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Home My WebLink About10/27/2016 - Building Review Board - Agenda - Regular MeetingBuilding Review Board Page 1 October 27, 2016 Alan Cram, Chair City Council Chambers Michael Doddridge, Vice Chair City Hall West Andrea Dunlap 300 Laporte Avenue Tim Johnson Bernie Marzonie Justin Montgomery Fort Collins, Colorado Rick Reider The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing Building Review Board October 27, 2016 1:00 PM • ROLL CALL • DISCUSSION AGENDA 1. Approval of Draft BRB Hearing Minutes – August 25, 2016 2. Capital Expansion Fee Study Update (Tiana Smith presenting) • OTHER BUSINESS • ADJOURNMENT Building Review Board and Fire Board of Appeals Hearing Agenda Planning and Zoning Board Page 2 October 27, 2016 Special Hearing Fire Board of Appeals October 27, 2016 1:00 PM • ROLL CALL • DISCUSSION AGENDA Fire Board of Appeals Hearing 2016-1: Request to reverse decision made by Fire Chief of the PFA for the requirement of either having fire sprinkler systems installed in the proposed 13 dwelling units in the Talon Estates Subdivision or to have 2 fire apparatus equipment roads leading to the subdivision. • OTHER BUSINESS • ADJOURNMENT Building Review Board Page 1 August 25, 2016 Alan Cram, Chair City Council Chambers Michael Doddridge, Vice Chair City Hall West Andrea Dunlap 300 Laporte Avenue Tim Johnson Bernie Marzonie Justin Montgomery Fort Collins, Colorado Rick Reider The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224- 6001) for assistance. Regular Hearing Minutes August 25, 2016 A regular meeting of the Building Review Board was held on Thursday, August 25, 2016, at 1:00 p.m. in the Council Chambers of the Fort Collins Municipal Building at 300 Laporte Avenue, Fort Collins, Colorado. Board Members Present: Alan Cram, Chair Mike Doddridge, Vice Chair Andrea Dunlap Justin Montgomery Tim Johnson Bernie Marzonie Absent: Rick Reider Staff Present: Mike Gebo, Chief Building Official Cindy Cosmas, Administrative Assistant Cram stated that a quorum was present. Building Review Board Minutes Building Review Board Page 2 August 25, 2016 BOARD ITEMS FOR CONSIDERATION 1. Approval of February 25, 2016, Draft Minutes Marzonie made a motion, seconded by Doddridge, to approve the draft minutes of the February 25, 2016, BRB hearing. Vote: 6:0 2. Approval of March 7, 2016, Verbatim Minutes: Marzonie made a motion, seconded by Doddridge, to approve the verbatim minutes of the March 7, 2016, BRB hearing. Vote: 6:0. 3. 2015 Proposed IBC Amendments Mike Gebo, Chief Building Official, provided updates to the Board pertaining to the code review currently underway by an all-volunteer committee that has been consistently meeting during 2016. This committee is charged with reviewing and updating the following codes: • Local amendments from the 2012 / 2015 building codes • International Building Code (IBC) – commercial/multi-family • International Residential Code (IRC) – one and two-family dwellings and townhomes • International Mechanical Code (IMC) – air-handling equipment for commercial • Fuel Gas Code – fuel gas appliances in commercial • International Energy Conservation Code – commercial aspect for energy Because this review is still underway, no specifics are being brought to the Board for approval at this time. Rather, Gebo wants to keep the Board apprised of some of the changes that are being considered. He stated that specific recommendations will first be presented to several other City Boards and will then go to the City Council for consideration. 4. 2016 Proposed Changes to IPMC Gebo also reviewed some changes that his committee is considering for the International Property Management Code. Some of the changes are a result of the review of the Woodward silos that occurred earlier in 2016; specifically, some of the building definitions are still changing (i.e. eminently-dangerous versus immediate risk; structure versus building). He is also reviewing the code with respect to historic preservation requirements. Montgomery made a suggestion to use the terminology “imminent threat”, in order to give the terminology some increased gradation over the term “imminent danger”. Gebo agreed to make that change. There was more discussion regarding how time frames could be properly quantified from a legal respective Gebo will send the Board updates once changes are finalized. He wants to ensure the City codes are properly incorporated. Building Review Board Page 3 August 25, 2016 5. 2017 Annual Work Plan Cram stated that the work plan appears adequately and properly mirrors the 2015 Annual Plan. Doddridge motioned to accept the 2017 Annual Work Plan; Dunlap seconded, and the motion passed unanimously. Vote: 6:0. FOLLOW-UP ITEMS: Gebo stated that all items are currently up-to-date at this time; no further work is required on any past business. OTHER BUSINESS None noted. The meeting adjourned at 2:03p.m. _____ Mike Gebo, Chief Building Official Alan Cram, Chair 2016 Capital Expansion Fee Study Update 9/29/16 Building Review Board 1 Capital Expansion Fee Study Update 2 • Background • Methodology • Definitions • Fee Overview • Fees by type • Peer Cities • Conclusions Background 3 • Requires new developments to pay a proportionate share of infrastructure costs. • Updated annually according to the Denver-Boulder-Greeley Consumer Price Index and Engineering News Report Construction Cost Index for Denver Region • Fees included: Neighborhood Parks, Community Parks, Fire, Police, General Government Facilities • Integrate with Transportation Capital Expansion Fee Contracted with Duncan Associates in 2016 to Analyze Methodology, Update Fees Consumer Price Index (CPI) vs Construction Cost Index (CCI) 4 Despite Perceived Rising Construction Costs In Front Range Recent CPI and CCI Indices Don’t Indicate Cost Inflation *Source for CPI = Bureau of Labor Statistics, Denver- Boulder-Greeley Source for CCI = Engineering News Record, Denver Methodology Peer Cities 5 Peer Cities Currently All Have Same Methodology, Other Than Roads and Utilities Updates/Changes in 2016 6 • Continued use of functional population for Police, Fire & Gen Gov’t • Updated all formula inputs including current asset info • Updated land value to accurately account for value differences • Evaluating two options for Gen Gov’t, Fire and Police: estimated construction costs or insured building values Functional Population & Equivalent Dwelling Unit Comparison 7 Both Functional Population and Equivalent Dwelling Units (EDUs) Increased Since ‘13 Fees Overview: Why Are Fees Changing? 8 Simple calculation: If Numerator Increases, Fees Go UP If Denominator Increases, Fees Go DOWN Police Fees Fire Gen. Govt. Comm Parks Neighbor. Parks Fees Fees Fees Fees Functional Population Land Value + Cost of Twin Silos Existing Dwelling Units No New Assets Existing Dwelling Units = = = = = No New Assets Functional Population New Assets Functional Population Assets Added + Land Value Fees Overview Insured Values 9 Fees Overview Cost of Construction Values 10 Fees Overview Blended Approach N'hood Comm. Gen. Land Use Type Unit Park Park Fire Police Gov't Total Updated Fees Resid., up to 700 sf Dwelling $1,106 $1,311 $439 $174 $463 $3,492 Resid., 701-1,200 sf Dwelling $1,480 $1,755 $593 $235 $624 $4,686 Resid., 1,201-1,700 sf Dwelling $1,616 $1,916 $645 $255 $681 $5,113 Resid., 1,701-2,200 sf Dwelling $1,633 $1,936 $656 $259 $691 $5,175 Resid., over 2,200 sf Dwelling $1,820 $2,158 $730 $288 $769 $5,765 Commercial 1,000 sf $0 $0 $553 $219 $1,169 $1,941 Industrial 1,000 sf $0 $0 $129 $51 $276 $456 Change Resid., up to 700 sf Dwelling -$156 $242 $167 $37 $142 $431 Resid., 701-1,200 sf Dwelling -$139 $382 $247 $62 $214 $765 Resid., 1,201-1,700 sf Dwelling -$172 $400 $261 $63 $229 $781 Resid., 1,701-2,200 sf Dwelling -$230 $356 $257 $59 $218 $660 Resid., over 2,200 sf Dwelling -$176 $466 $303 $74 $262 $929 Commercial 1,000 sf $0 $0 $224 $54 $389 $667 Industrial 1,000 sf $0 $0 $51 $11 $93 $155 Percent Change Resid., up to 700 sf Dwelling -12% 23% 61% 27% 44% 14% Resid., 701-1,200 sf Dwelling -9% 28% 71% 36% 52% 20% Resid., 1,201-1,700 sf Dwelling -10% 26% 68% 33% 51% 18% Resid., 1,701-2,200 sf Dwelling -12% 23% 64% 30% 46% 15% Resid., over 2,200 sf Dwelling -9% 28% 71% 35% 52% 19% Commercial 1,000 sf n/a n/a 68% 32% 50% 52% Industrial/Warehouse 1,000 sf n/a n/a 65% 28% 51% 51% 11 Note: Neighborhood & Community Park Cost to Construct still under review and may change Peer Cities: Comparative Fees Fort Collins Projected vs Peer Current 12 Fort Collins Lowest for Single Family, Still Competitive Amongst Peer Cities In All Land Uses But Office/Retail Transportation Capital Expansion Fee Integrate Transportation Capital Expansion Fee into Update • “Street Oversizing” Capital Expansion Fee adopted in 1979 • Contracted with TischlerBise in 2016 to assess methodology and update fees 13 Transportation Capital Expansion Fee Recommended Changes • Changing the name from “Street Oversizing” to “Transportation Capital Expansion Fee” • Using Vehicle Miles Travelled (VMT) as the basis for determining impact, instead of trips generated. • Simplify the transportation impact fee schedule from 43 categories of use to only a handful; Residential (by size of unit) and two broad categories for commercial and industrial. • Increase fee to include additional improvements 14 15 Methodology Change Only Option Calculated on the City’s Capital Improvement Plan and assumes funding for streets and intersection improvements at similar levels to the existing program. Due to the methodology change, residential fees increase while commercial and industrial fees decrease. Methodology Change Plus Option Adds the proportionate cost attributable for mitigation of development impacts to new development of additional intersection turn lanes, signals, signal timing, and Advanced Traffic Management Systems, Bicycle, Pedestrian, and Transit improvements. Residential fees increase significantly, while commercial and industrial fees increase slightly. Transportation Capital Expansion Fee Increase 16 Transportation Capital Expansion Fee 17 N'hood Comm. Gen. Transp. Land Use Type Unit Park Park Fire Police Gov't Total Updated Fees Resid., up to 700 sf Dwelling $1,106 $1,311 $439 $174 $463 $2,247 $5,739 Resid., 701-1,200 sf Dwelling $1,480 $1,755 $593 $235 $624 $3,804 $8,490 Resid., 1,201-1,700 sf Dwelling $1,616 $1,916 $645 $255 $681 $4,936 $10,049 Resid., 1,701-2,200 sf Dwelling $1,633 $1,936 $656 $259 $691 $5,831 $11,006 Resid., over 2,200 sf Dwelling $1,820 $2,158 $730 $288 $769 $6,539 $12,304 Commercial 1,000 sf $0 $0 $553 $219 $1,169 $9,820 $11,761 Industrial 1,000 sf $0 $0 $129 $51 $276 $1,879 $2,335 Change Resid., up to 700 sf Dwelling -$156 $242 $167 $37 $142 $342 $773 Resid., 701-1,200 sf Dwelling -$139 $382 $247 $62 $214 $1,661 $2,426 Resid., 1,201-1,700 sf Dwelling -$172 $400 $261 $63 $229 $1,824 $2,605 Resid., 1,701-2,200 sf Dwelling -$230 $356 $257 $59 $218 $2,719 $3,379 Resid., over 2,200 sf Dwelling -$176 $466 $303 $74 $262 $3,427 $4,356 Commercial 1,000 sf $0 $0 $224 $54 $389 -$2,110 -$1,444 Industrial 1,000 sf $0 $0 $51 $11 $93 $749 $904 Percent Change Resid., up to 700 sf Dwelling -12% 23% 61% 27% 44% 18% 16% Resid., 701-1,200 sf Dwelling -9% 28% 71% 36% 52% 78% 40% Resid., 1,201-1,700 sf Dwelling -10% 26% 68% 33% 51% 59% 35% Resid., 1,701-2,200 sf Dwelling -12% 23% 64% 30% 46% 87% 44% Resid., over 2,200 sf Dwelling -9% 28% 71% 35% 52% 110% 55% Commercial 1,000 sf n/a n/a 68% 32% 50% -18% -11% Industrial/Warehouse 1,000 sf n/a n/a 65% 28% 51% 66% 63% Capital Expansion Fee Totals Total Fee Stack- Peer Cities For Median Home Price $334K 18 Utility Fee Total •Electricity charges •Water •Wastewater •Stormwater Building Fee Total •Building permit fee •Plan review fee •City use tax •FF Permit Fee Non-Utility Fee Total •Fire Cap Exp •General Gov Cap Exp •Park Cap Exp •Police Cap Exp •Transportation Cap Exp Non City Fee •County use tax •PSD fee •County road fee Fort Collins Cost of Code 19 $5,875 2015 IRC: Currently being finalized, no significant cost changes expected 2012 IRC: Underfloor framing fire protection 2012 Green Code (Local Amendments): Resource, energy and water efficiencies, indoor environment quality, operations, maintenance and education 2009 IRC: Additional insulation required for electric heat homes Fort Collins Fees Over Time Avg. Median Sales 20 Conclusions 21 • Fees changes appear to be in line with what would be expected given updates • Cadence should be deliberate; timing should be 3-5 years based on various factors • Blend approach to using insured and cost of construction values Next Steps • Outreach August through September • Boards: Economic Advisory Commission, Parks and Rec, Building Review Board, Affordable Housing Board • Public: Chamber LLAC, Board of Realtors, Homebuilder’s Association • Back to CFC in October- Outreach feedback/Fee Refinements • Council Adoption in November • Jan 1, 2017 implementation 22 Thank You! 23 Backup 24 Background: Functional Population • Demand for public safety tends to be proportional to presence of people at particular site • FTE Analogy: full time equivalent people present at site of a land use • Residential: Avg HH size X % of time @ home • Non-residential: Formula includes trip generation, avg vehicle occupancy, avg # hours spent by visitors at a land use 25 Police Fee: General Government Fee: Formulas Parks Fees: • Neighborhood Parks Used: • Radiant (2013), Waters Way (2012), Registry (2012) • Community Parks Used: • Southeast (2016), Spring Canyon (2006), Fossil Creek (2003) 26 Fire Fee: Simple calculation: If Numerator Increases, Fees Go UP If Denominator Increases, Fees Go DOWN Parks Capital Expansion Fees* 27 Average Cost Per Acre for Comm Parks Increased Equivalent Dwelling Units Increased Slightly Note: Neighborhood & Community Park Cost to Construct still under review and may change Fire Capital Improvement Fees 28 Fire Assets Value Increased Functional Population Increased Current Fee Land Use Type Unit per Unit Insured Constr. Blend Insured Constr. Blend Residential, up to 700 sq. ft. Dwelling $272 $375 $502 $439 38% 85% 61% Residential, 701-1,200 sq. ft. Dwelling $346 $507 $679 $593 47% 96% 71% Residential, 1,201-1,700 sq. ft. Dwelling $384 $551 $739 $645 43% 92% 68% Residential, 1,701-2,200 sq. ft. Dwelling $399 $561 $751 $656 41% 88% 64% Residential, over 2,200 sq. ft. Dwelling $427 $624 $836 $730 46% 96% 71% Commercial 1,000 sq. ft. $329 $473 $633 $553 44% 92% 68% Industrial/Warehouse 1,000 sq. ft. $78 $110 $148 $129 41% 90% 65% Updated Fee/Unit Percent Change Police Capital Improvement Fees 29 No Change to Asset Values Functional Population Increased Current Fee Land Use Type Unit per Unit Insured Constr. Blend Insured Constr. Blend Residential, up to 700 sq. ft. Dwelling $137 $111 $236 $174 -19% 72% 27% Residential, 701-1,200 sq. ft. Dwelling $173 $150 $319 $235 -13% 84% 36% Residential, 1,201-1,700 sq. ft. Dwelling $192 $163 $347 $255 -15% 81% 33% Residential, 1,701-2,200 sq. ft. Dwelling $200 $166 $352 $259 -17% 76% 30% Residential, over 2,200 sq. ft. Dwelling $214 $184 $392 $288 -14% 83% 35% Commercial 1,000 sq. ft. $165 $140 $297 $219 -15% 80% 32% Industrial/Warehouse 1,000 sq. ft. $40 $33 $69 $51 -18% 73% 28% Updated Fee/Unit Percent Change General Govt Capital Improvement Fees 30 Asset Values Increased With Added Facilities, Land Value Functional Population Increased Slightly Current Fee Land Use Type Unit per Unit Insured Constr. Blend Insured Constr. Blend Residential, up to 700 sq. ft. Dwelling $321 $351 $574 $463 9% 79% 44% Residential, 701-1,200 sq. ft. Dwelling $410 $473 $774 $624 15% 89% 52% Residential, 1,201-1,700 sq. ft. Dwelling $452 $516 $845 $681 14% 87% 51% Residential, 1,701-2,200 sq. ft. Dwelling $473 $524 $858 $691 11% 81% 46% Residential, over 2,200 sq. ft. Dwelling $507 $583 $955 $769 15% 88% 52% Commercial 1,000 sq. ft. $780 $887 $1,451 $1,169 14% 86% 50% Industrial/Warehouse 1,000 sq. ft. $183 $209 $342 $276 14% 87% 51% Updated Fee/Unit Percent Change 31 Methodology Change Only Option is calculated on the City’s Capital Improvement Plan and assumes funding for streets and intersection improvements at similar levels to the existing program. Transportation Capital Expansion Fee 32 Methodology Change Plus Option adds the proportionate cost attributable for mitigation of the impacts of new development of additional intersection turn lanes, signals, Bike, pedestrian, etc. Transportation Capital Expansion Fee Index of Appeal Agenda Items Att 1 – Holter Appeal (DBA Talon Development, Ltd) Att 2 – Description of Access Easement Att 3 – Letter from PFA Att 4 – Description of Dead Ends Att 5 – Letter from Developer Att 6 – Special Approval Required Att 7A – Final Fire Appeals Board Response Att 7B – Final Fire Appeals Board Response Att 8 – Talon Estates Site Plan Att 9 – Talon Estates Staff Comments – Jan 2007 Att 10 – 2007 Planning Review Comments Att 11 – PFA Response Letter Attachment 1 Attachment 1 Attachment 1 Attachment 1 Attachment 1 Attachment 1 Attachment 2 Attachment 2 Attachment 2 Attachment 2 Attachment 3 Attachment 4 Attachment 4 Attachment 4 Attachment 4 Attachment 5 Attachment 5 Attachment 6 Attachment 6 Attachment 7B Attachment 7B Attachment 7B Attachment 7B Attachment 7B Attachment 7B Attachment 7B Attachment 7B Attachment 7B This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA See Page 5 for PFA Comments Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 9 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA SEE Pages 11 and 12 for PFA comments Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10 This unofficial copy was downloaded on Oct-24-2016 from the City of Fort Collins Public Records Website: http://citydocs.fcgov.com For additional information or an official copy, please contact Current Planning 281 North College Fort Collins, CO 80524 USA Attachment 10