HomeMy WebLinkAbout10/11/2019 - Planning And Zoning Board - Agenda - Work Session* Work session times are approximate and are subject to change without notice.
Jeff Hansen, Chair Conference Room A
Jeffrey Schneider, Vice Chair 281 N. College Avenue
Michelle Haefele Fort Collins, Colorado
Michael Hobbs 80524
Per Hogestad
David Katz
William Whitley
Planning and Zoning Hearing will be held on Thursday, October 17, 2019, in City Hall Chambers.
Regular Work Session
October 11, 2019
281 N. College Avenue – Conference Room A
Noon – 2:30 pm
TOPICS: PROJECTED TIMES:
Consent:
1. September 19, 2019 Hearing Draft Minutes
12:00 – 12:05
Discussion:
2. Garcia House Adult Residential Treatment Facility PDP190009
(Mapes)
12:05 – 12:35
Policy and Legislation:
• (None)
Board Topics:
• Airport Master Plan Update (Ehle)
• Development Review Fee Update (Leeson & Currell)
• Harmony Gateway Plan Update and Standards and Guidelines
(Gloss)
• CSU Capstone Final Project (Blochowiak & Shapiro)
• Council Priorities Summary (Everette)
• Transportation Board Liaison Update (York)
12:35 – 2:30
Planning and Zoning Board
Work Session Agenda
Work Session Packet Pg. 1
1
Development Review Fee Updates – Council Finance
Tom Leeson/Noelle Currell – October 21, 2019
Council Direction Sought
• Is Council supportive of updated fees and methodology?
• Is Council supportive of new Erosion Control & Stormwater
Construction Inspection Fees?
2
1
2
Development Review Fee Updates
Work Session Packet Pg. 2
Fee Coordination Timeline
3
Detailed fee studies:
• 4 years for CEF, TCEFs & Development fees
• 2 years for Utility fees
In years without updates, an annual inflation adjustment occurs
Phase 1 Phase 2 Phase 3
2019 Fee Group – Development Review/Building Fees only
• Decoupled from 2019 fee update
201620172018201920202021
Capital Expansion Fees Update Step II Step III Update
Transportation CEFs Update Step II Update
Electric Capacity Fees Update Update Update
Water Supply Requirement Update Update Update
Wet Utility Fees Update Update Update
Building Development Fees Update Update
Fee Working Group Active Active Active
What is Development Review
& Purpose of Fees
Fees recover the costs to process, review, inspect and record
applications pertaining to development applications/activity and
issuance permits related thereto.
4
Development Review
•Project Development Plan
• Final Development Plan
•Major/Minor Amendments
Development Construction
Permit
• Infrastructure
•Erosion Control
•Stormwater
Building Permit
•Plans Review
•Building Inspections
3
4
Development Review Fee Updates
Work Session Packet Pg. 3
Fees in Scope for this Study
5
Fee Type Description When is it
Paid?
# of Application
Types/Fees/Measures
1. Development Review
Fees
Covers staff time related to reviews of
development in the community
Development
Application
Submittal
32
2. Infrastructure Inspections Covers infrastructure, erosion controls
and stormwater inspections
Development
Construction
Permit Issuance
37
3. Building Permit Covers staff time/materials inspecting
buildings
Building Permit
Issuance
37
• Customer Focus 150 “fees” to 105
History of Fees
• Last Update – Varies by Type/Department of City
• Infrastructure Inspections - 1997
• Utilities Development Review - 2001
• Development Review - 2006
• Building Permits - 2011
• Cost recovery assumptions varied by type of fee/department
• Costs spread across multiple areas of city and fractions of people
making accurate assessment actual cost difficult
• Staff initiated a bottoms up analysis of costs associated with each fee
6
5
6
Development Review Fee Updates
Work Session Packet Pg. 4
Key Updates & Impacts
7
Fee Type Changes Cost
Recovery Impact to Fees
1. Development Review
Fees
• Utility Fees collected at time of Service
• Cost Inputs Updated
• Fees Consolidated
100% ↑
2. Infrastructure Inspections • Cost Inputs updated
• New Fees Proposed 100% ↑
3. Building Permit
• Cost Inputs updated
• New construction square footage
based
• Over the counter Flat Fees
100% ↓
• Fees are increasing
• Cost increases represent <+/- 10% of total City Fees
New Erosion Control/Stormwater Fees
• Why Needed
• Activities are currently being carried out by City
Staff – being funded through rate payers, not
development
• Two Fees
• Erosion Control Construction Inspection
• Bi-weekly inspections of developments currently
under construction
• Fee based on size of site and duration of
construction
• Stormwater
• Inspection of permanent Stormwater infrastructure
(e.g. porous pavers)
• Fee based on quantity/type of Stormwater
Facilities
• Fees are Paid at Development Construction Permit
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7
8
Development Review Fee Updates
Work Session Packet Pg. 5
City Revenue Impact
Costs include: Personnel, Materials and OH
*Current collections is 2018 actual data, Future is 2018 volumes w/ new fee amounts
9
Fee Type Current
Collections*
Future*
1. Development Review $583K $3,654K
2. Infrastructure Inspection $322K $898K
2* New Stormwater Fees $0 $75k-$100K
3. Building Permit $4,751K $3,008K
Total $5.6M $7.6M
DK8
Infill/Mixed Use - Uncommon
Residential Sq Ft – 175,884
Commercial Sq Ft – 6,952
Tenant Finish Value - $250k
119 Units
Impact: $96/unit
10
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 89,626 ‐ 89,626 ‐ ‐ ‐ 66,638 ‐ 66,638 (22,988) ‐25.6%
Infrastructure Inspections ‐ ‐ 2,722 ‐ ‐ 2,722 ‐ ‐ 7,931 ‐ ‐ 7,931 5,209 191.4%
Development Review 25,083 2,000 400 ‐ ‐ 27,483 17,738 14,085 1,391 ‐ ‐ 33,214 5,731 20.9%
Wet Fees ‐ ‐ ‐ 10,992 ‐ 10,992 4,687 3,165 3,741 ‐ ‐ 11,593 601 5.5%
Subtotal Fees Updated 25,083 2,000 3,122 100,619 ‐ 130,823 22,425 17,250 13,063 66,638 ‐ 119,375 (11,448) ‐8.8%
Escrows ‐ ‐ ‐ ‐ 71,483 71,483 ‐ ‐ ‐ ‐ 71,483 71,483 ‐ 0.0%
Impact Fees ‐ ‐ ‐ 839,735 ‐ 839,735 ‐ ‐ ‐ 839,735 ‐ 839,735 ‐ 0.0%
Others 250 ‐ ‐ 509,369 700 510,319 250 ‐ ‐ 509,369 700 510,319 ‐ 0.0%
Subtotal Other Fees 250 ‐ ‐ 1,349,104 72,183 1,421,536 250 ‐ ‐ 1,349,104 72,183 1,421,536 ‐ 0.0%
Grand Total $ 25,333 $ 2,000 $ 3,122 $ 1,449,722 $ 72,183 $ 1,552,360 $ 22,675 $ 17,250 $ 13,063 $ 1,415,742 $ 72,183 $ 1,540,912 $ (11,448) ‐0.7%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
9
10
Development Review Fee Updates
Work Session Packet Pg. 6
Residential Single Family
Timbervine
178 Building Permits
173 Units
327k residential sq ft added
7 Stock plans
Impact: $119/Unit
11
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 325,222 4,204 329,426 ‐ ‐ ‐ 184,033 ‐ 184,033 (145,393) ‐44.1%
Infrastructure Inspections ‐ ‐ 55,433 ‐ ‐ 55,433 ‐ ‐ 190,733 ‐ ‐ 190,733 135,300 244.1%
Planning 40,150 4,000 400 ‐ 8,499 53,049 17,738 28,169 2,782 ‐ 22,282 70,971 17,923 33.8%
Wet Fees ‐ ‐ ‐ 13,247 ‐ 13,247 2,610 3,758 15,953 ‐ 3,637 25,958 12,712 96.0%
Subtotal Fees Updated 40,150 4,000 55,833 338,469 12,703 451,155 20,348 31,927 209,468 184,033 25,919 471,697 20,542 4.6%
Escrows ‐ ‐ ‐ ‐ 6,500 6,500 ‐ ‐ ‐ ‐ 6,500 6,500 ‐ 0.0%
Impact Fees ‐ ‐ ‐ 1,970,176 ‐ 1,970,176 ‐ ‐ ‐ 1,970,176 ‐ 1,970,176 ‐ 0.0%
Others 250 ‐ 446 762,904 750 764,349 250 ‐ 446 762,904 750 764,349 ‐ 0.0%
Subtotal Other Fees 250 ‐ 446 2,733,080 7,250 2,741,026 250 ‐ 446 2,733,080 7,250 2,741,026 ‐ 0.0%
Grand Total $ 40,400 $ 4,000 $ 56,279 $ 3,071,549 $ 19,953 $ 3,192,180 $ 20,598 $ 31,927 $ 209,914 $ 2,917,113 $ 33,169 $ 3,212,722 $ 20,542 0.6%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
Residential Multi-Family
Village Cooperative
Residential Sq Ft – 116,161
Garage Sq Ft – 29,500
52 units
Change = $540/unit
12
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 56,999 ‐ 56,999 ‐ ‐ ‐ 52,456 ‐ 52,456 (4,543) ‐8.0%
Infrastructure Inspections ‐ ‐ 5,049 ‐ ‐ 5,049 ‐ ‐ 16,676 ‐ ‐ 16,676 11,627 230.3%
Planning 14,911 2,000 400 ‐ ‐ 17,311 17,738 14,085 1,390 ‐ ‐ 33,213 15,902 91.9%
Wet Fees ‐ ‐ ‐ 6,234 ‐ 6,234 4,687 3,165 3,509 ‐ ‐ 11,361 5,127 82.3%
Subtotal Fees Updated 14,911 2,000 5,449 63,233 ‐ 85,592 22,425 17,250 21,575 52,456 ‐ 113,707 28,115 32.8%
Escrows ‐ ‐ ‐ ‐ 330,823 330,823 ‐ ‐ ‐ ‐ 330,823 330,823 ‐ 0.0%
Impact Fees ‐ ‐ ‐ 574,317 ‐ 574,317 ‐ ‐ ‐ 574,317 ‐ 574,317 ‐ 0.0%
Others 250 ‐ 1,452 403,048 ‐ 404,750 250 ‐ 1,452 403,048 ‐ 404,750 ‐ 0.0%
Subtotal Other Fees 250 ‐ 1,452 977,365 330,823 1,309,890 250 ‐ 1,452 977,365 330,823 1,309,890 ‐ 0.0%
Grand Total $ 15,161 $ 2,000 $ 6,901 $ 1,040,598 $ 330,823 $ 1,395,482 $ 22,675 $ 17,250 $ 23,027 $ 1,029,822 $ 330,823 $ 1,423,597 $ 28,115 2.0%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
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12
Development Review Fee Updates
Work Session Packet Pg. 7
Affordable Housing
Village on Redwood
Residential Sq Ft – 84k
72 units
18% affordable housing waivers
Impact: $1,132/unit
13
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 107,179 ‐ 107,179 ‐ ‐ ‐ 30,922 ‐ 30,922 (76,257) ‐71.1%
Infrastructure Inspections ‐ ‐ 7,437 ‐ ‐ 7,437 ‐ ‐ 14,519 ‐ ‐ 14,519 7,082 95.2%
Planning 19,364 2,000 400 ‐ 600 22,364 17,738 14,085 3,314 ‐ 4,304 39,441 17,078 76.4%
Wet Fees ‐ ‐ ‐ 10,510 ‐ 10,510 4,687 3,165 4,853 ‐ 1,146 13,851 3,341 31.8%
Subtotal Fees Updated 19,364 2,000 7,837 117,689 600 147,490 22,425 17,250 22,686 30,922 5,450 98,733 (48,757) ‐33.1%
Escrows ‐ ‐ ‐ ‐ 40,073 40,073 ‐ ‐ ‐ ‐ 40,073 40,073 ‐ 0.0%
Impact Fees ‐ ‐ ‐ 904,504 ‐ 904,504 ‐ ‐ ‐ 904,504 ‐ 904,504 ‐ 0.0%
Others 250 ‐ ‐ 288,215 ‐ 288,465 250 ‐ ‐ 288,215 ‐ 288,465 ‐ 0.0%
Waiver Amount (2,985) (360) (97,333) (30) (100,708) (4,037) (3,105) (597) (102,899) (206) (110,843) (10,135) 10.1%
Subtotal Other Fees (2,735) (360) ‐ 1,095,386 40,043 1,132,334 (3,787) (3,105) (597) 1,089,820 39,867 1,122,198 (10,135) ‐0.9%
Grand Total $ 16,629 $ 1,640 $ 7,837 $ 1,213,075 $ 40,643 $ 1,279,824 $ 18,639 $ 14,145 $ 22,089 $ 1,120,742 $ 45,317 $ 1,220,931 $ (58,892) ‐4.6%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
Commercial - Harmony Commons
Commercial Sq ft – 25,805
Hotel Sq Ft – 59,594
Child care Sq Ft – 12,142
Total Value of Tenant Finishes - $3.72M
14
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 115,883 1,854 117,738 ‐ ‐ ‐ 73,612 ‐ 73,612 (44,126) ‐37.5%
Infrastructure Inspections ‐ ‐ 4,034 ‐ ‐ 4,034 ‐ ‐ 11,377 ‐ ‐ 11,377 7,344 182.1%
Planning 85,064 8,000 800 ‐ 11,322 105,185 70,952 56,340 2,780 ‐ 18,102 148,174 42,989 40.9%
Wet Fees ‐ ‐ ‐ 8,007 ‐ 8,007 18,748 12,660 12,887 ‐ 6,598 50,893 42,886 535.6%
Subtotal Fees Updated 85,064 8,000 4,834 123,890 13,176 234,963 89,700 69,000 27,044 73,612 24,700 284,056 49,093 20.9%
Escrows ‐ ‐ ‐ ‐ 120,720 120,720 ‐ ‐ ‐ ‐ 120,720 120,720 ‐ 0.0%
Impact Fees ‐ ‐ ‐ 969,000 ‐ 969,000 ‐ ‐ ‐ 969,000 ‐ 969,000 ‐ 0.0%
Others 1,000 ‐ ‐ 505,049 3,985 510,034 1,000 ‐ ‐ 505,049 3,985 510,034 ‐ 0.0%
Subtotal Other Fees 1,000 ‐ ‐ 1,474,049 124,705 1,599,754 1,000 ‐ ‐ 1,474,049 124,705 1,599,754 ‐ 0.0%
Grand Total $ 86,064 $ 8,000 $ 4,834 $ 1,597,939 $ 137,881 $ 1,834,718 $ 90,700 $ 69,000 $ 27,044 $ 1,547,661 $ 149,405 $ 1,883,810 $ 49,093 2.7%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
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14
Development Review Fee Updates
Work Session Packet Pg. 8
Industrial - South College Storage
Storage sq ft – 107,890
$5.8M valuation
15
2 Infa Insp 3 Bldg Permit 2 Infa Insp 3 Bldg Permit
Fee Type PDP FDP DCP Building Permit Others Total PDP FDP DCP Building Permit Others Total New H/(L) Old % Change
Building Inspections ‐ ‐ ‐ 33,466 ‐ 33,466 ‐ ‐ ‐ 43,156 ‐ 43,156 9,690 29.0%
Infrastructure Inspections ‐ ‐ 8,198 ‐ ‐ 8,198 ‐ ‐ 24,536 ‐ ‐ 24,536 16,338 199.3%
Planning 37,372 2,000 400 ‐ ‐ 39,772 17,738 14,085 1,657 ‐ ‐ 33,480 (6,292) ‐15.8%
Wet Fees ‐ ‐ ‐ 2,011 ‐ 2,011 4,687 3,165 4,272 ‐ ‐ 12,124 10,113 503.0%
Subtotal Fees Updated 37,372 2,000 8,598 35,476 ‐ 83,446 22,425 17,250 30,465 43,156 ‐ 113,296 29,850 35.8%
Impact Fees ‐ ‐ ‐ 146,930 ‐ 146,930 ‐ ‐ ‐ 146,930 ‐ 146,930 ‐ 0.0%
Others 250 ‐ ‐ 127,600 ‐ 127,850 250 ‐ ‐ 127,600 ‐ 127,850 ‐ 0.0%
Subtotal Other Fees 250 ‐ ‐ 274,530 ‐ 274,780 250 ‐ ‐ 274,530 ‐ 274,780 ‐ 0.0%
Grand Total $ 37,622 $ 2,000 $ 8,598 $ 310,007 $ ‐ $ 358,227 $ 22,675 $ 17,250 $ 30,465 $ 317,686 $ ‐ $ 388,077 $ 29,850 8.3%
Old Structure/What was Actually Paid New Fee Structure
1 Dev Rev 1 Dev Rev
City Revenue impacts by Fund
Revenue increases about $2M – mainly in Transportation and Utilities
Funds which have not been recovering cost
16
DK9
15
16
Development Review Fee Updates
Work Session Packet Pg. 9
Advisory Committee
• Advisory Committee Members
• 16 invitees
• City Staff, DDA, Board of Realtors, Affordable Housing, EAC,
Developers, Builders
• 8 hours of meetings spread over 4 months
• Final outcomes
• Unanimously Supported
• Fee increase concerns, but understand drivers
• Acknowledgement that these fees are a very small percentage of the
total fees paid to the City and overall impact is small (-4 - 9% of total
fees)
17
Public Outreach
18
Organization Date
Fort Collins Board of Relators 10/8/2019
Northern Colorado Homebuilder's Association 10/9/2019
Local Legislative Affairs Committee 10/11/2019
Planning & Zoning Board 10/11/2019
Affordable Housing Board 10/15/2019
Water Board 10/17/2019
Super Issues Forum 10/29/2019
Building Review Board 10/31/2019
Downtown Development Authority 11/14/2019
Economic Advisory Commission TBD
Housing Catalyst TBD
North Fort Collins Business Association TBD
South Fort Collins Business Association TBD
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18
Development Review Fee Updates
Work Session Packet Pg. 10
Next Steps
• October/November/December – Outreach
• 1/14/20 – Council Work Session
• Feb 2020 – Adoption – tentative – Administrative or Council
• April 2020 – Fees Implemented - tentative
• Summer 2021 – Fee Updates in Coordination with all other Fees
(lead out of Finance)
19
Council Direction Sought
• Is Council supportive of updated fees and methodology?
• Is Council supportive of new Erosion Control & Stormwater
Construction Inspection Fees?
20
19
20
Development Review Fee Updates
Work Session Packet Pg. 11
Backup
21
How Did Staff Update
• Met with every staff member involved in process
• Based on their experience, determined time the activity drives
• Used actual personnel, materials and overhead costs to develop new
fee
• Did a look back – used historical fee volumes and new fee numbers
to validate costs and revenue are aligned
22
21
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Development Review Fee Updates
Work Session Packet Pg. 12
Methodology
1. List of fees/application types was thoroughly reviewed
• Fees will be “consolidated” from customer side – customer currently
sees breakout; they will see one number and City will split out
amongst funds on the backend
• Certain fees no longer called out individually (e.g. Sign Posting or
Affected Property Owners)
2. Identification of all staff involved in fee related activities
3. Interviews with staff on individual fees/application types – amount of
time spent per item - average
4. Calculation of fully burdened cost of employees
5. Fees based on fully burdened cost and time
23
How they are Calculated: 100% Cost Recovery
Example of Calculated Amount – Sewer Manhole:
• Fully burdened hourly inspector cost - $56.06/hour
• Cost includes salary, benefits, vehicle, clothing, computer refreshes,
annual training/certifications
• Total time for Inspection – 120 minutes
• Total Direct Cost - $112.12
• Total Indirect Cost - $60.61
• Includes Inspector Manager time, admin time (take in application),
software, building, general City OH (HR, Legal, Finance)
• Calculated Cost - $172.73
24
23
24
Development Review Fee Updates
Work Session Packet Pg. 13
Tenant Improvements Examples
25
Value Description Current Fee New Fee Change % Change
$ 450 Install new electrical breaker for the installation of canned lights, and install vent to washer. Replaced water lines for sink
and washer box. with stub wall. $ 25 $ 50 $ 25 100%
$ 3,400 Install a a 40,000 btu garage furnace and install 50 ft of gas line and add new electrical circuit. $ 142 $ 127 $ (15) ‐11%
$ 21,000
This in an addition of an unheated 3 season Sunroom (12'X15') 180 sq. ft. including several new caissons added at
engineered support points with a 60 foot patio pad extension on west side and 26 foot patio pad extension on the south
side, and adding electrical.
$ 522 $ 400 $ (123) ‐23%
$ 34,000
Remodel of 3033 to include constructing small sections of demising walls to separate space into 3 retail suites. Relocate
light switches as needed and modify one entrance/exit door and add 3rd entrance/exit door for tenant B. Add doors to
separate tenant suites from the common area.
$ 757 $ 557 $ (200) ‐26%
$ 65,000 Tenant finish of 2,515 sq. ft. for "Crooked Stave Taproom" to include minor demolition, electric, mechanical and plumbing.
Work to also include changing out light fixtures, and adding wood planks and painting no exterior foyer. $ 1,209 $ 823 $ (387) ‐32%
$ 120,000
Interior remodel of 265 sq ft to include removing one non‐loading curtain wall to open up the kitchen and extend it into the
current study. Adding a new gas range with hood, moving existing electrical and plumbing as needed. Black Timber Builders
to do the framing.
$ 1,789 $ 1,170 $ (619) ‐35%
$ 480,000
Tenant finish of 8300 sq ft for 'Computer Services, Inc.' to include reconfiguring the current office space, new framing,
acoustical ceilings, fire sprinkler modifications, plumbing, HVAC and electrical. $ 4,669 $ 3,330 $ (1,339) ‐29%
$ 1,000,000
Complete interior demoltion and tenant finish of 10898 sq ft to include relocating office spaces, meeting spaces, restrooms
and a second story addition of 1186 sq ft will be added. Exterior changes will include changing the existing façade to match
the addition.Steel frame construction throughout building.
$ 8,429 $ 6,200 $ (2,229) ‐26%
$ 10,288,390
Renovation of existing 25,075 sq. ft. building to include new manufacturing/ testing space on 1st floor with office and
conference rooms. Mechanical equipment will be housed in mechanical basement. All new mechanical and plumbing work
throughout building, including (9) new rooftop HVAC units. Minor exterior improvements including new entry canopy on
southeast corner and small (2x5') windows on south and east sides of building.
$ 53,905 $ 57,286 $ 3,381 6%
25
Development Review Fee Updates
Work Session Packet Pg. 14