people”. He went on to say
that he hopes both entities can work together to find amicable solutions for
everything that needs to be done. “That is what we are here for”, he said.
Jung explained that the development side of the city’s
administration is well advanced as council along with the PD&Z and various
consultants have done a very good job. Internal structures such as
personnel policies and other internal management practices are taking a fair
amount of his time presently as he is looking at all the city’s services to
see if there are areas of improvement that can be had. He wants to see how
the city compares to others in processes, evaluations, salary structure,
employee benefits, among other issues.
Going forward to wants to ensure the Comprehensive Plan,
the Capital Improvement Plan, and an impact fee study are all incorporated
into future budgets so that they become a priority of council. He says
there are many things to look at in an effort to improve efficiency in what
the city does and how it delivers services to its citizens.
Jung says he has been warmly received by the city and
likes being here. He expresses excitement with the new job and considers it
a “good group of people both on the council and the staff”. He says lots of
people have come in to just say hello and he encourages more citizens to do
so and share concerns or problems they may have. “If we don’t know about
problems we can’t correct them”, he said.
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March 14, 2012
The Alvin Independent School District (AISD) Board of
Trustees received its regular bi-annual report from Bob Templeton of
Templeton Demographics at their March meeting. According to Superintendent
Fred Brent, the firm is relied on heavily by the district in planning for
The report was mostly upbeat with Templeton explaining
that they are beginning to see some real optimism returning in terms of the
economy. He went on to say that Texas continues to be the strongest state
in the country in terms of job growth. From December 2010 through December
2011, the state added 204,500 jobs. In fact, he said, Texas has created one
job for every four jobs created nationally. Houston is the number one city
in the nation for job growth with an annual growth of 87,900 jobs added to
the city’s employment. Templeton related the growth to the energy boom
going on in Texas and predicts Houston will hold the top spot for several
quarters to come.
The state’s unemployment rate continues to be below the
national rate. While the national rate has dropped to 8.3%, Texas is at
7.2%. Brazoria County is at 8.4%, and the Houston MSA is at 7.3%. The
nation’s Gross Domestic Product (GDP) is seeing growth with the end of year
rate at 1.6%. Texas saw a GDP growth of 2.4%.
Texas also enjoys four of the top national cities in
terms of new home construction permits. AISD is ranked tenth in the Houston
area for new home permits with 673 annual starts as projected from the 4th
quarter of 2011. The city of Alvin has issued 46 permits year-to-date in
the current school district fiscal year while Manvel issued 148 through year
The Lakeland residential development just north of Manvel
High School has recently broken ground on 194 acres which will result in
approximately 660 single family homes. The occupying of homes should be
realized within two years.
Top areas for new home construction are on the west side
of the district and served by three elementary school zones: Jeter, Wilder,
and York. District wide, Templeton reported 139 homes under construction,
224 homes in the completed but vacant category, 2,074 vacant developed lots
with homes expected to be constructed within two years, and 7,891 future
lots with homes expected to be constructed more than two years out. He also
noted a multi-family complex with 639 units projected in the York Elementary
zone that recently broke ground.
Subdivisions in the western part of the district
accounted for more than 80% of all home closings as of the 4th
quarter of 2011: Southern Trails, Southfork, Sedona Lakes, and Shadow Creek
Ranch. As a result, future enrollment pressure will be felt most heavily in
Since 2006, AISD has added 3,971 new students, an average
enrollment growth of 5%. 2006-07 saw an enrollment of 14,254 students;
2011-12 saw an enrollment of 18,225 students. AISD is in position to add
over 4,028 students by the year 2016 and go above 20,000 total enrollments
in the school year 2014-15.
Templeton pointed out that the largest grade is
kindergarten, explaining that even if no new homes are constructed, just the
advancement of those kindergartners will cause significant growth. He
reported that elementary growth was 353 students last year, which projects
to an equivalent of about one new elementary school every two years. His
projections call for five new elementary schools to be added over the next
ten years and another five or six in the fifteen years subsequent to that.
The Junior High level projects a new facility every three
to four years. Templeton’s projections call for two additional JH’s over
the next ten years and another three JH’s in the subsequent fifteen years.
The High School level, which will accelerate as the larger younger grades
progress each year, should see a need for an additional facility by the year
2016-17. Another High School will be needed in the subsequent fifteen years
and Templeton did not rule out the likelihood that the district could
ultimately become a five High School district within the coming 25-years.
Templeton’s future projections are based on an average
housing start of 750 homes each year. If that number should increase, which
is certainly a possibility, the projected facility requirements would
In closing his report, Templeton acknowledged that we are
not out of the woods on the economic recovery but expressed his view that we
are closer to the end than we were a few years ago and feels some optimism
for economic growth and population trends across Texas. He sees the housing
market beginning an improvement in the latter half of 2012 with traction
gaining a more firm hold in 2013-2014.
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Jung reports on
upcoming projects to council
March 21, 2012
manager Kyle Jung briefed council members on development projects in the
city limits and the Extra-Territorial Jurisdiction (ETJ). Jung wanted
council to be aware of projects on the horizon and discussed developments
that are either underway or being talked about. The information was
requested by the city’s Economic Development Corporation (MEDC) because, as
Jung explained, “there are so many things within the realm of possibility”.
Many of the projects are in the pre-development stage where developers may
have come in to inquire about permitting or to have a discussion with city
personnel about the possibility of developing a piece of property.
that the city was losing track of some of the information and he thought to
prepare a list that could be periodically updated. Many of the projects
will likely not transpire, but the list will serve as a starting point to
help keep council members up to date.
currently underway include Rodeo Palms at state hwy 288 and CR 58. In
addition to what is currently in place, two new sections have been proposed
with 112 residential lots. A new section with 450 acres is also under
consideration. The new AISD Junior High School is scheduled to open for the
next school year this August.
at state hwy 288 and CR 101, is almost complete with Phase 1 with more than
100 homes built. Phase 2 infrastructure plans have been submitted and
construction is anticipated to begin on the 189 lots in the spring of 2012.
developments in progress include Manvel Meadows on Lewis Lane adjacent to EC
Mason Elementary School. The development consists of 10 acres that will be
divided into five 2 acre lots. Southfork at Kirby Drive and CR 59 has two
sections containing 256 lots under construction. Lakeland on North McCoy
Road behind Manvel High School has drainage and infrastructure work
on-going. Finished lots are slated for construction in the fall of 2012.
Phase One will contain 195 lots with the eventual total on the 365 acre
development consisting of 649 lots.
under permitting review with construction expected to begin in April, is an
O’Reilly Auto Parts store that will contain 7,000 square feet and will be
located on state hwy 6 just east of the Kwik Kar and Dollar General stores.
A wide variety
of projects in the pre-development stage include additional residential
plans, several multi-use schemes that including both commercial and
residential features, a funeral home, two senior living communities, a
private school, a family practice doctor’s office, a 276,500 square foot
apartment complex, and a new AISD elementary school.
council news, Police Chief Ralph Garcia reported that the remodel work on
the police station has been completed and announced that it did come in on
budget. He said it looks “fabulous” and invited members to stop by and take
a look. He commented that it is a “night and day comparison” to what it was
like previously. The chief intends to have an open house sometime in early
May to coincide with Police Week. The general public will be invited to
inspect the renovated station and meet the city’s officers and support
Member Mack Ivy
suggested that council start to look forward to the day when the current
station is insufficient to meet the city’s needs and include it in future
planning and budget negotiations. Current thought is that the station will
have a useful life of five years, more or less, depending on growth. City
Manager Jung explained that it will be included in the city’s five year
capital improvement plan and will be a part of future budget discussions.
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March 28, 2012
Manvel city council this week approved the preliminary
plat for the Alvin Independent School District’s (AISD) 15th
elementary school to be located in the city’s Extra Territorial Jurisdiction
(ETJ) on County Road 59 and Kirby Drive. The property borders the north
edge of the SouthFork subdivision and will serve students in the
persistently growing western portion of the district. There is no official
word on the project’s expected ground breaking, but according to recent
demographic reports received by the district the school will be needed as
soon as the 2013-2014 school year.
Council also entertained the first of two readings for
two public hearings. One hearing was to seek citizen input and comment on
the renewing of an ordinance establishing a curfew for persons under the age
of 17 years between the hours of 10:30 PM and 6:00 AM on Sunday through
Thursday, and 12:01 AM and 6:00 AM on Friday and Saturday. The law does not
allow for any person subject to the curfew to remain in any public place or
on the premises of any establishment within the city of Manvel during curfew
Police chief Ralph Garcia explained that the curfew has
been on the books for years and that it is rarely needed to be enforced. He
described it as a tool for law enforcement should young people congregate
and loiter with no apparent purpose. He responded to a question from member
Mack Ivy on why the age is under 17 being due to the fact that a 17-year old
is considered an adult in the state of Texas and can be arrested without
having to involve the juvenile authorities in the process.
A second hearing was to seek public input and comment on
an ordinance that amends the subdivision ordinance to specify the minimum
right-of-way widths for streets in the city and it’s ETJ. The ordinance
serves to standardize the requirement of a minimum 60 foot width on streets
developed within a subdivision. The ordinance applies only to new
construction and does not affect currently working streets.
Both hearings require a second reading to invite public
comment before they become law and will conduct those hearings at the next
council meeting scheduled for April 9.
Council also tabled a request by property owners Eddie
Wisnoski and Johnny Lowe on the abandonment of Gilbough Street east from FM
1128 to Russel Street. Wisnoski and Lowe made the case that the road is
unlikely to be required for future city needs as it dead-ends into a
drainage ditch and that all current property owners will see no effect on
access to their properties. They want to acquire the property at fair
market value from the city to be able to expand their businesses at that
location. Mayor Martin responded that it is hard to predict future needs
and the city must take care to maintain its options and not indiscriminately
abandon city owned easements. Council agreed by a 4-3 vote to table the
matter so that additional inquiry can be made and for the city attorney to
draft a proposed policy for the city to follow in such property abandonment
requests. It is expected that council will revisit the request at the April
9 council meeting.
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