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Storm Water - Commercial Property FAQ

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1. What is a Storm Water Utility?

A storm water utility is similar to water, sewer and other utilities that you are familiar with. These utilities charge a fee for services provided. In this case, the service is the control of storm water runoff through construction, operation and maintenance of a storm water system.

2. Why Do We Need a Storm Water Utility?

There are two main reasons, 1) Additional revenue is needed for storm water operations. WVC must improve its storm water operations to prevent pollution and improve storm water quality as required by the EPA’s ‘National Pollution Discharge Elimination System’ mandate. 2) More money is needed to build and improve storm drain systems. The City has estimated the cost of needed capital storm water improvements at $37 million. Before the utility was formed in 2001, appropriations were only about $300,000 a year. At this rate it would take over 100 years to build what will be needed.

3. Why the Concern About Storm Water Quality?

A major storm water quality concern is ‘non-point source pollution.’ As the name implies, non-point source pollution comes from numerous locations and is carried through runoff. The types of pollutants include: toxins, metals, oils, nutrients, and fecal coliform. These directly impact water quality and now represent a large percentage of the pollution picture. More frequent street sweeping and increased cleaning of storm drains can help control these pollutants.

4. What is the Service Fee Charge Based On?

The service charge is based on the amount of impervious area on a property. Impervious area is the best indicator of how much you use the storm water system. Single-family homes provide the basis for the rate. The average amount of impervious area for a single-family residence is 2,830 square feet or one (1) equivalent resident unit (ERU). ERU’s for businesses are calculated by dividing the impervious area by 2,830 square feet.

5. What is an Impervious Surface?

When property is improved with buildings, pavement or compacted gravel, water is prevented or retarded from entering the soil. These areas are termed impervious surfaces because they restrict natural infiltration and increase runoff from the property.

6. How Much is the Storm Water Utility Charge?

A maximum rate of $6.00 per month per ERU. Multi-family dwellings, schools, churches, and industrial and commercial users will pay a multiple of this base charge depending on the amount of impervious area.

7. Is this a one-time charge?

NO. It is an ongoing fee for the development of new storm water operations, control facilities, their maintenance and water quality compliance.

8. How is Property Measured?

Impervious area on non-residential properties was either measured from recent aerial photos or site plans submitted to the City when constructing a new building.

9. Who Has to Pay?

All developed property within the city will pay the storm water fee. That includes: homes, schools, public facilities, churches and businesses. The only exception is the public streets which are designed to collect and carry storm water runoff.

10. How Much Will the Utility Raise Annually Through These Fees?

Approximately $3 million annually. This program will fund capital improvements, operations, maintenance, development review, administrative services, field inspections and regulatory compliance.

11. Why Are Churches & Schools Being Billed?

The service charge, just like water and sewer fees, is based upon the cost of services provided. Because this is not a tax, it is collected from all customers who receive service. Churches and schools contribute a significant amount of runoff to the City because of their size & amount of hard surface.

12. Is it Possible to Have My Fee Reduced?

Properties which retain all storm water runoff are billed a reduced rate.

13. Where Does the Money Go?

The money collected by the Storm Water Utility is reserved for Storm Water purposes only. These purposes include: a) increased maintenance of the City’s storm drain system, b) additional street sweeping, c) inspection & enforcement of storm water regulations/standards, d) public information & education, e) construction of long overdue capital storm water facilities and equipment.

14. Why Not Add This to My Property Taxes?

Property taxes are based upon the assessed valuation of land and their improvements. These values have little relationship to an individual property’s use of the storm drainage system. A service fee, applied to all parcels, is a more equitable method of funding the program. Many untaxed agencies and institutions are large contributors to storm water runoff. They will pay their share of the utility fee.

15. Is This Money Going to Take Care of the Drainage problems Created by New Development?

No, every developer is required to provide the drainage improvements necessary to handle the runoff generated by that development. Developers must also pay an impact fee or construct an equivalent portion of the city’s storm drain system to relieve the impact of the new development on the overall system. All impervious area created by these new developments will be included in the storm water utility and will pay the service fee just as everyone else in the City.

16. I Lease the Property I Own to Another Party. Does the Property Owner Pay the Fee or the Lessee?

The bill will go to the property owner, unless the owner signs an Alternate Billing Agreement.

17. My Business is NOT Connected to the City’s Drainage System. Why Should I Have to Pay?

There are several ways your property benefits from the services provided by the Storm Water Utility. 1) Approximately one-half of the money collected is used to implement the Storm Water Management Program required by the federal Clean Water Act, and enforced under a permit with the State Department of Environmental Quality. This is a requirement placed on the entire City. 2) The City’s storm water program improves and maintains those upstream storm water facilities that protect your property. They establish design criteria, and regulate development that helps control off-site storm water problems. 3) The transportation system is used by all residents and businesses in the City. Maintenance of the street drainage system and street sweeping are funded by the Utility. 4) The Storm Water Management Program reduces storm water pollutants that degrade our rivers and ground water quality and the environment of the City. Every property owner in West Valley City is served by these activities.