Transcript Traffic Generation Assessment - TEAM StL | Transportation

Traffic Generation Assessment
February 21, 2006
What did the County do
BEFORE TGA and what is it?
Prior to 1983…..
ANY developer of
a business….small
or large….improved
roadway frontage
to ½ of the
ultimate roadway
section.
COST or trips
generated were
not factors in
required
improvements.
And no roadway credit was given to anyone!
Was this FAIR since not all
developments are equal?
NO!
Small developments had, in some
instances, MORE associated
roadway costs when compared to
larger developments
Why were small development
costs so high?
Total roadway cost was dependent
ONLY on the length of a
development’s frontage
Type of development was not a
consideration
EXAMPLE 1:
SMALL BUSINESS
(mom and pop
store):
1000 feet of
frontage (whole
store front)
$260.00/foot of road
improvements
Total=$260,000
LARGE BUSINESS
(Wal-Mart type)
1000 feet of
frontage (driveway
approach)
$260.00/foot of road
improvements
Total=$260,000
EXAMPLE 2:
How did the County rectify the
cost disparities?
TGA
Traffic Generation Assessment
In 1983………
The St. Louis County ROAD FUNDING
TASK FORCE (RFTF) was established
This group evaluated the needs and
method of funding roadway
improvements
Who made up the RFTF?
Department of Highways and Traffic
Department of Planning
Developers
Contractors
Bankers
Architects
Other engineers
MSD
Municipal officials
Trade Councils
What did the RFTF do?
Defined TGA as:
An assessment based on TRAFFIC
GENERATION
An assessment calculated by using the number of
required parking spaces (remember, smaller
businesses have fewer parking spaces than large
ones)
An assessment where the dollar amount/parking
space is to be based on average daily PEAK
HOUR traffic
They Also Decided………
The dollar amount/parking space was to vary
depending on the land use
Cost/space would adjust YEARLY based on the
construction cost index for St. Louis.
The number of required parking spaces would be
determined by the Zoning Ordinance
Trust Fund Areas would be established
throughout unincorporated St. Louis County by
Ordinance
Trust Fund vs. TGA
Trust Fund – the fund number
associated to a particular area, in which
the money collected is deposited
TGA – traffic generation assessment,
the dollar amount associated with the
traffic being generated from the site
How is TGA applied?
As a condition of a site specific zoning
ordinance
New or redevelopment in C-8, M-3, PEU and MXD,
and amendments to these zoning districts
Cost estimates of road improvements are based
upon the Unit Price Schedule created by the Dept.
of Planning
As a reference or guide (equivalent tga)
TGA determination made (not collected), even in
municipalities or other zoning districts, to
determine roadway improvement obligation
Equivalent TGA
Applied in zoning areas that do not
have ordinance conditions
Used to make fair across the board –
road improvement obligation
No actual trust fund contribution
Road improvements do not exceed,
unless safety issue
Credits
Department of Planning Escrow Costs utilized
All associated roadway improvements—
including those along MoDOT R/W
Improvements beyond development frontage
NOT entrances, sidewalk or utility relocations,
within development frontage
Any improvements required for safety, i.e.
sight distance, completed regardless of cost
Credits for existing
development
Used in all areas of redevelopment
Only required parking is credited
Given at existing rate, unless previously
paid
Chesterfield Valley
Different fee schedule
Based on Chesterfield Valley
“development procedures and
conditions” future land use map
Grandfathered parcels
All other TGA rules apply
Take Special Note:
TGA is…# of required parking spaces x rate per
space
TGA is…paid when a building permit is issued
Road improvements are subtracted from the TGA
assessment
If road improvements EXCEED TGA, the
developer is only responsible for improvements
equal to TGA (unless otherwise determined by
H&T..usually due to a safety condition)
Benefits
Developer can estimate required road
improvement costs in planning stage.
Funding mechanism for roadway needs
in area.
Bowles Avenue
Bowles Avenue
Baxter Road Extension
Von Talge Road
Von Talge Road
Any Additional Questions?…..
SMALL BUSINESS OFFICE
Item
Land
Cost
1
1 acre = 15.00 /sq. ft.
15.00/sq. ft. X 43,560 sq. ft.
$653,400
Architectural Fees
10,000
Site Impr. Plans
10,000
Building
5,000 sq. ft.
92.00 /sq. ft. X 5,000
Permit Fee
2
vs
TGA COST
$9,821.32
.
Road Impr. Costs
100 ft. frontage X 260 /ft.
TOTAL DEV.
COST
460,000
2,529
26,000
$1,161,929
TOTAL DEV. COST
$1,161,929
TGA is 0.85% of Total
1
2
3
4
Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects
Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects
Actual Develop Costs for Small Medical Building
Actual Develop Costs for Small Medical Building
SMALL BUSINESS RETAIL
Item
Land
Cost
1
1 acre = 15.00 /sq. ft.
15.00/sq. ft. X 43,560 sq. ft.
$653,400
Architectural Fees
10,000
Site Impr. Plans
10,000
Building
5,000 sq. ft.
92.00 /sq. ft. X 5,000
Permit Fee
2
vs
TGA COST
$39,857.37
.
Road Impr. Costs
100 ft. frontage X 260 /ft.
TOTAL DEV.
COST
460,000
2,529
26,000
$1,161,929
TOTAL DEV. COST
$1,161,929
TGA is 3.4% of Total
1
2
3
4
Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects
Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects
Actual Develop Costs for Small Medical Building
Actual Develop Costs for Small Medical Building