The URL can be used to link to this page

Home My WebLink AboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - CORRESPONDENCE - (34)Notes - Valuations Fees Calc'd on Valuation per Structure Base Permit Fee Plan Ck Fee City Tax County Tax Fees that combine both Res.& Comm. Fire CIE GGS CIE Police CIE Valuations combined for one permit (clubhouse+9 DU's) 9 Units above Clubhouse Only - Clubhouse Totals - Ea. 12 Unit Bldg - Ea. 24 Unit Bldg - Clubhouse - Totals- valuation=$779,472 - Totals - w/pool - Residential, valuation=$891,014 valuation=$1,782,028 x valuation Residential Units VA Const; A-3 Residential valuation = Clubhouse x 5 6=$574,953 Only Occupancy w/Clubhouse $879,472 w/pool $16.287.75 $37,588.08 $19,689.12 $73,564.95 $2,879.55 $76,444.50 $3,217.05 $79,661.55 $7.842.25 $18,097.98 $9,479.97 $35,420.20 $1,386.45 $36.806.65 $1,548.95 $38,355.60 $66,826.05 $160,382.52 $77,618.70 $304,827.27 $11,692.08 $316.519.35 $13.192.08 $329,711.43 $17,820.30 $42,768.66 $20,698.29 $81,287.25 $3.117.89 $84,405.14 $3,517.89 $87,923.03 $574,953.00 $18,327.00 $23,124.00 $12,546.00 $779,472.00 $1,548.00 $19,875.00 $1,728.00 $24,852.00 $1,072.80 $13,618.80 $1,364,425.00 Calculations by Mary Young Lot 1 Lot 2 Tract A - future Tract B - future Outlot A (net) Outlot B - 20% (excludes ditch) 6 24-unit bldgs 5 12-unit bldgs 1 8-unit bldg clubhouse unit (clubhouse below/ 8-plex above) 8.034 acres 3.229 acres 2.849 acres 0.465 acres Area: 14.577 acres Liv Units 144 60 8 1 Total L.U's 213 The Grove Centre Ave & Rolland Moore Dr 634,974 square ft Residential Cost Develop. Fees Per Liv. Unit Water PIF: $ 275,813.01 $ 1,294.90 Wastewater PIF: $ 530,370.00 $ 2,490.00 Raw Water Requirement: $ 696,788.35 (107.198 ac-ft) $ 3,271.31 Water Dev. Review Fee: $ 9,159.00 $ 43.00 Sewer Dev. Review Fee: $ 9,159.00 $ 43.00 Water meter costs: $ 4,231.00 $ 19.86 Yifir-11111111i=1 *1 $ 1,525,520.36 $ 7,162.07 3/5/2010 per building cost 8-unit bldg 24-unit blda 12-unit bldq & clubhouse $ 31,077.52 $ 15,538.76 $11,654.07 $ 59,760.00 $ 29,880.00 $ 22,410.00 $ 78,511.36 $ 39,255.68 $ 29,441.76 $ 1,032.00 $ 516.00 $ 387.00 $ 1,032.00 $ 516.00 $ 387.00 $ 476.73 $ 238.37 $ 178.77 $171,889.62 $ 85,944.81 $ 64,458.61 The Grove - Project Development Fees Transportation Planning Transportation Planning Development Development Review Development Review Development Review Fee - Review Fee - Final Plan Fee - Final Plan Fee - Initial Submittal Initial Submittal Submittal Submittal Totals ODP-Overall $1,599, plus $50 Sign Development Plan (If Posting, plus $.75 per Amendment Required) APO Label $500 N/A N/A $2,149 Estimate = $30,968.75 ---- 0.25 per sq. ft.x non-residental building area (7,200 sq. ft), plus $115 per DU (213 DU's), plus $250 per acre of size of parcel accompanying POP - Project $5,879, plus $50 Sign development improvements Development Plan with Pasting, plus $.75 per (14.57 acres), plus $2,000 Subdivision Plat APO Label project fee" $1,0001 $1,000 $38,898 Development The amount of Escrow, Bond or other acceptable method of security will be determined for the Agreement - Recording Development Agreement by the Development Engineer assigned to the project prior to final recording Fee recordin fee runs from $100 - $200 $100 DCP - Development I Construction Permit - I I 1 Application Fee $400 TOTAL POTENTIAL COST OF ALL DEVELOPMENT FEES IF ALL FACETS NOTED ABOVE ARE REQUIRED DCP fees and DA escrow additional $41,547 DCP - Development The DCP must be obtained prior to any excavation work on the site - a materials list and cost estimate Construction Permit must be submitted to determine the permit/inspection fee Variable Plus $.75 per APO Label, due at initial submittal Plus $.75 per APO Label, due at initial submittal TDR Fee Factored: If the fee amount exceeds $30,000, then the fee amount shall be adjusted with the following formula: $30,000 + 112 the amount over $30,000 - Amount before factoring = $31,937.50, the TDR fee was reduced by $968.75 (1l2 of $1,937.50) = $30,968.75 The Grove - Building Fee Estimates Buildings Data: 12 Buildings Total & 213 MF Dwelling Units (DU's) comprised of; 6 Bldgs: ea. with 3 stories, approx. 8,136 sq. ft. & 24 DU's; 5 Bldgs. - ea. with 3 stories, approx. 4,068 sq. ft. & 12 DU's; 1 Clubhouse Bldg. with exterior pool estimated. 7,200 sq. ft., and 9 DU's, on 2nd Level Above Clubhouse e Data: Approx. te.or acres on tract u, wuKr t emre Tor AOvanceo I ecnnoiogy uur 51 % Poudre School Building Permit Dist. & Library Dist. Fees dneludes Fee Reduction for Developer is responsible for contacting Clubhouse with Student Housing FSD & Library Dist, for verification of "it Fee Type Pool (if Allowed) 51 a fee reduction allowance Poudre Fire Authority Fees Valuations Calculated per Structure Base Permit Fees - based on Construction Standards PFA Plan Ck Fee $46,123.01 PFA Plan Review Required r. CIE Fee (Community idand) $169,986.00 "Fire Sprinkler System IS required, permit will obtained from PFA 1 separately - Fire Sprinkler valuation needed to calculate 1 1 PFA Permits 'Alarm S stem "Fire Su rassion IPFA Permit Total T8D CIE Fee (Fire) $19,875.001 CIE Fee (Gen I Govt) $24,852.00 CIE Fee ( Police) $13.318.80 :. CIE Fees ( Library) $88,395.00 ($45,081.00) ubhouse/Pool is considered an cessory use for Street Oversizing Larimer County Road - Fees are ptured in dwelling units charge or "Approximate Electric Fee/Development Charges Paid Directly to L&P outside of of Permit -Estimated at $226,347.84 - (added below) Note: Each Apt. required to he Individually metered. meters must be outdoors in a ""Electric Fee Charaes location accessible to utility, personnel. Utilities are ROUGH rIMATES - Information was not .vided to obtain a more :urate figure Electric PFA (partial) Estimate Total The Grove - Fee Rationale Valuation Driven Fees: Base Building Permit Fee & Plan Check Fee (and City/County Sales Use Tax- 3.8% of 112 valuation amt.). Separate permit required for each structure, valuations are derived using Building Standards minimums methodology. For MF dwellings, $73.01/sq.ft. was used per bldg.; For the Clubhouse, $108.26/sq. ft. was used (based on Type VA construction, A-3 occupancy). NOTE - while the sq. ft. per MF building could generally be determined, the Clubhouse was basically a guess, not enough data to determine accurately. The pool valuation ($100,000) was derived using averages 1 from several other MF clubhouse pools in our database. Captial Improvement Expansion (CIE) and Neighborhood Parklands Fees: Based per Dwelling Unit (DU) & ave. square footage (using sq. ft. fee "ranges") -The Grove ave. MF units fell in the 701 to 1,200 sq. ft "range". CIE fees for commercial only include Fire, General Governmental Svcs, and Police and are based sq.ft.($.62/sq.ft.). The sq. ft. for the Clubhouse was not verifiable, we used 7,200 sq.ft. Street Oversizing and Larimer County Transportation Expansion Fee: Based on DU and use type for residential - Apt. fee for Street Oversizing is $1,7261DU and Larimer County Trans. Expansion Fee Is $191 per MF DU. In the case of the Clubhouse, Street Oversizing is considering this an accessory use and does not have any additional fees, Street Oversizing (Matt Baker) also assesses/administers the 3 Larimer County Trans. Exp. Fees - they are collected in the same manner. Student housing potential 51% fee reduction: The developer/builder is responsible for contacting the individuals (contact information to follow) from Poudre School District and the Library District to authorize the potential 51% reduction In Poudre School District and Library CIE fees. I have factored the reduction in the calculations - please forward any approval documentation to Steve Cush - 4 sdush@fcgov.com if allowed. Electric development fees are derived in several ways; given the very limited information on this project, some assumptions were made. Assuming the buildings will not be using electric heat, Doug Martine estimated $1,000 - $2,000 per apt. (I used $1,000), plus a $910 per building fee (12 bldgs) for L&P to install service from the transformer to the meters and a $202.32 charge for temp. construction power pedestal (I added this in for each building given the distances between buildings). The rates noted above are those in effect for 2010. If the developer could provide a full scale utility drawing, noting the number of apartments in each building, and coordinate an electric layout of the site taking into account the location of other utilities with Doug Martine, Electric Project Engineering Supervisor, 224-6152 5 dmar ine@fcgov.com, he can calculate a more accurate estimate. Stormwater PIF/Stormwater Development Fees: We did not have any data to support the majority of impervious areas to be calculated, therefore, a general estimate was used for Stormwater PIF fees. Stormwater PIF formula; Gross Acres = Area of development in acres, including open space and right-of-way, Base Rate = The base rate is $6,313 per gross acre for all areas of the City, Runoff Coefficient = Determined based on the percentage of impervious area. PIF= (Gross acres of development) x ($6,313) x (Runoff coefficient). Stormwater PIF fees for The Grove - 14 acres x $6,313 x .8 = $70,705.60, Stormwater Dev. Review Fee Formula; Rate factor x $1,045/acre x acres of net area, where: Net area includes allocated open space, but excludes rightof-way. Rate factor is determined by the percentage `6- of impervious area (area that does not absorb water) in the development. Stormwater Dev. Review Fees for The Grove - 14 acres x $1,045 x .8 = $11,704. Water/Wastswater PIF/Development Fees - Raw Water: There are discrepancies in determining the actual area to be developed, 14,577 acres was used for W W W calculations. Water PIF is derived by the number of dwelling units (213), the lot area served for residential users (14.577 acres) and with the size of the water meter for non-residential uses. Each bldg. must have its own water service tap (MF = $490 per Living Unit) + $0.27 per sq. ft. of lot area = PIF. Wastewater PIF - For MF = $2,490 per LU, for The Grove = $2,490 x 213 = $530,370. Raw Water Requirement (RWR) = Raw Water Requirement in acre-feet. Net Acres = Area of development in acres, excluding public street rightsof-way. City maintained tracts and rightsof-way, ditches, railways or other areas typically maintained by persons other than the owner of the premises or agent of the owner. RWR for MF = (.3456 x No. of Units) + (2.304 x Net Acres). Water Dev. Review Fees; For MF = $43/DU (213 x $43 = $9,159), Wastewater Dev. 7 Review Fees; For MF = $43/DU (213 x $43 = $9,159) Water Meter; For MF = $19.86/LU, For The Grove - 213 x $19.86 = $4231 Poudre Fire Authority: PFA requires a Plan Review of all MF & Commercial bldgs. PFA uses the valuation on the building permit application to determine their plan review fee. Fire Sprinklers are required for all MF bldgs., permits are issued directly from PFA. The fire sprinkler valuation is used to determine the permit fee from PFA - This would be an additional fee not calculated in this spreadsheet **This electronic message and any files or attachments transmuted with itfmay be.;' confidential and proprietary information of Poudre School District. The information is solely for the use of the individual or entity to which it is addressed. If the reader of this message is not the intended recipient, you are hereby notified that distribution or copying of this e-mail is strictly prohibited. If you received this e-mail in error, please notify the sender immediately, and delete it from your system.** -----Original Message ----- From: Richard Thomas[mailto:thomasre@lamar.colostate.edu] Sent: Sunday, May 08, 2011 10:32 AM To: tbalchak@comcast.net; jrhftc@hotmail.com;. nancyjtellez@hotmail.com; james@jamesross.us; patrick.albright@patrickalbright.net; barbara.schwerin@yahoo.com; Wilson, Jerry - SSC Subject: Re: May loth meeting > I will make a presentation at your May 10 meeting. In order to shorten the dialogue I am sending you my remarks and other information in advance. As you will note there is a discrepancy between the City's numbers and my numbers. I hope to have clarification from the city prior to the meeting. > Thank you for your service to the community. > Richard Thomas > Memorandum for Record > Subject: Waiver of Development Fees > To: PSD Board of Education > incl. 2: Grove Spreadsheet, Campus Crest Links > Campus Crest is a real estate investment trust (REST) based in North Carolina.. Campus Crest is currently in the development process and is expected to go before the P&Z Board June 16. The development is called the Grove and is on CSURF property with a 40 year lease. It is a 213 proposed units or a 612 bedroom complex. There is no guarantee the Grove will be rented to students. Students are not a "protected" class. A CSU Student Housing Rental Survey Spring 2008 indicated 69% of students surveyed preferred to live in a house, townhome or condo. > A look at other Campus Crest developments indicate the Grove will do little to benefit Fort Collins and will probably have a negative economic impact. The 612 bedrooms will be rented at $500+ for a monthly total of $300,000+. After the lease fee (CSURF refuses to reveal the amount) and other expenses (Grove uses student managers) net revenues will leave this community. > The city has informed Campus Crest that the PSD impact fee is > $110,700.00. We believe the impact fee is $900 x 612 DU = $550,800. The City further informs CCG it can expect a 51% reduction in the PSD development impact fee amounting to a fee reduction of $56,457.00 according to the city figures.(see enclosure 1, Grove spreadsheet) We believe the current economic downturn requiring the reduction of K thru 12 investment is not a time to grant fee waivers. Furthermore, the granting of any waiver is equal to an underwriting of any and all development by the district taxpayers. If a developer relies upon a waiver of PSD impact fees, then the economic strength of the development is suspect. > We request the District, without delay, adopt a policy of not granting impact fee waivers or reductions under any circumstances. We base our request upon the fact that "student housing" is a marketing concept and cannot be guaranteed. > Incl. 2 Campus Crest Links has been gathered from a multitude of sources and I cannot vouch for authenticity. 2 Steve Olt From: Steve Olt Sent: Monday, May 09, 2011 9:18 AM To: 'slindell@fcgov.com'; Ted Shepard; Steve Dush; Delynn Coldiron Subject: FW: May 10th meeting Attachments: Grove - Spreadsheet.pdf; ATT00001.txt Grove - ATT00001.txt (1 readsheet.pdf (208 1 KB) Here is the e-mail Dick Thomas sent to Ed Holder of Poudre Schools. Steve -----Original Message ----- From: Holder, Ed - SSC Sent: Monday, May 09, 2011 8:30 AM To: Steve Olt Subject: FW: May loth meeting Steve, Here is what was sent to me this morning -----Original Message ----- From: Spearnak, Michael - SSC Sent: Monday, May 09, 2011 7:11 AM To: Holder, Ed - SSC Subject: FW: May loth meeting Thanks for looking into things. -Ed Ed - have you heard anything on the City saying that we will reduce impact fees? Michael J. Spearnak, AIA Director of Planning, Design, & Construction Poudre School District 970.490.3413 -----Original Message ----- From: Wilson, Jerry - SSC Sent: Monday, May 09, 2011 7:04 AM To: Spearnak, Michael - SSC Subject: FW: May loth meeting Mike, Please review. I will likely advise the Board about this at the dinner session. Please attach comments that will be helpful. Thanks, Jerry ------------------------------------------------------------------------ Jerry Wilson, Ph.D Superintendent of Schools Poudre School District 2407 LaPorte Ave. Fort Collins, CO 80521 e-mail: jerryw@psdschools.org Tele: 970-490-3604 Fax: 970-490-3514 1 i