ORD 866 08/12/2008 I
CITY OF CIBOLO ORDINANCE NO. 8 6 6
AN ORDINANCE UPDATING AND AMENDING THE CITY'S DRAINAGE,
WATER AND WASTEWATER IMPACT FEE PROGRAMS BY ADOPTING
IMPACT FEE LAND USE ASSUMPTIONS AND IMPACT FEE CAPITAL
IMPROVEMENTS PLAN UPDATES, BY REVISING THE IMPACT FEE SERVICE
AREA BOUNDARIES, AND BY AMENDING THE DRAINAGE, WATER AND
WASTEWATER IMPACT FEES TO BE CHARGED BY THE CITY.
WHEREAS, the City of Cibolo, Texas ("City") adopted an Impact Fee Ordinance on
November 14, 1995 pursuant to Chapter 395 of the Texas Local Government Code which
sets out, among other things, the City's Drainage, Water and Wastewater Impact Fee
Programs; and
WHEREAS, the City's Impact Fee Programs were amended by ordinance adopted on
February 24, 2004; and
WHEREAS, the City is required under Chapter 395 of the Texas Local Government
Code to update its Land Use Assumptions and Capital Improvements Plan at least once
every five (5) years; and
WHEREAS, the City has caused its existing Land Use Assumptions to be reviewed and
evaluated and has caused an update of the Capital Improvements Plan to be developed by
qualified professionals using generally accepted engineering and planning practices in
accordance with the provisions of Subchapter B of Chapter 395 of the Texas Local
Government Code; and
WHEREAS, such updates to the Land Use Assumptions and Capital Improvements Plans
necessitate an increase in the impact fees in order to pay the costs of constructing capital
improvements and facility expansions in accordance with the provisions of Chapter 395
of the Texas Local Government Code; and
WHEREAS, the City's consultant has prepared the (i) City of Cibolo Drainage
Improvement Capital Plan Impact Fee Study dated June 24, 2008 attached in
Attachment A to this ordinance ("Drainage Impact Fee Study"), (ii) City of Cibolo
Water System Master Plan Impact Fee Study dated June 25, 2008 attached as
Attachment B to this ordinance ("Water Impact Fee Study"), and (iii) the City of
Cibolo Wastewater System Master Plan Capital Fee Impact Study dated June 25, 2008
attached as Attachment C to this ordinance ("Wastewater Impact Fee Study"); and
WHEREAS, the City's Impact Fee Advisory Committee has filed its comments on the
proposed modification to the Land Use Assumptions, Capital Improvements Plan and
Impact Fees contained in the three Impact Fee Studies with the City in accordance with
the provisions of Section 395.056 of the Texas Local Government Code and has made a
recommendation to adopt the proposed modifications; and
1
WHEREAS, a public hearing was held on the proposed modifications and the proposed
ordinance, as required by Chapter 395 of the Texas Local Government Code on August
12, 2008; and
WHEREAS, the City Council of the City of Cibolo has made a finding that the above
statements are true and correct, and that it is in the best interest of the City to adopt the
modifications to the Land Use Assumptions, Capital Improvements Plans and Impact
Fees for the City's Drainage, Water and Wastewater Impact Fee Programs, as set out in
this ordinance;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF CIBOLO:
Part 1. Drainage Impact Fee Program. The City Council amends the City's Drainage
Impact Fee Program by adopting:
(1) the Town Creek Watershed, as described in Section 1.2 of the Drainage
Impact Fee Study (Attachment One to this Ordinance) as the City's
Drainage Service Area;
(2) the Land Use Assumptions described in Section 3.1 and Appendix A of
the Drainage Impact Fee Study:
(3) the Impact Fee Capital Improvements Plan, described in Sections 3.0, 3.2
and Appendix B of the Drainage Impact Fee Study; and
(4) a Drainage Impact Fee in the amount of$528.70 per living unit equivalent
(LUE) on new development within the Drainage Service Area as described
in Appendix B of the Drainage Impact Fee Study.
Part 2. Water Impact Fee Program. The City Council amends the City's Water
Impact Fee Program by adopting:
(1) the area described in the City's Certificate of Convenience and Necessity
(CCN) for water service, as identified in Section 1.3 of the Water Impact
Fee Study (Attachment Two to this Ordinance), as the City's Water
Service Area;
(2) the Land Use Assumptions described in Section 5.1 and Appendix B of
the Water Impact Fee Study;
(3) the Capital Improvements Plan, described in Sections 5.0 and 5.2, and in
Appendix C of the Water Impact Fee Study; and
2
(4) a Water Impact Fee of$2,276.94 per living unit equivalent (LUE) on new
development within the Water Service Area as described in Appendix C of
the Water Impact Fee Study.
Part 3. Wastewater Impact Fee Program. The City Council amends the City's
Wastewater Impact Fee Program by adopting:
(1) the area described in the City's Certificate of Convenience and Necessity
(CCN) for wastewater service, as identified in Section 1.3 of the
Wastewater Impact Fee Study (Attachment Three to this Ordinance), as
the City's Wastewater Service Area;
(2) the Land Use Assumptions described in Section 4.1 and Appendix B of
the Wastewater Impact Fee Study ;
(3) the Capital Improvements Plan, described in Sections 4.0 and 4.2, and in
Appendix C of the Wastewater Impact Fee Study; and
(4) a Wastewater Impact Fee of$747.19 per living unit equivalent (LUE) on
new development within the Wastewater Service Area as described in
Appendix C of the Wastewater Impact Fee Study.
Part 4. Assessment and Collection of Impact Fees. Impact Fees shall be assessed and
collected in accordance with the provisions of Chapter 395 of the Texas Local
Government Code, as the same may be amended from time to time. The City Manager,
or his designee, is hereby authorized to develop procedures and policies for assessment
and collection of impact fees consistent with applicable law and the City's ordinances,
and to implement said procedures and policies in the administration of the City's
Drainage, Water and Wastewater Impact Fee Programs.
Part 5. New Development Platted Before Adoption of Impact Fees. For new
development which is platted in accordance with Subchapter A, Chapter 212 of the Texas
Local Government Code or the subdivision or platting procedures of a political
subdivision before the adoption of the impact fees set out in this ordinance, the impact
fees adopted by this ordinance may not be collected on any service unit for which a valid
building permit is issued within one year after the date of adoption of said impact fees.
The impact fees in existence immediately prior to the adoption of these new impact fees
shall continue to apply within the one year period to new development for which impact
fees have not been assessed as of the date of adoption of this ordinance, and said impact
fees shall continue in effect after adoption of the new impact fees provided by this
ordinance for that limited purpose. .
Part 6. Collection of Fee if Services not Available Except as otherwise provided by
law, impact fees required by this ordinance may be assessed but may not be collected in
areas where services are not currently available unless:
3
(1) the collection is made to pay for a capital improvement or facility
expansion that has been identified in the Capital Improvements Plan and
the City commits to commence construction within two years, under duly
awarded and executed contracts or commitments of staff time covering
substantially all of the work required to provide service, and to have the
service available within a reasonable period of time considering the type
of capital improvement or facility expansion to be constructed, but in no
event longer than five years;
(2) the City agrees that the owner of a new development may construct or
fmance the capital improvements or facility expansions and agrees that the
costs incurred or funds advanced will be credited against the Impact Fees
otherwise due from the new development or agrees to reimburse the owner
for such costs from impact fees paid from other new developments that
will use such capital improvements or facility expansions, which fees shall
be collected and reimbursed to the owner at the time the other new
development records its plat; or
(3) an owner voluntarily requests the City to reserve capacity to serve future
development, and the City and owner enter into a valid written agreement.
Part 7. Additional Fees. After assessment of all impact fees attributable to the new
development or execution of an agreement for payment of impact fees, additional impact
fees or increases in fees may not be assessed against the tract for any reason, unless the
number of service units to be developed on the tract increases. In the event of the
increase in the number of service units, the impact fees to be imposed are limited to the
amount attributable to the additional service units.
Part 8. Agreement with Owner. This ordinance does not prohibit the City from
entering into an agreement with the owner of a tract of land for which the plat has been
recorded providing for the time and method of payments of the impact fees.
Part 9. Acceptance of Fees. The City is under no obligation to accept offered impact
fees. This ordinance creates no obligation for the City to serve any property within the
City.
Part 10. Imposition of Additional Fees. This ordinance shall not limit the City's
authority to impose other or additional impact fees authorized by Chapter 395 of the
Texas Local Government Code, or to impose taxes, fees, charges or assessments
authorized by state law.
Part 11. Attachments. Attachments One, Two and Three referenced above are
incorporated into this ordinance.
4
Part 12. Repeal. Any prior ordinance or parts of ordinances that are in force when this
ordinance become effective, and which conflict with the provisions of this ordinance, are
hereby repealed to the extent of the conflict.
Approved and Adopted this »- day of August, 2008.
/n. Je ler Hartman, Mayor
Attest:
Peggy Cimics, City Secretary
5
ATTACHMENT ONE
City of Cibolo
Drainage Capital Improvements Plan
Impact Fee Study
June 24, 008
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By:
Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St., Suite B-300
Austin,Texas 78704 FINAL—June 24,2008
T(512)326-5659
F(512) 326-5723
www.espevconsultants.com
City of Cibolo
Impact Fee Study—Drainage Plan
Table of Contents
1.0 Introduction 1
2.0 Existing Town Creek Drainage System 2
2.1 Methodology 2
2.2 Impervious Cover 2
2.3 Living Unit Equivalency 2
3.0 10-year Capital Improvements Plan 3
3.1 Future Land Use Assumptions 3
3.2 Capital Improvements 5
Table 1 Land Use Equivalency Table 5
Figure 1: Town Creek Watershed 1
Figure 2: Derivation of typical impervious cover, R-2B District 3
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City of Cibolo
Impact Fee Study—Drainage Plan
1.0 Introduction
1.1 Executive Summary
The 2007 Drainage Capital Improvements Plan for the City of Cibolo has been developed so
that the drainage capacity for the municipality can be met for the next 10 years. The plan
was developed by Espey Consultants, Inc. with guidance from City Staff and the Impact Fee
Advisory Committee appointed by City Council. The plan should be reviewed and updated
on an annual basis, in connection with updates to the City Master Plan or other planning
documents, or as needed to reflect changing conditions.
The City's existing drainage system was modeled to determine the existing level of service.
This study area includes only the Town Creek watershed. There are currently 11,055 Living
Unit Equivalents (LUEs) in the Town Creek watershed. Future land use assumptions were
established to guide future system improvement needs. There will be 19,770 LUEs in the
City's Town Creek Drainage Service Area by 2017. Seven Capital Improvement Projects
totaling $20,904,875 are necessary to accommodate the 19,770 LUEs. Existing and future
LUEs will benefit from the improvements and therefore the cost is distributed across all
LUEs. Including eligible finance costs as allowed under Local Government Code (LGC)
§395.012(b) and the alternative 50%credit described under LGC §395.014(7)(B), the impact
fee per drainage service unit is calculated to be: $528.70.
1.2 Description of the Planning Area
Figure 1 Town Creek Watershed
For the purposes of this study, the
planning area is defined by the Town
Creek watershed. For the purposes of the
'0e' Canal ;, drainage impact fee, the planning area is
Guadalupe_i
• County the service area, i.e. the area in which fees
are assessed and the CIP is implemented.
•
Bracken The previous impact fee study established
STUDY AREA separate zones within the Town Creek
—rte watershed; this update does not establish
i Br'
•
separate zones and all portions of the
4versa:
watershed pay the same fee. The Dietz
Creek drainage system, serving the
western portion of the City, has been built
to its capacity. Figure 1 shows the Town
Creek watershed.
to
0 1 2
Miles
Q lachve14030 500 CIP Studylrptlfinalldrainageplan080624.doc 1 FINAL- 06/24/08
City of Cibolo
Impact Fee Study—Drainage Plan
2.0 Existing Town Creek Drainage System
The purpose of this chapter is to provide a description of the existing capital improvements
within the service area and the costs to upgrade, update, improve, expand, or replace the
improvements to meet existing needs and usage and stricter safety, efficiency, environmental or
regulatory standards. In addition, this chapter provides an analysis of the total capacity, level of
current usage, and commitments for usage of capacity of the existing capital improvements.
2.1 Methodology
In order to determine the capacity of the existing Town Creek drainage system, a hydrologic
and hydraulic analysis was performed. Details of the analysis and methodology are found in
the report "City of Cibolo Flood Protection Plan: A Master Plan for Managing Town Creek
(September 1, 2007,Espey Consultants,Inc.)".
The results of this study indicate that improvements are necessary to provide a 25-year level
of flood protection in several existing problem areas. Consequently, improvements are also
necessary in some areas to provide a 100-year level of protection. This study determined that
in some areas, a 100-year level of protection was not cost-justified, based upon estimated
costs to construct the improvements relative to the benefits in terms of flood damage
prevented. In these areas, however, a 25-year level of protection was still possible and cost-
justified. Therefore, the highest level of protection (minimum 25-year or 100-year where
possible) that can reasonably be achieved is the criterion for which improvements have been
considered.
2.2 Impervious Cover
Hard surfaces which do not permit the absorption of rainfall into the soil, thus resulting in
increased stormwater runoff, are known as impervious cover. Impervious cover is the basic,
quantifiable and common unit that creates the need for drainage improvements. There are
currently 38,273,461 square feet of impervious cover in the Town Creek watershed. This
number was developed through a spectral analysis of color-infrared aerial imagery. The
analysis technique differentiates between pervious and impervious surfaces based upon the
spectral signature of impervious surfaces. This information was developed and managed
spatially in ESRI ArcGIS 9.2 software, in addition to the Town Creek watershed boundary
developed previously for the City of Cibolo.
2.3 Living Unit Equivalency
To determine the amount of impervious cover attributable to a living unit equivalency, a
typical R-2B zoned lot was evaluated providing a calculated value of 3,762 sf of impervious
cover per lot. This includes impervious surfaces that are placed on the lot, as well as some
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City of Cibolo
Impact Fee Study—Drainage Plan
that are within the right-of-way but attributable to the unit, such as the driveway apron, curb
and pavement measured to the road centerline for the width of the property. Therefore, one
living unit equivalent is defined as 3,762 square feet of impervious cover (see Figure 2,
below).
Figure 2: Derivation of typical impervious cover,R-2B District
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Based on this calculation,there are 11,055 existing LUEs in the service area.
3.0 10-year Capital Improvements Plan
The purpose of this section is to provide a description of the capital improvements and their costs
necessitated by and attributable to new development in the service area over the next ten years.
This section also defines the specific quantity of impervious cover for a service unit and provides
an equivalency table establishing the ratio of a service unit to various types of land uses,
including residential,commercial,and industrial.
3.1 Future Land Use Assumptions
Future discharges to the Town Creek system are determined by future land use assumptions.
These assumptions were defined in workshops with City Staff, the Impact Fee Advisory
Committee, the Planning and Zoning Commission and the City Council. The intent of the
workshop exercises was to evaluate the entire city's planning area (which extends beyond the
water service area) and determine the most likely, balanced and orderly land use pattern for the
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City of Cibolo
Impact Fee Study—Drainage Plan
period 2007-2017. The anticipated growth pattern of the city, in terms of the location, use, and
intensity of the use, is based upon the following considerations:
• Average annual residential building permit growth of 14%for the period 2003-20071
• Average annual sales tax revenue growth of 31%for the period 2003-20072
• Population projections of the 2005 Master Plan3
• Trend of higher consumer expenditures per household closer to Cibolo's center, relative
to greater distances from the city's center4
• Retail and commercial uses are anticipated along state highways and major intersections,
in response to the population growth and anticipated demand for services.
• The city's largest private employers have announced plans to expand their operations and
hire additional workforce.
• The availability of utilities and regional transportation infrastructure.
■ The location of floodplains,railroads and similar constraints.
■ The application of prudent land use planning principles, such as the transition of use
intensity and the creation of a center of high activity.
Residential and non-residential land use classifications are indicated as follows on the attached
copy of the Future Land Use Assumptions Map (Appendix B). Residential uses indicate the
future density in terms of dwelling units per acre or DUA. The land use classifications include:
cluster residential (0-2 DUA), single-family residential (2-4.5 DUA), attached residential (6-12
DUA), mixed use (6-16 DUA), institutional, commercial, industrial, and park/open
space/preserve.5 Since the Future Land Use Assumptions serve as a policy document(the Future
Land Use Plan), the map initially describes a build-out scenario. However, for the purposes of
impact fee calculation, the Future Land Use Assumptions must reflect the estimated level of
growth in the planning area within the statutory ten-year planning horizon.6 To this end, a
probability overlay exercise was undertaken in which each planning subarea was assigned a
"probability of development" value (between 0.0 and 1.0). These values act as a coefficient to
provide a weighted estimate of future demand at the end of the planning horizon, thereby
avoiding an overestimation of future storm discharges.
Future land use equivalencies for service units follow Table 1. The impervious cover
percentages assumed are consistent with current zoning.
1 Source: Building Inspections Department,City of Cibolo
2 Source: Allocation Historical Summary,Texas Comptroller of Public Accounts,
http://ecpa.cpa.state.tx.us/allocation/AllocHistjsp
3 The adopted Master Plan presents several scenarios for growth. The city's population growth as estimated by
Census and building permits,is currently following Scenario'C',which forecasts a population of 28,537 by 2015.
This scenario represents an average annual growth rate of 24.9%. Source: Figure 2—Population Projections,City
of Cibolo Master Plan,2004.
4 Source: SitesUSA,Census-based Demographic Profile prepared for City of Cibolo,September 2007,page 9.
5 Cluster residential development is characterized by denser areas of development and larger areas of set-aside open
space,resulting in a low,overall average density. Attached residential development is characterized by narrow lots
and often zero side yard setbacks,such as townhomes,garden homes,patio homes,etc.
6 Texas Local Government Code§395.001(5)
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City of Cibolo
Impact Fee Study—Drainage Plan
Table 1 Land Use Equivalency Table
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single Family/Cluster 1 Dwelling Unit=1 LUE =3,462 sf impervious cover
Attached Residential (60%of land area)±3,462 sf=Number of LUEs
Commercial (75%of land area)±3,462 sf=Number of LUEs
Industrial (40%of land area)_3,462 sf=Number of LUEs
Institutional (20%of land area)_3,462 sf=Number of LUEs
Mixed Use (75%of land area)±3,462 sf=Number of LUEs
Impervious cover is projected for each area by assuming 3,762 square feet per LUE. The
existing drainage system serves 11,055 LUEs. The total number of projected LUEs necessitated
by and attributable to new development is 19,770. In order to serve these additional units,
capital improvements are necessary.
3.2 Capital Improvements
Improvement alternatives were identified by placing the impervious cover assumptions into the
hydrologic model,then using the hydraulic model to size the improvements.
The table included as Appendix B describes the type of improvements required and associated
costs as allowed under Local Government Code (LGC) §395.012, to meet the City of Cibolo's
anticipated growth until 2017. The corresponding project locations are identified on the
Appendix A map. It is anticipated that these projects will be implemented according to most
immediate need, and will become part of the City's 5-year Capital Improvements Program (CIP)
as prioritized by the CIP Committee and City Council.
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City of Cibolo
Impact Fee Study—Drainage Plan
Appendix A
Future Land Use Assumptions
P•Iactive14030.500 CIP Studylrptlfinalldrainagep1an080624.doc A FINAL—06/24/08
Legend
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n TOWN CREEK WATERSHED
CIP PROJECT
r FUTURE LAND USE
I -Yr 95 ®CLUSTER(0-2 DUA)
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EXHIBIT A
Espey Consultants,Inc. 0 2,000 4,000 8,000 FUTURE DRAINAGE SYSTEM IMPROVEMENTS
Environmental Engineering Services Feet ' AND FUTURE LAND USE ASSUMPTIONS
CIP AND IMPACT FEE STUDY
OCTOBER 2007 CIBOLO,TEXAS PROJECT*4030 500
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City of Cibolo
Impact Fee Study—Drainage Plan
Appendix B
Capital Improvements
P:lactive14030.500 CIP Studylrptlfinalldrainageplan080624.doc B FINAL—06/24/08
'
I 1
Impact Fee Study June 24,2008 City of Cibolo
CITY OF CIBOLO
Drainage Capital Improvment Projects
Engineering/ Finance Costs
Construction ROW/Easement Surveying/ allowable under
Project Number Location Improvement Type Cost Contingency Acquisition Permitting costs LGC§395 Total Costs Notes
DI Town Creek East I Channel Improvements $1,858,736 $100,000 $50,000 $193,000 $1,139,839 $3,341,575
D2 Town Creek East Phase II Levee and other grading $250,000 $45,000 $12,000 $62,500 $208,768 $578,268
D3 Town Creek West Phase I Channel Improvements $2,220,991 $399,778 $0 $555,248 $1,794,450 $4,970,467
D4 Town Creek West Phase II Upper reach $750,000 $135,000 $43,044 $187,500 $630,282 $1,745,826
D5 Town Center Offline Regional Detention Detention facility $2,161,141 $389,005 $937,500 $540,285 $2,275,781 $6,303,713
D6 Tolle Road Regional Detention Detention facility $734,788 $132,262 $937,500 $183,697 $1,123,359 $3,111,606
D7 Downstream Conveyance Land Acquisition $0 $0 $509,642 $35,675 $308,104 $853,421
Total Cost $20,904,875
Total LUEs 19,770
Existing LUEs in Drainage Service Area 11,055
Total LUEs attributable to growth 8,715
Initial Impact Fee Calculation,based on benefit to existing and future LUEs $1,057.40
50%Credit $528.70
Drainage Impact Fee $528.70
P:\active\4030.500 CIP Study\Spreadsheets/CIP_Projects080623.xlsIDratnage
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Water System Master Plan
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...I:.- . : FINAL—June 25,2008
' Project No.4030.500
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CITY OF CIBOLO—IMPACT FEE STUDY
Water System Master Plan
Prepared for:
City of Cibolo
P.O.Box 826
Cibolo,Texas 78108
Issued under the interim
review authority of
Steve Wenzel,P.E.,
#59082
By:
Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St., Suite B-300
Austin,Texas 78704 FINAL—June 25,2008
T(512)326-5659
F(512)326-5723
www.espevconsultants.com
41 Or
° tr ° City of Cibolo/
Impact Fee Study—Water System Master Plan
1 c Table of Contents
1.0 Introduction 1-
1.1 Executive Summary 1
1.2 Abbreviations,Definitions, and Questions about this Document 1
1.3 Description of the Planning Area 2
2.0 Existing Water System 4
2.1 Water Supply 4
2.1.1 Water Rights 4
2.2 Water Storage 4
2.3 Water Distribution 4
2.3.1 Water Mains 5
2.3.2 Water Pumps 5
2.3.3 Pressure Zones 6
2.3.4 Meter Distribution 6
3.0 Water Consumption 6
3.1 Existing Water Consumption 6
3.2 Unaccounted For Water g
4.0 Existing System Hydraulic Analysis 9
4.1 Analysis Technique 9
4.1.1 Method of Analysis 9
4.1.2 System Model 9
(` 4.1.3 Planning and Design Criteria 9
4.1.4 Computer Model Correlation 10
4.2 System Analysis 10
5.0 10-year Capital Improvements Plan 10
5.1 Future Land Use Assumptions 10
5.2 Capital Improvements 12
5.3 Future Water Supply 12
Table 1: Current Water Meter Count 6
Table 2: Average Daily Water Usage by Month(Gallons) 7
Table 3: Planning and Design Criteria 9
Table 4: Equivalencies 11
Table 5: Surface and Groundwater Rights Summary, City of Cibolo,2004-2017 13
Table 6: Projected Supply Deficit/Surplus, City of Cibolo, 2007-2017 13
Figure 1 Planning Area 3
Figure 2 Daily Average Water Use and Capacities 8
Appendix A: Existing System Map
Appendix B: Future Land Use Assumptions
Appendix C: Capital Improvements Summary Table
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1.0 Introduction
1.1 Executive Summary
The 2007 Water System Capital Improvements Plan for the City of Cibolo has been
developed so that the projected water need for the municipality can be met for the next 10
years. The plan was developed by Espey Consultants, Inc. with guidance from City staff and
the Impact Fee Advisory Committee appointed by City Council. The plan should be
reviewed and updated onan annual basis, in connection with updates to the City-Master Plan
or other planning documents, or as needed to reflect changing conditions.
The City's existing water systemwas modeled to determine the existing level of service.
There are currently 3,577 Living Unit Equivalents (LUEs) in the City's Water Service Area.
Future land use assumptions were established to guide future system improvement needs.
There will be 9,510 LUEs in the City's Water Service Area by 2017. Twenty-two Capital
Improvement Projects totaling $27,018,197 are necessary to accommodate the 5,933 LUEs
attributable to growth. Including eligible finance costs as allowed under Local Government
Code (LGC) §395.012(b) and providing the alternative 50% credit described under LGC
§395.014(7)(B),the impact fee is calculated to be$2,276.94 per water service unit.
( 2 1.2 Abbreviations,Definitions,and Questions about this Document
This document makes reference to numerous abbreviations which may not be familiar to all
readers. The following guide clarifies many of these abbreviations. -
AWWA—American Water Works Association
CCN—Certificate of Convenience and Necessity
CIP—Capital Improvements Plan
City—City of Cibolo
Committee—Impact Fee Advisory Committee
CRWA—Canyon Regional Water Authority
ETJ—Extraterritorial Jurisdiction
fps—Feet per second(velocity)
gpd—Gallons per day(volume rate)
gpm—Gallons per minute (volume rate)
GVSUD—Green Valley Special Utility District
LGC—Local Government Code
LUE—Living Unit Equivalency
MG—Million gallons(volume)
MGD—Million gallons per day (volume rate)
PRV—Pressure reducing valve
psi—Pounds per square inch(pressure)
TCEQ—Texas Commission on Environmental Quality
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WSC—Water Supply Corporation
Readers with specific questions may direct them to the City Manager at(210) 658-9900.
1.3 Description of the Planning Area
For the purposes of this study, the planning area is defined by the City's Certificate of
Convenience and Necessity (CCN)1. This is the City's water service area. This area is
defined by jurisdictional and geographic.considerations, existing water service, and practical
limitations of service. The planning area encompassesan area of 5,596 acres (8.74 square
miles).
The adjacent water service areas receive service from City of Schertz and Green Valley
Special Utility District (GVSUD). The northern portion of Cibolo's city limits and portions
of its ETJ are actually served by GVSUD. Properties within the GVSUD service area are not
subject to impact fees assessed by the City of Cibolo. Figure 1 shows the location of the
CCN and Planning.Area.
/' 'The City's CCN for water service is CCN#11903,submitted on March 1, 1986 and created on November 2,2000.
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_..--- Impact Fee Study—Water System Master Plan(
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'`� Impact Fee Study— Water System Master Plan
2.0 Existing Water. System
The purpose of this chapter is to provide a description of the existing capital improvements
within the service area and the costs to upgrade, update, improve, expand, or replace the
improvements to meet existing needs and usage and stricter safety, efficiency, environmental or
regulatory standards. In addition, this chapter provides an analysis of the total capacity, level of
current usage, and commitments for usage of capacity of the existing capital improvements.
2.1 Water Supply
The City of Cibolo currently draws its potable water from the Canyon Regional Water
Authority(CRWA)water treatment plant at Lake Dunlap.
2.1.1 Water Rights
The City of Cibolo is a member entity of CRWA and contracts its surface water rights
through. them. Other members include BexarMet, Green Valley SUD, City of Marion,
Crystal Clear WSC, East Central WSC, and Springs Hill WSC. The City has a contract
capacity of 1,098,073 gallons per day (gpd) and up to 1,427,495 gpd based on a
contracted peaking factor of 1.3. Cibolo's ownership of the total 15,200,000 gpd plant
capacity is specified at 1,702,732 gpd, approximately 11%. Any water processedover
and above the ownership amount will incur a system capacity fee as determined by the
member entities.
2.2 Water Storage
There are two main service water storage tanks at Cibolo Valley Drive and Deer Creek
Boulevard. The ground storage tank's capacity is 1 million gallons (MG) and the average
daily minimum storage is maintained at 984,395 gallons. The cylindrical elevated tank's
capacity is 1.25 MG and the average daily minimum water storage maintained is 0.85
MG.
The volume of this existing elevated storage allows for approximately 12,500
connections based on the Texas Commission on Environmental Quality (TCEQ) 100
gallons per connection requirement (for elevated storage). Assuming a 200 gallon:per
connection total storage requirement (also a TCEQ requirement), and .a- combined
(ground and elevated) volume of 2.25 MG, the City has storage capacity in place for
11,250 connections. The City currently has approximately 3,500 connections, and
therefore the current storage is adequate to meet TCEQ's requirements for storage, both
elevated and total.
2.3 Water Distribution
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~�? Impact Fee Study—Water System Master Plan
2.3.1 Water Mains
The city currently maintains a network of approximately 13 miles of pipes (10" mains
and larger) within the city's jurisdiction to distribute water to individual meters from
storage tanks. An existing system map is shown in Appendix A.
2.3.2 Water Pumps
Threebooster pumps provide water to the city's distribution system. These pumps,
numbers 1, 2 and 3, are located at the pump house on Cibolo Valley Drive. These pumps
move water from the standpipe to the elevated tank and distribution system. The
simultaneous operating capacity for the city's booster pumps is 850 gpm (1,224,000
gallons per day), considering limitation and.losses due to suction, discharge piping, or
power arrangement. Cibolo's booster pump station has the capacity to meet its contract
capacity. The following is a summary of the pump capacities.
Number 1
Rated Capacity: .26 MGD 250 gpm 148 feet. 77.2 psi
Actual Capacity: .40 MGD 376 gpm 96.7 feet 77:2 psi
Number 2
Rated Capacity: .52 MGD 463 gpm 156 feet 88.1 psi
Actual Capacity: .60 MGD 533 gpm 122 feet 88.1 psi
Number 3
Rated Capacity: .52 MGD 463 gpm 156 feet 88.1 psi
Actual Capacity: .60 MGD 533 gpm 122 feet 88.1 psi
Five booster pumps provide water to Cibolo's elevated tank from the CRWA regional
supply system. These pumps are identical in design and capacity. The simultaneous
operating capacity for the CRWA's booster pumps is 11,000 gpm considering limitation
by suction, discharge piping or power arrangement. The rated capacity of a single pump
exceeds Cibolo's contract capacity and highest historic peak use.
Numbers 1-5
Rated Capacity: 2.376 MGD 2,200 gpm 500 feet 216 psi
Actual Capacity: 2.376 MGD 2,200 gpm 500 feet 216 psi
t J
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Impact Fee Study— Water System Master Plan
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2.3.3 Pressure Zones
The planning area served at this time is currently in one pressure zone.
2.3.4 Meter Distribution
Table 1 summarizes the size and count of meters in the existing system. The smallest size
currently used is 5/8" and the largest is 10". The American Water Works Association
(AWWA) standard equivalency was utilized to determine the total number of living unit
equivalencies (LUEs) for the City of Cibolo's water service area, based on the size and
number of meters. There are 3,577 LUEs being served by the existing system.
Table 1 Current Water Meter Count
Current Water Meter Count and Estimate of Living Unit Equivalency
(City of Cibolo,February 2007)
Number of 2007 Number of
Meter Size Meters LUEs per Meter 1 LUEs %of total
5/8" 3,310 1 3,310 93%
1" 14 2.5 35 1%
1.1/2" 7 -5 35 1%
2" 4 8 32 1%
4" 2 25 50 1%
10" 1 115 115 3%
Total 3,338 157 3,577 100%
Notes:
1) Source:AWWA
3.0 Water Consumption
3.1 Existing Water Consumption
Average daily water consumption totals for the city are shown below in Table 2 broken
down by year and month.
1 2
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Table 2 Average Daily Water Usage by Month(Gallons)
jV Month 2002 2003 2004 2005 2006
I January - 310,710 403,774 402,778 768,903
February - 332,630 390,379 460,500 689,929
March - 398,484 411,129 539,516 925,129
April - 573,067 435,100 839,733 1,172,100
May - 758,097 597,613 936,067 1,179,387
June - 539,567 541,067 970,600 1,343,400
July - 480,935 678,097 1,025,323 1,333,097
August - 761,516 856,903 1,172,129 1,709,581
September 418,000 588,033 731,900 . 1,186,100- 1,113,600.
October 473,000 478,484 652,452 978,323 957,065
November 283,000 500,500 460,167 807,267 932,333
December 427,000 428,484 495,586 688,000 799,323
Annual Average 400,250 512,542 554,514 833,861 1,076,987
Contract 1,098,073 GPD
Peak Daily 1,702,732 GPD
Source: City of Cibolo
The historic daily average water use is also presented in the following chart, to illustrate
the City's historic use pattern with respect to its contract capacity, its pumping capacity,
and the CRWA's pumping capacity.
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Figure 2 Daily Average Water Use and Capacities
Daily Average Water Use
September 2002-May 2007
3,500,000
®Daily Average Water Use
3,000,000
Contract Capacity
2,500,000
Contract w/peaking
ti 2,000,000 N'V
----Cibolo booster pump capacity
7 1500,000
' Single CRWA booster pump capacity
1,000,000 r
INIRMINIFW W •
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N W W S a
Month and Year
Based on an analysis of recent water use records, theexisting usage rate per LUE.was
established to be 361 gallons per day (gpd). This rate was determined by calculating the
average daily water usage for each month divided by the number of meters present on the
system each month during the year 2006. This value was reviewed and found to be
consistent with other recent, regional studies and standards and subsequently adopted by
the Impact Fee Advisory Committee.
3.2 Unaccounted For Water
Normal water loss includes such items as main flushing, testing, undetected leaks, and
water obtained through hydrant usage by different entities. Reduction of water loss
percentage is recommended, as it will affect future water supply projections. The City
does not have a formal water audit program at this time.
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4.0 Existing System Hydraulic Analysis
In order to determine the improvements required to meet existing needs, a hydraulic analysis was
performed.
4.1 Analysis Technique
4.1.1 Method of Analysis
Hydraulic modeling software was utilized to accurately calculate the hydraulic response
for several scenarios including fire simulations and peak hour demands. Steady state
simulations were performed with MWSoft, Inc. H2OMap Water GIS Suite v. 7.0. These
types of simulations give a "snap shot" of the system based on demands and
elevation/pressure of water supply to the system. No `Extended Period' simulations were
performed.2
4.1.2 System Model
The existing water distribution system was imported into the hydraulic modeling
software. Pipelines with diameters smaller than 10 inches were not modeled. Water
demand was allocated to different nodes in the system based on land use and calculated
water demand.3 Platted lots were assumed to be occupied for the purposes of flow
allocation, since they represent a commitment to current capacity.
4.1.3 Planning and Design Criteria
The design criteria utilized in the model were developed from state standards, known
existing system characteristics, and generally accepted engineering principles. The
criteria are summarized in the following table:
Table 3 Planning and Design Criteria
Parameter Criteria
People per connection 2.8
Average Day Demand 361 gpd
Maximum Day Demand 722 gpd
Fire Flow Residential 1,000 gpm
Fire Flow/Other 3,000 gpm
Minimum Maximum Day Pressure 50 psi
Minimum Average Day Pressure 50 psi
Minimum Peak Hour Pressure 35 psi
Minimum Fire Flow Pressure 20 psi at Maximum Day Demand
Total Storage 200 gal/LUE
Pump Capacity 0.6 gpm/LUE
Max Velocity-Peak Hour 5 fps
Max Velocity-Fire Flow 10 fps
Max Static Pressure 110 psi
Max Pressure(must provide PRV) 85 psi
2 An Extended Period simulation evaluates the impacts to storage and pressure in the system relative to diurnal use
patterns and event patterns,such as a fire,for specific periods of time. A steady state simulation assumes an
instantaneous supply and demand condition.
3 A"node"in the hydraulic model is the representation of a point of demand from the system. Nodes are connected
by pipe links.
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• �`�` = Impact Fee Study—Water System Master Plan
4.1.4 Computer Model Correlation
The modeled system was not calibrated.
4.2 System Analysis
The existing system was analyzed. Fires at several different locations were modeled with
peak day demands. No deficiencies were identified during this analysis. All velocities
were below 10 fps and pressures at all modeled nodes were well above 20 psi. This is
consistent with observations and reports by operation personnel and City staff. Results
outside of these parameters indicate the need for improvements to the system, as they will
negatively impact the system and its ability to serve the demands.
5.0 10-year Capital Improvements Plan
The purpose of this section is to provide a.description of the capital improvements and their costs
necessitated by and attributable to new development in the service area over the next ten years.
This section also defines the specific quantity of water consumption for a service unit and
provides an equivalency table establishing the ratio of a service unit to various types of land
uses, including residential,commercial, and industrial.
5.1 Future Land Use Assumptions
Future demands to the water system are determined by future land use assumptions. These
assumptions were defined in workshops with City Staff, the Impact Fee Advisory Committee,
the Planning and Zoning Commission and the City Council. The intent of the workshop
exercises was to evaluate the entire city's planning area(which extends beyond the water service
area) and determine the most likely, balanced and orderly land use pattern for the period 2007-
2017. The anticipated growth pattern of the city, in terms of the location, use, and intensity of
the use, is based upon the following considerations:
• Average annual residential building permit growth of 14%for the period 2003-20074
• Average annual sales tax revenue growth of 31%for the period 2003-20075
• Population projections of the 2005 Master Plan6
• Trend of higher consumer.expenditures per household closer to Cibolo's center, relative
to greater distances from the city's center
4 Source: Building Inspections Department,City of Cibolo
5 Source: Allocation Historical Summary,Texas Comptroller of Public Accounts,
http://ecpa.cpa.state.tx.us/allocation/AllocHistjsp
6 The adopted Master Plan presents several scenarios for growth. The city's population growth as estimated by
Census and building permits,is currently following Scenario'C',which forecasts a population of 28,537 by 2015.
This scenario represents an average annual growth rate of 24.9%. Source: Figure 2—Population.Projections,City
of Cibolo Master Plan,2004.
'Source: SitesUSA,Census-based Demographic Profile prepared for City of Cibolo,September 2007,page 9.
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J i * Retail and commercial uses are anticipated along state highways and major intersections,
in response to the population growth and anticipated demand for services.
• The city's largest private employers have announced plans to expand their operations and
hire additional workforce.
• The availability of utilities and regional transportation infrastructure.
• The location of floodplains,railroads and similar constraints.
• The application of prudent land use planning principles, such as the transition of use
intensity and the creation of a center of-high activity.
Residential and non-residential land use classifications are indicated as followson the attached
copy of the Future Land Use Assumptions Map (Appendix B). Residential uses indicate the
future density in terms of dwelling units per acre or DUA. The land use classifications include:
cluster residential (0-2 DUA), single-family residential (2-4.5 DUA), attached residential (6-12
DUA), mixed use (6-16 DUA), institutional, commercial, industrial, and park/open
space/preserve.8 Since the Future Land Use Assumptions serve as a policy document(the Future
Land Use Plan), the map initially describes a build-out scenario. However, for the purposes of
impact fee calculation, the Future Land Use Assumptions must reflect the estimated level of
growth in the planning area within the statutory ten-year planning horizon.9 To this end, a
probability overlay exercise was undertaken in which each planning subarea was assigned a
"probability of development" value (between 0.0 and 1.0). These values act as a coefficient to
provide a weighted estimate of future demand at the end of the planning horizon, thereby
avoiding an overestimation of future demand and resultant facilities and water supply.
Future land use equivalencies for service units follow:
Table 4 Equivalencies
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single-Family/Cluster 1 Dwelling Unit=1 LUE
Attached Residential 1 Dwelling Unit=0'.7 LUE
Commercial' 1 LUE/1660 sf floor area
Industrial 1 LUE/4000 sf floor area
Institutional' 2.5 LUE/acre
Mixed Use' 50%Commercial/Retail/Office
30%Residential
20%Institutional/Public/Civic
Notes:
I)Commercial development assumes 20%available land area is building area
2)Institutional use ratio is consistent with other direct methods
3)Mixed use assumes ratio identified in Table 20,City of Cibolo Master Plan
Demands are projected for each area by using 361 gpd per LUE, as developed in Section 3.1.
The existing system serves 3,577 LUEs. The total number of projected LUEs necessitated by
$Cluster residential development is characterized by denser areas of development and larger areas of set-aside open
space,resulting in a low,overall average density. Attached residential development is characterized by narrow lots
and often zero side yard setbacks,such as townhomes,garden homes,patio homes,etc.
1 9 Texas Local Government Code§395.001(5)
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'"�j� Impact Fee Study— Water System Master Plan
and attributable to new development is 5,933. In order to serve these additional units, capital
improvements and additional water supply are necessary.
5.2 Capital Improvements
Improvement alternatives were placed into the hydraulic model (refer to Section 4.1.1) to
determine the minimum requirements to serve the projected demands. The improvements
provide a minimum of 34 psi under fire flow conditions, above the required minimum of 20 psi.
With the exception of the short pipe feed to the existing tank, all velocities are below the
required maximums.
The table included as Appendix C describes the type of improvements required and associated
costs as allowed under Local Government Code §395.012, to meet the City of Cibolo's
anticipated growth until 2017. It is anticipated that these projects will be implemented according
to most immediate need, and will become part of the City's 5-year Capital Improvements
Program (CIP) as prioritized by the CIP Committee (separate from the impact fee committee)
and City Council.
5.3 Future Water Supply
The City of Cibolo currently holds 1,350 acre-feet (AF) of surface water rights through CRWA.
The City is also participating in the development of the Wells Ranch Groundwater Supply
Project and anticipates delivery from this source in mid-2009. Phase I of this project is
anticipated to yield approximately 700 AF per annum for Cibolo. Phase II is anticipated to come
on-line in 2012 and produce another 1,300 AF per annum. The following table (Table 5)
summarizes Cibolo's surface and groundwater rights through 2017.
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• '"� • Impact Fee Study-Water System Master Plan
( �) Table 5: Surface and Groundwater Rights Summary,City of Cibolo,2004-2017
Total Existing
Current Water Rights
Surface rights (Ground and
Year through CRWA Groundwater Surface,AF)
2004 . 875 •
875
2005 1200 1,200
2006 -1350 1,350
2007 1350 1,350
2008 1350 1,350
2009 1350 700 2,050
2010 1350 700 2,050
2011 1350 700 2,050 .
2012 1350 2000 3,350
2013 . 1350 2000 3,350
2014 1350 2000 3,350
2015 1350 2000 3,350
2016. 1350 2000 3,350
2017 1350 2000. 3,350
In order to meet the anticipated demands of the next 10 years, the City will need to acquire
1 additional water rights of approximately 841 AF. A linear phasing of the projected demand is
' assumed from 2007 through the end of the planning horizon. The following table summarizes
the relative deficit/surplus water supply.
Table 6: Projected Supply Deficit/Surplus,City of Cibolo,2007-2017
Total 4 Incremental Raw
Existing Annual Demand `' "Water Purchase . Running
Water projections I Required(Impact ! Total
Rights based on Future Projected I Necessitated by and Proposed Proposed
(Ground Land Use Annual 1 Attributable to New Rights Surplus/
and Surface, Assumptions Surplus/ Projected I, Development) -I(Ground and Deficit
Year AF) (AF) Deficit(AF) LUES i (AF) ; Surface) (AF) Notes
2004 875 587 288 875 -
2005 1,200 939 261 1,200 -
2006 1,350 1,209 141 • 1,350 -
2007 1,350 1,052 298 .3,577 1,350 -
2008 1,350 1,332 18 4,170 0 1,350 18
2009 2,050 1,612 438 4,764 0 2,050 438 . Phase I Wells Ranch.
2010 2,050 1,892 158 5,357 - " 0 - -2,050 158
2011 2,050 -2,171 -121' 5,950 121 .. 2;171: - - 0 prop.surface water purchase
2012 3,350 2,451 899 6,544 0 3,350 899 Phase II Wells Ranch
2013 3,350 2,731 . 619 . 7,137 . 0 3,350 619
2014 3,350 3,011 339 7,730 0 3,350 339
2015 3,350 3,291 59 8,323 ' .0 3,350 59
2016 3,350 3,570 -220 8,917 ,-220 . 3,570 0 prop.surface water purchase
2017 3,350 3,850 -500 9,510 ,-' 500 3,850 0 prop.-surface water purchase
•
{\___-i
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„ ` Impact Fee Study—Water System Master Plan
rc.,,z
Appendix A
Existing System Map
P:lactivel4030.500 CIP Studylrptlfrnallwatersystemplan080624.doc 1-271 FINAL—06/24/08
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III
Environmental&Engineering Services a 5001000 2.000 EXHIBIT A
Il
Feet ,if
EXISTING WATER SYSTEM MAP
CIP AND IMPACT FEE STUDY
September 2007 CIBOLO,TEXAS PROJECT 04030.500
Mankel.4030.500CIP.4.4.4.4X01.4030-50.1,6.12,0*.jdeRmzed
4t e,6
�r° City of Cibolo/
" • Impact Fee Study—Water System Master Plan
Appendix B
Future Land Use Assumptions
i
P•Iactive14030.500 CIP Studylrptlfrnallwatersystemplan080624.doc 1137 FINAL—06/24/08
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h, + Espey Consultants,Inc. 500s 'F000 2.� FUTURE WATER SYSTEM MAP
�, Envn»nmuntel& neenngS<•rnceb 1 . AND FUTURE LAND USE ASSUMPTIONS
CIP AND IMPACT FEE STUDY
SEPTEMBER 2007 CIBOLO,TEXAS PROJECT#4030.500
P.an.Mux SWtlV SMa,O49.nwa,OSoa.M,_Future_Wow Sy Mm m.e
44 0 C 0,.0
City of Cibolo/
Impact Fee Study—Water System Master Plan
C�4
Appendix C
Capital Improvements Summary Table
P:lactive14030.500 CIP Studylrptflnallwatersystemplan080624.doc I FINAL—06/24/08
Impact Fee Study
Juno 24,2008
City or Cibolo
CITY OF CIBOLO
Water Capital Improvmeat Projects
Lcoodt LF)
(or other Finance Costa
specified Construction ROW/Eaxment Engineering/Surveying/allowable under
Project Number Location Improvement Type quantity) Cost Contingency Acquisition Permitting aorta LUC$395 Tota Cants Notes
WI Moist Street 12'Pipeline 15,750 0828,593 050,000 SO 078,907 5482.389 51.439,889
W2 Aquarina 12'Pipeline 2,300 0181,125 $32,603 $7,128 545,281 $150,367 0416,504
W3 Rneckerville Rood 16'Pipeline 17,000 01,606,500 $289,170 052.686 5401,625 51327,739 53,677,720
W4 FM 78/Pfeil Road 12'Pipeline 9,750 $767,813 $138,206 $30,217 $191,953 5637,427 $1,765,615
W5 Schaefer Road l2"Pipeline 4,350 5342.563 561,661 $13,481 $85,641 5284390 0787,736
W6 Greenbelt 12'Pipeline 2.850 0224.438 540,399 $8,833 056.109 $186325 $516,103
W7 Arirpe Road 12'Pipeline 2,850 5224,438 040,399 08,833 056,109 $186325 0516,103
W8 Lower Seguin Road 16'Pipeline 3,150 5297,675 053,582 $9,762 574,419 0246,022 $681,460
W9 Wiemer Road 16.Pipeline 9,750 $845,884 SO SO 572,030 0462,445 01.300.359
WIO Buffalo Crossing to Weidner D.Pipeline 3,000 5236,250 542,525 09.298 059,063 5196,131 5543.266
WII High School East 16'Pipeline 3,000 5283,300 $51,030 $9298 570,875 0234,307 5649,009
W12 High School South(N-S) 16"Pipeline 3,400 5321300 057,834 $10,537 $80325 $265,548 $735,544
W13 High School South(E-W) 12'Pipeline 4,000 0315,000 056,700 $12.397 078,750 $261,508 0724,355
W I4 High School South(E-W Deaden!) 12'Pipeline 2,300 0181,125 $32,603 $7,128 545281 $150367 5416,504
WI5 FM 1103(Dedicated Tank Line) 16.Pipeline 18,100 01250,920 SO S0 087,950 $674,523 $2,013.393 FM 78,along Tolle Road to now OST
W 16 High School East PRY Station EA 531,500 55,670 09900 $7,875 $30,535 $84,580
W17 FM 1103 PRY Marion EA 531,500 05,670 $9,000 57.875 530,535 $84580
W18 Main Sheet PRY Station EA 531,500 $5,670 $9,000 07,875 $30,535 584,580
W19 Northeast Cibolo 1.5 MO EST L.S. 01,845,000 0100,000 060.000 0180,000 $1,100,803 53,285,803 Elevated Storage Tank
W20 Northeast Cebolo .75 MOOST L.S. 0787500 $141.750 522,000 $196,875 0648,691 51,796,816 Ground Storage Tank
W21 Northeastcibolo 1.25 MOD Pump Smtim LS. 5600.000 5108,000 016.000 0150.000 5493,810 01,367,810 Pump Station
W22 Wella Ranch Water Supply Project(1200AF) L.S. $3,155,132 $567,924 00 $252.411 $2,246,138 03,975.466 Pump Statim
^~ Total Cost
Total LUES 527,018,197
9,510
Existing LUES in Water Service Area 3,577
Total LUEs attributable to groath 5933
loiba Impact Fee Calculation 54553.88
5094 Credit 52276.94
Water Impact Fee 52276.94
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CITY OF CIBOLO—IMPACT FEE STUDY
Wastewater System Master Plan
Prepared for:
City of Cibolo
P.O.Box 826
Cibolo,Texas 78108
By:
Espey Consultants,Inc. EC Project No.4030.500
3809 South 2nd St., Suite B-300
Austin,Texas 78704 FINAL—June 25,2008
T(512)326-5659
F(512)326-5723
www.espevconsultants.com
°,`'°a City of Cibolo
Impact Fee Study—Wastewater System Master Plan
Table of Contents
1.0 Introduction 1
1.1 Executive Summary 1
1.2 Abbreviations,Definitions, and Questions about this Document 1
1.3 Description of the Planning Area 2
2.0 Existing Wastewater System 4
2.1 Relationship to Other Entities 4
2.2 Wastewater Collection System 4
2.3 Existing Lift Stations 4
2.4 Determination of Existing Flows 4
2.5 Determination of Number of Living Unit Equivalencies 5
3.0 Existing System Hydraulic Analysis 5
3.1 Analysis Technique 5
3.1.1 Method of Analysis 5
3.1.2 System Model and Flow Allocation 5
3.1.3 Planning and Design Criteria 6
3.1.4 Computer Model Correlation 6
3.2 System Analysis 6
4.0 10-year Capital Improvements Plan 7
4.1 Future.Land Use Assumptions 7
4.2 Capital Improvements 8
Table 1 Planning and Design Criteria 6
Table 2 Equivalencies 8
Figure 1 Planning Area 3
Appendix A: Existing System Map
Appendix B: Future Land Use Assumptions
Appendix C: Capital Improvements Summary Table
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Impact Fee Study—Wastewater System Master Plan
1.0 Introduction
1.1 Executive Summary
This report is provided in support of a Capital Improvement Plan, which is necessary to
calculate the 2007 Wastewater Impact Fees. This plan has been developed to meet the
projected wastewater needs for the next 10 years. All wastewater flows are derived from
land use projections provided by the City of Cibolo. The capital improvements criteria for
this evaluation generally apply to gravity lines over .8" diameters, force mains, and lift
stations. No capital improvement costs are associated with the treatment plant. These fees
are developed separately by Cibolo Creek Municipal Authority (CCMA) and will be passed
on to all its customers. Cibolo assesses impact fees associated with necessary improvements
to its collection system,which come in addition to CCMA's impact fees.
The City's existing wastewater system was modeled to determine the existing level of
service. There are currently 4,716 Living Unit Equivalents (LUEs) in the City's Wastewater
Service Area. Future land use assumptions were established to guide future system
improvement needs. There will be 27,078 LUEs in the City's Water Service Area by 2017.
Nineteen Capital Improvement Projects totaling $21,353,048 are necessary to accommodate
the 22,362 LUEs attributable to growth. Including eligible finance costs as allowed under
Local Government Code (LGC) §395.012(b) and providing the alternative 50% credit
described under LGC §395.014(7)(B), the impact fee is calculated to be $747.19 per
wastewater service unit.
1.2 Abbreviations,Definitions,and Questions about this Document
This document makes reference to numerous abbreviations which may not be familiar to all
readers. The following guide clarifies many of these abbreviations.
ADWF—Average Dry Weather Flow
CCMA-Cibolo Creek Municipal Authority
CCN—Certificate of Convenience and Necessity
CIP—Capital Improvements Plan
City—City of Cibolo
Committee—Impact Fee Advisory Committee
ETJ—Extraterritorial Jurisdiction
fps—Feet per second(velocity)
gpd—Gallons per day(volume rate)
gpm—Gallons per minute(volume rate)
GVSUD—Green Valley Special Utility District
I/I—Inflow and Infiltration
LGC—Local Government Code
LUE—Living Unit Equivalent
MG—Million gallons(volume)
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Impact Fee.Study—Wastewater System Master Plan
MGD—Million gallons per day(volume rate)
MH Manhole
PDWF—Peak Dry Weather Flow
PF—Peaking Factor
psi—Pounds per square inch(pressure)
PVC—Polyvinylchloride material
TCEQ—Texas Commission on Environmental Quality
Any readers with specific questions may direct them to the City Manager at(210)658-9900.
1.3 Description of the Planning Area
For the purposes of this study, the planning area is defined by the City's Certificate of
Convenience and Necessity (CCN). This is the city's wastewater service area. This area is
defined by jurisdictional and geographic considerations, existing water service, and practical
limitations of service. The planning area encompasses an area of 10,314 acres (16.1 square
miles).
The adjacent areas receive wastewater service from City of Schertz and Green Valley Special
Utility District (GVSUD). Portions of the. City's corporate limits and ETJ are served by
GVSUD. Properties within the GVSUD service area are not subject to impact fees assessed
by the City of Cibolo. Figure 1 shows the location of the CCN and Planning Area.
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Impact Fee Study–Wastewater System Master Plan
Figure 1 Planning Area
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3 FINAL–06/24/08
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Impact Fee Study—Wastewater System Master Plan
2.0 Existing Wastewater System
The purpose of this chapter is to provide a description of the existing capital improvements
within the service area and the costs to upgrade, update, improve, expand, or replace the
improvements to meet existing needs and usage and stricter safety, efficiency, environmental or
regulatory standards. In addition, this chapter provides an analysis of the total capacity, level of
current usage,and commitments for usage of capacity of the existing capital improvements.
2.1 Relationship to Other Entities
As indicated previously, the City of Cibolo does not provide treatment services for
wastewater. This function is provided in an agreement with Cibolo Creek Municipal
Authority (CCMA), which owns and operates the regional wastewater treatment facility.
City of Cibolo wastewater flows to the CCMA treatment plant via two routes. One is the
Loop 539 lift station, which is located inside the city limits and pumps the effluent to the
CCMA regional plant. The other is through wastewater lines that generally flow west through
the City of Schertz. Since the City does not operate the CCMA treatment plant, the
wastewater infrastructure evaluated in this plan are the major collection lines and lift stations
that transport all flows to. the Loop 539 lift station. No capital improvements were
considered for the portion of the network that flows through the City of Schertz, since this
portion of the City is built-out. Also, the Capital Improvements Plan (CIP) does not include
any over-sizing to serve areas outside of the Planning Area.
2.2 Wastewater Collection System
The existing collection system consists of 6"-24" diameter pipes. Most of these are PVC,
however, some.of the older pipes and service laterals are concrete or clay. Replacement of
these lines is not an eligible impact fee expenditure, and will have to be replaced orrepaired
as a maintenance project. Appendix A is a map of the existing collection system. Although
the system contains pipes less than 8" diameter, only those lines greater than 8" were
evaluated. -
2.3 Existing Lift Stations
The City currently owns and operates two lift stations (Willowbridge and Cibolo Vista).
Each station.is sufficient to serve the existing area flowing into each, as they were sized to
accommodate the developments that they serve. The Loop 539 lift station is owned and
operated by CCMA.
2.4 Determination of Existing Flows
Flows are not metered at any point in Cibolo's collection system. CCMA charges a
treatment fee based upon water use data. It is not possible to evaluate winter averages to
determine wastewater flow, because the City of Cibolo's water service area is not
coterminous with its wastewater service area (recall that portions of the City are served by
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Green Valley SUD). Therefore, the existing flow rate per living unit equivalency (LUE)
must be estimated based on the water consumption rate per LUE. The Water System Impact
Fee Study—Master Plan was prepared at the same time as this study, and derived 361 gallons
per day per LUE.
Based on an evaluation of seasonal water use patterns, the wastewater flow per LUE was
determined by using 75% of the water demand rate per LUE (361 gallons per day), and is
calculated to be 271 gallons per day per LUE:
361 gpd/LUE x 0.75 =271 gpd/LUE
2.5 Determination of Number of Living Unit Equivalencies
Within the City of Cibolo's wastewater service area,there are 4,716 existing wastewater
customers. Therefore,there are currently 4,716 LUEs within the City's service area.
3.0 Existing System Hydraulic Analysis
In order to determine the improvements required to meet existing needs, a hydraulic analysis was
performed.
3.1 Analysis Technique
3.1.1 Method of Analysis
A computer hydraulic model (InfoWorks) was developed to assess the capacity of the
City's collection system. InfoWorks software is a GIS-based platform that incorporates
standard engineering algorithms and d enables time-series flow data to assess capacities
and restrictions.
3.1.2 System Model and Flow Allocation
The existing collection system was imported into the hydraulic modeling software.
Pipelines with diameters smaller than 8" were not modeled. Existing wastewater flows
were calculated according to the flow rate per LUE (see section 2.4), and allocated to
different nodes in the system based on known flow patterns and land use.1 Platted lots
were assumed to be occupied for the purposes of flow allocation, since they represent a
commitment to current capacity. A free outfall at the Loop 539 lift station wet well was
assumed.2
'Nodes are points within the network,such as junctions or manholes. In some instances these nodes mark the point
that flows are introduced into the network.
2 The free outfall assumption means that the wet well of the lift station is sufficiently sized such that the level in the
wet well never exceeds the incoming flowlines of the wastewater mains,creating a tailwater condition at the pipe
outfall.
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3.1.3 Planning and Design Criteria
The design criteria utilized in the model were developed from state standards, known
existing system characteristics, and generally accepted engineering principles. The
criteria are summarized in the following table:
Table 1 Planning and Design Criteria
Criteria WEDM
Person/LUE 2.8
Average Dry Weather Flow ADWF=70 gallons/person
Peaking Factor(PF) PF=
[18+.J0.0206xADWF]
[4+.J0.0206xADWF]
Peak Dry Weather Flow PDWF=ADWF x PF
(PDWF)
Inflow and Infiltration
750 gallons/acre
Peak Wet Weather Flow
PWWF=(PDWF)+I/I
(PWWF)
Gravity Pipe Capacity [85%of Pipe Flowing Full] .85 x PWWF
Mannings n n=0.013
Gravity Pipe Velocity Min Velocity=2 fps
Force Main Velocity Range Min Velocity=3 fps
Max Velocity=8 fps
Living Unit Equivalent 1 LUE=271 gpd
Manhole Spacing 1MH/300 feet
3.1.4 Computer Model Correlation
The modeled system was not calibrated as flows have not been metered.
3.2 System Analysis
The existing system was analyzed. Some areas of restriction were noticed in peak wet
weather scenarios; however the impact was limited to surcharge in manholes and no
overflows were indicated. Therefore,the existing system is adequate to serve the existing
population. This is consistent with observations and reports by operation personnel and
City staff.
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4.0 10-year Capital Improvements Plan
The purpose of this section is to provide a description of the capital improvements and their costs
necessitated by and attributable to new development in the service area over the next ten years.
This section also defines the specific quantity of wastewater flow for a service unit and provides
an equivalency table establishing the ratio of a service unit to various types of land uses,
including residential, commercial,and industrial.
4.1 Future Land Use Assumptions
Future demands to the wastewater system are determined by future land use assumptions. These
assumptions were defined in workshops with City Staff, the Impact Fee Advisory Committee,
the Planning and Zoning Commission and the City Council. The intent of the workshop
exercises was to evaluate the entire city's planning area (which extends beyond the wastewater
service area) and determine the most likely, balanced and orderly land use pattern for the period
2007-2017. The anticipated growth pattern of the city, in terms of the location,use, and intensity
of the use, is based upon the following considerations:
• Average annual residential building permit growth of 14%for the period 2003-20073
• Average annual sales tax revenue growth of 31%for the period 2003-20074
• Population projections of the 2005 Master Plans
• Trend of higher consumer expenditures per household closer to Cibolo's center, relative
to greater distances from the city's center6
• Retail and commercial uses are anticipated along state highways and major intersections;
in response to the population growth and anticipated demand for services.
• The city's largest private employers have announced plans to expand their operations and
hire additional workforce.
• The availability of utilities and regional transportation infrastructure.
• The location of floodplains,railroads and similar constraints.
• The application of prudent land use planning principles, such as the transition of use
intensity and the creation of a center of high activity.
Residential and non-residential land use classifications are indicated as follows on the attached
copy of the Future Land Use Assumptions Map (Appendix B). Residential uses indicate the
future density in terms of dwelling units per acre or DUA. The land use classifications include:
cluster residential (0-2 DUA), single-family residential (2-4.5 DUA), attached residential (6-12
DUA), mixed use (6-16 DUA), institutional, commercial, industrial, and park/open
3 Source: Building Inspections Department,City of Cibolo
4 Source: Allocation Historical Summary,Texas Comptroller of Public Accounts,
http://ecpa.cpa.state.tx.us/allocation/AllocHist.jsp
5 The adopted Master Plan presents several scenarios for growth. The city's population growth as estimated by
Census and building permits,is currently following Scenario'C',which forecasts a population of 28,537 by 2015.
This scenario represents an average annual growth rate of 24.9%. Source: Figure 2—Population Projections,City
of Cibolo Master Plan,2004.
6 Source: SitesUSA,Census-based Demographic Profile prepared for City of Cibolo,September 2007,page 9.
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space/preserve. Since the Future Land Use Assumptions serve as a policy document(the Future
Land Use Plan), the map initially describes a build-out scenario. However, for the purposes of
impact fee calculation, the Future Land Use Assumptions must reflect the estimated level of
growth in the planning area within the statutory ten-year planning horizon.8 To this end, a
probability overlay exercise was undertaken in which each planning subarea was assigned a
"probability of development" value (between 0.0 and 1.0). These values act as a coefficient to
provide a weighted estimate of future demand at the end of the planning horizon, thereby
avoiding an overestimation of future flow and resultant facilities.
Future land use equivalencies for service units follow:
Table 2 Equivalencies
Land Use Equivalency Table
Land Use Classification LUE Conversion
Single-Family/Cluster 1 Dwelling Unit=1 LUE
Attached Residential 1 Dwelling Unit=0.7 LUE
Commercial' 1 LUE/1660 sf floor area
Industrial 1 LUE/4000 sf floor area
Institutional' 2.5 LUE/acre
Mixed Use' 50%Commercial/Retail/Office
30%Residential
20%Institutional/Public/Civic
Notes:
1) Commercial development assumes 20%available land area is building area
2) Institutional use ratio is consistent with other direct methods
3) Mixed use assumes ratio identified in Table 20,City of Cibolo Master Plan
Flows are forecast for each area by assuming 271 gallons per day per LUE, consistent with the
existing system flow rate assumption. The existing system serves 4,716 LUEs. The total
number of projected LUEs in the City's service area by 2017 is 27,222. The total number of
projected LUEs necessitated by and attributable to new development is 22,506. In order to serve
these additional units, capital improvements are necessary.
4.2 Capital Improvements
Improvement alternatives were placed into the hydraulic model to determine the minimum
requirements to serve the projected demands for service.. Wastewater lines serving future areas
of development were sized and located in natural drainage ways and along alignments of future
roadways shown in the City's Future Thoroughfare Plan.
The table included as Appendix C describes the type of improvements required and associated
costs as allowed under Local Government Code (LGC) §395.012, to meet the City of Cibolo's
'Cluster residential development is characterized by denser areas of development and larger areas of set-aside open
space,resulting in a low,overall average density. Attached residential development is characterized by narrow lots
and often zero side yard setbacks,such as townhomes,garden homes,patio homes,etc.
B Texas Local Government Code§395.001(5).
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4 ; Impact Fee Study—Wastewater System Master Plan
anticipated growth until 2017. It is anticipated that these projects will be implemented according
to most immediate need, and will become part of the City's 5-year Capital Improvements
Program(CIP)as prioritized by the CIP Committee and City Council.
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Impact Fee Study— Wastewater System Master Plan
Appendix A
Existing System Map
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,•epi =- ------ EXISTING WASTEWATER SYSTEM MAP
Environmental&Fngncer ngSe vices
Feet CIP AND IMPACT FEE STUDY
September2007 CIBOLO,TEXAS PROJECT#4030.50D
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City of Cibolo
Impact Fee Study— Wastewater System Master Plan
Appendix B
Future Land Use Assumptions
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Ii;Espey Consultants,Inc. FUTURE WASTEWATER SYSTEM MAP
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CIP AND IMPACT FEE STUDY
Feet I SEPTEMBER 2007 CIBOLO,TEXAS PROJECT M030500
SY01.10306W OPe.gg191.NO1060Yrn_Fay._NW_*Mom_M4.rt.
City of Cibolo
Impact Fee Study—Wastewater System Master Plan
Appendix C
Capital Improvements Summary Table
P•lactive14030.500CIPStudylrptftnallwastewatersystemplan080624.doc C FINAL—06/24/08
( 1
Impact Fee Study June 24,2008 City of Cibolo
CITY OF CIBOLO
Wastewater Capital Improvment Projects
Length(LF) Engineering/ Finance Costs
(or other specified ROW/Easement Surveying/ allowable under
Project Number Location/Description Improvement Type quantity) Construction Cost Contingency Acquisition Permitting costs LGC§395 Total Costs
WW1 Town Creek Parallel Interceptor 30"Gravity Main 5,600 $911,400 $164,052 $23,140 $227,850 $749,440 $2,075,883
WW2 Tow]Creek West Parallel 30"Gravity Main 5,950 $968,363 $174,305 $24,587 $242,091 $796,280 $2,205,625
WW3 Town Creek West from Beata to GV Road 24"Gravity Maio 3,500 $551,250 $99,225 $14,463 $137,813 $453,554 $1,256,304
WW4 Dean Road to Willowbridge 21"Gravity Main 4,500 $685,125 $123,323 $18,595 $171,281 $564,053 $1,562,377
WW5 Green Valley Road West 18"Gravity Main 2,400 $362,880 $65,318 $9,917 $90,720 $298,792 $827,628
WW6 Green Valley Road East 18"Gravity Main 1,100 $161,700 $29,106 $4,545 $40,425 $133,214 $368,990
W W7 Town Creek East Fork(Weidner to GV) 15"Gravity Main 4,850 $724,590 $130,426 $20,041 $181,148 $596,756 $1,652,961
WW8 North Side FM 78 30"Gravity Main 3,600 $585,900 $105,462 $14,876 $146,475 $481,783 $1,334,496
WW9 Country Lane Force Main 6"Force Main 4,800 $378,000 $68,040 $19,835 $94,500 $316,612 $876,986
W W IO East System Lift Station(Country Lu at Tolle Rd) Lift Station 1.14 MGD $672,000 $120,960 $9,000 $168,000 $548,027 $1,517,987
WWII East System Gravity Main 21"Gravity Main 7,600 $1,157,100 $208,278 $31,405 $289,275 $952,623 $2,638,681
W W I2 Aqua Vista Force Main re-route 15"Gravity Main 600 $89,640 $16,135 $2,479 $22,410 $73,825 $204,490
W W I3 Southwest System Main(Schaffer Rd.to Lower Seguin Rd.) 21"Gravity Main 10,500 $1,598,625 $287,753 $43,388 $399,656 $1,316,124 $3,645,546
W W 14A Lift Station at Lower Seguin Rd and Cibolo Creek Lift Station 1.4 MGD/2.4 MGD $787,500 $141,750 $9,000 $196,875 $641,346 $1,776,471
W W I4B Force Main parallel to Southwest System Main 8"Force Main 12,500 $1,181,250 $212,625 $25,826 $295,313 $968,983 $2,683,997
W W 15 Bison Ridge Lift Station improvemeats(CoC Portion) Wet well and pumps Additional 0.5 MGD $288,750 $51,975 $4,500 $72,188 $235,838 $653,251
WW15A Schaffer Rd.East 8"Gravity Main 1,320 $193,600 $34,848 $5,455 $48,400 $159,501 $441,803
W W 15B Hackervilie East 15"Gravity Main 1,800 $268,920 $48,406 $7,438 $67,230 $221,476 $613,470
WW I5C Arizpe Rd.East 15"Gravity Main 1,680 $250,992 $45,179 $6,942 $62,748 $206,711 $572,572
W W I5D Lower Seguin East 15"Gravity Main 2,040 $304,776 $54,860 $8,430 $76,194 $251,007 $695,266
WW 16 Town Creek Fork East(Rustic Tr.) 8"Gravity Main 3,600 $504,000 $90,720 $14,876 $126,000 $415,612 $1,151,208
W W I7 East GravityMain Eastern Extension near Pierson Ln 8"Gravity Main 3,840 $537,600 $96,768 $15,868 $134,400 $443,319 $1,227,955
W W I8 Country lace Gravity Line 8"Gravity Main 2,880 $403,200 $72,576 $11,901 $100,800 $332,489 $920,966
W W I9 South Side FM 78 across Hackerville to Arirpe Rd. 15-24"Gravity Main 7,000 $1,102,500 $198,450 $28,926 $275,625 $907,108 $2,512,608
Total Cost $33,417,521
Total LUEs 27,078
Existing LUEs in wastewater service area 4,716
Total LUEs attributable to growth 22,362
Initial Impact Fee Calculation $1,494
50%Credit $747.19
Wastewater Impact Fee $747.19
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