HomeMy WebLinkAboutOrdinance 2008.25 Adopting wastewater system development impact feesF. ANN RODRIGUEZ, RECORDER DOCKET: 13439
' RECORDED BY : RJL
DEPUTY RECORDER og PI
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NO. OF PAGES: 258
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9544 PE-2 ~~ ~
~~ SEQUENCE: 20082270077
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~ 11/21/2008
TOWN OF MARANA ~
~ ORDIN 12:37
ATTN : TOWN CLERK `~$~pl`ZQ'
11555 W CIVIC CENTER DR MAIL
MP,RANA AZ 65653 AMOUNT PAID $ 8.00.
MARANA ORDINANCE N0. 2008.25
RELATING TO UTILITIES; ADOPTING WASTEWATER SYSTEM DEVELOPMENT
IMPACT FEES AND PROVIDING FOR AN EFFECTIVE DATE
WHEREAS the Town is authorized by A.R.S. § 9-463.05 to assess and collect develop-
ment impact fees so that development pays for itself; and
WHEREAS the economic consulting firm Economists.com has prepared a written techni-
cal. report entitled "Wastewater Impact Fee Study" identifying the anticipated initial and future
service area of the: Town of Marana wastewater utility as the benefit area of the Town wastewater
system development impact fees and determining the fair-share wastewater system development
impact fees attributable to the typical wastewater utility customer within the area using a 5/8" x 3/4"
water meter as an "Equivalent Residential Unit" ("ERU") and calculating ERU equivalency to
other water meter sizes; and
WHEREAS the Wastewater Impact Fee Study determines the Town's reasonably antici-
pated costs for providing sewer service and facilities needed to serve the Town's expanding
population and sewer service demands; and
WHEREAS the Wastewater Impact Fee Study contains all documentation supporting the
assessment of the wastewater system development impact fees adopted by this ordinance; and
WHEREAS advance notice of intention to assess the wastewater system development
impact fees was given by the adoption of Marana Resolution No. 2008-106, and a public hearing
was held to discuss the proposed fees on October 7, 2008, all in accordance with A.R.S.
§ 9-463.05; and
WHEREAS adoption of the wastewater system development impact fees is in the best in-
terests of the Town of Marana.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL, OF THE TOWN
OF MARANA, ARIZONA, AS FOLLOWS:
SECTION 1. Town of Marana wastewater system development impact fees are. hereby
adopted as follows:
Water Meter Size inches ERUs Fee
5/s x 3/a 1.0 $4,312.00
1 2.5 $10,780.00
1 %2 5.0 $21,560.00
2 8.0 $34,496.00
Lar er than 2 $21.29 er allon
Wastewater System Development Impact Fee Ordinance - 1 -
11 /7/2008 2:33 PM
2
..
SECTION 2. The anticipated initial and future service area of the Town of Marana
wastewater utility is hereby established as the benefit area of the wastewater system development
impact fees.
SECTION 3. When a one inch water meter has been installed at asingle-family residence
that could have been served by a 5/8" x 3/4" water meter but for fire suppression facilities, the
5/g" x 3/4" wastewater system development impact fee shall be charged instead of the one inch fee.
SECTION 4. When calculating the amount of the wastewater system development impact
fees to be collected for meter sizes over two inches, Town staff shall determine the meter's ERU
equivalency using the methods set forth in the Wastewater Impact Fee .Study.
SECTION 5. Town staff shall collect the wastewater system development impact fees for
residential dwelling units when construction permits for the dwelling units are issued or at a later
time if specified in an applicable development agreement. For all other uses, Town Staff shall
collect the wastewater system development impact fees when an application for sewer service is
submitted, or at the time specified in an applicable development agreement:
SECTION 6. When assessing the wastewater system development impact fees, Town
Staff shall give credit for the required dedication of public sites and improvements provided by
the fee payer for improvements funded with the fees, as provided by law.
SECTION 7. All wastewater system development impact fees collected by the Town shall
be held and disbursed in accordance with the requirements of A.R.S. § 9-463.05.
SECTION 8. The Town's Manager and staff are hereby directed and authorized to under-
take all other and further tasks required or beneficial to carry out the terms, obligations, and ob-
jectives of this ordinance and the requirements of A.R.S. § 9-463.05.
SECTION 9. The wastewater system development impact fees adopted by this ordinance
shall be effective at midnight on February I, 2009, and shall be collected beginning on Febru-
ary 2, 2009, or when the Town begins operating the Marana wastewater utility, whichever occurs
last.
SECTION 10. The Town of Marana wastewater system development impact fees shall be
adjusted on July 1 of each year based on the Engineering News Record 20 City Construction
Cost Index (ENR CCI).
PASSED AND ADOPTED by the Mayor and Council of the Town, of Marana, Arizona,
this 18th day of November, 2008. _ ~ ~
t.
ATTEST:
;9 2~~'~~
~~3eEelyn C~~ronson, Town Clerk
Wastewater System Development Impact Fee Ordinance - 2 -
Mayor Ed
APPROVED ASrTO~FORM:
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When recorded mail to:
TOWN OF MARANA
ATTN: TODD HAMM
11555 W CIVIC CENTER DR
MARANA, AZ 85653
Q~~~ OFFICIAL RECORDS OF
~,e~~ PINAL COUNTY RECORDER
~ LAURA DEAN-LYTL.E
'~1...~
DATE/TIME: 11/21/08 1505
E'EE : $12.00
PAGES: 3
F'EE NUMBER: 2008-112182
(The above space reserved for recording information)
MARANA ORDINANCE NO. 2008.25
DOCUMENT TITLE
DO NOT DISCARD THIS PAGE. THIS COVER PAGE IS RECORDED AS
PART OF YOUR DOCUMENT. THE CERTIFICATE OF RECORDATION
WITH THE FEE NUMBER IN THE UPPER RIGHT CORNER IS THE
PERMANENT REFERENCE NUMBER OF THIS DOCUMENT IN THE
PINAL COUNTY RECORDER'S OFFICE.
Form RE-49
.r
MARANA ORDINANCE NO.2008.25
RELATING TO UTILITIES; ADOPTING WASTEWATER. SYSTEM DEVELOPMENT
IMPACT FEES AND PROVIDING FOR AN EFFECTIVE DATE
WHEREAS the Town is authorized by A.R.S. § 9-463.05 to assess and collect develop-
ment impact fees so that development pays for itself; and
WHEREAS the economic consulting firm Economists.com has prepared a written techni-
cal report entitled "Wastewater Impact Fee Study" identifying the anticipated initial and future
service area of the Town of Marana wastewater utility as the benefit area of the Town wastewater
system development impact fees and determining the fair-share wastewater system development
impact fees attributable to the typical wastewater utility customer within the area using a 5/8" x 3/4"
water meter as an "Equivalent Residential Unit" ("ERU") and calculating ERU equivalency to
other water meter sizes; and
WHEREAS the Wastewater Impact Fee Study determines the Town's reasonably antici-
pated costs for providing sewer service and facilities needed to serve the Town's expanding
population and sewer service demands; and
WHEREAS the Wastewater Impact Fee Study contains all documentation supporting the
assessment of the wastewater system development impact fees adopted by this ordinance; and
WHEREAS advance notice of intention to assess the wastewater system development
impact fees was given by the adoption of Marana Resolution No. 2008-106, and a public hearing
was held to discuss the proposed fees on October 7, 2008, all in accordance with A.R.S.
§ 9-463.05; and
WHEREAS adoption of the wastewater system development impact fees is in the best in-
terests of the Town of Marana.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE TOWN
OF MARANA, ARIZONA, AS FOLLOWS:
SECTION 1. Town of Marana wastewater system development impact fees are hereby
adopted as follows:
Water Meter Size inches ERUs Fee
5/8 x 3/4 1.0 $4,312.00
1 2.5 $10,780.00
1'/2 5.0 $21,560.00
2 8.0 $34,496.00
Lar er than 2 $21.29 er allon
Wastewater System Development Impact Fee Ordinance - 1 - 11/7/2008 2:33 PM
-~
~~ w
SECTION 2. The anticipated initial and future service area of the Town of Marana
wastewater utility is hereby established as the benefit area of the wastewater system development
impact fees.
SECTION 3. When a one inch water meter has been installed at asingle-family residence
that could have been served by a 5/8" x 3/4" water meter but for fire suppression facilities, the
5/g" x 3/4" wastewater system development impact fee shall be charged instead of the one inch fee.
SECTION 4. When calculating the amount of the wastewater system development impact
fees to be collected for meter sizes over two inches, Town staff shall determine the meter's ERU
equivalency using the methods set forth in the Wastewater Impact Fee Study.
SECTION 5. Town staff shall collect the wastewater system development impact fees for
residential dwelling units when construction permits for the dwelling units are issued or at a later
time if specified in an applicable development agreement. For all other uses, Town Staff shall
collect the wastewater system development impact fees when an application for sewer service is
submitted, or at the time specified in an applicable development agreement.
SECTION 6. When assessing the wastewater system development impact fees, Town
Staff shall give credit for the required dedication of public sites and improvements provided by
the fee payer for improvements funded with the fees, as provided by law.
SECTION 7. All wastewater system development impact fees collected by the Town shall
be held and disbursed in accordance with the requirements of A.R.S. § 9-463.05.
SECTION 8. The Town's Manager and staff are hereby directed and authorized to under-
tak:. all Other and urtj.er tasks r equired :,r benef ciai to cari°y Gilt the tz"ms, obligations, grid ob-
jectives of this ordinance and the requirements of A.R.S. § 9-463.05.
SECTION 9. The wastewater system development impact fees adopted by this ordinance
shall be effective at midnight on February 1, 2009, and shall be collected beginning on Febru-
ary 2, 2009, or when the Town begins operating the Marana wastewater utility, whichever occurs
last.
SECTION 10. The Town of Marana wastewater system development impact fees shall be
adjusted on July 1 of each year based on the Engineering News Record 20 City Construction
Cost Index (ENR CCI).
PASSED AND ADOPTED by the Mayor and Council of the Town of Marana, Arizona,
this 18th day of November, 2008.
Mayor Ed onea
ATTEST: _
~_
~,
/Jocel .Bronson, Town Clerk
Wastewater System Development Impact Fee Ordinance
APPRO~~D AS>TO FORM:
. ~~ ~~
~~` . C -G---.~ 1 `~` ~liliDt~l
Fra~tik Cassidy, Town Atto ~flF Mq
-2-
Town of Marana Wastewater Impact Fee Study
WASTEWATER
IMPACT FEE STUDY
TOWN OF MARANA, ARIZONA
., rrx-=., r~ ~ ~~
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September 2008
Dallas Office Address:
5500 Democracy Drive, Ste. 130
Plano, Texas 75024
(972) 378-6588
(972) 378-6988 fax
vvww.economists.com
Project Manager: Dan V. Jackson
i i f' I I
Page: 1 FINAL -• September 2008
.r
Town of Marana
Wastewater Impact Fee Study
TOWN OF MARANA, ARIZONA
WASTEWATER
IMPACT FEE STUDY
TABLE OF CONTENTS
Section
I Introduction to Impact Fees
Introduction and Scope
Study Methodology
Background on Impact Fees
ARS 9-463.05
Impact Fee Implementation Issues
Impact Fee Comparison
II Wastewater System Impact Fees
Introduction
Step 1 -Connections and ERUs
Step 2 -- Capital Improvement Plan
Step 3 -- Debt Service and Interest Adjustment
Step 4 -- Debt Service Credit
Step 5 -- Wastewater System Impact Fee
Forecast Wastewater Impact Fee Revenues
Appendix A Impact Fee Model -Wastewater System
3
3
3
5
6
6
8
9
9
10
13
14
15
16
18
Page: 2 FINAL -- September 2008
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Town of Marana Wastewater Impact Fee Study
SECTION I
Introduction and Scope
In 2008 the Town of Marana, Arizona ("The Town")
engaged Economists.com to develop a schedule of
maximum wastewater development impact fees. The
Town is in the process of assuming control over
wastewater accounts formerly possessed by the Pima
County Regional Wastewater Reclamation Department
("Pima"). The Town has developed a capital
improvement plan for the incorporation of current
accounts and the forecast new account growth over the
next decade. The results of this analysis, and the
recommended maximum impact fees, are presented in
this summary report.
In order to be properly calculated and implemented, the impact fee development process must adhere to a
basic, generally-accepted methodology. This methodology has been closely followed during the course of this
study. The methodology is known as the Total Cosf Attribution method, and is considered by the project team
to be the most appropriate for the Town.
The impact fee model presented in Appendix A of this report presents the impact fee calculation methodology
in detail.
Study Methodology
In order to develop impact fees, the following steps are required:
1. The first step is to examine the Town's actual and projected wastewater billing units and
customer growth. The existing and projected system capabilities are also identified and
incorporated into the impact fee assumptions.
2. The second step is to calculate the impact of the Town's Capital Improvement Plan on the
determination of impact fees. The total CIP over the next decade must be identified and
'~ Page: 3 FINAL -- September 2008
1
Town of Marana Wastewater Impact Fee Study
segregated between those expenses devoted to repair and maintain the existing system, and
those expenses devoted to growth and system expansion.
3. The third step is to calculate the amount of debt expected to be issued to fund the capital
improvement plan for the wastewater system. The amount of debt interest is added to the CIP
to develop the total funding eligible to be recovered through an impact fee.
The fourth step is to calculate a credit for the amount of debt service expected to be paid by
new connections during the planning period through wastewater monthly rates. This credit is
netted against the total funding eligible to be recovered through an impact fee.
5. The final step is to calculate the impact fee per Equivalent Residential Unit (ERU). The impact
fee is based on the net cost of the expanded infrastructure as defined in the capital
improvement plan, divided by the total new capacity to be provided by the CIP.
This process is illustrated in Figure I.1.
Figure I-1
L
i
Step 1
Furacast`v'olumes, Customar
Growth IERUs) and Nevi
Capacity
Step 2
Calculate Grouvth-Related
Capital Improvement. Plan
Step ~
-~1dd Interest on Debt
iJsed to Fund CIP
Step 4
Subtract Interest Paid by
Currant Ratepayers
Step 5
Di+(ide Piet Expenses by PJe+,+r
Capacity to Determine irrrpacf
Fee
Page: 4
FINAL -- September 2008
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Town of Marana Wastewater Impact Fee Stu
Town staff expended considerable time and effort fulfilling the requests of the project team. All requests were
complied with in an efficient, professional manner.
During the course of this study project team members conferred on a regular basis with Town staff. Staff input
was solicited and incorporated into the analysis and recommendations. A work session was held for Town
staff in September 2008.
Background on Impact Fees
Arthur C. Nelson, author of System Development Charges for Water, Wastewater and Stormwater Facilities,
succinctly defines impact fees as follows:
"System Development Charges (impact fees) are one-time charges paid by new development
to finance the construction of public facilities needed to serve it."
0
The basic premise of impact fees is that the development of land for residential, commercial or industrial use
will have a measurable capacity impact on the public infrastructure systems and services. Therefore, the
resulting financial impact of this new capacity should be funded directly by the development itself. Under this
premise, existing ratepayers should not be compelled to fund the cost of new development through higher user
rates or taxes.
Since development impact fees are designed to offset the initial capital requirements associated with servicing
growth or development, they cannot be used for personnel, operating, maintenance, repair, alteration or
replacement of existing infrastructure. Impact fee calculations that incorporate these expenses may be
declared invalid by state or judicial authorities. Hence, the fundamental objective of impact fees is not simply
to serve as another source of revenue. The purpose is to ensure that adequate public infrastructure is
provided to development in order to maintain public health, safety, and welfare.
Several standards are available by which an impact fee must be measured in order to survive potential legal
challenges or pass a test of "fairness". These standards include, but are not limited to, the following:
Level of Service -New development must not be held to a higher standard for delivery of
services than existing development.
Proportionality -The impact fee charged is matched to the projected outlay for infrastructure
or services. The fee charged cannot exceed the projected expenditure level.
Universal Application -Impact fees that are implemented must be applicable to all
development projects on anon-discriminatory basis.
' Rational Nexus -There must be a direct relationship between the impact fee charged and the
actual delivery of services. For example, water impact fees may not be used to fund parks
and recreation, or other municipal services.
;~
Page: 5 FINAL -• September 2008
Town of Marana
Wastewater Impact Fee
The rational nexus standard is the focus of most
legal concerns regarding impact fee ordinances. In
his article Financing Growth-Related Capacity, Ed
Donahue defines the rational nexus standard by the
following test:
• The expansion must be operationally
necessary, and must be caused by
development;
• The impact fee must be based on the
cost of the new facilities, and must not
exceed the new development's
proportional share of the cost of the
new facilities needed to serve the
development;
• The impact fees must be segregated
into distinct accounts and spent in such a manner as to ensure that those who pay the charges
' benefit from the expenditures.
Arizona Revised Statute Section 9-463.05
' In anticipation of the continued rapid population growth, the Arizona State Legislature approved ARS Section
9-463.05 in 1982, allowing municipalities to assess development impact fees. This statute is presented as
' Exhibit I-2. It forms the legal and financial basis for the impact fee calculations presented in this study. It
should be noted that this statute was significantly amended by the Arizona legislature in 2007.
' Im act F I
p ee mplementation Issues
' In determining the appropriateness of impact fees as a tool for financing future system development, there are
several special considerations that the Town must take into account. In no particular order of importance,
' these considerations are as follows:
1. Impact fees are not designed to "control" growth. Impact fees are not a tool for urban
' planning; they are merely a mechanism for ensuring that developments responsible for growth-
related expenses fund those expenses.
' 2. Some local governments may choose not to collect the entire cost of system improvements
through impact fees. It may be determined that the fully-loaded impact fee would bear a
sufficiently high financial burden that it would discourage further development. This is a
' particularly valid consideration for a community that is adjacent to other communities that do not
have impact fees. However, to the extent that impact fees do not recover the full cost of
,, ;
Page: 6 FINAL -- September 2008
5
3 YY
Exhibit I-2
ARIZONA REVISED STATUTES
9-463.05. Development fees; imposition by cities and towns;
infrastructure improvements plan; annual report; limitation on
actions; definition
A. A municipality may assess development fees to offset costs to the municipality associated with providing necessary
public services to a development, including the costs of infrastructure, improvements, real property, engineering and
architectural services, financing, other capital costs and associated appurtenances, equipment, vehicles, furnishings and
other personality.
B. Development fees assessed by a municipality under this section are subject to the following requirements:
1. Development fees shall result in a beneficial use to the development.
2. Monies received from development fees assessed pursuant to this section shall be placed in a separate
fund and accounted for separately and may only be used for the purposes authorized by this section. Monies
received from a development fee identified in an infrastructure improvements plan adopted or amended
pursuant to subsection D of this section shall be used to provide the same category of necessary public
service for which the development fee was assessed. Interest earned on monies in the separate fund shall be
credited to the fund.
3. The schedule for payment of fees shall be provided by the municipality. The municipality shall provide a
credit toward the payment of a development fee for the required dedication of public sites, improvements and
other necessary public services included in the infrastructure improvements plan and for which a
development fee is assessed, to the extent the public sites, improvements and necessary public services are
provided by the developer. The developer of residential dwelling units shall be required to pay development
fees when construction permits for the dwelling units are issued, or at a later time if specified in a
development agreement pursuant to section 9-500.05. If a development agreement provides for fees to be
paid at a time later than the issuance of construction permits, the deferred fees shall be paid no later than
fifteen days after the issuance of a certificate of occupancy. The development agreement shall provide for the
value of any deferred fees to be supported by appropriate security, including a surety bond, letter of credit or
cash bond.
4. The amount of any development fees assessed pursuant to this section must bear a reasonable relationship
to the burden imposed upon the municipality to provide additional necessary public services to the
development. The municipality, in determining the extent of the burden imposed by the development, shall
consider, among other things, the contribution made or to be made in the future in cash or by taxes, fees or
assessments by the property owner towards the capital costs of the necessary public service covered by the
development fee.
5. If development fees are assessed by a municipality, such fees shall be assessed in a nondiscriminatory
manner.
6. In determining and assessing a development fee applying to land in a community facilities district
established under title 48, chapter 4, article 6, the municipality shall take into account all public infrastructure
provided by the district and capital costs paid by the district for necessary public services and shall not assess
a portion of the development fee based on the infrastructure or costs.
i~
C. A municipality shall give at least sixty days' advance notice of intention to assess a new or modified development fee and shall
release to the public a written report that identifies the methodology for calculating the amount of the development fee, explains
the relationship between the development fee and the infrastructure improvements plan, includes documentation that supports the
assessment of a new or modified development fee and identifies any index or indices to be used for automatic adjustment of the
development fee pursuant to subsection F of this section and the timing of those adjustments. The municipality shall conduct a
public hearing on the proposed new or modified development fee at any time after the expiration of the sixty day notice of
intention to assess a new or modified development fee and at least thirty days prior to the scheduled date of adoption of the new
or modified fee by the governing body. A development fee assessed pursuant to this section shall not be effective until seventy-
five days after its formal adoption by the governing body of the municipality. Nothing in this subsection shall affect any
development fee adopted prior to July 24, 1982.
D. Before the assessment of a new or modified development fee, the governing body of the municipality shall adopt or amend an
infrastructure improvements plan. The municipality shall conduct a public hearing on the infrastructure improvements plan at
least thirty days before the adoption or amendment of the plan. The municipality shall release the plan to the public, make
available to the public the documents used to prepare the plan and provide public notice at least sixty days before the public
hearing, subject to the following:
1. An infrastructure improvements plan maybe adopted concurrently with the report required by subsection C of this
section, and the municipality may provide for and schedule the notices and hearings required by this subsection
together with the notices and hearings required by subsection C of this section.
2. A municipality may amend an infrastructure improvements plan without a public hearing if the amendment
addresses only elements of necessary public services that are included in the existing infrastructure improvements
plan. The municipality shall provide public notice of those amendments at least fourteen days in advance of their
effective date.
E. For each necessary public service that is the subject of a development fee, the infrastructure improvements plan shall:
1. Estimate future necessary public services that will be required as a result of new development and the basis for the
estimate.
2. Forecast the costs of infrastructure, improvements, real property, financing, other capital costs and associated
appurtenances, equipment, vehicles, furnishings and other personalty that will be associated with meeting those
future needs for necessary public services and estimate the time required to finance and provide the necessary
public services.
F. A municipality may automatically adjust a development fee on an annual basis without a public hearing if the adjustment is
based on a nationally recognized index applicable to the cost of the necessary public service that is the subject of the
development fee and the adjustment mechanism is identified in the report required by subsection C of this section. The
municipality shall provide public notice of those adjustments at least thirty days in advance of their effective date.
G. Each municipality that assesses development fees shall submit an annual report accounting for the collection and use of the
fees. The annual report shall include the following:
1. The amount assessed by the municipality for each type of development fee.
2. The balance of each fund maintained for each type of development fee assessed as of the beginning and end of the
fiscal year.
3. The amount of interest or other earnings on the monies in each fund as of the end of the fiscal year.
4. The amount of development fee monies used to repay:
(a) Bonds issued by the municipality to pay the cost of a capital improvement project that is the subject of a
development fee assessment.
(b) Monies advanced by the municipality from funds other than the funds established for development fees in
order to pay the cost of a capital improvement project that is the subject of a development fee
assessment.
5. The amount of development fee monies spent on each capital improvement project that is the subject of a
development fee assessment and the physical location of each capital improvement project.
6. The amount of development fee monies spent for each purpose other than a capital improvement project that is the
subject of a development fee assessment.
H. Within ninety days following the end of each fiscal year, each municipality shall submit a copy of the annual report to the
city clerk. Copies shall be made available to the public on request. The annual report may contain financial information that has
not been audited.
I. A municipality that fails to file the report required by this section shall not collect development fees until the report is filed.
J. Any action to collect a development fee shall be commenced within two years after the obligation to pay the fee accrues.
K. For the purposes of this section, "infrastructure improvements plan" means one or more written plans that individually or
collectively identify each public service that is proposed to be the subject of a development fee and otherwise complies with the
requirements of this section, and may be the municipality's capital improvements plan.
~ '
Town of Marana Wastewater Impact Fee Study
development, the cost difference must be funded by existing ratepayers. This is a fundamental
policy decision that must be addressed by all communities that implement impact fees.
3. The capital improvement plan is a critical element in the determination of an impact fee.
Impact fees based upon incomplete CIPs will not generate sufficient revenues to ensure that
development pays for all system expansion costs.
4. Particularly for rapidly-growing communities, growth and cost dynamics can change
significantly from year to year. Due to the strong growth dynamics of the Town of Marana, it
would be prudent for the Town to review its impact fee calculations and cost structure at least once
every three years.
5. Some impact fee ordinances allow for exemptions from impact fees for particular
developments that create extraordinary economic development. The criteria for this
exemption must be developed to ensure fairness for all parties.
6. Impact fees can be assessed at the time of platting, at the issuance of the building permit,
or at the time service is actually requested. Each would require receipt of the impact fee funds
from a different source (developer, builder, ratepayer). The project team considers the building
permit stage to be the most reasonable time to ensure the ability to assess the impact of the
development.
7. As part of the oversight process, cities should prepare annual reports of impact fee fund revenues
and disbursements.
8. Developers typically oppose impact fees, because of the added costs they would incur.
However, there are several advantages to a developer of an impact fee. First, impact fees require
communities to do extensive land use planning before being able to implement the charge. This
typically leads to a more ordered community. Second, impact fees can replace the ad hoc
apparatus of negotiated development exactions that exists in many communities. Third, impact
fees enable a utility to finance the facilities to service the developers, something that the Town
may not otherwise be able to achieve. During the evaluation of any impact fee ordinance, it is
important to bring these potential benefits to the attention of developers.
9. Assessing impact fees by meter sizes is easy to explain to customers, which increases the
probability of general community acceptance.
10. Proper education of councils and communities is essential to the ultimate acceptance of impact
fees among the community.
Page: 7 FINAL •- September 2008
Town of Marana Wastewater Impact Fee Study
Impact Fee Comparison
The project team conducted a comprehensive survey of Arizona cities to determine the extent to which impact
fees are currently in place in the state. The survey focused on residential impact fees for water, wastewater
and sanitation services. The results of this survey for relevant cities are presented in Table I.3.The following is
noteworthy about this impact fee comparison:
• Several Arizona border communities do not presently have impact fees. Cities without impact fees
include Patagonia, Bisbee, Douglas, Nogales, Sierra Vista, Lake Havasu City, and Tombstone. This is
not surprising, given that most of these communities (with the exception of Lake Havasu City) are not
experiencing a high rate of population growth or development.
• The table reveals that there is a significant variation in the level of impact fees across those
communities with impact fees current-y in place. There are many potential reasons for this. However,
the most significant reason may be that cities are not required to set an impact fee that recovers the
entire cost of future expansion. As noted earlier in this section, cities may set lower impact fees to
attract development or to reflect the preferences of the community.
• It is common for cities to set water and wastewater impact fees by meter size.
TABLE I-3
TOWN OF MARANA
2~~7 A~ Re~iider~tial Wate~`.~~d~lf1~~~'`I:pi~~+
Based on Sir>~#e ~a+~ity Kotti>~ (~'8~t,-2tlEtltt 8y., ~; Y~tt~tSt°~r
County Jurisdiction Water WW Total
Pima Tucson $ 1,528 na $ 1,528
Pinal Florence 777 993 1,770
Pima Oro Valley 2,074 - 2,074
Yuma San Luis 1,259 1,015 2,274
Pinal Casa Grande - 2,389 2,389
Pinal Eloy 1,433 1,161 2,594
Maricopa Tempe 1,266 1,558 2,824
Pinal Apache Junction 921 2,000 2,921
Maricopa Mesa 1,011 2,024 3,035
Navajo Show Low 759 2,525 3,284
Maricopa Buckeye 2,302 1,462 3,764
Gila Payson 3,785 - 3,785
Pinal Queen Creek - 4,781 4,781
Pima Pima County - 5,113 5,113
Maricopa Surprise 3,335 2,245 5,580
Yavapai Chino Valley 831 4,830 5,661
Maricopa Peoria 3,905 2,024 5,929
Maricopa Phoenix 4,694 2,446 7,140
Maricopa Scottsdale 4,234 3,023 7,257
Maricopa Chandler 5,542 2,490 8,032
Maricopa Glendale 6,660 2,330 8,990
Maricopa Goodyear 4,337 4,662 8,999
Yavapai Prescott 9,373 - 9,373
Maricopa Gilbert 5,033 4,422 9,455
Maricopa Avondale 5,251 5,493 10,744
Yuma Yuma 5,203 6,577 11,780
Source: 2007 National Impact Fee Survey, Duncan Associates
Page: 8 FINAL -- September 2008
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Town of Marana
SECTION II
Introduction
Wastewater Impact Fee Study
Section I of this study presented a five step summary of the calculation of an impact fee. These five steps are
as follows:
1. Determine the Town s actual and forecast connections and ERUs.
' 2. Calculate the percentage of the Town's Capital Improvement Plan devoted to system growth,
as opposed to repair and maintenance of the existing system.
' 3. Determine the amount of growth-related CIP that is expected to be financed through the
issuance of long-term debt, and determine total interest expense over the forecast period.
' 4. Calculate the credit to be paid by new connections during the planning period for debt issued
to fund the CIP.
' 5. Calculate the maximum impact fee per ERU.
Each of these steps, as well as the resulting maximum wastewater system impact fees, is presented in this
section. The Town's Wastewater Impact Fee Calculation Model is presented in Appendix A of this study.
' A not uncommon practice for utilities implementing impact fees is to develop a unique set of charges for each
defined service area. A service area can be defined as a geographic area in which a specific set of facilities
provides service. For example, larger cities and communities with distinct geographical areas (hills, valleys,
' etc.) may have several service areas. After consultation with the Town staff, the project team determined that
the entire Town service territory can be defined as a single service area. The reasons for this are that the
Town's size remains fairly limited (compared to major metropolitan areas such as Phoenix), its geography is
' uniform and its customer base is overwhelmingly residential. Since there is one service area, there is one set
of impact fees for residential and commercial customers.
' The project team also examined in detail level of service standards for the wastewater system, both current
and after the implementation of the proposed capital improvement plan. Town staff and engineers have
assured the project team that there will be no discernible increase or decrease in level of service standards
' after CIP implementation. Standards will remain uniform for all residential and commercial customers.
E~„ ,~~
Page: 9 FINAL -- September 2008
Town of Marana Wastewater Impact Fee Study
Step 1-Actual and Forecast Connections and ERUs
The first step in the impact fee development process is to examine the Town's actual and projected volumes,
customer growth and equivalent residential units (ERUs).
Table II.1 presents total wastewater connections by corresponding water meter size forecast to be acquired by
the Town of Marana. The table reveals that the Town is expected to acquire a total of 10,685 wastewater
connections. Of these connections, 10,011 or 93.7% are expected to be associated with 5/8 x 3/4" water
meters. This indicates that the Town's customer base continues to be overwhelmingly residential in nature.
In order to determine ERUs, the total connections by meter size must be multiplied by equivalent meter
capacity conversion factors as derived from the American Water Works Association Manual M-1. The use of
conversion factors results in a total of 14,006 ERUs.
The average daily wastewater flow per Equivalent Residential Unit of the acquired accounts is assumed to be
202.5 gallons. This total will form the basis for demand and cost calculations presented in the next section. It
should be noted that this is a conservative estimate of usage per account because it does not factor in
potential higher flow levels during high water usage months.
TABLE II-1
TOWN OF MARANA
TOTAL EXISTING AND FORECAST SYSTEM CAPACITY
V~['T'~"~ATE
Equivalent
WW Accounts Residential
Acquired Conversion Units
2009 Factor (ERUs)
5/8"x3/4" 10, 011 1.0 10, 011
1 " 377 2.5 943
1 1 /2" 40 5.0 200
2" 149 8.0 1,192
3" 104 15.0 1,560
4" 4 25.0 100
6" - 50.0 -
8" - 80.0 -
Total 10,685 14,006
WW Treatment Per Day Per ERU (gallons) 202.50
Page: 10 FINAL -- September 2008
Town of Marana Wastewater Impact Fee Study
Table II.2 presents the project team's forecast new wastewater accounts by respective water meter size
through 2017. These totals were originally based on the project team's 2007 water and wastewater rate study
and long-term financial plan. However, forecast growth estimates were reduced in light of the recent slowdown
in housing construction in 2008. As shown, the Town's wastewater customer base is forecast to grow in size
from 10,685 accounts at the time of acquisition to 15,185 accounts in FY 2018.
TABLE II-2
TOWN OF MARANA
FORECAST WASTEWATER ACCOUNTS
t ~" J . 1
~
'
yy~~{.~n ~},~~~ S
r ^T^^'it ~t',r .t 73 'Y ,.~:Y~grsd~4x.',,
`tf k.+t ~l
Total A
10,011
377
40
149
104
4 - -
10,685
2009 10,105 381 40 150 105 4 - - 10,785
2010 10,292 388 41 153 107 4 - - 10,985
2011 10,573 399 42 157 110 4 - - 11,285
2012 10,948 413 43 163 114 4 - - 11,685
2013 11,416 431 45 170 119 4 - - 12,185
2014 11,978 452 47 178 125 4 - - 12,785
2015 12,540 473 49 186 131 4 - - 13,385
2016 13,102 494 51 194 137 4 - - 13,985
2017 13,664 515 53 202 143 4 - - 14,585
2018 14,226 536 55 210 149 4 - - 15,185
2009 94 4 - 1 1 - - - 100
2010 187 7 1 3 2 - - - 200
2011 281 11 1 4 3 - - - 300
2012 375 14 1 6 4 - - - 400
2013 468 18 2 7 5 - - - 500
2014 562 21 2 8 6 - - - 600
2015 562 21 2 8 6 - - - 600
2016 562 21 2 8 6 - - - 600
2017 562 21 2 8 6 - - - 600
2018 562 21 2 8 6 - - - 600
k6e' ~~ ;1g
Total 10,011 943 200 1,192 1,560 100 - - 14,006
2009 10,105 953 200 1,200 1,575 100 - - 14,133
2010 10,292 970 205 1,224 1,605 100 - - 14,396
2011 10,573 998 210 1,256 1,650 100 - - 14,787
2012 10,948 1,033 215 1,304 1,710 100 - - 15,310
2013 11,416 1,078 225 1,360 1,785 100 - - 15,964
2014 11,978 1,130 235 1,424 1,875 100 - - 16,742
2015 12,540 1,183 245 1,488 1,965 100 - - 17,521
2016 13,102 1,235 255 1,552 2,055 100 - - 18,299
2017 13,664 1,288 265 1,616 2,145 100 - - 19,078
2018 14,226 1,340 275 1,680 2,235 100 - - 19,858
Page: 11 FINAL -- September 2008
Town of Marana
Wastewater Impact Fee
Table II.3 calculates forecast overall wastewater system treatment capacity. For the purposes of an impact
fee, the system capacity is defined in terms of the total wastewater treatment capacity. While different portions
of the system (i.e. lift stations, collection lines, etc.) have different individual levels of daily capacity, impact fees
are calculated for the system as a whole. Therefore, the overall capacity of a wastewater system is defined as
its ability to treat influent on a daily basis. This data was developed in conjunction with Town staff.
Table II-3 reveals that the current capacity of the City's wastewater treatment plant is 3,800,000 gallons per
day, which is equivalent to 18,765 ERUs. This consists of two plants, the Rillito Narrows plant with a capacity
of 3,500,000 gallons per day, and the Marana plant with a capacity of 300,000 gallons per day. Neither plant is
anticipated to be expanded during the ten year forecast period.
t ~~
~~~; ~
i]
TOWN OF MARANA
CURRENT AND FORECAST CAPACITY
VtfAS'TI~A
Total Total
WWTP WWTP
Capacity Capacity
( allons/da) (ERUs)
Gallons Per Day Per ERU 202.5
2009 3, 800, 000 18, 765
2010 3, 800, 000 18, 765
2011 3,800,000 18,765
2012 3,800,000 18,765
2013 3,800,000 18,765
2014 3, 800, 000 18, 765
2015 3,800,000 18,765
2016 3, 800, 000 18, 765
2017 3, 800, 000 18, 765
2018 3,800,000 18,765
Ending Capacity 3,800,000 18,765
Beginning Capacity 3,800,000 18,765
Page: 12
FINAL -- September 2008
Town of Marana Wastewater Impact Fee
Step 2 -- Capital Improvement Plan
The second step involved in calculating a wastewater impact fee is to determine the cost of future system
expansions and improvements. The Town and its engineer have developed a comprehensive wastewater
system capital improvement plan. The CIP is summarized in Table II-4 and presented in detail in Chart II-5.
The capital improvement plan identifies the portion of each asset that is devoted to repair and replacement of
the existing system, and the percentage specifically related to future growth. For example, the most significant
wastewater expenditure is the construction of the wastewater treatment plants to service existing and forecast
capacity. Further, the project team has utilized the conservative assumption that no portion of the CIP will be
funded through grants.
The tables reveal that the Town intends to spend $65,600,000 during the next decade to repair and expand the
wastewater system and to ensure that the system remains operating at state and federal standards. Of this
total, approximately $26,944,313 or 41.1 % of these expenses are growth-related.
It should be noted that the Town's capital improvement plan represents a Deductive calculation of impact fees,
as opposed to the alternative Inductive calculation. In a Deductive calculation, the actual cost of each asset
identified in the CIP is calculated and included in the impact fee charge. Larger cities such as Phoenix are
more likely to use an inductive calculation, whereby a standardized asset cost is used for all facilities. The
Town's capital improvement plan is of sufficient detail to allow a specific calculation of each asset.
I OF MARANA
i4L IMPROVEMENT PLAN
Asset
Percent Total
Total Growth Growth-Related
Cost Related CIP
Total
Replacement
CIP
W ~~
WW1 Wastewater Treatment Plants
WW2 Collections
Total Wastewater Capital Improvements
$ 58,500,000 44.5% $ 26,044,313
7,100,000 12.7% 900,000
65,600,000 26,944,313
41.1%
$ 32,455,688
6,200,000
38,655,688
58.9%
Page: 13 FINAL -- September 2008
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Town of Marana Wastewater Impact Fee Study
Step 3 -- Debt Service Interest Adjustment
The third step in the development of a wastewater impact fee involves the inclusion of the net present value of
interest expense on wastewater-related long-term debt. As stated above, the Town's capital improvement
program is forecast to cost $65,600,000 over the next ten years, of which 41.1% is for growth-related
construction. For the purposes of this study, no portion of the capital improvement plan is assumed to be
funded through grants, and substantially all the capital improvement plan is assumed to be funded through the
issuance of long-term debt.
The City's funding assumptions are presented in Table II.6 on the following page. Total debt issues for
wastewater-related capital improvements, including closing costs, are forecast to be $62,220,000.
Approximately $25,556,023 of this debt isgrowth-related.
As the table further reveals, debt is assumed to be issued for 25 year terms at 4.5% annual interest rates. For
the ten year planning period FY 2008 - 2017, total wastewater growth-related interest is calculated to be
$9,517,250. This equates to a net present value of $7,153,886.
Page: 14 FINAL -- September 2008
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Town of Marana
Step 4 -Debt Service Credit
Wastewater Impact Fee Study
The fourth step in the impact fee calculation process is to calculate a credit for the amount of debt service
expected to be paid by new connections during the planning period through monthly usage charges. This
credit is netted against the total capital improvement plan. The idea is that new connections that come on line
will be expected to pay monthly wastewater rates that include a component for debt service. In order to prevent
double charging these new connections, the amount of the impact fee should be reduced by an amount
equivalent to the debt service paid for new system construction by these new accounts.
The calculation is summarized in Table II.7. Total planning period wastewater-related debt service is
calculated to be $38,761,930, of which $15,920,938 is growth-related. The total current ERUs to be acquired
by the Town are 14,006, which equates to 1,680,660 monthly bills over the ten year period. Dividing total
growth-related debt service by monthly bills per ERU equates to $23.06 per bill devoted to debt service.
Using growth forecasts outlined in Table II-3 results in cumulative new ERUs of 5,851. Details behind this
calculation can be found in the Wastewater System Impact Fee Model contained in Appendix A. Multiplying this
total by $23.06 results in a total cumulative credit of $1,619,197 over the planning period funded by new
connections.
NN OF MARANA
AL DEBT CREDIT
tI4tA~TFAT t?~bt Cwt
Total
Planning Period Debt Service
Total Principal and Interest $ 38,761,930
Growth Related
Percent 41.1
Total 15, 920, 938
Credit Per Current ERU Per Month
Current ERUs 14,006
Planning Period (Years) 10
Monthly Bills from Curruent ERUS during Planning Period 1,680,660
Planning Period Credit per Current ERU Per Month $ 23.06
Cumulative Credit
Cumulative New ERUs 5,851
Credit per Current ERU Per Month $ 23.06
Cumulative Credit 9,619,197
Page: 15 FINAL -- September 2008
Town of Marana Wastewater Impact Fee Study
Step 5 -- Wastewater System Impact Fee
The final step in the determination of wastewater impact fees involves the calculation of the per ERU charge
attributable to new development. The calculation is summarized on Table II-8 on the following page.
Part I of Table II-8 calculates the current and forecast wastewater system capacity in ERUs. The capacity for
the wastewater system is estimated to be 18,765 Equivalent Residential Units.
In Part II of Table II-8, total growth-related CIP is added to forecast interest expense. From this sub-total the
credit for CIP paid by new development through wastewater rates is subtracted. The net value of the Town's
growth-related CIP is calculated to be $34,842,365.
The net CIP is then divided by the forecast capacity required for new accounts, or 8,080 ERUs. This results in
a maximum impact fee per ERU of $4,312.
Part III of Table II-8 calculates the maximum impact fee by equivalent water meter size, based on the AWWA
meter equivalency standards for positive displacement meters. A 3/a" meter is equivalent to a single Equivalent
Residential Unit. The fee of $4,312 is multiplied by the associated meter equivalent standard to determine the
impact fee for larger sized meters.
The project team recommends that all meters greater than 2" be calculated individually based on flow rates, at
a cost of $21.29 per gallon.
Setting water and wastewater impact fees by meter size has become a more common practice across the
nation in recent years. Proponents note the following advantages of this fee schedule:
• It is easy to understand and administer.
• There is no confusion among developers and municipal officials; the fee is simply based on the
size of the meter utilized for the property in question. There is no dispute over land uses, land
types, classifications or complex pro rata formulas.
• The method for calculation and update is straightforward.
• It encourages developers to install a meter no larger than the size that is needed for the
development. This reduces the Town's costs by not requiring the construction of more capacity to
service larger active meters.
Table II.9 summarizes the recommended maximum impact fee schedule by equivalent water meter size. It
should be noted that these recommendations represent the maximum wastewater impact fee that can be
implemented. Under Arizona Revised Statute 9-463.05, the Town has the legal authority to implement any
amount from zero up to, but not exceeding, these totals for each meter size.
Page: 16
FINAL -- September 2008
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Town of Marana
Wastewater Impact Fee Study
TOWN OF MARANA
WASTEWATER IMPACT FEE BY METER SIZE
Water AWWA
Meter Meter
Size Ratio
5/8" -- 3/4"
1"
1 1/2"
2"
Wig
Imp~et
1.00 $ 4,312
2.50 1 Q,7>3t!
5.00 21,50
8.00 34,4
Cost per Gallon $ 21.29
NOTE: Meters over 2" should have fees individually calculated based on flow rate
Page: 17 FINAL -- September 2008
__ _ . _ .
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' Town of Marana
Wastewater Impact Fee Study
Forecast Wastewater Impact Fee Revenues
Table II.10 presents. the total forecast water impact fee revenues for the period FY 2009-2018. For the
purposes of this calculation it is assumed that the maximum impact fee is adopted effective at the
beginning of FY 2009. Should the Town implement an impact fee of less than the maximum, total annual
revenue will be lower.
TABLE II-10
TOWN OF MARANA
FORECAST IMPACT FEE REVENUE
5/8" x 3/4" 1" 1 1/2" 2"
Meter Meter Meter Meter Total
1~(as#~' 1`e~
Maximum
Impact Fee $ 4,312 $ 10,780 $ 21,560 $ 34,496
Forecast New Accounts
2009 94
2010 187
2011 281
2012 375
2013 468
2014 562
2015 562
2016 562
2017 562
2018 562
4 - 1 99
7 1 3 198
11 1 4 297
14 1 6 396
18 2 7 495
21 2 8 593
21 2 8 593
21 2 8 593
21 2 8 593
21 2 8 593
Forecast Revenues
2009 $ 405,328 $ 43,120 $ - $ 34,496 $ 482,944
2010 806,344 75,460 21,560 103,488 1,006,852
2011 1,211,672 118,580 21,560 137,984 1,489,796
2012 1,617,000 150,920 21,560 206,976 1,996,456
2013 2,018,016 194,040 43,120 241,472 2,496,648
2014 2,423,344 226,380 43,120 275,968 2,968,812
2015 2,423,344 226,380 43,120 275,968 2,968,812
2016 2,423,344 226,380 43,120 275,968 2,968,812
2017 2,423,344 226,380 43,120 275,968 2,968,812
2018 2,423,344 226,380 43,120 275,968 2,968,812
Total Period 18,175,080 1,714,020 323,400 2,104,256 22,316,756
Page: 18 FINAL -• September 2008
Town of Marana
Notes and Caveats
Wastewater Impact Fee Study
The project team notes that this impact fee calculation is based on a series of assumptions about future
behavior and economic/financial conditions. These assumptions are based on an evaluation of current
overall conditions. Should any of the assumptions and representations in this study require revision or
modification, the impact fees may have to be adjusted accordingly.
These representations include but are not limited to:
• Increases or decreases in future account and billing unit growth
• Adjustments in the capital improvement plan requirements
• Adjustments in total capacity requirements
• Changes in interest rates or debt issue lifespans
• Changes in overall economic conditions
• Catastrophic changes, including such occurrences as weather events, terrorist attacks, etc.
Page: 19 FINAL -- September 2008
Town of Marana Wastewater Impact Fee Study
Impact Fee Annual Adjustment
The Arizona Revised Statutes 9-463-05 contain the following provision:
F. A municipality may automatically adjust a development fee on an annual basis without a
public hearing if the adjustment is based on a nationally recognized index applicable to the
cost of the necessary public service that is the subject of the development fee and the
adjustment mechanism is identified in the report required by subsection C of this section.
The municipality shall provide public notice of those adjustments at least thirty days in
advance of their effective date.
Should the Town so desire, it may implement annual adjustments of the development fees based on a
recognized index. A common index used by many municipalities is the Engineering News Record
Construction Cost Index (ENR-CCI). To utilize this index the Town would declare its intention to recalculate
the fee each year at a defined time based on the ENR-CCI for the past twelve months.
If the CCI remains at 5.0% in future years, which is its approximate average over the past several years,
the fees would be as indicated in Table II.11.
Table II-11
TOWN OF MARANA
WASTEWATER IMPACT FEE BY METER SIZE
MAXIMUM
Water AWWA Wastewater
Meter Meter Impact Fee
Size Ratio 2009 2010 2011 2012 2013
ENR Construction
Cost Index 5 0% ~ !,% 5 0°~ 5 0°0
5/8" -- 3/4" 1.00 $ 4,312 $ 4,528 $ 4,754 $ 4,992 $ 5,241
1" 2.50 10,780 11,319 11,885 12,479 13,103
11/2" 5.00 21,560 22,638 23,770 24,958 26,206
2" 8.00 34,496 36,221 38,032 39,933 41,930
NOTE: Meters over 2" should have fees individually calculated based on flow rate
Page: 20 FINAL -- September 2008
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