HomeMy WebLinkAboutWater Impact Fee Study SteeplechaseWater Impact Fee Study
Steeplechase -Wellborn Rd.
October 2003
VICINITY MAP
N.T.S.
Prepared for:
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City of College Station
By:
/ffITCHELL A /ffORGAN, LLP
Water Impact Fee Study
Steeplechase -Wellborn Rd.
October 2003
VICINITY MAP
N.T.S.
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By: ~ l
;ifITCHELL A ;ifORGAN, LLP
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Land Use Assumptions & Capital Improvements Plan
Water Service Area "03-01"
Table of Contents
Executive Summary ........................................................................................................................ 2
Land Use Assumptions .................................................................................................................... 5
Existing Land Use ........................................................................................................................... 5
Future Land Use: Ultimate Development.. .................................................................................. 6
Future Land Use: 10-year Growth Projection .............................................................................. 6
Capital Improvement Plan ............................................................................................................ 10
Existing Water Facilities ............................................................................................................... 10
Projected Water Facilities: Ultimate Development ................................................................... 10
Projected Water Facilities: 10-Year Growth Projection ............................................................ 11
Service Unit Determination .......................................................................................................... 12
Proj ected Growth of Living Unit Equivalents .............................................................................. 13
Water Service Area "03-01 " LUE Calculations ........................................................................... 14
Impact Fee Calculation ................................................................................................................. 17
Estimated Eligible Cost. ........................................................................................................ 17
Cost Allocation ..................................................................................................................... 17
Maximum 10-Year Recoverable Cost .................................................................................. 17
Utility Revenue Credits & Ad Valorem Tax Credits ............................................................ 18
Impact Fee Calculation ......................................................................................................... 19
Schedule 1 ...................................................................................................................................... 20
Exhibits .......................................................................................................................................... 21
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Executive Summary
Land Use Assumptions & Capital Improvements Plan
Water Service Area "03-01"
The following report was written to serve as the Land Use and Capital Improvement Plan update for
water utilities in Water Service Area "03-01 " as shown on Exhibit 1. The service area is located just west
of Wellborn Road between FM 2818 (Harvey Mitchell Parkway) and Rock Prairie Road. Water Service
Area "03-01 ",as shown in Exhibit 2, consists of approximately 434 acres of agricultural, low and
medium density residential, scatter retail, and institutional uses.
The land use assumptions, as shown herein, are based on the City's Comprehensive Land Use Plan and
the history of development in this portion of the City for the past eight years. Projecting the average
growth over the past eight years to the next ten year period ('03-' 13) would result in the addition of
approximately 525 new single family dwelling units to the Water Service Area "03-01 ".Medium density
residential, which compromises most of this area, has been estimated at 4 dwelling units per acre. This
accounts for 440 of the new single family dwelling units added. The remainder of the new dwelling units
comes from the transitional area land use. This transitional area is anticipated to develop as either retail or
residential. For the purposes of this report, half of these transitional areas have been projected to develop
as attached residential with 13 dwelling units per acre, and the remainder as commercial.
No high density developments are anticipated in the "03-0 I" service area. Commercial and retail
properties at the intersection of Cain Road and Wellborn Road as well as those at the intersection of
Gandy Road and Wellborn Road are anticipated to build out in the first ten year ('03-' 13) growth
window. Additional retail and commercial properties further away from these main intersections are
projected to develop in the second ten year(' 13-'23) period.
Due to unknown rail and SH40 alignments, it is anticipated that a small percentage of the industrial tracts
along FM 2818 will develop in the first ten year growth window. Industrial land use areas at the
intersection of Gandy and Wellborn Road are already platted, and some development has already
commenced. This area is expected to develop fully in the first ten year period ('03-' 13). It is believed that
smaller transitional land use tracts in the service area will also develop in the first ten year period ('03-
, 13).
The Capital Improvement Plan for Water Service Area "03-0 I" was developed using the Land Use
Assumptions for the service area as seen on Exhibit 3. The water lines that will be extended to serve this
area consist of approximately 10,227 linear feet of 16-inch DIP water line. These water lines are located
such that they will serve the entire "03-0 I" service area as seen in Exhibit 4. The preliminary cost
estimate for these waterlines is $2, 132,625. These costs include engineering and design, land acquisitions,
and construction costs.
The costs calculated for the improvements must be reduced by the utility service revenues used to repay
the debt service generated by new service units. These fees are then proportioned by the ratio of new
Living Unit Equivalents (LUE's) to the total Living Equivalents served. This calculation results in the
maximum allowable impact fee per unit. Below are the estimated eligible cost, cost allocation factor,
maximum 10-year recoverable cost, utility revenue and ad valorem tax credits, and maximum impact fee
allowable for Water Sewer Service Area "03-01 ".
fttitchell &fttorgan, LLP -2-
Estimated Eligible Cost
Construction Cost
Engineering/Survey/Geotechnical
Land Cost
Impact Fee Preparation
Total Eligible Cost
Cost A/location
$1 ,733 ,309
$276,029
$106,887
$16,400
$2,132,625
Total New LUE's ............................................................................................... 2441
Total LUE's Served ........................................................................................... 2777
Cost Allocation Factor .................................................................. 2441/2777 = 0.88
Maximum Recoverable Cost.. .................................. 0.88*$2,132,625 = $1 ,876,710
Maximum 10-Year Recoverable Cost
Projected LUE's 2003-2013 ............................................................................. .1110
Projected LUE's after 2013 ............................................................................... 1331
Total New LUE's ............................................................................................... 2441
Service Distribution % ....................................................... 100*(11l0/2441)=45%
Maximum 10-Year Recoverable Cost ....................... .45%*$1,876,710 = $844,520
Utility Revenue Credits & Ad Valorem Tax
Utility Revenue per LUE Applied to Capital Improvements .......................... $56.09
Total Utility Revenue Crediti .............................................. $56.09* 1110 = $65,590
Ad Valorem Tax Applied to Capital Improvements .............................................. $0
i Revenue credit on new LUE's associated with fust IO-year ('03-'13) growth window (service time frame)
;kitchell &;korgan, LLP - 3 -
Number of New LUE'sii .................................................................................... 1110
Impact Fee Calculation
Maximum Impact Fee = Maximum 10-Year Recoverable Cost -Total Utility Revenue Credit
Number of new LUE's
Maximum Impact Fee= ($844,520-$65,590)/(1110 LUE's) = $701.74/LUE
ii Number of new LUE's associated with IO-year growth window ('03-'13)
faitchell &faorgan, LLP - 4 -
Water Service Area "03-01"
Steeplechase/Well born Road Area
October 2003
Land Use Assumptions
Existing Land Use
The Steeplechase/Wellborn Road Area designated as Water Sewer Service Area "03-01"
(Exhibit 1) consists of approximately 434 acres of agricultural, residential, commercial and a
small portion of industrial and institutional property. This area has been targeted as an impact
fee area due to the recent College Station annexation of the property and the rapid growth that
has occurred along the Wellborn Road corridor over the past 10 years. In order to assess impact
fees for new water infrastructure an evaluation of the existing and future land uses for the area
had to be completed. Exhibit 2 illustrates the existing land uses that were found in the "03-01"
area while Table 1 illustrates the acreages associated with Exhibit 2.
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Land Use
AgriculturalN acant
Table 1
Existing: Land Use (Year 2 00J)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1/3 - 2 d.u./acre)
Medium Density Residential (3 - 6 d.u./acre)
High Density Residential (7 -9 d.u./acre)
Residential Attached (10 -20 d.u./acre)
Retail Regional
Retail Neighborhood
Industrial
Institutional
TOTAL
fttitchell &;11organ, LLP
Gross Acres
201
166
43
0
0
9
12
0
1
2
434
-5 -
Future Land Use: Ultimate Development
The future land use assumptions for the area are based on the approved City's Comprehensive
Land Use Plan, an excerpt of which can be seen in Exhibit 3. Heavy residential development has
been occurring in the Edelweiss and Steeplechase Subdivisions along Wellborn Road just south
and east of the subject area. Development in this general area began seriously in 1989 and has
progressed steadily since. At present, the residential portion of the Edelweiss and Steeplechase
Subdivisions are almost fully developed, with the commercial tracts of the development slowly
filling in. The growth in these areas has added over 700 new single-family dwelling units over
the past eight years.
Projecting this same growth rate through the first ten year period ('03-' 13) for the subject area
will result in approximately 525 new single-family dwelling units. It is assumed that the
transitional land use shown on Exhibit 3 will develop as half attached residential at 13 dwelling
units per acre, and half as commercial density at 10 dwelling units per acre. Medium density
residential is assumed to develop with a density of 4 dwelling units per acre. The service area has
been determined based upon the recent annexation boundary, the existing Certificate of
Convenience and Necessity (CCN) area, and the current contract between the City of College
Station and the Wellborn Special Utility District. It is anticipated that in the first ten year
window ('03-' 13) that the bulk of medium density residential development will occur along Cain
Road, with the remainder along Gandy Road. Current residential development in these areas is
increasing, and continuing growth is expected.
Future Land Use: 10-year Growth Projection
Development of the residential land use categories and transitional land use categories shown in
Table 2 will result in approximately 525 new single-family dwelling units being added to the
Water Service Area "03-01 ". Current development in the Steeplechase Subdivision and
Fraternity Row has built out in a similar fashion, and has nearly reached its ultimate buildout for
the higher density residential categories. Due to the recent rapid nature of the buildout of
attached, high, and medium density residential in these areas, it is reasonable to assume that once
sanitary sewer and water is available to the "03-01" area that this type of housing will rapidly
develop in the "03-01" area as well.
Commercial and retail properties at the intersection of Cain Road and Wellborn Road as well as
those at the intersection of Gandy Road and Wellborn Road are also anticipated to build out in
the first ten year ('03-' 13) growth window. Additional retail and commercial properties further
away from these main intersections are projected to develop after the ('03-' 13) period.
It is difficult to predict the timing for the development of the industrial use property at the comer
of Wellborn Road and FM 2818 (Harvey Mitchell Parkway). Due to the unknowns associated
with the TxDOT SH40 alignment and the ongoing discussion regarding the Wellborn Road rail
relocation, these tracts may not consolidate and develop for some time. However, it is just as
faitchell &faorgan, LLP -6 -
likely that an aggressive developer could build on these tracts immediately without concern for
the unknowns associated with these major transportation issues. If that is the case, the
infrastructure will be in place to support such a development. However, it is more likely that
only a small percentage (7 acres or 15%) of the industrial tracts along FM 2818 will develop in
the first ten year growth window (' 03-' 13 ). Industrial land use areas at the intersection of Gandy
and Wellborn Road are already platted, and some development has already commenced. This
area is expected to develop fully (33 acres) in the first ten year period ('03-'13). The remainder
of the industrial development in the "03-01 " service area is projected to take place after this first
ten year growth period ('03-'13).
This service area includes a unique land use labeled as "transitional". This category has been
used to identify areas that could reasonably develop as residential attached or as
commercial/retail uses. For calculations, the transitional areas were assumed to develop as one-
half residential attached and as one-half commercial/retail land use. This additional land use
category was added to this area to allow flexibility for those tracts affected by the unknowns
associated with the SH40 alignment and possible rail relocation. It is anticipated that
approximately 13 acres or approximately 25% of the transitional land use tracts in the service
area will develop during the first ten year period ('03-' 13). The remainder of the transitional
area will most likely take additional time to develop as the property owners wait to see the
results of TxDOT's work in the area. The transitional land use category consists of a
combination of commercial/retail and residential attached properties.
The land uses and acreages that are projected to develop within the first ten year window ('03-
, 13) for Water Service Area "03-01 " are shown in Table 2.
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Land Use
Table 2
Water Service Area "03-01"
Growth Projections (2003-2013)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1/3 - 2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential (7 - 9 d.u./acre)
Residential Attached (10 -20 d.u./acre)**
Retail Regional
Retail Neighborhood
Industrial
Institutional
Transitional**
Parks
Mixed Use
SH40ROW
TOTAL
Gross Acres*
0
0
110
0
0
6
6
40
0
13
10
0
11
196
*Acreages throughout do not make allowances for street rights-of-way, therefore the reduction of developable land
due to these is taken into account through densities as described on page 13.
**Although not an individual area on the land use plan, residential attached is assumed to buildout as one-half of the
development within transitional land use areas. The remaining half of transitional areas is assumed to develop as
commercial/retail properties.
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The land uses and acreages that are projected to develop beyond the first ten year window (2003-
2013) for the Water Service Area "03-01" are shown in Table 3. These two growth projection
windows are important to understand due to the fact that the impact fees must be assessed based
upon the growth that will initially occur within a "reasonable period of time" defined within
impact fee legislation as ten years. This future growth which will likely occur after the year
2013 may be assessed impact fees as the impact fee report is updated every 3-5 years and the
growth window for the area shifts, resulting in the recalculation of the fees based upon a new
growth scenario.
Land Use
Table 3
Water Service Area "03-01"
Growth Projections (2013-2023)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1/3 - 2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential (7 -9 d.u./acre)
Residential Attached (10 -20 d.u./acre)
Retail Regional
Retail Neighborhood
Industrial
Institutional
Transitional*
Parks
Mixed Use
SH40ROW
TOTAL
.
Gross Acres
0
0
174
0
0
3
4
7
0
43
7
0
0
238
*Although not an individual area on the land use plan, residential attached is assumed to buildout as one-half of the
development within transitional land use areas. The remaining half of transitional areas is assumed to develop as
commercial/retail properties.
faitchell &faorgan, LLP - 9 -
Capital Improvement Plan
Water Servic e Area "03-01"
Existing Water Facilities
The Water Service Area "03-0 l ",as previously discussed is shown on Exhibit 1. This service
area is located adjacent to and west of Wellborn Road between FM 2818 and Rock Prairie Road.
Water service to this area is provided through an existing thirty-six inch (36") water line along
Wellborn Road. This water line carries water from the Dowling Road Pump Station located
adjacent to Water Service Area "03-01 " to the southern portion of College Station. Cost
recovery related to the water wells and pumps are not being considered within this service area at
this time.
Proj ected Water Facilities: Ultimate Development
The waterlines that will be extended to serve this area consist of three sixteen ( 16") inch DIP
distribution lines along Marion Pugh Drive/Abandoned ROW, Cain Road, and Gandy Road. The
southern most waterline is approximately 5668 linear feet and runs parallel to Marion Pugh
Drive/ Abandoned ROW from Saddle Lane to 1132 linear feet south of Cain Road. This waterline
is connected to the north to an existing forty-two ( 42") inch waterline and to the south to the
proposed waterline parallel to Cain Road. The waterline parall el to Cain Road is approximately
3170 linear feet connecting to the proposed Marion Pugh Drive/Abandoned ROW to the south
and to an existing thirty-six (36") inch waterline to the north at the intersection of Navarro Dive
and Wellborn Road/FM 2154. The remaining line connects to an existing thirty-six (36") inch
waterline at the intersection of Rock Prairie Road and Wellborn Road/FM 2154 and ends
approximately 1926 linear feet south, parallel to Gandy Road. It is anticipated that these
improvements will be designed and constructed under one contract. These three waterlines are
located such that they will serve the entire "03-01 " service area, as seen in Exhibit 4. The
preliminary estimated project cost is $2, 132,625 which is based upon the following estimate
shown in Table 4. These costs include engineering and design, land acquisition, and
construction. Although state law permits the inclusion of interest charges and other financing
costs in the capital improvements plan, such costs have not been included in this report. Because
project costs are to be adjusted through the amendment process mandated by state law, no
inflationary factors have been included in the project estimates.
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Table 4
Water Service Area "03-01"
Estimated Construction Cost
Item
# Description Quantity Units Unit Price Price
1 Mobilization 1 LS. $7,500 $7,500
2 ROW Prep 1 LS. $15,000 $15,000
Water System Items
3 16" DIP Waterline 9717 LF. $90 $874,530
4 16" DIP w/ 24" Steel Casing by Mechanical Bore 510 LF. $850 $433,500
5 Fire Hydrant Assembly 23 Ea. $1,800 $41,400
6 Connect to existing system 2 Ea. $2,500 $5,000
7 Trench Safety (waterline) 9717 LF. $1 $9,717
8 Contingency (25%) 25% $346,662
Total Construction Costs $1,733,309
Land Acquisition 9717 LF $11 $106,887
Engineering/land Surveying/Geotechnical 15% $276,029
Impact Fee Preparation $16,400
Water Total $2,132,625
Because of the radial water line feed, a 16" waterline is required both for the ten year build out
scenario as well as for the ultimate build out of Water Service Area "03-01 ",therefore the
service distribution cited later in this report is 100% for the first ten years of development.
Projected Water Facilities: JO-Year Growth Projection
State law limits the City to collection of the infrastructure costs necessary to service a time frame
not to exceed ten years. Service distributions, as seen later in this report, allow the City to
comply with state law without having to construct a smaller water line and then return 10-15
years later to construct a parallel water line to accommodate the increased demand of ultimate
development. The line needed to serve the first ten year projected growth window is a sixteen
inch (16") waterline.
faitchell &;11organ, LLP -11 -
Service Unit Determination
The City of College Station has selected the Living Unit Equivalent as the appropriate measure
of water service consumption by new development in their impact fee areas. The same has been
chosen for Water Service Area "03-01 ". As used in the Capital Improvement Plan, a "service
unit" is defined as a single-family residence without regard for the number of bedrooms. A 5/8-
inch water meter is the typical size water meter serving a single-family residence in the city. The
5/8-inch meter is considered one unit. Other meter sizes are proportioned Living Unit
Equivalents according to their flow relationship to the 5/8-inch meter. Living Unit Equivalents
for residential structures are shown in Table 5, while those for non-residential structures are
shown in Table 6.
Table 5
Living Unit Equivalents
Residential Structures
Type of Structure
Single Family Dwelling
(all sizes/no. of bedrooms)
Duplex
(all sizes/no. of bedrooms)
Triplex
(all sizes/no. of bedrooms)
Fourplex
(all sizes/no. of bedrooms)
Multi-family
(one and two bedroom units)
(three and more bedroom units)
Mobile Home
faitchell &;1torgan, LLP
Unit
Structure
Duplex
Triplex
Fourplex
Unit
Unit
Mobile Home
LUE
2
3
4
0.75
I
0.75
-12 -
Meter Size
5/8 inch simple
3/4 inch simple
1 inch simple
1-112 inch simple
2 inch simple
2 inch compound
2 inch turbine
3 inch compound
3 inch turbine
4 inch compound
4 inch turbine
6 inch compound
8 inch compound
6 inch turbine
10 inch compound
8 inch turbine
1 0 inch turbine
12 inch turbine
-Table 6
Living Unit Equivalents
Non-Residential Structures
..
L VE/Meter Size
1
1.5
2.5
5
8
8
10
16
24
25
42
50
80
92
115
160
250
330
Projected Growth of Living Unit Equivalents
It is necessary to establish relationships between Living Unit Equivalents and the various land
uses. The following density relationships have been determined after a review of developed land
uses within the city, a comparison of consumption rates of each land use category and
comparisons with the American Society of Civil Engineers design recommendations. The
service unit to be applied is a typical single family dwelling without regard to the number of
bedrooms. Such a unit is otherwise referred to as a "dwelling unit" and for the purpose of this
plan the two terms are interchangeable. The following table itemizes the projected densities per
land use category. These numbers take into account the loss of acreage to rights-of-ways.
faitchell &faorgan, LLP -13 -
Table 7
Projected Densities Per Land Use Category
Land Use Category Dwelling Units per Acre
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1/3 -2 d.u./acre)
Medium Density Residential (3 - 6 d.u./acre)
High Density Residential (7 - 9 d.u./acre)
Residential Attached (Multi-family)
Commercial/Industrial
Parks
Schools/Institutional
Agricultural
Water Service Area "03-01" LUE Calculations
.25
1
4
8
13
10
0
2
0
The existing land use acreages and living unit equivalents for the Water Service Area "03-01"
are shown in Table 8.
. . ,•
w ·ater Se1'Vice Area. "03-0E'·· ' .. . ·-
. Existin LUE's , .o. . -.
Land Use Acres LUE/Acre LUE's
Agricultural/Va cant 201 0 0
Rural Density Residential
(<1/3 d.u./acre) 166 .25 42
Low Density Residential
(1/3 - 2 d.u./acre) 43 1 43
Medium Density Residential
(3 -6 d.u./acre) 0 4 0
High Density Residential
(7 -9 d.u./acre) 0 8 0
Residential Attached
(Multi-family @ 10-20 d.u./acre) 9 13 117
Commercial/Industrial 13 10 130
Parks 0 0 0
Institutional 2 2 4
TOTALS 434 336
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The acreages and living unit equivalents projected to develop in Water Service Area "03-01"
within the first ten year window ('03-'13) are shown in Table 9.
Table 9 ..
Water Service Area "03-01"
Projected Growth in LUE'.'s (2003-2013)
Land Use Acres
Agricultural/Va cant
Rural Density Residential
(<1/3 d.u./acre)
Low Density Residential
(1/3 - 2 d.u./acre)
Medium Density Residential
(3 -6 d.u./acre)
High Density Residential
(7 -9 d.u./acre)
Residential Attached*
(Multi-family @ 10-20 d.u./acre)
Commercial/Industrial
Institutional
Transitional*
Parks
SH40ROW
TOTALS
0
0
0
110
0
0
52
0
13
10
11
196
LUE/Acre
0
.25
4
8
13
10
2
11.5
0
0
LUE's
0
0
0
440
0
0
520
0
150
0
Q
1110
* Transitional land use was assumed to consist of one-half attached residential ( 13 LUE/ Ac) and one-half
commercial (10 LUE/Ac)
;Uitchell &;Uorgan, LLP -15 -
The acreages and living unit equivalents projected to develop in Water Service Area "03-01"
during the second ten year window (' 13-'23) are shown in Table 10.
Table 10
Water Service. Area "03-01"
Projected: Growth in LUE's (Future: after 2013)
Land Use Acres LUE/Acre
Agricultural/Vacant 0 0
Rural Density Residential
(<1/3 d.u./acre) 0 .25
Low Density Residential
(1/3 - 2 d.u./acre) 0 1
Medium Density Residential
(3 - 6 d.u./acre) 174 4
High Density Residential
(7 - 9 d.u./acre) 0 8
Residential Attached*
(Multi-family@ 10-20 d.u./acre) 0 13
Commercial/Industrial 14 10
Institutional 0 2
Transitional* 43 11.5
Parks 7 0
SH40ROW Q 0
TOTALS 238
LUE's
0
0
0
696
0
0
140
0
495
0
Q
1331
* Transitional land use was assumed to consist ofone-half attached residential (13 LUE/ Ac) and one-half
commercial (IO LUE/Ac)
;Uitchell &;Uorgan, LLP -16 -
Impact Fee Calculation
Estimated Eligible Cost
Construction Cost
Engineering/Survey/Geotechnical
Land Cost
Impact Fee Preparation
Total Eligible Cost
Cost Allocation
$1 ,733,309
$276,029
$106,887
$16,400
$2,132,625
The costs recoverable by impact fees are proportioned by the ratio of ne'Y Living Unit
Equivalents (LUE's) to the total LUE's served. Since impact fees are collected at the time of
new construction, only new LUE's may be charged directly for new capital improvement
projects in the "03-01" service area. The cost allocation factor removes existing LUE's from the
impact fee calculation.
Total New LUE's ............................................................................................... 2441
Total LUE's Served ........................................................................................... 2777
Cost Allocation Factor .................................................................. 2441/2777 = 0.88
Maximum Recoverable Cost= Cost Allocation Factor* Total Eligible Cost
Maximum Recoverable Cost= 0.88*$2,132,625 = $1,876,710
Maximum 10-Year Recoverable Cost
State law limits the City to collection of the infrastructure costs necessary to service a time frame
not to exceed ten years (10-year recovery period). Service distributions allow the City to comply
with state law without having to construct a smaller waterline and then return ten to fifteen years
later to construct a parallel waterline to accommodate the flow increase. The impact fee reports
are updated every three to five years, allowing the service time frame to continually shift forward
ensuring eventual recovery of all eligible costs. The service distribution for the first ten year
window ('03-'13) was based on the ratio of ultimate LUE's to the LUE's created for the first ten
year time frame ('03-'13).
faitchell &faorgan, LLP -17 -
Projected New LUE's 2003-2013 ...................................................................... 1110
Projected New LUE's after 2013 ...................................................................... .1 331
Total New LUE's ............................................................................................... 2441
Service Distribution%= 100 * New LUE's for Ten-Year Time Frame (2003-2013)
Total New LUE's
Service Distribution%= 100 * (1110/2441) = 45%
Maximum 10-Year Recoverable Cost = Service Distribution % * Maximum Recoverable Cost
Maximum 10-Year Recoverable Cost = 45%*$1,876,710 = $844,520
Utilitv Revenue Credits & Ad Valorem Tax Credits
A portion of customer utility bills are used to finance City capital improvement projects. This
portion of the utility bills is used toward the repayment those utility bonds. Utility revenue
credits ensure that those customers paying impact fees do not fund the capital improvements to
service their area through impact fees and their utility bills, thus paying twice for the same
improvements. The same would be done for any ad valorem taxes used to fund capital
improvements. Currently, the City of College Station does not use ad valorem taxes to finance
capital improvements.
Utility Revenue Per LUEiii = X*Y*n
X = Average monthly water utility bill per LUE
Y = Percent of average monthly water utility bill applied to debt service for bond payment for
water capital improvement projects in subject area
n = Number of months associated with service time frame (ten years)
Utility Revenue Per LUE = $23.37*2%*120 = $56.09
iii Utility revenue per LUE which are used to finance capital improvement bonds
faitchell &;*organ, LLP -18 -
Number of New LUE'siv ................................................................................. .1110
Total Utility Revenue Creditv =Utility Revenue Per LUE* Number of New LUE's
Total Utility Revenue Credit= $56.09*1110 = $65,590
Ad Valorem Tax Applied to Capital Improvements .............................................. $0
Impact Fee Calculation
Maximum Impact Fee = Maximum 10-Year Recoverable Cost -Total Utility Revenue Credit
Number of new LUE's
Maximum Impact Fee= ($844,520-$65,590)/(1110 LUE's) = $701.74/LUE
iv Number of new LUE's associated with service time frame, first IO-year window ('03-' 13)
v Revenue credit on new LUE's associated with first IO-year ('03-'13) window
;Uitchell &;Horgan, LLP -19 -
Service Area
Roadway Facilities:
(reserved)
Water Facilities:
Schedule 1
Maximum Impact Fee Per Service Unit
Service Unit Maximum Impact Fee
03-01 ............................................ LUE ...................................... $701.74
Drainage Facilities:
(reserved)
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Land Use Assumptions & Capital Improvements Plan
Sanitary Sewer Service Area "02-01 "
And
Water Service Area "02-02"
Table of Contents
Executive Summary ............................................................................................................ 2
Sanitary Sewer Service Area "02-01 " ................................................................................. 5
Water Service Area "02-02" ............................................................................................... 6
Assumptions ........................................................................................................................ 6
Existing Faciliti es .............................................................................................................. 10
Sanitary Sewer .............................................................................................................. 10
Water ............................................................................................................................. 10
Projected Facilities ............................................................................................................ 10
Sanitary Sewer .............................................................................................................. 10
Water ............................................................................................................................. 12
Projected Growth of Living Unit Equivalents .................................................................. 14
Sanitary Sewer Service Area "02-01 " LUE Calculations ............................................. 15
Water Service Area "02-02" LUE Calculations ........................................................... 18
Sanitary Sewer Area "02-01 " ............................................................................................ 21
Impact Fee Calculation ..................................................................................................... 21
Water Service Area "02-02" ............................................................................................. 22
Impact Fee Calculation ..................................................................................................... 22
Schedule 1 .......................................................................................................................... 23
Figures ................................................................................................................................ 24
P EL ~J11NARY
NOT FOR
faitchell &faorgan, LLP .................. CONSTRUCTION - 1 -
Executive Summary
Land Use Assumptions & Capital Improvements Plan
Sanitary Sewer Service Area "02-01" & Water Service Area "02-02"
The following report was written to serve as the Land Use and Capital Improvement Plan
update for Sanitary Sewer Service Area "02-01 " and Water Service Area "02-02" as
shown on Figures 3 and 4. These service areas are generally located just west of
Wellborn Road between FM 2818 (Harvey Mitchell Parkway) and Rock Prairie Road.
Sanitary Sewer Service Area "02-01 '', as shown in Figure 4, consists of approximately
730 acres of agricultural, industrial, low and medium density residential and institutional
uses. Water Service Area "02-02", as shown in Figure 3, consists of approximately 430
acres of agricultural, low and medium density residential and institutional uses.
The land use assumptions, as shown herein, are based on the City's Comprehensive Land
Use Plan and the history of development in this portion of the city of the past eight years.
Projecting the average growth over the past eight years to the next ten-year period (2012)
would result in the addition of approximately 700 new single family dwelling units to the
Sanitary Sewer Service Area "02-01 " and 400 new single family dwelling units to the
Water Service Area "02-02". The medium density residential in the area, which
constitutes a large percentage of both areas, has been estimated at 3.5 dwelling units per
acre.
It is not anticipated that the commercial or retail properties in these areas will develop in
the next ten years. Portions of the commercial property in the Edelweiss area remain
vacant and these should build out prior to any commercial development will occur in
these two subject areas. It is anticipated that the commercial and retail property within
these two service areas will build out in the second 10-year growth window.
The Capital Improvement Plan for Sanitary Sewer Service Area "02-01 " and Water
Service Area "02-02" were both developed using the Land Use Assumptions for the
service area. The sewer line that will be extended to serve this area consists of
approximately 1800 linear feet of 18-inch and 3 800 linear feet of 12-inch sewer. These
two sanitary sewer lines are located such that they will serve the entire "02-01" service
area, as seen in Figure 6. The preliminary estimated project cost is $935,256. These
costs include engineering and design, land acquisitions, and construction costs.
The water lines that will be extended to serve this area consist of approximately 9300
linear feet of 12-inch water line. These water lines are located such that they will serve
the entire "02-02" service area as seen in Figure 5. The preliminary estimated project
cost is $1,483,465. These costs include engineering and design, land acquisitions, and
construction costs.
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The costs subject to impact fees are proportioned by the ratio of new Living Unit
Equivalents (LUE's) to the total Living Equivalents served. Below is the cost allocation
factor, cost recovery and maximum impact fee allowable for both Sanitary Sewer Service
Area "02-01 " and Water Service Area "02-02".
Sanitary Sewer
Cost Allocation
Total New LUE 's ........................................................................................... 2774
Total LUE's served ........................................................................................ 3245
Cost Allocation Factor .......................................................... 2774/3245=.85
Phase
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Sanitary Sewer
Cost Recovery
Est. Cost Eligible Cost
$935,256 $935,256
Service Distribution
('02-'12) ('12-'22)
36% 64%
Recovery Period
('02-'12) ('12-'22)
$336,692 $598,564
Sanitary Sewer Impact Fee Calculation
Maximum Impact Fee = Cost * cost allocation factor
Number of new LUE's
I Maximum Sanitary Sewer Impact Fee= ($336,692 * .85)/705 = $405.94
Water Cost Allocation
Total New LUE's ........................................................................................... 1546
Total LUE's served ........................................................................................ 2017
Cost Allocation Factor .......................................................... 1546/2017=.77
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Phase
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Water Cost Recovery
Est. Cost Eligible Cost Service Distribution Recovery Period
('02-'12) ('12-'22) ('02-'12) ('12-'22)
$1,483,465 $1,483,465 100% 0% $1,483,465 $0
Water Impact Fee Calculation
Maximum Impact Fee = Cost * cost allocation factor
Number of new LUE's
I Maximum Water Impact Fee = ($1,483 ,465 * .77)/1546 = $738.85
;kitchell &;korgan, LLP .................................................................... . - 4 -
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Land Use Assumptions
Sanitary Sewer Service Area "02-01"
and
Water Service Area "02-02"
Steeplechase/Wellborn Road Area
July 2002
Sanitary Sewer Service Area "02-01"
The Steeplechase/Wellborn Road Area designated as Sanitary Sewer Service Area "02-
01 " (Figure 1) consists of approximately 730 acres of agricultural, residential,
commercial and a small portion of industrial and institutional property. The acreage of
existing land uses is shown in Table 1.
Table 1
Existing Land Use (Year 2002)
Land Use
AgriculturalNacant
Gross Acres
243
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 -2 d.u./acre)
Medium Density Residential (3 - 6 d.u./acre)
High Density Residential (7 - 9 d.u./acre)
Residential Attached (10 -20 d.u./acre)
Commercial/Industrial
Parks
Schools
360
102
0
0
9
14
0
2
TOTAL 730
Acreages throughout do not make allowances for street rights-of-way, therefore the
reduction of developable land due to these is taken into account through densities as
described on page 15.
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Water Service Area "02-02"
The Steeplechase/Wellborn Road Area designated as Water Service Area "02-02" (Figure
1) consists of approximately 433 acres of agricultural, residential, commercial and a
small portion of industrial and institutional property. The acreage of existing land uses is
shown in Table 2.
Table 2
Existing Land Use (Year 2002)
Land Use
AgriculturalN acant
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 - 2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential (7 -9 d.u./acre)
Residential Attached (10 -20 d.u./acre)
Commercial/Industrial
Parks
Schools
Assumptions
Gross Acres
125
266
24
0
0
9
7
0
2
TOTAL 433
The land use assumptions are based on the City's Comprehensive Land Use Plan as seen
in Figure 2 and the history of development in the area over the last 8 years. Heavy
residential development has been occurring in the Edelweiss and Steeplechase
Subdivisions along Wellborn Road just south and east of the subject area. Development
in this general area began seriously in 1989 and has progressed steadily since. At
present, the residential portion of these subdivisions are almost fully developed, with the
commercial tracts in the development still largely vacant. The growth in these areas has
over the past 8 years has added over 700 new single-family dwelling units.
Projecting this same growth rate through the next 10 year period (2002-2012) for the
subject areas will result in approximately 700 new single-family dwelling units to the
Sanitary Sewer Service Area "02-01 " and 400 new single-family dwelling units to Water
Service Area "02-02". This difference in numbers of dwelling units is due to the size of
the two service areas. The sanitary sewer area is based upon topography and existing
customers served with other sewer lines and is therefore approximately 300 acres larger
than the water service area. The water service area has been determined based upon the
proposed City annexation boundary, the existing Certificate of Convenience and
Necessity (CCN) area and the existing contract between the City of College Station and
the Wellborn Special Utility District.
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Single-family densities in the area (developing under the medium density residential land
use category) have averaged between 3.5 and 4.5 dwelling units per acre (depending on
whether one includes rights-of-ways in the calculation).
It is not anticipated that the proposed commercial acreage in either the sewer or water
service areas will be developed within the ten year period from 2002 to 2012. Existing
commercial square footage along Wellborn Road still has not been absorbed and will
probably take through the projected time frame (2002-2012) to develop. Although there
have been a number oflarge scale commercial projects constructed in the last few years
in College Station, the majority have been constructed more centrally located within the
City and not on this western edge of the developed city limits. It is reasonable to expect
that more neighborhood commercial will develop along the western side of Wellborn
Road and at the comer of Wellborn and Gandy Roads. However, it is not anticipated that
the commercial property within this service area will be utilized until the commercial
area in the Edelweiss and Steeplechase areas are fully developed.
It is difficult to predict the timing for the development of the mixed use property at the
comer of Wellborn Road and FM 2818 (Harvey Mitchell Parkway). Because of the
unknowns with the TxDOT SH40 alignment and the ongoing discussion regarding the
Wellborn Road rail relocation, these tracts may not consolidate and develop for some
time. Then again an aggressive developer may construct on these tracts immediately, the
infrastructure will be in place to support the development and the only difficult issues
will be the ultimate alignment of these major transportation items.
The land uses and acreages that are projected to develop within the first ten year window
(2002-2012) for Sanitary Sewer Service Area "02-01" are shown in Table 3.
Land Use
Table 3
Sanitary Sewer Service Area "02-01"
Growth Projections (2002-2012)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 - 2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential
Commercial/Office/Industrial
Institutional
SH40ROW
Parks
TOTAL
Gross Acres
20
35
190
0
0
0
77
_]
329
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The land uses and acreages that are projected to develop within the second ten year
window (2012-2022) for the Sanitary Sewer Service Area "02-01 " are shown in Table 4.
Land Use
Table 4
Sanitary Sewer Service Area "02-01"
Growth Projections (2012-2022)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 -2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential
Commercial/Office/Industrial
Institutional
SH40ROW
Parks
TOTAL
Gross Acres
20
31
200
10
124
9
0
_7
401
The land uses and acreages that are projected to develop within the first ten year window
(2002-2012) for Water Service Area "02-02" are shown in Table 5.
Land Use
Table 5
Water Service Area "02-02"
Growth Projections (2002-2012)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 -2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential
Commercial/Office/Industrial
Institutional
SH40ROW
Parks
TOTAL
Gross Acres
0
0
114
0
0
0
68
__l
185
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The land uses and acreages that are projected to develop within the second ten year
window (2012-2022) for the Water Service Area "02-02" are shown in Table 6.
Land Use
Table 6
Water Service Area "02-02"
Growth Projections (2012-2022)
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 -2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential
Commercial/Office/Industrial
Institutional
SH40ROW
Parks
TOTAL
Gross Acres
0
0
195
0
46
2
0
_5
248
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Capital Improvement Plan
Sanitary Sewer Service Area "02-01"
and
Water Service Area "02-02"
Existing Facilities
Sanitary Sewer
The Sanitary Sewer Service Area "02-01 ", as previously discussed is shown on Exhibit 1.
This service area is located within the South Fork of Bee Creek Drainage Basin. Sanitary
sewer service to this basin is currently provided through an existing 18" gravity sanitary
sewer line, which terminates just north of West Ridge Drive between Pronghorn Lane
and Pintail Lane in the Steeplechase Subdivision. This sewer line carries wastewater
under FM 2818 toward the A&M Consolidated High School and then down Bee Creek
toward Texas Avenue at the City Police Station and then on to the Carter Creek
Wastewater Treatment Plant. These existing facilities as described are all located outside
the Sanitary Sewer Service Area "02-01 ". Cost recovery related to the existing treatment
plant and the existing sanitary sewer line, as described above, are not being considered
within this service area at this time.
Water
The Water Service Area "02-02'', as previously discussed is shown on Exhibit 2. This
service area is located adjacent to and west of Wellborn Road between FM 2818 and
Rock Prairie Road. Water service to this area is provided through an existing 36" water
line along Wellborn Road. This water line carries water from the Dowling Road Pump
Station located adjacent to Water Service Area "02-02" to the southern portion of College
Station. Cost recovery related to the water wells and pumps are not being considered
within this service area at this time.
Projected Facilities
Sanitary Sewer
The sewer line that will be extended to serve this area consists of approximately 1800
linear feet of 18-inch and 3800 linear feet of 12-inch sewer. It is anticipated that these
improvements will be designed and constructed under one contract. These two sanitary
sewer lines are located such that they will serve the entire "02-01 " service area. The
preliminary estimated project cost is $935,256 which is based upon the following:
;1f itchell &;1torgan, LLP .................................................................... . -10 -
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Table 7
Sanitary Sewer
Estimated Construction Cost
Item# Description Quantity Units
1 Mobilization L.S.
2ROW Prep L.S.
Sewer System Items
318" PVC Sewerline 1815 L.F.
418" PVC w/ 30" Steel Casing by Mechanical Bore 185 L.F.
5 12" PVC Sewerline 3855 L.F.
6 Standard Manhole 14 Ea .
7 Connect to existing manhole Ea .
8Trench Safety (sewer line) 5670 L.F.
9 Contingency (25%) 25%
Total Construction Costs
Land Acquisition 5670 L.F.
Engl neering/Land Surveyi ng/Geotech n ical 15%
Sewer Total
Unit Price Price
$7,500.00 $7,500
$15,000.00 $15,000
$104.00 $188,760
$975.00 $180,375
$45.00 $173,475
$2,500.00 $34,275
$1 ,000.00 $1 ,000
$2.00 $11,340
$147,306
$759,031
$11 .00 $62,370
$113,855
$935,25
Because the sanitary sewer line needed to serve the first 10 year projected growth
window is only a 15-inch line and the state law limits the City to collection of the
infrastructure costs necessary to service a time frame not to exceed 10 years, service
distributions have been made. These service distributions as seen later in this report
allow the City to comply with the state law without having to construct this smaller
sanitary sewer line and then return 10-15 years later to construct a parallel sanitary sewer
line to accommodate the flow increase.
The total estimated cost of the Sanitary Sewer improvements is $935,256. These costs
include engineering and design, land acquisition, and construction. Although state law
permits the inclusion of interest charges and other financing costs in the capital
improvements plan, such costs have not been included in this report. Also because
project costs are to be adjusted through the amendment process mandated by state law, no
inflationary factors have been included in the project estimates.
fttitchell &;Horgan, LLP .................................................................... . -11 -
Water
The water lines that will be extended to serve this area consist of approximately 9300
linear feet of 12-inch water line. It is anticipated that these improvements will be
designed and constructed under one contract. These water lines are located such that they
will serve the entire "02-02" service area. The preliminary estimated project cost is
$1 ,483,465 which is based upon the following:
Table 8
Water
Estimated Construction Cost
Item # Description Quantity Units Unit Price Price
1 Mobilization L.S. $7,500.00
2 ROW Prep L.S . $15,000.00
3 12" PVC Waterline 9340 L.F. $50.00
412" PVC w/ 24" Steel Casing by Mechanical Bore 510 L.F. $800.00
5 Fire Hydrant Assembly 23 Ea. $1,800.00
6 Connect to existing system 2 Ea. $2,000.00
?Trench Safety (water line) 9340 L.F. $1.00
8 Contingency (25%) 25%
Construction Costs
Land Acquisition 9340 L.F. $11 .00
Engineering/Land Surveying/Geotechnical 15%
Water Total
Unlike the sanitary sewer, the 12-inch waterline, because of the radial water li ne feed, is
required both for the 10-year build out scenario as well as for the ultimate build out of
Water Service Area "02-02", therefore the service distribution cited later in this report is
100% for the first ten years of development.
$7,500
$15,000
$467,000
$408,000
$40,860
$4,000
$9,340
$232,300
$1,1 84,000
$1 02,740
$196,725
$1,483,465
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Service Unit Determination
The City of College Station has selected the Living Unit Equivalent as the appropriate
measure of water and wastewater service consumption by new development in Sanitary
Sewer Service Area "02-01 " and Water Service Area "02-02". As used in the Capital
Improvement Plan, a "service unit" is defined as a single family residence without regard
for the number of bedrooms. A 5/8-inch water meter is the typical size water meter
serving a single family residence in the city. Since water use is directly related to
sanitary sewer discharge, the water meter size will be used to determine Living Unit
Equivalents for non-residential land uses. The 5/8-inch meter is considered one unit.
Other meter sizes are proportioned Living Unit Equivalents according to their flow
relationship to the 5/8-inch meter. Living Unit Equivalents for residential structures are
shown in Table 9, while those for non-residential structures is shown in Table 10.
Table 9
Living Unit Equivalents
Residential Structures
TY..ee o{_Structure Unit LUE
Single Family Dwelling Structure 1
(all sizes/no. of bedrooms)
Duplex Duplex 2
(all sizes/no. of bedrooms)
Triplex Triplex 3
(all sizes/no. of bedrooms)
Fourplex Fourplex 4
(all sizes/no. ofbedrooms)
Multi-family
(one and two bedroom units) Unit 0.75
(three and more bedroom units) Unit 1
Mobile Home Mobile Home 0.75
(space)
faitchell &;1torgan, LLP .................................................................... . -13 -
Meter Size
5/8 inch simple
3/4 inch simple
1 inch simple
1-1 /2 inch simple
2 inch simple
2 inch compound
2 inch turbine
3 inch compound
3 inch turbine
4 inch compound
4 inch turbine
6 inch compound
8 inch compound
6 inch turbine
10 inch compound
8 inch turbine
10 inch turbine
12 inch turbine
Table 10
Living Unit Equivalents
Non-Residential Structures
Projected Growth of Living Unit Equivalents
LUE/Meter Size
1.5
2.5
5
8
8
10
16
24
25
42
50
80
92
115
160
250
330
It is necessary to establish relationships between Living Unit Equivalents and the various
land uses. The following density relationships have been determined after a review of
developed land uses within the city, a comparison of consumption rates of each land use
category and comparisons with design recommendations of the American Society of
Civil Engineers. The service unit to be applied is a typical single family dwelling without
regard to the number of bedrooms. Such a unit is otherwise referred to as a "dwelling
unit" and for the purpose of this plan the two terms are interchangeable. The following
table itemizes the projected densities per land use category. These numbers take into
account the loss of acreage to rights-of-ways.
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Table 11
Projected Densities Per Land Use Category
Land Use Category
Rural Density Residential (<1/3 d.u./acre)
Low Density Residential (1 /3 - 2 d.u./acre)
Medium Density Residential (3 -6 d.u./acre)
High Density Residential (7 -9 d.u./acre)
Residential Attached (Multi-family)
Commercial/Industrial
Dwelling Units per Acre
.25
Parks
Schools/Institutional
Agricultural
1
3.5
7.5
15
10
0
2
0
Sanitary Sewer Service Area "02-01" LUE Calculations
The existing land use acreages and living unit equivalents for the Sanitary Sewer Service
Area "02-01 " are shown in Table 12.
Table 12
Sanitary Sewer Area "02-0 l "
Existing LUE' s
Land Use Acres LUE/Acre LUE's
AgriculturaVV acant 243 0 0
Rural Density Residential
(<1/3 d.u./acre) 360 .25 90
Low Density Residential
(1 /3 -2 d.u./acre) 102 1 102
Medium Density Residential
(3 - 6 d.u./acre) 0 3.5 0
High Density Residential
(7 - 9 d.u./acre) 0 7.5 0
Residential Attached
(Multi-family @ 10--20 d.u./acre) 9 15 135
Commercial/Industrial 14 10 140
Parks 0 0 0
Institutional 2 2 4
TOTALS 730 471
faitchell &faorgan, LLP .................................................................... . -15 -
The acreages and living unit equivalents projected to develop in Sanitary Sewer Service
Area "02-01 " within the first ten year window are shown in Table 13.
Table 13
Sanitary Sewer Area "02-01"
Projected Growth in LUE's (2002-2012)
Land Use Acres LUE/Acre LUE's
Agricultural/Vacant 0 0 0
Rural Density Residential
(<1/3 d.u./acre) 20 .25 5
Low Density Residential
(1 /3 -2 d.u./acre) 35 1 35
Medium Density Residential
(3 -6 d.u./acre) 190 3.5 665
High Density Residential
(7 -9 d.u./acre) 0 7.5 0
Residential Attached
(Multi-family @ 10-20 d.u./acre) 0 15 0
Commercial/Industrial 0 10 0
Parks 7 0 0
SH40ROW 77 0 0
Institutional Q 2 Q
TOTALS 329 705
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The acreages and living unit equivalents projected to develop in Sanitary Sewer Service
Area "02-01 " during the second ten year window are shown in Table 14.
Table 14
Sanitary Sewer Area "02-0 l"
Projected Growth in LUE's (2012-2022)
Land Use Acres LUE/Acre LUE's
Agricultural/Vacant 0 0 0
Rural Density Residential
(<1/3 d.u./acre) 20 .25 5
Low Density Residential
(1 /3 - 2 d.u./acre) 31 1 31
Medium Density Residential
(3 -6 d.u./acre) 200 3.5 700
High Density Residential
(7 -9 d.u./acre) 10 7.5 75
Residential Attached
(Multi-family @ 10-20 d.u./acre) 0 15 0
Commercial/Industrial 124 10 1240
Parks 7 0 0
SH40ROW 0 0 0
Institutional 2 2 18_
TOTALS 401 2069
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Water Service Area "02-02" LUE Calculations
The existing land use acreages and living unit equivalents for the Water Service Area
"02-02" are shown in Table 15.
Table 15
Water Service Area "02-01"
Existing LUE's
Land Use Acres LUE/Acre LUE's
Agricultural/Vacant 243 0 0
Rural Density Residential
(<1/3 d.u./acre) 360 .25 90
Low Density Residential
(1 /3 -2 d.u./acre) 102 1 102
Medium Density Residential
(3 -6 d.u./acre) 0 3.5 0
High Density Residential
(7 -9 d.u./acre) 0 7.5 0
Residential Attached
(Multi-family @ 10-20 d.u./acre) 9 15 135
Commercial/Industrial 14 10 140
Parks 0 0 0
Institutional i 2 1
TOTALS 433 471
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The acreages and living unit equivalents projected to develop in Water Service Area "02-
02" within the first ten year window are shown in Table 16.
Table 16
Water Service Area "02-02"
Projected Growth in LUE's (2002-2012)
Land Use Acres LUE/Acre LUE's
Agricultural/Vacant 0 0 0
Rural Density Residential
(<1/3 d.u./acre) 0 .25 0
Low Density Residential
(1 /3 -2 d.u./acre) 0 1 0
Medium Density Residential
(3 -6 d.u./acre) 114 3.5 399
High Density Residential
(7 -9 d.u./acre) 0 7.5 0
Residential Attached
(Multi-family @ 10-20 d.u./acre) 0 15 0
Commercial/Industrial 0 10 0
Parks 3 0 0
SH40ROW 68 0 0
Institutional Q 2 Q
TOTALS 185 399
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The acreages and living unit equivalents projected to develop in Water Service Area "02-
02" during the second ten year window are shown in Table 17.
Table 17
Water Service Area "02-02"
Projected Growth in LUE's (2012-2022)
Land Use Acres LUE/Acre LUE's
Agricultural/Vacant 0 0 0
Rural Density Residential
(<1/3 d.u./acre) 0 .25 0
Low Density Residential
(1/3 - 2 d.u./acre) 0 1 0
Medium Density Residential
(3 -6 d.u./acre) 195 3.5 683
High Density Residential
(7 -9 d.u./acre) 0 7.5 0
Residential Attached
(Multi-family @ 10-20 d.u./acre) 0 15 0
Commercial/Industrial 46 10 460
Parks 5 0 0
SH40ROW 0 0 0
Institutional 2 2 1
TOTALS 248 1147
faitchell &faorgan, LLP............ .. . . . . . . . . .. . . . . . . . . . . . . . .. . . . . . . . . . . . . .. . . . . . . . . . . . . . . .. -20 -
Sanitary Sewer Area "02-01"
Impact Fee Calculation
The costs subject to impact fees are proportioned by the ratio of new Living Unit
Equivalents to the total Living Equivalents served. Below is the cost allocation factor
used in the impact fee calculation. In addition, outlined below is the eligible cost and
cost recovery allowable for the two recovery periods. The maximum impact fee is also
listed below and has been calculated at $1 , 127 .61.
Cost Allocation
Total New LUE's ........................................................................................... 2774
Total LUE's served ........................................................................................ 3245
Cost Allocation Factor .......................................................... 2774/3245=.85
Phase
I
Cost Recovery
Est Cost Eligible Cost
$935,256 $935,256
Service Distribution
('02-'12) ('12-'22)
36% 64%
Recovery Period
('02-'12) ('12-'22)
$336,692 $598,564
Sanitary Sewer Impact Fee Calculation
Maximum Impact Fee = Cost * cost allocation factor
Number of new LUE's
I Maximum Sanitary Sewer Impact Fee = ($336,692 * .85)/705 = $405.94
fttitchell &fttorgan, LLP............. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . -21 -
Water Service Area "02-02"
Impact Fee Calculation
The costs subject to impact fees are proportioned by the ratio of new Living Unit
Equivalents to the total Living Equi valents served. Below is the cost allocation factor
used in the impact fee calculation. In addition, outlined below is the eligible cost and
cost recovery allowable for the two recovery periods. The maximum impact fee is also
listed below and has been calculated at $738.85.
Cost Allocation
Total New LUE 's ........................................................................................... 1546
Total LUE's served ........................................................................................ 2017
Cost Allocation Factor .......................................................... 1546/2017=.77
Phase
I
Cost Recovery
Est Cost Eligible Cost Service Distribution Recovery Period
('02-'12) ('12-'22) ('02-'12) ('12-'22)
$1,483,465 $1,483,465 100% 0% $1,483,465 $0
Water Impact Fee Calculation
Maximum Impact Fee = Cost * cost allocation factor
Number of new LUE's
I Maximum Water Impact Fee= ($1,483,465 * .77)/1546 = $738.85
;1titchell &;1torgan, LLP. .. . . . . . . . .. . .. . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . .. . . . . . . -22 -
Schedule 1
Maximum Impact Fee Per Service Unit
Service Area
Roadway Facilities:
(reserved)
Water Facilities:
Service Unit Maximum Impact Fee
02-02 ........................................... LUE ...................................... $738.85
Sanitary Sewer Facilities:
02-01 ........................................... LUE ...................................... $405.94
Drainage Facilities:
(reserved)
;kitchell &;korgan, LLP..................................................................... -23 -
Steeplechase & Harley (New/Updated Land Use/CIP/Impact
Fees) and Revised Impact Fee Only Timelines
~ r/l OJ..J._e,_,
•!• 1/9/03 -Ordinance to City Council establishing 2/13/03 as the public hearing date
to consider the land use assumptions and CIP. "To impose an impact fee, a
political subdivision must adopt an order, ordinance, or resolution establishing a
public hearing date to consider the land use assumptions and capital
improvements plan for the designated service area. "
•!• 1/11/03 -Send certified letters to any person who has given written notice by
"certified or registered mail to the City Secretary or other designated official
requesting notice of the hearing within two years preceding the date of adoption
of the order, ordinance, or resolution setting the public hearing."
•!• 1/11/03 -Publish in the Eagle the notice of the Public Hearing on Land Use
Assumptions and Capital Improvement Plan
•!• 1/11/03 -Impact Fee Land Use & Capital Improvements Plan Reports must be in
City Secretary's Office for review by public
•!• 1/16/03 -Advisory Committee (P&Z) Review of Land Use Assumptions, CIP,
Impact Fees (if applicable) (Optional)
•!• 2/13/03 -City Council Meeting: 7 Agenda Items
o Public Hearing to City Council on the Land Use Assumptions and Capital
Improvement Plan
• Steeplechase Water (03-01)
• Steeplechase Sewer (03-02)
• Harley Davidson Water
o Adoption of Ordinance approving the Land Use Assumptions and Capital
Improvement Plan (if tabled, must be voted on no later than 3/13/03)
• Steeplechase Water (03-01)
• Steeplechase Sewer (03-02)
• Harley Davidson Water
o City Council to adopt ordinance setting public hearing date of 3/27 /03 as
the date to discuss the imposition of impact fees and revised impact fees
for:
• Steeplechase Water (03-01)
• Steeplechase Sewer (03-02)
• Harley Davidson Water
• All other impact fee areas (revised for credit calculation)
•!• 2/25/03 -Publish in the Eagle the notice of the Public Hearing on Impact Fees
•!• 2/25/03 -Send certified letters to any person who has given written notice by
"certified or registered main to the City Secretary or other designated official
requesting notice of the hearing within two years preceding the date of adoption
of the order, ordinance, or resolution setting the public hearing."
•!• 2/25/03 -Impact Fee Schedules/Calculations must be in City Secretary's Office
for review by public
•!• 3/6/03 -Advisory Committee (P&Z) meeting for review of Impact Fees (if not
approved prior)
Steeplechase & Harley (New/Updated Land Use/CIP/Impact
Fees) and Revised Impact Fee Only Timelines
•:• 3/21103 -Advisory Committee (P&Z) must have written comments on proposed
impact fees on file in City Secretary's Office
•:• 3/27/03 -City Council Meeting
o Public Hearing to City Council on Impact Fees
• Steeplechase Water (03-01)
• Steeplechase Sewer (03-02)
• Harley Davidson Water-==-• All C) ~ wf"'~ ~o.-o
o Adoption of Ordinance approving the Impact Fees
• Steeplechase Water (03-01)
• Steeplechase Sewer (03-02)
• Harley Davidson Water
• All other Impact Fee areas