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HomeMy WebLinkAboutSewer Impact Fee Study Sewer Impact Fee Study Steeplechase - Wellborn Rd. May 2003 /•."'/ U \\\,/'\/' VICINITY MAP N.T.S. Prepared for: City of College Station By: MITCHELL &MORGAN, LLP Land Use Assumptions & Capital Improvements Plan Sanitary Sewer Service Area "03 -02" Table of Contents Executive Summary 2 Land Use Assumptions 6 Existing Land Use 6 Future Land Use: Ultimate Development 7 Future Land Use: 10 -year Growth Projection 7 Capital Improvement Plan 11 Existing Sanitary Sewer Facilities 11 Projected Sanitary Sewer Facilities: Ultimate Development 11 Projected Sanitary Sewer Facilities: 10 -Year Growth Projection 12 Service Unit Determination 13 Projected Growth of Living Unit Equivalents 14 Sanitary Sewer Service Area "03 -02" LUE Calculations 15 Impact Fee Calculation 18 Estimated Eligible Cost 18 Cost Allocation 18 Maximum 10 -Year Recoverable Cost 18 Utility Revenue & Ad Valorem Tax Credits 19 Impact Fee Calculation 20 Schedule 1 21 Exhibits 22 Mitchell &/Llorgan, LLP - 1 - Executive Summary Land Use Assumptions & Capital Improvements Plan Sanitary Sewer Service Area "03 -02" The following report was written to serve as the Land Use and Capital Improvement Plan update for Sanitary Sewer Service Area "03 -02" 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. Sanitary Sewer Service Area "03 -02 ", as shown in Exhibit 2, currently consists of approximately 715 acres of agricultural, industrial, 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 over the past eight years. Projecting a slightly higher than average growth rate as determined from the past eight years growth rate to the next ten year period (2013) would result in the addition of approximately 1,100 new dwelling units (ranging from low to high density) to the Sanitary Sewer Service Area "03 -02 ". The high density residential in the area has been estimated at 8 dwelling units per acre, medium density residential with a density of 4 dwelling units per acre, low density residential with a density of 1 dwelling units per acre, and rural residential with a density of 0.25 dwelling units per acre. It is projected that high density residential areas will fully develop in the "03 -02" service area during the first ten year growth window ('03-'13). No attached residential development is shown on the land use plan for area "03 -02 ". 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 after this first ten year ('03 -' 13) 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. It is believed that smaller transitional land use tracts in the service area will develop in the first ten year period c03-`13). Current rapid development of the Steeplechase Subdivision is anticipated to continue and will prompt the development of mixed use properties in the first ten year ('03-'13) time frame. The Capital Improvement Plan for Sanitary Sewer Service Area "03 -02" was developed using the Land Use Assumptions for the service area. The sewerlines that will be extended to serve this area consists of a single major trunk line and two collection lines which extend north and south along Wellborn Road/FM 2154. These two collection lines will feed into the larger trunk line which will connect to the existing eighteen inch (18 ") sanitary sewerline in the Steeplechase subdivision and will run east/west along Sallie Lane from the Steeplechase Subdivision to Wellborn Road. The trunk line consists of approximately 2000 linear feet of eighteen inch (18 ") sewerline, the north collection line consists of 2270 linear feet of twelve inch (12 ") line, and the south collection line consists of 6070 linear feet of fifteen (15 ") and twelve (12 ") inch line. The Mitchell &/Morgan, LLP - 2 - southern collection line runs parallel to Wellborn Road for 3860 linear feet, of which 2025 linear feet is fifteen inch (15 ") sewerline and the remainder is twelve inch (12 ") sewerline. At the end of this segment, the twelve inch (12 ") line turns southwest for 980 linear feet, then southeast for 1225 linear feet ending at the southeast side of Gandy Road approximately 1000 feet west of Wellborn Road. These three sanitary sewerlines are located such that they will serve the entire "03 -02" service area, as seen in Exhibit 4. The preliminary estimated project cost is $1,596,137. These costs include engineering and design, land acquisition, and construction costs. The estimated costs that are calculated within the Capital Improvement Plan are reduced by the utility service revenues generated by the new service units which are used to repay debt service. 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 is 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 Sanitary Sewer Service Area "03 -02 ". /kitchen &/Morgan, LLP - 3 - Estimated Eligible Cost Construction Cost $1,269,717 Engineering/Survey /Geotechnical $190,457 Land Cost $104,863 Impact Fee Preparation $31,100 Total Eligible Cost $1,596,137 Cost Allocation Total New LUE's 3471 Total LUE's Served 4096 Cost Allocation Factor 3471/4096 = 0.85 Maximum Recoverable Cost 0.85 *$1,596,137 = $1,356,716 Maximum 10 -Year Recoverable Cost Full Development Flow 2,010,400 gpd First 10 -Year Development Flow 988,425 gpd Service Distribution % 100 *(988,425 gpd/2,010,400 gpd) = 49% Maximum 10 -Year Recoverable Cost 49% *$1,356,716 = $664,791 Utility Revenue & Ad Valorem Tax Credits Utility Revenue Per LUE Applied to Capital Improvements $50 Total Utility Revenue Credit' $50* 1620 = $81,000 Ad Valorem Tax Applied to Capital Improvements $0 Number of New LUE's" 1620 ' Revenue credit on new LUE's associated with 10 -year ('03-'13) growth window (service time frame) " Number of new LUE's associated with 10 -year growth window ('03-'13) Mitchell &/Morgan, LLP - 4 - Impact Fee Calculation Maximum Impact Fee = Maximum 10 -Year Recoverable Cost — Total Utility Revenue Credit Number of new LUE's Maximum Impact Fee = ($664,791 - $81,000)/(1620 LUE's) = $360.37/LUE Mitchell &Morgan, LLP - 5 - Sanitary Sewer Service Area "03 -02" Steeplechase/Wellborn Road Area May 2003 Land Use Assumptions Existing Land Use The Steeplechase/Wellborn Road Area designated as Sanitary Sewer Service Area "03 -02" (Exhibit 1) consists of approximately 715 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 sewer 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 -02" area while Table 1 illustrates the acreages associated with Exhibit 2. Table 1 Existing Land Use (Year 2003) Land Use Gross Acres Vacant 310 Rural Density Residential ( <1/3 d.u. /acre) 226 Low Density Residential (1/3 - 2 d.u. /acre) 113 Medium Density Residential (3 — 6 d.u. /acre) 36 High Density Residential (7 — 9 d.u. /acre) 0 Residential Attached (10 — 20 d.u. /acre) 9 Retail Regional 12 Retail Neighborhood 2 Industrial 5 Institutional 2 TOTAL 715 Mitchell &Morgan, LLP - 6 - 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 (2003 -2013) for the subject area would result in approximately 900 new units being added to the area. The sanitary sewer area is based upon topography and existing customers served with other sewerlines. The high density residential in the area has been estimated with a density of 8 dwelling units per acre, medium density residential with a density of 4 dwelling units per acre, low density residential with a density of 1 dwelling unit per acre, and rural residential with a density of 0.25 dwelling units per acre. It is anticipated that medium density residential will develop first along Cain and Gandy Roads. Current residential development in these areas is increasing, and continuing growth is expected. Future Land Use: 10 year Growth Projection It is projected that high density residential areas will fully develop in the "03 -02" service area during the first ten year growth window ('03-'13). Development of the residential land use categories and residential components of the mixed use and transitional land use categories shown in Table 2 will result in approximately 1,100 new single - family dwelling units being added to the Sanitary Sewer Service Area "03 -02 ". 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 residential and high density residential in these areas, it is reasonable to assume that once sanitary sewer and water is available to the "03 -02" area that this type of housing will rapidly develop in the "03 -02" area as well. It should be noted that the City's Land Use Plan does not contain any attached residential development within the "03 -02" 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 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 corner 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 Mitchell &/12organ, LLP - 7 - relocation, these tracts may not consolidate and develop for some time. However, it is likely 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 (11 acres or 16 %) of the industrial tracts along FM 2818 will develop in the first ten year growth window ('03 -' 13). The remainder of the industrial development in the "03 -02" 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, high density or as commercial /retail uses. 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 CO3-`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. On the west side of Wellborn Road is 48 acres of mixed use development. Due to the numbers of rooftops available to support additional large retail development in the area, it is reasonable to assume that the development of the mixed use properties at the corner of FM2818 and Wellborn Road would occur within the first ten year ('03-'13) time frame. The mixed use category like the transitional land use category consists of a combination of commercial /retail and residential attached/high density residential properties. Both of the land use categories were assumed to consist of a mixture of these uses. The land uses and acreages that are projected to develop within the first ten year window (2003- 2013) for Sanitary Sewer Service Area "03 -02" are shown in Table 2. /Mitchell &/Morgan, LLP - 8 - Table 2 Sanitary Sewer Service Area "03 -02" Growth Projections (2003 -2013) Land Use Gross Acres* Rural Density Residential ( <1/3 d.u. /acre) 20 Low Density Residential (1/3 - 2 d.u. /acre) 36 Medium Density Residential (3 — 6 d.u. /acre) 180 High Density Residential (7 — 9 d.u. /acre) 10 Residential Attached (10 — 20 d.u. /acre) 0 Retail Regional 6 Retail Neighborhood 6 Industrial 11 Institutional 0 Transitional 13 Parks 10 Mixed Use 48 SH40 ROW 11 TOTAL 351 *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. Mitchell &/Llorgan, LLP - 9 - The land uses and acreages that are projected to develop beyond the first ten year window (2003- 2013) for the Sanitary Sewer Service Area "03 -02" 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 the recalculation of the fees based upon a new growth scenario. Table 3 Sanitary Sewer Service Area "03 -02" Growth Projections (Future: after 2013) Land Use Gross Acres Rural Density Residential ( <1/3 d.u. /acre) 20 Low Density Residential (1/3 - 2 d.u. /acre) 33 Medium Density Residential (3 — 6 d.u. /acre) 188 High Density Residential (7 — 9 d.u. /acre) 0 Residential Attached (10 — 20 d.u. /acre) 0 Retail Regional 3 Retail Neighborhood 4 Industrial 59 Institutional 7 Transitional 43 Parks 7 Mixed Use 0 SH40 ROW 0 TOTAL 364 /Mitchell &/Morgan, LLP - 10 - Capital Improvement Plan Sanitary Sewer Service Area "03 -02 Existing Sanitary Sewer Facilities The Sanitary Sewer Service Area "03 -02 ", 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 eighteen inch (18 ") gravity sanitary sewerline, which terminates just north of West Ridge Drive between Pronghorn Lane and Pintail Lane in the Steeplechase Subdivision. This sewerline carries wastewater under FM 2818 toward the A &M Consolidated High School, down Bee Creek toward Texas Avenue at the City Police Station, and then on to the Carter Creek Wastewater Treatment Plant. These existing facilities are all located outside the Sanitary Sewer Service Area "03 -02 ". Cost recovery related to the existing treatment plant and the existing eighteen inch (18 ") sanitary sewerline are not being considered within this service area at this time. Projected Sanitary Sewer Facilities: Ultimate Development The sewerlines that will be extended to serve this area consists of a single major trunk line and two collection lines which will extend north and south along Wellborn Road (FM 2154). These two collection lines will feed into the larger trunk line which will tie into the existing eighteen inch (18 ") sanitary sewer line in the Steeplechase Subdivision and run east/west along Sallie Lane from the Steeplechase Subdivision to Wellborn Road. The trunk line consists of approximately 2000 linear feet of eighteen inch (18 ") sewerline, the north collection line consists of 2270 linear feet of twelve inch (12 ") line, and the south collection line consists of 6070 linear feet of fifteen (15 ") and twelve (12 ") inch line. The southern collection line runs parallel to Wellborn Road for 3860 linear feet, of which 2025 linear feet is fifteen inch (15 ") sewerline and the remainder is twelve inch (12 ") sewerline. At the end of this segment, the twelve inch (12 ") line turns southwest for 980 linear feet, then southeast for 1225 linear feet ending at the southeast side of Gandy Road approximately 1000 feet west of Wellborn Road. It is anticipated that these improvements will be designed and constructed under one contract. These three sanitary sewerlines are located such that they will serve the entire "03 -02" service area, as seen in Exhibit 4. The preliminary estimated project cost is $1,596,137 which is based upon the following estimate shown in Table 4. The total estimated cost of the Sanitary Sewer improvements is $1,596,137. 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. /Mitchell &/Morgan, LLP - 11 - Table 4 Sanitary Sewer Service Area "03 -02" Estimated Construction Cost* Item # Description Quantity Units Unit Price Price 1 Mobilization 1 L.S. $99,500 $99,500 2 ROW Prep 5.5 Ac. $3,500 $19,250 Sewer System Items 3 18" PVC Sewerline, 0 -8' Depth 598 L.F. $94 $56,212 4 18" PVC Sewerline, 8 -14' Depth 598 L.F. $100 $59,800 5 18" PVC w /30" Steel Casing by Mechanical Bore 185 L.F. $975 $180,375 6 15" PVC Sewerline, 0 -8' Depth 2025 L.F. $90 $182,250 7 12" PVC Sewerline, 0 -8' Depth 4290 L.F. $50 $214,500 8 12" PVC Sewerline, 14 -20' Depth 2022 L.F. $60 $121,320 9 Standard Manhole 25 Ea. $2,500 $62,500 10 Connect to existing manhole 1 Ea. $1,000 $1,000 11 Trench safety (sewerline) 9533 L.F. $2 $19,066 12 Contingency (25 %) 25% $253,943 Total Construction Costs $1,269,717 Land Acquisition 9533 L.F. $11 $104,863 Engineering /Land Surveying /Geotechnical 15% $190,457 Impact Fee Preparation $31,100 Sewer Total $1,596,137 *This cost estimate has been rounded to the nearest hundred Projected Sanitary Sewer Facilities: 10 -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 this smaller sanitary sewerline and then return 10 -15 years later to construct a parallel sanitary sewerline to accommodate the flow increase from ultimate development. The trunk line needed to serve the first ten year projected growth window is a fifteen inch (15 ") line. /Mitchell &/Morgan, LLP - 12 - Service Unit Determination The City of College Station has selected the Living Unit Equivalent as the appropriate measure of wastewater service consumption by new development in their impact fee areas. The same has been chosen for Sanitary Sewer Service Area "03 -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 5, while those for non - residential structures are shown in Table 6. Table 5 Living Unit Equivalents Residential Structures Type of 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. of bedrooms) Multi - family (one and two bedroom units) Unit 0.75 (three and more bedroom units) Unit 1 Mobile Home Mobile Home 0.75 /M itchell &/i-torgan, LLP - 13 - Table 6 Living Unit Equivalents Non Residential Structures Meter Size L UE /Meter Size 5/8 inch simple 1 3/4 inch simple 1.5 1 inch simple 2.5 1-1/2 inch simple 5 2 inch simple 8 2 inch compound 8 2 inch turbine 10 3 inch compound 16 3 inch turbine 24 4 inch compound 25 4 inch turbine 42 6 inch compound 50 8 inch compound 80 6 inch turbine 92 10 inch compound 115 8 inch turbine 160 10 inch turbine 250 12 inch turbine 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. /Mitchell &,4lorgan, LLP - 14 - Table 7 Projected Densities Per Land Use Category Land Use Category Dwelling Units per Acre Rural Density Residential ( <1/3 d.u. /acre) .25 Low Density Residential (1/3 - 2 d.u. /acre) 1 Medium Density Residential (3 — 6 d.u. /acre) 4 High Density Residential (7 — 9 d.u. /acre) 8 Residential Attached (Multi - family) 13 Commercial /Industrial 10 Parks 0 Schools /Institutional 2 Agricultural 0 Sanitary Sewer Service Area "03 -02" LUE Calculations The existing land use acreages and living unit equivalents for the Sanitary Sewer Service Area "03 -02" are shown in Table 8. Table 8 Sanitary Sewer Area "03 -02" Existing LUE's Land Use Acres LUE/Acre LUE's Agricultural/Vacant 310 0 0 Rural Density Residential ( <1/3 d.u. /acre) 226 .25 57 Low Density Residential (1/3 - 2 d.u. /acre) 113 1 113 Medium Density Residential (3 — 6 d.u. /acre) 36 4 144 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 19 10 190 Parks 0 0 0 Institutional 2 2 4 TOTALS 715 625 Mitchell &Morgan, LLP - 15 - The acreages and living unit equivalents projected to develop in Sanitary Sewer Service Area "03 -02" within the first ten year growth window (2003 -2013) are shown in Table 9. Table 9 Sanitary Sewer Area "03 -02" Projected Growth in LUE's (2003 -2013) Land Use Acres LUE /Acre L UE'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) 36 1 36 Medium Density Residential (3 — 6 d.u. /acre) 180 4 720 High Density Residential (7 — 9 d.u. /acre) 10 8 80 Residential Attached (Multi - family @ 10-20 d.u. /acre) 0 13 0 Commercial/Industrial 23 10 230 Institutional 0 2 0 Transitional* 13 9 117 Parks 10 0 0 SH40 ROW 11 0 0 Mixed Use* 48 9 432 TOTALS 351 1620 *Mixed Use and Transitional land uses were assumed to consist of half high density residential (8 LUE /Ac) and half commercial (10 LUE /Ac) Mitchell &/Llorgan, LLP - 16 - The acreages and living unit equivalents projected to develop in Sanitary Sewer Service Area "03 -02" beyond the first ten year window (2003 -2013) are shown in Table 10. Table 10 Sanitary Sewer Area "03 -02" Projected Growth in LUE's (Future: after 2003) 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) 33 1 33 Medium Density Residential (3 - 6 d.u. /acre) 188 4 752 High Density Residential (7 - 9 d.u. /acre) 0 8 0 Residential Attached (Multi - family @ 10-20 d.u. /acre) 0 13 0 Commercial/Industrial 66 10 660 Institutional 7 2 14 Transitional* 43 9 387 Parks 7 0 0 SH40 ROW 0 0 0 Mixed Use* 0 9 0 TOTALS 364 1851 *Mixed Use and Transitional land uses were assumed to consist of half high density residential (8 LUE /Ac) and half commercial (10 LUE /Ac) Mitchell &Morgan, LLP - 17 - Impact Fee Calculation Estimated Elijzible Cost Construction Cost $1,269,717 Engineering/Survey /Geotechnical $190,457 Land Cost $104,863 Impact Fee Preparation $31,100 Total Eligible Cost $1,596,137 Cost Allocation The costs recoverable by impact fees are proportioned by the ratio of new 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 -02" service area. The cost allocation factor removes existing LUE's from the impact fee calculation. Total New LUE's 3471 Total LUE's Served 4096 Cost Allocation Factor 3471/4096 = 0.85 Maximum Recoverable Cost = Cost Allocation Factor * Total Eligible Cost Maximum Recoverable Cost = 0.85 *$1,596,137 = $1,356,716 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 or growth window). Service distributions allow the City to comply with state law without having to construct a smaller sanitary sewerline and then return ten to fifteen years later to construct a parallel sanitary sewerline 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 full development flow to flow needed for the projected growth from 2003 to 2013. /Llitchell &Morgan, LLP - 18 - Full Development Flow 2,010,400 gpd Projected First 10 -Year Development Flow 988,425 gpd Service Distribution % = 100 * First 10 Year Development Flow Full Development Flow Service Distribution % = 100 * (988,425 gpd/2,010,400 gpd) = 49% Maximum 10 -Year Recoverable Cost = Service Distribution % * Maximum Recoverable Cost Maximum 10 -Year Recoverable Cost = 49% *$1,356,716 = $664,791 I Utility Revenue & Ad Valorem Tax Credits A portion of customer u t . : bills are used to finance City capital improvement projects. This portion of the utility s t 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 LUE "' = X *Y *n X = Average monthly sewer utility bill per LUE Y = Percent of average monthly sewer utility bill applied to debt service for bond payment for sewer capital improvement projects in subject area n = Number of months associated with service time frame (ten years) Utility Revenue Per LUE = $20.93 *2% *120 = $50 "' Utility revenue per LUE which are used to finance capital improvement bonds Mitchell &,Horgan, LLP - 19 - Number of New LUE's' 1620 Total Utility Revenue Credit" = Utility Revenue Per LUE * Number of New LUE's Total Utility Revenue Credit = $50* 1620 = $81,000 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 in 10 -year Growth Window Maximum Impact Fee = ($664,791- $81,000)/(1620 LUE's) = $360.37/LUE '" Number of new LUE's associated with service time frame, first 10 -year window CO3-`13) Revenue credit on new LUE's associated with first 10 -year ('03-'13) window Mitchell &/Llorgan, LLP - 20 - Schedule 1 Maximum Impact Fee Per Service Unit Service Area Service Unit Maximum Impact Fee Roadway Facilities: (reserved) Sanitary Sewer Facilities: "03 -02" LUE $360.37 Water Facilities : (reserved) Drainage Facilities: (reserved) Mitchell &/Llorgan, LLP - 21 - D ©0 co nil i Ea f O o ,* a o ryc 4,, d' ° iT W L1 0 OOWLINO „lit : c=, . 0 o o __ ii BL UEBONNET p Q „..„ H 0 ,, = B (. 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Cit of Colle a Station . 5' 77689 41:9./zo-,0, By: Iti H iI,u ti f 1 -(1 •! ,*ITCHELL A/StORGAN, LLP Land Use Assumptions & Capital Improvements Plan Sanitary Sewer Service Area "03 -02" Table of Contents Executive Summary 2 Land Use Assumptions 6 Existing Land Use 6 Future Land Use: Ultimate Development 7 Future Land Use: 10 -year Growth Projection 7 Capital Improvement Plan 11 Existing Sanitary Sewer Facilities 11 Projected Sanitary Sewer Facilities: Ultimate Development 11 Projected Sanitary Sewer Facilities: 10 -Year Growth Projection 12 Service Unit Determination 13 Projected Growth of Living Unit Equivalents 14 Sanitary Sewer Service Area "03 -02" LUE Calculations 15 Impact Fee Calculation 18 Estimated Eligible Cost 18 Cost Allocation 18 Maximum 10 -Year Recoverable Cost 18 Utility Revenue & Ad Valorem Tax Credits 19 Impact Fee Calculation 20 Schedule 1 21 Exhibits 22 Mitchell &/Horgan, LLP - 1 - Executive Summary Land Use Assumptions & Capital Improvements Plan Sanitary Sewer Service Area "03 -02" The following report was written to serve as the Land Use and Capital Improvement Plan for Sanitary Sewer Service Area "03 -02" 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. Sanitary Sewer Service Area "03 -02 ", as shown in Exhibit 2, currently consists of approximately 715 acres of agricultural, industrial, 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 over the past eight years. Projecting a slightly higher than average growth rate as determined from the past eight years growth rate to the next ten year period (2013) would result in the addition of approximately 1,100 new dwelling units (ranging from low to high density) to the Sanitary Sewer Service Area "03 -02 ". The high density residential in the area has been estimated at 8 dwelling units per acre, medium density residential with a density of 4 dwelling units per acre, low density residential with a density of 1 dwelling units per acre, and rural residential with a density of 0.25 dwelling units per acre. It is projected that high density residential areas will fully develop in the "03 -02" service area during the first ten year growth window ('03-'13). Although not projected as an individual land use category on the land use plan for area "03 -02 ", it is assumed that one -half of the transitional land use categories will develop as attached residential housing within the transitional land use areas along Wellborn Road. 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. Current rapid development of the Steeplechase Subdivision is expected to continue and will prompt the development of a portion of the retail regional properties in the first ten year ('03-'13) time frame. Additional retail and commercial properties further away from these main intersections are projected to develop after this first ten year ('03 -' 13) 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 develop in the first ten year period c03-`13). The Capital Improvement Plan for Sanitary Sewer Service Area "03 -02" was developed using the Land Use Assumptions for the service area. The sewerlines that will be extended to serve this area consists of a single major trunk line and two collection lines which extend north and south along Wellborn Road /FM 2154. These two collection lines will feed into the larger trunk line which will connect to the existing eighteen inch (18 ") sanitary sewerline in the Steeplechase subdivision and will run east/west along Sallie Lane from the Steeplechase Subdivision to Mitchell &/1/organ, LLP - 2 - Wellborn Road. The trunk line consists of approximately 2000 linear feet of eighteen inch (18 ") sewerline, the north collection line consists of 2270 linear feet of twelve inch (12 ") line, and the south collection line consists of 6070 linear feet of fifteen (15 ") and twelve (12 ") inch line. The southern collection line runs parallel to Wellborn Road for 3860 linear feet, of which 2025 linear feet is fifteen inch (15 ") sewerline and the remainder is twelve inch (12 ") sewerline. At the end of this segment, the twelve inch (12 ") line turns southwest for 980 linear feet, then southeast for 1225 linear feet ending at the southeast side of Gandy Road approximately 1000 feet west of Wellborn Road. These three sanitary sewerlines are located such that they will serve the entire "03 -02" service area, as seen in Exhibit 4. The preliminary estimated project cost is $1,596,137. These costs include engineering and design, land acquisition, and construction costs. The estimated costs that are calculated within the Capital Improvement Plan are reduced by the utility service revenues generated by the new service units which are used to repay debt service. 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 is 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 Sanitary Sewer Service Area "03 -02 ". Mitchell &/Morgan, LLP - 3 - Estimated Eligible Cost Construction Cost $1,269,717 Engineering/Survey /Geotechnical $190,457 Land Cost $104,863 Impact Fee Preparation $31,100 Total Eligible Cost $1,596,137 Cost Allocation Total New LUE's 3660 Total LUE's Served 4285 Cost Allocation Factor 3660/4285 = 0.85 Maximum Recoverable Cost 0.85 *$1,596,137 = $1,356,716 Maximum 10 -Year Recoverable Cost Projected LUE's 2003 -2013 1641 Projected LUE's after 2013 2019 Total New LUE's 3660 Service Distribution % 100 *(1641/3660) = 45% Maximum 10 -Year Recoverable Cost 45% *$1,356,716 = $610,522 Utility Revenue & Ad Valorem Tax Credits Utility Revenue Per LUE Applied to Capital Improvements $50 Total Utility Revenue Credit' $50* 1641 = $82,000 Ad Valorem Tax Applied to Capital Improvements $0 'Revenue credit on new LUE's associated with 10 -year ('03 -' 13) growth window (service time frame) Mitchell &/Horgan, LLP - 4 - Number of New LUE's" 1641 Impact Fee Calculation Maximum Impact Fee = Maximum 10 -Year Recoverable Cost — Total Utility Revenue Credit Number of new LUE's Maximum Impact Fee = ($610,522- $82,000)/(1641 LUE's) = $322.07/LUE " Number of new LUE's associated with 10 -year growth window ('03-'13) /kitchen &/Horgan, LLP - 5 - Sanitary Sewer Service Area "03 -02" Steeplechase/Wellborn Road Area May 2003 Land Use Assumptions Existing Land Use The Steeplechase /Wellborn Road Area designated as Sanitary Sewer Service Area "03 -02" (Exhibit 1) consists of approximately 715 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 sewer 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 -02" area while Table 1 illustrates the acreages associated with Exhibit 2. Table 1 Existing Land Use (Year 2003) Land Use Gross Acres Vacant 310 Rural Density Residential ( <1/3 d.u. /acre) 226 Low Density Residential (1/3 - 2 d.u. /acre) 113 Medium Density Residential (3 — 6 d.u. /acre) 36 High Density Residential (7 — 9 d.u. /acre) 0 Residential Attached (10 — 20 d.u. /acre) 9 Retail Regional 12 Retail Neighborhood 2 Industrial 5 Institutional 2 TOTAL 715 Mitchell &/ilorgan, LLP - 6 - 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 (2003 -2013) for the subject area would result in approximately 900 new units being added to the area. The sanitary sewer area is based upon topography and existing customers served with other sewerlines. The high density residential in the area has been estimated with a density of 8 dwelling units per acre, medium density residential with a density of 4 dwelling units per acre, low density residential with a density of 1 dwelling unit per acre, and rural residential with a density of 0.25 dwelling units per acre. It is anticipated that medium density residential will develop first along Cain and Gandy Roads. Current residential development in these areas is increasing, and continuing growth is expected. Future Land Use: 10 year Growth Projection It is projected that high density residential areas will fully develop in the "03 -02" service area during the first ten year growth window ('03-'13). Development of the residential land use categories and transitional land use categories shown in Table 2 will result in approximately 1,100 new single - family dwelling units being added to the Sanitary Sewer Service Area "03 -02 ". 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 residential and high density residential in these areas, it is reasonable to assume that once sanitary sewer and water is available to the "03 -02" area that this type of housing will rapidly develop in the "03 -02" 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. Current rapid development of the Steeplechase Subdivision is expected to continue and will prompt the development of nine acres of the retail regional properties in this subdivision in the first ten year ('03 -' 13) time frame. Additional retail and commercial properties further away from these main intersections are projected to develop after the ('03 -' 13) period. Mitchell &/Horgan, LLP - 7 - It is difficult to predict the timing for the development of the industrial use property at the corner 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 likely 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 (11 acres or 16 %) 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 -02" 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 CO3-`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 (2003- 2013) for Sanitary Sewer Service Area "03 -02" are shown in Table 2. Mitchell &/Morgan, LLP - 8 - Table 2 Sanitary Sewer Service Area "03 -02" Growth Projections (2003 -2013) Land Use Gross Acres* Rural Density Residential ( <1/3 d.u. /acre) 20 Low Density Residential (1/3 - 2 d.u. /acre) 36 Medium Density Residential (3 — 6 d.u. /acre) 180 High Density Residential (7 — 9 d.u. /acre) 10 Residential Attached (10 — 20 d.u. /acre) ** 0 Retail Regional 15 Retail Neighborhood 6 Industrial 44 Institutional 0 Transitional** 13 Parks 10 SH40 ROW 11 TOTAL 345 *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. /Llitchell &A/organ, LLP - 9 - The land uses and acreages that are projected to develop beyond the first ten year window (2003- 2013) for the Sanitary Sewer Service Area "03 -02" 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. Table 3 Sanitary Sewer Service Area "03 -02" Growth Projections (Future: after 2013) Land Use Gross Acres Rural Density Residential (<1/3 d.u. /acre) 20 Low Density Residential (1/3 - 2 d.u. /acre) 33 Medium Density Residential (3 — 6 d.u. /acre) 188 High Density Residential (7 — 9 d.u. /acre) 0 Residential Attached (10 — 20 d.u. /acre)* 0 Retail Regional 42 Retail Neighborhood 4 Industrial 26 Institutional 7 Transitional* 43 Parks 7 SH40 ROW 0 TOTAL 370 *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. Mitchell &/1'lorgan, LLP - 10 - Capital Improvement Plan Sanitary Sewer Service Area "03 -02 Existing Sanitary Sewer Facilities The Sanitary Sewer Service Area "03 -02 ", 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 eighteen inch (18 ") gravity sanitary sewerline, which terminates just north of West Ridge Drive between Pronghorn Lane and Pintail Lane in the Steeplechase Subdivision. This sewerline carries wastewater under FM 2818 toward the A &M Consolidated High School, down Bee Creek toward Texas Avenue at the City Police Station, and then on to the Carter Creek Wastewater Treatment Plant. These existing facilities are all located outside the Sanitary Sewer Service Area "03 -02 ". Cost recovery related to the existing treatment plant and the existing eighteen inch (18 ") sanitary sewerline are not being considered within this service area at this time. Projected Sanitary Sewer Facilities: Ultimate Development The sewerlines that will be extended to serve this area consists of a single major trunk line and two collection lines which will extend north and south along Wellborn Road (FM 2154). These two collection lines will feed into the larger trunk line which will tie into the existing eighteen inch (18 ") sanitary sewer line in the Steeplechase Subdivision and run east/west along Sallie Lane from the Steeplechase Subdivision to Wellborn Road. The trunk line consists of approximately 2000 linear feet of eighteen inch (18 ") sewerline, the north collection line consists of 2270 linear feet of twelve inch (12 ") line, and the south collection line consists of 6070 linear feet of fifteen (15 ") and twelve (12 ") inch line. The southern collection line runs parallel to Wellborn Road for 3860 linear feet, of which 2025 linear feet is fifteen inch (15 ") sewerline and the remainder is twelve inch (12 ") sewerline. At the end of this segment, the twelve inch (12 ") line turns southwest for 980 linear feet, then southeast for 1225 linear feet ending at the southeast side of Gandy Road approximately 1000 feet west of Wellborn Road. It is anticipated that these improvements will be designed and constructed under one contract. These three sanitary sewerlines are located such that they will serve the entire "03 -02" service area, as seen in Exhibit 4. The preliminary estimated project cost is $1,596,137 which is based upon the following estimate shown in Table 4. The total estimated cost of the Sanitary Sewer improvements is $1,596,137. 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. /kitchen &/t'lorgan, LLP - 11 - Table 4 Sanitary Sewer Service Area "03 -02" Estimated Construction Cost Item # Description Quantity Units Unit Price Price 1 Mobilization 1 L.S. $99,500 $99,500 2 ROW Prep 5.5 Ac. $3,500 $19,250 Sewer System Items 3 18" PVC Sewerline, 0 -8' Depth 598 L.F. $94 $56,212 4 18" PVC Sewerline, 8 -14' Depth 598 L.F. $100 $59,800 5 18" PVC w /30" Steel Casing by Mechanical Bore 185 L.F. $975 $180,375 6 15" PVC Sewerline, 0 -8' Depth 2025 L.F. $90 $182,250 7 12" PVC Sewerline, 0 -8' Depth 4290 L.F. $50 $214,500 8 12" PVC Sewerline, 14 -20' Depth 2022 L.F. $60 $121,320 9 Standard Manhole 25 Ea. $2,500 $62,500 10 Connect to existing manhole 1 Ea. $1,000 $1,000 11 Trench safety (sewerline) 9533 L.F. $2 $19,066 12 Contingency (25 %) 25% $253,943 Total Construction Costs $1,269,717 Land Acquisition 9533 L.F. $11 $104,863 Engineering /Land Surveying /Geotechnical 15% $190,457 Impact Fee Preparation $31,100 Sewer Total $1,596,137 Projected Sanitary Sewer Facilities: 10 -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 this smaller sanitary sewerline and then return 10 -15 years later to construct a parallel sanitary sewerline to accommodate the flow increase from ultimate development. The trunk line needed to serve the first ten year projected growth window is a fifteen inch (15 ") line. Mitchell &/ilorgan, LLP - 12 - Service Unit Determination The City of College Station has selected the Living Unit Equivalent as the appropriate measure of wastewater service consumption by new development in their impact fee areas. The same has been chosen for Sanitary Sewer Service Area "03 -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 5, while those for non - residential structures are shown in Table 6. Table 5 Living Unit Equivalents Residential Structures Type of 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. of bedrooms) Multi- family (one and two bedroom units) Unit 0.75 (three and more bedroom units) Unit 1 Mobile Home Mobile Home 0.75 Mitchell &/1'lorgan, LLP - 13 - Table 6 Living Unit Equivalents Non - Residential Structures Meter Size L UE /Meter Size 5/8 inch simple 1 3/4 inch simple 1.5 1 inch simple 2.5 1-1/2 inch simple 5 2 inch simple 8 2 inch compound 8 2 inch turbine 10 3 inch compound 16 3 inch turbine 24 4 inch compound 25 4 inch turbine 42 6 inch compound 50 8 inch compound 80 6 inch turbine 92 10 inch compound 115 8 inch turbine 160 10 inch turbine 250 12 inch turbine 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. /Mitchell &/Horgan, LLP - 14 - Table 7 Projected Densities Per Land Use Category Land Use Category Dwellinj' Units per Acre Rural Density Residential ( <1/3 d.u. /acre) .25 Low Density Residential (1/3 - 2 d.u. /acre) 1 Medium Density Residential (3 — 6 d.u. /acre) 4 High Density Residential (7 — 9 d.u. /acre) 8 Residential Attached (Multi - family) 13 Commercial /Industrial 10 Parks 0 Schools /Institutional 2 Agricultural 0 Sanitary Sewer Service Area "03 -02" LUE Calculations The existing land use acreages and living unit equivalents for the Sanitary Sewer Service Area "03 -02" are shown in Table 8. Table 8 Sanitary Sewer Area "03 -02" Existing LUE's Land Use Acres LUE/Acre LUE's Agricultural/Vacant 310 0 0 Rural Density Residential ( <1/3 d.u. /acre) 226 .25 57 Low Density Residential (1/3 - 2 d.u. /acre) 113 1 113 Medium Density Residential (3 — 6 d.u. /acre) 36 4 144 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 19 10 190 Parks 0 0 0 Institutional 2 2 4 TOTALS 715 625 /kitchen &/Morgan, LLP - 15 - The acreages and living unit equivalents projected to develop in Sanitary Sewer Service Area "03 -02" within the first ten year growth window (2003 -2013) are shown in Table 9. Table 9 Sanitary Sewer Area "03 -02" Projected Growth in LUE's (2003 -2013) Land Use Acres LUE /Acre L UE's AgriculturaWacant 0 0 0 Rural Density Residential ( <1/3 d.u. /acre) 20 .25 5 Low Density Residential (1/3 - 2 d.u. /acre) 36 1 36 Medium Density Residential (3 — 6 d.u. /acre) 180 4 720 High Density Residential (7 — 9 d.u. /acre) 10 8 80 Residential Attached (Multi- family @ 10-20 d.u. /acre) 0 13 0 Commercial/Industrial 65 10 650 Institutional 0 2 0 Transitional* 13 11.5 150 Parks 10 0 0 SH40 ROW 11 0 0 TOTALS 345 1641 * Transitional land use was assumed to consist of one -half attached residential (13 LUE /Ac) and one -half commercial (10 LUE /Ac) Mitchell &/1'lorgan, LLP - 16 - The acreages and living unit equivalents projected to develop in Sanitary Sewer Service Area "03 -02" beyond the first ten year window (2003 -2013) are shown in Table 10. Table 10 Sanitary Sewer Area "03 -02" Projected Growth in LUE's (Future: after 2013) 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) 33 1 33 Medium Density Residential (3 — 6 d.u. /acre) 188 4 752 High Density Residential (7 — 9 d.u. /acre) 0 8 0 Residential Attached (Multi - family @ 10-20 d.u. /acre) 0 13 0 Commercial/Industrial 72 10 720 Institutional 7 2 14 Transitional* 43 11.5 495 Parks 7 0 0 SH40 ROW 0 0 0 TOTALS 370 2019 * Transitional land use was assumed to consist of one -half attached residential (13 LUE /Ac) and one -half commercial (10 LUE /Ac) Mitchell &Morgan, LLP - 17 - Impact Fee Calculation Estimated Eli'ible Cost Construction Cost $1,269,717 Engineering/Survey /Geotechnical $190,457 Land Cost $104,863 Impact Fee Preparation $31,100 Total Eligible Cost $1,596,137 Cost Allocation The costs recoverable by impact fees are proportioned by the ratio of new 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 -02" service area. The cost allocation factor removes existing LUE's from the impact fee calculation. Total New LUE's 3660 Total LUE's Served 4285 Cost Allocation Factor 3660/4285 = 0.85 Maximum Recoverable Cost = Cost Allocation Factor * Total Eligible Cost Maximum Recoverable Cost = 0.85 *$1,596,137 = $1,356,716 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 or growth window). Service distributions allow the City to comply with state law without having to construct a smaller sanitary sewerline and then return ten to fifteen years later to construct a parallel sanitary sewerline 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 full development flow to flow needed for the projected growth from 2003 to 2013. Mitchell &Morgan, LLP - 18 - Projected New LUE's 2003 -2013 1641 Projected New LUE's after 2013 2019 Total New LUE's 3660 Service Distribution % = 100 * New LUE's for Ten -Year Time Frame (2003 -2013) Total New LUE's Service Distribution % = 100 *(1641/3660) = 45% Maximum 10 -Year Recoverable Cost = Service Distribution % * Maximum Recoverable Cost Maximum 10 -Year Recoverable Cost = 45% *$1,356,716 = $610,522 Utility Revenue & 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 LUE "' = X *Y *n X = Average monthly sewer utility bill per LUE Y = Percent of average monthly sewer utility bill applied to debt service for bond payment for sewer capital improvement projects in subject area n = Number of months associated with service time frame (ten years) Utility Revenue Per LUE = $20.93*2%*120 = $50 "' Utility revenue per LUE which are used to finance capital improvement bonds Mitchell &/ilorgan, LLP - 19 - Number of New LUE's'" 1641 Total Utility Revenue Credit" = Utility Revenue Per LUE * Number of New LUE's Total Utility Revenue Credit = $50* 1641 = $82,000 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 in 10 -year Growth Window Maximum Impact Fee = ($610,522- $82,000)/(1641 LUE's) = $322.07/LUE '" Number of new LUE's associated with service time frame, first 10 -year window CO3-`13) " Revenue credit on new LUE's associated with first 10 -year ('03-'13) window /Mitchell &/Morgan, LLP - 20 - Schedule 1 Maximum Impact Fee Per Service Unit Service Area Service Unit Maximum Impact Fee Roadway Facilities: (reserved) Sanitary Sewer Facilities: "03 -02" LUE $322.07 Water Facilities : (reserved) Drainage Facilities: (reserved) Mitchell &/Horgan, LLP - 21 - rr+ -root Mr s4 3$ d3 a 49Sf -09Z (604) :xo� £969 -09Z (604) �O/ LL0&S 33J 1VI�d /�l d•0'+1 -133MS 31M/3>t! 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