0657-DORDINANCE NO. 657-D
AN ORDINANCE REVISING IMPACT FEES ON NEW LAND
DEVELOPMENT IN THE CITY OF SOUTHLAKE, TEXAS FOR WATER,
WASTEWATER AND ROADWAY FACILITIES NECESSITATED BY
SUCH NEW DEVELOPMENT; ADOPTING REVISED LAND USE
ASSUMPTIONS FOR THE CITY; ADOPTING REVISED CAPITAL
IMPROVEMENTS PLANS FOR WATER, WASTEWATER AND
ROADWAY IMPROVEMENTS; PROVIDING FOR THE ASSESSMENT,
PAYMENT AND TIME OF PAYMENT OF WATER, WASTEWATER
AND ROADWAY IMPACT FEES; PROVIDING FOR REVIEW OF
WATER, WASTEWATER AND ROADWAY IMPACT FEES AND THE FEE
SCHEDULES; PROVIDING FOR THE PLACEMENT OF REVENUE
COLLECTED FROM WATER, WASTEWATER AND ROADWAY
IMPACT FEES INTO WATER AND WASTEWATER FACILITIES
IMPACT FEE ACCOUNTS AND ROADWAY IMPACT FEE ACCOUNTS
ESTABLISHED FOR THOSE PURPOSES; PROVIDING FOR OFFSETS
AND CREDITS; PROVIDING FOR REFUNDS OF UNEXPENDED FUNDS;
PROVIDING FOR USE OF FUNDS DERIVED FROM WATER,
WASTEWATER AND ROADWAY IMPACT FEES; PROVIDING THAT
IMPACT FEES MAY BE PLEDGED TOWARD PAYMENT OF BOND
ISSUES AND SIMILAR DEBT INSTRUMENTS; PROVIDING THAT THIS
ORDINANCE SHALL BE CUMULATIVE OF ALL ORDINANCES;
PROVIDING A SEVERABILITY CLAUSE; PROVIDING FOR NOTICE
OF PUBLIC HEARING; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City of Southlake is a home rule city acting under its charter adopted by the
electorate pursuant to Article XI, Section 5 of the Texas Constitution and Chapter 9 of the Local
Government Code; and
WHEREAS, the City of Southlake is responsible for and committed to the provision of public
facilities and services at levels necessary to cure any existing public service deficiencies in already
developed areas; and
WHEREAS, such facilities and service levels are provided by the City utilizing funds allocated
in capital budgets and capital improvement plans adopted by the City and relying upon the funding
sources indicated therein; and
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WHEREAS, new residential and nonresidential development causes and imposes increased
demands upon City public facilities and services, including water, wastewater and roadway facilities that
would not otherwise occur; and
WHEREAS, planning and zoning projections indicate that such development will continue and will
place ever-increasing demands on the City to provide necessary public facilities; and
WHEREAS, the development potential and property values of properties is strongly influenced
and encouraged by City policy as expressed in the Comprehensive Land Use Plan and as implemented
via the City's zoning ordinance and map; and
WHEREAS, to the extent that such new development places demands upon the public facility
infrastructure, the City Council has determined that those demands should be satisfied by shifting the
responsibility for financing the provision of such facilities from the public at large to the developments
actually creating the demands for them; and
WHEREAS, the amount of the impact fee to be imposed shall be determined by the cost of the
additional public facilities needed to support such development, which public facilities are identified in
a capital improvements plan approved by the City, and
WHEREAS, the City Council, after careful consideration of the matter, hereby finds and
declares that impact fees imposed upon new residential and nonresidential development to finance specified
major public facilities in designated service areas, the demand for which is created by such development,
are in the best interests of the general welfare of the City and its residents, are equitable, and do not
impose an unfair burden on such development; and
WHEREAS, pursuant to the authority granted in its charter and Chapter 395 of the Texas Local
Government Code, the City of Southlake has previously adopted water, wastewater and roadway impact
fees to offset the cost of providing these public facilities; and
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WHEREAS, the City Council now desires to update its Land Use Assumptions and Capital
Improvements Plan and amend its impact fees in accordance with the provisions of its charter and
Chapter 395; and
WHEREAS, the City Council finds that the City has complied with said statute in the notice,
adoption, promulgation and methodology necessary to adopt and amend its impact fees.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
SOUTHLAKE, TEXAS.
SECTION 1
SHORT TITLE
This Ordinance shall be known and cited as the Water. Wastewater and Roadway Impact Fee
Ordinance.
SECTION 2
INTENT
This Ordinance is intended to impose water, wastewater and roadway impact fees, as established
in this Ordinance. in order to finance public facilities, the demand for which is generated by new
development in the designated service area or areas.
SECTION 3
AUTHORITY
The City is authorized to enact this Ordinance by Chapter 395 of the Texas Local Government Code,
as amended, ("Chapter 395") and by the Southlake City Charter which authorize it to enact or impose
impact fees on land within its corporate boundaries or extraterritorial jurisdiction, or on land owned by
persons with whom it has a water or wastewater service contract, as charges or assessments imposed
against new development in order to generate revenue for finding or recouping the costs of capital
improvements or facility expansions necessitated by and attributable to such new development. The
provisions of this Ordinance shall not be construed to limit the power of the City to adopt such
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ordinance pursuant to any other source of local authority, nor to utilize any other methods or powers
otherwise available for accomplishing the purposes set forth herein, either in substitution of or in
conjunction with this Ordinance. Guidelines may be developed by resolution or otherwise to implement
and administer this Ordinance.
SECTION 4
DEFINITIONS
As applied in this Ordinance, the following words and terms shall be used:
(1) Assessment - The determination of the amount of the maximum impact fee per service
unit which can be imposed on new development pursuant to this Ordinance.
(2) Building Permit - Written permission issued by the City for the construction, repair,
alteration or addition to a structure.
(3) Capital Construction Cost of Service - Costs of constructing capital improvements or
facility expansions, including and limited to the construction contract price, surveying and
engineering fees, land acquisition costs (including land purchases, court awards and
costs, attorney's fees, and expert witness fees), interest charges and other finance costs
for bonds, notes or other obligations issued to finance capital improvements identified in
the Capital Improvements Plan, and the fees actually paid or contracted to be paid to an
independent qualified engineer or financial consultant preparing or updating the Capital
Improvements Plan who is not an employee of the City.
(4) Capital Improvement - Any of the following facilities that have a life expectancy of
three or more years and are owned and operated by or on behalf of a political
subdivision:
(a) water supply, treatment, and distribution facilities; wastewater collection and
treatment facilities; and storm water, drainage, and flood control facilities; whether
or not they are located within the service area; and
(b) roadway facilities.
(5) Capital Improvements Advisory Committee (Advisory Committee) - The advisory
committee appointed by the City Council, consisting of at least five members, not less
than 40 percent of which shall be representatives of the real estate, development, or
building industries who are not employees of the City, and, if impact fees are to be
applied within the extraterritorial jurisdiction of the City, including one member
representing the extraterritorial jurisdiction; or consisting of the Planning and Zoning
Commission, including one regular or ad hoc member who is not an employee of the City
and which is representative of the real estate, development, or building industry, and, if
impact fees are to be applied within the extraterritorial jurisdiction of the City, one
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representative of the extraterritorial jurisdiction area, which committee is appointed to
regularly review and update the Capital Improvements Plan, file semiannual reports, and
advise the City of the need to update impact fees in accordance with the requirements of
Chapter 395.
(6) Capital Improvements Plan (CIP) - The plan or plans adopted in Section 9 of this
Ordinance which identify water, wastewater, and roadway capital improvements or
facility expansions pursuant to which impact fees may be assessed . The Capital
Improvements Plan may be composed of separate Water and Wastewater Capital
Improvements Plan and a Roadway Capital Improvements Plan.
(7) City - City of Southlake, Texas.
(8) City Council (Council) - Governing body of the City of Southlake.
(9) Commercial Development - For the purposes of this Ordinance, all development which
is neither residential nor industrial.
(10) Comprehensive Plan (Master Plan) - The comprehensive long-range plan, adopted by
the City Council, which is intended to guide the growth and development of the City
which includes analysis, recommendations and proposals for the City regarding such
topics as population, economy, housing, transportation, community facilities and land use.
(l 1) Credit - The amount of the reduction of an impact fee for fees, payments or charges for the
same type of capital improvements for which the fee has been assessed.
(12) Existing Development - All development within a service area which has a water or
wastewater tap on the City's water or wastewater system, or which has access to the
City's roadway system as of the date of the adoption of this Ordinance.
(13) Facility Expansion - The expansion of the capacity of an existing facility which serves
the same function as an otherwise necessary new capital improvement in order that the
existing facility may serve new development. Facility expansion does not include the
repair, maintenance, modernization, or expansion of an existing facility to better serve
existing development.
(14) Final Plat - The map, drawing or chart meeting the requirements of the City's Subdivision
Ordinance on which is provided a subdivider's plan of a subdivision, and which has received
final approval by the Planning and Zoning Commission or City Council and which is
recorded with the office of the County Clerk.
(15) Growth -Related Costs - Capital construction costs of service related to providing
additional service units to new development, either from excess capacity in existing
facilities, from facility expansions or from new capital facilities. Growth -related costs do
not include:
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(a) Construction, acquisition, or expansion of public facilities or assets other than
capital improvements or facility expansions identified in the capital improvements
plan;
(b) Repair, operation, or maintenance of existing or new capital improvements or
facility expansions;
(c) Upgrading, u p d a t i n g, expanding, or replacing existing capital improvements to
serve existing development in order to meet stricter safety, efficiency,
environmental, or regulatory standards;
(d) Upgrading, updating, expanding, or replacing existing capital improvements to
provide better service to existing development;
(e) Administrative and operating costs of the City; and
(f) Principal payments and interest or other finance charges on bonds or other
indebtedness, except for such payments for growth -related facilities contained in
the Capital Improvements Plan.
(16) Impact Fees - Fee to be imposed upon new development, calculated based upon the
costs of facilities in proportion to development creating the need for such facilities. Impact
fees do not include dedication of land for public parks or payment in lieu of the dedication
to serve park needs; dedication of rights -of -way or easements, or construction or
dedication of site -related water distribution or wastewater collection facilities or internal
roadways required by other ordinances of the City Code; or lot or acreage fees placed in
trust funds for the purpose of reimbursing developers for oversizing or constructing water
or wastewater mains or lines; or participation fees charged as part of the City 's
Neighborhood Sewer Program.
(17) Industrial Development - Development which will be assigned to the industrial customer
class of the water or wastewater utilities; generally development in which goods are
manufactured, or development which is ancillary to such manufacturing activity.
(18) Land Use Assumptions - Description of the service area and projections of changes in land
uses, densities, intensities, and population therein over at least a 10-year period, adopted
by the City, as may be amended from time to time, upon which the Capital
Improvements Plan is based.
(19) Service Unit Equivalent (SUE) - Basis for establishing equivalency among and within
various customer classes and land uses. For water and wastewater uses, a SUE is based
upon the relationship of the continuous daily maximum flow rate in gallons per minute
for a water meter of a given size and type compared to the continuous daily maximum flow
rate in gallons per minute for a 1" diameter simple water meter, using American Water
Works Association C700-09 and C-702-10 standards. The table of equivalencies for water
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and wastewater showing the determination of SUE's based on meter size is included in
Exhibit D-1.
(20) New Development - The subdivision of land; or the construction, reconstruction,
redevelopment, conversion, structural alteration, relocation, or enlargement of any
structure; or any use or extension of the use of land; any of which increases the
number of service units for water, wastewater or roadway services or requires the
purchase of a new water or wastewater tap. New development includes the purchase of a
water tap resulting from the conversion of an individual well to the City's water utility
and includes the purchase of a wastewater tap resulting from the conversion of an
individual septic or other individual waste disposal system to the City's wastewater
utility.
(21) Offset - The amount of the reduction of an impact fee designed to fairly reflect the SUE
of system -related facilities, pursuant to miles herein established or administrative
guidelines, provided and funded by a developer pursuant to the City's subdivision
regulations or requirements.
(22) Public Works Director - Public Works Director of the City of Southlake, or his designee.
(23) Residential Development - A lot developed for use and occupancy as a residence or
residences, according to the City's zoning ordinance.
(24) Roadway Facility - Improvement for providing roadway service including, but not
limited to, pavement, right-of-way, drainage and traffic control devices. Roadway facility
excludes roadways which are constructed by developers, the costs of which are reimbursed
from charges paid by subsequent users of the facilities. Roadway facilities also exclude
dedication of rights -of -way or easements or construction or dedication of off -site
roadways required by valid ordinances of the City of Southlake and necessitated by and
attributable to the new development.
(25) Roadway Facility Expansion - Expansion of the capacity of any existing roadway
improvement for the purpose of serving new development, not including the repair,
maintenance, modernization or expansion of the existing roadway facility to serve existing
development.
(26) Roadway Improvement Plan - Portion of the Capital Improvements Plan, as may be
amended from time to time, which identifies the roadway facilities or roadway
expansions and their associated costs which are necessitated by and attributable to new
development, and for a period not to exceed ten (10) years, and which are to be financed
in whole or in part through the imposition of roadway impact fees pursuant to this
Ordinance.
(27) Service Area - A n area defined in this Ordinance within the corporate boundaries of the
City for roadway facilities or with the corporate boundaries or extraterritorial jurisdiction of
the City or other areas served by the City for water and wastewater facilities to be
served by the capital improvements or facility expansions specified in the Capital
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Improvements Plan applicable to the service area. The Service Area for Water and
Wastewater Impact Fees is set forth in Exhibit A-1. The Service Areas for Roadway
Impact Fees are set forth in Exhibit A-2.
(28) Service Unit - Standardized measure of consumption, use, generation, or discharge
attributable to an individual unit of development calculated in accordance with generally
accepted engineering or planning standards for a particular category of capital
improvements or facility expansions. Service units for water and wastewater impact fees
are expressed in Service Unit Equivalents (SUE's). Service units for roadway impact fees
are expressed in vehicle -miles per development unit.
(29) Site -related Facility - Improvement or facility which is for the primary use or benefit of a
new development and/or which is for the primary purpose of safe and adequate provision
of water or wastewater facilities to serve the new development, and which is not included
in the Capital Improvements Plan, and for which the developer or property owner is
solely responsible under subdivision and other applicable regulations.
(30) System -related Facility - A capital improvement or facility expansion which is designated
in the Capital Improvements Plan and which is not a site -related facility. A system -related
facility may include a capital improvement which is located offsite, within or on the
perimeter of the development site.
(31) Tap Purchase - The filing with the City of a written application for a water or wastewater
tap and the acceptance of applicable fees by the City. The term "tap purchase" shall not
be applicable to a meter purchased for and exclusively dedicated to fire protection.
(32) Wastewater Facility - Improvement for providing wastewater service, including, but not
limited to, treatment facilities, lift stations, or interceptor mains and necessary land or
easements therefor. Wastewater facility excludes wastewater collection lines or mains
which are constructed by developers, the costs of which are reimbursed from charges
paid by subsequent users of the facilities and which are maintained in dedicated funds.
Wastewater facilities also exclude dedication of rights -of -way or easements or
construction or dedication of on -site wastewater collection facilities required by valid
ordinances of the City and necessitated by and attributable to the new development.
(33) Wastewater Facility Expansion - Expansion of the capacity of any exlstmg wastewater
facility for the purpose of serving new development, not including the repair,
maintenance, modernization or expansion of an existing wastewater facility to serve
existing development.
(34) Wastewater Improvement Plan - Portion of the Capital Improvements Plan, as may be
amended from time to time, which identifies the wastewater facilities or wastewater
expansions and their associated costs which are necessitated by and attributable to new
development, and for a period not to exceed ten (10) years, and which are to be
financed in whole or in part through the imposition of wastewater impact fees pursuant to
this Ordinance.
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(35) Water Facility - Improvement for providing water service, including, but not limited to,
water supply facilities, treatment facilities, pumping facilities, storage facilities, or
transmission mains and necessary land or easements therefor. Water facility excludes
water lines or mains which are constructed by developers, the costs of which are
reimbursed from charges paid by subsequent users of the facilities and which are
maintained in dedicated trusts. Water facilities also exclude dedication of rights -of -way or
easements or construction or dedication of on -site water distribution facilities required by
valid ordinances of the City and necessitated by and attributable to the new
development.
(36) Water Facility Expansion - Expansion of the capacity of any exlstmg water facility for the
purpose of serving new development, not including the repair, maintenance, modernization
or expansion of an existing water facility to serve existing development.
(37) Water Improvement Plan - Portion of the Capital Improvements Plan, as may be
amended from time to time, which identifies the water facilities or water expansions and
their associated costs which are necessitated by and attributable to new development, and
for a period not to exceed ten (10) years, and which are to be financed in whole or in
part through the imposition of water impact fees pursuant to this Ordinance.
(38) Vehicle -Mile - A unit used to express both supply and demand provided by, and placed
on, the roadway system. A combination of the number of vehicles travelling during a given
time period and the distance in which these vehicles travel in miles.
SECTION 5
APPLICABILITY OF IMPACT FEES
A. This Ordinance shall be uniformly applicable to new development which occurs within the
corporate limits of the city and its extraterritorial jurisdiction, and other areas served by the City's water and
wastewater facilities.
B. No new development shall be exempt from the assessment of impact fees as defined in this
Ordinance except as provided by state law. The payment of impact fees applicable to a school district shall
be subject to the district's consent through a contract between the City and the district.
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SECTION 6
IMPACT FEES AS CONDITIONS OF DEVELOPMENT APPROVAL
No application for new development shall be approved within the City without assessment of impact
fees pursuant to this Ordinance, and no water and wastewater tap shall be issued and no building permit
shall be issued unless the applicant has paid the applicable impact fees imposed by and calculated
hereunder.
SECTION 7
ESTABLISHMENT OF WATER AND
WASTEWATER SERVICE AREA AND ROADWAY SERVICE AREAS
A. There is hereby established a Water and Wastewater Impact Fees Service Area as depicted
on Exhibit A-1 attached to this Ordinance.
B. There are hereby established Roadway Impact Fees Service Areas as depicted on
Exhibit A-2 attached to this Ordinance.
C. The service areas shall be established consistent with any facility service area defined in the
Capital Improvements Plans for each utility or facility. Additions or revisions to the service areas may be
approved by the City Council consistent with the procedures set forth in Chapter 395.
SECTION 8
LAND USE ASSUMPTIONS
The Land Use Assumptions used in the development of the impact fees, attached as Exhibit- B to
this Ordinance, are hereby adopted.These assumptions may be revised by the City Council according to
the procedures set forth in Chapter 395.
SECTION 9
CAPITAL IMPROVEMENTS PLANS
A. The Water and Wastewater Capital Improvements Plan attached as Exhibit C-1 to this
Ordinance is hereby adopted.
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B. The Roadway Capital Improvements Plan attached as Exhibit C-2 to this Ordinance is hereby
adopted.
C. The Water and Wastewater Capital Improvements Plan and Roadway Capital
Improvements Plan may be amended by the City Council from time to time, pursuant to the procedures
set forth in Chapter 395.
SECTION 10
SERVICE UNITS
A. Service units are established in accordance with generally accepted engineering and
planning standards. Service units for water and wastewater impact fees are expressed in Service Unit
Equivalents (SUE's). Service units for roadway impact fees are expressed in vehicle -miles per development
unit.
B. The City Council may revise the service units designation from time to time according to the
procedures set forth in Chapter 395.
C. Water and Wastewater Service Units. Service units for water and wastewater fees
shall be calculated based on Service Unit Equivalents as determined by the size and type of the water
meter(s) for the development. The meter types used to calculate the number of SUE's shall be either
simple, compound or turbine meters,
1. The Service Unit Equivalents used for the calculation of water and wastewater
impact fees are set forth in the Table of Equivalencies - Water and Wastewater attached as Exhibit D-I
to this Ordinance.
2. If the Public Works Director determines that the water pressure in the City's
transmission main is significantly higher or lower than standard pressure such that the size of the water
meter is not indicative of actual service demand, the Public Works Director may adjust the number of
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SUE's based on a smaller or larger sized meter which more accurately reflects the flow rate and the
system pressure conditions.
3. If a fire demand meter (tap) is purchased for a property, the meter size utilized to
calculate the number of SUE's shall be the dimension of the portion of the fire demand meter which
reflects the meter size which would be required to provide appropriate residential or business service
to the property. This reduced meter size shall then be utilized to calculate the number of SUE's.
4. Upon wastewater tap purchase for residential lots for which no water meter has been
purchased, service units shall be calculated based on a 1" water meter. The calculation of service units
for wastewater tap purchases for other uses of lots shall be based on data submitted by a professional
engineer licensed in the State of Texas, which is reviewed and approved by the Public Works Director.
D. Roadway Service Units. Service units for roadway impact fees will be established based
upon estimated vehicle -miles of demand generated by the development. Vehicle -miles of demand are
determined based upon size and type of development and the service area where the development is
located. The vehicle -mile demand factors used for the calculation of roadway impact fees are set forth in
the Land Use/Vehicle-Mile Equivalency Table attached as Exhibit D-2 to this Ordinance.
E. The Public Works Director or the City Council may approve an alternative calculation of
Service Unit Equivalents or vehicle -miles of demand for a particular development based upon an
engineering report prepared by a qualified professional engineer licensed to perform such engineering
services in the State of Texas which demonstrates that the number of SUE's or vehicle -miles of demand
for the development will be different than shown in Exhibits D-1 or D-2.
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SECTION 11
IMPACT FEES PER SERVICE UNIT
A. Computation. The maximum impact fee per service unit for each service area shall be
computed by dividing the growth -related capital construction cost of service in the service area identified in
the Capital Improvements Plan for that category of capital improvement, by the total number of projected
service units anticipated within the service area which are necessitated by and attributable to new
development, based on the Land Use Assumptions for that service area. The maximum water and
wastewater impact fee per service unit has been calculated as shown in the Maximum Impact Fee
Schedule attached as Exhibit- E to this Ordinance. The maximum roadway impact fee per vehicle -mile
which will be assessed for different uses has been calculated for each service area as shown in
Exhibit- E. The total impact fee assessed per service unit shall be a combination of the water, wastewater
and roadway impact fees. Maximum assessable impact fees in Exhibit-E may be amended by the City
Council according to the procedures set forth in Chapter 395.
B. Collection rate. The amount of impact fees to be collected is set by the City Council
based upon equitable policy considerations. The amount of impact fees to be collected is set forth in
the Impact Fee Collection Schedule by Service Unit for Water, Wastewater and Roadway attached as
Exhibit-F to this Ordinance.
1. The amount of impact fees collected within a development shall be at the rates in
effect in Exhibit F on the date that impact fees are assessed on the property.
2. The total impact fees collected per service unit shall be a combination of the water,
wastewater and roadway impact fees.
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3. Exhibit- F may be amended by ordinance adopted by the City Council from time to
time, provided that the amount of impact fees to be collected shall not exceed the maximum assessable
impact fees set forth in Exhibit- E.
SECTION 12
ASSESSMENT OF IMPACT FEES
A. The impact fees adopted by this ordinance shall go into effect on April 1, 2016. The
approval of any subdivision of land or of any new development on or after April 1, 2016 shall include
as a condition the assessment of the impact fees applicable to such development as set forth in this
ordinance.
B. Assessment of impact fees for any new development shall be at the time of final plat
approval and shall be the impact fee per service unit then in effect, as set forth in Exhibit- E.
1. Where a final plat is approved prior to April 1, 2016, impact fees shall be assessed
at the rate in effect on the date of plat approval.
2. For a development which received final plat approval prior to adoption of impact
fees by the City, or for which no plat approval is required, impact fees shall be assessed on the effective
date of adoption of the impact fees.
3. After a development has been assessed impact fees under this or any prior
ordinances, no new impact fee or increase in any impact fee of the same category shall be assessed against
that development unless:
a. the final plat lapses or expires or a new application for final plat approval
is submitted on the property; or
b. the number of service units to be developed on the property increases.
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4. For purposes of this section, a final plat shall include a plat showing and a plat
revision, but shall not include an amended plat submitted under Section 3.05 of the City's Subdivision
Ordinance.
SECTION 13
CALCULATION OF IMPACT FEES
Following a request for new development, the City shall compute impact fees due for the new
development in the following manner:
1. Water and Wastewater Impact Fees
a. The number of SUE's shall be determined by the size of the water
meter(s) based on the table set forth in Exhibit D-1, or as otherwise determined by the City Council or
Public Works Director as provided in Section 10 of this Ordinance.
b. SUE's shall be summed for all meters purchased for the development.
C. The total number of SUE's shall be multiplied by the impact fee per SUE
(V water meter) set forth in the applicable fee schedule in Exhibit- F,
d. Fee credits and offsets shall be subtracted as determined by the process set
forth in Section 15 of this Ordinance.
2. Roadway Impact Fees
a. The City has been divided into two roadway service areas and for each
service area a specific maximum roadway fee has been calculated. Each service area has a different
maximum assessed roadway impact fee per vehicle -mile as set forth in Exhibit- E. The same number of
vehicle -miles per development unit is used in each service area to calculate the amount of impact fees
assessed.
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b. For collection purposes, roadway impact fees are calculated based upon
equitable considerations applicable to each development unit. The amount of impact fees collected shall
not exceed the maximum assessed roadway impact fees per service area.
C. Exhibit-F shows the roadway impact fee per development unit used for
calculating the amount of impact fee to be collected.
d. Fee credits and offsets shall be subtracted as determined by the process set
forth in Section 15 of this Ordinance.
SECTION 14
COLLECTION OF IMPACT FEES
A. No water or wastewater tap shall be issued until all impact fees, including roadway impact
fees, have been paid to the City except as provided otherwise by agreement.
B. Except as provided below, impact fees shall be collected at the time of the issuance of the
building permit for new development, or if no building permit is required, at the time of water or
wastewater tap purchase.
C. Because fire protection is of critical concern to the community as a whole, water demand
related solely to fire protection is not subject to collection of an impact fee. However, if the fire
protection capacity of the fire demand meter is routinely utilized for regular residential or business
purposes as evidenced by the consumption recorded on the City's meter -reading and billing systems, the
current owner of the property shall be assessed the current impact fees for the fire protection capacity
which has been converted to residential or business use .
D. To avoid the use of fire flow volumes for domestic use, the owner of any property for which
a fire demand meter is purchased shall be required to execute a restrictive covenant on a form approved
by the City Attorney, which shall acknowledge the right of the City to assess such fees to subsequent
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owners of the property. This covenant shall be executed prior to the purchase of the fire demand meter
and shall be filed in the deed records of the County.
E. The City may provide for a different date of fee collection under any of the following
circumstances:
The City may collect impact fees at the time of platting for any development which
will utilize capital improvements which are subject to pro rata reimbursement.
2. The City may defer collection of impact fees to a later date where service for which
the fee is assessed will not be available within a reasonable period of time.
3. The City may, at its sole discretion, enter into agreements to establish a different
date of fee collection than those provided in this Section.
SECTION 15
OFFSETS AND CREDITS AGAINST IMPACT FEES
A. The City may offset the present value of any system -related facilities, pursuant to rules
established in this section, which have been dedicated to and have been received by the City, including the
value of capital improvements constructed pursuant to an agreement with the City, against the value of the
impact fee due for that category of capital improvement.
B. The City may credit impact, perimeter roadway, pro rata, acreage or lot fees which have been
paid pursuant to Ordinance Nos. 330, 493, 494, 510, 657, 657-A, 657-B, 657-C or other City ordinances
against the value of impact fees due for that category of capital improvement, subject to guidelines
established by the City.
C. All offsets and credits against impact fees shall be subject to the following limitations and
shall be granted based on this Ordinance and additional standards promulgated by the City, which may be
adopted as administrative guidelines.
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1. No offset or credit shall be given for the dedication or construction of site -related
facilities unless the facilities are oversized pursuant to an agreement with the City.
2. The unit costs used to calculate the offsets shall not exceed those assumed for the
capital improvements included in the Capital Improvements Plan for the category of facility within the
service area for which the impact fee is imposed.
3. If an offset or credit applicable to a plat has not been exhausted within ten (10) years
from the date of plat filing or within such period as may be otherwise designated by contract, such offset or
credit shall expire.
4. The City will not reimburse the property owner or developer for an offset or credit
when no impact fees for the new development can be collected pursuant to this Ordinance or for any value
exceeding the total impact fees due for the development for that category of capital improvement, unless
otherwise agreed to by the City.
D. An applicant for new development must apply for an offset or credit against impact fees due
for the development either at or before the time of fee payment, unless the City agrees to a different time.
The applicant shall file a petition for offsets or credits with the City on a form provided for such purpose.
The contents of the petition shall be established by administrative guidelines. The City must provide the
applicant, in writing, with a decision on the offset or credit request, including the reasons for the decision.
The decision shall specify the maximum value of the offset or credit which may be applied against an
impact fee, which value and the date of the determination shall be associated with the plat for the new
development.
E. The available offset or credit associated with the plat shall be applied against an impact fee
in the following manner:
1. Such offset or credit shall be prorated equally among all service units, as calculated
Page 18
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in Section 10 and remain applicable to such service units, to be applied at time of filing and acceptance of an
application for a building permit or tap purchase, as appropriate, against impact fees due.
2. If the total number of service units used by the City in the original offset or credit
calculation described in Paragraph (1) is eventually exceeded by the number of total service units realized
by the actual development, the City may, at its sole discretion, collect the full impact fee exclusive of any
associated offset or credits for the excess service units.
F. At its sole discretion, the City may authorize alternative credits or offsets upon petition by
the owner in accordance with guidelines promulgated by the City.
SECTION 16
ESTABLISHMENT OF ACCOUNTS AND RECORDS
A. The City shall establish separate interest -bearing accounts, in a bank authorized to receive
deposits of City funds, for each major category of capital facility for which an impact fee is imposed
pursuant to this Ordinance.
B. Interest earned by each account shall be credited to that account and shall be used solely for
the purposes specified for funds authorized in Section 17.
C. The City shall establish adequate financial and accounting controls to ensure that impact
fees disbursed from the account are utilized solely for the purposes authorized in Section 17.
Disbursement of funds shall be authorized by the City at such times as are reasonably necessary to
carry out the purposes and intent of this Ordinance; provided, however, that any fee paid shall be
expended within a reasonable period of time, but not to exceed ten (10) years from the date the fee is
deposited into the account.
D. The City shall maintain and keep adequate financial records for each such account, which
shall show the source and disbursement of all revenues. which shall account for all monies received,
and which shall ensure that the disbursement of funds from each account shall be used solely and
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exclusively for the provision of uses specified in the Capital Improvements Plan as system -related capital
projects. The City Finance Department shall also maintain such records as are necessary to ensure that
refunds are appropriately made under the provision in Section 19 of this Ordinance, and such other
information as may be necessary for the proper implementation of this Ordinance.
SECTION 17
USE OF PROCEEDS OF IMPACT FEE ACCOUNTS
A. The impact fees collected pursuant to this Ordinance may be used to finance or to
recoup capital construction costs of service. Impact fees may also be used to pay the principal sum
and interest and other finance costs on bonds, notes or other obligations issued by or on behalf of the
City to finance such capital improvements or facilities expansions.
B. Impact fees collected pursuant to this Ordinance shall not be used to pay for any of
the following expenses:
1. Construction, acquisition or expansion of capital improvements or assets other
than those identified for the appropriate facility in the Capital Improvements Plan;
2. Repair, operation, or maintenance of existing or new capital improvements or
facilities expansions;
3. Upgrading, expanding or replacing existing capital improvements to serve
existing development in order to meet stricter safety, efficiency, environmental or regulatory
standards;
4. Upgrading, expanding or replacing existing capital improvements to provide
better service to existing development; provided however, that impact fees may be used to pay the
costs of upgrading, expanding or replacing existing capital improvements in order to meet the need
for new capital improvements generated by new development; or
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5. Administrative and operating costs of the City.
SECTION 18
APPEALS
A. The property owner or applicant for new development may appeal the following decisions of
the Public Works Director to the City Council:
I . The applicability of an impact fee to the development;
2. The calculation of applicable service units attributable to the development;
3. The value of the impact fee due;
4. The availability or the value of an offset or credit;
5. The application of an offset or credit against an impact fee due;
6. The amount of the refund due under Section 19, if any.
B. An appeal to the City Council must be filed by the applicant with the City Secretary within
thirty (30) days following the Public Works Director's decision. The City Council shall hear the appeal
within 30 days of receipt by the City Secretary. Notice of the hearing shall be mailed to the applicant at least
seven (7) days prior to the hearing.
C. At the hearing, the City Council shall consider all relevant evidence and shall allow
testimony from the applicant, city personnel and other interested persons relevant to the appeal. The hearing
may be continued from time to time.
D. The burden of proof shall be on the appellant to demonstrate that the fee is not applicable or
that the determination of service units or the value of the fee or of the offset or credit was not calculated
according to the applicable impact fee schedule or the guidelines established in this Ordinance. The
applicant shall submit an engineering report prepared by a qualified professional engineer licensed to
perform such engineering services in the State of Texas, which demonstrates that the applicant's burden has
been met.
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E. Following the hearing, the City Council shall consider all evidence and determine whether
the appeal should be granted (in whole or in part) or denied.
F. If the appeal is accompanied by a bond or other sufficient security satisfactory to the City
Attorney in an amount equal to the original determination of the impact fee due, the development
application or tap purchase or building permit issuance may be processed while the appeal is pending.
SECTION 19
REFUNDS
A. Any impact fee or portion thereof collected pursuant to this Ordinance which has not
been expended within ten (10) years from the date of payment, shall be refunded, upon application, to the
record owner of the property at the time the refund is paid, or, if the impact fee was paid by another
governmental entity, to such governmental entity, together with interest calculated from the date of
collection to the date of refund at the statutory rate as set forth in Section 302.002, Texas Finance
Code, or any successor statute.
B. If a refund is due pursuant to subsection (A), the City shall pro -rate the same by dividing
the difference between the amount of expenditures and the amount of the fees collected by the total
number of service units assumed within the service area for the period to determine the refund due per
service unit. The refund to the record owner or governmental entity shall be calculated by multiplying
the refund due per service unit by the number of service units for the development for which the fee
was paid, and interest due shall be calculated upon that amount.
C. Upon completion of all the capital improvements or facilities expansions identified in
the Capital Improvements Plan upon which the fee was based, the City shall recalculate the maximum
impact fee per service unit using the actual costs for the improvements or expansions. If the
maximum impact fee per service unit based on actual cost is less than the impact fee per service unit
paid, the City shall refund the difference, if such difference exceeds the impact fee paid by more than
P;ie,: 22
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ten percent (10%). The refund to the record owner or governmental entity shall be calculated by
multiplying such difference by the number of service units for the development for which the fee
was paid, and interest due shall be calculated upon that amount.
D. Upon the request of an owner of the property on which a water or wastewater impact fee
has been paid, the City shall refund such fees if:
1. Existing service is available and service is denied; or
2. Service was not available when the fee was collected and the City has failed to
commence construction of facilities to provide service within two years of fee payment; or
3. Service was not available when the fee was collected and has not
subsequently been made available within a reasonable period of time considering the type of capital
improvement or facility expansion to be constructed, but in no event later than five years from the
date of fee payment.
E. The City shall refund an appropriate proportion of water impact fee payments in the
event that a previously purchased water meter is replaced with a smaller meter, based on the SUE
differential of the two meter sizes and the per -SUE fee at the time of the original fee payment, less
an administrative charge set forth in City guidelines.
F. Petition for refunds shall be submitted to the Public Works Director on a form
provided by the City for such purpose. Within one month of the date of receipt of a petition for
refund, the Public Works Director must provide the petitioner, in writing, with a decision on the
refund request, including the reasons for the decision. If a refund is due to the petitioner, the Public
Works Director shall notify the Finance Director and request that a refund payment be made to the
petitioner. The petitioner may appeal the determination to the Council, as set forth in Section 18.
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SECTION 20
UPDATES TO PLAN AND REVISION OF FEES
The City shall review the Land Use Assumptions and Capital Improvements Plan for water,
wastewater and roadway facilities at least every five years, the first five year period to commence from
the date of adoption of the Capital Improvements Plan referenced herein. The City Council shall
accordingly then make a determination of whether changes to the Land Use Assumptions; Capital
Improvements Plan or impact fees are needed and shall, in accordance with the procedures set forth in
Chapter 395, either update the fees or make a determination that no update is necessary.
SECTION 21
FUNCTIONS OF ADVISORY COMMITTEE
A. The functions of the Advisory Committee are those set forth in Chapter 395 and shall
include the following:
1. Advise and assist the City in adopting Land Use Assumptions;
2. Review the Capital Improvements Plan regarding water, wastewater, and roadway
capital improvements and file written comments thereon;
3. Monitor and evaluate implementation of the Capital Improvements Plan;
4. Advise the City of the need to update or revise the Land Use Assumptions, Capital
Improvements Plan and impact fees; and
5. File a semiannual report evaluating the progress of the City in achieving the Capital
Improvements Plan and identifying any problems in implementing the plan or administering the impact fees.
B. The City shall make available to the Advisory Committee any professional reports prepared
in the development or implementation of the Capital Improvements Plan.
C. The City Council may adopt procedural rules for the Advisory Committee to follow in
carrying out its duties.
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SECTION 22
AGREEMENT FOR CAPITAL IMPROVEMENTS
The City Council may authorize the owner of a new development to construct or finance some
of the public improvements identified in the Capital Improvements Plan. In the case of such approval,
the property owner must enter into an agreement with the City prior to collection of impact fees. The
agreement shall be on a form approved by the City, and shall establish the estimated cost of the
improvements, the schedule for initiation and completion of the improvements, a requirement that the
improvements shall be completed to City standards, and any other terms and conditions the City deems
necessary. The Public Works Director shall review the improvement plan, verify costs and time
schedules, determine if the improvements are contained in the Capital Improvements Plan, and determine
the method and timing of reimbursing the owner for construction costs from impact fee or other revenues.
SECTION 23
USE OF OTHER FINANCING MECHANISMS
The City may finance water, wastewater, and roadway capital improvements or facilities
expansions designated in the Capital Improvements Plan through the issuance of bonds, through the
formation of public improvement districts or other assessment districts, or through any other authorized
mechanism, in such manner and subject to such limitations as may be provided by law, in addition to
the use of impact fees. Except as herein otherwise provided, the assessment and collection of an impact
fee shall be additional and supplemental to, and not in substitution of, any other tax, fee, charge or
assessment which is lawfully imposed on and due against the property.
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SECTION 24
IMPACT FEES AS ADDITIONAL AND SUPPLEMENTAL REGULATION
A. Impact fees established by this Ordinance are additional and supplemental to, and not in
substitution of, any other requirements imposed by the City on the development of land or the issuance of
building permits or the sale of water or wastewater taps or the issuance of certificates of occupancy,
including but not limited to pass -through fees charged by the City of Fort Worth for water or wastewater
connections. Such fees are intended to be consistent with and to further the policies of City's Comprehensive
Plan, Capital Improvement Plan, zoning ordinance, subdivision regulations and other City policies,
ordinances and resolutions by which the City seeks to ensure the provision of adequate public facilities in
conjunction with the development of land.
B. This Ordinance shall not affect, in any manner, the permissible use of property, density of
development, design, and improvement standards and requirements, or any other aspect of the development
of land or provision of public improvements subject to the zoning and subdivision regulations or other
regulations of the City, which shall be operative and remain in full force and effect without limitation with
respect to all such development.
SECTION 25
RELIEF PROCEDURES
A. Any person who has paid an impact fee or an owner of land upon which an impact fee has
been paid may petition the City Council to determine whether any duty required by this Ordinance has not
been performed within the time so prescribed . The petition shall be in writing and shall state the nature of
the unperformed duty and request that the act be performed within sixty (60) days of the request. If the City
Council determines that the duty is required pursuant to the ordinance and is late in being performed; it shall
cause the duty to commence within sixty (60) days of the date of the request and to continue until
completion.
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B. The City Council may grant a variance or waiver from any requirement of this Ordinance,
upon written request by a developer or owner of property subject to the Ordinance, following a public
hearing, upon finding that a strict application of such requirement would, when regarded as a whole, result
in confiscation of the property.
SECTION 26
CUMULATIVE CLAUSE
This Ordinance shall be cumulative of all provisions of ordinances of the City of Southlake, Texas,
except where the provisions of this Ordinance are in direct conflict with the provisions of such
ordinances, in which event the conflicting provisions of such ordinances are hereby repealed. Ordinance
Nos. 330, 493, 494, 510. 657, 657-A, 657-B and 6 5 7 - C are specifically saved from repeal and shall
remain in effect to the extent they provide for the charging of a fee not replaced by this Ordinance or
other duly adopted ordinances of the City.
SECTION 27
SEVERABILITY CLAUSE
It is hereby declared to be the intention of the City Council that the phrases, clauses, sentences,
paragraphs and sections of this Ordinance are severable, and if any phrase, clause, sentence, paragraph
or section of this Ordinance shall be declared unconstitutional by the valid judgment or decree of any
court of competent jurisdiction, such unconstitutionality shall not affect any of the remaining phrases,
clauses, sentences, paragraphs and sections of this Ordinance, since the same would have been enacted by
the City Council without the incorporation in this Ordinance of any such unconstitutional phrase, clause,
sentence, paragraph or section.
SECTION 28
NOTICE OF HEARING
The City Secretary of the City of Southlake is hereby directed to post this Ordinance in its entirety
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on the City website together with a notice setting out the time and place for a public hearing thereon and for
its consideration by the City Council at least ten (10) days before the second reading of this Ordinance, as
required by Section 3.13 of the Charter of the City of Southlake.
2018.
SECTION 29
EFFECTIVE DATE
This Ordinance shall be in full force and effect from and after its passage and it is so ordained.
PASSED AND APPROVED ON FIRST READING ON THIS 6TH DAY OF FEBRUARY,
t
Y
ATTEST:
CITY SECRETARY
PASSED AND APPROVED ON SECOND READING ON THIS 20TH DAY OF
FEBRUARY, 2018.
� sttn` Ur,flfii�
!� MAYOR
t. ATTEST:
_CITY SECRETARY
EFFECTIVE: r 1/2t3/Jz-,d
APPROVED AS TO FORM AND LEGALITY:
City Attorney
Page 28
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EXHIBIT B ROADWAY IMPACT FEE STUDY CALCULATION INPUTS
A. LAND USE ASSUMPTIONS
In order to assess an impact fee, Land Use Assumptions must be developed to provide
the basis for population and employment growth projections within a political
subdivision. As defined by Chapter 395 of the Texas Local Government Code, these
assumptions include a description of changes in land uses, densities, and population
in the service area. In addition, these assumptions are useful in assisting the City of
Southlake in determining the need and timing of transportation improvements to
serve future development.
Information from the following sources was compiled to complete the land use
assumptions:
• Southlake 2030 (City of Southlake Comprehensive Plan)
• Tarrant County Appraisal District (TAD)
• North Central Texas Council of Governments (NCTCOG)
• City of Southlake staff.
The Land Use Assumptions include the following components:
• Land Use Assumptions Methodology — An overview of the general
methodology used to generate the land use assumptions.
• Roadway Impact Fee Study Service Areas — Explanation of the division of
Southlake into two (2) service areas for transportation facilities.
• Land Use Assumptions Summary — A synopsis of the land use assumptions.
The population and employment estimates and projections were all compiled in
accordance with the following categories:
2017 Roadway Impact Fee Minor Update 5 November 2017
City of Southlake, Texas
>F
SOUTHLAKE
Kimley>>> Horn
Units: Number of dwelling units, both single and multi -family.
Population: Number of people, based on person per dwelling unit factors.
Employment: Square feet of building area based on three (3) different
classifications. Each classification has unique trip making characteristics.
Retail: Land use activities which provide for the retail sale of goods that
primarily serve households and whose location choice is oriented toward
the household sector, such as grocery stores and restaurants.
Service: Land use activities which provide personal and professional
services such as government and other professional administrative offices.
Basic: Land use activities that produce goods and services such as those
that are exported outside of the local economy, such as manufacturing,
construction, transportation, wholesale, trade, warehousing, and other
industrial uses.
B. LAND USE ASSUMPTIONS METHODOLOGY
The residential and non-residential growth projections formulated in the 2015
Roadway Impact Fee Update were done using reasonable and generally accepted
planning principles. The following factors were considered in developing these
projections:
• Character, type, density, and quantity of existing development;
• Current zoning plans;
• Future Land Use Plan (based on Southlake 2030);
• Historic Growth trends;
• Location of vacant land; and
• Physical holding capacity of Southlake.
2017 Roadway Impact Fee Minor Update 6 November 2017
City of Southlake, Texas
Kimley»>Horn
CITY OF
SOUTHLAKE
19
Existing residential and employment estimates were obtained using TAD and DCAD
parcel data and an aerial survey of existing development.
For the remaining undeveloped areas, assumptions based upon the Southlake 2030
Consolidated Future Land Use Plan were used to estimate the ultimate buildout of
residential and employment development. The remaining undeveloped parcels were
assumed to reach build out in the next 10-years.
Research of existing building permits was performed to compare the projected growth
determined by the previously discussed methodology with growth trends in the City
of Southlake over the last ten (10) years. During that period, approximately 1,552
residential units were developed. It was expected that the next ten years of
development would be reasonably close to these estimates. No updates were made to
the Land Use Assumptions that were utilized in the 2015 Roadway Impact Fee
Update.
C. ROADWAY IMPACT FEE STUDY SERVICE AREAS
The geographic boundary for the 2015 Roadway Impact Fee Update service areas for
transportation facilities are shown in Exhibit A-2. The City of Southlake was divided
into two (2) service areas for the 2015 Roadway Impact Fee Update. The dividing
line between the service areas is SH 114. In the previous 2008 Roadway Impact Fee
Study there were three (3) services areas. The two (2) service areas south of SH 114
in the 2008 Study were consolidated into one service area in the 2015 update.
D. LAND USE ASSUMPTIONS SUMMARY
Table 2.1 summarizes the residential and employment 10-year growth projections.
The anticipated growth over the next ten years is similar to historical growth over the
previous ten years. These Land Use Assumptions were consistent with those used in
the 2015 Roadway Impact Fee Update.
2017 Roadway Impact Fee Minor Update 7 November 2017
City of Southlake, Texas
Kimley»>Horn
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SOUTHLAKE
19
Table 2.1 Land Use Assumptions for Roadway Impact Fees
Dwelling
Employment (Square Feet)
Service Area
Year
Population
Units
Basic
Service
Retail
Total
2015
5,568
1,796
45,599
2,629,991
38,060
2,713,650
2025
7,192
2,320
45,599
3,966,782
1,900,659
5,913,040
A (North of SH 114)
10-Year
1,624
524
0
1,336,791
1,862,599
3,199,390
Growth
2015
22,961
7,407
586,673
3,069,005
4,053,962
7,709,640
B (South of SH 114)
2025
26,147
8,435
1,377,089
3,827,474
5,512,144
10,716,707
10-Year
3,186
1,028
790,416
758,469
1,458,182
3,007,067
Growth
2015
28,529
9,203
632,272
5,698,996
4,092,022
10,423,290
Total (Citywide)
2025
33,339
10,755
1,422,688
7,794,256
7,412,803
16,629,747
10-Year
4,810
1,552
790,416
2,095,260
3,320,781
6,206,457
Growth
2017 Roadway Impact Fee Minor Update 8 November 2017
City of Southlake, Texas
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(City Limit)
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Project Number
OBasin N-14 E Highland/Kimball 8" Sewer Line (MP#10)
Basin N-19 Sam Sehodl/Crawford Ct 8" Sewer Line (MP#18)
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Proposed Water Impact Fee Projects
OPressure Reducing Valves (MP#1)
1s E Highland 12" WL (MP#16)
ON. Pearson Ln 16" WL (MP#2)
1e Union Church 8 Pearson Ln 12" WL (MP#16)
OTW King Pump Station Improvements (MP#4) 17 N. Peytonville 12" WL (MP#17)
OPearson Pump Station Improvements (MP#5) 1?e) Shady Oaks Or 12" WL (MP#18)
T.W. King 1.5 MG EST (MP#6)
IS Randol Mill Ave 12" WL (MP#19)
OSH 114 12" WL Part 1 (MP#7)
U Dove 12" WL (MP#20)
OSH 114 12" WL Part 2 (MP#9)
U S White Chapel 8" WL Loop (MP#22)
10 Bank St 8" WL Loop (MP410)
O Loch Meadow Ct 8" WL Loop (MP#23)
11 Bentwood 8" WL (MP#11)
i7 Bob Jones Park 8" WL Loop (MP#24)
ti Fox Glen Gt 6" WL Loop (MP#12)
O Austin Oaks Or 8" WL Loop (MP#26)
1a Burney Ln 8" WL (MP#13)
0- SH 114 20" WL Part 3 (MP#26)
14 Bob Jones Rd 8" WL Loop (MP#14)
0- SH 114 12" WL Part 4 (MP#271
2015 Southlake
Impact Fee Update
SOUTHLAKE
19
Exhibit C-1
Water Impact Fee
Capital Improvement Plan
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Legend
+� Impact Fee Eligible Projects
Impact Fee Eligible Completed Projects
Other Transportation Projects
OProject Number
• Intersection Projects
2017 CIP Update
Roadway Impact Fee
Minor Update
CITY Or
SOUTHLAKE
19
Exhibit C-2
Roadway Improvements
Service Area North (N)
East Sout hlake Blvd.
S S
$
a
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E
N
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East Continental Blvd.
s-t t
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City Limits
Inset
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Exhibit D-1
Water and Wastewater Service Unit Equivalency
Meter Size
Maximum
Continuous
Operating Capacity
GPM *
Service Unit
Equivalent
SUE
3/4"
15
0.6
1"
25
1.0
1 1 /2"
50
2.0
2"
80
3.2
3"
160
6.4
4"
250
10
6"
500
20
8"
800
32
10"
1,150
46
'Operating capacities obtained from American Water Works Association (AWWA) C-700-09 and C-702-10,
Exhibit D-2
Land Use Category
ITE Land
Use Code
Devebpmenf Unit
Trip
Gen
Rate
(PM)
Pass -by
Rate
Pass•by
Source
Trip
Rate
NCTCOG
Trip Length
(mi)
Adj.
For
0.D
Adj. Trip
Length
(mi)
Max
Trip
Length
(mi)
Veh-Mi
Per Dev-
Unit
PORT AND TERMINAL
Truck Terminal
030
Acre
6,55
6,55
10.02
50°1.
5,01
_
4.00
26,20
INDUSTRIAL
General Light Industrial
110
I ,000 SF GFA
0.97
097
10.02
5046
5.01
4,00
388
General Hea Industrial
120
1,000 SF GFA
0.68
0,68
085
10.02
1002
50%
50%
5 Ol
5.01
400
2 72
Industrial Park
Warehousing
130
150
1,000 SF GFA
1,000 SF GFA
0.85
4.00
3.40
0.32
32
O 83
5,42
4.00
1.28
Mini -Warehouse
151
1,000 SF GFA
026
_ -- _ _
_ _0
0.26
_I
10.83
_50`0
50%
5.42
4.00
1.04
RESIDENTIAL
Single-family, Detached Housing
210
Dell,ng Unit
I.00
1.00
17.21
50%
8.61
4.00
4.00
Apartment/Multi-family
220
Dwelling Unit
0.62
0.62
17.21
50%
8,61
4.00
2.48
Residential Condommium/Townhome
230
Dwelling Unit
052
052
17.21
50%
861
4.00
208
Senior Adult Housing -Detached
251
Dwellin Unit
0.27
1
0.27
17.21
50%
8.61
4.00
1,08
Senior Adult Housing -Attached
252
Dwellin Unit
0.25
0.25
17.21
50%
8,61
4.00
1.00
Assisted Living
254
_
Beds
0.22
0.22
17.21
50%
8.61
4.00
0,88
LODGING
Hotel
310
Roum
0.60
0.60
6.43
50%
3.22
3,22
1.93
_
Motel / Other Looging Facilities
320
Room
0.47
0.47
6.43
50%
3.22
3.22
1,51
RECREATIONAL
Golf Driving Range
432
Tee
1.25
1.25
6.43
50%
3,22
3.22
4,03
_
Golf Course
430
Acre
0.30
030
6.43
_
50%
3.22
3,22
0.97
Recreational Community Center
495
1,000 SF GFA
2,74
274
6.43
50 .
3.22
3.22
R 82
_
Ice Skating Rink
465
1,000 SF GFA
2.16
2.36
643
50%
322
322
7,60
Miniature Golf Course
431
Hole
0,33
0.33
_ _
6.43
50%
3.22
3.22
1.06
Multi letc Movie Theater
445
Screens
13.64
1364
v 643
50%
3.22
3,22
43,92
Racquet / Tennis Club
_
491
Court
335
3.35
643
50%
3,22
3,22
10.79
INSTITUTIONAL
0,00
Church
560
1,000 SF GFA
1,000 SF GFA
0,55
12.34
44%
B
_ _
0.55
4.20
50%
2.10
_
2,10
116
Day Care Center
565
6.91
420
50%
1 2.10
2.10
14,51
_
Primary/Middle School ( 1-8
522
Students
0.16
0.16
4.20
50%
2.10
1 2.10
0.34
_
High School 9-12
530
Students
0,13
013
4.20
500/,
2.10
2,10
0.27
Junior /Communi College
540
Students
0.12
_
0 12
420
50 %
2.10
2.10
0.25
University/Coll a
_
550
Students
0,17
u----
_
- O
4,20
50Y.
2.10
2.10
0.36
MEDICAL
Clinic
630
],WQ SF GFA
5.18
5.18
755
5W.
378
3,79
1958.
Hospital
610
1,000 SF GFA
0.93
0.93
7.55
50ae
3.78
3,78
3.52
Nursing Home
620
Beds
0.22
0,22
7,55
50 %
3.78
3.78
0.83
Animal Hos imWelenn Clinic
640
1,000 SF GFA
472
37/
B
3.30
7,55
50 %
1 3,78
378
12.47
OFFICE
Corporate Headquarters Building
714
1,000 SF GFA
1,41
_
1.41
10.92
Soo/;
5,46
4.00
5.64
General Office Building
_
710
1,000 SF GFA
1.49
-__
149
1092
50°/.
5.46
4.00
5.96
Medical -Dental Office Building
720
1,000 SF GFA
3.57
3.57
10,92
50%
5,46
4.00
14,28
Single Tenant Office Building
715
1,0W SF GFA
1,74
1
1,74
1092
50%
5.46
400
696
Office Park
750
1,000 SF GFA
1,48
149
1092
50%
5.46
4.00
5.92
OMMERCIAL
Automobile Rabevel
Automobile Care Center
942
1,000 SF Occ GLA
311
40%
B
1.97
6.43
50%
3,22
3.22
1 6.02
Automobile Parts Sala
843
1,000 SF GFA
5,98
43%
A
3,41
643
50%
1 3,22
3.22
10.98
Gasoline/Servioe Station
944
Vehiclefueling Position
13,87
42%
A
8,04
1.20
50%
0.60
0.60
4.82
_
Gasoline/Service Station w/ Conv Market
945
Vehicle Fueligg Position
13,51
56%
B
5.94
1.20
50%
0.60
0.60
3.56
_
Gasoline/Service Station w' Conv Market and Car Wash
946
Vehicle Fueling Position
13.86
566/
A
B
6.10
2 10
120
6,43
501%
50%
0.60
0.60
3.66
New and Used Car Sales
_Quick Lubrication Vehicle Shop
841
941
1,000 SF GFA
Servicinij_Positions_
2.62
20%
3.22
3.22
6.76
5.19
40%
B
3 11
6.43 _
50%
3.22
322
10.01
Self -Service Car Wash
947
Stall
5.54
40%
B
3 32
1.20
50%
0.60
0,60
1.99
Tire Store
948
1,000 SF GFA
4.15
28%
A
2.99
6A3
50Y6
3,22
3,22
9.63
Din
Fast Food Restaurant with Drive-Thru Window
934
1,000 SF GFA
32.65
SOY.
A
16.33
4.79
50%
1 240
240P30.82
Fast Food Restaurant without Drive-Thru Window
933
1,000 SF GFA
26.15
50Ye
8
13.08
4.79
50%
2.40
2.40
High Turnover Sit -Down Restaurant
932
1,000 SF GFA
985
43 %
A
5.61
4.79
5Iri
2.40
2,40
Sit Down Restaurant
931
1,000 SF GFA
7.49
44%
A
4.19
479
50•1
2.40
2 40
Coffee/Donut Shopwith Dnve-Thru Window
937
1,000 SF GFA
42.80
70%
A
12.84
4.79
50%
2.40
2.40Other
Retall
Free-Standin Retail Store
815
1,000 SF GFA
4,98
30%
C
3A9
643
50%
3.22
3,22Nurse
Carden Center
$17
1,000 SF GFA
6,94
30%
B
4.86
6,43
50Y.
322
3.22Home
Improvement Superstore
962
1,000 SF GFA
233
48%
A
121
643
SOY.
3.22
322
Pharm /Dru tore
991
SFGFA
9.91
49%
A
505
6.43
5tN.5
3.22
3.22
1626
_
Shopping Center
R20___
__1,000
I,0001FGI.A
371
34%
A
245
6.43
5m.
3.22
3,22
7.89
Supenniarkes
850
_
1,000 SF GFA
948
36%
A
6.07
6,43
50%
3.22
3.22
1955
To /Chtldren's Superstore
864
1,000 SF GFA
4.99
30%
B
349
643
50%
3,22
3.22
11 24
Department Store
975
1000 SF GFA
1,87
30%
B
1,31
643
50%
3.22
3.22
4,22
SERVICES
911
1.000 SF GFA
Walk -In Bank
Drive-in Bank_
12.13
40°/a
B
7,28
3 39
50%
1.70
1.70
12,38
912
Drive-in Lanes
33.24
47%
A
17.62
3.39
50'h
1 70
L70
29.95
_
Hair Salon
918
1000SFGLA
1.45
30%
B
102
3.39
504'.
11
170
1.73
Exhibit-E
Maximum Assessable Water and Wastewater Impact Fee
Meter
Size*
Maximum
Assessable Fee
Water
Maximum
Assessable Fee
Wastewater
3/4"
4,309
1,074
1 "
7,182
1,790
11/2"
14,364
3,580
2"
22,982
5,728
3"
45,965
11,456
4"
71,820
17,900
6"
143,640
35,800
8"
229,824
57,280
10"
330,372
82,340
Maximum Assessable Roadway Impact Fee
Service Area
Maximum Assessable Fee
Per Vehicle -Mile S
North )
573
South (S)
410
Exhibit F
After 4/112016
--1
$2,815.28
$9,008.89
ATER IMPACT FEES _
LUE Equiv.
1" Meter
1.0
2" Meter
3.2
3" Meter
6.4
$18,017.77
" Meter
10.0
$28,152.78
" Meter
20.0
$56,305.29
8" Meter
i
SEWER IMPACT FEES
1" Meter
" Meter -
3" Meter
32.0
$90,088.85
$1,674.63
$5,358.83
$10,717.66
$16,746.35
---- $33,492.69
$53,588.30
" Meter
_
6" Meter ---------
8" Meter
ROADWAY IMPACT FEE
SERVICE AREAS
North South
11,259.75 $ 8,056.50
- $ -
1,667.25 $ 1,193.25
Land Use Category
ITE LandjUnit
Use Code
----
Port and Terminal
Truck Terminal
Industrial
30
General Light Industrial
110
General HeavyIndustrial
Industrial Park
120
1,169.25
$
836.25
130
1000 sf gfa
$ 1,461.00
$
1,045.50
Warehousing
150
1000 sf gfa
$
549.75
$
393.75
Mini -Warehouse
151
1000 sf fa
$
447.00
$
319.50
Residential —
—
210
dwellin unit
$
-
$
-
Single -Family Detached Housing
$ 2,292.00
$
1,640.00
Apartment/Multi-family
220
dwelling unit
$
1,421.00
$
1,017.00
Residential Condo/Townhome
230
dwelling unit
$
1,192.00
$
853.00
Senior Adult Housing -Detached
Senior Adult Housing -Attached
Assisted Living
Lodging
Hotel
Motel/Other Lodging Facilities
251
-
252
dwelling unit
dwelling unit
$
$
619.00
573.00
$
$
443.00
410.00
254
dwelling unit
$ 504.00
$
361.00
310
room
$ 829.50
$
593.25
320
mom_
$ 648.75
$
464.25
Recreational
Golf Driving Range
432
tee
$
1,731.75
$
1,239.00
Golf Course
430
acre
$
$
$
417.00
3,790.50
3,251.25
$
298.50
Recreational Community Center
Ice Skating Rink
Miniature Golf Course
-
495
465
1000 Sf gfa
1000 sf gfa
$
$
2,712.00
2,337.00
431
--
hole
$ 455.25
$
326.25
Multiplex Movie Theater
445
screen
$
18,874.50
$
13,505.25
Racquet/Tennis Club
491
court
$
4,637.25
$
3,318.00
Institutional
560
Church
1000 sf gfa
$ 498.75
$
357.00
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Exhibit F
Day Care Center 565 1000 sf gfa
Primary/Middle School (1-8) 522 Student
$ 6,235.50 $ 4,461.75
$ 1.46.12 $ 104.55
Hi School (9-12)
530
Student
$ 116.03
$ 107.44
$ 83.03
Junior / Community College
540
Student
$ 76.88
University / College
550
Student
$ 154.71
$ 110.70
Medical
Clinic
630
1000 sf fa
bed'
$ 8,414.25
$ 6,021.00
Hospital
610
$ 1,512.75
$ 1,082.25
Nursing Home
620
bed
$ 357.00
$ 255.00
Animal HospitalNeterinary Clinic
640
1000 sf gfa
$ 5,358.75
$ 3,834.75
ce
$ 1,734.00
orporate Headquarters Building
714
1000 sf fa
$ 2,424.00
eneral Office Building
edical/Dental Office Building
r
710
1000 sf gfa
$ 2,561.25
$ 1,833.00
720
1000 sf fa
$ 6,136-50
$ 4,391.25
Single Tenant Office Building
715
1000 sf gfa
$ 2,991.00
$ 2,140.50
Office Park
750
1000 sf fa
$ 2,544.00
$ 1,820.25
ommercial ( Not specified_ )
Automobile -Related
Automobile Care Center
942 1000 sf gfa
$ 2,586.75
$ 1,851.00
Automobile Parts Sales
843 1000 sf gfa
$ 4,719.00
$ 3,376.50
Gasoline/Service Station
Gas/Sery Station w/Conv Mrkt
944
fueling pos.
$ 2,071.50
$ 1,482.00
945
fueling pos.
$ 1,530.00
$ 1,095.00
ServiceStation w/Conv Mrkt and
Car Wash
946
fueling pos.
$ 1,572.75
$ 1,125.75
New and Used Car Sales
841
1000 sf gfa
$ 2,904.75
$ 2,079.00
Quick Lubric. Vehicle Center
941
service pos.
$ 4,302.00
$ 3,078.00
Self -Service Car Wash
947
-
848
stall
$ 855.00
$ 612.00
— -
Tire Store
Dining
1000 sf gfa
$ 4,138.50
$ 2,961.00
Fast Food Rest. w/ Drive Thru
934
1000 sf gfa
$ 16,842.00
$ 12,051.00
Fast Food Rest. w/o Drive Thru
933
1000 sf fa
$ 13,489.50
$ 9,652.50
High Turnover (Sit -Down) Rest.
932
1000 sf gfa
$ 5,784.75
$ 4,139.25
Sit Down Restaurant
931
1000 sf gfa_
$ 4,323.00
$ 3,093.75
ee/Donuthop with Drive-
u Window
937
1000 sf gfa-._-
$ 13,245.00
$ 9,477.00
__
Store and Convenienceketsupermarket
L
-cery
or Retail
850
1000 sf fa
$ 8,401.50
$ 6,012.00
$ -
$ -
Free -Standing Retail Store
815
1000 sf gfa
$ 4,830.75
I $ 3,456.00
Nursery (Garden Center)
817
1000 sf gfa
$ 6,725.25
$ 4,812.75
Home Improvement Superstore 862
Pharmacy/Drugstore 881
1000 sf gfa
$ 1,676.25
$ 1,199.25
100 1 sf gfa
$ 6,987.75
$ 5,000.25
Shopping Center
820
1000 sf gfa
$ 3,390.75
$ 2,426.25
Toy/Children's Superstore
864
1000 sf fa
$ 4,830.75
$ 3,456.00
Department Store
ervices
875
1000 sf gfa
$ 1,813.50
$ -
$ 1,297.50
$ -
Bank (Walk -Ins)
911
1000 sf fa
0
$ 3,807.00
Bank (Drive -In)
912
1000 sf gfa2
5
L
$ 9,210.00Hair
Salon
918
1000 sf a5
531.75