HomeMy WebLinkAboutCOUNCIL - AGENDA ITEM - 12/07/2004 - FIRST READING OF ORDINANCE NO. 197, 2004, AMENDING ITEM NUMBER: 35
AGENDA ITEM SUMMARY DATE: December7, 2004
FORT COLLINS CITY COUNCIL STAFF: Matt Baker
SUBJECT
First Reading of Ordinance No.197, 2004, Amending Chapter 7.5-32 of the City Code Regarding
Street Oversizing Capital Improvement Expansion Fees.
RECOMMENDATION
Staff believes this recalculation of the Street Oversizing Capital Improvement Expansion Fees to
be necessary to recover costs to the program.
EXECUTIVE SUMMARY
Staff is proposing a 13.8% increase to the Street Oversizing Fee. The increase consists of two
elements: a 3.6% increase for inflation, and revisions to the Street Oversizing fees to account for
recently adopted changes to the City's Master Street Plan. Periodic routine recalculations of the
Street Oversizing fees are necessary to ensure that fee revenues will be sufficient to pay for the
cost of improvements that the program will be constructing.
• Construction costs have increased. Staff is recommending a 3.6% increase to keep pace
with inflation.
• The recently adopted East Mulberry Plan tripled the amount of arterial and collector
roadway required to serve the zoning and density proposed in this planning area.
• The recently adopted Transportation Master Plan reclassified several street segments as a
result of computer modeling of the transportation network. Several streets were
downgraded in classification and a few were upgraded. However, no increase is
necessary for these changes.
Staff is proposing a recalculation of Street Oversizing fees to include these changes. The overall
result is a 13.8% increase in Street Oversizing fees.
BACKGROUND
Inflation of Construction Costs:
All of the city's capital improvement expansion fees, including the Street Oversizing Fee, are
adjusted annually for inflation. The Street Oversizing Fee is indexed to the Regional
Construction Cost Index published in the Engineering News Record (ENR). This index is
December 7, 2004 -2- Item No. 35
showing a 9.5% increase, mainly due to material price increases for steel, wood and fuel.
However, staff also tracks construction cost pricing for each project and developer
reimbursement made in the Street Oversizing Program. Staff has seen a 3.6% increase in
construction costs and is recommending that fees be increased to recover this 3.6% inflation
amount.
East Mulberry Plan Revisions:
The East Mulberry Plan area is from Mulberry Street on the south, to (but not including) Vine
Drive on the north; and from Lemay Avenue to I-25. The adopted Plan looked at the
transportation network needed to support the land uses indicated by the City's Structure Plan. A
significant amount of arterial and collector streets were added. The previous amount of lane
miles in the area was 17.61. This increased to 62.13 lane miles, more than tripling the amount of
street improvements necessary. In the Street Oversizing analysis of these improvements,
existing County developments were not included, both for the street improvements adjacent to
these areas and trip destinations to these areas. However, the recalculation showed a 10.2%
increase to the Street Oversizing fees.
Transportation Master Plan Revisions:
Staff also analyzed the reclassification of streets adopted with the Transportation Master Plan.
Several street segments were downgraded. A few street segments were upgraded, the most
significant being Carpenter Road rising to a six lane major arterial. However the net effect of
these roadway changes was insignificant in the recalculation of the Street Oversizing fees. The
Transportation Master Plan revisions did not increase the fees.
History
The City's policy is to require new development to pay for growth-related impacts on public
facilities. The Street Oversizing Impact Fee was enacted in 1979, with revisions in 1988 and
1996. Additional impact fees for Fire, Police, Library, General Government and Community
Parks were adopted in 1996.
Impact fees are one-time payments that fund the development or expansion of public facilities
needed to accommodate new development. The intent is for new development to pay for its
proportionate share of the capital costs of additional infrastructure capacity. Specific costs have
been identified using local data and current dollars. There are over 150 miles of arterial and
collector street improvements needed in the City's transportation network to accommodate new
development within the Urban Growth Area Boundary. These improvements will be needed to
serve new growth. The cost to complete the arterial and collector street network (including bike
lanes and pedestrian ways) to build out in the Urban Growth Area has been estimated by an
analysis of the adopted Master Street Plan. Included in these infrastructure costs are bus bays
and shelters, commuter bicycle lanes, sidewalks and ADA ramps, and other improvements that
increase the modal capability of the street into a transportation corridor. The level of
improvement is based on the new Street Standards adopted in 1996.
The Street Oversizing Program uses the impact fees it collects to fund the construction of arterial
and collector roadways necessary to mitigate the impacts of new development.
December 7, 2004 -3- Item No. 35
Increasing the functional capacity of existing improved streets can be viewed as correcting
"existing deficiencies" in public facilities and not as a need created by new development.
Impact fees are specifically restricted from correcting these existing deficiencies. These
improvements are traditionally funded in Fort Collins by sales taxes.
Summary
Capital improvement expansion fees are annually adjusted for inflation. This year staff is
recommending a 3.6% increase to offset the effects of increased construction costs.
Changes in City Land Use Regulations and Transportation Plans require revising the Street
Oversizing Program to bring it in line with new regulations and capture the actual costs of
growth.
The Street Oversizing Program has undergone routine recalculations in the past in response to
changes in the City's Land Use Plan:
• The Mountain Vista Sub Area Plan adopted in 1999 added significant
street miles to the City's Master Street Plan and required a fee increase to
recover costs.
• The Fossil Lake expansion of the City's GMA in 2000 added some street
miles, but also increased the amount of developable land in the City,
resulting in a decrease of fees.
The recently adopted East Mulberry Plan and the adoption of the Transportation Master Plan
made changes to the future funding obligations of the Street Oversizing Program. Fees should
be increased to recover costs. Street Oversizing must recover the costs of growth to continue to
be a financially viable program for constructing transportation infrastructure in newly-
developing areas.
A matrix of the proposed revisions included in this routine recalculation of the Street Oversizing
fees:
East Mulberry
Current Fee Inflation, Plan add Pro�dsed'Fee,
esidential $2 006/d.u. $72/d.u. $204/d.u. $2 282/d.u.
i ht Industrial $1.43/s.f. $0.5/s.f. $0.14/s.f. $1.62/s.f.
ffice $3.35/s.f. $0.12/s.f. $0.34/s.f. $3.81/s.f.
etail $4.98/s.f. $0.18/s.f. $0.51/s.f. $5.67/s.f.
3.6% thane i 10.2% increase 13.8% increase
Staff recommends adoption of these routine fee adjustments to the Street Oversizing Program.
ORDINANCE NO, 197, 2004
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 7 . 5 -32 OF THE CITY CODE
REGARDING STREET OVERSIZING CAPITAL
IMPROVEMENT EXPANSION FEES
WHEREAS, Chapter 7 . 5 , Article II of the City Code establishes certain Capital Improvement
Expansion Fees, including, without limitation, the street oversizing capital improvement expansion
fee; and
WHEREAS , Section 7 . 5 - 16 sets forth the intent of the City that such fees are meant to ensure
that new growth and development in the City bear a proportionate cost of the capital expenditures
necessary to provide municipal services without collecting more than is necessary to fund such
capital improvements ; and
WHEREAS , the amount of the street oversizing capital improvement expansion fee has not
been changed since 1996 and is no longer sufficient to cover new developments' proportionate share
of the capital costs associated with additional street infrastructure capacity; and
WHEREAS , the Council has determined that the amount of the street oversizing capital
expansion fee should be increased by 3 . 6% to offset the effects of inflation and construction costs
since 1996, and should be increased by an additional 10 .2% to cover the street oversizing capital
improvement costs anticipated with respect to the East Mulberry Plan revisions; and
WHEREAS, the Council has determined that Section 7 . 5 -32 of the City Code regarding
street oversizing capital improvement expansion fees should be amended accordingly.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS that table included in Section 7 . 5 -32 be amended to read as follows :
STREET OVERSIZING CAPITAL
EXPANSION FEE SCHEDULE
Average Weekday Transportation
Vehicle Trips Impact Fee Rate
Residential (per housing unit)
SF Detached 9. 55 $2,0062,282 per D.0
MF and Other Housing 6.59 +,3$41 ,574 per D.0
per
Hotel/Motel 8.70 +,8z82,078 room
Apartment 6. 12 +72-%1 ,462 per D.0
Retirement Community 3 .30 693788 per D.0
Assisted Living 4. 52 9491 ,080 per D.0
Congregate Care Facility 2 . 15 4-52514 per D.0
Residential Condominium 5 . 86 f ,23 t1 ,400 per D.0
Duplex 7. 18 1 , 5081 ,715 per D.0
Townhome 5 . 86 +—,23t1 ,400 per D.0
Mobile Home 4.92 +7W341 , 175 per D.0
Non Residential (per 1 ,000 sq. ft.)
Comm/Shopping Center
1000K GLA 32.09 $-3-.934.46 /sq. ft.
500K GLA 38 .65 4-.-735 .38 /sq. ft.
200K GLA 54. 50 6-.6-77. 58 /sq. ft.
50K GLA 91 .65 7-.7+8 .77 /sq. ft.
Movie Theater 77.79 9--210. 82 /sq. ft.
Fitness/Racquet Club 17. 14 �252. 56 /sq. ft.
Day Care 79.26 4$74. 63 /sq. ft.
Government Office 68.93 +0-710.31 /sq. ft.
Post Office 86.78 i t .4212.98 /sq. ft.
Building Materials/Lumber 39.71 4�65 . 52 /sq. ft.
Specialty Retail 40. 68 4-. %5 . 67 /sq. ft.
Discount Club 41 . 80 5-.15 . 82 /sq. ft.
Nursery(Garden Center) 36.08 +- 55 .40 /sq. ft.
Sit Down Restaurant 130.34 i 0 . 9612.47 /sq. ft.
Fast Food Restaurant w/ Driveup 496. 12 -25 .4928 .99 /sq. ft.
Car Sales 37.50 4.35 . 61 /sq. ft.
Service Station 168.56 /pump 8 661.4695850. 63 /pump
Wholesale Tire Store 20.36 2-. 683 .05 /sq. ft.
Self Service Car Wash 5 .79 /stall 297. 5 338.37 /stall
Supermarket 111 .51 9-.3810. 67 /sq. ft.
Convenience Market 737. 99 37$243 . 13 /sq. ft.
Furniture Store 5 .06 1-.941 . 18 /sq. ft.
Bank 189.95 9-.6810.32 /sq. ft.
Drive-In Bank 265 .21 13 .6315 . 50 /sq. ft.
Insurance Building 11 .45 4-. 5+ 1 .71 /sq. ft.
Manufacturing 3 .85 6 790.90 /sq. ft.
Warehousing 4.96 +.021 . 16 /sq. ft.
Light Industrial 6.97 +.431 . 62 /sq. ft.
Mini-Warehouse 2. 50 6-. 5+0. 58 /sq. ft.
Business Park 14.37 2-.-9153 .36 /sq. ft.
General Office
200K GFA 11 . 54 2-.3-72.70 /sq. ft.
50K GFA 16.31 3-3-53 . 81 /sq. ft.
1 OK GFA 24.39 5-6f5 . 70 /sq. ft.
Recreational 3 . 64 /ac 748. 1 850. 88 /acre
City Park 3 . 66 /ac 752.2-8855 . 56 /acre
Golf Course 5 .04 /ac � 1 178 . 15 /acre
Elementary School 1 .02 /student 209. 65238 .43 /student
Church/Synagogue 9. 11 +-.872. 13 /sq. ft.
Library 54.00 f 1 . f612. 62 /sq. ft.
Hospital 16.78 3:453 .92 /sq. ft.
Nursing Home 2. 60 /bed 533.79607.07 /bed
Medical Clinic 31 .45 6r.467.35 /sq. ft.
* Notes :
1 . Rate calculation for each item based on the product of Number of Weekday Trips, Trip
Adjustment Factor, and Cost Per Unit of Trip.
2 . Italicized building types indicate that high pass-by trip adjustment factor is used when
calculating SOS Rate.
Introduced and considered favorably on first reading and ordered published this 7th day of
December, A.D . 2004, and to be presented for final passage on the 21 st day of December, A.D .
2004,
Mayor
ATTEST :
City Clerk
Passed and adopted on final reading this 21st day of December, A . D . 2004 .
Mayor
ATTEST :
City Clerk