HomeMy WebLinkAbout03/04/2016 - Planning And Zoning Board - Agenda - Work SessionPlanning and Zoning Board Page 1 March 4, 2016
Kristin Kirkpatrick, Chair Conference Room A
Gerald Hart, Vice Chair 281 N. College Avenue
Jennifer Carpenter Fort Collins, Colorado
Jeff Hansen 80524
Emily Heinz
Michael Hobbs
Jeffrey Schneider
Planning and Zoning Hearing will be held on Tuesday, March 8, 2016, in City Hall Chambers.
Regular Work Session
March 4, 2016
281 S. College Avenue – Conference Room A
12:00 - 4:00 pm
Consent:
1. February 11, 2016, P&Z Hearing Draft Minutes
2. Harmony Commons PDP (Shepard)
3. Dutch Bros. Coffee at Timberline Center Major
Amendment (Shepard)
4. Home 2 Suites PDP (Shepard)
5. St. Peter’s Anglican Church PDP/FDP (Lorson)
6. Prospect Station II, PDP (Lorson)
7. 2133 S. Timberline Rd Major Amendment (Lorson)
Discussion:
None noted.
Board Topics:
• Street Oversizing Capital Expansion Fee Study
(Baker)
• Development Review Survey Results (Burnett/Gloss)
• Downtown Parking Options (Lorson)
• Old Town Planning Projects (Gloss/Wray/McWilliams)
Policy and Legislation:
• Dust Prevention and Control Update (Ex/Smith)
• Food Truck Vendors Update (Wray)
Projected Time
12:00 – 1:00pm
1:00 – 3:00pm
3:00 – 4:00pm
Planning and Zoning Board
Work Session Agenda
DRAFT
Land Use Assumptions for
Street Oversizing Capital Expansion Fee Study
Prepared for:
City of Fort Collins, Colorado
February 23, 2016
4701 Sangamore Road
Suite S240
Bethesda, MD
(301) 320-6900
www.TischlerBise.com
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
i
Table of Contents
LAND USE ASSUMPTIONS ..................................................................................................................... 1
SUMMARY OF GROWTH INDICATORS ............................................................................................................... 1
RESIDENTIAL DEVELOPMENT .......................................................................................................................... 2
Persons per Housing Unit ..................................................................................................................... 3
Residential Estimates and Projections ................................................................................................. 5
NONRESIDENTIAL DEVELOPMENT .................................................................................................................... 5
Jobs and Nonresidential Projections .................................................................................................... 7
TRIP GENERATION RATES ............................................................................................................................... 8
Fort Collins Control Totals .................................................................................................................... 8
Demand Indicators by Dwelling Size .................................................................................................... 9
Trip Generation by Floor Area ............................................................................................................ 10
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
1
LAND USE ASSUMPTIONS
The population, housing unit, and job projections contained in this document provide the foundation for
the capital expansion fee study. To evaluate the demand for growth-related infrastructure from various
types of development, TischlerBise prepared documentation on jobs and floor area by type of
nonresidential development, average weekday vehicle trip generation rates, and demand indicators by
type of housing unit. These metrics (explained further below) are the service units and demand
indicators that will be used in the capital expansion fee study.
Capital expansion fees are based on the need for growth-related improvements and they must be
proportionate by type of land use. The demographic data and development projections will be used to
demonstrate proportionality and anticipate the need for future infrastructure. Projected growth is
consistent with North Front Range Metropolitan Planning Organization (NFRMPO) household and job
projections in the 2040 Regional Transportation Plan. Capital expansion fee studies typically look out
five to ten years, with the expectation that fees will be periodically updated (every three to five years).
Infrastructure standards are calibrated using 2015 data.
SUMMARY OF GROWTH INDICATORS
Key development projections for the Fort Collins Street Oversizing Capital Expansion Fee Study are
housing units and nonresidential floor area, summarized in Figure 1. These projections are used to
estimate fee revenue and to indicate the anticipated need for growth-related infrastructure. The goal is
to have reasonable projections without being overly concerned with precision. Because capital
expansion fee methods are designed to reduce sensitivity to development projections in the
determination of the proportionate-share fee amounts, if actual development is slower than projected,
fee revenue will decline, but so will the need for growth-related infrastructure. In contrast, if
development is faster than anticipated, the city will receive more fee revenue, but will also need to
accelerate infrastructure improvements to keep pace with the actual rate of development.
Residential development projections are consistent with NFRMPO projections. Population is based on
2015 household estimates provided by Fort Collins staff and projected household growth based on
Traffic Analysis Zone (TAZ) data from NFRMPO. Because TischlerBise recommends a three to five-year
update cycle for capital expansion fees, the fee study does not vary the persons per household or
persons per housing unit ratio over time, and no change to the residential vacancy rate in Fort Collins is
assumed. At the time of the 2013 American Community Survey (ACS) estimate, approximately 3% of the
housing stock in Fort Collins was vacant or only used seasonally. During the next five years, the capital
expansion fee study expects an average increase of 861 housing units per year.
Nonresidential development projections are based on jobs (i.e. employment by place of work) obtained
from OnTheMap, the U.S. Census Bureau’s web application, and projected NFRMPO employment
growth by TAZ. According to NFRMPO job projections, which are converted to annual increases in
nonresidential floor area, Fort Collins anticipates an average increase of 530,000 square feet of
nonresidential floor area per year from 2015 to 2020.
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
2
Figure 1 – Summary of Development Projections and Growth Rates
RESIDENTIAL DEVELOPMENT
Figure 2 indicates the estimated number of housing units added by decade in Fort Collins, according to
data obtained from the U.S. Census Bureau. Consistent with the nationwide decline in development
activity during the Great Recession, residential construction slowed significantly from 2008 to 2010, thus
decreasing the number of units added during the past decade. From 2000 to 2010, Fort Collins grew by
an average of 1,275 housing units per year. From 2010 to 2020, Fort Collins expects housing unit to
increase by an average of 932 units per year.
2015 2016 2017 2018 2019 2020 2025 Increase
Compound
Growth Rate
Housing Units 65,518 66,380 67,225 68,080 68,946 69,823 74,378 861 1.28%
Nonresidential Sq Ft (x 1,000) 38,376 38,891 39,413 39,943 40,480 41,024 43,861 530 1.34%
2015 to 2020
Average Annual
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
2014 2016 2018 2020 2022 2024 2026
Fort Collins Growth Indicators
Housing Units
NonresidenDal Sq Ft (x 1,000)
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
3
Figure 2 – Housing Units by Decade
Persons per Housing Unit
The 2010 census did not obtain detailed information using a “long-form” questionnaire. Instead, the
U.S. Census Bureau has switched to a continuous monthly mailing of surveys, known as the American
Community Survey (ACS), which is limited by sample-size constraints. For example, data on detached
housing units are now combined with attached single units (commonly known as townhouses). Part of
the rationale for deriving fees by house size, as discussed further below, is to address this ACS data
limitation. Because townhouses generally have fewer bedrooms and less living space than detached
units, fees by house size ensure proportionality and facilitate construction of affordable units.
If Fort Collins’ elected officials make a legislative policy decision to not impose fees by house size,
TischlerBise will recommend that fees be imposed for two residential categories. According to the U.S.
Census Bureau, a household is a housing unit that is occupied by year-round residents. Capital
expansion fees often use per capita standards and persons per housing unit, or persons per household,
to derive proportionate-share fee amounts. TischlerBise recommends that fees for residential
Census 2010 Population1 143,986
Census 2010 Housing Units1 60,503
Total Housing Units in 20002 47,755
New Housing Units 2000 to 20101,2 12,748
From 2000 to 2010, Fort Collins added an
average of 1,275 housing units per year. The
projected increase from 2010 to 2020 is 932
units per year.
0
2,500
5,000
7,500
10,000
12,500
15,000
Before 1970 1970s 1980s 1990s 2000s 2010s
Housing Units Added by Decade in Fort Collins
1. U.S. Census Bureau, Census 2010 Summary File 1.
2. Census Bureau, Census 2000 Summary File 1.
Source for 1990s and earlier is Table B25034, American Community Survey, 2010, adjusted to yield total units in 2000.
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
4
development in Fort Collins be imposed according to the number of year-round residents per housing
unit. As shown Figure 3, the U.S. Census Bureau estimates Fort Collins had 59,762 housing units in 2013.
Dwellings with a single unit per structure (detached and attached) averaged 2.69 persons per housing
unit. Even though townhouses are attached, each unit is usually on an individual parcel and has
individual meters for water and electricity; therefore, townhouses are included with dwellings with a
single unit per structure. Dwellings in structures other than single units averaged 1.92 year-round
residents per unit. This category includes duplexes, which have two dwellings on a single parcel of land.
Figure 3 – Year-Round Persons per Unit by Type of Housing
2010$Summary$by$Type$of$Housing
House6 Persons$per Housing Persons$per Housing Vacancy
holds Household Units Housing$Unit Mix Rate
Single'Units1 98,418 37,821 2.60 39,090 2.52 65% 3%
All'Other'Units 38,483 20,008 1.92 21,413 1.80 35% 7%
Subtotal 136,901 57,829 2.37 60,503 2.26 4%
Group'Quarters 7,085
TOTAL 143,986
Source:'U.S.'Census'Bureau,'2010'Census,'Table'DPK1.
1.'Single'unit'includes'detached'and'attached'(i.e.'townhouse).
2013$Summary$by$Type$of$Housing
House6 Persons$per Housing Persons$per Housing Vacancy
holds Household Units Housing$Unit Mix Rate
Single'Units1 103,920 37,873 2.74 38,611 2.69 65% 2%
All'Other'Units 40,634 20,035 2.03 21,151 1.92 35% 5%
Subtotal 144,554 57,908 2.50 59,762 2.42 3%
Group'Quarters 7,502
TOTAL 152,056
Source:'U.S.'Census'Bureau,'2013'American'Community'Survey,'Tables'B25024,'B25032,'B25033,'and'B26001.'
1.'Single'unit'includes'detached'and'attached'(i.e.'townhouse).
Units$in$Structure Persons
Units$in$Structure Persons
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
5
Residential Estimates and Projections
Based on U.S. Census Bureau data and NFPRMPO projections, Fort Collins’ population and housing
inventory are expected to increase during the 10-year study period. To project future residential
development, NFRMPO’s average annual household growth rate was applied to the 2015 household
estimate of 63,887 provided by Fort Collins. Using this growth rate, Fort Collins is projected to gain
approximately 8,600 households over the next 10 years. Next, households are converted to population
in households by applying the 2015 persons per household ratio of 2.37, based on estimates provided by
Fort Collins staff and the 2010 Census, to projected households. With a base year population in
households of 151,412, this yields a population increase of 20,401 by the end of the study period.
Population in Group Quarters is assumed to remain constant over the next ten years.
Figure 4 – Residential Development, 2015-2025
NONRESIDENTIAL DEVELOPMENT
In addition to data on residential development, the calculation of capital expansion fees requires data
on nonresidential development. TischlerBise uses the term “jobs” to refer to employment by place of
work. In Figure 5, gray shading indicates the three nonresidential development prototypes that will be
used by TischlerBise to derive average weekday vehicle trips and Vehicle Miles of Travel (VMT).
The prototype for future commercial development is an average-size shopping center (ITE code 820).
Commercial development (i.e. retail and eating/drinking places) is assumed to average 500 square feet
per job. For office and other services (e.g. institutional uses) general office (ITE 710) is the prototype for
future development, with an average of 301 square feet per job. For future industrial development,
warehousing (ITE code 150) is a reasonable proxy with an average of 1093 square feet per job.
Population
In Households
Group Quarters
Total Population
Housing
Households
PPH
2015 2016 2017 2018 2019 2020
Base Yr 1 2 3 4 5
151,412 153,338 155,289 157,264 159,264 161,290
7,167 7,167 7,167 7,167 7,167 7,167
158,579 160,505 162,456 164,431 166,431 168,457
63,887 64,700 65,523 66,356 67,200 68,055
2.37 2.37 2.37 2.37 2.37 2.37
2025
10
171,813 20,401
7,167 0
178,980 20,401
72,495 8,608
2.37
10-Year
Increase
Total Housing Units
PPHU
65,518 66,380 67,225 68,080 68,946 69,823
2.31 2.31 2.31 2.31 2.31 2.31
74,378 8,860
2.31
Total Population
Housing Units
2015-16 2016-17 2017-18 2018-19 2019-20
1 2 3 4 5
Total Population 1,926 1,950 1,975 2,000 2,026
Housing Units 862 845 855 866 877
2024-25
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
6
Figure 5 – Nonresidential Service Units per Development Unit
Figure 6 indicates 2015 estimates of jobs and nonresidential floor area located in Fort Collins. To
estimate 2015 jobs, average annual growth rates derived from North Front Range Metropolitan Planning
Organization (NFRMPO) 2012 and 2015 job estimates are applied to 2013 estimates from OnTheMap—
the U.S. Census Bureau’s web application. This yields a 2015 job estimate of 77,726 jobs.
Based on 2015 Larimer County Tax Assessor estimates, nonresidential floor area in Fort Collins totals
approximately 38.4 million square feet. While similar to ITE square feet per employee estimates shown
in Figure 5, using Fort Collins-specific floor area ratios will better predict future nonresidential floor area.
ITE Demand Emp Per Sq Ft
Code Unit Per 1,000 Sq Ft1 Per Employee1 1,000 Sq Ft Per Emp
Average 1,000 Sq Ft 42.70 na 2.00 500
820 10K gross leasable area 1,000 Sq Ft 152.03 na 3.33 300
820 25K gross leasable area 1,000 Sq Ft 110.32 na 3.03 330
820 50K gross leasable area 1,000 Sq Ft 86.56 na 2.86 350
820 100K gross leasable area 1,000 Sq Ft 67.91 na 2.50 400
820 200K gross leasable area 1,000 Sq Ft 53.28 na 2.22 450
857 Discount Club 1,000 Sq Ft 41.80 32.21 1.30 771
Average 1,000 Sq Ft 11.03 3.32 3.32 301
710 10K gross floor area 1,000 Sq Ft 22.66 5.06 4.48 223
710 25K gross floor area 1,000 Sq Ft 18.35 4.43 4.14 241
710 50K gross floor area 1,000 Sq Ft 15.65 4.00 3.91 256
710 100K gross floor area 1,000 Sq Ft 13.34 3.61 3.70 271
710 200K gross floor area 1,000 Sq Ft 11.37 3.26 3.49 287
110 Light Industrial 1,000 Sq Ft 6.97 3.02 2.31 433
140 Manufacturing 1,000 Sq Ft 3.82 2.13 1.79 558
151 Mini-Warehouse 1,000 Sq Ft 2.50 61.90 0.04 24,760
150 Warehousing 1,000 Sq Ft 3.56 3.89 0.92 1,093
520 Elementary School 1,000 Sq Ft 15.43 15.71 0.98 1,018
550 University/College student 1.71 8.96 0.19 na
530 High School student 1.71 19.74 0.09 na
Average School 1,000 Sq Ft 14.03 17.28 0.81 1,231
770 Business Park 1,000 Sq Ft 12.44 4.04 3.08 325
760 Research & Dev Center 1,000 Sq Ft 8.11 2.77 2.93 342
610 Hospital 1,000 Sq Ft 13.22 4.50 2.94 340
310 Hotel room 8.17 14.34 0.57 na
565 Day Care student 4.38 26.73 0.16 na
1. Trip Generation, Institute of Transportation Engineers, 9th Edition (2012).
Industrial
Institutional
Other Nonresidential
Land Use
Weekday Trip Ends
Commercial
General Office and Other Services
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
7
Shown in Figure 6 below, commercial development averages 538 square feet per employee, office and
other services averages 385 square feet per employee, and industrial development averages 990 square
feet of floor area per job. These multipliers and the job projections described above yield projected
nonresidential floor area, as discussed in the next section.
Figure 6 – Jobs and Floor Area Estimates
Jobs and Nonresidential Projections
Over the next 10 years, continued employment growth is expected in Fort Collins. As previously
discussed, the average annual employment growth rate derived from NFRMPO job projections is applied
to the 2013 OnTheMap estimate. Shown in Figure 7, the base year jobs estimate is 77,726 with
approximately 38.4 million square feet of nonresidential floor area. By 2025, Fort Collins is projected to
have approximately 11,800 additional jobs and 5.5 million additional square feet of nonresidential floor
area.
2015 Percent+of Sq+Ft+per 2015+Estimated Jobs+per
Jobs1 Total+Jobs Job Floor+Area2 1,000+Sq+Ft
Commercial3 16,528 21% 538 8,893,799 1.86
Office7&7Other7Services4 51,447 66% 385 19,832,649 2.59
Industrial5 9,751 13% 990 9,649,235 1.01
TOTAL 77,726 100% 494 38,375,683 2.03
1.7Jobs7in720157are7based7on720137job7esJmates7from7the7U.S.7Census7Bureau's7OnTheMap7web7applicaJon7and7North7Front7
Range7Metropolitan7Planning7OrganizaJon7(NFRMPO)7growth7rates7derived7from7Fort7Collins7jobs7in720127and72015.77
2.720157floor7area7based7on720157Larimer7County7Tax7Assessor7data.7
3.7Major7sectors7are7Restaurant7and7Retail.7
4.7Major7sectors7are7Health7Care7and7Social7Assistance;7Professional,7ScienJfic,7and7Technical7Services.7
5.7Major7sector7is7Manufacturing.7
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
8
Figure 7 – Nonresidential Development, 2015-2025
TRIP GENERATION RATES
As an alternative to simply using national average trip generation rates for residential development,
published by the Institute of Transportation Engineers (ITE), TischlerBise has derived custom trip rates
using demographic data for Fort Collins. Key inputs needed for the analysis (i.e. average number of
persons and vehicles available per housing unit) are available from the U.S. Census Bureau’s American
Community Survey (ACS).
Fort Collins Control Totals
Figure 3 above indicates the average number of year-round residents per housing unit in Fort Collins.
“Single Units” includes detached and attached dwellings. Duplexes, apartments, and manufactured
housing are combined as “All Other Units.” The average number of persons per housing unit in Fort
Collins will be compared to national averages derived from traffic studies tabulated by the Institute of
Transportation Engineers (ITE). In 2013, the control total for the City of Boulder is 2.42 persons per
dwelling (i.e. weighted average for all types of housing).
Trip generation rates are also dependent upon the average number of vehicles available per dwelling.
Figure 8 indicates vehicles available, by housing type, within Fort Collins. As expected, “Single Units”
housing has more vehicles available per dwelling than “All Other Units” housing. In 2013, the control
total for the City of Boulder is 1.83 vehicles available per dwelling (i.e. weighted average for all types of
housing).
2015 2016 2017 2018 2019 2020 2025 10-Year
Jobs
Commercial
Office & Other Services
Industrial
Total Jobs
Nonresidential Floor Area (x 1,000)
Commercial
Office & Other Services
Industrial
Total KSF
16,528 16,715 16,905 17,096 17,290 17,486
51,447 52,264 53,095 53,938 54,795 55,666
9,751 9,851 9,953 10,055 10,159 10,264
77,726 78,831 79,952 81,090 82,244 83,415
Nonresidential Floor Area (x 1,000)
8,894 8,995 9,097 9,200 9,304 9,409
19,833 20,148 20,468 20,793 21,123 21,458
9,649 9,748 9,848 9,950 10,053 10,157
38,376 38,891 39,413 39,943 40,480 41,024
18,499 1,970
60,230 8,783
10,803 1,052
89,532 11,806
9,954 1,060
23,215 3,382
10,692 1,043
43,861 5,485
2015-16 2016-17 2017-18 2018-19 2019-20
1 2 3 4 5
2024-25
10
10-Yr Avg
Anl Increase
Commercial KSF
Office & Other Services KSF
Industrial KSF
Total Nonres KSF
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
9
Figure 8 – Vehicles Available per Housing Unit
Demand Indicators by Dwelling Size
Custom tabulations of demographic data by bedroom range can be created from individual survey
responses provided by the U.S. Census Bureau, in files known as Public Use Microdata Samples (PUMS).
Because PUMS files are available for areas of roughly 100,000 persons, Fort Collins is included in Public
Use Microdata Area (PUMA) 103 that covers the northern portion of Larimer County. At the top of
Figure 9, cells with yellow shading indicate the survey results, which yield the unadjusted number of
persons and vehicles available per dwelling. These multipliers are adjusted to match the control totals
for Fort Collins.
The middle section of Figure 9 provides nation-wide data from the Institute of Transportation Engineers
(ITE). AWVTE is the acronym for Average Weekday Vehicle Trip Ends, which measures vehicles coming
and going from a development. Dividing trip ends per household by trip ends per person yields an
average of 2.01 persons per occupied apartment and 3.73 persons per occupied single dwelling, based
on ITE’s national survey. Applying Fort Collins’s current housing mix of 35% apartments and 65% single-
unit dwellings yields a weighted average of 3.13 persons per household. In comparison to the national
data, Fort Collins only has an average of 2.42 persons per housing unit.
Dividing trip ends per household by trip ends per vehicle available yields an average of 1.30 vehicles
available per occupied apartment and 1.58 vehicles available per occupied single dwelling, based on
ITE’s national survey. Applying Fort Collins’s current housing mix of 35% apartments and 65% single-unit
dwellings yields a weighted average of 1.48 vehicles available per household. In comparison to the
national data, Fort Collins has more vehicles available, with an average of 1.83 per housing unit.
Rather than rely on one methodology, the recommended trip generation rates shown in the bottom
section of Figure 9 (see AWVTE per Housing Unit in bold numbers), are an average of trip rates based on
persons and vehicles available, for all types of housing units by bedroom range. In the City of Fort
Tenure
Vehicles,
Available1
Single,Unit,
Detached,or,
Attached
All,Other Total
Vehicles,per,
Household,
by,Tenure
Owner&occupied 67,245 29,482 3,804 33,286 2.02
Renter&occupied 42,233 8,391 16,231 24,622 1.72
Total 109,478 37,873 20,035 57,908 1.89
Units,per,Structure Vehicles,
Available
Housing,
Units3
Vehicles,per,
Housing,Unit
Single@Units 73,953 38,611 1.92
All@Other@Units 35,525 21,151 1.68
Total 109,478 59,762 1.83
Households2
1.@Vehicles@available@by@tenure@from@Table@B25046,@American@Community@Survey,@2013.
2.@Households@by@tenure@and@units@in@structure@from@Table@B25032,@American@Community@Survey,@2013.
3.@Housing@units@from@Table@B25024,@American@Community@Survey,@2013.
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
10
Collins, each housing unit is expected to yield an average of 8.63 Average Weekday Vehicle Trip Ends
(AWVTE), compared to the national average of 8.52 trip ends per household.
Figure 9 – Average Weekday Vehicle Trips Ends by Bedroom Range
Trip Generation by Floor Area
To derive average weekday vehicle trip ends by dwelling size, TischlerBise matched trip generation rates
and average floor area, by bedroom range, as shown in Figure 10. The logarithmic trend line formula,
derived from the four actual averages in Fort Collins, is used to derive estimated trip ends by dwelling
size, in 400 square feet intervals. A mid-size residential unit is estimated to range from 1,301-1,700
square feet of living space. A small unit of 900 square feet or less would pay 46% of the capital
expansion fee paid by an average size unit. A large unit of 2,101 square feet or more would pay 132% of
the capital expansion fee paid by an average size unit. If Fort Collins implements a “one-size-fits-all”
approach, small units will be required to pay more than their proportionate share while large units will
pay less than their proportionate share. TischlerBise does not recommend an average fee for all house
sizes, because it makes small units less affordable and essentially subsidizes larger units.
Fort%Collins%2013%Data
Bedroom Vehicles Housing Housing Unadjusted Adjusted Unadjusted Adjusted
Range Available1 Units1 Mix Persons/HU Persons/HU2 VehAvl/HU VehAvl/HU2
0"1 84 68 80 9.3% 1.05 1.10 0.85 0.81
2 353 310 209 24.3% 1.69 1.76 1.48 1.42
3 738 604 304 35.3% 2.43 2.53 1.99 1.91
4+ 820 662 268 31.1% 3.06 3.19 2.47 2.37
Total 1,995 1,644 861 2.32 2.42 1.91 1.83
National%Averages%According%to%ITE
ITE AWVTE%per AWVTE%per AWVTE%per Housing Persons%per Veh%Avl%per
Code Person Vehicle%Available Household Mix Household Household
2205Apt 3.31 5.10 6.65 35% 2.01 1.30
2105SFD 2.55 6.02 9.52 65% 3.73 1.58
Wgtd5Avg 2.82 5.70 8.52 3.13 1.48
Recommended%AWVTE%per%Dwelling%Unit%by%Bedroom%Range
AWVTE%per AWVTE%per
HU%Based HU%Based%on
on%Persons3 Vehicles%Available4
0"1 3.10 4.62 3.86
2 4.96 8.09 6.53
3 7.13 10.89 9.01
4+ 9.00 13.51 11.26
Total 6.82 10.43 8.63
AWVTE%per%Dwelling%by%House%Type
AWVTE%per AWVTE%per
HU%Based HU%Based%on
on%Persons3 Vehicles%Available4
All5Other 5.41 9.58 7.50 1.92 1.68
2105SFD 7.59 10.94 9.27 2.69 1.92
All5Types 6.82 10.43 8.63 2.42 1.83
Fort%Collins%
VehAvl/HU
Persons1
Bedroom%
Range
AWVTE%per%
Housing%Unit5
ITE
Code
AWVTE%per%
Housing%Unit5
Fort%Collins%
Persons/HU
DRAFT – Land Use Assumptions
City of Fort Collins, Colorado
11
Figure 10 – Vehicle Trips by Dwelling Size
Bedrooms Square,Feet Trip,Ends Sq,Ft,Range Trip,Ends
0"1 900 3.86 900)or)less )))))))))) 3.87
2 1,300 6.53 901)to)1300 )))))))))) 6.55
3 1,800 9.01 1301)to)1700 )))))))))) 8.50
4+ 2,500 11.26 1701)to)2100 ))))))))) 10.04
2101)or)more ))))))))) 11.26
Actual'Averages'per'Hsg'Unit Fitted4Curve'Values
y)=)7.2803ln(x))")45.649)
R²)=)0.99963)
0.00)
2.00)
4.00)
6.00)
8.00)
10.00)
12.00)
0) 500) 1,000) 1,500) 2,000) 2,500) 3,000)
Trip%Ends%per%Housing%Unit%
Square%Feet%of%Living%Area%
Average%Weekday%Vehicle%Trip%Ends%per%Housing%Unit%
in%Fort%Collins,%CO%
Unit)size)is)from)Fort)Collins)
residenFal)building)permits)
from)January)2012)through)
May)2015.))Average)weekday)
vehicle)trip)ends)per)housing)
unit)are)derived)from)2013)ACS)
PUMS)data)for)the)area)that)
includes)Fort)Collins.)
Transportation Capital Expansion Fee Assessment
City of Fort Collins Engineering
2-22-16
Program Overview
What is Street Oversizing?
• Capital expansion to serve more
than local traffic
• Covers growth share of
system improvements
Street Oversizing Program
• Collects an impact fee for each
new building permit based on
traffic generated.
• Reimburses developers for
constructing arterial and collector
streets within and adjacent to
their developments.
2
Cost of Improvements
3
• Construction cost
estimate of Oversizing
improvements needed
adjacent to
development land
• Based on the City’s
Master Street Plan
• Includes oversized
portion of roadways,
structures, sidewalks,
engineering, traffic
signals, and bike lanes
Fee Calculation Formula
4
Total cost of improvements necessary
to serve new development
Total Trip increase
from new development
= Cost to Add One Trip to
Transportation Network
Trip Generation of Building or
Project (from TIS or ITE Manual)
Cost to Add One Trip
to Transportation Network
Trip Adjustment Factor to Account
for Pass-by and Diverted Link Trips
X
X
= Street Oversizing Fee
Unit Cost
Impact Fee Requirements
Senate Bill 15
• Comprehensive Transportation Plan and Joint
Transportation Funding Program Adopted
• Credit for Taxes and Improvements
• Rough Proportionality to Benefit
• Plan to Correct Existing Deficiencies
• Trigger in Development Process
• Building Permit
• Time Limit and Refund Provisions
5
Eligible Projects
How are street oversizing fees used?
• Arterial lane miles in developing area
• Improving traffic flow at intersections
(turn lanes, roundabouts, traffic signals)
• Complete streets and
multi-modal facilities
6
Roadway CIP Plan
Transportation Capital Improvements Plan
Unfunded Capital
Street Oversizing Fees
GF Contribution
7
Completed Improvements
Between 1998 and 2014, the Street Oversizing Program
participated in the construction of:
• 69.2 lane miles of roadway, including 71 auxiliary turn lanes
• 10.7 miles of landscaped medians
• 48.7 miles of bike lanes
• 36.9 miles of sidewalks
• 85 enhanced crosswalks
• 29 bus pads (4 with shelters)
• 82 traffic signals or signal upgrades
• $77 million in transportation improvements
8
Street Oversizing
Revenue vs. Expenditure
$0
$1
$2
$3
$4
$5
$6
$7
$8
$9
Millions
Revenue
Expenditures
9
Purpose of Update
• Updates to Transportation Modelling, such as the NFRMPO 2045
have just been completed and adjustments to the methodology are
needed.
• New Street Standards, including Bike and Pedestrian Plan elements.
• New MAX bus rapid transit and transit oriented development may
allow alternative compliance, reducing the need for traditional street
infrastructure.
• Redevelopment and infill projects place different impacts on public
facilities than greenfield development.
10
Timeframe and Next Steps
August 2015 through April 2016
• Land Use Assumptions and Development Projections
• Determine Transportation Capital Needs
• Evaluate Allocation Methods
• Determine Need for Credits
• Conduct Cash Flow Analysis
• Prepare Updated Street Oversizing Capital
Expansion Fee Report
• Prepare Expansion Fee Ordinance and
Implementation Assistance
11
12
Comparison of Front Range
Transportation Impact Fees
Specific dollar amounts for the individual entity single dwelling fees from
Dec 2014 Duncan and Associates fee survey for City of Greely:
Boulder……………...………$2,171
Longmont………….………….$901
Fort Collins……….…………$3,112
Larimer County…………….$2,924
Loveland……………………$2,330
Weld County..………………$2,313
Windsor……………….…….$2,115
Greeley…………………...…$3,645
Evans ……………………….$1,894
14
Completed Projects 1998 to 2014
• Shields St, Prospect to Spring Creek
• Harmony Road Realignment
• Drake Rd, Research to Shields
• Centre Ave, Prospect to Research
Blvd
• Lincoln Ave, Lemay to 12th
• Timberline and Drake
• Timberline and Harmony
• Mulberry Crossing (Wal-Mart)
• Overland Trail
• Drake and Zeigler Realignment
• Lemay Ave, Southridge to Trilby
• Lemay Ave, Trilby to Carpenter
• Turnberry Rd
• Ziegler Rd, from Trilby to Harmony
• Northeast Area Overlay, Vine to
Douglas Rd
• Timberline Rd, Drake to Prospect
• Civic Center Phases I & II
• Kechter Rd, CR7 to Zeigler
• Harmony and Ziegler Improvements,
HZIP
• Fossil Creek Pkwy
• Seneca St
• Zeigler and Kechter roundabout
• Zeigler and Horsetooth roundabout
• Drake Rd, Taft to Overland
• College and Willox Improvements
• Timberline, Kechter to Trilby
Street Oversizing
Revenue vs. Expenditures
$0
$2
$4
$6
$8
$10
1987
1989
1991
1993
1995
1997
1999
2001
2003
2005
2007
2009
2011
2013
Millions
Revenue
Expenditures
15
Unadjusted%
VehAvl/HU
1.55American5Community5Survey,5Public5Use5Microdata5Sample5for5CO5PUMA5001035
(201351"Year5unweighted5data).5
2.55Adjusted5mulUpliers5are5scaled5to5make5the5average5PUMS5values5match5control5
totals5for5Fort5Collins,5based5on5American5Community5Survey5201351"year.555
3.55Adjusted5persons5per5housing5unit5mulUplied5by5naUonal5weighted5average5trip5
rate5per5person.5
4.55Adjusted5vehicles5available5per5housing5unit5mulUplied5by5naUonal5weighted5
average5trip5rate5per5vehicle5available.5
5.55Average5of5trip5rates5based5on5persons5and5vehicles5available5per5housing5unit.5
Jobs 1,105 1,121 1,138 1,154 1,171
Commercial KSF 101 102 103 104 105
Office & Other Services KSF 315 320 325 330 335
Industrial KSF 99 100 102 103 104
Total Nonres KSF 515 522 530 537 544
1,259 1,181
111 106
363 338
109 104
583 549
10
2,158 2,040
934 886
10-Yr Avg
Anl Increase