Denison, Texas - City Development Fees
Denison | City | Grayson County | North Texas / Texoma (US-75 north corridor, Red River border) | Sherman-Denison, TX MSA
Denison is a home-rule city in Grayson County on the US-75 corridor at the Red River / Lake Texoma border, and the twin city to Sherman in the Sherman-Denison metropolitan statistical area. The City administers development charges through three channels: water, wastewater, and roadway impact fees adopted under Texas Local Government Code Chapter 395 (Ordinance No. 5286); Planning and Zoning application, plat, and site plan fees; and its own municipal water and wastewater utility, which levies tap and meter fees. All three families are published in a single consolidated FY2026 Comprehensive Schedule of Fees, so the figures below are drawn from that one document alongside the City Impact Fee Program page that corroborates the impact-fee ordinance. Verify current amounts with the City of Denison before relying on them.
On this page
Fee Summary
| Fee Type | Status | Top-Line Figure | Effective Date |
|---|---|---|---|
| Impact Fees (TLGC Ch. 395 water, wastewater, and roadway; Ord. No. 5286) | Confirmed | Water assessed $4,569.00 per single-family 1" or smaller meter (maximum allowable $9,138); wastewater $6,299.00 per connection; roadway Single Family $1,493.86/unit and Commercial $5,094.65 per 1,000 sq ft | FY2026 Comprehensive Schedule of Fees (impact fees per Ordinance No. 5286) |
| Zoning and Development Application Fees (Planning and Zoning, Engineering, Public Works permits) | Confirmed | Zone change (straight) $400.00 + $5.00/acre; planned development $500.00 + $10.00/acre (max $2,500.00); conditional use permit $500.00; variance $200.00; site plan review $400.00 + $10.00/acre; plats $350.00-$500.00 + $5.00/lot | FY2026 Comprehensive Schedule of Fees |
| Utility Tap / Meter Fees (Public Works, Taps and Meters) | Confirmed | Water tap 1" $2,500.00 / $3,500.00 (without / with street cut); 2" $3,000.00 / $4,000.00; sewer tap 4" $2,100.00 / $3,100.00; 1" water meter $450.00 | FY2026 Comprehensive Schedule of Fees |
| Special District Fees | Not administered | The City levies no per-application special district, PID, or MUD creation fee | - |
| Proffers | Not applicable | Texas has no cash proffer regime; exactions run through TLGC Ch. 212 and Ch. 395 | - |
Chapter 395 Impact Fees
Source: City of Denison FY2026 Comprehensive Schedule of Fees, Impact Fees section, corroborated by the City Impact Fee Program page. Denison administers water, wastewater, and roadway impact fees under Texas Local Government Code Chapter 395, adopted per Ordinance No. 5286 (2023 impact fee study). Water impact fees are assessed at 50% of the maximum allowable amount by meter size, so the assessed (collected) figure is the operative amount and the maximum allowable is shown for reference. Impact fees are due prior to plat recordation, or at building permit or utility connection where not calculable at platting.
Water Impact Fees (assessed by meter size)
| Basis | Fee |
|---|---|
| Single-family, 1" or smaller meter (assessed = 50% of maximum) | $4,569.00 per meter (maximum allowable $9,138) |
| Single-family, larger meters (assessed) | 1.5" $22,843 · 2" $36,548 · 3" $73,096 · 4" $114,213 · 6" $228,425 · 8" $365,480 per meter |
| Multi-family / non-residential, 5/8"-3/4" and 1" meter (assessed) | 5/8"-3/4" $4,569 · 1" $6,854 (up to 8" $365,480) per meter |
Wastewater Impact Fee
| Basis | Fee |
|---|---|
| Wastewater impact fee (residential and non-residential, assessed = 50% of maximum) | $6,299.00 per connection (maximum allowable $12,598) |
Roadway Impact Fees (assessed by land use)
| Land Use | Fee |
|---|---|
| Single Family | $1,493.86 per unit |
| Multi-Family | $863.50 per unit |
| Industrial | $1,208.90 per 1,000 sq ft |
| Commercial | $5,094.65 per 1,000 sq ft |
| Retail | $4,075.72 per 1,000 sq ft |
Authority: Ordinance No. 5286 (adopting the Water, Wastewater, and Roadway Impact Fee program; 2023 impact fee study). The ordinance reference is corroborated by the City Impact Fee Program webpage. Tap and meter fees below are charged in addition to these impact fees, not instead of them.
Zoning and Development Application Fees
Source: City of Denison FY2026 Comprehensive Schedule of Fees, Planning and Zoning, Engineering, and Public Works Permits sections. The figures below are captured verbatim from the consolidated schedule.
| Application Type | Fee |
|---|---|
| Zone Change (Straight) | $400.00 + $5.00/acre |
| Zone Change (Planned Development) | $500.00 + $10.00/acre (maximum $2,500.00) |
| Conditional Use Permit | $500.00 |
| Variance Request | $200.00 |
| Zoning Verification Letter | $25.00 per address/property ID |
| Preliminary Plat | $350.00 + $5.00/lot |
| Final Plat (includes county filing fee) | $500.00 + $5.00/lot |
| Replat (includes county filing fee) | $500.00 + $5.00/lot |
| Minor Plat / Master-Development Plat | $500.00 |
| Amending Plat / Conveyance Plat (includes county filing fee) | Amending $250.00 · Conveyance $450.00 |
| Site Plan Review | $400.00 + $10.00/acre |
| Site Plan Amendment / Facade Plan / Parking Plan | $150.00 each |
| Annexation | $750.00 |
| Park Dedication Fee | $500.00 per unit |
| Engineering plan/submittal review (estimated municipal 2-hr cost) + construction inspection | estimated $80-$110 per staff review tier; average plan submittal review cost $5,000.00; third-party at actual cost |
| Land Disturbance Permit / Pavement Cut / Driveway Approach Permit | $50.00 general ($250.00 expedited) each |
Authority: City of Denison Planning and Zoning, Engineering, and Public Works.
Water and Sewer Tap Fees
Source: City of Denison FY2026 Comprehensive Schedule of Fees, Public Works, Taps and Meters. Denison operates its own municipal water and wastewater utility. These tap and meter fees are charged in addition to the Chapter 395 water and wastewater impact fees above, and are distinct from those capital-recovery impact fees.
| Connection | Fee |
|---|---|
| Water tap - 1" (without street cut / with street cut) | $2,500.00 / $3,500.00 (includes meter box and lid) |
| Water tap - 2" (without / with street cut) | $3,000.00 / $4,000.00 (includes meter box and lid) |
| Water tap - over 2" | Contractor-installed to City specifications (customer responsibility) |
| Sewer tap - 4" (without / with street cut) | $2,100.00 / $3,100.00 |
| Sewer tap - 6" | Contractor-installed |
| Water meter - 1" | $450.00 (2" and larger at actual cost) |
| Residential meter register upgrade fee | $255.00 |
Authority: City of Denison Public Works / Utilities.
Coverage Notes - What This Page Does Not Cover
Per ZoneFee's Partial-Verified Publication Standard, the items below were not closed on this page with a fixed fee amount traceable to a dated or byte-stable official source document. They are disclosed here rather than estimated, paraphrased from a non-official source, or omitted silently. These items remain under limited-coverage review until these gaps are closed from official sources.
Single-source currency
All three confirmed fee families on this page derive from the single consolidated FY2026 Comprehensive Schedule of Fees, with the impact fees adopted per Ordinance No. 5286 (2023 impact fee study). At each review, ZoneFee re-downloads the FY2026 schedule and re-verifies that no FY2027 successor schedule supersedes it and that Ordinance No. 5286 remains the governing impact-fee ordinance.
Water impact fee maximum versus assessed
The FY2026 schedule prints both the maximum allowable and the assessed (50%) water and wastewater impact fee amounts. The figures published above are the assessed (collected) amounts, which are the operative charges, with the maximum allowable shown alongside for reference only.
Special district fees
The City of Denison levies no per-application special district, public improvement district, or municipal utility district creation or petition fee. The 38-page consolidated FY2026 Comprehensive Schedule of Fees was read in full across all fee-bearing departments (Planning and Zoning, Engineering, Public Works, Impact Fees), and no special-district / PID / MUD application fee is present. In Texas, PID formation costs under Local Government Code Chapter 372 and MUD formation costs under Water Code Chapter 54 are recovered through the district itself or a negotiated development agreement, not through a standardized per-application city fee. Closed-search outcome: this fee family is not administered by this jurisdiction.
Proffers
Cash proffers are a Virginia statutory instrument under Virginia Code Section 15.2-2303.4 with no Texas counterpart. Texas exactions run through Local Government Code Chapter 212 (subdivision and development) and Chapter 395 (impact fees), both of which are reflected above. Closed-search outcome: this fee family does not apply to this jurisdiction.
Fee Authorities
| Authority | Fee Types | Official Website |
|---|---|---|
| City of Denison Planning and Zoning / Development Services | Zoning, plat, site plan, annexation, and park dedication application fees | cityofdenison.com |
| City of Denison Engineering (impact fee program, Ord. No. 5286) | Water, wastewater, and roadway impact fees adopted under Texas Local Government Code Chapter 395; engineering plan review and construction inspection fees | cityofdenison.com |
| City of Denison Public Works / Utilities | Water and sewer tap fees, water meter fees, and land disturbance / pavement cut / driveway approach permit fees | cityofdenison.com |
Other North Texas jurisdictions covered by ZoneFee: Sherman (twin city in the Sherman-Denison MSA), McKinney, and Anna. See also the impact fees guide for how Texas Local Government Code Chapter 395 works.
Sources
| Document | Agency | Accessed |
|---|---|---|
| FY2026 Comprehensive Schedule of Fees (impact fees, Planning and Zoning, Engineering, Public Works taps and meters) | City of Denison | 2026-08-07 |
| Impact Fee Program (Ordinance No. 5286, Impact Fee Report Water/Wastewater/Roadway, service-area maps) | City of Denison | 2026-08-07 |
Last verified by ZoneFee: 2026-08-08. Fee schedules are subject to change. Verify current rates directly with the City of Denison (Planning and Zoning, Engineering, and Public Works) before relying on this data for any financial decision.
This page reflects fee data sourced from the City of Denison FY2026 Comprehensive Schedule of Fees and the City Impact Fee Program page. ZoneFee does not guarantee that fee amounts are current at the time you read this page. Fee schedules change. Water and wastewater impact fees are assessed at 50% of the maximum allowable amount, and the assessed figures shown above are the operative charges while the maximum allowable amounts are shown for reference only. All three confirmed fee families derive from a single consolidated FY2026 document, and the impact fees are adopted per Ordinance No. 5286. Tap and meter fees are charged in addition to impact fees. Texas has no cash proffer regime, and the City levies no per-application special district fee. Verify all current rates directly with the City of Denison before relying on this data for land acquisition, project budgeting, or any financial decision. This page is for research and due-diligence reference only - it is not legal or financial advice.