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Home My WebLink AboutResolution 2014-010 land use assumptions, streets and infrastructureMA1�AI'�A I�.� ��L�.T�'��''�lr 1'�+�. �� 1�� 1� �..:�L�►.T��[� `I~� �EV.�L�P'N�E�T; I'UF�SUI�NT T� A..R.�. ��-��3.�5+�1��, .�.��`�`TC�� F LA�I� LJS� A��MPTI�JNS, STREET FAC�LI�'IE� INF�A�TI�LJC�'LJ�� M� PI��V'�ME�T PLAII`�I, �.1'��] �'A�.�S AI`�I� ��FF�..�.A.T�C)N �ACILITIES II`�I�-� �.�TT�LJ�TLT�.E �Ilr'I��[�VEIVIENT P"L.AN R.EL.A�'E�3 �`+C� T�E Tt�W�' S�� 14 �3�VE�,��'IE�T �I�P.�.�7" �E�� F�� .�A.�S, �`�F�K� '�AT�I� ANI� �.�,�TE�ATEI� ''�HEI��A� t�e Tow�a a�` ��.ra�aa is �r�c�ui��d ta rest�dy �ts d�v��opnzent i��+�� `ees b�se�d �pc�n +��a,n�es �o ��ate ��vv with th� p�.ssage �f ��3 � 5��; ��d A VV V � - ��CI��t�� 1C �+(3W�1 L7:� �c�I �.1.1�. �1�.� +��:��7�.�1155�.�17 st�cl� ��stu�.y, ��e fi��c�i�� f wl�ic�� v�e�;� r��.d� �c��i��c �a�� 1`��v�m�b�er 7, 3� 1�; ��d �V��EA� the T�wn ��u��x� o� Ma�•�.��. �e�� . �ubl�c; l��ea� r� o�� the 1�.n�d use �.ssum��i�r��, �t�-�� acilit�es inf� �strr�c�ur� im�r�ove�n�n� �l�:n an� pa��s ,�nd recr�a�i�r� f�.cilit�es ��'� �.st.r�.�+ct�.��•e ir�prover��nt pl�.n �ra �anuary 7, 2� � �; �.�d �W��I�.�AS th� 1'�Iaya� a�d +�+o�:��+ci1 0�` th� r��o�v�� ' N�a� ana ��nc� �h,at th1� res�lutic�� s i��. th� �est int�rests a�t�e T��v� �f �'I�.�a�a �.r�d �ts �i�iz�ns. I`��'G�, TI�ET�EFC�RE, BE IT �.��J�,4�EI� �Y TI�E MAY+C�� ANI� +��UN��L C�� `�� T[)� ��' M�RA�A, �:hat �� repor� �i�led �a�� _u�e assump�tior�s, da��c� I'�bruary 11, �� 4�.�zc� ��,�.G�1�C� �S �X��.�7�.�: A �� .�15 �"��Or�11�1[.��1 15 �1��'�b� c��L3� �T I� �T�JI�THE�. �:��C�LVEI� �ha�� th� r��or� t�t��d s�re�t i��f�_as�ru��u�� v�e��en�: �, ciaf��. I`ebrua��y � l, �� 4�.�.d �.��.ch��d �.� ex�ib�� B ta th�� res�lu�i�� s her�b� a.ciopt�d, I�I� IS FLJ��HEI�. F�' � S�LV�I) that �1�e �e�a�t t��1e�. ��ks and ��ecxeat�or� ir��r�.s�� L��ur� in�� n�r�.t �I��, dat�d Fe'�br��ry I 1 �� and atta�hed �.s �x�i��t �� this z •e��lutia�r� is h�r�by �d�p��. PA�SE�3 .A�I� �.I��PTEI� by �h�e I"'�ay�� a�d �au�zcil c�f �:1�.� �c��v��, af �I�I�.�an�, �.ri�c�� s 1� t: �� day of Fe�ruary, �� 4. •� .�'� �' - `�' r .� �. - ,� ��` .� �� .,.� � '� .` ��.y��• E Hc�r�e� ATTE��: J c�ly�. �. •�ns��, �"a��n �l�rk ; �F��.t�V AS �� I��: , � _ �-`�` �r l� �assi , �'�wn .A�t ney� �," �',. �, �� w �� Rc;��1��tioz� No. 2{� 14�� 1[� �I l 112�} 14 ��:� ��'M[ I<�i3 Town of Marana, Arizona Develo ment Fee U date p p . a n se ssu m �ons P li R r u c e ot p Final Prepared by: Curtis Lueck & Associates Tucson, AZ In collaboration with Psomas Norris Design Februar 11, 2014 v L f � � r��i � L� ��k � �1��i� �k�� Study Session - February 11, 2014 - Page 11 of 65 Exhibit - A Town of Marana Mayor & Council Mayor Ed Honea Vice Mayor Jon Post Dave Bowe n Patti Comerford Herb Kai Carol McGorray Roxanne Ziegler Key Staff Gilbert Davis, Town Manager Keith Brann, P.E., CFM, Town Engineer and Project Director Frank Cassidy Esq., Town Attorney Erik Montague, CPA, Town Finance Director John Kmiec, Town Utilities Director Tom Ellis, Parks and Recreation Director Lisa Shafer, Assistant Parks and Recreation Director Steve Cheslak, Planner 1 Project Consultants Curtis Lueck & Associates 5640 W. Four Barrel Ct. Tucson, AZ 85743 520-743-8748 Prime Consultant - All Tasks Psomas 333 E. Wetmore R.; Suite 450 Tucson, AZ 85705 Land Use Assumptions, Street Facilities IIP and Fee Study Norris Design 418 N.TooleAve Tucson, AZ 85701 Land Use Assumptions, Parks and Recreational Facilities IIP and Fee Study Study Session - February 11, 2014 - Page 12 of 65 Exhibit - A Identification of Changes The contents of this report have changed slightly since the November 7, 2013 publication of the Land Use Assumptions Draft Report for public review. In response to comments received and final review by the project team, the following changes are contained in this Final Report. 1. Census data in Exhibits 2 and 3 are updated and expanded to include statewide d ata fo r co m pa riso n pu rposes. 2. The current and future lot counts for the San Lucas development were corrected in Exhibit 4 on page 6. This minor change will be carried forward in the Infrastructure Improvements Plans and Fee Studies for both Street Facilities and Parks and Recreational Facilities. 3. A listing of preparers and their professional registrations and certifications is now provided in the Appendix. 4. Minor formatting and editorial corrections. Study Session - February 11, 2014 - Page 13 of 65 Exhibit - A TABLE OF CONTENTS INTRODUCTION ............................................................................................................................... .............1 Allocation of Growth within Service Areas .........................................................................................1 EXISTING SOCIOECONOMIC CONDITIONS ................................................................................................. 3 Population Housing ...................................................................................................................... 3 Employment ......................................................................................................................................... 3 2013 SOCIOECONOMIC CONDITIONS — PAG-ASSISTED MODEL ...............................................................4 LANDUSE ASSUMPTIONS ...........................................................................................................................4 2023 CONDITIONS — WITH LAND USE ASSUMPTIONS .............................................................................. 7 LIST OF EXH I BITS Exhibit 1 Exhibit 2 Exhibit3 Exhibit4 Exhibit 4 (cont.) Exhibit 5 Exhibit6 Streets Service Areas and Parks Service Area (Town Limits) ...................................... 2 Marana Population and Housing Units Census Data .................................................. 3 Marana Employment Data ........................................................................................... 3 Marana Land Use Assumptions ................................................................................... 5 Marana Land Use Assumptions .................................................................................... 6 . Commercia Deve opment Assumptions ..................................................................... 7 . Socioeconomic Totals 2013 — 2023 ........................................................................... 8 APPENDIX List of Preparers Map of TAZs Population and Employment by TAZ (2013 — 2023) � �� . �. � � ��'''�' � w a ; � ��- � �, ,� � � ,� �� ' � � �� . M1 � �� Study Session - February 11, 2014 - Page 14 of 65 Exhibit - A Land Use Assumptions Final Report - February 11, 2014 I ntrod uction The Town of Marana collects development impact fees to offset some of the infrastructure costs associated with growth. The Town currently charges fees for roads and parks, and intends to continue doing so. In order to continue the fees, the Town must comply with Arizona Revised Statute (ARS) §9-463.05. In so doing, the Town will be preparing new development impact fee studies, project lists, fee schedules, and municipal ordinance. The statute, which codifies Senate Bill 1525, includes major changes in development fee assessment procedures and programs. The statute limits the types of "necessary public services" which impact fees can fund. A municipality must develop two preliminary products prior to calculating the fees for each service category: a set of land use assumptions and an infrastructure improvement plan (IIP). As defined in ARS §9-463.05(T)6, "`Land use assumptions' means projections of changes in land uses, densities, intensities and population for a specified service area over a period of at least ten years and pursuant to the general plan of the municipality." This report is a required document that identifies the land use assumptions to be applied in the IIPs for roads and parks, and the subsequent calculation of development impact fee rates. These land use assumptions are used to estimate the amount of new development within the benefit areas from which development impact fees will be assessed. These land use assumptions generally reflect the community's general plan and the region's official suballocation of population forecast to the municipality. Allocation of Growth within Service Areas As defined in ARS §9 (T)9, "`Service area' means any specified area within the boundaries of a municipality in which development will be served by necessary public services or facility expansions and within which a substantial nexus exists between the necessary public services of facility expansions and the development being served as prescribed in the infrastructure improvement plan." The Town will be applying the same service areas that currently exist. A map of these service areas is shown in Exhibit 1. 1 � � Study Session - February 11, 2014 - Page 15 of 65 Exhibit - A � � ,� � � N � � � � � � � i Q a 4� i � 4�.� � � � I a � � � 0 � v� � — a � � � � +� .� � .� � � � � H .� c� � � � � � .� � � � � v� � � � a � � c� � � � i � � t� .� � � G� t� v'� � � � � � t� � � .� � .� � � � � �; :�� a ivJ i �j LL � Q , � � � x w Study Session - February 11, 2014 - Page 16 of 65 Land Use Assumptions Final Report - February 11, 2014 Existing Socioeconomic Conditions Population and Housing Marana continues to grow faster than the state as a whole. The US Census Bureau provided the following general population and housing data in Exhibit 2. Exhibit 2 Marana Population and Housing Units Census Data Marana Arizona Population, 2012 estimate 36,756 6,551,149 Population, 2010 (April 1) estimates base 34,578 6,392,015 Population, percent change, April 1, 2010 to July 1, 2012 +6.30% +2.50% Housing units, 2010 Homeownership rate, 2008-2012 Housing units in multi-unit structures, percent, 2008-2012 Median value of owner-occupied housing units, 2008-2012 Households, 2008-2012 Persons per household, 2008-2012 14,726 77.00% 7.70% $222,200 12, 745 2.71 2,844,526 65.50% 20.60% $175,900 2,357,158 2.66 Employment Marana has a higher employment rate than the state as a whole. The employment data in Exhibit 3 are provided by the US Census Bureau. Exhibit 3 Employment Status Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Marana Employment Data Marana Estimate Percent 26,535 - 17,517 66.0% 17,440 65.7% 16,308 61.5% 1,132 4.3% 77 0.3% 9,018 34.0% 17,440 - - 6.5% Arizona Estimate 4,967,615 3,049,419 3,029,669 2,733,537 296,132 19,750 1,918,196 3,029,669 Percent 61.4% 61.0% 55.0% 6.0% 0.4% 38.6% 9.8% 3� Study Session - February 11, 2014 - Page 17 of 65 Exhibit - A Land Use Assumptions Final Report — February 11, 2014 2013 Socioeconomic Conditions — PAG-assisted Model The project team assisted Pima Association of Governments (PAG) with refining the existing regional model and developing a travel demand model based on existing (2013) and projected (2023) socioeconomic conditions for use in this study. PAG maintains a model of existing conditions as well as a model representing the regional transportation network incorporating the planned 5-year Transportation Improvement Program (TIP) projects (currently through 2018). PAG provided both models as well as socioeconomic data for each Transportation Analysis Zone (TAZ) in the region for each model. The data included population and employment estimates. For the 2013 population and employment data for the TAZs within and surrounding the Marana impact fee service areas, we reviewed the data and proposed suggested refinements to represent the impact fee service areas. These refinements included the splitting of three TAZs and reducing or adding unit counts to certain TAZs based on current development plans and programs within and surrounding the Town of Marana. Additional refinements included updating population and/or employment for thirteen of the TAZs. PAG incorporated the new population and employment numbers into their model, producing an updated model of existing conditions for the region for use in this project. Land Use Assumptions The land use assumptions were based on the current Town General Plan, as required by the statute. These are shown in Exhibit 4. The land use assumptions include the estimated build out residential units and the estimated non-residential commercial acres. This was done to show the percentage of each development that is estimated to be constructed and eligible for inclusion in the IIP which is developed for a ten year planning horizon. The 10-year period will begin August 1, 2014; therefore August 1, 2023 would be the planning horizon. The land use assumptions are provided for the area within the existing Town limits and also within areas that are projected to be annexed within the 10-year period. � The values in this table and related tables varies slightly from the draft report due to a correction in growth for San Lucas. i . Study Session - February 11, 2014 - Page 18 of 65 Exhibit - A O � � O � � � � � � �' a Q 4� i � 0�.� � � � ' a i J � � � � � � � � � � � 3 � a � � � � � J � � L � � � � � � � W � v � � � 'a ° � a o � � � a � y A '� a� �. �, r U �, c z, � � � o � � � bA � � � � � '� G W � � U 3■ � �+' C �. � � o a � a �� .� '� � � - W a a � �• � i � � o � � � - �. � ce � � � a � z ' a .. � a v � '� � � a Z; „�'. � yC � W G c bA � � � � � �, a W a � ^. � r .., ... � � c� � o L ` ^� � c �. �,' C •� t c � p < U � � � � ... o �' "� � � �. ... 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N Q> o a i L LA,J � 1 �� a--+ � � � � w � J (� � � � � � � ' � a o o � ;" � p cn p w o� �,� H � Q O � _ � � � N � z � W } w � o z N � � a a a z �c � � z > a � �, Q � i p z z z�„ � U ,1, w oc � �°�, � � a Q v� c� N z a a a� o z >� � o= � o o N�� w � N N a a a 0° � Q ° a w �� J W� � c� � � � w m oC � = N w w � ~ � � �� z o o a N� � Q z z� Q w a � z}� z Q Q O O O OC � oc U� Q z OC � J�> J J W� O � � _ _ = w z � � � Q Q � u � c� > > J o � � � � � ° w N > ° z ° ° a� � a a a a a a a a°� Q a a o=�= o� J °� a a a �c � �c � � � � � � � � � � � � a � � � � � a � o o � � � �, �, � �� tD L � a � L a, Q t � 0 , L ^ V a� o� � a a ' � � 0 � (6 � � a� � .� a� L � � � N � a--� O � � c6 � � � O � H � � � � � '� •— a� � � O � L C�r � y � .� � � 0 U � +�-� '� � � � � U Q � U � � � � '� � N � � o � U � � � M �� _. � Q � W Study Session - February 11, 2014 - Page 20 of 65 Land Use Assumptions Final Report - February 11, 2014 2023 Conditions — With Land Use Assumptions The land use assumptions were provided to the PAG travel demand modeling staff. Psomasestimated 2018and 2023socioeconomic population and employment projections byTAZ and compared them with the PAGs socioeconomic parameters (population and employment). The project team met with PAG staff to discuss their findings, including suggested refinements of some of the TAZ boundaries, and to request a special model run for the project based on the Psomas projections. We estimated 2023 socioeconomic conditions using data from PAG's 2018 model, and adding the projects in the Land Use Assumptions (if they were not already represented in the model). For residential developments, population was calculated assuming 2.5 persons per unit regardless of housing type. This assumption was applied based on the existing PAG model. For the Marana TAZs, there are 2.4 persons/residence, and for Pima County overall, the number is 2.6 persons/residence. Therefore, for this study, we applied an average of 2.5 persons per residence. The commercial development assumptions and employment estimates were based on recent analysis conducted for the Marana Town Center study and information from the Fiscal Impact Analysis Model used by the South Florida Regional Planning Council. Exhibit 5 Commercial Development Assumptions % Acres to include # sq ft per buildings employee Retail I 20% � 600 Off i ce I 20% � 400 Industriall 20% � 2,500 After the population and employment numbers were calculated for 2023 for each of the proposed projects in the Town of Marana, those values were assigned to the TAZ(s) in which the project is expected to be located. The population and employment numbers were then compared to the corresponding values provided in the PAG 2018 model. The higher of the two values for each affected TAZ was used for the 2023 model to ensure that all of the planned projects in the Town were accounted for in the 2023 model. Several of TAZs in the Town of Marana do not have planned developments in the next 10 years. Therefore, in order to account for unexpected developments which may be built during that time, an annual growth rate was applied to the population and employment for each TAZ which does not have a planned development in the next 10 years. Based on projections developed by the Arizona Department of Administration, the population of Pima County is expected to increase approximately 1.3% per year between now and 2023. Therefore, a 1.3% per year growth rate was applied to the TAZs in Marana which do not include any planned 7�� Study Session - February 11, 2014 - Page 21 of 65 Exhibit - A Land Use Assumptions Final Report — February 11, 2014 developments over the next 10 years. In addition, the same 1.3% per year growth rate was applied to all TAZs fully outside the Town of Marana limits to provide 2023 estimates for the entire region. A summary of the population and employment estimates for 2013 and 2023 conditions is provided in Exhibit 6 as are the increases in each. The population and employment numbers by TAZ and the TAZ/Service Areas map are provided in the appendix. It should be noted that the population and employment estimates in the appendix differ from Exhibit 6 because some areas located outside the Town are included in several of the TAZs. The estimated future population of 55,100 at 2023 is very similar to the Arizona State Demographers forecast of 54,000. Exhibit 6 Socioeconomic Totals (2013 — 2023) 2013 2023 Increase Employment Population Employment Population Employment Population Northwest 1,318 6,934 3,201 12,969 1,885 6,035 Northeast 837 6,415 1,425 11,255 588 4,840 South 8,719 23,068 12,432 30,876 3, 713 7,808 Townwide T � 10,874 36,417 17,058 55,100 6,186 18,683 ota s Note: Marana portion of multijurisdictional TAZs only. . . Study Session - February 11, 2014 - Page 22 of 65 Exhibit - A APPENDIX • List of Preparers • M a p of TAZs • Population and Employment by TAZ (2013 — 2023) Study Session - February 11, 2014 - Page 23 of 65 Exhibit - A Li st of P re p a re rs Curtis Lueck & Associates Cu rtis C. Lueck, P. E., Ph. D. Ma rcos U. Espa rza, P. E. Psomas Alejandro Angel, P.E., PTOE, Ph.D. Darlene Danehy, P.E., PTOE, LEED, AP Norris Design Stacey Weaks, RLA, LEED, AP Hampton Uzzelle, LEED, AP Staff Pa rtici pa nts Keith Brann, P.E., CFM, Town Engineer and Project Director Frank Cassidy Esq., Town Attorney Erik Montague, CPA, Town Finance Director John Kmiec, Town Utilities Director Tom Ellis, Parks and Recreation Director Lisa Shafer, Assistant Parks and Recreation Director Steve Cheslak, Planner 1 Study Session - February 11, 2014 - Page 24 of 65 Exhibit - A � � _` � ��_° �.a_ _�� , _ E � � ao � p� � � oo � , ;, . . ._ � , � � ,� � cq z �� , � � � � �n ,� � _ y � � � �' � �� .�� jc/b 0 `� �` � � ,��`�`i ` _ �� o r `� ' � u� ao � O/ � w . � ,: � .� � :" �� _ ' `-- L , � �;, � � � I �,,` O M �b� �� u� . � � �� «,�� (y � tU / � dp � �� pp � 7�� , �,''�= �� i � � � � Q � tp . �,, �,,9 ; . Z � 3 �: �, j W � c9 � N (q '�„„� . °. � . . r ° � ,. - , 4 C� o� , � -- -„�..,� - - � `° a nd 1 � ti, � . �.. 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I� M �°_ �� i!�r � n, � � � � � d�� Study Session - February 11, 2014 - Page 25 of 65 Northwest Benefit Area TAZ 2013 2023 Increase Emp Pop Emp Pop Emp Pop 782 245 152 501 152 256 0 783 0 4 328 629 328 625 785 0 8 0 9 0 1 786 0 24 0 552 0 528 787 0 28 0 32 0 4 788 0 1,175 261 2,266 261 1,091 789 0 458 0 521 0 63 790 31 429 35 488 4 59 794 0 1,573 0 1,790 0 217 795 0 28 0 32 0 4 796 0 45 0 51 0 6 797 148 213 364 371 216 158 798 870 367 1,057 367 187 0 799 0 133 0 1,293 0 1,160 802 1 38 1 43 0 5 804 8 697 8 727 0 30 805 0 816 0 1,150 0 334 806 27 173 27 1,736 0 1,563 807 26 3 120 3 94 0 808 6 197 6 409 0 212 809 4 5 545 121 541 116 810 1 22 1 25 0 3 812 25 20 119 250 94 230 813 0 17 0 242 0 225 814 0 3 0 59 0 56 815 1 77 1 88 0 11 817 1 80 1 91 0 11 818 13 139 15 158 2 19 819 0 32 0 36 0 4 820 0 0 0 0 0 0 821 0 1 0 1 0 0 823 8 32 9 36 1 4 824 22 90 25 102 3 12 TOTALS 1,437 7,079 3,425 13,831 1,988 6,752 Study Session - February 11, 2014 - Page 26 of 65 Exhibit - A SouthBenefit Area TAZ20132023Increase EmpPopEmpPopEmpPop 62210141155141 6283669894161,12550136 7253639814131,11650135 72841904770580 7293431,2813901,45847177 7301,04471,18881441 7316951,7347911,97396239 7361,0184201,0181,44801028 737761,302861,48210180 73901,79121,9202129 7401001,6211141,84414223 7442401727319332 74602302603 7471491,5102141,510650 7482,74523,12323780 74901,02701,1750148 754800910110 755489141651,119117205 75606000683083 75701490170021 75841362421362380 759001,506015060 760899831011,11912136 7613281824461821180 762094501,0750130 76301,4921181,709118217 7660518851880 76701,6051191,6051190 768741,759842,00210243 77012907121,0100103 7712434,1042774,67034566 7721741,9512942,457120506 77371,2491271,410120161 7741,0113971,15045213955 775181,349181,7990450 77601,23601,4060170 777920410232128 779010003,64403544 7801737019421251 78142248260 79139754485510 Study Session - February 11, 2014 - Page 27 of 65 79212814921 7931227143124 800185038201970 80352162413 81110101150140 8161673141903572343 82505906708 TOTALS10,33633,89814,30243,0373,9669,139 Study Session - February 11, 2014 - Page 28 of 65 NortheastBenefitArea TAZ20132023Increas e EmpPopEmpPopEmpPop 7211705263155261450 72301380157019 7273025334288435 732050706110104 73340419616656125 7340303143271424 73511150114740324 73806230709086 7412129502411,08129131 74201500171021 743013102510120 7500243801,04780804 75104304906 752077708840107 7533092,3345965,4972873,163 764000000 765085097012 769000000 7787811116723789126 78411001250150 801080901 TOTALS9607,3731,67912,5817195,208 TAZ20132023Increase TOTALS EmpPopEmpPopEmpPop 12,73348,35019,40669,4486,67421,098 TOWN20132023Increase TOTALS EmpPopEmpPopEmpPop 10,87436,41717,05855,8066,18619,388 Study Session - February 11, 2014 - Page 29 of 65 Town of Marana, Arizona Development Fee Update Street Facilities Infrastructure Improvement Plan Public Report Final Prepared by: Curtis Lueck & Associates Tucson, AZ In collaboration with Psomas Norris Design February 11, 2014 Study Session - February 11, 2014 - Page 30 of 65 Town of Marana Mayor & Council Mayor Ed Honea Vice Mayor Jon Post Dave Bowen Patti Comerford Herb Kai Carol McGorray Roxanne Ziegler Key Staff Gilbert Davis, Town Manager Keith Brann, P.E., CFM, Town Engineer and Project Director Frank Cassidy Esq., Town Attorney Project Consultants Curtis Lueck & Associates 5640 W. Four Barrel Ct. Tucson, AZ 85743 520-743-8748 Prime Consultant - All Tasks Psomas 333 E. Wetmore R.; Suite 450 Tucson, AZ 85705 Land Use Assumptions, Street Facilities IIP and Fee Study Norris Design 418 N. Toole Ave Tucson, AZ 85701 Land Use Assumptions, Parks and Recreational Facilities IIP and Fee Study Study Session - February 11, 2014 - Page 31 of 65 Identification of Changes The contents of this report have changed slightly since the November 7, 2013 publication of the Streets Infrastructure Improvements Plan Draft Report for public review. In response to comments received and final review by the project team, the following changes are contained in this Final Report. 1.The mobile home land use category has been removed because the fee is virtually the same as single family residence (SFR) when credits are taken into consideration. 2.The trip generation analysis for industrial land uses showed little differentiation between building size categories. Accordingly, all industrial uses are consolidated into a single category. 3.A retail land use category less than 3,000 square feet has been added. 4.A retail land use category greater than 200,000 square feet has been added. 5.In Exhibit 2, the project limits for Tangerine Farms Road (Segment 3) has been revised to Marana Road instead of I-10. This reduces the project length by 0.2 miles and project costs by $1.3 million. 6.An expanded table of construction sales tax by land use category is provided and documented in Appendix B. 7.The discussion of HURF credit has been expanded. The amount of HURF credit itself has not changed. 8.A final determination was made that legacy roads will be included for either outstanding credit balance or the remaining debt service, on a case by case basis. 9.A listing of prepares and their professional credentials is provided in Appendix A. 10.The document is sealed by a professional registrant to attest to the capital costs associated with proposed projects. Study Session - February 11, 2014 - Page 32 of 65 TABLE OF CONTENTS INTRODUCTION............................................................................................................................... 1 Allocation of Growth within Service Areas ........................................................................... 1 NECESSARY PUBLIC SERVICES-EXISTING NEEDS ........................................................................... 3 NECESSARY PUBLIC SERVICES-NEEDS ATTRIBUTABLE TO NEW DEVELOPMENT ....................... 6 TRAVEL DEMAND PER DEMAND UNIT - METHODOLOGY ........................................................... 6 PROJECTED SERVICE UNITS FOR NEW DEVELOPMENT ................................................................ 8 REVENUE CONSIDERATIONS .......................................................................................................... 9 Credit for other funding sources collected by the Town .................................................... 10 LIST OF EXHIBITS Exhibit 1 Street Facilities Service Areas ............................................................................................ 2 Exhibit 2 Necessary Street Facilities, Existing and for New Development ..................................... 4 Exhibit 3 Current and Future Traffic Volumes ................................................................................. 5 Exhibit 4 Estimate of Street Facility Demand per Unit of Land Use ............................................... 7 Exhibit 5 Continuing Revenue Sources .......................................................................................... 10 Exhibit 6 Credits for Revenue from New Development................................................................ 11 APPENDIX List of Preparers Calculation of Construction Sales Tax Credit by Land Use Category Study Session - February 11, 2014 - Page 33 of 65 February 11, 2014 Introduction The Town of Marana collects development fees to offset some of the infrastructure costs associated with growth. The Town currently charges fees for both street facilities and parks and recreational facilities, and intends to continue doing so. In order to continue the fees, the Town must comply with Arizona Revised Statute (ARS) §9-463.05. In so doing, the Town will be preparing new development fee studies, project lists, fee schedules, and a Town ordinance. The statute, which codifies Senate Bill 1525, includes major changes in development fee development fees can fund. A municipality must develop two preliminary products prior to calculating the fees for each service category: a set of land use assumptions and an infrastructure improvement plan (IIP). As defined in ARS §9- means a written plan that identifies each necessary public service or facility expansion that is proposed to be the subject of a development fee and otherwise complies with the requirements of this section, and may be the municipality's capital improvements plan. This report is a required document that identifies the infrastructure needs for street facilities. The analysis covers arterial and major collectors only, as lower classification roads are internal to development and built during the development process. The analysis will be used in the subsequent calculation of development fee rates. The land uses that we used to evaluate infrastructure needs were documented in the companion Land Use Assumptions report, published separately. The quantification of future land uses estimate new development within the service areas from which development fees will be assessed. Allocation of Growth within Service Areas As defined in ARS §9-Service area means any specified area within the boundaries of a municipality in which development will be served by necessary public services or facility expansions and within which a substantial nexus exists between the necessary public services of facility expansions and the development being served as prescribed in the infrastructure improvement plan. There are three current service areas: Northeast, Northwest, and South. The Town will continue to use the current service areas with very minor change. A map of these service areas is shown in Exhibit 1. Page | 1 Study Session - February 11, 2014 - Page 34 of 65 February 11, 2014 Necessary Public Services-Existing Needs ARS §9-463.05(E)1 i As required in a set of criteria: to upgrade, update, improve, expand, correct or replace those necessary public services to meet existing needs and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be prepared by qualified professionals licensed in this state, as In addition, ARS §9-463.05(E)2 requires: of capacity of the existing necessary public services, which shall be prepared by qualified The Town of Marana has identified the streets portion of the IIP to be included in the development fee study. These projects, shown in Exhibit 2, are necessary in part because of expected growth associated with the developments documented in the Land Use Assumptions document. The portion of the projects that will be attributable to new development is also shown. These percentages were estimated from the socioeconomic modeling that PAG assisted the project team with. Due to the 10 year framework required by the statute, the modeling included years 2013 and 2023 conditions. Growth over the ten year period will require 71.28 new lane-miles of arterial roadway, based on the typical capacities of the roadways. This represents 66% of the total lane-miles associated with the projects over the ten year period. Traffic volumes for both 2013 and 2023 are provided in Exhibit 3. PAG Modeling Methodology Future traffic volumes were developed by the Pima Association of Governments (PAG) based on population and employment inputs provided by the project team in collaboration with the Town. While the PAG model does not directly include trip generation rates from ITE (which are typically used to determine how much traffic a development will generate), trip generation is developed within the model based on the characteristics of the area such as population and employment within each Traffic Analysis Zone. Trips are then distributed on the surrounding roadways based on origins and destinations, trip length/travel time, and available capacity. The results of the model are not official PAG forecasts. Instead, they are a special work product prepared by PAG for the Town of Marana. Page | 3 Study Session - February 11, 2014 - Page 36 of 65 February 11, 2014 For estimating the necessary public services we calculated the daily roadway capacity for one lane-mile of arterial facility. The general daily capacities of lanes range from 7,000 vehicles per day (vpd) to 9,000 vpd, depending on the facility, vehicular access control and whether the roadway is within an urban or rural setting. For the purpose of evaluating roadway level of service (LOS), Marana uses performance criteria based on daily service volumes in their 2006 Procedures for Preparation of Transportation Impact Studies for the Town of Marana. LOS D is the performance standard for most areas and is adopted in this study. Current Florida Department of Transportation (FDOT) LOS standards suggest that the LOS D criteria are similar to the current service volumes used by the Town of Marana. In order to establish a consistent performance measure, we recommend that a LOS D standard of 8,000 vehicles per lane per day be utilized. Necessary Public Services-Needs Attributable to New Development ARS §9-463.05(E)3 requires: and their costs necessitated by and attributable to development in the service area based on the approved land use assumptions, including a forecast of the costs of infrastructure, improvements, real property, financing, engineering and architectural services, which shall be As provided in Exhibit 2, there are an estimated 71.28 lane-miles attributable to new development. The cost of these improvements is estimated to be $91,471,711. The cost of preparing the updates every five years, based on the estimated cost of this study is $90,000 ($45,000 X 2). Therefore the total cost for providing these necessary public services, associated with Streets, is $91,561,711 over the ten year time frame. This cost does not include the time value of money, which will be factored in to the fee utilizing the ENR Construction Cost Index or similar index. This will appear in the subsequent fee study. Travel Demand per Demand Unit - Methodology ARS §9-463.05(E)4 requires: discharge of a service unit for each category of necessary public services or facility expansions and an equivalency or conversion table establishing the ratio of a service unit to various types Town staff provided a list of land uses that are to be used in calculating the trip generation for the residential, commercial and other land uses. Each of these land uses has documented trip rates from the current ITE Trip Generation Manual. The PAG four-step travel demand model also includes trip generation as part of its process, and it applies similar rates from ITE. The land uses to be included in the fee study are shown below along with their daily trip generation rates. Page | 6 Study Session - February 11, 2014 - Page 39 of 65 February 11, 2014 The following explain the factors used in developing the unit demand. Average Trip Length The average trip length for a particular land use is based on trip length data from the 2009 National Ho distance travel. The survey includes demographic characteristics of households, people, vehicles, and detailed information on daily and longer-distance travel for all purposes by all modes. NHTS survey data are collected from a sample of U.S. households and expanded to provide national estimates of trips and miles by travel mode, trip purpose, and a host of household attributes. ITE Trip Rates The ITE Trip Generation document contains data sets in graphical format of trip rates per unit of land use measurement for over 170 land uses. The current ITE Trip Generation is the 9th Edition and was produced in 2012. Daily weekday rates have been applied in the demand unit calculations. Primary Trips Primary trips are those trips to and from a land use for which the driver intended to make without consideration to other stops along the way. Drivers may also divert their path from their primary purpose to another land use. These diverted trip- the secondary trip destination is along the arterial network the driver intended to traverse on their driver from his/her path to the primary destination. The fee calculation methodology applied data for determining th the primary trips for each land use from the 9 Edition of the ITE Trip Generation. Travel Demand on the Arterial and Major Collector System Only trips on the arterial and major collector system are considered in the derivation of the development fee amounts. A general assumption of 80% of travel occurs on the arterial system for most land use types is applied in the demand unit derivation formula. For most of the categories, half of the arterial travel is assumed to occur in the Town, and the rest is extraterritorial. Exceptions include student housing, senior multi-family housing, and mini- storage uses, which will have a higher proportion of travel within the Town. Projected Service Units for New Development § ARS 9-463.05(E)(5) requires: service area based on the approved land use assumptions and calculated pursuant to generally accepted and ARS 9-463.05(E)(6) requires: Page | 8 Study Session - February 11, 2014 - Page 41 of 65 for a period not to exceed ten Estimates of growth documented in the Land Use Assumptions report include an additional 7,177 housing units and 401 acres of nonresidential buildings between 2013 and 2023. As an approximation, using single family residential and commercial uses from Exhibit 6, the needed capacity calculates to approximately 71.6 additional lanes miles of arterial/major collector capacity within the Town. The calculation assumes a non-residential FAR of 0.2 and an average of 90 vmt/day per 1000 gross square feet of building area. This estimate is consistent with the information provided in Exhibit 2 (above) and the discussion regarding that exhibit. Revenue Considerations § ARS 9-463.05(E)(7) requires: generated by new service units other than development fees, which shall include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem property taxes, construction contracting or similar excise taxes and the capital recovery portion of utility fees attributable to development based on the approved land use assumptions, and a plan to include these contributions in determining the extent of the burden imposed by the development as required in subsection B, paragraph 12 of this sec The equitable imposition of a transportation development fee requires that credits must be considered as well as costs. Roadways may be funded by many sources; to the extent that new development contributes to the various forms of funding for the new improvements, the new development must be given credit. The contribution of development fees is a direct, undiluted credit from a new development. Other sources of funding are also contributed to roadway infrastructure, and these funds must be considered as creditable to the extent that they are identifiable as coming from the new development. Similarly, the cost for correcting existing deficiencies cannot be placed upon new development. It is unfair to saddle future residents with correcting the existing needs of the community through a development fee assessment. Any money spent from common improvement funds to address a deficiency must consider credits to the new development being assessed for the improvements. Page | 9 Study Session - February 11, 2014 - Page 42 of 65 Exhibit 5 Continuing Revenue Sources Revenue SourceCurrent Rate/FormulaApplicability The Town of Marana does not All Property Tax have a municipal property taxDevelopment 4% sales tax, applied to 65% of All Construction Sales Taxcontract value; new Development construction FY 2012 budget amounts/FY State Shared Revenues Residential 2012 population = state shared (HURF and VLT)Development rev per capita Undeterminable and Not State Grant Revenues IntermittentApplicable Undeterminable and Not Federal Grant Revenues IntermittentApplicable Credit for other funding sources collected by the Town The Town has two revenue sources that are creditable against development fees: the construction sales tax and the state-shared Highway User Revenue Fund (HURF) which incorporates several fuel taxes, registration fees, the Vehicle License Tax (VLT), and other related fees. The 4% construction sales tax is collected on new projects only, at the statutory rate of 65% of the contract value. This is the presumptive proportion of the contract related to taxable building materials. specific to contracting activities. For a typical new 2000 square foot single family detached home with an estimated construction cost of $230,408, the tax collection averages $5,796.28. However, only half is creditable against the fee; so the credit is $2898.14, which we rounded to $2,899. All impact fee categories have undergone such analysis for construction sales tax credit. A complete table of construction sales tax credits by impact fee category as well as the methodology and assumptions used is shown in Appendix B of this report. Note that the CST credit will be split between the streets fee and the Park fee during the subsequent fee studies for the two infrastructure categories. Page | 10 Study Session - February 11, 2014 - Page 43 of 65 Regarding the HURF/VLT, Marana received $2,256,992 in FY 2013. With a population estimate of 36,756 in 2013, the Town received $61.40 per capita, but only a small portion is assigned to necessary street facilities supporting new development. HURF funds are used for maintenance and related purposes, not for building new capacity to serve potential development. are minimal. Assuming 10% , at most, is spent on street capacity projects (which have a typical twenty year useful life), the current credit is $122.80 per capita This is $61.40 x 10% x 20. This value is then factored by household size to estimate credit by the various development categories. For a typical single family detached home with 2.7 residents, the credited amount is 2.7 x 122.80, or $331.56, rounded to $332. Similarly, for a typical detached single family home or multifamily unit with 1.8 residents, the credited amount is $221. Exhibit 6 Credits for Revenue from New Development Revenue SourceCreditable AmountApplicability All development; $2,815 per single family home;Credit will be shared $1,125 per attached or multi-between Street and Construction Sales Taxfamily housing unitParks Fee, as $1,040 per 1000 SF non-defined in residentialsubsequent fee studies. Residential State Shared Revenues $332 for single family Development; (HURF and VLT)$221 per multi-family unit Streets Fee Credit Page | 11 Study Session - February 11, 2014 - Page 44 of 65 APPENDIX A List of Preparers Curtis Lueck & Associates Curtis C. Lueck, P.E., Ph.D. Marcos U. Esparza, P.E. Psomas Alejandro Angel, P.E., PTOE, Ph.D. Darlene Danehy, P.E., PTOE, LEED, AP Norris Design Stacey Weaks, RLA, LEED, AP Hampton Uzzelle, LEED, AP Staff Participants Keith Brann, P.E., CFM, Town Engineer and Project Director Frank Cassidy Esq., Town Attorney Study Session - February 11, 2014 - Page 45 of 65 APPENDIX B Methodology for Construction sales tax credit 1.The Town considered typical building materials for each representative impact fee category. Based on these typical construction methods, the Town used the International Code Council 1 (ICC) cost valuation tables to determine construction costs. 2.The construction sales tax attributable to these construction costs is based on a state formula that takes into account both the construction sales tax (4% in Marana), the total tax 2 rate for the area (10.1% in Pima County) and a proration of the actual construction cost (65%). a.The State formula first calculates a tax factor on the whole tax burden: (65% x 10.1%) / (1 + (65% x 10.1%)) = 0.06160559 b.Next, the State formula multiplies this factor times the portion of the total sales 0.06160559 x (4% / 10.1%) = 2.4398% c.This resulting adjusted sales tax rate yields the construction sales tax collected by the Town 3. credited against the impact fees. The amount of construction sales tax (4%) that is above normal sales tax (2%) is 50%. Therefore the impact fee credit is half of the total construction sales tax collected. 4.For impact fee categories that are unit based, representative buildings were used to determine an average square footage of construction per unit. These average square footages account for residential living area and additional accompanying areas. a.Single Family residence, 2000 sf living space, 400 sf garage b.Multi-family, average of 1115 sf of total space per unit (rental) provided c.Hotel/Motel, average of 550 sf of total space per unit (room) provided d.Congregate care, average of 350 sf of total space per unit(bed) provided 1 These tables are also used to determine Town building permit fees 2 Total tax rate is 5.6% state + 4% Marana construction + 0.5% RTA = 10.1% Study Session - February 11, 2014 - Page 46 of 65 5.All other impact fee categories use 1000 sf of construction to directly relate the credit to the impact fee burden which is also based on 1000 sf. Study Session - February 11, 2014 - Page 47 of 65 Study Session - February 11, 2014 - Page 48 of 65 TownofMarana,Arizona DevelopmentFeeUpdate ParksandRecreationalFacilities InfrastructureImprovementsPlan PublicReport Final Preparedby: CurtisLueck&Associates Tucson,AZ Incollaborationwith Psomas NorrisDesign February11,2014 Study Session - February 11, 2014 - Page 49 of 65 TownofMaranaMayor&Council MayorEdHonea ViceMayorJonPost DaveBowen PattiComerford HerbKai CarolMcGorray RoxanneZiegler KeyStaff GilbertDavis,TownManager KeithBrann,P.E.,CFM,TownEngineerandProjectDirector FrankCassidyEsq.,TownAttorney TomEllis,ParksandRecreationDirector LisaShafer,AssistantParksandRecreationDirector ProjectConsultants CurtisLueck&Associates 5640W.FourBarrelCt. Tucson,AZ85743 5207438748 PrimeConsultantAllTasks Psomas 333E.WetmoreR.;Suite450 Tucson,AZ85705 LandUseAssumptions,StreetsFacilitiesIIPandFees NorrisDesign 418N.TooleAve Tucson,AZ85701 sIIPandFees LandUseAssumptions,ParksandRecreationalFacilitie Study Session - February 11, 2014 - Page 50 of 65 ThecontentsofthisreporthavechangedslightlysincetheNovember7,2013publicationof theParksandRecreationalFacilitiesInfrastructureImprovementsPlanDraftReportforpublic review.Inresponsetocommentsreceivedandfinalreviewbytheprojectteam,thefollowing changesarecontainedinthisFinalReport. 1.Themobilehomelandusecategoryhasbeenremovedbecausethefeeisvirtuallythe sameassinglefamilyresidence(SFR)whencreditsaretakenintoconsideration. Accordingly,mobilehomeswillbetreatedadministrativelyasSFR. 2.TheeligibleacreageofOraMaeHarnandCrossroadsatSilverbellhasbeenreducedto30 acres. 3.ConcessionshavebeenremovedfromtheLevelofServicecalculationinExhibit3. 4.TrailmileagethatwasfundedwithADOTorgrantmoneyhasbeenremovedfromthe LevelofServicecalculationinExhibit3. 5.AtableoftrailsandtheassociatedlandacreagehasbeenaddedasAppendixB. 6.Theconstructionsalestaxcredithasbeenreducedto$450.Alargercreditistherefore beingappliedtothestreetsdevelopmentfee. 7.AlistingofpreparersandtheirprofessionalcredentialsisprovidedinAppendixA. 8.Minorformattingandeditorialchangesweremadetoenhancereadability. 9.Thedocumentissealedbyprofessionalregistrantstoattesttothecapitalcostsassociated withproposedprojects. Study Session - February 11, 2014 - Page 51 of 65 TABLEOFCONTENTS INTRODUCTION...............................................................................................................................1 AllocationofGrowthwithinServiceAreas............................................................................1 ParksandRecreationalFacilitiesIIP.......................................................................................1 ProportionateShare...............................................................................................................3 ServiceUnits............................................................................................................................3 NECESSARYPUBLICSERVICESEXISTINGNEEDS...........................................................................5 NECESSARYPUBLICSERVICESNEWDEVELOPMENT..................................................................8 SERVICEUNITSMETHODOLOGY..................................................................................................8 PROJECTEDSERVICEUNITSFORNEWDEVELOPMENT................................................................9 REVENUECONSIDERATIONS........................................................................................................11 LISTOFEXHIBITS Exhibit1ParksandRecreationalFacilitiesServiceAreas...............................................................4 Exhibit2ParksandRecreationalFacilitiesServiceUnitsbyHousingType....................................5 Exhibit3ExistingParkInventoryandReplacementValue.............................................................6 Exhibit4ExistingServiceUnits(EDUs).............................................................................................7 Exhibit5ExistingParkValuebyServiceUnit...................................................................................7 Exhibit6ParkCapitalPlan20132023.............................................................................................8 Exhibit7NetValueperEDU(BeforeCredits)..................................................................................9 Exhibit8ParkServiceUnits(2013and2023)................................................................................10 Exhibit9PotentialParkFeeRevenue,20132023(BeforeCredits).............................................10 Exhibit10PotentialParkFeeRevenue,20132023(LessCredits).................................................11 APPENDIX ListofPreparers TableofPathsandTrailsAreas Study Session - February 11, 2014 - Page 52 of 65 February11,2014 Introduction TheTownofMaranacollectsdevelopmentfeestooffsetsomeoftheinfrastructurecosts associatedwithgrowth.TheTowncurrentlychargesfeesforstreetfacilitiesandparks,and intendstocontinuedoingso.Inordertocontinuethefees,theTownmustcomplywithArizona RevisedStatute(ARS)§9463.05.Insodoing,theTownwillbepreparingnewdevelopmentfee studies,projectlists,feeschedules,andmunicipalordinance. Thestatute,whichcodifiesSenateBill1525,includesmajorchangesindevelopmentfee assessmentproceduresandprograms.Thestatutelimitsthetypesof͞ŶĞĐĞƐƐĂƌǇpublicƐĞƌǀŝĐĞƐ͟ whichfeescanfund.Amunicipalitymustdeveloptwopreliminaryproductspriortocalculating thefeesforeachservicecategory:asetoflanduseassumptionsandaninfrastructure improvementsplan(IIP). AsdefinedinARS§9463.05(T)6,͚͞/ŶĨƌĂƐƚƌƵĐƚƵƌĞImprovementsWůĂŶ͛meansawritten planthatidentifieseachnecessarypublicserviceorfacilityexpansionthatisproposedtobethe section,and subjectofadevelopmentfeeandotherwisecomplieswiththerequirementsofthis maybethemunicipality'scapitalimprovementsplan. Thisreportisarequireddocumentthatidentifiestheinfrastructureneedsforparksand thesubsequentcalculationofdevelopmentfeerates.Thelandusesthataretobeusedto ment.The evaluateinfrastructureneedsweredocumentedintheLandUseAssumptionsdocu landusesareusedtoestimatetheamountofnewdevelopmentwithinthebenefitareasfrom whichdevelopmentfeeswillbeassessed. AllocationofGrowthwithinServiceAreas AsdefinedinARS§9463.05(T)9,͚͞^ĞƌǀŝĐĞĂƌĞĂ͛meansanyspecifiedareawithinthe boundariesofamunicipalityinwhichdevelopmentwillbeservedbynecessarypublicservicesor facilityexpansionsandwithinwhichasubstantialnexusexistsbetweenthenecessarypublic servicesoffacilityexpansionsandthedevelopmentbeingservedasprescribedinthe infrastructureimprovementsƉůĂŶ͘͟ ParksandRecreationalFacilitiesIIP recreationfacilitiestomeetthe TheTownofMaranaiscommittedtodeliveringparksand community'sneedsandenhancethequalityoflifeinMarana.The2010MaranaParks, Recreation,TrailsandOpenSpaceMasterPlanguidesMaranaeffortstoplanforfutureparksand recreationimprovementstomaintainanacceptablelevelofserviceforitsresidents.AsMarana movesforward,theTown'sauthoritytorequirefeeswillbeinconformancewithA.R.S.§9 463.05(7)GwhichdefinesthefacilitiesandassetswhichcanbeincludedintheParksand RecreationalFacilitiesInfrastructureImprovementsPlan(IIP). ͞EĞŝŐŚďŽƌŚŽŽĚparksandrecreationalfacilitiesonrealpropertyuptothirtyacresinarea, orparksandrecreationalfacilitieslargerthanthirtyacresifthefacilitiesprovideadirectbenefit tothedevelopment.Parkandrecreationalfacilitiesdonotincludevehicles,equipmentorthat |Page1 Study Session - February 11, 2014 - Page 53 of 65 February11,2014 portionofanyfacilitythatisusedforamusementparks,aquariums,aquaticcenters,auditoriums, arenas,artsandculturalfacilities,bandstandandorchestrafacilities,bathhouses,boathouses, clubhouses,communitycentersgreaterthanthreethousandsquarefeetinfloorarea, environmentaleducationcenters,equestrianfacilities,golfcoursefacilities,greenhouses,lakes, museums,themeparks,waterreclamationorriparianareas,wetlands,zoofacilitiesorsimilar recreationalfacilities,butmayincludeswimmingƉŽŽůƐ͘͟ TheParksandRecreationalFacilitiesIIPidentifiescomponentsforcommunityparks, regionalparks,recreationfacilities,trails,maintenancefacilitiesandconsultantfeesforthe preparationoffutureParksandRecreationalFacilitiesIIPandtheParksandRecreationMaster PlanUpdate. Methodology ThisstudyusesanincrementalexpansionmethodforcalculatingtheMaranaParkand RecreationalFacilitiesfees.Thisisastandardsbasedmethodinthatitestablishesthecurrent parkservicestandardbyanalyzingthevalueoftheexistingparkinfrastructurerelativetothe existinglevelofcommunitydevelopment.Thederivedvalueisadjustedtoaccountfor outstandingdebtonexistingfacilities,thecurrentbalanceofthefeeaccount,developerfee credits,andthecostofthefeestudy.Theadjustedvalueisthenappliedtotheprojectednew developmentasdefinedinthelanduseassumptionsinordertodeterminethefuturedemand forparkinfrastructure. parkassetsandassignsa Theapproachusedinthisstudytakestheinventoryofexisting replacementvaluetoeachassettypebasedonthecurrentconstructioncostsasdeterminedby theTownofMaranaParksandRecreationstaff,the2010MaranaParks,Recreation,Trailsand s OpenSpaceMasterPlan,andengineeringjudgment.Thereareseveraladvantagestothi approachovergeneralstandardsbasedorplanbasedmethods.Oneisthatthefeeisbasedon theexistingserviceprovidedbytheTownratherthananarbitrarystandard,iteliminatesthe needtocalculateexistingdeficienciesinthelevelofservice(LOS).Secondly,becauseituses valuesforspecificparkassetsratherthanassigningageneralcostperacreofdevelopedparkland, itmorepreciselydeterminesthevalueoftheexistingLOS.Finally,thismethodismoreflexible thanaplanbasedmethodbecausethefeeisbasedontheexistingLOSinsteadoftheestimated costoftheproposedelementsinthecapitalplanormostrecentparkmasterplan.Thisallows theTowntoadjusttheprojectsonthecapitalplantomeetchangingneedswithouthavingto alsogothroughtheprocessofrecalculatingthefeesoramasterplanupdate. ServiceArea TheexistingparkfacilitiesintheTownarelocatedinitsmoredenselydevelopedareas. Theseareasareadequatelyservedbytheexistingparkfacilitiesandthereisnotasignificant needforparkserviceexpansion.Newfacilitiesareanticipatedinareasofgrowthwheretheywill directlybenefitthedevelopmentsthatwillbechargedthefee.Thereis,however,aneedfor additionaltrailstoservethedevelopedareasofMarana.Inaddition,theTownintendstoprovide auniformLOSacrosstheentirecity;thereforeasingleserviceareawillbeused.Thisisshownin Exhibit1asthecurrentTownlimits. 2|Page Study Session - February 11, 2014 - Page 54 of 65 February11,2014 ProportionateShare Bothresidentialandnonresidentialdevelopmentgeneratesdemandforparkservice; howeverthebulkofthedemandiscreatedbyresidentialdevelopment.Atthetimeofthisstudy, theproportionateshareofthecostofparkservicefornonresidentialdevelopmentislowenough thatitdoesnotjustifytheadministrativecostofcollectingthefees.Futurefeeupdatesshould reconsiderthenonresidentialshareofthecostofpublicparkfacilitiesasthecharacterof developmentchangestoincludemorenonresidentialgrowth,orasfurtherresearchonthistopic becomesavailable. ServiceUnits ThisstudyusesEquivalentDemandUnits;h͛ƐͿastheserviceunitfortheparkfee.EDUs oldsizeofahousingunittypetotheaveragehousehold representtheratiooftheaveragehouseh sizeforasinglefamilyresidence.TheEDUforasinglefamilyresidencethereforeisunity(1.0). TheEDUformultifamilyhousingisderivedbydividingtheaveragemultifamilyhouseholdsize (1.8)bytheaveragesinglefamilyresidencehouseholdsize(2.7).Thereforeamultifamilyunit has0.67EDU. ThecompanionInfrastructureImprovementsPlanforStreetFacilitiesusesamore detailedlistoflandusecategories.Thisispossiblebecauseoftheextensivetripgenerationdata availableinpublishedliteratureandlocaltrafficstudies.Nosimilardataisavailableforparks ossibletocreateasimilarlydetailedlistforparksfacilities. utilization,thereforeitisnotp 3|Page Study Session - February 11, 2014 - Page 55 of 65 Study Session - February 11, 2014 - Page 56 of 65 February11,2014 Exhibit2ParksandRecreationalFacilitiesServiceUnitsbyHousingType HousingTypeAverageEDU's/Unit HHSize SingleFamilyDetached2.71.00 MultiʹFamily,SingleFamilyAttached1.80.67 Reference:USCensusBureau NecessaryPublicServicesExistingNeeds ARS§9463.05(E)1i Asrequiredina͞ŶĞĐĞƐƐĂƌǇpublcƐĞƌǀŝĐĞ͟mustmeetthefollowingcriteria: ͞descriptionoftheexistingnecessarypublicservicesintheserviceareaandthecosts toupgrade,update,improve,expand,correctorreplacethosenecessarypublicservicestomeet existingneedsandusageandstrictersafety,efficiency,environmentalorregulatorystandards, whichshallbepreparedbyqualifiedprofessionalslicensedinthisstate,asĂƉƉůŝĐĂďůĞ͘͟ Inaddition,ARS§9463.05(E)2requires: ͞Ŷanalysisofthetotalcapacity,thelevelofcurrentusageandcommitmentsforusage ofcapacityoftheexistingnecessarypublicservices,whichshallbepreparedbyqualified professionalslicensedinthisstate,asĂƉƉůŝĐĂďůĞ͘͟ Exhibit3liststheexistingMaranaParkssystemassetsbyfacilityexcludingparkacreage thatexceedsthe30acrereferenceinARS§9463.05(T)7(G).OnlytwoparksinMaranaarelarger than30acres.Exhibit3alsoincludesasummaryofthereplacementcostsofthoseassetsbased oncurrentconstructioncosts.Trailmileageandassociatedacreagearelistedingreaterdetailin AppendixB. |Page5 Study Session - February 11, 2014 - Page 57 of 65 February11,2014 Exhibit3ExistingParkInventoryandReplacementValue Asset TotalAcres12.09.249.91.312.533.013.54.92.00.81.0140.00$30,000$0 EligibleAcres12.09.230.01.312.530.013.54.92.00.81.0117.15$30,000$3,514,500 CommunityCenter(s.f.)83008300.00$0 EligibleCommunityCenter(s.f.)30003000.00$350$1,050,000 Restroom1131311112.00$140,000$1,680,000 PlayArea(Shaded)222129.00$165,000$1,485,000 Basketball2120.5117.50$50,000$375,000 Tennis21126.00$50,000$300,000 SandVolleyball213.00$13,000$39,000 SwimmingPool11.00$4,000,000$4,000,000 SmallRamada10'x10'4162111117.00$12,000$204,000 LargeRamada30'x30'15118.00$70,000$560,000 GroupRamada30'x60'112.00$110,000$220,000 SkatePark11.00$1,000,000$1,000,000 OffLeashDogPark1113.00$200,000$600,000 HorseshoePit2215.00$2,500$12,500 YouthBallField(Lighted)246.00$180,000$1,080,000 YouthBallField(NoLights)4222111.00$85,000$935,000 AdultBallfield(Lighted)112.00$280,000$560,000 MultiUse21111015.00$36,000$540,000 Soccer(NoLights)11.00$46,000$46,000 Soccer(Lighted)213.00$240,000$720,000 ParkingPlaces108523239621965079810897.00$2,000$1,794,000 MaintenanceB$400,000 uilding11.00$400,000 StorageBuilding112.00$150,000$300,000 WaterFountains74813831136.00$1,500$54,000 Benches106716221241271.00$625$44,375 Bleachers82625225.00$2,500$62,500 TrashReceptacles1484338521021141.00$250$35,250 PicnicTables8103211439612113.00$1,200$135,600 BikeRacks11113119.00$700$6,300 BarbequeGrills248395132.00$500$16,000 ExerciseStations10616.00$1,200$19,200 Signage113.4$2,100$238,140 Fencing113.4$2,100$238,140 Lighting113.4$8,700$986,580 Landscape113.4$22,000$2,494,800 Irrigation113.4$22,000$2,494,800 ParkHardscape113.4$10,000$1,134,000 Paths(Miles)5.8$120,000$696,000 Trails(Miles)37.4$80,000$2,992,000 ElectricalService111111118.00$40,000$320,000 TOTAL$33,382,685 *Source:AssetInventoryTownofMarana **Source:Replacementvaluesfrompage154,͞ϮϬϭϬMaranaParks,Recreation,Trails,andOpenSpace MasterWůĂŶ͟andMaranaParksandRecreationStaffandstaffrecommendations. 6|Page Study Session - February 11, 2014 - Page 58 of 65 February11,2014 Component#2ʹ͞Ŷanalysisofthetotalcapacity,thelevelofcurrentusageand commitmentsforusageofcapacityoftheexistingnecessarypublicservices,whichshallbe preparedbyqualifiedprofessionalslicensedinthisstate,asĂƉƉůŝĐĂďůĞ͘͟ InordertodeterminethelevelofserviceprovidedbytheexistingMaranapark infrastructure,thetotalvalueoftheexistinginfrastructure(Exhibit3)isdividedbytheexisting numberofserviceunits(Exhibit4). Exhibit4ExistingServiceUnits(EDUs) HousingType2013Park2013Service DwellingServiceUnitUnits(EDUs) UnitsMultiplier SingleFamilyDetached12,2021.0012,202 MultiFamily/SingleFamilyAttached4670.67313 TOTAL201312,515 Howeverthevalueoftheexistinginfrastructuremustfirstbeadjustedbyaddinginthe balanceoffeesthathavealreadybeencollectedandthecostofthefeestudyandsubtracting anyoutstandingcreditsgiventodevelopersfordevelopingparklandinlieuofthefeesandany outstandingparkdebtonexistingfacilities.Exhibit5providesatabulationofthecreditsand atedinExhibit2andthengeneratesaperserviceunitvalue offsetstotheestimatedvaluecalcul forexistingparkservices.Thisperserviceunitvaluerepresentsboththecurrentlevelofservice (LOS)/equivalentdwellingunits(EDU)andthestandardbywhichfuturedevelopmentwillbe measured. Exhibit5ExistingParkValuebyServiceUnit CreditsOffsets TotalReplacementValue$33,382,685 FeeAccountBalance$2,988,108 OutstandingFeeCredits$0 OutstandingParkDebt$0 AdjustedExistingParkValue$36,370,793.00 ÷ExistingEDU's12,515 NetValuePerEDU(exclusiveofcredits)$2,906 7|Page Study Session - February 11, 2014 - Page 59 of 65 February11,2014 NecessaryPublicServicesNewDevelopment § ARS9463.05(E)3requires: ͞descriptionofallorthepartsofthenecessarypublicservicesorfacilityexpansionsand theircostsnecessitatedbyandattributabletodevelopmentintheserviceareabasedonthe approvedlanduseassumptions,includingaforecastofthecostsofinfrastructure, improvements,realproperty,financing,engineeringandarchitecturalservices,whichshallbe preparedbyqualifiedprofessionalslicensedinthisstate,asĂƉƉůŝĐĂďůĞ͘͟ Exhibit6istheten(10)yearcapitalimprovementplan.TheprojectslistedinExhibit6will directthespendingofthefeesthatarecollectedovertheperiodfrom2013to2023.Howeverit shouldbenotedthatA.R.S.§9463.05allowsthat͙͞Ămunicipalitymayamendaninfrastructure improvementsplanadoptedpursuanttothissectionwithoutapublichearingiftheamendment addressesonlyelementsofnecessarypublicservicesintheexistinginfrastructureimprovements planandthechangestotheplanwillnot,individuallyorcumulativelywithotheramendments adoptedpursuanttothissubsection,increasethelevelofserviceintheserviceareaorcausea developmentfeeŝŶĐƌĞĂƐĞ͙͘͟ Thissectionhighlightsthegreaterflexibilityaffordedbytheincrementalexpansion theexistingLOSandperEDUfeebecauseachangeinthelistofnecessary methodofdetermining publicserviceswillnotcauseachangetothevalueoftheLOSestablishedinExhibit5orthe resultantdevelopmentfeeinExhibit7. Exhibit6ParkCapitalPlan20132023 ProjectAcresFY201418FY20192310YrTotal BarnettLinearPark30.02,505,1202,505,120 CascadaDistrictPark*30.05,700,0005,700,000 NorthMaranaSoccerField2.5459,000459,000 SaguaroBloomCommunityPark*29.33,377,8003.377,800 SantaCruzLinearParkatCalPort8.0578,000578,000 TangerineCorridorCommunityPark18.02,840,0002,840,000 TangerineDistrictParkLandĐƋ͛Ŷ30.0900,000900,000 FeeStudyUpdateNA45,00045,000 Parks,Recreation,Trails,&OpenNA180,480180,480 SpaceMasterPlanUpdate TOTAL$16,585,400 ServiceUnitsMethodology Component#4ʹ͞tableestablishingthespecificlevelorquantityofuse,consumption, generationordischargeofaserviceunitforeachcategoryofnecessarypublicservicesorfacility expansionsandanequivalencyorconversiontableestablishingtheratioofaserviceunitto varioustypesoflanduses,includingresidential,commercialandŝŶĚƵƐƚƌŝĂů͘͟ |Page8 Study Session - February 11, 2014 - Page 60 of 65 February11,2014 ThenetvalueperEDUestablishedinExhibit5isthe͞ƐƉĞĐŝĨŝĐlevelofƵƐĞ͟thatisusedas thebasisfortheLOSforfuturedevelopment.Exhibit7convertsthenetvalueperEDUtocost perhousingunitbymultiplyingitbytheParkServiceUnitMultiplier.Theresultisessentiallythe updatedfee,priortoanydeductionsforallowablecredits.Exhibit7alsocomparestheupdated feetothecurrentfee.Currently,allhousingtypesarechargedthesamefeeperunit.Upon adoptionoftheupdatedfee,singlefamilydwellingswillrealizeaslightdecreaseandmultifamily parkfeesperunit. willseeasignificantreductionin Exhibit7NetValueperEDU(BeforeCredits) SingleFamilyMultiFamily AssessmentUnitDwellingDwelling NetCostPerEDU$2,906$2,906 ParkServiceUnitMultiplier1.000.67 UpdatedFee$2,906$1,947 CurrentFee$3,294$3,294 RelativeChange11.8%40.9% ProjectedServiceUnitsforNewDevelopment Component#5ʹ͞dŚĞtotalnumberofprojectedserviceunitsnecessitatedbyand attributabletonewdevelopmentintheserviceareabasedontheapprovedlanduseassumptions andcalculatedpursuanttogenerallyacceptedengineeringandplanningĐƌŝƚĞƌŝĂ͘͟ Exhibit8illustratestheexistingandprojectednumberofdwellingunitsinthe10year windowbasedontheLandUseAssumptions.Thedwellingunitsaremultipliedbythepark serviceunitmultipliertodeterminethenumberofserviceunits;h͛ƐͿ͘Thedifferencebetween theprojectedandexistingh͛Ɛisthenumberofprojectedserviceunitsnecessitatedbynew development. 9|Page Study Session - February 11, 2014 - Page 61 of 65 February11,2014 Exhibit8ParkServiceUnits(2013and2023) HousingType2013ParkService2013Service DwellingUnitUnits(EDU's) UnitsMultiplier SingleFamilyDetached12,2021.0012,202 MultiFamily/SingleFamily467.67313 Attached TOTAL201312,515 HousingType2023ParkService2023Service DwellingUnitUnits(EDU's) UnitsMultiplier SingleFamilyDetached18,4871.0018,487 MultiFamily/SingleFamily1,0770.67722 Attached TOTAL203319,209 NewServiceUnits(EDU's)6,694 20132023 Component#6ʹ͞dŚĞprojecteddemandfornecessarypublicservicesorfacility expansionsrequiredbynewserviceunitsforaperiodnottoexceedtenǇĞĂƌƐ͘͟ BecausethetargetparkLOSinthisstudyiscalculatedasaperEDUvalue,theprojected demandiscalculatedbysimplymultiplyingthenumberofh͛Ɛattributabletonewgrowthby sotheprojectedrevenuefromfees thenetvalueperEDUcalculatedinExhibit5.Thisresultisal fortheten(10)yearwindow.Exhibit9showstheprojectedrevenuefortheperiodfrom2013 2023.Anadditional$2.99millionisavailableforparkserviceimprovementprojectsfrom2013 2023. Exhibit9PotentialParkFeeRevenue,20132023(BeforeCredits) ServiceNewFee/EDUProjectedRevenuePlanned EDU's Area(Before20132023(BeforeCosts Credits)Credits) Townwide6,694$2,906$19,453,241$16,585,400 10|Page Study Session - February 11, 2014 - Page 62 of 65 February11,2014 RevenueConsiderations Component#7ʹ͞forecastofrevenuesgeneratedbynewserviceunitsotherthan developmentfees,whichshallincludeestimatedstatesharedrevenue,highwayusersrevenue, federalrevenue,advalorempropertytaxes,constructioncontractingorsimilarexcisetaxesand thecapitalrecoveryportionofutilityfeesattributabletodevelopmentbasedontheapproved landuseassumptions,andaplantoincludethesecontributionsindeterminingtheextentofthe asrequiredinsubsectionB,paragraph12ofthisƐĞĐƚŝŽŶ͘͟ burdenimposedbythedevelopment AsdescribedmorefullyinthecompanionIIPforStreetFacilities,TheTowncollectsno propertytax,butdoescollecta4%constructionsalestaxandreceivesstatesharedrevenues relatedtogastaxes.CLArecommendsthat$450ofthesalestaxbecreditedonaperEDUbasis, resultinginafeeof$2,456perEDU.Theremainderofthesalestaxcreditwouldbecredited againsttheyettobecalculatedStreetFacilitiesfee. CLArecommendsthatthecreditsassociatedwithHURF/VLTbeappliedfullytothestreet fee.Ifapproved,nocreditsadditionalwouldbeappliedtotheParksandRecreational facilities Facilitiesfee. Exhibit10PotentialParkFeeRevenue,20132023(LessCredits) ServiceNewFee/EDUProjectedRevenuePlanned%of EDU'sCosts Area(Lessthe20132023Planned $450Credit)Costs Townwide6,694$2,456$16,441,076$16,585,40099.1% 11|Page Study Session - February 11, 2014 - Page 63 of 65 APPENDIXA ListofPreparers NorrisDesign StaceyWeaks,RLA,LEED,AP HamptonUzzelle CurtisLueck&Associates CurtisC.Lueck,P.E.,Ph.D. MarcosU.Esparza,P.E. StaffParticipants KeithBrann,P.E.,CFM,TownEngineerandProjectDirector FrankCassidyEsq.,TownAttorney TomEllis,Parks&RecreationDirector LisaShafer,Asst.Parks&RecreationDirector Study Session - February 11, 2014 - Page 64 of 65 APPENDIXB TableofPathsandTrailsArea SurfaceMilesWidthAcres SharedUsePaths SantaCruzLinearParkS ElRiotoInaPaved2.42013.0909 SantaCruzLinearParkN PinesGCtoTiffanyLoopPaved2.2205.33333 SanLucas CochieCanyonDriveSUPPaved1202.42424 RiparianParkPaved0.2200.48485 5.821.3333 BackCountryTrails WildBurroLoopDirt1.7204.12121 LowerJavelinaDirt1.7204.12121 UpperJavelinaDirt2.8206.78788 AlamoSpringsDirt4.1209.93939 AlamoSpringsSpurDirt1.3203.15152 WildMustangDirt3.8209.21212 WildBurroDirt6.52015.7576 CochieSpringsTrailDirt3.6208.72727 RidgelineTrailDirt3.1207.51515 TortolitaPreserveLoopDirt8.82021.3333 37.490.6667 Study Session - February 11, 2014 - Page 65 of 65