HomeMy WebLinkAboutCC - Comission Recommendation and Staff Report 11-18 COMMUNITY DEVELOPMENT �E DEPARTMENT REPORT
REPORT �✓ �r
HEARING DATE: 11/18/2025 as 0
TO: Mayor&City Council L16 ss 55
FROM: Carl Anderson,
Long-Range Associate Planner
208.489.0328
cnderson@meridiancity.org
APPLICANT: City of Meridian
Planning Division 4
SUBJECT: H-2025-0045 Legend
2025 Comprehensive Plan Text AOCI
Amendment County — ss
LOCATION: Citywide Line
Future
Road
I. SUMMARY
A. Summary
The City of Meridian Planning Division is applying for a Comprehensive Plan Text Amendment
(CPAT). The proposed CPAT request would accomplish the following:
1. Adopt by reference the Ada County Emergency Medical Service Capital Improvement
Plan and Development Impact Fee Study(May 24,2024) and Ada County Jail Capital
Improvement Plan and Development Impact Fee Study(May 24,2024);
2. Adopt by reference the City of Meridian Development Impact Fees study(September
16,2022), and Amended Capital Improvements Plan as incorporated therein;
3. Amend the"List of Adopted Plans and Studies by Reference"including minor cleanup
and ensure the most current adopted plans and studies are referenced; and
4. Amend Plan"Appendix A. Glossary of Terms"to add/modify language.
B. Issues/Waivers
None
C. Recommendation
Staff recommended approval of the proposed Comprehensive Plan Text Amendment.
Commission Recommendation: The Meridian Planning&Zoning Commission heard this
application on October 16, 2025. The Commission recommended the application be forwarded to
City Council for approval. See Section VI. Action for additional information.
City of Meridian I Planning Department—Long range Division Page 1 of 11
II. COMMUNITY METRICS
Table 1: Process &Notification Details
Description Details Planning&Zoning City Council
Posting Date Posting Date
Preapplication Meeting date 9/4/2025
Neighborhood Meeting N/A
Site posting date N/A
Agency Notice 9/23/2025 -
Notification Published in newspaper 9/30/2025 11/01/2025
Notification mailed to property N/A N/A N/A
owners within 300'
Nextdoor PSA 9/25/2025 10/31/2025
Note:This table is informational only. See Laser ache for project noticing.
III. STAFF ANALYSIS
A. Project Overview&Request
The City of Meridian is initiating an amendment to the text of the Meridian Comprehensive Plan
(Plan)to adopt by reference the Capital Improvement Plans (CIPs)and impact fee studies for the
Ada County Jail and EMS. The amendment will also include the adoption by reference of the
City of Meridian Development Impact Fees study(September 16, 2022),and Amended Capital
Improvements Plan as incorporated therein. Also included are minor amendments to Plan policy
text, amending the "List of Adopted Plans and Studies By Reference" as well as the"Appendix
A. Glossary of Terms"to add/modify language. Each of the proposed amendments are further
described in sections IIIA.1 —IIIA.4.
A.1 Adopt by reference the Ada County Emergency Medical Service Capital Improvement Plan
and Development Impact Fee Study(May 24,2024) and Ada County Jail Capital
Improvement Plan and Development Impact Fee Study(May 24,2024)
The City of Meridian has been receptive in working with Ada County and Ada County
Emergency Medical Services District("District")to implement countywide development impact
fees. More specifically,the County and District are desirous of adopting a countywide
development impact fees to partially fund the coroner,jail, and EMS related capital
improvements associated with new development. The background of this work is further
described in Attachment B.1 to this report.
The subject request will complete"step 2"as outlined in the memorandum("memorandum")
dated June 17,2025 (Attachment B.1). "Step 1"as outlined in the memorandum has been
complete as evidenced by Attachments A.4 and A.6.Additionally,as identified as"step 2a"in the
memorandum,the Ada County/Ada Ambulance District Development Impact Fee Advisory
Committee has forwarded its written comments to the City which may be found in Attachment
A.3. As the subject intergovernmental agreements were approved,the request is to consider the
CIPs in accordance with the Idaho Development Impact Fee Act„ outlined in"step 2b"and"step
2c"as identified in the subject memorandum.
The CIPs themselves may be found at the following links for further review:
LINK:EMS Capital Improvement Plan and Development Impact Fee Stud
X
LINK:Jail Capital Improvement Plan and Development Impact Fee StudX
City of Meridian I Planning Department—Long Range Division Page 2 of 11
Should future impact fees be adopted,the maximum supportable development impact fees for Jail
and EMS services are as follows:
Table 2: Ada County Proposed Impact Fees
Jail Paramedics
Residential—Single-Family(per unit) $516 Residential—Single-Family(per unit) $175
Residential—Multi-Family(per unit) $357 Residential—Multi-Family(per unit) $121
Nonresidential(per 1000 square foot) Nonresidential(per 1000 square foot)
*Retail $944 *Retail $273
*Office $364 *Office $105
*Industrial $163 *Industrial $47
*Institutional $361 *Institutional $104
Please refer to page 6 on each of the subject(Jail&EMS)Capital Improvement Plans and
Development Impact Fee Studies (Attachments A5 and A7; linked above).
Should the City choose to adopt the subject CIPs,impact fees will not be immediately collected
as there are additional actions that would need to take place which are further expanded upon in
the memorandum. Staff are not proposing to adopt the CIP for the coroner-related facilities at this
time, as these are not explicitly delineated in Idaho Code section 67-8203(24)(f). It is staff s
understanding that the County intends to work with the legislature3 next session to reference
coroner facilities in the statute.
Should the subject CIPs be adopted by the City,they would be adopted by reference and included
in the table titled"List of Adopted Plans and Studies by Reference". See also section A3 of this
staff further detailing proposed amendments to the subject table.
A.2 Adopt by reference the City of Meridian Development Impact Fees study(September 16,
2022),and Amended Capital Improvements Plan as incorporated therein
Under Idaho State Law, governmental entities (such as the City of Meridian),that undertake
comprehensive planning pursuant to Idaho Code Section 67-6501,must incorporate the capital
improvement plans as an element of the County Comprehensive Plan. The City of Meridian is
proposing to incorporate capital improvement plans and impact fee studies by reference in the
2019 Meridian Comprehensive Plan. Should this request be approved,the Development Impact
Fee Study and amended CIP as adopted by Ordinance 22-2004 (Attachment A.8)will be included
the table titled"List of Adopted Plans and Studies by Reference". See also section A.3 of this
staff further detailing proposed amendments to the subject table.
A.3 Amend the"List of Adopted Plans and Studies by Reference"
The 2019 Meridian Comprehensive Plan(the Plan)is integrated with a series of plans and studies
which are listed as"being adopted by reference"by the City, are enumerated on page C of the
Plan itself,and Exhibit A.9 of this report. Each of these planning efforts support and contribute to
the Plans overall vision and planning requirements. The intent of this update is primarily conduct
a cleanup to the plan and ensure that the subject table and related planning efforts remain current.
The proposed amendments are enumerated below and found in Attachment A.9.
The first item initially proposed is to reword the Title of the Table from"List of Adopted Plans
and Studies by Reference"and remove the wording"adopted"and replace with"incorporated".
This is intended to reflect that it is possible that not all plans listed have been formally adopted,
primarily City led planning efforts,but are still integral to the Plan and are thus incorporated with
the plan.
City of Meridian I Planning Department—Long Range Division Page 3 of 11
Similar to the Plan itself,many of these planning efforts are regularly updated to remain current
and responsive to the existing conditions and needs of residents. The City has identified that there
are multiple plans/studies listed which are no longer the most current plan/study of its scope.
Plans of note include, and may not be limited to (plans/studies are linked to the text below):
UPDATE—Existing:
• Meridian Water Master Plan
o The current version of this plan is the 2025 Water Master Plan, completed in February of
2025. The prior version of this plan is listed as the City of Meridian Water Master Plan
(2018).
• Ada County Hazard Mitigation Plan
o The current version of this plan is the 2022 Ada County Multi-Hazard Mitigation Plan,
completed in April 2023. The prior version of this plan is listed in the table as Ada County
Hazard Mitigation Plan(2017).
• City of Meridian Collection System Master Plan
o The most current version of this plan is the 2023 Collection System Master Plan Update
completed in November of 2023 and approved by the State of Idaho in 2024. The prior
version of this plan is listed in the table as the City of Meridian Collection System Master
Plan(2017).
• City of Meridian Strategic Plan
o The most current version of this plan is the City of Meridian Strategic Plan 2020-2025. The
prior version of this plan is listed in the table as the City of Meridian Strategic Plan(2016-
2020).
• City of Meridian Parks and Recreation Master Plan
o The Most current version of this plan is the City of Meridian Parks and Recreation Master
Plan Update 2023. The prior version of this plan is listed in the table as the City Meridian
Parks and Recreation Master Plan(2015).
• Downtown Meridian Neighborhood Pedestrian and Bicycle Plan
o The current version of this plan is the 2024 Downtown Meridian Neighborhood
Transportation Plan with the lead agency being ACHD. The prior version of this plan is
listed as the Downtown Meridian Neighborhood Pedestrian and Bicycle Plan(2012).
• Meridian Water Conservation Plan
o The current version of this plan is the 2023 Meridian Water Conservation Plan. The prior
version of this plan is listed as the Meridian Water Conservation Plan(2011).
UPDATE—Addition:
• Wastewater Resource Recovery Facility Plan(2018)
o The current version of the plan is the Wastewater Resource Recovery Facility (2018). This
plan is conducted was conducted for the City of Meridian by Brown and Caldwell. The
identified primary purpose of this document is to prepare and evaluate treatment system
expansion alternatives and recommended options and planning level costs to guide the City
in future capital improvements planning. The secondary purpose of the document is to
prepare the documentation necessary for the City to present for regulatory authority
approval.
• Development Impact Fees Study(2022)
o The current version of the study is the 2022 Development Impact Fees Study and Amended
CIPs as prepared by DP Guthrie, LLC.Please refer to Attachment A.9 and Section A2 of
this report for further background on the subject study.
• EMS Capital Improvement Plan and Development Impact Fee Study
City of Meridian I Planning Department—Long Range Division Page 4 of 11
o The current version of the study is the EMS Capital Improvement Plan and Development
Impact Fee Study as prepared by TischlerBise, May 2024. Please refer to Attachments A.3,
A4, and AS and Section Al of this report for further background on the subject study and
CIP.
• Jail Capital Improvement Plan and Development Impact Fee Study
o The current version of the study is the Jail Capital Improvement Plan and Development
Impact Fee Study as prepared by TischlerBise,May 2024. Please refer to Attachment A.3,
A.4, and A.5 and Section Al of this report for further background on the subject study and
CIP.
Future Potential Action:
• Eastern Treasure Valley Electric Plan
o The current version of this plan is the Eastern Treasure Valley Electric Plan 2023-2024
Update. The prior version of this plan is listed as the Eastern Treasure Valley Electric
Plan(2012). Be advised that staff are not recommending the inclusion of this Plan,until
such time Council has had the opportunity to review the most current version of the plan.
• Destination Downtown
o The current Destination Downtown Plan was adopted by the Meridian Development
Corporation in 2024. (Note: The 2024 Destination Downtown Plan is not located on
MDC's website and therefore has not been linked herein). The prior version of this plan
was completed in 2010.Staff are not recommending the inclusion of this Plan, as
Council is currently reviewing the updated Destination Downtown Plan. This plan may
be brought forward to be included in the Meridian Comprehensive Plan at a future date.
A.4 Amend Plan"Appendix A. Glossary of Terms"to add/modify language.
As a minor cleanup to the Plan, staff are recommending an amendment to"Appendix A. Glossary of
Terms"to add/modify language. The specific modifications are as follows:
• The following amendment is intended to reflect the City of Meridian's practice of the
Comprehensive Financial Plan(CFP)being the Capital Improvements Plan(CIP). This is
intended to provide guidance on any needed future interpretation. The addition is shown
as green,underlined text below. Please also refer to Attachments A8 and A10 for a
review of the text amendment as proposed.
While not as originally drafted and noticed for the Planning&Zoning Commission, it
was recommended that the Commission further modify the definition below to amend all
references from the existing language of"Program"to"Plan". This amendment would
further improve consistency and reduce potential confusion. The Commission's motion
included staff s recommended to further modify the language from"program"to "Plan".
The text below includes staff s original proposed language in green,underlined text. The
blue underlined and red strikethrough includes the Commission's recommendation for
Council.
o Capital Improvement Plan Program-A process of identifying and budgeting
for the public facilities that a jurisdiction will need to construct in order to serve
existing and anticipated development. Capital improvement Plans
are is typically done in five-year increments with annual updates. A Capital
Improvement Plan Program(CIP)must address the type of project,the location
of the project,the cost of the project,the source of funds to finance the project,
the agency or department responsible for the project, and the time frame for
completion of the project. Capital Improvement Plans Pregrams are a primary
tool of most growth management programs. The City of Meridian refers to the
City of Meridian I Planning Department—Long Range Division Page 5 of 11
Capital Improvements Plan, as the Comprehensive Financial Plan(CFP).
(Appendix A. Glossary of Terms)
• NEW-In order to provide clarity for future use of the Plan related to the practice of
collecting impact fees, as well as to further inform the proposed amendments herein, staff
are recommending the inclusion of the term"Impact Fee". The proposed term was pulled
Appendix A8 to remain consistent with existing City documentation. See below for the
proposed amendment and Attachment A10 for additional information.
o Impact Fees-Are one-time payments used to construct system improvements
that serve multiple development projects or even the entire jurisdiction. By law,
impact fees can only be used for capital improvements,not operating or
maintenance costs. Impact fees are subject to legal standards that satisfy three
key tests: need,benefit, and proportionality. (Appendix A. Glossary of Terms)
B. Comprehensive Plan Analysis
B.1 Future Land Use Map Designation
(https:llmeridiancitE.or lcommunitE-developmentIplannin /�prehensive plan/future-land-use-
mi�
Review: This application does not include any modifications to the future land use map.As such,
no specific analysis is provided for the proposed changes.
B.2 Comprehensive Plan Policies(https:llmeridianciU.orglimplementationtable.aspx)
Review: The Following policies are found to be relevant to the proposed amendment:
2.05.01D Coordinate planning efforts and strategic growth of the City with other service
providers and local decision-makers.
Review: The City of Meridian regularly endeavors to coordinate planning efforts and
strategic growth of the City with other service providers. The proposed amendments to the
Plan further support this policy through the adoption of the Ada County's CIP and
Development Impact Fee Studies to facilitate the provision of services to residents in both
Ada County and the City.Additionally,the incorporation of supporting plans and studies into
the Plan furthers this policy.
3.01.01B Update the Comprehensive Plan and Unified Development Code as needed to
accommodate the community's needs and growth trends.
Review: The update to the Plan as proposed services to accommodate the community's needs
and growth trends. The proposed amendments to the Plan further support this policy through
the adoption of the Ada County's CIP and Development Impact Fee Studies to facilitate the
provision of services, accommodating growth trends and needs of the community.
Additionally,the incorporation of supporting plans and studies into the Plan furthers this
policy to ensure that the Plan and supporting documents remain relevant.
3.01.01E Coordinate with the City of Nampa, Canyon County, Star,Eagle,Kuna,Boise, and Ada
County on land use,transportation, and emergency services.
Review: The proposed adoption of Ada County's CIP and Development Impact Fee studies
for EMS and Jail services support this policy and reflect the ongoing coordination between
the City of Meridian and Ada County.
3.02.01 Develop and implement master plans for all public facilities, services, and safety to guide
the growth of the City.
Review: The proposed amendments as described in Section A of this report support the
implementation of the City's and partner agencies,master plans pertaining to guiding growth
and the provision of public facilities, services and safety.
City of Meridian I Planning Department—Long Range Division Page 6 of 11
3.03.03A Ensure development is connected to City of Meridian water and sanitary sewer systems
and the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development."
Review: This policy is generally enforced during the development review process. The
proposed amendment to ensure that the most recent plans and studies are incorporated into
the Plan further the advancement of this policy.
B. Municipal Code&Unified Development Code(UDC)Analysis
Comprehensive plan amendments-Title 11 Chapter 5B Section 7.
Review: The following contains a review of Meridian City Code, Title 11, Chapter 5B Section 7
which requires all Comprehensive Plan Amendments to be processed as detailed below. The
following are not exhaustive of the aforementioned standards and contain only those standards
found to be relevant to this request.
11-5B-7
11-513-7. C.Process.
1. Comprehensive plan amendment initiated by the city. The Planning and Zoning
Commission may propose to amend the comprehensive plan following notice and public
hearing procedures in article A, "general provisions", of this chapter and the hearing
procedures in Idaho Code § 67-6509.
Review: A request to amend the text of the Meridan Comprehensive Plan has been
submitted and is subject to the notice and public hearing procedures outlined in
Article A"general provisions"of the required chapter and the hearing procedures of
Idaho Code § 67-6509.Note: A Neighborhood meeting is not required and has not
been held on this request, due to the request being City wide.
4.Amendments to the text component of the Plan may be submitted at any time.
Amendments to the text of the comprehensive plan may be recommended by the
Commission consistent with section 11-5A-6 of this chapter.
Review: The subject amendment is an amendment to the text of the Comprehensive
Plan and is subject to section 11-5A-6 of the Meridian UDC.
5.The commission,prior to recommending the adoption, amendment, or repeal of the
comprehensive plan to the Council, shall conduct at least one(1)public hearing in
accordance with article A, "General Provisions", of this chapter and in accordance with
the procedures in Idaho Code § 67-6509.
Review: As part of their review and prior to recommending an amendment to the
Plan, a public hearing has been noticed for the October 16,2025, Planning&Zoning
Commission meeting.
11-511-7.D. Required Findings.
Review: The required findings may be found in Section V"Findings" of this staff
report.
IV. CITY/AGENCY COMMENTS & CONDITIONS
Comments from outside agencies and City of Meridian Departments associated with this application
and received by October 06, 2025, are summarized below. Interagency comments can be found on
Laserfiche at the link below and within Exhibit C:
https://weblink.meridiancity.org/WebLink/Browse.aspx?id=413618&dbid=0&repo=MeridianCity
City of Meridian I Planning Department—Long Range Division Page 7 of 11
A. Meridian Public Works
1. Wastewater Modeling Review:No changes in public sewer infrastructure shown in
record. Any changes must be approved by public works
(https:Heplanreview.meridiancity.org/ProjectDoxWebUI/proj ect/Index?ProjectID=28504
&tab=correctionsTab)
2. Water Modeling Review: Distance to Mainline—Water available at site; Impacts of
Concerns—No changes to public water infrastructure shown in record. Any changes must
be approved by public works. This includes hydrants or the abandonment of water mains.
(https://eplanreview.meridiancity.org/ProjectDoxWebUl/proj ect/Index?ProjectID=28504
&tab=correctionsTab)
V. FINDINGS
A. Comprehensive Plan(UDC 11-513-71))
Upon recommendation from the Commission,the Council shall make a full investigation and
shall,at the public hearing,review the application. In order to grant an amendment to the
Comprehensive Plan,the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the comprehensive plan.
Commission Finding: The Commission finds that the proposed amendment is consistent with
the elements of the 2019 Comprehensive Plan and which contribute to all eighteen (18)
elements required by Idaho State Statute. The Commission finds the amendment maintains
this consistency as no changes are substantive to policy. Evidence includes the application,
supporting materials submitted, and the staff report with all exhibits for case file H-2025-
0045. Evidence also includes the 2019 Comprehensive Plan and all associated policies,
studies and plans as proposed to be updated.
2. The proposed amendment provides an improved guide to future growth and development of
the city.
Commission Finding: The proposed amendment as described herein provides an improved
guide to the future growth and development of the City by facilitating the provision of
services to the Community and ensuring that supporting plans and studies remain up to date
and relevant. The Commission finds that the proposed amendment provides an improved and
current guide to future growth and development with the City. Evidence includes the
application, supporting materials submitted, and the staff report with all exhibits for case file
H-2025-0045. Evidence also includes the 2019 Comprehensive Plan and all associated
policies, studies and plans as proposed to be updated.
3. The proposed amendment is internally consistent with the goals,objectives and policies of
the Comprehensive Plan.
Commission Finding: The Commission finds the proposed amendment is consistent with the
goals of the Comprehensive Plan. Maintenance of the Plan is directed by policy within the
Plan and the State of Idaho. Evidence includes the application, supporting materials
submitted, and the staff report with all exhibits for case file H-2025-0045. Evidence also
includes the 2019 Comprehensive Plan and all associated policies, studies and plan as
proposed to be updated.
4. The proposed amendment is consistent with this Unified Development Code.
Commission Finding: The Commission finds the proposed amendment is consistent with the
Unified Development Code, as no development proposed and no policies in the
Comprehensive Plan are being modified. Evidence includes the application, supporting
materials submitted, and the staff report with all exhibits for case file H-2025-0045. Evidence
also includes the 2019 Comprehensive Plan and all associated policies, studies and plans.
City of Meridian I Planning Department—Long Range Division Page 8 of 11
5. The amendment will be compatible with existing and planned surrounding land uses.
Commission Finding: The Commission finds the proposed amendment is compatible with
existing land uses, as no development proposed and no policies in the Comprehensive Plan
are being modified. The proposed amendment as described herein provides an improved
guide to the future growth and development of the City by facilitating the provision of
services to the Community and ensuring that supporting plans and studies remain up to date
and relevant. Evidence includes the application, supporting materials submitted, and the staff
report with all exhibits for case file H-2025-0045. Evidence also includes the 2019
Comprehensive Plan and all associated policies, studies and plans as proposed to be
updated.
6. The proposed amendment will not burden existing and planned service capabilities.
Commission Finding: The Commission finds that the proposed Plan will not burden existing
and planned service capabilities. This amendment maintains the relationship between service
planning and reflects coordination with partner agencies in service planning. This
amendment will further the implantation of planning efforts related to growth and ensuring
that service capabilities are not overburdened. Evidence includes the application, supporting
materials submitted and the staff report with all exhibits for case file H-2025-0045. Evidence
also includes the 2019 Comprehensive Plan and all associated policies, studies and plans as
proposed to be updated.
7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
Commission Finding:A map amendment is not proposed as part of this Comprehensive
Plan Text Amendment.
8. The proposed amendment is in the best interest of the City of Meridian.
Commission Finding: The Commission finds that the proposed amendment is in the best
interest of the City as it facilitates the provision of services to the Community and ensuring
that supporting plans and studies remain up to date and relevant to the community. Evidence
includes the application, supporting materials submitted, and the staff report with all exhibits
for case file H-2025-0045. Evidence also includes the 2019 Comprehensive Plan and all
associated policies, studies and plans as proposed to be updated.
VI. ACTION
A. Staff:
Staff recommended approval of the proposed Comprehensive Plan Text Amendment.
B. Commission:
The Meridian Planning&Zoning Commission heard these items on October 16,2025. At the
public hearing the Commission moved to recommend approval of the subject application,H-
2025-0045.
1. Summary of Commission public hearing:
i. In favor:No testimony provided.
ii. In opposition:No testimony provided.
iii. Commenting:No testimony provided
iv. Written testimony:No testimony provided.
v. Staff presenting application: Carl Anderson presented the application.
City of Meridian I Planning Department—Long Range Division Page 9 of 11
vi. Other Staff commenting on application: Caleb Hood
2. Key issues(s) of public testimony:
i. None.
3. Key issues(s) of discussion by Commission:
i. Discussion was had related to the distinction between the City's Capital Financial Plan
(CFP)and Capital Improvement Plans(CIP). The CFP has more than the CIP for impact
fees,the CIP is incorporated as part of the CFP.
ii. Questions related to the terminology between Capital Improvement Program vs Plan.
Staff clarified that staff recommend changing from program to plan to be consistent with
both State and City practice, and that Program was likely a carry over from past practice.
iii. Questions related to the frequency of amendments to the Comprehensive Plan were
brought forward. Staff clarified that timing is generally as needed.
4. Commission change(s)to Staff recommendation:
The Commission included staff s recommendation to include a change to"Appendix A.
Glossary of Terms"to add/modify language, specifically related to the current definition
of Capital Improvement Program. While not as originally drafted and noticed for the
Planning&Zoning Commission, it was recommended that the Commission further
modify the definition below to amend all references from the existing language of
"Program"to"Plan". This amendment would further improve consistency and reduce
potential confusion. The Commission's motion included staff s recommended to further
modify the language from"program"to"Plan". The amended language is included on
page 5 of this report and also in Attachment B2.
5. Outstanding issue(s) for City Council:
i. None.
C. City Council:
Pending
City of Meridian I Planning Department—Long Range Division Page 10 of 11
VII. EXHIBITS:
A. Application Packet& Supporting Materials
A.1 Application
A.2 Memorandum: September 05, 2025
A.3 Ada County/Ada County Ambulance District Development Impact Fee Advisory Committee
—Minutes August 7,2025
A.4 Ada County Emergency Medical Service District and City of Meridian Intergovernmental
and Joint Powers Agreement Concerning Capital Improvements Plan for District System
Improvements (Agreement No. 30708)
A.5 EMS Capital Improvement Plan and Development Impact Fee Study—May 24,2024
A.6 Ada County and City of Meridian Intergovernmental and Joint Powers Agreement
Concerning Capital Improvement Plans for County System Improvements(Agreement No.
30465)
A.7 Jail Capital Improvement Plan and Development Impact Fee Study—May 24,2024
A.8 Meridian Development Impact Fees Study(Ordinance 22-2004)
A.9 "List of Adopted Plans and Studies by Reference"—Draft Amendment
A.10"Appendix A. Glossary of Terms"—Draft Amendment
B. Supplemental Documents
B.1 Intergovernmental&Joint Powers agreement—Memo to Council—Dated: June 17, 2025
13.2"Appendix A. Glossary of Terms"—Draft Amendment—As amended by Commission
City of Meridian I Planning Department—Long Range Division Page 11 of 11
Exhibit A
Application Packet & Supporting Materials
Exhibit A.1
Hearing Date: October 16, 2025
Project Name: 2025 Comprehensive Plan Text Amendment
Assigned Planner: Carl Anderson
Request: Comprehensive Plan Text Amendment(CPAT)for the following: 1)Adopt by
reference the Ada County Emergency Medical Service Capital Improvement Plan and
Development Impact Fee Study(May 24, 2024) and Ada County Jail Capital Improvement
Plan and Development Impact Fee Study(May 24, 2024); 2)Adopt by reference the City of
Meridian Development Impact Fees Study(September 16, 2022) and Amended Capital
Improvements Plan as incorporated therein; 3)Amend the"List of Adopted Plans and
Studies by Reference" including minor cleanup and ensure the most current adopted plans
and studies are referenced; and 4)Amend "Appendix A. Glossary of Terms"to add/modify
language.
Location: Citywide
Application Information
E IDIANI___" City of Meridian
33 E. Broadway Ave. Suite 102 Meridian, ID 83642
Building Services - PH: 887-2211 / FAX: 887-1297
Planning - PH: 884-5533 / FAX: 888-6854
Project Name Application Number Application Status
2025 Comprehensive Plan Text Amendment - H-2025-0045 In Progress
Project Address
No address found.
Applicant
Name Address Phone Fax Email
CARL 33 E. BROADWAY AVE. canderson@meridiancity.or
ANDERSON, MERIDIAN, ID 83642 g
CITY OF
MERIDIAN
Contacts
Name Address Phone Fax Email
Carl Anderson 33 E. Broadway Ave. canderson@meridiancity.or
Meridian, ID 83642 g
Carl Anderson 33 E. Broadway Ave. canderson@meridiancity.or
Meridian, ID 83642 g
Carl Anderson 33 E. Broadway Ave. canderson@meridiancity.or
Meridian, ID 83642 g
Application Information
Question Answer
Comprehensive Plan Text Amendment- CPAT CHECKED
Is this City Initiated? Yes
Address Verification Permit Number LDAV-2025-0740
Other Type of Use Proposed N/A
General Location City Wide
Current Land Use N/A
Total Acreage N/A
Prior Approvals (File Numbers) N/A
Traffic Study Required per ACHD No
What was the date of your pre-application meeting? 09/04/2025
Pre-Application Permit Number(ex: PREAPP-2021-0001) PREAPP-2025-0109
Verified submittal standards and checklist items CHECKED
Verify that all drawings/documents will be uploaded in Project Dox as CHECKED
Individual PDF's
I have read and accept the above terms CHECKED
Your signature Carl Anderson
Page 1 of 2 H-2025-0045 09/05/2025
Hearing Information
No hearings found.
Page 2 of 2 H-2025-0045 09/05/2025
Exhibit A.2
MEMORANDUM E IDIAN;---
COMMUNITY DEVELOPMENT DEPARTMENT i1 D A H G
September 5, 2025
TO: Mayor & Council
Planning & Zoning Commission
CC: Bruce Freckleton, Community development Director
Caleb Hood, Deputy Director
Brian McClure, Long Range Planning Supervisor
FROM: Carl Anderson, Long Range Associate Planner
RE: Comprehensive Plan Text Amendment
The City of Meridian Planning Division is applying for a Comprehensive Plan Text Amendment
(CPAT). The proposed Comprehensive Plan text amendment is intended to accomplish the
following:
1) Adopt by reference the Ada County Emergency Medical Service Capital Improvement Plan
and Development Impact Fee Study (May24,024) and Ada County Jail Capital
Improvement Plan and Development Impact Fee Study (May 24, 2024);
2) Adopt by reference the City of Meridian Development Impact Fees Study (September 16,
2022) and Amended Capital Improvements Plan as incorporated therein;
3) Amend the "List of Adopted Plans and Studies by Reference" including minor cleanup and
ensure the most current adopted plans and studies are referenced; and
4) Amend "Appendix A. Glossary of Terms" to add/modify language.
Supporting documentation and materials are included as part of this request and may be further
detailed in the subsequent staff report.
Sincerely,
Carl Anderson I Long Range Associate Planner
City of Meridian I Community Development Department
Phone: 208.489.0328
canderson@meridiancity.org
Community Development. 33 E. Broadway Avenue, Meridian, ID 83642
Phone zo8-884-5533 ■ Fax 208-888-6854 . www.meridiancity.org
Please see the following supporting documents included with this request:
A. Ada County/ Ada County Ambulance District Development Impact Fee Advisory
Committee— Minutes August 7, 2025
B. Ada County Emergency Medical Service District and City of Meridian Intergovernmental
and Joint Powers Agreement Concerning Capital Improvements Plan for District System
Improvements (Agreement No. 30708)
C. EMS Capital Improvement Plan and Development Impact Fee Study— May 24, 2024
D. Ada County and City of Meridian Intergovernmental and Joint Powers Agreement
Concerning Capital Improvement Plans for County System Improvements(Agreement No.
30465)
E. Jail Capital Improvement Plan and Development Impact Fee Study— May 24, 2024
F. Meridian Development Impact Fees Study (Ordinance 22-2004)
G. "List of Adopted Plans and Studies by Reference"— Draft Amendment
H. "Appendix A. Glossary of Terms"— Draft Amendment
Page 2
Exhibit A.3
ADA COUNTY/ADA COUNTY AMBULANCE DISTRICT
DEVELOPMENT IMPACT FEE ADVISORY COMMITTEE
200 W.Front Street Shelly Buchanan-Chair LeeJoe Lay
Boise,Idaho 83702 David Yorgason-Vice Chair Mike Wardle
P.(208)287-7900 Nicolette Kimmel Michael McCurry
F.(208)287-7909 Shelly Buchanan
The purpose of the Ada County/Ada County Ambulance District Development Impact Fee Advisory Committee is to
assist the elected leadership of these jurisdictions in the adoption, implementation and updates to the Ada County
Development Impact Fee Studies and Capital Improvement Plans. The Committee also make recommendations on
how the funds collected from development impact fees should be used and when assumptions or studies need to be
updated.
MINUTES for August 7, 2025, 4:00 P.M.
VIRTUAL OR IN PERSON MEETING
The meeting will be conducted at 200 W Front Street,Development Services Office and/or via WebEx Video Conference. If
you would like to participate by phone or video,please contact Leon Letson. He can be reached at
lletsonPadacounty.id.org or(208)287-7950.
I. CALL TO ORDER-
II. ROLL CALL&INTRODUCTION OF GUESTS
Members Guests Staff
X Chris Findlay X Mike Wardle X Leon Letson,Staff
X Nicolette Kimmel LeeJoe Lay
X David Yorgason X Michael McCurry
X Shelly Buchanan
III. AGENDA ADDITIONS/CHANGES
IV. NEW BUSINESS:
A. Review of Ada County CIPs for adoption into the Meridian Comprehensive Plan
Staff presented the Ada County CIPs for the Jail, Coroner, and EMS. The Committee noted that
the methodology used appeared sound and the proposed fee amounts seemed appropriate.
There was additional discussion surrounding the CIP for the Coroner, with Committee member
Yorgason noting concern he had heard from some of the partner cities on whether or not Idaho
State Code allowed for this public service as being eligible for the collection of impact fees.Staff
shared discussions they had also had around this issue and some efforts Ada County would be
making during the next legislative session to bring clarity to this issue. The Committee
unanimously supported collecting this impact fee, but stated they would not want to see delays
on the collection of the other impact fees if the Coroner impact fee continued to be debated.
Mike Wardle moved to approve. David Yorgason seconded.Approved 6-0.
V. UNFINISHED BUSINESS:
VI. APPROVAL OF MINUTES:
VII. ADJOURNMENT-
A. Next Scheduled Meeting: TBD,4:00 p.m.
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
Exhibit A.4
AGREEMENT NO. 30708
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT
AND CITY OF MERIDIAN INTERGOVERNMENTAL AND
JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM
IMPROVEMENTS
[Idaho Code §§ 67-8204A& 67-23281
Parties to Agreement:
Ada County Emergency Medical District Ada County Emergency Medical
Services District Services District
Attn:Director
370 N. Benjamin Ln.
Boise, Idaho 83704
City of Meridian City City of Meridian
Attn: City Clerk
33 E. Broadway Ave.
Meridian, Idaho 83642
THIS ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND
CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT POWERS
AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLAN FOR DISTRICT
SYSTEM IMPROVEMENTS ("Agreement") is entered into this date of April 22, 2025
("Effective Date") by and between the Ada County Emergency Medical Services District
("District") and the City of Meridian("City") as an intergovernmental agreement as provided for
in Idaho Code § 67- 8204A.
NOW, THEREFORE, in consideration of the mutual covenants and promises herein set
forth, and for other good and valuable consideration hereby acknowledged by the Parties to this
Agreement, the Parties hereby mutually promise, covenant, and agree as follows:
SECTION 1
DEFINITIONS
For all purposes of this Agreement, the following terms have the definitions as herein
provided in this Section unless the context of the term clearly requires otherwise:
1.1 Act: Means and refers to the Idaho Development Impact Fee Act, Chapter 82, Title 67,
Idaho Code as it may be amended or restated from time to time.
1.2 Advisory Committee: Means and refers to the Ada County/Ada County Ambulance
District Development Impact Fee Advisory Committee, which shall serve as the
development impact fee advisory committee pursuant to Idaho Code § 67-8205(3) to
prepare and recommend the Capital Improvements Plan ("CIP") and any amendments,
revisions, or updates of the same.
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE I
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
1.3 Agreement: Means and refers to this Ada County Medical Services District and City of
Meridian Intergovernmental and Joint Powers Agreement Concerning Capital
Improvements Plan for District System Improvements.
1.4 Board: Means and refers to the Board of the Ada County Emergency Medical Services
District.
1.5 Capital Improvements Plan and/or CIP: Means and refers to the May 24, 2024 EMS
Capital Improvement Plan and Development Impact Fee Study,which was prepared for the
District and adopted by the Ada County Board of Commissioners.
1.6 City: Means and refers to City of Meridian, Idaho, Party to this Agreement.
1.7 City Council: Means and refers to the City Council of the City of Meridian, Idaho.
1.8 District: Means and refers to the Ada County Medical Services District, Party to this
Agreement.
1.9 Party/Parties: Means and refers to the District and/or the City, as the Parties in this
Agreement, depending upon the context of the term used in this Agreement.
1.10 Service Area: Means and refers to a service area as defined in the Act at Idaho Code § 67-
8203(26). Said Service Area shall encompass the entirety of Ada County, including all the
incorporated cities.
1.11 System Improvements: Means and refers to capital improvements to public facilities
designed to provide service to a service area as defined in the Act at Idaho Code §
67-8203(28).
SECTION 2
PURPOSES&AUTHORITY
2.1 The purpose of this Agreement is to provide a structure that will enable,but not require,the
City to adopt the CIP.The CIP is intended to promote and accommodate orderly growth and
development,protect the public health,safety,and general welfare of residents countywide,
and to further the best interests of the Parties.
2.2 Idaho Code § 67-2328 authorizes public agencies in Idaho to exercise jointly any power,
privilege, or authority authorized by the Idaho Constitution, statute, or charter. The
Parties, each being a public agency, hereby agree to exercise jointly their respective
powers, privileges, and authorities in accordance with Title 67, Chapter 82, Idaho Code.
2.3 Idaho Code § 67-8204A provides that the District and City have authority to enter into an
intergovernmental agreement for the purpose of developing joint plans for capital
improvements.
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 2
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
2.4. The District is responsible for providing emergency medical services on a countywide
basis.
2.5. The District is experiencing considerable growth and development, and the District's
ability to provide emergency medical services is affected by said development.
2.6 The District has provided the City with the CIP, which was prepared in accordance with
the requirements of Idaho Code § 67-8208 in consultation with the Advisory Committee
as provided in Idaho Code §§ 67-8205 and 67-8206(2).
2.7 The Ada County Board of Commissioners has adopted the CIP in accordance with Idaho
Code §§ 67-8206(3) and 67-8208(l).
2.8 The District has requested that the City adopt the CIP in accordance with the Act, and the
City is willing to consider said request. The Parties acknowledge and agree, however, that
the City Council cannot and shall not be bound by this Agreement to adopt the CIP.
2.9 That by reason above stated, the Parties have determined it is necessary and desirable to
enter into this Agreement.
SECTION 3
ADVISORY COMMITTEE
3.1 Advisory Committee. The Ada County/Ada County Ambulance District Development
Impact Fee Advisory Committee shall serve as the development impact fee advisory
committee pursuant to Idaho Code § 67-8205(3) to prepare and recommend the CIP and
any amendments, revisions, or updates of the same.
3.1.1 Administration and Staffing. The District, in cooperation with Ada County, shall
provide for the administration and staffing of the Advisory Committee. Advisory
Committee members shall be appointed in accordance with the requirements of
Idaho Code § 67-8205.
3.1.2 Charge. The Advisory Committee is charged with the responsibilities set forth in
Idaho Code § 67-8205(4).
3.1.3 Written Comments. The District shall cause the Advisory Committee to file its
written comments concerning the CIP with the City on or before June 30, 2025, to
provide the City with ample time to consider the CIP prior to the termination of this
Agreement.
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 3
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
SECTION 4
SERVICE AREA
4.1 Idaho Code § 67-8203(26) provides that the Parties can identify a geographic area by
an intergovernmental agreement in which specific public facilities provide services to
development within that geographic area on the basis of sound planning or engineering
principles or both.
4.2 The CIP and this Agreement define the Service Area as the entirety of Ada County,
including all the incorporated cities.
SECTION 5
COSTS SPECIFIC TO DISTRICT
5.1 The District shall pay the following costs:
5.1.1 All costs associated with the Advisory Committee; and
5.1.2 All District costs associated with drafting this Agreement and any amendment or
termination of the same; and
5.1.3 All costs associated with the District's performance of this Agreement; and
5.1.4 All legal costs and fees associated with any action brought by a third party
concerning the validity of the CIP or this Agreement.
SECTION 6
CITY COUNCIL ACTION
6.1 After the Advisory Committee files its written comments concerning the CIP with the City
in accordance with the Act and Section 3.1.3 of this Agreement, the City shall consider the
adoption of the CIP in accordance with the Act.
6.2 If the City adopts the CIP, the City agrees to consider the possibility of adopting a City
ordinance concerning the countywide development impact fees delineated in the CIP, but
only after (a) the Parties negotiate and agree on a new intergovernmental agreement for
that purpose and(b) all the incorporated cities in Ada County have adopted(1)the CIP and
(2) the ordinances necessary to implement countywide development impact fees.
6.3 The Parties acknowledge and agree that:
6.3.1 Nothing in this Agreement shall be construed as requiring the City to adopt the
CIP; and
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 4
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
6.3.2 Nothing in this Agreement shall be construed as requiring the City to adopt an
ordinance implementing countywide development impact fees.
SECTION 7
INDEMNIFICATION
7.1 To the extent permitted by law, District shall defend, indemnify, and hold the City, its
officers, agents, and employees harmless for all claims, losses, actions, damages,
judgements, costs, and expenses arising out of or in connection with any acts or omissions
of the District related to the CIP or this Agreement. In the event of such claim,District shall
defend such allegations, and District shall bear all costs,fees,and expenses of such defense,
including,but not limited to, all attorney fees and expenses,court costs, and expert witness
fees and expenses.
SECTION 8
TERM/TERMINATION/AMENDMENT
8.1 Term. This Agreement shall terminate on December 31, 2029, unless terminated earlier
in accordance with Section 8.2 of this Agreement.
8.2 Party Termination. This Agreement may be terminated by either Party upon ninety (90)
day notice in writing to the other Party.
8.3 Amendment. This Agreement may be amended only by written agreement of the Parties.
SECTION 9
NOTICE AND DELIVERY OF DOCUMENTS
9.1 Notices. All notices,requests or demands to a Party hereunder shall be in writing and shall
be given or served upon the other Party by US Mail or email addressed as set forth below.
9.2 Contact Information. The contact information for purposes of notice to and/or the
delivery of documents to the District is as follows:
Ada County Emergency Medical Services District
Attn: Director
370 N. Benjamin Ln.
Boise, Idaho 83704
With Copy to:
Ada County Prosecutor's Office
Attn: Chief Civil Deputy
200 W. Front Street, Room 3191
Boise, Idaho 83702
adacountyprosecutor@adacounty.id.gov
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 5
Docusign Envelope ID: BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
9.3 The contact information for purposes of notice to and/or the delivery of documents to the
City is as follows:
City of Meridian
Attn: City Clerk
33 E. Broadway Ave.
Meridian, Idaho 83642
SECTION 10
GENERAL PROVISIONS
10.1 Third Party Beneficiaries. Each Party to this Agreement intends that this Agreement shall
not benefit or create any right or cause of action in or on behalf of any person or legal entity
other than the Parties hereto.
10.2 Electronic and Non-Electronic Signatures: The District and City may execute this
Agreement using handwritten signatures or electronic signatures, in accordance with
Idaho's Uniform Electronic Transactions Act. The Parties acknowledge and agree that both
signature methods are equally valid and binding for the purposes of this Agreement.
10.3 Severability. Should any term or provision of this Agreement or the application thereof to
any person, parties, or circumstances, for any reason be declared illegal or invalid, such
illegality or invalidity shall not affect any other provision of this Agreement, and this
Agreement shall be construed and enforced as if such illegal or invalid provision had not
been contained herein.
10.4 Choice of Law and Venue. This Agreement shall be governed and interpreted by the laws
of the State of Idaho. Venue shall be Ada County, Idaho.
10.5 Entire Agreement. This Agreement constitutes the entire understanding between the
Parties. This Agreement supersedes any and all statements,promises,or inducements made
by either Party, or agents of either Party, whether oral or written, whether previous to the
execution hereof or contemporaneous herewith. The terms of this Agreement may not be
enlarged, modified or altered except upon written agreement signed by both Parties.
10.6 Time of the Essence. Time shall be of the essence for all events and obligations to be
performed under this Agreement.
10.7 Attorneys' Fees. If either Party brings any action or proceedings to enforce, protect or
establish any right or remedy under the terms and conditions of this Agreement, the
prevailing Party shall be entitled to recover reasonable costs and attorneys' fees, as
determined by a court of competent jurisdiction, in addition to any other relief awarded.
10.8 Assignment. No Party may assign this Agreement or any interest therein.
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 6
Docusign Envelope ID:BA7D20D4-FF43-4A5F-B344-F63EF9A79AAB
IN WITNESS WHEREOF,the parties have executed this Agreement on the date and year
written above.
Board of the Ada County Emergency Medical Services
District
DocuSigned by:
By:
A180� 4/22/2025 1 3:25 PM MDT
Rod Beck, Commissioner
D
ocuSigned by,
By:
4/23/2025 1 12:06 PM MDT
Ryan Davidson, Commissioner
DocuSigned by:
�� -By: 4/22/2025 1 3:58 PM MDT
Thomas Dayley, Commissioner
ATTEST:
DocuSigned by:
4/23/2025 1 4:16 PM MDT
Trent Tripple, Ada County Clerk
City of Meridian
By:
Mayor Ro . Simison 6-24-2025
ATTEST:
SEAL
Chris Johnson, City Clerk 6-24-2025
ADA COUNTY EMERGENCY MEDICAL SERVICES DISTRICT AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT CONCERNING CAPITAL
IMPROVEMENTS PLAN FOR DISTRICT SYSTEM IMPROVEMENTS—PAGE 7
Exhibit A.5
A O
OF14
EMS Capital Improvement Plan and
Development Impact Fee Study
Submitted to:
Ada County, Idaho
May 24, 2024
Prepared by:
TischlerBise
FISCAL I ECONOMIC I PLANNING
999 W Main St
Suite 100
Boise, ID 83702
800.424.4318
www.tischlerbise.com
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
[Page intentional blank]
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Impact Fee Study
Ada County, Idaho
ExecutiveSummary.......................................................................................................................................1
Idaho Development Impact Fee Enabling Legislation...............................................................................2
Summary of Capital Improvement Plan and Development Impact Fees..................................................3
Methodologiesand Credits...................................................................................................................3
FeeMethodologies...............................................................................................................................4
CapitalImprovement Plan....................................................................................................................5
CapitalImprovement Plan ............................................................................................................................7
CapitalImprovement Plan ....................................................................................................................9
Funding Sources for Capital Improvements .......................................................................................10
Emergency Medical Services Development Impact Fee Analysis...............................................................11
Cost Allocation for EMS Infrastructure...................................................................................................12
EMS Level of Service and Cost Analysis ..................................................................................................13
EMSFacilities ......................................................................................................................................13
EMSLand ............................................................................................................................................14
EMSVehicles.......................................................................................................................................15
EMSEquipment...................................................................................................................................15
Share of the Development Impact Fee Study.....................................................................................16
EMS Capital Improvements Needed to Serve Growth............................................................................17
EMSFacilities ......................................................................................................................................17
EMSLand ............................................................................................................................................18
EMSVehicles.......................................................................................................................................19
EMSEquipment...................................................................................................................................20
EMS Development Impact Fee Credit Analysis.......................................................................................20
EMS Input Variables and Development Impact Fees..............................................................................21
Cash Flow Projections for EMS Maximum Supportable Impact Fee.......................................................22
Proportionate Share Analysis......................................................................................................................23
Implementation and Administration ..........................................................................................................24
Appendix A. Land Use Definitions...............................................................................................................26
ResidentialDevelopment........................................................................................................................26
Nonresidential Development Categories................................................................................................27
Appendix B. Demographic Assumptions.....................................................................................................28
Population and Housing Characteristics.................................................................................................28
Base Year Population and Housing Units................................................................................................29
Population and Housing Unit Projections...............................................................................................32
Current Employment and Nonresidential Floor Area.............................................................................34
Employment and Nonresidential Floor Area Projections .......................................................................35
VehicleTrip Generation ..........................................................................................................................39
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TischlerBlse
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Residential Vehicle Trips by Housing Type .........................................................................................39
Residential Vehicle Trips Adjustment Factors.........................................................................................40
NonresidentialVehicle Trips...................................................................................................................41
VehicleTrip Projections ..........................................................................................................................42
Appendix C. Emergency Medical Services Call Volume Density Heat Map................................................45
TischlerBlse
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
EXECUTIVE SUMMARY
Ada County, Idaho, retained TischlerBise, Inc. to calculate the impact fees to be imposed on new
development to meet the new demands generated for public facilities in the County. It is the intent of Ada
County to evaluate and establish impact fees for EMS facilities. This report presents the methodologies
and calculations used to generate current levels of service and maximum supportable impact fees. It is
intended to serve as supporting documentation for the evaluation and establishment of impact fees in
Ada County.
The purpose of this study is to demonstrate the County's compliance with Idaho Statutes as authorized
by the Idaho Legislature. Consistent with the statutory authorization for development impact fees (Idaho
Code 67-8202(1-4)), it is the intent of Ada County to:
1. Collect impact fees to ensure that adequate public facilities are available to serve new growth and
development;
2. Promote orderly growth and development by establishing uniform standards by which local
governments may require that those who benefit from new growth and development pay a
proportionate share of the cost of new public facilities needed to serve new growth and
development;
3. Establish minimum standards for the adoption of development impact fee ordinances by
government entities;
4. Ensure that those who benefit from new growth and development are required to pay no more
than their proportionate share of the cost of public facilities needed to serve new growth and
development and to prevent duplicate and ad hoc development requirements;
Impact fees are one-time payments used to construct system improvements needed to accommodate
new development. An impact fee represents new growth's fair share of capital facility needs. By law,
impact fees can only be used for capital improvements, not operating or maintenance costs. Impact fees
are subject to legal standards, which require fulfillment of three key elements: need, benefit and
proportionality.
• First, to justify a fee for public facilities, it must be demonstrated that new development will
create a need for capital improvements.
• Second, new development must derive a benefit from the payment of the fees (i.e., in the form
of public facilities constructed within a reasonable timeframe).
• Third, the fee paid by a particular type of development should not exceed its proportional share
of the capital cost for system improvements.
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
TischlerBise evaluated possible methodologies and documented appropriate demand indicators by type
of development for the levels of service and fees. Local demographic data and improvement costs were
used to identify specific capital costs attributable to growth. This report includes summary tables
indicating the specific factors, referred to as level of service standards, used to derive the impact fees.
The geographic area for the EMS impact fees is countywide.These facilities provide a countywide benefit
and are services not provided by the cities within Ada County.
IDAHO DEVELOPMENT IMPACT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Idaho. All
requirements of the Idaho Development Impact Fee Act(hereafter referred to as the Idaho Act) have been
met in the supporting documentation prepared by TischlerBise. There are four requirements of the Idaho
Act that are not common in the development impact fee enabling legislation of other states. This
overview offers further clarification of these unique requirements.
First, as specified in 67-8204(2) of the Idaho Act, "development impact fees shall be calculated on the
basis of levels of service for public facilities . . . applicable to existing development as well as new growth
and development."
Second, Idaho requires a Capital Improvements Plan (CIP) [see 67-8208]. The CIP requirements are
summarized in this report,with detailed documentation provided in the discussion on infrastructure.
Third,the Idaho Act also requires documentation of any existing deficiencies in the types of infrastructure
to be funded by development impact fees[see 67-8208(1)(a)]. The intent of this requirement is to prevent
charging new development to cure existing deficiencies. In the context of development impact fees for
Ada County, the term "deficiencies" means a shortage or inadequacy of current system improvements
when measured against the levels of service to be applied to new development. It does not mean a
shortage or inadequacy when measured against some "hoped for" level of service.
TischlerBise used the current infrastructure cost per service unit (i.e., existing standards), or future levels
of service where appropriate, multiplied by the projected increase in service units over an appropriate
planning timeframe,to yield the cost of growth-related system improvements.The relationship between
these three variables can be reduced to a mathematical formula, expressed as A x B = C. In section 67-
8204(16), the Idaho Act simply reorganizes this formula, stating the cost per service unit (i.e.,
development impact fee) may not exceed the cost of growth-related system improvements divided by the
number of projected service units attributable to new development (i.e., A = C _ B). By using existing
infrastructure standards to determine the need for growth-related capital improvements, Ada County
ensures the same level-of-service standards are applicable to existing and new development. Using
existing infrastructure standards also means there are no existing deficiencies in the current system that
must be corrected from non-development impact fee funding.
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Fourth, Idaho requires a proportionate share determination [see 67-8207]. Basically, local government
must consider various types of applicable credits and/or other revenues that may reduce the capital costs
attributable to new development.The development impact fee methodologies and the cash flow analysis
have addressed the need for credits to avoid potential double payment for growth-related infrastructure.
SUMMARY OF CAPITAL IMPROVEMENT PLAN AND DEVELOPMENT IMPACT FEES
METHODOLOGIES AND CREDITS
Development impact fees can be calculated by any one of several legitimate methods. The choice of a
particular method depends primarily on the service characteristics and planning requirements for each
facility type. Each method has advantages and disadvantages in a particular situation,and to some extent
can be interchangeable, because each allocates facility costs in proportion to the needs created by
development.
Reduced to its simplest terms, the process of calculating development impact fees involves two main
steps: (1) determining the cost of development-related capital improvements and (2) allocating those
costs equitably to various types of development. In practice, though, the calculation of impact fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities. The following paragraphs discuss three basic methods for
calculating development impact fees, and how each method can be applied.
Cost Recovery or Buy-In Fee Calculation. The rationale for the cost recovery approach is that new
development is paying for its share of the useful life and remaining capacity of facilities already built or
land already purchased from which new growth will benefit. This methodology is often used for systems
that were oversized such as sewer and water facilities.
Incremental Expansion Fee Calculation.The incremental expansion method documents the current level
of service (LOS)for each type of public facility in both quantitative and qualitative measures, based on an
existing service standard (such as park land acres per 1,000 residents). This approach ensures that there
are no existing infrastructure deficiencies or surplus capacity in infrastructure. New development is only
paying its proportionate share for growth-related infrastructure. An incremental expansion cost method
is best suited for public facilities that will be expanded in regular increments, with LOS standards based
on current conditions in the community.
Plan-Based Fee Calculation. The plan-based method allocates costs for a specified set of improvements
to a specified amount of development. Facility plans identify needed improvements, and land use plans
identify development. In this method, the total cost of relevant facilities is divided by total demand to
calculate a cost per unit of demand. Then, the cost per unit of demand is multiplied by the amount of
demand per unit of development (e.g., housing units or square feet of building area) in each category to
arrive at a cost per specific unit of development(e.g., single family detached unit).
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Credits. Regardless of the methodology, a consideration of "credits" is integral to the development of a
legally valid impact fee methodology. There are two types of "credits," each with specific and distinct
characteristics, but both of which should be addressed in the calculation of development impact fees.The
first is a credit due to possible double payment situations.This could occur when contributions are made
by the property owner toward the capital costs of the public facility covered by the impact fee. This type
of credit is integrated into the impact fee calculation.The second is a credit toward the payment of a fee
for dedication of public sites or improvements provided by the developer and for which the facility fee is
imposed. This type of credit is addressed in the administration and implementation of a facility fee
program.
FEE METHODOLOGIES
Of the fee methodologies discussed above, the incremental expansion method and the cost recovery
method are used to calculate EMS impact fees for Ada County. Where capacity is sufficient to serve
current demand the incremental expansion method documents the current Level of Service(LOS)for each
type of public facility. While the cost of the impact fee study is captured through the cost recovery
method. Additionally, Ada County anticipates working with the cities to collect the EMS impact fee
countywide. The following table summarizes the method(s) used to derive the impact fee for each type
of public facility in Ada County.
Figure 1. Summary of Impact Fee Methodologies
Fee Category Service Area Cost Incremental Plan-Based Cost
Recovery Expansion Allocation
EMS Stations,
Impact Fee Person&Vehicle
EMS Countywide EMS Land, EMS Vehicles,7
Study and EMS Equipment Trips
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
CAPITAL IMPROVEMENT PLAN
The EMS development impact fee is based on the existing level of service provided for EMS facilities.The
development impact fee is calculated for residential and nonresidential development. Figure 2 shows that
to serve projected growth at current levels of service, EMS will need to provide 12,215 square feet of new
facility space, 1.59 acres of land, 6.0 new vehicle units, and 41.9 new equipment units over the next ten
years.
Figure 2. EMS Summary of Demand for Projected Growth
Station Space 12,215 square feet $7,096,915
Station Land 1.59 acres $516,750
Apparatus 6.0 vehicles $2,123,508
Equipment 41.9 units $796,100
Total $10,533,273
Listed in Figure 3 are the capital improvement plans for facility expansion for the next ten years. The
planned expansions are consistent and exceed growth-related needs to continue providing the current
level of service.
Figure 3. EMS Capital Improvement Plan
10-Year Growth-Related Capital Plan Unit Cost per Unit I Total Cost
New Facility Space
Station: Floating Feather/Horseshoe Bend 3,246 square feet $581 $1,885,926
Station: Federal Way/Amity 3,246 square feet $581 $1,885,926
Station: Fairview and Cloverdale 3,246 square feet $581 $1,885,926
Station: Lake Hazel/Five Mile 3,246 square feet $581 $1,885,926
Station: 10 Mile/Franklin 3,246 square feet $581 $1,885,926
Subtotal 16,230 square feet $9,429,630
New Facility Land
5 New Stations(1-1.5 acres per station) 1 7.5 acres 1 $325,0001 $2,437,500
Subtotal 7.5 acres $2,437,500
New Apparatus
Ambulance w/required capital equipment 1 10 vehicles 1 $353,9181 $3,539,177
Subtotal 10 vehicles $3,539,177
New Equipment
Portable radios 20 units $7,644 $152,886
Mobile/station radios 20 units $8,298 $165,952
Subtotal 40 units $318,838
Station Cost $11,867,130
Apparatus Cost $3,539,177
Equipment Cost $318,838
Grand Total $15,725,145
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Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Maximum Supportable Development Impact Fees by Type of Land Use
Figure 4 provides a schedule of the maximum supportable development impact fees by type of land use
for Ada County.The fees represent the highest supportable amount for each type of applicable land use
and represents new growth's fair share of the cost for capital facilities. The County may adopt fees that
are less than the amounts shown. However,a reduction in impact fee revenue will necessitate an increase
in other revenues, a decrease in planned capital expenditures, and/or a decrease in levels of service.
The fees for residential development are to be assessed per housing unit based on type. For nonresidential
development, the fees are assessed per square foot of floor area (for illustrative purposes the
nonresidential fee is listed per 1,000 square feet of development). Nonresidential development categories
are consistent with the terminology and definitions contained in the reference book,Trip Generation 111n
Edition, published by the Institute of Transportation Engineers. These definitions are provided in the
Appendix A. Land Use Definitions.
Importantly, the Ada County Paramedics provide a countywide service and benefit. Thus, the impact fee
study has calculated the maximum supportable fee based on a countywide level of service. In this case,
Figure 4 lists the maximum amounts for all development within Ada County.
Figure 4. Summary of Maximum Supportable Development Impact Fees—Countywide
DevelopmentEMS Maximum
Supportable
Residential(per housing unit)
Single Family
Multifamily
Nonresidential (per 1,000 square feet)
Retail
Office
Industrial
Institutional
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
CAPITAL IMPROVEMENT
The following section provides a summary of the Capital Improvement Plan depicting growth-related
capital demands and costs on which the fees are based.
First, Figure 5 and Figure 6 lists the projected growth over the next ten years in Ada County.Overall,there
is an estimated 23 percent increase in residential development (125,397 new residents and 50,296 new
housing units) and an 18 percent increase in nonresidential development (43,283 new jobs and 16.9
million square feet of development). Further details on the development projections are provided in
Appendix B. Demographic Assumptions.
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure S.Ten-Year Projected Residential Growth
Base Year Total
Population 1 544,5901 568,015 591,946 602,628 613,310 623,991 634,673 645,355 653,566 661,776 669,987 125,397
Percent Increase 4.3% 4.2% 1.8% 1.8% 1.7% 1.7% 1.7% 1.3% 1.3% 1.2% 23.0%
Housing Units
Single Family 182,342 190,171 198,180 201,750 205,321 208,891 212,462 216,033 218,774 221,515 224,256 41,914
Multifamily 37,833 39,417 41,005 41,716 42,426 43,137 43,847 44,558 45,110 45,662 46,215 8,382
Total Housing Units 220,175 229,588 239,185 243,466 247,747 252,028 256,309 260,591 263,884 267,177 270,471 50,296
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
Figure 6.Ten-Year Projected Nonresidential Growth
Base Year Total
Jobs[l]
Retail 43,787 44,612 45,437 46,262 47,086 47,910 48,734 49,557 50,367 51,177 51,986 8,199
Office 130,780 133,132 135,483 137,835 140,186 142,538 144,889 147,241 149,556 151,872 154,187 23,407
Industrial 35,745 36,388 37,030 37,673 38,315 38,958 39,600 40,242 40,875 41,507 42,139 6,394
Institutional 29,356 29,884 30,413 30,943 31,472 32,003 32,533 33,064 33,588 34,113 34,639 5,283
Total 1 239,6681 244,016 248,364 252,712 257,060 261,408 265,756 270,104 274,386 278,669 282,951 43,283
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,938 42,327 42,715 43,104 43,492 43,880 44,268 44,656 45,037 45,419 45,800 3,862
Office 21,670 22,392 23,114 23,836 24,558 25,280 26,002 26,724 27,434 28,145 28,856 7,186
Industrial 41,668 42,078 42,487 42,896 43,305 43,715 44,124 44,533 44,936 45,339 45,741 4,073
Institutional 25,911 26,096 26,281 26,467 26,652 26,838 27,023 27,209 27,392 27,576 27,760 1,849
Total 1 131,1881 132,893 134,598 136,302 138,007 139,712 141,417 143,121 144,800 146,479 148,1571 16,970
[11 COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[21 Source: Institute of Transportation Engineers, Trip Generation, 2021
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
The Idaho Development Impact Fee Act requires Capital Improvement Plans to be updated regularly, at
least once every five years (Idaho Code 67-8208(2)). This report projects revenue and fees based on 10-
year forecast in an effort to provide the public and elected officials with illustrative guidance of probable
growth demands based on current trends however, per Idaho Code, it is expected that an update to all
Capital Improvement Plans included in this study will occur within five years.
FUNDING SOURCES FOR CURRENT DEFICIENCIES
The majority of the CIP relates to the construction of five new stations, followed by new apparatus,
acquiring land for future stations, and new equipment. In addition, it is estimated that$1,000,000 will be
required for maintenance and repair of existing facilities over the next five years. Because replacement
and addressing existing deficiencies are not eligible to be funded with impact fees, these costs will need
to be funded by other sources, such as property taxes, in accordance with Idaho Code 67-8207(iv)(2)(h).
The Board of Ada County Commissioners retain discretion and authority to fund deficiencies through the
county's annual CIP budget process, accumulate savings annually in a construction fund, budget annually
for one-time projects using unspent fund balance, or through the deferred maintenance budget annually
appropriated to the Operations Department for these sorts of expenses.
CAPITAL IMPROVEMENT PLAN
The EMS development impact fee is based on the existing level of service provided for EMS facilities.The
development impact fee is calculated for residential and nonresidential development. Based on the 10-
year growth projections,the following infrastructure is projected over the next ten years:
• 12,215 square feet of new facility
• 1.59 new acres of land for facilities
• 6.0 new vehicle units
• 41.9 new equipment units
• $10,533,000 total cost to Ada County
The projected demand is consistent with the Ada County EMS expansion plans.Currently,the department
is exploring options for new stations and ambulances and will need more radios for staff hired to occupy
the new stations over the next ten years. These projections are consistent with the EMS departments
Capital Improvement Plan shown in Figure 7.
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FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure 7. EMS Capital Improvement Plan
10-Year Growth-Related Capital Plan Unit Cost per Unit I Total Cost
New Facility Space
Station: Floating Feather/Horseshoe Bend 3,246 square feet $581 $1,885,926
Station: Federal Way/Amity 3,246 square feet $581 $1,885,926
Station: Fairview and Cloverdale 3,246 square feet $581 $1,885,926
Station: Lake Hazel/Five Mile 3,246 square feet $581 $1,885,926
Station: 10 Mile/Franklin 3,246 square feet $581 $1,885,926
Subtotal 16,230 square feet $9,429,630
New Facility Land
5 New Stations(1-1.5 acres per station) 1 7.5 acres $325,0001 $2,437,500
Subtotal 7.5 acres $2,437,500
New Apparatus
Ambulance w/required capital equipment 1 10 vehicles $353,9181 $3,539,177
Subtotal 10 vehicles $3,539,177
New Equipment
Portable radios 20 units $7,644 $152,886
Mobile/station radios 20 units $8,298 $165,952
Subtotal 40 units $318,838
Station Cost $11,867,130
Apparatus Cost $3,539,177
Equipment Cost $318,838
Grand Total $15,725,145
FUNDING SOURCES FOR CAPITAL IMPROVEMENTS
In determining the proportionate share of capital costs attributable to new development, the Idaho
Development Fee Act states that local governments must consider historical, available, and alternative
sources of funding for system improvements (Idaho Code 67-8207(2)). Currently,there are no dedicated
revenues being collected by the County to fund growth-related projects for the infrastructure included in
this study.
Furthermore,the maximum supportable impact fees are constructed to offset the growth-related capital
costs to the County for EMS facilities. Evidence is given in the specific chapters of this report that the
projected capital costs from new development will be offset by the development impact fees collection
as long as the program is collected in the entire service area. Thus, no credits are needed in the impact
fee calculation to offset double collection for growth-related capital costs.
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
EMERGENCY MEDICAL SERVICES DEVELOPMENT IMPACT FEE ANALYSIS
The EMS Development Impact Fee is based on the cost per service unit method specified in Idaho Code
67-8204(16), also referred to as the incremental expansion method elsewhere in this report.
The EMS components included in the impact fee analysis are:
• EMS facilities
• EMS land
• EMS vehicles
• EMS equipment
• Share of the development impact fee study
The residential portion of the fee is derived from the product of persons per housing unit by housing type
multiplied by the net capital cost per person. To calculate nonresidential development impact fees,
nonresidential vehicle trips are used as the demand indicator. Trip generation rates are highest for
commercial developments, such as shopping centers, and lowest for industrial development. Office and
institutional land uses trip rates fall between the other two categories. This ranking of trip rates is
consistent with the relative demand for EMS facilities from nonresidential development and thus are the
best demand indicators. Other possible nonresidential demand indicators, such as employment or floor
area, do not accurately reflect the demand for service. If employees per thousand square feet were used
as the demand indicator, EMS Development Impact Fees would be too high for office and institutional
development. If floor area were used as the demand indicator, the development impact fees would be
too high for industrial development. (See the Appendix for further discussion on trip rates and
calculations.)
Specified in Idaho Code 67-8207(2), local governments must consider historical,available, and alternative
sources of funding for system improvements. Currently, there are no dedicated revenues being collected
by the County to fund growth-related projects for EMS facilities. Furthermore,the maximum supportable
impact fees are constructed to offset all growth-related capital costs for EMS facilities. Evidence is given
in this chapter that the projected capital costs from new development will be entirely offset by the
development impact fees. Thus, no general tax dollars are assumed to be used to fund growth-related
capital costs, requiring no further revenue credits.
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Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
COST ALLOCATION FOR EMS INFRASTRUCTURE
Both residential and nonresidential developments increase the demand for EMS services and facilities.To
calculate the proportional share between residential and nonresidential demand, calls for service data
from the Ada County Paramedics is analyzed. Shown at the top of Figure 8, 54 percent of calls are to
residential locations, 23 percent to nonresidential locations, and 23 percent are classified as traffic calls.
Base year vehicle trips are used to assign traffic calls to residential and nonresidential land uses. This
results in 4,534 additional residential calls (1,138,874 residential vehicle trips / 2,087,130 total vehicle
trips x 8,310 traffic calls for service) and 3,775 additional nonresidential calls (948,256 nonresidential
vehicle trips/2,087,130 total vehicle trips x 8,310 traffic calls for service).
After this adjustment 67 percent of calls are attributed to residential development and 33 percent are
attributed to nonresidential development.These percentages are used to attribute facilities to respective
demand units. Later in Appendix C, Figure 43 shows a call volume heat map to indicate areas of higher
demand.
Figure 8.Ada County EMS Calls for Service
Annual Calls
Land Use for Service oo o
Residential 19,510 54%
Nonresidential 8,310 23%
Traffic 8,310 23%
Total 36,129 100%
Base Year
Land Use Vehicle Trips %of Total
Residential 1,138:874 55%
Nonresidential 948256 45%
Total 2,087,130 100%
Adj.Calls for
Land Use Service
Residential 24,044
Nonresidential 12,085
Total 36,129 100%
Source:Ada County Paramedics
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS LEVEL OF SERVICE AND COST ANALYSIS
The following section details the level of service calculations and capital cost per person for each
infrastructure category.
EMS FACILITIES
Listed in Figure 9, there is a total of 63,229 square feet occupied by the Ada County Paramedics. The
proportionate share between residential and nonresidential demand of the facilities is found by applying
the calls for service data percentages.As a result,42,079 square feet are attributed to residential demand
and 21,150 square feet is attributed to nonresidential demand. The current level of service is found by
comparing the attributed square footage to the base year population and nonresidential vehicles trips.As
a result,there is 77.3 square feet per 1,000 residents and 22.3 square feet per 1,000 vehicles trips.
The anticipated construction cost of a new station ($581 per square foot) is combined with the current
levels of service to find the capital cost per demand unit. This results in a cost of$44.91 per person and
$12.96 per vehicle trip (77.3 square feet per 1,000 persons x$581 per square foot=$44.91 per person).
Figure 9. EMS Facility Level of Service&Cost Analysis
Square Replacement
Facility Feet Cost
Administration Building-Benjamin 24,351 $14,147,931
Station#13 -Gekeler 3,246 $1,885,926
Station#15 -Bannock 700 $406,700
Station#17-Ridenbaugh 2,224 $1,292,144
Station#18-Overland 3,246 $1,885,926
Station#22 -Chinden 3,246 $1,885,926
Station#23 -Glenwood 6,294 $3,656,814
Station#25 -Featherly Way 2,432 $1,412,992
Station#28-McMillan 3,246 $1,885,926
Station#33 -Boise Ave 725 $421,225
Station#34-Pine 4,137 $2,403,597
Station#36-Linder 3,246 $1,885,926
Station#37-Meridian Co-Location 2,890 $1,679,090
Station#38-Dawes Place 3,246 $1,885,926
Total 63,229 $36,736,049
Level-of-Service Standards Residential Nonres
Proportional Share 67% 33%
Share of Square Feet 42,079 21,150
2023 Population/Nonres.VehicleTrips 544,590 948,256
Square Feet per 000Persons/Vehicle
Cost Analysis Residential Nonres
Squa re Feet per 1,000 Persons/Vehi cl e Tri ps 1 77.31 22.3
Average Cost per Square Foot[1] 1 $581 $581
Capital Cost per Person/Vehicle Trip 1 $44.911 $12.96
[1]Square footage cost estimate from Ada County Paramedics
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FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS LAND
Listed in Figure 10, there is a total of 8.09 acres occupied by the Ada County Paramedics. The
proportionate share between residential and nonresidential demand of the facilities is found by applying
the calls for service data percentages. As a result, 5.4 acres are attributed to residential demand and 2.7
acres are attributed to nonresidential demand. The current level of service is found by comparing the
attributed acreage to the base year population and nonresidential vehicles trips.As a result,there is 0.010
acres per 1,000 residents and 0.003 acres per 1,000 vehicles trips.
The anticipated cost to purchase more land is combined with the current levels of service to find the
capital cost per demand unit. This results in a cost of$3.25 per person and $0.98 per vehicle trip (0.010
acres per 1,000 persons x$325,000 per acre =$3.25 per person, rounded).
Figure 10. EMS Land Level of Service&Cost Analysis
Facility Acres �CurrentValue
Administration Building-Benjamin 1.50 $487,500
Station#13 -Gekeler 0.50 $162,500
Station#15 -Bannock 0.02 $6,500
Station#17-Ridenbaugh 0.14 $45,500
Station#18-Overland 0.16 $52,000
Station#22 -Chinden 0.17 $55,250
Station#23 -Glenwood 1.00 $325,000
Station#25 -Featherly Way 0.06 $19,500
Station#28-McMillan 0.32 $104,000
Station#33 -Boise Ave 0.02 $6,500
Station#34-Pine 1.00 $325,000
Station#36-Linder 1.67 $542,750
Station#37-Meridian Co-Location 0.78 $253,500
Station#38-Dawes Place 0.75 $243,750
Total 8.09 $2,629,250
Level-of-Service Standards Residential Nonres
Proportional Share 67% 33%
Share of Acres 5.4 2.7
2023 Population/Nonres.VehicleTrips 544,590 948,256
Acres per 1,000 ii
Cost Analysis Residential Nonres
Acres per 1,000 Persons/Vehicle Trips 1 0.0101 0.003
Average Cost per Acre[1] 1 $325,0001 $325,000
Capital Cost per Person/Vehicle Trip 1 $3.251 $0.98
[1]Anticipated costs from Ada County Paramedics
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS VEHICLES
Listed in Figure 11, the EMS vehicle fleet consists of 31 vehicles. The proportionate share between
residential and nonresidential demand of the facility is found by applying the calls for service data
percentages. As a result, 20.6 units are attributed to residential demand and 10.4 units are attributed to
nonresidential demand.The current level of service is found by comparing the attributed units to the base
year population and nonresidential vehicles trips. As a result,there is 0.038 units per 1,000 residents and
0.011 units per 1,000 vehicles trips.
The average cost per unit is combined with the current levels of service to find the capital cost per demand
unit. This results in a cost of$13.45 per person and $3.89 per vehicle trip (0.038 units per 1,000 persons
x$353,918 per unit=$13.45 per person, rounded).
Figure 11. EMS Vehicle Level of Service&Cost Analysis
Total
Vehicles Units Cost per Unit�Replacement Cost
Ambulances 1 31 $353,9181 $10,971,458
Total 31 $10,971,458
Level-of-Service Standards Residential Nonres
E
onalShare 67% 33%
Fleet 20.6 10.4
pulation/Nonres.Vehicle Trips 544,590 948,256
Units per 1,000 Persons/Vehicle Trips I 1 1
Cost Analysis Residential Nonres
Units per 1,000 Persons/Vehicle Trips 0.038 0.011
Average Cost per Unit $353,918 $353,918
Capital Cost per Person/Vehicle Trip 1 $13.451 $3.89
Source:Ada County Paramedics
EMS EQUIPMENT
Per the Idaho Act, capital improvements are limited to those improvements that have a certain lifespan.
As specified in 67-8203(3) of the Idaho Act, "'Capital improvements' means improvements with a useful
life of ten (10)years or more, by new construction or other action, which increase the service capacity of
a public facility." Listed in Figure 12 is EMS equipment that have a useful life often or more years qualifying
to be impact fee eligible.
The proportionate share between residential and nonresidential demand of the facility is found by
applying the calls for service data percentages.As a result, 144 units are attributed to residential demand
and 73 units are attributed to nonresidential demand.The current level of service is found by comparing
the attributed units to the base year population and nonresidential vehicles trips. As a result, there is
0.265 units per 1,000 residents and 0.077 units per 1,000 vehicles trips.
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FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
The average cost per unit is combined with the current levels of service to find the capital cost per demand
unit.This results in a cost of$5.04 per person and $1.46 per vehicle trip (0.265 units per 1,000 persons x
$19,000 per unit= $5.04 per person, rounded).
Figure 12. EMS Equipment Level of Service&Cost Analysis
Total
Equipment Units �Cost per Unit�Replacement Cost
Portable Radios 93 $7,644 $710,921
Mobile/Station Radios 62 $8,298 $514,451
Cardiac Monitor 31 $28,000 $868,000
Gurney 31 $67,000 $2,077,000
Total 217 $4,170,372
Level-of-Service Standards Residential Nonres
Proportional Share 67% 33%
Share of Equipment 144 73
2023 Population/Nonres.Vehicle Trips 544,590 948,256
Units per 000 0.077
Cost Analysis Residential Nonres
2023 Population/Nonres.Vehicle Trips 0.265 0.077
Average Cost per Unit $19,000 $19,000
Capital Cost per Person/Vehicle Trip 1 $5.041 $1.46
Source:Ada County Paramedics
Note: Equipment w/10-Year useful life
SHARE OF THE DEVELOPMENT IMPACT FEE STUDY
Under the Idaho enabling legislation, Ada County is able to recover the cost of the study through the
collection of future fees. The total cost of the study has been evenly attributed to the four infrastructure
categories, resulting in the EMS category share being $16,370. An impact fee study must be completed
every five years, so the attributed cost is compared to the five-year projected increase. As a result, the
cost per person is$0.14 and the cost per vehicle trip is$0.10.
Figure 13. EMS Share of the Development Impact Fee Study
Share of Residential Nonresidential
Study Cost Share Share
$16,370 67% 33%
Residential Five-Year Capital Cost
Growth Co! Population Increase per Person
$10,894 79,401
Nonresidential Five-Year Capital Cost 91
Growth Cost Vehicle Tr ip Increase per Vehicle Trip
$5,476 56,847 $0.10
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
EMS CAPITAL IMPROVEMENTS NEEDED TO SERVE GROWTH
Needs due to future growth were calculated using the levels of service and cost factors for the
infrastructure components. Growth-related needs are a projection of the amount of infrastructure and
estimated costs over the next ten years needed to maintain levels of service.
EMS FACILITIES
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new EMS facilities. Shown in Figure 14, over the next ten years, there is a need for 12,215
square feet.The average cost per square foot is multiplied by the need to find the projected capital need
from growth ($7,096,915).
Figure 14. Projected Demand for EMS Facilities
Infrastructure I Level of Service Cost/Unit
Residential 1 771 1per 1,000 persons
EMS Facilities Square Feet $581
Nonresidential 1 221 1 per 1,000 veh.trips
Growth-Related Need for EMS Facilities
Year Population Nonres. Residential Nonresidential Total
I Vehicle Trips Square Feet Square Fei Square Feet
Base 2023 544,590 948,256 42,096 21,146 63,242
Year 1 2024 568,015 959,629 43,907 21,399 65,306
Year 2 2025 591,946 971,000 45,757 21,653 67,410
Year 3 2026 602,628 982,369 46,583 21,906 68,489
Year 4 2027 613,310 993,737 47,408 22,160 69,568
Year 5 2028 623,991 1,005,103 48,234 22,413 70,647
Year 6 2029 634,673 1,016,467 49,060 22,667 71,727
Year 7 2030 645,355 1,027,830 49,885 22,920 72,805
Year 8 2031 653,566 1,039,020 50,520 23,170 73,690
Year 9 2032 661,776 1,050,206 51,155 23,419 74,574
Year 10 2033 669,987 1,061,389 51,789 23,668 75,457
Ten-Year Increase 125,397 113,134 9,693 2,522 12,215
Projected Expenditure $5,631,633 $1,465,282 $7,096,915
Growth-Related Expenditures for EMS Facilities $7,096,915
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Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
EMS LAND
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new EMS acres. Shown in Figure 15, over the next ten years, there is a need for 1.59 acres
The average cost per acre is multiplied by the need to find the projected capital need from growth
($516,750).
Figure 15. Projected Demand for EMS Land
Infrastructure I Level of Service Cost/unit
Residential 0.010 per 1,000 persons
EMS Land Acres $325,000
Nonresidential 0.003 1 per 1,000 veh.trips
Growth-Related Need for EMS Land
Year Population Nonres. Residential Nonresidential Total
I �Vehicle Tr Acres Acres Acres
Base 2023 544,590 948,256 5.44 2.84 8.28
Yea r 1 2024 568,015 959,629 5.68 2.87 8.55
Year 2 2025 591,946 971,000 5.91 2.91 8.82
Year 3 2026 602,628 982,369 6.02 2.94 8.96
Year 4 2027 613,310 993,737 6.13 2.98 9.11
Year 5 2028 623,991 1,005,103 6.23 3.01 9.24
Year 6 2029 634,673 1,016,467 6.34 3.04 9.38
Year 7 2030 645,355 1,027,830 6.45 3.08 9.53
Year 8 2031 653,566 1,039,020 6.53 3.11 9.64
Year 9 2032 661,776 1,050,206 6.61 3.15 9.76
Year 10 2033 669,987 1,061,389 6.69 3.18 9.87
Ten-Year Increase 125,397 113,134 1.25 0.34 1.59
Projected Expenditure $406,250 $110,500 $516,750
Growth-Related Expenditures for EMS Land $516,750
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS VEHICLES
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new EMS vehicle units. Shown in Figure 16, over the next ten years, there is a need for 6.0
units. The average cost per unit is multiplied by the need to find the projected capital need from growth
($2,123,508).
Figure 16. Projected Demand for EMS Vehicles
Infrastructure I Level of Service Cost/Unit
Residential 0.04 per 1,000 persons
EMS Vehicles Units $353,918
Nonresidential 1 0.01 1 per 1,000 veh.trips
Growth-Related Need for EMS Vehicles
Year Population Nonres. Residential Nonresidential Total
I Vehicle Trips Units Units Units
Base 2023 544,590 948,256 20.6 10.4 31.0
Year 1 2024 568,015 959,629 21.5 10.5 32.0
Year 2 2025 591,946 971,000 22.4 10.6 33.0
Year 3 2026 602,628 982,369 22.8 10.8 33.6
Year 4 2027 613,310 993,737 23.3 10.9 34.2
Year 5 2028 623,991 1,005,103 23.7 11.0 34.7
Year 6 2029 634,673 1,016,467 24.1 11.1 35.2
Year 7 2030 645,355 1,027,830 24.5 11.3 35.8
Year 8 2031 653,566 1,039,020 24.8 11.4 36.2
Year 9 2032 661,776 1,050,206 25.1 11.5 36.6
Year 10 2033 669,987 1,061,389 25.4 11.6 37.0
Ten-Year Increase 125,397 113,134 4.8 1.2 6.0
Projected Expenditure $1,698,806 $424,702 $2,123,508
Growth-Related Expenditures for EMS Vehicles 0:
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS EQUIPMENT
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new EMS equipment units. Shown in Figure 17, over the next ten years, there is a need for
41.9 units. The average cost per unit is multiplied by the need to find the projected capital need from
growth ($796,100).
Figure 17. Projected Demand for EMS Equipment
Infrastructure I Level of Service Cost/Unit
Residential 0.27 per 1,000 persons
Equipment Units $19,000
Nonresidential 1 0.08 1 per 1,000 veh.trips
Growth-Related Need for Equipment
Year Population Nonres. Residential Nonresidential Total
I �Vehicle Trips Units Units Units
Base 2023 544,590 948,256 144.3 73.0 217.3
Year 1 2024 568,015 959,629 150.5 73.8 224.3
Year 2 2025 591,946 971,000 156.8 74.7 231.5
Year 3 2026 602,628 982,369 159.6 75.6 235.2
Year 4 2027 613,310 993,737 162.5 76.5 239.0
Year 5 2028 623,991 1,005,103 165.3 77.3 242.6
Year 6 2029 634,673 1,016,467 168.1 78.2 246.3
Year 7 2030 645,355 1,027,830 171.0 79.1 250.1
Year 8 2031 653,566 1,039,020 173.1 80.0 253.1
Year 9 2032 661,776 1,050,206 175.3 80.8 256.1
Year 10 2033 669,987 1,061,389 177.5 81.7 259.2
Ten-Year Increase 125,397 113,134 33.2 8.7 41.9
Projected Expenditure $630,800 $165,300 $796,100
Growth-Related Expenditures for Equipment 00
EMS DEVELOPMENT IMPACT FEE CREDIT ANALYSIS
Currently,there are no dedicated revenues being collected by the County to fund growth-related projects
for EMS facilities. Furthermore, the maximum supportable impact fees are constructed to offset growth-
related capital costs for facilities. Evidence is given in this chapter that the growth-related projected
capital costs from new development will be almost entirely offset by the development impact fees. As a
result, no revenue credit is necessary in the impact fee calculation.
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2024 Capital Improvement Plan and Development Impact Fee Study
EMS INPUT VARIABLES AND DEVELOPMENT IMPACT FEES
Figure 18 provides a summary of the input variables (described in the chapter sections above) used to
calculate the net cost per person and vehicle trip. The residential EMS Development Impact Fees are the
product of persons per housing unit by type of dwelling unit multiplied by the total net capital cost per
person.The nonresidential fees are the product of trips per 1,000 square feet multiplied by the net capital
cost per nonresidential vehicle trip.
The fees represent the highest supportable amount for each type of applicable land use and represent
new growth's fair share of the cost for capital facilities.The County may adopt fees that are less than the
amounts shown. However, a reduction in impact fee revenue will necessitate an increase in other
revenues, a decrease in planned capital expenditures, and/or a decrease in levels of service.
Figure 18. EMS Input Variables and Maximum Supportable Impact Fees
ComponentFee Cost Cost
EMS Facilities $44.91 $12.96
EMS Land $3.25 $0.98
EMS Vehicles $13.45 $3.89
Equipment $5.04 $1.46
Impact Fee Study $0.14 $0.10
Gross Total $66.79 $19.39
Net Total $66.79 $19.39
Residential
SupportablePersons per Maximum
Housing Type Hous
Residential(per housing unit)
Si ngl a Fa mi ly 2.62
Multifamily 1.81
Nonresidential
DevelopmentVehicle Trips Maximum
. ..
Nonresidential(per 1,000 square feet)
Reta i 1 14.06
Off ce 5.42
Industrial 2.44
Institutional 5.39
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2024 Capital Improvement Plan and Development Impact Fee Study
CASH FLOW PROJECTIONS FOR EMS MAXIMUM SUPPORTABLE IMPACT FEE
This section summarizes the potential cash flow to Ada County if the EMS Development Impact Fee is
implemented at the maximum supportable amounts. The cash flow projections are based on the
assumptions detailed in this chapter and the development projections discussed in Appendix B.
The summary provides an indication of the impact fee revenue generated by new development. Shown
at the bottom of the figure, the maximum supportable EMS impact fee is estimated to generate $10.5
million in revenue while there is a growth-related cost of $10.5 million. Thus, the impact fees offset all
growth-related capital costs.
Importantly,the level of service has included demand from within the cities of Ada County.To ensure that
the County captures the full potential revenue of the impact fees an intergovernmental agreement (IGA)
is necessary for the Cities to collect the County impact fees on its behalf. Those revenues would be
remitted to the County periodically. In the case there are no IGAs, the County will collect $1 million in
unincorporated areas (9.6 percent of the countywide growth-related capital costs).
Figure 19. Projected Revenue from EMS Maximum Supportable Impact Fees
Infrastructure Costs for EMS Facilities
Total Cost I Growth Cost
EMS Stations $7,096,915 $7,096,915
EMS Land 516,750 $516,750
EMS Vehicles $2,123,508 $2,123,508
Equipment $796,100 $796,100
Impact Fee Study, $32,740 $32,740
Total Expendituresl $10,566,0131 $10,566,013
Projected Development Impact Fee Revenue
OfficeSingle Family Multifamily Retail
-
per uni per uni per KSF per KSF per KSF per KSF
Year Housing Units Housing Units KSF KSF KSF KSF
Base 2023 182,342 37,833 41,938 21,670 41,668 25,911
1 2024 190,171 39,417 42,327 22,392 42,078 26,096
2 2025 198,180 41,005 42,715 23,114 42,487 26,281
3 2026 201,750 41,716 43,104 23,836 42,896 26,467
4 2027 205,321 42,426 43,492 24,558 43,305 26,652
5 2028 208,891 43,137 43,880 25,280 43,715 26,838
6 2029 212,462 43,847 44,268 26,002 44,124 27,023
7 2030 216,033 44,558 44,656 26,724 44,533 27,209
8 2031 218,774 45,110 45,037 27,434 44,936 27,392
9 2032 221,515 45,662 45,419 28,145 45,339 27,576
10 2033 224,256 46,215 45,800 28,856 45,741 27,760
Ten-Year Increase 41,914 8,382 3,862 7,186 4,073 1,849
Projected Revenue $7,334,992 $1,014,188 $1,054,248 $754,536 $191,431 $192,299
Projected Revenue=> $10,542,000
Projected Expenditures=> $10,566,000
Non-Impact Fee Funding=> $24,000
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2024 Capital Improvement Plan and Development Impact Fee Study
PROPORTIONATE SHARE ANALYSIS
Development impact fees for Ada County are based on reasonable and fair formulas or methods. The
fees do not exceed a proportionate share of the costs incurred or to be incurred by the County in the
provision of system improvements to serve new development. The County will fund non-growth-related
improvements with non-development impact fee funds as it has in the past. Specified in the Idaho
Development Impact Fee Act(Idaho Code 67-8207),several factors must be evaluated in the development
impact fee study and are discussed below.
1) The development impact fees for Ada County are based on new growth's share of the costs of
previously built projects along with planned public facilities as provided by Ada County. Projects
are included in the County's capital improvements plan and will be included in annual capital
budgets.
2) TischlerBise estimated development impact fee revenue based on the maximum supportable
development impact fees for the one,countywide service area; results are shown in the cash flow
analyses in this report. Development impact fee revenue will entirely fund growth-related
improvements less funding from other sources (i.e., federal and state grants).
3) TischlerBise has evaluated the extent to which new development may contribute to the cost of
public facilities.
4) The relative extent to which properties will make future contributions to the cost of existing public
facilities has also been evaluated in regards to existing debt. Outstanding debt for growth's
portion of already constructed facilities will be paid from development impact fee revenue,
therefore a future revenue credit is not necessary.
5) The County will evaluate the extent to which newly developed properties are entitled to a credit
for system improvements that have been provided by property owners or developers.These"site-
specific" credits will be available for system improvements identified in the annual capital budget
and long-term Capital Improvements Plans. Administrative procedures for site-specific credits
should be addressed in the development impact fee ordinance.
6) Extraordinary costs, if any, in servicing newly developed properties should be addressed through
administrative procedures that allow independent studies to be submitted to the County. These
procedures should be addressed in the development impact fee ordinance. One service area
represented by Ada County is appropriate for the fees herein.
7) The time-price differential inherent in fair comparisons of amounts paid at different times has
been addressed. All costs in the development impact fee calculations are given in current dollars
with no assumed inflation rate over time. Necessary cost adjustments can be made as part of the
annual evaluation and update of development impact fees.
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2024 Capital Improvement Plan and Development Impact Fee Study
IMPLEMENTATIONADMINISTRATION
The Idaho Act requires jurisdictions to form a Development Impact Fee Advisory Committee. The
committee must have at least five members with a minimum of two members active in the business of
real estate, building, or development.The committee acts in an advisory capacity and is tasked to do the
following:
• Assist the governmental entity in adopting land use assumptions;
• Review the capital improvements plan, and proposed amendments, and file written comments;
• Monitor and evaluate implementation of the capital improvements plan;
• File periodic reports, at least annually, with respect to the capital improvements plan and report
to the governmental entity any perceived inequities in implementing the plan or imposing the
development impact fees; and
• Advise the governmental entity of the need to update or revise land use assumptions,the capital
improvements plan, and development impact fees.
Per the above, the County formed a Development Impact Fee Advisory Committee (DIFAC). TischlerBise
and County staff met with the DIFAC during the process and provided information on land use
assumptions, level of service and cost assumptions, and draft development impact fee schedules. This
report reflects comments and feedback received from the DIFAC.
The County must develop and adopt a capital improvements plan (CIP)that includes those improvements
for which fees were developed. The Idaho Act defines a capital improvement as an "improvement with a
useful life of ten years or more, by new construction or other action,which increases the service capacity
of a public facility." Requirements for the CIP are outlined in Idaho Code 67-8208. Certain procedural
requirements must be followed for adoption of the CIP and the development impact fee ordinance.
Requirements are described in detail in Idaho Code 67-8206.The County has a CIP that meets the above
requirements.
TischlerBise recommends that development impact fees be updated annually to reflect recent data. One
approach is to adjust for inflation in construction costs by means of an index like the RSMeans or
Engineering News Record (ENR).This index can be applied against the calculated development impact fee.
If cost estimates change significantly the County should evaluate an adjustment to the CIP and
development impact fees.
Idaho's enabling legislation requires an annual development impact fees report that accounts for fees
collected and spent during the preceding year(Idaho Code 67-8210). Development impact fees must be
deposited in interest-bearing accounts earmarked for the associated capital facilities as outlined in capital
improvements plans.Also,fees must be spent within eight years of when they are collected (on a first in,
first out basis) unless the local governmental entity identifies in writing (a) a reasonable cause why the
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2024 Capital Improvement Plan and Development Impact Fee Study
fees should be held longer than eight years;and (b)an anticipated date by which the fees will be expended
but in no event greater than eleven years from the date they were collected.
Credits must be provided for in accordance with Idaho Code Section 67-8209 regarding site-specific credits
or developer reimbursements for system improvements that have been included in the development
impact fee calculations. Project improvements normally required as part of the development approval
process are not eligible for credits against development impact fees. Specific policies and procedures
related to site-specific credits or developer reimbursements for system improvements should be
addressed in the ordinance that establishes the County's fees.
The general concept is that developers may be eligible for site-specific credits or reimbursements only if
they provide system improvements that have been included in CIP and development impact fee
calculations. If a developer constructs a system improvement that was included in the fee calculations, it
is necessary to either reimburse the developer or provide a credit against the fees in the area that benefits
from the system improvement.The latter option is more difficult to administer because it creates unique
fees for specific geographic areas. Based on TischlerBise's experience, it is better for a reimbursement
agreement to be established with the developer that constructs a system improvement. For example, if a
developer elects to construct a system improvement, then a reimbursement agreement can be
established to payback the developer from future development impact fee revenue. The reimbursement
agreement should be based on the actual documented cost of the system improvement, if less than the
amount shown in the CIP. However,the reimbursement should not exceed the CIP amount that has been
used in the development impact fee calculations.
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FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
APPENDixA. LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey.Ada County will collect impact fees from all new residential units. One-time
impact fees are determined by the number of residential units.
Single Family Units:
1. Single family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage.A one-family house that contains a business is considered detached as long as the
building has open space on all four sides.
2. Single family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot,at the factory,or in storage are not counted in the housing
inventory.
Multifamily Units:
1. 2+ units (duplexes and apartments) are units in structures containing two or more housing units,
further categorized as units in structures with "2, 3 or 4, 5 to 9, 10 to 19, 20 to 49,and 50 or more
apartments."
2. Boat, RV, Van, etc. includes any living quarters occupied as a housing unit that does not fit the
other categories(e.g., houseboats, railroad cars,campers,and vans). Recreational vehicles, boats,
vans, railroad cars, and the like are included only if they are occupied as a current place of
residence.
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2024 Capital Improvement Plan and Development Impact Fee Study
NONRESIDENTIAL DEVELOPMENT CATEGORIES
Nonresidential development categories used throughout this study are based on land use classifications
from the book Trip Generation (ITE, 2021). A summary description of each development category is
provided below.
Retail: Establishments primarily selling merchandise, eating/drinking places, and entertainment uses. By
way of example, Retail includes shopping centers, supermarkets, pharmacies, restaurants, bars,
nightclubs, automobile dealerships, and movie theaters.
Office: Establishments providing management, administrative, professional, or business services. By way
of example, Office includes business offices, office parks, and corporate headquarters.
Industrial: Establishments primarily engaged in the production and transportation of goods. By way of
example, Industrial includes manufacturing plants, trucking companies, warehousing facilities, utility
substations, power generation facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, Institutional includes schools, universities, churches, daycare facilities,
hospitals, health care facilities, and government buildings.
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2024 Capital Improvement Plan and Development Impact Fee Study
APPENDix B. DEMOGRAPHIC ASSUMPTIONS
The data estimates and projections used in the study's calculations are detailed in this section. This
chapter includes discussion and findings on:
• Household/housing unit size
• Current population and housing unit estimates
• Residential projections
• Current employment and nonresidential floor area estimates
• Nonresidential projections
• Functional population
• Vehicle trip generation and projections
POPULATION AND HOUSING CHARACTERISTICS
Impact fees often use per capita standards and persons per housing unit or persons per household to
derive proportionate share fee amounts. Housing types have varying household sizes and, consequently,
a varying demand on County infrastructure and services. Thus, it is important to differentiate between
housing types and size.
When persons per housing unit (PPHU) is used in the development impact fee calculations, infrastructure
standards are derived using year-round population. In contrast, when persons per household (PPHH) is
used in the development impact fee calculations, the fee methodology assumes all housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
Thus,TischlerBise recommends that fees for residential development in Ada County be imposed according
to persons per housing units.
Based on housing characteristics, TischlerBise recommends using two housing unit categories for the
Impact Fee study: (1) Single Family and (2) Multifamily. Each housing type has different characteristics
which results in a different demand on County facilities and services. Figure 20 shows the US Census
American Community Survey 2021 5-Year Estimates data for Ada County. Single family units have a
housing unit size of 2.62 persons and multifamily units have a housing unit size of 1.81 persons.
Additionally,there is a housing mix of 83 percent single family and 17 percent multifamily.
The estimates in Figure 20 are for household size calculations. Base year population and housing units are
estimated with another, more recent data source.
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure 20.Ada County Persons per Housing Unit
Housing
Housing Type -M. , I. Units . . . .
Single Family[1] 415,557 158,890 153,711 2.70 83%
Multifamily[2] 59,917 33,161 31,014 1.93 17%
Total A-5,474 192,051 184,725 2.57
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S.Census Bureau, 2021 American Community Survey 5-Year Estimates
The US Census American Community Survey 2021 5-Year Estimates data for incorporated Ada County is
shown in Figure 21.Single family units have a housing unit size of 2.59 persons and multifamily units have
a housing unit size of 1.80 persons.Additionally, there is a housing mix of 81 percent single family and 19
percent multifamily.
Figure 21. Incorporated Ada County Persons per Housing Unit
Housing
Housing Type Units
. . . .
Single Family[1] 363,946 140,266 135,502 2.69 81%
Multifamily[2] 58,871 32,691 30,619 1.92 19%
Total 422,817 172,957 166,121 2.55
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5-Year Estimates
The US Census American Community Survey 2021 5-Year-Estimates data for unincorporated Ada County
is shown in Figure 22. Single family units have a housing unit size of 2.77 persons and multifamily units
have a housing unit size of 2.23 persons. Additionally, there is a housing mix of 98 percent single family
and 2 percent multifamily.
Figure 22. Unincorporated Ada County Persons per Housing Unit
Housing
HousingType M.. . . . . . .
Single Family[1] 51,611 18,624 18,209 2.83 98%
Multifamily[2] 1,046 470 395 2.65 2%
Total 52,657 19,094 18,604 2.83
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5-Year Estimates
BASE YEAR POPULATION AND HOUSING UNITS
Available through the Community Planning Association of Southwest Idaho (COMPASS), the base year
2023 population in Ada County is estimated to be 554,590 residents shown in Figure 23. PPHU factors for
TischlerBise 29
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2024 Capital Improvement Plan and Development Impact Fee Study
Incorporated and Unincorporated Ada County were used to estimate base year housing units for the
whole County. The housing unit mix for Ada County was then applied to the total giving an estimated
182,342 single family units and 37,833 multifamily units.
Figure 23.Ada County Base Year Population and Housing Units
Base Year
d2023
Population [1] 544,590
Housing Units[2]
Single Family 182,342
Multifamily 37,833
Total Housing Units 220,175
[1] COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S.Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
Available through COMPASS, the base year 2023 population in unincorporated Ada County is estimated
to be 63,510 residents shown in Figure 24. PPHU factors for unincorporated Ada County were used to
estimate base year housing units. The housing unit mix was then applied to the total giving an estimated
22,444 single family units and 566 multifamily units.
Figure 24. Unincorporated Ada County Base Year Population and Housing Units
Ada County Base Year
Unim . .. 2023
Population [1] 63,510
Housing Units[2]
Single Family 22,444
Multifamily 566
Total Housing Units 23,011
[1] COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S. Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
The population estimate for unincorporated Ada County from COMPASS was subtracted from the
population estimate for the whole of Ada County to find the estimated base year population for
incorporated Ada County. Shown in Figure 25 the estimated population is 481,080. PPHU factors for
incorporated Ada County were used to estimate base year housing units. The housing unit mix was then
applied to the total giving an estimated 159,898 single family units and 37,266 multifamily units.
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure 25. Incorporated Ada County Base Year Population and Housing Units
Ada County Base Year
Incorporated i
Population [1] 481, 880
Housing Units [21
Single Family 159,898
Multifamily 37,266
Total Housing Units 197,164
[1] COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S. Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
Tischl re Bise 31
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2024 Capital Improvement Plan and Development Impact Fee Study
POPULATION AND HOUSING UNIT PROJECTIONS
The residential projections are based on a review of COMPASS published estimates, impact fee studies from cities and fire districts within Ada
County,and PPHU factors. Impact fee studies comprising the main six cities within Ada County were used to affirm growth trends for whole county
projections. From the 2023 base year housing unit totals, Ada County is projected to increase by 50,296 housing units over the next ten years.
Additionally,there is a projected increase of 125,397 residents over the next ten years, a 23 percent increase.
Figure 26.Ada County Residential Development Projections
Base Year Total
Population 1 544,5901 568,015 591,946 602,628 613,310 623,991 634,673 645,355 653,566 661,776 669,987 125,397
Percent Increase 4.3% 4.2% 1.8% 1.8% 1.7% 1.7% 1.7% 1.3% 1.3% 1.2% 23.0%
Housing Units
Single Family 182,342 190,171 198,180 201,750 205,321 208,891 212,462 216,033 218,774 221,515 224,256 41,914
Multifamily 37,833 39,417 41,005 41,716 42,426 43,137 43,847 44,558 45,110 45,662 46,215 8,382
Total Housing Units 220,175 229,588 239,185 243,466 247,747 252,028 256,309 260,591 263,884 267,177 270,471 50,296
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
From the 2023 base year housing unit totals for incorporated Ada County,there is a projected increase of 44,844 new housing units over the next
ten years. Additionally,there is a projected increase of 110,415 residents in incorporated Ada County, a 23 percent increase.
Figure 27. Incorporated Ada County Residential Development Projections
IncorporatedAda County Base Year I Total
i27 2028 2029
Population 1 481,0801 502,024 523,414 532,767 542,119 551,471 560,823 570,174 577,281 584,388 591,495 110,415
Percent Increase 4.4% 4.3% 1.8% 1.8% 1.7% 1.7% 1.7% 1.2% 1.2% 1.2% 23.0%
Housing Units
Single Family 159,898 166,853 173,967 177,075 180,183 183,291 186,399 189,507 191,866 194,226 196,586 36,688
Multifamily 37,266 38,822 40,383 41,072 41,761 42,450 43,139 43,828 44,359 44,891 45,423 8,156
Total Housing Units 197,164 205,676 214,350 218,147 221,944 225,741 229,538 233,334 236,226 239,117 242,008 44,844
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
Tischl re Base 32
FISCAL, I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
From the 2023 base year housing unit total for unincorporated Ada County, there is a projected increase 5,453 new housing units over the next
ten years. Additionally,there is a projected increase of 14,982 residents in unincorporated Ada County, a 23.6 percent increase.
Figure 28. Unincorporated Ada County Residential Development Projections
Ada County Base Year I Total
Unincorporated
Population 1 63,5101 65,991 68,532 69,861 71,190 72,520 73,850 75,181 76,284 77,388 78,492 14,982
Percent Increase 3.9% 3.8% 1.9% 1.9% 1.9% 1.8% 1.8% 1.5% 1.4% 1.4% 23.6%
Housing Units
Single Family 22,444 23,318 24,213 24,675 25,138 25,600 26,063 26,526 26,908 27,289 27,671 5,227
Multifamily 566 594 622 644 665 687 708 730 751 771 792 226
Total Housing Units 23,011 23,912 24,835 25,319 25,803 26,287 26,772 27,256 27,658 28,061 28,464 5,453
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
Tischler6ise analysis
Tisch Bise 33
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
CURRENT EMPLOYMENT AND NONRESIDENTIAL FLOOR AREA
The impact fee study will include nonresidential development as well. Available through COMPASS Job
projections from the Traffic Analysis Zone Model (TAZ) and Communities in Motion 2050 there are an
estimated 239,668 jobs in Ada County in 2023.These job projections are broken down by industry leading
to an estimated 43,787 retail jobs, 130,780 officejobs,35,745 industrial jobs,and 29,356 institutional jobs
in the base year.
Base year nonresidential floor area estimates are based on Ada County GIS nonresidential parcel data.
There is an estimated 131 million square feet of nonresidential floor area in Ada County. Retail and
industrial sectors account for the greatest share with approximately 32 percent each. Institutional
accounts for 20 percent, and office accounts for 17 percent of the total.
Figure 29.Ada County Base Year Employment and Nonresidential Floor Area
Base Year %of Base Year %of
Jobs[1] Total Sq.Ft.[2] Total
Retail 43,787 18% 41,938,153 32%
Office 130,780 55% 21,670,098 17%
Industrial 35,745 15% 41,668,221 32%
Institutional 29,356 12% 25,911,213 20%
Total 239,668 100% 131,187,685 100%
[1]COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion
2050
[2] Source:Ada County GIS parcel data
The job and nonresidential floor area estimates were further broken down into incorporated and
unincorporated areas. Incorporated Ada County has an estimated 230,704 jobs in 2023. These job
projections are broken down by industry leading to an estimated 42,925 retail jobs, 125,936 office jobs,
34,547 industrial jobs, and 27,296 institutional jobs in the base year. Additionally, there is an estimated
127 million square feet of nonresidential floor area in incorporated Ada County. Retail accounts for the
greatest share at 32 percent. Industrial accounts for 31 percent, institutional accounts for 19 percent,and
office accounts for 17 percent of the total.
Figure 30. Incorporated Ada County Base Year Employment and Nonresidential Floor Area
Ada County Base Year %of Base Year %of
IncorporatedJobs[1] Total Sq.Ft. [2] Total
Retail 42,925 19% 41,286,649 32%
Office 125,936 55% 21,370,261 17%
Industrial 34,547 15% 39,887,518 31%
Institutional 27,296 12% 24,605,169 19%
Total 230,704 100% 127,149,597 100%
[1]COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion 2050
[2] Source:Ada County GIS parcel data
TischlerB 34
ise
�iscaL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Unincorporated Ada County has an estimated 8,964 jobs in 2023.These job projections are broken down
by industry leading to an estimated 862 retail jobs, 4,844 office jobs, 1,198 industrial jobs, and 2,060
institutional jobs in the base year. Additionally, there is an estimated 4 million square feet of
nonresidential floor area in unincorporated Ada County. Industrial accounts for the greatest share at 44
percent. Institutional accounts for 32 percent, retail accounts for 16 percent, and office accounts for 7
percent.
Figure 31. Unincorporated Ada County Base Year Employment and Nonresidential Floor Area
7Retail
Base Year %of Base Year %of
Jobs[1] Total Sq.Ft.[2] Total
862 10% 651,504 16%
4,844 54% 299,837 7%
1,198 13% 1,780,703 44%
Institutional 2,060 23% 1,306,044 32%
Total 8,964 100% 4,038,088 100%
[1] COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion
[2] Source:Ada County GIS parcel data
EMPLOYMENT AND NONRESIDENTIAL FLOOR AREA PROJECTIONS
Job projections for the industry sectors are calculated with the Institution of Transportation Engineers'
(ITE)square feet per employee averages shown in Figure 32. For retail industries the Shopping Center land
use factors are used;for office the General Office factors are used;for industrial the Light Industrial factors
are used;for institutional the Hospital factors are used.
Figure 32. Institute of Transportation Engineers(ITE) Employment Density Factors
Employment
Industry ..
Retail 820 Shopping Center 1,000 Sq Ft 2.12 471
Office 710 General Office 1,000 Sq Ft 3.26 307
Industrial 110 Light Industrial 1,000 Sq Ft 1.57 637
Institutional 610 Hospital 1,000 Sq Ft 2.86 350
Source: Trip Generation, Institute of Transportation Engineers, 11th Edition (2021)
TISCh BI$@ 35
I IS(4L I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for Ada County are shown in Figure 33. It is estimated there will be an increase
of 43,283 jobs, an 18 percent increase from the base year.The majority of the increase comes from the office sector(54 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 17 million square feet (rounded), a 13 percent increase from the base year. The
office sector has the largest share of this growth at 42 percent.
Figure 33.Ada County Employment and Nonresidential Floor Area Projections
Base Year Total
Ada County 2023 2024 202S 2026 2027 2028 2029 2030
Jobs[l]
Retail 43,787 44,612 45,437 46,262 47,086 47,910 48,734 49,557 50,367 51,177 51,986 8,199
Office 130,780 133,132 135,483 137,835 140,186 142,538 144,889 147,241 149,556 151,872 154,187 23,407
Industrial 35,745 36,388 37,030 37,673 38,315 38,958 39,600 40,242 40,875 41,507 42,139 6,394
Institutional 29,356 29,884 30,413 30,943 31,472 32,003 32,533 33,064 33,588 34,113 34,639 5,283
Total 1 239,6681 244,016 248,364 252,712 257,060 261,408 265,756 270,104 274,386 278,669 282,951 43,283
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,938 42,327 42,715 43,104 43,492 43,880 44,268 44,656 45,037 45,419 45,800 3,862
Office 21,670 22,392 23,114 23,836 24,558 25,280 26,002 26,724 27,434 28,145 28,856 7,186
Industrial 41,668 42,078 42,487 42,896 43,305 43,715 44,124 44,533 44,936 45,339 45,741 4,073
Institutional 25,911 26,096 26,281 26,467 26,652 26,838 27,023 27,209 27,392 27,576 27,760 1,849
Total 131,1881 132,893 134,598 136,302 138,007 139,712 141,417 143,121 144,800 146,479 148,1571 16,970
[11 COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[21 Source: Institute of Transportation Engineers, Trip Generation, 2021
TISChler --ise 36
FISCAL, I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for incorporated Ada County are shown in Figure 34. It is estimated there will
be an increase of 41,040 jobs, an 18 percent increase from the base year.The majority of the increase comes from the office sector(55 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 16.1 million square feet (rounded), a 13 percent increase from the base year. The
office sector has the largest share of this growth at 43 percent.
Figure 34. Incorporated Ada County Employment and Nonresidential Floor Area Projections
IncorporatedAda County Base Year Total
Jobs[l]
Retail 42,925 43,696 44,466 45,236 46,004 46,772 47,539 48,306 49,059 49,811 50,561 7,636
Office 125,936 128,198 130,458 132,715 134,970 137,223 139,474 141,723 143,933 146,138 148,339 22,403
Industrial 34,547 35,168 35,787 36,407 37,025 37,643 38,261 38,878 39,484 40,089 40,693 6,146
Institutional 27,296 27,786 28,276 28,765 29,254 29,742 30,230 30,718 31,197 31,675 32,152 4,856
Total 1 230,7041 234,848 238,987 243,123 247,254 251,381 255,505 259,624 263,673 267,712 271,744 41,040
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,287 41,650 42,013 42,375 42,737 43,099 43,460 43,821 44,176 44,530 44,883 3,597
Office 21,370 22,065 22,758 23,451 24,144 24,835 25,526 26,217 26,895 27,572 28,248 6,878
Industrial 39,888 40,283 40,678 41,072 41,466 41,860 42,253 42,646 43,032 43,418 43,802 3,915
Institutional 24,605 24,777 24,948 25,119 25,291 25,461 25,632 25,803 25,970 26,138 26,305 1,699
Total 1 127,1501 128,774 130,397 132,018 133,637 135,255 136,872 138,487 140,074 141,657 143,2381 16,088
[11 COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[21 Source: Institute of Transportation Engineers, Trip Generation, 2021
TischlerBise 37
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for unincorporated Ada County are shown in Figure 35. It is estimated there will
be an increase of 2,244 jobs, a 25 percent increase from the base year.The majority of the increase comes from the office sector(45 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 881,000 square feet, a 22 percent increase from the base year. The office sector
has the largest share of this growth at 35 percent.
Figure 35. Unincorporated Ada County Employment and Nonresidential Floor Area Projections
UnincorporatedAda County Base Year Total
Jobs[1]
Retail 862 916 971 1,026 1,082 1,138 1,194 1,251 1,308 1,366 1,425 563
Office 4,844 4,934 5,025 5,120 5,216 5,315 5,415 5,518 5,623 5,734 5,849 1,005
Industrial 1,198 1,220 1,243 1,266 1,290 1,314 1,339 1,365 1,391 1,418 1,446 248
Institutional 2,060 2,098 2,137 2,177 2,218 2,260 2,303 2,347 2,391 2,438 2,487 427
Total 1 8,9641 9,168 9,377 9,589 9,806 10,027 10,251 10,480 10,714 10,957 11,208 2,244
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 652 677 703 729 755 781 808 835 862 889 917 265
Office 300 327 356 384 414 444 475 507 539 573 608 308
Industrial 1,781 1,795 1,809 1,824 1,839 1,855 1,871 1,887 1,904 1,921 1,939 158
Institutional 1,306 1,319 1,333 1,347 1,361 1,376 1,391 1,406 1,422 1,438 1,456 150
Total 1 4,0381 4,119 4,201 4,285 4,370 4,457 4,545 4,634 4,726 4,821 4,920 881
[11 COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[21 Source: Institute of Transportation Engineers, Trip Generation, 2021
TischlerBise 38
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
VEHICLE TRIP GENERATION
RESIDENTIAL VEHICLE TRIPS BY HOUSING TYPE
A customized trip rate is calculated for the single family and multifamily units in Ada County. In Figure 36,
the most recent data from the US Census American Community Survey is inputted into equations provided
by the ITE to calculate the trip ends per housing unit factor. A single family unit is estimated to generate
10.66 trip ends and a multifamily unit is estimated to generate 5.42 trip ends on an average weekday.
Figure 36. Customized Residential Trip End Rates by Housing Type
Households by Structure Type
Tenure by Units Vehicles Single Multifamily Total Vehicles per
in Structure Available' Family HH by Tenure
Owner-Occupied 289,778 129,602 1,468 131,070 2.21
Renter-Occupied 85,906 24,109 29,546 53,655 1.60
Total 375,684 153,711 31,014 184,725 2.03
Housing Units3 158,890 33,161 192,051
HouseholdsPersons in Trip., Vehicles by Trip Average Local Trip National Trip
Housing Type
Single Family 415,557 1,157,628 324,995 2,118,200 1,637,914 9.43
Multifamily 59,917 137,129 50,518 199,334 168,231 4.54
Total 475,474 1,294,757 375,513 2,117,534 1,806,145
1.Vehicles available by tenure from Table B25046,2021 American Community Survey 5-Year Estimates.
2. Households by tenure and units in structure from Table B25032,2021 American Community Survey 5-Year Estimates.
3. Housing units from Table B25024,2021 American Community Survey 5-Year Estimates.
4.Total population in households from Table B25033,2021 American Community Survey 5-Year Estimates.
5.Vehicle trips ends based on persons using formulas from Trip Generation(ITE 2021). For single-family housing(ITE
210),the fitted curve equation is EXP(0.89*LN(persons)+1.72).To approximate the average population of the ITE
studies, persons were divided by 19 and the equation result multiplied by 19. For multi-family housing(ITE 221),the
fitted curve equation is(2.29*persons)-81.02(ITE 2017).
6.Vehicle trip ends based on vehicles available using formulas from Trip Generation(ITE 2021). For single-family housing
(ITE 210),the fitted curve equation is EXP(0.99*LN(vehicles)+1.93).To approximate the average number of vehicles in
the ITE studies,vehicles available were divided by 34 and the equation result multiplied by 34. For multi-family housing
(ITE 221),the fitted curve equation is(3.94*vehicles)+293.58(ITE 2021).
7.Trip Generation, Institute of Transportation Engineers, 11th Edition(2021).
TischlerBise 39
�iscaL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
RESIDENTIAL VEHICLE TRIPS ADJUSTMENT FACTORS
A vehicle trip end is the out-bound or in-bound leg of a vehicle trip. As a result, so to not double count
trips, a standard 50 percent adjustment is applied to trip ends to calculate a vehicle trip. For example,the
out-bound trip from a person's home to work is attributed to the housing unit and the trip from work back
home is attributed to the employer.
However, an additional adjustment is necessary to capture County residents' work bound trips that are
outside of the County. The trip adjustment factor includes two components. According to the National
Household Travel Survey, home-based work trips are typically 31 percent of out-bound trips (which are
50 percent of all trip ends).Also, utilizing the most recent data from the Census Bureau's web application
"OnTheMap",17 percent of Ada County workers travel outside the County for work. In combination,these
factors account for 3 percent of additional production trips(0.31 x 0.50 x 0.17=0.03).Shown in Figure 37,
the total adjustment factor for residential housing units includes attraction trips (50 percent of trip ends)
plus the journey-to-work commuting adjustment (3 percent of production trips)for a total of 53 percent.
Figure 37. Residential Trip Adjustment Factor for Commuters
Trip Adjustment Factor for Commuters
Employed Ada County Residents(2020) 212,011
Residents Working in Ada County(2020) 175,359
Residents Commuting Outside of Ada County for Work 36,652
Percent Commuting Out of Ada County 17%
Additional Production Trips 3%
Standard Trip Adjustment Factor 50%
Residential Trip Adjustment Factor 53%
Source:U.S.Census,OnTheMap Application,2020
TischlerBise 40
�iscAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
NONRESIDENTIAL VEHICLE TRIPS
Vehicle trip generation for nonresidential land uses are calculated by using ITE's average daily trip end
rates and adjustment factors found in their recently published 11t"edition of Trip Generation.To estimate
the trip generation in Ada County, the weekday trip end per 1,000 square feet factors listed in Figure 38
are used.
Figure 38. Institute of Transportation Engineers Nonresidential Factors
Employment ITE Demand Wkdy Trip Ends Wkdy Trip Ends
Industry Code Land Use Unit per Dmd Unit I per Employee
Retail 820 Shop in Center 1,000 S Ft 37.01 17.42
Offi ce 710 General Office 1,000 S Ft 10.84 3.33
Industrial 110 L ght Industrial 1,000 S Ft 4.87 3.10
Institutional 610 Hospital 1,000 S Ft 10.77 3.77
Source: Trip Generation,I nstitute of Transportation Engineers,11th Edition(2021)
For nonresidential land uses, the standard 50 percent adjustment is applied to office, industrial, and
institutional land uses. A lower vehicle trip adjustment factor is used for retail uses because this type of
development attracts vehicles as they pass-by on arterial and collector roads. For example, when
someone stops at a convenience store on their way home from work, the convenience store is not their
primary destination. In Figure 39, the Institute for Transportation Engineers' land use code, daily vehicle
trip end rate, and trip adjustment factor is listed for each land use.
Figure 39. Daily Vehicle Trip Factors
ITE Daily Vehicle Trip Adj. Daily Vehicle
CodesLand Use
Residential (per housing unit)
Single Family 210 10.66 53% 5.65
Multifamily 220 5.42 53% 2.87
Nonresidential (per 1,000 square feet)
Retail 820 37.01 38% 14.06
Office 710 10.84 50% 5.42
Industrial 110 4.87 50% 2.44
Institutional 610 10.77 50% 5.39
Source: Trip Generation, Institute of Transportation Engineers, 11th
Edition (2021);'National Household Travel Survey, 2009
TischlerBise 41
I IS(4L I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
VEHICLE TRIP PROJECTIONS
The base year vehicle trip totals and vehicle trip projections are calculated by combining the vehicle trip end factors,the trip adjustment factors,
and the residential and nonresidential assumptions for housing stock and floor area. Countywide, residential land uses account for 1,138,874
vehicle trips and nonresidential land uses account for 948,256 vehicle trips in the base year shown in Figure 40.
Through 2033, it is projected that daily vehicle trips will increase by 374,018 trips with the majority of the growth being generated by single family
(63 percent) and retail (15 percent) development.
Figure 40.Ada County Vehicle Trip Projections
Base Year Total
..
Residential Trips
Single Family 1,030:196 1,074,429 1,119,675 1,139,848 1,160,022 1,180,195 1,200,368 1,220,542 1,236,029 1,251,516 1,267,003 236,807
Multifamily 108679 113,228 117,791 119,832 121,873 123,915 125,956 127,997 129,583 131,170 132,756 24,077
Subtotal 1,138,874 1,187,658 1,237,466 1,259,681 1,281,895 1,304,110 1,326,324 1,348,539 1,365,612 1,382,685 1,399,759 260,884
Nonresidential Trips
Retail 589,810 595,277 600,742 606,204 611,664 617,121 622,576 628,029 633,398 638,762 644,120 54,310
Office 117,452 121,365 125,278 129,191 133,103 137,016 140,929 144,841 148,694 152,547 156,400 38,948
Industrial 101,462 102,459 103,456 104,452 105,449 106,445 107,442 108,438 109,419 110,399 111,380 9,918
Institutional 139,532 140,528 141,524 142,522 143,521 144,520 145,520 146,521 147,509 148,498 149,489 9,957
Subtotal 948,256 959,629 971,000 982,369 993,737 1,005,103 1,016,467 1,027,830 1,039,020 1,050,206 1,061,389 113,134
Vehicle Trips
Grand Total 2,087,130 2,147,286 2,208,466 2,242,050 2,275,632 2,309,212 2,342,791 2,376,368 2,404,632 2,432,892 2,461,148 374,018
Source:Institute of Transportation Engineers, Trip Generation, 11th Edition (2021)
TISChler --ise 42
FISCAL, I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
In incorporated Ada County, residential land uses account for 1,010,441 vehicle trips and nonresidential land uses account for 926,099 vehicle
trips in the base year shown in Figure 41.
Through 2033, it is projected that daily vehicle trips will increase by 337,251 trips with the majority of the growth being generated by single family
(61 percent) and retail (15 percent) development.
Figure 41. Incorporated Ada County Vehicle Trip Projections
Ada County Base Year Total
orp, 2023 2024 2025 2026 2027 2028
Residential Trips
Single Family 903,389 942,688 982,879 1,000,440 1,018,000 1,035,559 1,053,117 1,070,675 1,084,006 1,097,336 1,110,670 207,281
Multifamily 107,051 111,521 116,004 117,983 119,963 121,942 123,921 125,899 127,427 128,954 130,481 23,429
Subtotal 1,010,4411 1,054,210 1,098,883 1,118,423 1,137,962 1,157,500 1,177,038 1,196,575 1,211,433 1,226,289 1,241,151 230,710
Nonresidential Trips
Retail 580,647 585,754 590,856 595,953 601,044 606,131 611,213 616,291 621,280 626,259 631,228 50,580
Office 115,827 119,591 123,351 127,107 130,859 134,608 138,353 142,095 145,772 149,442 153,103 37,277
Industrial 97,126 98,089 99,050 100,011 100,970 101,929 102,887 103,843 104,784 105,722 106,658 9,532
Institutional 132,499 133,423 134,346 135,268 136,189 137,110 138,029 138,948 139,851 140,752 141,651 9,152
Subtotal 926,099 936,857 947,603 958,338 969,063 979,778 990,482 1,001,177 1,011,687 1,022,174 1,032,640 106,541
Vehicle Trips
Grand Total 11,936,5391 1,991,066 2,046,486 2,076,761 2,107,025 2,137,278 2,167,520 2,197,752 2,223,120 2,248,464 2,273,791 337,251
Source:Institute of Transportation Engineers, Trip Generation,11th Edition (2021)
43
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
In unincorporated Ada County, residential land uses account for 128,434 vehicle trips and nonresidential land uses account for 22,157 vehicle trips
in the base year shown in Figure 42.
Through 2033, it is projected that daily vehicle trips will increase by 36,772 trips with the majority of the growth being generated by single family
(80 percent) and retail (10 percent) development.
Figure 42. Unincorporated Ada County Vehicle Trip Projections
Ada County Base Year Total
Unincorl 2023 2024 2025 2026 2027 2028
Residential Trips
Single Family 126,807 131,741 136,796 139,409 142,022 144,636 147,251 149,866 152,023 154,180 156,338 29,532
Multifamily 1,627 1,707 1,787 1,849 1,911 1,973 2,035 2,097 2,157 2,216 2,275 648
Subtotal 128,4341 133,448 138,583 141,258 143,933 146,609 149,286 151,964 154,179 156,396 158,613 30,180
Nonresidential Trips
Retail 9,163 9,523 9,886 10,251 10,619 10,990 11,363 11,739 12,118 12,503 12,893 3,730
Office 1,625 1,774 1,927 2,084 2,244 2,408 2,575 2,746 2,922 3,106 3,297 1,672
Industrial 4,336 4,370 4,406 4,442 4,479 4,517 4,555 4,594 4,635 4,677 4,721 385
Institutional 7,033 7,105 7,178 7,254 7,331 7,410 7,491 7,573 7,658 7,746 7,838 805
Subtotal 22,157 22,772 23,397 24,031 24,673 25,325 25,985 26,652 27,333 28,032 28,749 6,592
Vehicle Trips
Grand Tota 1 50,5911 156,220 161,980 165,288 168,606 171,934 175,271 178,616 181,512 184,428 187,363 36,772
Source:Institute of Transportation Engineers, Trip Generation,11th Edition (2021)
44
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
APPENDIX C. EMERGENCY MEDICAL SERVICES CALL VOLUME DENSITY HEAT . .
Shown below in Figure 43 is a heat map showing call volume density for Ada County EMS. Red and yellow
areas indicate higher call volume. The heat map illustrates areas where station space will be needed to
address future demand from growth.
Figure 43. EMS Call Volume Density
II®
IR
rUPPCR DEER
FLAT
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SLATE �SLATERS F_
at------
ul -
' I
I �
45
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Below in Figure 44 is the 10 Year planned placement of future stations to maintain the current level of
service and accommodate growth.
Figure 44. EMS Future Station Placement
E3
All
12
9eir _
..�Gr.q • i r
Utr
�mf � r:e... ..a.,Y.rAe.e.....dwrw,�,.,n.[.•C..d.ln rcl[.c....vWi�H l'A VF'-+''.
46
TischlerBise
FISCAL I ECONOMIC I PLANNING
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013 Exhibit A.6
AGREEMENT NO. 30465
ADA COUNTY AND CITY OF MERIDIAN
INTERGOVERNMENTAL AND JOINT POWERS AGREEMENT
CONCERNING CAPITAL IMPROVEMENTS PLANS
FOR COUNTY SYSTEM IMPROVEMENTS
[Idaho Code §§ 67-8204A & 67-23281
Parties to Agreement:
Ada County County Ada County Board of
Commissioners
200 W.Front Street, Third Floor
Boise, Idaho 83702
City of Meridian City City of Meridian
Attn: City Clerk
33 E. Broadway Avenue
Meridian, Idaho 83642
THIS ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL
AND JOINT POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS
PLANS FOR COUNTY SYSTEM IMPROVEMENTS ("Agreement") is entered into this date
of April 8, 2025 ("Effective Date")by and between Ada County ("County") and the
City of Meridian("City") as an intergovernmental agreement as provided for in Idaho Code § 67-
8204A.
NOW, THEREFORE, in consideration of the mutual covenants and promises herein set
forth, and for other good and valuable consideration hereby acknowledged by the Parties to this
Agreement, the Parties hereby mutually promise, covenant, and agree as follows:
SECTION 1
DEFINITIONS
For all purposes of this Agreement, the following terms have the definitions as herein
provided in this Section unless the context of the term clearly requires otherwise:
1.1 Act: Means and refers to the Idaho Development Impact Fee Act, Chapter 82, Title 67,
Idaho Code as it may be amended or restated from time to time.
1.2 Advisory Committee: Means and refers to the Ada County/Ada County Ambulance
District Development Impact Fee Advisory Committee, which shall serve as the
development impact fee advisory committee pursuant to Idaho Code § 67-8205(3) to
prepare and recommend the Capital Improvements Plans ("CIPs") and any amendments,
revisions, or updates of the same.
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 1
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
1.3 Agreement: Means and refers to this Ada County and City of Meridian Intergovernmental
and Joint Powers Agreement Concerning Capital Improvements Plans for County System
Improvements.
1.4 Capital Improvements Plans and/or CIPs: Means and refers to, collectively, the May
24, 2024 Jail Capital Improvement Plan and Development Impact Fee Study and the May
24, 2024 Coroner Capital Improvement Plan and Development Impact Fee Study, all of
which were prepared for and adopted by the County.
1.5 City: Means and refers to City of Meridian, Idaho, Party to this Agreement.
1.6 City Council: Means and refers to the City Council of the City of Meridian, Idaho.
1.7 County: Means and refers to Ada County, Idaho, Parry to this Agreement.
1.8 Party/Parties: Means and refers to the County and/or the City, as the Parties in this
Agreement, depending upon the context of the term used in this Agreement.
1.9 Service Area: Means and refers to a service area as defined in the Act at Idaho Code § 67-
8203(26). Said Service Area shall encompass the entirety of Ada County, including all the
incorporated cities.
1.10 System Improvements: Means and refers to capital improvements to public facilities
designed to provide service to a service area as defined in the Act at Idaho Code §
67-8203(28).
SECTION 2
PURPOSES&AUTHORITY
2.1 The purpose of this Agreement is to provide a structure that will enable,but not require,the
City to adopt the CIPs. The CIPs are intended to promote and accommodate orderly growth
and development, protect the public health, safety, and general welfare of residents
countywide, and to further the best interests of the Parties.
2.2 Idaho Code § 67-2328 authorizes public agencies in Idaho to exercise jointly any power,
privilege, or authority authorized by the Idaho Constitution, statute, or charter. The
Parties, each being a public agency, hereby agree to exercise jointly their respective
powers, privileges, and authorities in accordance with Title 67, Chapter 82, Idaho Code.
2.3 Idaho Code § 67-8204A provides that the County and City have authority to enter into an
intergovernmental agreement for the purpose of developing joint plans for capital
improvements.
2.4. The County is responsible for providing coroner-and jail-related services on a countywide
basis.
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 2
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
2.5. The County is experiencing considerable growth and development, and the County's
ability to provide coroner- and jail-related services are affected by said development.
2.6 The County has provided the City with the CIPs,which were prepared in accordance with
the requirements of Idaho Code § 67-8208 in consultation with the Advisory Committee
as provided in Idaho Code §§ 67-8205 and 67-8206(2).
2.7 The Ada County Board of Commissioners has adopted the CIPs in accordance with Idaho
Code §§ 67-8206(3) and 67-8208(1).
2.8 The County has requested that the City adopt the CIPs in accordance with the Act, and the
City is willing to consider said request. The Parties acknowledge and agree, however,that
the City Council cannot and shall not be bound by this Agreement to adopt the CIPs.
2.9 That by reason above stated, the Parties have determined it is necessary and desirable to
enter into this Agreement.
SECTION 3
ADVISORY COMMITTEE
3.1 Advisory Committee. The Ada County/Ada County Ambulance District Development
Impact Fee Advisory Committee shall serve as the development impact fee advisory
committee pursuant to Idaho Code § 67-8205(3) to prepare and recommend the CIPs and
any amendments, revisions, or updates of the same.
3.1.1 Administration and Staffing. The County shall provide for the administration and
staffing of the Advisory Committee. Advisory Committee members shall be
appointed in accordance with the requirements of Idaho Code § 67-8205.
3.1.2 Charge. The Advisory Committee shall serve as an advisory committee to the Ada
County Board of Commissioners and City Council and is charged with the
responsibilities set forth in Idaho Code § 67-8205(4).
3.1.3 Written Comments. The County shall cause the Advisory Committee to file its
written comments concerning the CIPs with the City on or before June 30, 2025,to
provide the City with ample time to consider the CIPs prior to the termination of
this Agreement.
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 3
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
SECTION 4
SERVICE AREA
4.1 Idaho Code § 67-8203(26) provides that the Parties can identify a geographic area by
an intergovernmental agreement in which specific public facilities provide services to
development within that geographic area on the basis of sound planning or engineering
principles or both.
4.2 The CIPs and this Agreement define the Service Area as the entirety of Ada County,
including all the incorporated cities.
SECTION 5
COSTS SPECIFIC TO COUNTY
5.1 The County shall pay the following costs:
5.1.1 All costs associated with the Advisory Committee; and
5.1.2 All County costs associated with drafting this Agreement and any amendment or
termination of the same; and
5.1.3 All costs associated with the County's performance of this Agreement; and
5.1.4 All legal costs and fees associated with any action brought by a third parry
concerning the validity of the CIPs or this Agreement.
SECTION 6
CITY COUNCIL ACTION
6.1 After the Advisory Committee files its written comments concerning the CIPs with the City
in accordance with the Act and Section 3.1.3 of this Agreement,the City shall consider the
adoption of the CIPs in accordance with the Act.
6.2 If the City adopts the CIPs, the City agrees to consider the possibility of adopting a City
ordinance concerning the countywide development impact fees delineated in the CIPs, but
only after (a) the Parties negotiate and agree on a new intergovernmental agreement for
that purpose and (b) all the incorporated cities in Ada County have adopted (1) the CIPs
and(2)the ordinances necessary to implement countywide development impact fees.
6.3 The Parties acknowledge and agree that:
6.3.1 Nothing in this Agreement shall be construed as requiring the City to adopt the
CIPs; and
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 4
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
6.3.2 Nothing in this Agreement shall be construed as requiring the City to adopt an
ordinance implementing countywide development impact fees.
SECTION 7
INDEMNIFICATION
7.1 To the extent permitted by law, County shall defend, indemnify, and hold the City, its
officers, agents, and employees harmless for all claims, losses, actions, damages,
judgements, costs, expenses arising out of or in connection with any acts or omissions of
the County related to the CIPs or this Agreement. In the event of such claim, County shall
defend such allegations,and County shall bear all costs, fees, and expenses of such defense,
including,but not limited to, all attorney fees and expenses,court costs, and expert witness
fees and expenses.
SECTION 8
TERM/TERMINATION/AMENDMENT
8.1 Term. This Agreement shall terminate on December 31, 2029, unless terminated earlier
in accordance with Section 8.2 of this Agreement.
8.2 Party Termination. This Agreement may be terminated by either Party upon ninety (90)
day notice in writing to the other Party.
8.3 Amendment. This Agreement may be amended only by written agreement of the Parties.
SECTION 9
NOTICE AND DELIVERY OF DOCUMENTS
9.1 Notices. All notices,requests or demands to a party hereunder shall be in writing and shall
be given or served upon the other party by US Mail or email addressed as set forth below.
9.2 Contact Information. The contact information for purposes of notice to and/or the
delivery of documents to the County is as follows:
Ada County Development Services
Attn: Director
200 W. Front Street, Boise, ID 83702
dswebportalcontactus@adacounty.id.gov
With Copy to:
Ada County Prosecutor's Office
Attn: Chief Civil Deputy
200 W. Front Street, Room 3191
Boise, Idaho 83702
adacountyprosecutor@adacounty.id.gov
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 5
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
9.3 The contact information for purposes of notice to and/or the delivery of documents to the
City is as follows:
City of Meridian
Attn: City Clerk
33 E. Broadway Ave.
Meridian, Idaho 83642
cjohnson@meridiancity.org
SECTION 10
GENERAL PROVISIONS
10.1 Third Party Beneficiaries. Each Parry to this Agreement intends that this Agreement shall
not benefit or create any right or cause of action in or on behalf of any person or legal entity
other than the Parties hereto.
10.2 Electronic and Non-Electronic Signatures: The County and City may execute this
Agreement using handwritten signatures or electronic signatures, in accordance with
Idaho's Uniform Electronic Transactions Act. The Parties acknowledge and agree that both
signature methods are equally valid and binding for the purposes of this Agreement.
10.3 Severability. Should any term or provision of this Agreement or the application thereof to
any person, parties, or circumstances, for any reason be declared illegal or invalid, such
illegality or invalidity shall not affect any other provision of this Agreement, and this
Agreement shall be construed and enforced as if such illegal or invalid provision had not
been contained herein.
10.4 Choice of Law and Venue. This Agreement shall be governed and interpreted by the laws
of the state of Idaho. Venue shall be Ada County, Idaho.
10.5 Entire Agreement. This Agreement constitutes the entire understanding between the
Parties. This Agreement supersedes any and all statements,promises,or inducements made
by either Party, or agents of either Parry, whether oral or written, whether previous to the
execution hereof or contemporaneous herewith. The terms of this Agreement may not be
enlarged, modified or altered except upon written agreement signed by both Parties.
10.6 Time of the Essence. Time shall be of the essence for all events and obligations to be
performed under this Agreement.
10.7 Attorneys' Fees. If either Parry brings any action or proceedings to enforce, protect or
establish any right or remedy under the terms and conditions of this Agreement, the
prevailing Party shall be entitled to recover reasonable costs and attorneys' fees, as
determined by a court of competent jurisdiction, in addition to any other relief awarded.
10.8 Assignment. No Parry may assign this Agreement or any interest therein.
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 6
Docusign Envelope ID: FABOAEE2-4DO7-4387-AC1B-A977DEDE1013
IN WITNESS WHEREOF,the parties have executed this Agreement on the date and year
written above.
Board of Ada County Commissioners
DocuSigned by:
By:
4/8/2025 1 4:16 PM MDT
�
Rod Beck, Commissioner
DocuSigned by:
4/9/2025 1 2:14 PM MDT
By:
Ryan Davidson, Commissioner
FDocuSigned by::By: �---0* 4/10/2025 1 12:21 PM MDT
Thomas Dayley, Commissioner
ATTEST:
ZDocugned by:
Si 4/10/2025 2:38 PM MDT
Trent Tripple, Ada County Clerk
City of Meridian
By:
Mayor Robert E. Simison 6-24-2025
ATTEST:
Chris Johnson, City Clerk 6-24-2025
ADA COUNTY AND CITY OF MERIDIAN INTERGOVERNMENTAL AND JOINT
POWERS AGREEMENT CONCERNING CAPITAL IMPROVEMENTS PLANS FOR
COUNTY SYSTEM IMPROVEMENTS —PAGE 7
Exhibit A.7
A
OF14
Jail Capital Improvement Plan and
Development Impact Fee Study
Submitted to:
Ada County, Idaho
May 24, 2024
Prepared by:
TischlerBise
FISCAL I ECONOMIC I PLANNING
999 W Main St
Suite 100
Boise, ID 83702
800.424.4318
www.tischlerbise.com
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
[Page intentional blank]
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Impact Fee Study
Ada County, Idaho
ExecutiveSummary .......................................................................................................................................1
Idaho Development Impact Fee Enabling Legislation ...............................................................................2
Summary of Capital Improvement Plans and Development Impact Fees.................................................3
Methodologiesand Credits ...................................................................................................................3
FeeMethodologies................................................................................................................................4
CapitalImprovement Plan.....................................................................................................................5
Maximum Supportable Development Impact Fees by Type of Land Use.............................................6
CapitalImprovement Plan.............................................................................................................................7
CapitalImprovement Plan.....................................................................................................................9
Funding Sources for Capital Improvements........................................................................................10
Jail Development Impact Fee Analysis.........................................................................................................11
Cost Allocation for Jail Infrastructure......................................................................................................12
Jail Level of Service and Cost Analysis .....................................................................................................13
JailCapacity Analysis............................................................................................................................13
JailAncillary Facilities ..........................................................................................................................13
JailBeds................................................................................................................................................14
Share of the Development Impact Fee Study......................................................................................15
Jail Capital Improvements Needed to Serve Growth ..............................................................................16
JailAncillary Facilities ..........................................................................................................................16
JailBeds................................................................................................................................................17
Jail Development Impact Fee Credit Analysis..........................................................................................18
Jail Input Variables and Development Impact Fees.................................................................................18
Cash Flow Projections for Jail Maximum Supportable Impact Fee .........................................................19
Proportionate Share Analysis ......................................................................................................................20
Implementation and Administration...........................................................................................................21
Appendix A. Land Use Definitions ...............................................................................................................23
ResidentialDevelopment.........................................................................................................................23
Nonresidential Development Categories ................................................................................................24
Appendix B. Demographic Assumptions .....................................................................................................25
Population and Housing Characteristics..................................................................................................25
Base Year Population and Housing Units.................................................................................................26
Population and Housing Unit Projections................................................................................................29
Current Employment and Nonresidential Floor Area..............................................................................31
Employment and Nonresidential Floor Area Projections........................................................................32
VehicleTrip Generation...........................................................................................................................36
Residential Vehicle Trips by Housing Type..........................................................................................36
Residential Vehicle Trips Adjustment Factors.........................................................................................37
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Nonresidential Vehicle Trips....................................................................................................................38
VehicleTrip Projections...........................................................................................................................39
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
EXECUTIVE SUMMARY
Ada County, Idaho, retained TischlerBise, Inc. to calculate the impact fees to be imposed on new
development to meet the new demands generated for public facilities in the County. It is the intent of Ada
County to evaluate and establish impact fees for jail facilities.This report presents the methodologies and
calculations used to generate current levels of service and maximum supportable impact fees. It is
intended to serve as supporting documentation for the evaluation and establishment of impact fees in
Ada County.
The purpose of this study is to demonstrate the County's compliance with Idaho Statutes as authorized
by the Idaho Legislature. Consistent with the statutory authorization for development impact fees (Idaho
Code 67-8202(1-4)), it is the intent of Ada County to:
1. Collect impact fees to ensure that adequate public facilities are available to serve new growth and
development;
2. Promote orderly growth and development by establishing uniform standards by which local
governments may require that those who benefit from new growth and development pay a
proportionate share of the cost of new public facilities needed to serve new growth and
development;
3. Establish minimum standards for the adoption of development impact fee ordinances by
government entities;
4. Ensure that those who benefit from new growth and development are required to pay no more
than their proportionate share of the cost of public facilities needed to serve new growth and
development and to prevent duplicate and ad hoc development requirements;
Impact fees are one-time payments used to construct system improvements needed to accommodate
new development. An impact fee represents new growth's fair share of capital facility needs. By law,
impact fees can only be used for capital improvements, not operating or maintenance costs. Impact fees
are subject to legal standards, which require fulfillment of three key elements: need, benefit and
proportionality.
• First, to justify a fee for public facilities, it must be demonstrated that new development will
create a need for capital improvements.
• Second, new development must derive a benefit from the payment of the fees (i.e., in the form
of public facilities constructed within a reasonable timeframe).
• Third, the fee paid by a particular type of development should not exceed its proportional share
of the capital cost for system improvements.
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
TischlerBise evaluated possible methodologies and documented appropriate demand indicators by type
of development for the levels of service and fees. Local demographic data and improvement costs were
used to identify specific capital costs attributable to growth. This report includes summary tables
indicating the specific factors, referred to as level of service standards, used to derive the impact fees.
The geographic area for the jail impact fees is countywide. These facilities provide a countywide benefit
and are services not provided by the cities within Ada County.
IDAHO DEVELOPMENT IMPACT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Idaho. All
requirements of the Idaho Development Impact Fee Act(hereafter referred to as the Idaho Act) have been
met in the supporting documentation prepared by TischlerBise. There are four requirements of the Idaho
Act that are not common in the development impact fee enabling legislation of other states. This
overview offers further clarification of these unique requirements.
First, as specified in 67-8204(2) of the Idaho Act, "development impact fees shall be calculated on the
basis of levels of service for public facilities . . . applicable to existing development as well as new growth
and development."
Second, Idaho requires a Capital Improvements Plan (CIP) [see 67-8208]. The CIP requirements are
summarized in this report, with detailed documentation provided in the discussion on infrastructure.
Third,the Idaho Act also requires documentation of any existing deficiencies in the types of infrastructure
to be funded by development impact fees [see 67-8208(1)(a)]. The intent of this requirement is to prevent
charging new development to cure existing deficiencies. In the context of development impact fees for
Ada County, the term "deficiencies" means a shortage or inadequacy of current system improvements
when measured against the levels of service to be applied to new development. It does not mean a
shortage or inadequacy when measured against some "hoped for" level of service.
TischlerBise used the current infrastructure cost per service unit (i.e., existing standards), or future levels
of service where appropriate, multiplied by the projected increase in service units over an appropriate
planning timeframe,to yield the cost of growth-related system improvements.The relationship between
these three variables can be reduced to a mathematical formula, expressed as A x B = C. In section 67-
8204(16), the Idaho Act simply reorganizes this formula, stating the cost per service unit (i.e.,
development impact fee) may not exceed the cost of growth-related system improvements divided by the
number of projected service units attributable to new development (i.e., A = C - B). By using existing
infrastructure standards to determine the need for growth-related capital improvements, Ada County
ensures the same level-of-service standards are applicable to existing and new development. Using
existing infrastructure standards also means there are no existing deficiencies in the current system that
must be corrected from non-development impact fee funding.
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Fourth, Idaho requires a proportionate share determination [see 67-8207]. Basically, local government
must consider various types of applicable credits and/or other revenues that may reduce the capital costs
attributable to new development.The development impact fee methodologies and the cash flow analysis
have addressed the need for credits to avoid potential double payment for growth-related infrastructure.
SUMMARY OF CAPITAL IMPROVEMENT PLANS AND DEVELOPMENT IMPACT FEES
METHODOLOGIES AND CREDITS
Development impact fees can be calculated by any one of several legitimate methods. The choice of a
particular method depends primarily on the service characteristics and planning requirements for each
facility type. Each method has advantages and disadvantages in a particular situation, and to some extent
can be interchangeable, because each allocates facility costs in proportion to the needs created by
development.
Reduced to its simplest terms, the process of calculating development impact fees involves two main
steps: (1) determining the cost of development-related capital improvements and (2) allocating those
costs equitably to various types of development. In practice, though, the calculation of impact fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities. The following paragraphs discuss three basic methods for
calculating development impact fees, and how each method can be applied.
Cost Recovery or Buy-In Fee Calculation. The rationale for the cost recovery approach is that new
development is paying for its share of the useful life and remaining capacity of facilities already built or
land already purchased from which new growth will benefit. This methodology is often used for systems
that were oversized such as sewer and water facilities.
Incremental Expansion Fee Calculation.The incremental expansion method documents the current level
of service (LOS)for each type of public facility in both quantitative and qualitative measures, based on an
existing service standard (such as park land acres per 1,000 residents). This approach ensures that there
are no existing infrastructure deficiencies or surplus capacity in infrastructure. New development is only
paying its proportionate share for growth-related infrastructure. An incremental expansion cost method
is best suited for public facilities that will be expanded in regular increments, with LOS standards based
on current conditions in the community.
Plan-Based Fee Calculation. The plan-based method allocates costs for a specified set of improvements
to a specified amount of development. Facility plans identify needed improvements, and land use plans
identify development. In this method, the total cost of relevant facilities is divided by total demand to
calculate a cost per unit of demand. Then, the cost per unit of demand is multiplied by the amount of
demand per unit of development (e.g., housing units or square feet of building area) in each category to
arrive at a cost per specific unit of development (e.g., single family detached unit).
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Credits. Regardless of the methodology, a consideration of "credits" is integral to the development of a
legally valid impact fee methodology. There are two types of "credits," each with specific and distinct
characteristics, but both of which should be addressed in the calculation of development impact fees.The
first is a credit due to possible double payment situations.This could occur when contributions are made
by the property owner toward the capital costs of the public facility covered by the impact fee. This type
of credit is integrated into the impact fee calculation.The second is a credit toward the payment of a fee
for dedication of public sites or improvements provided by the developer and for which the facility fee is
imposed. This type of credit is addressed in the administration and implementation of a facility fee
program.
FEE METHODOLOGIES
Of the fee methodologies discussed above, the incremental expansion method and the cost recovery
method are used to calculate jail impact fees for Ada County.Where capacity is sufficient to serve current
demand the incremental expansion method documents the current Level of Service (LOS) for each type
of public facility. While the cost of the impact fee study is captured through the cost recovery method.
Additionally,Ada County anticipates working with the cities to collect the jail impact fee countywide.The
following table summarizes the method(s) used to derive the jail impact fee in Ada County.
Figure 1. Summary of Impact Fee Methodologies
Fee Category Service Area Cost Incremental Plan-Based Cost
Recovery Expansion Allocation
Jail Countywide Impact Fee Study Jail Facilities
Person&Vehicle
Trips
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
CAPITAL IMPROVEMENT PLAN
The jail development impact fee is based on the existing level of service provided for jail facilities. The
development impact fee is calculated for residential and nonresidential development.To serve projected
growth at current levels of service,the jail will need to provide 16,555 square feet of new ancillary facility
space and 178 new jail beds over the next 10 years. Listed in Figure 2 are the capital improvement plans
for facility expansion for the next 10 years. The planned expansions are consistent with growth-related
needs to continue providing the current level of service. Important to note is that of the total $16 million
ancillary facility costs, only $12.5 million will be captured by the impact fees. The CIP also includes non-
growth-related projects which will be funded with non-impact fee revenue.
Figure 2.Jail Capital Improvement Plan
10-Year Jail 10-Year General Fund
Capital Improvement Plan Square Feet Total • .. Other Sources
Pod E Expansion (294 beds) 39,984 $32,843,108 $19,936,000 $12,907,108
Pod E Locker Rooms 3,000 $2,464,219 $2,464,219 $0
Warehouse 10,562 $6,967,817 $6,967,817 $0
Second Secured Entrance 6,719 $6,352,666 $6,352,666 $0
New Booking Room 1,000 $270,229 $270,229 $0
Kitchen Remodel 4,609 $4,992,463 $0 $4,992,463
Camera Installation - $1,322,421 $0 $1,322,421
Restroom& Locker Room Remodel $138,831 $0 $138,831
Jail Management System Upgrade - $4,000,000 $0 $4,000,000
Total 65,874 $59,351,755 $35,990,932 $23,360,823
Growth-Related Pod Expansion $19,936,000
Pod Expansion Revenue $19,936,000
Growth-Related Pod Expansion Funding Gap $0
Growth-Related Anc. Facility Expansion $16,054,932
Anc. Facility Expansion Revenue $12,499,025
Growth-Related Anc.Facility Funding Gap $3,555,907
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
MAXIMUM SUPPORTABLE DEVELOPMENT IMPACT FEES BY TYPE OF LAND USE
Figure 3 provides a schedule of the maximum supportable development impact fees by type of land use
for Ada County. The fees represent the highest supportable amount for each type of applicable land use
and represents new growth's fair share of the cost for capital facilities. The County may adopt fees that
are less than the amounts shown. However,a reduction in impact fee revenue will necessitate an increase
in other revenues, a decrease in planned capital expenditures, and/or a decrease in levels of service.
The fees for residential development are to be assessed per housing unit based on type. For nonresidential
development, the fees are assessed per square foot of floor area (for illustrative purposes the
nonresidential fee is listed per 1,000 square feet of development). Nonresidential development categories
are consistent with the terminology and definitions contained in the reference book,Trip Generation 111n
Edition, published by the Institute of Transportation Engineers. These definitions are provided in the
Appendix A. Land Use Definitions.
Importantly, the Ada County Jail provides a countywide service and benefit. Thus, the impact fee study
has calculated the maximum supportable fee based on a countywide level of service. In this case, Figure
3 lists maximum amounts for all development within Ada County.
Figure 3. Summary of Maximum Supportable Development Impact Fees -Countywide
DevelopmentJail Maximum
Supportable
Residential (per housing unit)
Single Family
Multifamily
Nonresidential(per 1,000 square feet)
Retail '
Office
Industrial
Institutional
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
IMPROVEMENTCAPITAL
The following section provides a summary of the Capital Improvement Plan depicting growth-related
capital demands and costs on which the fees are based.
First, Figure 4 and Figure 5 lists the projected growth over the next ten years in Ada County.Overall,there
is an estimated 23 percent increase in residential development (125,397 new residents and 50,296 new
housing units) and an 18 percent increase in nonresidential development (43,283 new jobs and 16.9
million square feet of development). Further details on the development projections are provided in
Appendix B. Demographic Assumptions.
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Figure 4.Ten-Year Projected Residential Growth
Base Year Total
2026 2027i i29 2030 2031i
Population 1 544,5901 568,015 591,946 602,628 613,310 623,991 634,673 645,355 653,566 661,776 669,987 125,397
Percent Increase 4.3% 4.2% 1.8% 1.8% 1.7% 1.7% 1.7% 1.3% 1.3% 1.2% 23.0%
Housing Units
Si ngl a Fa mi I y 182,342 190,171 198,180 201,750 205,321 208,891 212,462 216,033 218,774 221,515 224,256 41,914
Multifamily 37,833 39,417 41,005 41,716 42,426 43,137 43,847 44,558 45,110 45,662 46,215 8,382
Total Housing Units 220,175 229,588 239,185 243,466 247,747 252,028 256,309 260,591 263,884 267,177 270,471 50,296
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
Figure 5.Ten-Year Projected Nonresidential Growth
Base Year Total
Ada County 2023 2024 2025 2026 2027 2028 2029 2030
Jobs[l]
Retail 43,787 44,612 45,437 46,262 47,086 47,910 48,734 49,557 50,367 51,177 51,986 8,199
Office 130,780 133,132 135,483 137,835 140,186 142,538 144,889 147,241 149,556 151,872 154,187 23,407
Industrial 35,745 36,388 37,030 37,673 38,315 38,958 39,600 40,242 40,875 41,507 42,139 6,394
Institutional 29,356 29,884 30,413 30,943 31,472 32,003 32,533 33,064 33,588 34,113 34,639 5,283
Total 1 239,6681 244,016 248,364 252,712 257,060 261,408 265,756 270,104 274,386 278,669 282,951 43,283
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,938 42,327 42,715 43,104 43,492 43,880 44,268 44,656 45,037 45,419 45,800 3,862
Office 21,670 22,392 23,114 23,836 24,558 25,280 26,002 26,724 27,434 28,145 28,856 7,186
Industrial 41,668 42,078 42,487 42,896 43,305 43,715 44,124 44,533 44,936 45,339 45,741 4,073
Institutional 25,911 26,096 26,281 26,467 26,652 26,838 27,023 27,209 27,392 27,576 27,760 1,849
Total 131,1881 132,893 134,598 136,302 138,007 139,712 141,417 143,121 144,800 146,479 148,1571 16,970
[1] COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[2]Source: Institute of Transportation Engineers, Trip Generation, 2021
8
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
The Idaho Development Impact Fee Act requires Capital Improvement Plans to be updated regularly, at
least once every five years (Idaho Code 67-8208(2)).This report projects revenue and fees based on a 10-
year forecast in an effort to provide the public and elected officials with illustrative guidance of probable
growth demands based on current trends however, per Idaho Code, it is expected that an update to all
Capital Improvement Plans included in this study will occur within five years.
FUNDING SOURCES FOR CURRENT DEFICIENCIES
The majority of the CIP relates to the expansion of the Ada County Jail. A number of specific upgrades,
replacements, and expansions to existing Jail facilities have also been proposed for fiscal year 2025 and
beyond. In addition, it is estimated that$2,500,000 will be required for maintenance and repair of existing
facilities over the next five years. Because replacement and addressing existing deficiencies are not eligible
to be funded with impact fees,these costs will need to be funded by other sources,such as property taxes,
in accordance with Idaho Code 67-8207(iv)(2)(h). The Board of Ada County Commissioners retain
discretion and authority to fund deficiencies through the county's annual CIP budget process,accumulate
savings annually in a construction fund,budget annually for one-time projects using unspent fund balance,
or through the deferred maintenance budget annually appropriated to the Operations Department for
these sorts of expenses.
CAPITAL IMPROVEMENT PLAN
The jail development impact fee is based on the existing level of service provided for jail facilities. The
development impact fee is calculated for residential and nonresidential development. Based on the 10-
year growth projections,the following infrastructure is projected over the next ten years:
• 16,555 square feet of new ancillary facility
• 178 new jail beds
• $32,435,000 growth-related costs to Ada County
The projected demand is consistent with the Ada County Jail expansion plans. Currently,the department
is exploring options for several expansions within the jail including a warehouse expansion and locker
rooms for future Pod E. These projections are consistent with the Jail's Capital Improvement Plan shown
in Figure 77. Important to note is that of the total$16 million ancillary facility costs,only$12.5 million will
be captured by the impact fees. Also, there are four capital projects which are addressing non-growth-
related project,thus not impact fee eligible.
9
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Figure 7.Jail Capital Improvement Plan
10-Year Jail 10-Year I General Fund
ImprovementCapital .. Other Sources
Pod E Expansion (294 beds) 39,984 $32,843,108 $19,936,000 $12,907,108
Pod E Locker Rooms 3,000 $2,464,219 $2,464,219 $0
Warehouse 10,562 $6,967,817 $6,967,817 $0
Second Secured Entrance 6,719 $6,352,666 $6,352,666 $0
New Booking Room 1,000 $270,229 $270,229 $0
Kitchen Remodel 4,609 $4,992,463 $0 $4,992,463
Camera Installation - $1,322,421 $0 $1,322,421
Restroom& Locker Room Remodel $138,831 $0 $138,831
Jail Management System Upgrade - $4,000,000 $0 $4,000,000
Total 65,874 $59,351,755 $35,990,932 $23,360,823
Growth-Related Pod Expansion $19,936,000
Pod Expansion Revenue $19,936,000
Growth-Related Pod Expansion Funding Gap $0
Growth-Related Anc. Facility Expansion $16,054,932
Anc. Facility Expansion Revenue $12,499,025
Growth-Related Anc.Facility Funding Gap $3,555,907
FUNDING SOURCES FOR CAPITAL IMPROVEMENTS
In determining the proportionate share of capital costs attributable to new development, the Idaho
Development Fee Act states that local governments must consider historical, available, and alternative
sources of funding for system improvements (Idaho Code 67-8207(2)). Currently, there are no dedicated
revenues being collected by the County to fund growth-related projects for the infrastructure included in
this study.
Furthermore, the maximum supportable impact fees are constructed to offset the growth-related capital
costs to the County for jail facilities. Evidence is given in the specific chapters of this report that the
projected capital costs from new development will be offset by the development impact fees collection
as long as the program is collected in the entire service area. Thus, no credits are needed in the impact
fee calculation to offset double collection for growth-related capital costs.
10
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
DEVELOPMENTJAIL ANALYSIS
The Jail Development Impact Fee is based on the cost per service unit method specified in Idaho Code 67-
8204(16), also referred to as the incremental expansion method elsewhere in this report.
The jail components included in the impact fee analysis are:
• Jail ancillary facilities
• Jail beds
• Share of the development impact fee study
The residential portion of the fee is derived from the product of persons per housing unit by housing type
multiplied by the net capital cost per person. To calculate nonresidential development impact fees,
nonresidential vehicle trips are used as the demand indicator. Trip generation rates are highest for
commercial developments, such as shopping centers, and lowest for industrial development. Office and
institutional land uses trip rates fall between the other two categories. This ranking of trip rates is
consistent with the relative demand for jail facilities from nonresidential development and thus are the
best demand indicators. Other possible nonresidential demand indicators, such as employment or floor
area, do not accurately reflect the demand for service. If employees per thousand square feet were used
as the demand indicator, Jail Development Impact Fees would be too high for office and institutional
development. If floor area were used as the demand indicator, the development impact fees would be
too high for industrial development. (See the Appendix for further discussion on trip rates and
calculations.)
Specified in Idaho Code 67-8207(2), local governments must consider historical, available, and alternative
sources of funding for system improvements. Currently,there are no dedicated revenues being collected
by the County to fund growth-related projects for jail facilities. Furthermore, the maximum supportable
impact fees are constructed to offset all growth-related capital costs for jail facilities. Evidence is given in
this chapter that the projected capital costs from new development will be entirely offset by the
development impact fees. Thus, no general tax dollars are assumed to be used to fund growth-related
capital costs, requiring no further revenue credits.
11
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
COST ALLOCATION FOR JAIL INFRASTRUCTURE
Both residential and nonresidential development increases the demand for jail services and facilities. To
calculate the proportional share between residential and nonresidential demand calls for service data
from the Ada County Sheriff is analyzed.This call report represents the need for law enforcement services
throughout Ada County including calls to which City police departments responded. Shown at the top of
Figure 88, 32 percent of calls are to residential locations, 12 percent to nonresidential locations, and 56
percent are classified as traffic calls.
Base year vehicle trips are used to assign traffic calls to residential and nonresidential land uses. This
results in 41,125 additional residential calls (1,138,874 residential vehicle trips/ 2,087,130 total vehicle
trips x 75,367 traffic calls for service) and 34,242 additional nonresidential calls (948,256 nonresidential
vehicle trips/2,087,130 total vehicle trips x 75,367 traffic calls for service).
After this adjustment, 63 percent of calls are attributed to residential development and 37 percent are
attributed to nonresidential development.These percentages are used to attribute facilities to respective
demand units.
Figure 8. Countywide Law Enforcement Calls for Service
M- - - - -
Residential 42,779 32%
Nonresidential 15,958 12%
Traffic 75,367 56%
Total 134,105 100%
Vehicle
Land Use Trips %of Total
Residential 1,138,874 55%
Nonresidential 948,256 45%
Total 2,087,130 100%
Adj.Calls
Land Use for Service %of Total
Residential 83,905
Nonresidential 50,200
Total 134,105 100%
Source:Ada County Sheriff's Office
12
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
JAIL LEVEL OF SERVICE AND COST ANALYSIS
The following section details the level of service calculations and capital cost per person for each
infrastructure category.
JAIL CAPACITY ANALYSIS
Shown in Figure 99 is an analysis of the Ada County share of square footage and jail beds.The Ada County
Jail houses inmates awaiting transfer to the Idaho State Prison and pretrial hearings. Of the 200 currently
held for these reasons, 10 of them are from outside of Ada County.These 10 out-of-county prisoners are
then divided by the operational capacity of the jail to get the out of county utilization of 1 percent (10
out-of-county inmates/949 operational capacity= 1 percent out-of-county utilization).
Figure 9.Ada County Jail Capacity Analysis
Ada County Jail
Jail Operational Capacity 949
County Inmates Awaiting Transfer/Hearing 200
Portion of Awaiting Inmates Out-of-County(5%) 10
Portion of Jail Capacity Out-of-County 1%
JAIL ANCILLARY FACILITIES
Listed in Figure 1010, there is a total of 87,956 square feet of ancillary facilities at the county jail, 87,710
square feet being attributed to Ada County demand (99 percent). The proportionate share between
residential and nonresidential demand of the facilities is found by applying the calls for service data
percentages. As a result, 54,877 square feet are attributed to residential demand and 32,833 square feet
are attributed to nonresidential demand.The current level of service is found by comparing the attributed
square footage to the base year population and nonresidential vehicles trips. As a result, there is 100.8
square feet per 1,000 residents and 34.6 square feet per 1,000 vehicles trips.
The average cost per square foot is combined with the current levels of service to find the capital cost per
demand unit.This results in a cost of$76 per person and $26 per vehicle trip(100.8 square feet per 1,000
persons x$755 per square foot= $76 per person, rounded).
13
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Figure 10.Jail Facility Level of Service&Cost Analysis
Total Ada County Ada County
Facility Square Feet � Portion 99% � Replacement Cost
Medical Unit 24,607 24,361 $20,010,220
Work Release 12,980 12,980 $5,612,125
Juvenile Detention 49,012 49,012 $40,258,763
ASCO Vehicle Maintenance 1,357 1,357 $366,634
Total 87,956 87,710 $66,247,743
Level-of-Service Standards Residential Nonres
Proportional Share 63% 37%
Share of Square Feet 54,877 32,833
2023 Population/Nonres.Vehicle Trips 544,590 948,256
��Square Feet per �
Cost Analysis Residential Nonres
Square Feet per 1,000 Persons/Vehicle Trips 100.8 34.6
Average Cost per Square Foot $755 $755
Capital Cost per Person/Vehicle Trip 1 $761 $26
Source:Ada County Sheriff's Office
JAIL BEDS
Listed in Figure 61, the jail operational capacity is 949 occupied beds, 940 of which are utilized by Ada
County(99 percent).The proportionate share between residential and nonresidential demand of the beds
is found by applying the calls for service data percentages. As a result, 588 beds are attributed to
residential demand and 352 beds are attributed to nonresidential demand.The current level of service is
found by comparing the attributed beds to the base year population and nonresidential vehicles trips. As
a result, there are 1.08 beds per 1,000 residents and 0.37 beds per 1,000 vehicles trips.
The average cost per bed is combined with the current levels of service to find the capital cost per demand
unit. This results in a cost of $121 per person and $41 per vehicle trip (1.08 beds per 1,000 persons x
$112,000 per bed = $121 per person, rounded).
14
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
Figure 61.Jail Bed Level of Service&Cost Analysis
Operational
CapacityFacility
Ja i I 9491 100%1 940 $105,280,000
Total 949 940 $105,280,000
Level-of-Service Standards Residential Nonres
Proportional Share 63% 37%
Share of Beds 588 352
2023 Population/Nonres.Vehicle Trips 544,590 948,256
Beds per 000 0:
Cost Analysis Residential Nonres
Beds per 1,000 Persons/Vehicle Trips 1 1.081 0.37
Average Cost per Bed [2] 1 $112,0001 $112,000
Capital Cost per Person/Vehicle Trip 1 $1211 $41
[1]Jail population model forcasts 100%utilization by the beginning of 2024
[2] Based on Pod E expansion of 294 beds at$32,843,108 including contingencies and FFE
SHARE OF THE DEVELOPMENT IMPACT FEE STUDY
Under the Idaho enabling legislation, Ada County is able to recover the cost of the study through the
collection of future fees. The total cost of the study has been evenly attributed to the four infrastructure
categories, resulting in the Jail category share being $16,370. An impact fee study must be completed
every five years, so the attributed cost is compared to the five-year projected increase. As a result, the
cost per person is$0.13 and the cost per vehicle trip is $0.11.
Figure 72.Jail Share of the Development Impact Fee Study
Share of Residential Nonresidential
Study Cost Share Share
$16,370 63% 1 37%
Residential Five-Year Capital Cost
11
Growth Co! Population ncrease per Person
$10,242 79,401
Nonresidential Five-Year Capital Cost
Growth Cost Vehicle Tr ip Increase per Vehicle Trip
$6,128 56,847
15
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
JAIL CAPITAL IMPROVEMENTS NEEDED TO SERVE GROWTH
Needs due to future growth were calculated using the levels of service and cost factors for the
infrastructure components. Growth-related needs are a projection of the amount of infrastructure and
estimated costs over the next ten years needed to maintain levels of service.
JAIL ANCILLARY FACILITIES
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new jail ancillary facilities. Shown in Figure 83, over the next ten years, there is a need for
16,555 square feet.The average cost per square foot is multiplied by the need to find the projected capital
need from growth ($12,449,025).
Figure 83. Projected Demand for Jail Ancillary Facilities
Infrastructure I Level of Service Cost/Unit
And Ilary Jai I Residential 100.8 per 1,000 persons
Square Feet $755
Facilities Nonresidential 34.6 per 1,000veh.trips
Growth-Related Need for Ancillary Jail Facilities
Year Population Nonres. Residential Nonresidential Total
I- Vehicle Trips Square Feet Square FE Square Feet
Base 2023 544,590 948,256 54,894 32,809 87,703
Yea r 1 2024 568,015 959,629 57,255 33,203 90,458
Year 2 2025 591,946 971,000 59,668 33,596 93,264
Year 3 2026 602,628 982,369 60,744 33,989 94,733
Year 4 2027 613,310 993,737 61,821 34,383 96,204
Year 5 2028 623,991 1,005,103 62,898 34,776 97,674
Year 6 2029 634,673 1,016,467 63,975 35,169 99,144
Year 7 2030 645,355 1,027,830 65,051 35,562 100,613
Year 8 2031 653,566 1,039,020 65,879 35,950 101,829
Year 9 2032 661,776 1,050,206 66,707 36,337 103,044
Year 10 2033 669,987 1,061,389 67,534 36,724 104,258
Ten-Year Increase 125,397 113,134 12,640 3,915 16,555
Projected Expenditure $9,543,200 $2,955,825 $12,499,025
Growth-Related Expenditures for Ancillary Jail Facilities $12,499,025
16
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
JAIL BEDS
The current levels of service are combined with the population and vehicle trip projections to illustrate
the need for new jail beds. Shown in Figure 94, over the next ten years,there is a need for 178 beds.The
average cost per unit is multiplied by the need to find the projected capital need from growth
($19,936,000).
Figure 94. Projected Demand for Jail Beds
Infrastructure I Level of Service Cost/Unit
Jail Facilities
Residential 1.08 Beds per 1,000 persons
Nonres i denti a 1 0.37 per 1,000 veh.trips $112,000
Growth-Related Need for Jail Facilities
Year Population Nonres. Residential Nonresidential Total
Beds Beds Beds
Base 2023 544,590 948,256 588 351 939
Year 1 2024 568,015 959,629 613 355 968
Year 2 2025 591,946 971,000 639 359 998
Year 3 2026 602,628 982,369 651 363 1,014
Year 4 2027 613,310 993,737 662 368 1,030
Year 5 2028 623,991 1,005,103 674 372 1,046
Year 6 2029 634,673 1,016,467 685 376 1,061
Year 7 2030 645,355 1,027,830 697 380 1,077
Year 8 2031 653,566 1,039,020 706 384 1,090
Year 9 2032 661,776 1,050,206 715 389 1,104
Year 10 2033 669,987 1,061,389 724 393 1,117
Ten-Year Increase 125,397 113,134 136 42 178
Projected Expenditure $15,232,000 $4,704,000 $19,936,000
Growth-Related Expenditures for Jail Facilities $19,936,000
17
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
JAIL DEVELOPMENT IMPACT FEE CREDIT ANALYSIS
Currently,there are no dedicated revenues being collected by the County to fund growth-related projects
for jail facilities. Furthermore, the maximum supportable impact fees are constructed to offset growth-
related capital costs for facilities. Evidence is given in this chapter that the projected capital costs from
new development will be entirely offset by the development impact fees. As a result, no revenue credit is
necessary in the impact fee calculation.
JAIL INPUT VARIABLES AND DEVELOPMENT IMPACT FEES
Figure 105 provides a summary of the input variables (described in the chapter sections above) used to
calculate the net cost per person and vehicle trip. The residential Jail Development Impact Fees are the
product of persons per housing unit by type of dwelling unit multiplied by the total net capital cost per
person.The nonresidential fees are the product of trips per 1,000 square feet multiplied by the net capital
cost per nonresidential vehicle trip.
The fees represent the highest supportable amount for each type of applicable land use and represents
new growth's fair share of the cost for capital facilities. The County may adopt fees that are less than the
amounts shown. However, a reduction in impact fee revenue will necessitate an increase in other
revenues, a decrease in planned capital expenditures, and/or a decrease in levels of service.
Figure 105.Jail Input Variables and Maximum Supportable Impact Fees
ComponentFee Cost Cost
,
Jai I Beds $121.00 $41.00
Jail Ancillary Facilities $76.00 $26.00
Impact Fee Study $0.13 $0.11
Gross Total $197.13 $67.11
Net Total $197.13 $67.11
Residential
SupportablePersons per Maximum
Housing Type H
Residential(per housing unit)
Single Family 2.62
Multifamily 1.81
AMi
Nonresidential
DevelopmentVehicle Trips Maximum
...
Nonresidential(per 1,000 square feet)
Reta i 1 14.06 .
Off ce 5.42
Industrial 2.44
Institutional 5.39
18
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
CASH FLOW PROJECTIONS FOR JAIL MAXIMUM SUPPORTABLE IMPACT FEE
This section summarizes the potential cash flow to Ada County if the Jail Development Impact Fee is
implemented at the maximum supportable amounts. The cash flow projections are based on the
assumptions detailed in this chapter and the development projections discussed in Appendix B.
Shown at the bottom of Figure 16, the maximum supportable jail impact fee is estimated to generate
$32.2 million in revenue while there is a growth-related cost of$32.4 million. Thus, the impact fees are
able to offset all growth-related capital costs (note: the difference is the result of rounding in the
calculations). The impact fee revenue is compared to the total Jail CIP to illustrate the non-impact fee
funding needed to complete the plan.
Importantly,the level of service has included demand from within the cities of Ada County.To ensure that
the County captures the full potential revenue of the impact fees an intergovernmental agreement (IGA)
is necessary for the Cities to collect the County impact fees on its behalf. Those revenues would be
remitted to the County periodically. In the case there are no IGAs, the County will collect $3.1 million in
the unincorporated areas (9.4 percent of the countywide growth-related capital costs).
Figure 116. Projected Revenue for Jail Impact Fees
Infrastructure Costs for Jail Facilities
Total Cost Growth Cost
Jail Beds $32,843,108 $19,936,000
Jail Ancillary Facilities $21,047,395 $12,499,025
Impact Fee Study $32,740 $32,740
Total Expenditures $53,923,243 $32,467,765
Projected Development Impact Fee Revenue
OfficeSingle Family Multifamily Retail
per uni per uni per KSF per KSF per KSF per KSF
Year Housing Units Housing Units KSF KSF KSF KSF
Base 2023 182,342 37,833 41,938 21,670 41,668 25,911
1 2024 190,171 39,417 42,327 22,392 42,078 26,096
2 2025 198,180 41,005 42,715 23,114 42,487 26,281
3 2026 201,750 41,716 43,104 23,836 42,896 26,467
4 2027 205,321 42,426 43,492 24,558 43,305 26,652
5 2028 208,891 43,137 43,880 25,280 43,715 26,838
6 2029 212,462 43,847 44,268 26,002 44,124 27,023
7 2030 216,033 44,558 44,656 26,724 44,533 27,209
8 2031 218,774 45,110 45,037 27,434 44,936 27,392
9 2032 221,515 45,662 45,419 28,145 45,339 27,576
10 2033 224,256 46,215 45,800 28,856 45,741 27,760
Ten-Year Increase 41,914 8,382 3,862 7,186 4,073 1,849
Projected Revenue $21,627,749 $2,992,275 $3,645,458 $2,615,726 $663,897 $667,499
Projected Revenue=> $32,213,000
Projected Expenditures=> $53,923,243
Non-Impact Fee Funding=> $21,710,243
19
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
PROPORTIONATESHARE ANALYSIS
Development impact fees for Ada County are based on reasonable and fair formulas or methods. The
fees do not exceed a proportionate share of the costs incurred or to be incurred by the County in the
provision of system improvements to serve new development.The County will fund non-growth-related
improvements with non-development impact fee funds as it has in the past. Specified in the Idaho
Development Impact Fee Act(Idaho Code 67-8207),several factors must be evaluated in the development
impact fee study and are discussed below.
1) The development impact fees for Ada County are based on new growth's share of the costs of
previously built projects along with planned public facilities as provided by Ada County. Projects
are included in the County's capital improvements plan and will be included in annual capital
budgets.
2) TischlerBise estimated development impact fee revenue based on the maximum supportable
development impact fees for the one, countywide service area; results are shown in the cash flow
analyses in this report. Development impact fee revenue will entirely fund growth-related
improvements less funding from other sources (i.e.,federal and state grants).
3) TischlerBise has evaluated the extent to which new development may contribute to the cost of
public facilities.
4) The relative extent to which properties will make future contributions to the cost of existing public
facilities has also been evaluated in regards to existing debt. Outstanding debt for growth's
portion of already constructed facilities will be paid from development impact fee revenue,
therefore a future revenue credit is not necessary.
5) The County will evaluate the extent to which newly developed properties are entitled to a credit
for system improvements that have been provided by property owners or developers.These"site-
specific"credits will be available for system improvements identified in the annual capital budget
and long-term Capital Improvements Plans. Administrative procedures for site-specific credits
should be addressed in the development impact fee ordinance.
6) Extraordinary costs, if any, in servicing newly developed properties should be addressed through
administrative procedures that allow independent studies to be submitted to the County. These
procedures should be addressed in the development impact fee ordinance. One service area
represented by Ada County is appropriate for the fees herein.
7) The time-price differential inherent in fair comparisons of amounts paid at different times has
been addressed. All costs in the development impact fee calculations are given in current dollars
with no assumed inflation rate overtime. Necessary cost adjustments can be made as part of the
annual evaluation and update of development impact fees.
20
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
IMPLEMENTATIONADMINISTRATION
The Idaho Act requires jurisdictions to form a Development Impact Fee Advisory Committee. The
committee must have at least five members with a minimum of two members active in the business of
real estate, building, or development. The committee acts in an advisory capacity and is tasked to do the
following:
• Assist the governmental entity in adopting land use assumptions;
• Review the capital improvements plan, and proposed amendments, and file written comments;
• Monitor and evaluate implementation of the capital improvements plan;
• File periodic reports, at least annually, with respect to the capital improvements plan and report
to the governmental entity any perceived inequities in implementing the plan or imposing the
development impact fees; and
• Advise the governmental entity of the need to update or revise land use assumptions,the capital
improvements plan, and development impact fees.
Per the above, the County formed a Development Impact Fee Advisory Committee (DIFAC). TischlerBise
and County Staff met with the DIFAC during the process and provided information on land use
assumptions, level of service and cost assumptions, and draft development impact fee schedules. This
report reflects comments and feedback received from the DIFAC.
The County must develop and adopt a capital improvements plan (CIP)that includes those improvements
for which fees were developed.The Idaho Act defines a capital improvement as an "improvement with a
useful life of ten years or more, by new construction or other action, which increases the service capacity
of a public facility." Requirements for the CIP are outlined in Idaho Code 67-8208. Certain procedural
requirements must be followed for adoption of the CIP and the development impact fee ordinance.
Requirements are described in detail in Idaho Code 67-8206. The County has a CIP that meets the above
requirements.
TischlerBise recommends that development impact fees be updated annually to reflect recent data. One
approach is to adjust for inflation in construction costs by means of an index like the RSMeans or
Engineering News Record (ENR).This index can be applied against the calculated development impact fee.
If cost estimates change significantly the County should evaluate an adjustment to the CIP and
development impact fees.
Idaho's enabling legislation requires an annual development impact fees report that accounts for fees
collected and spent during the preceding year (Idaho Code 67-8210). Development impact fees must be
deposited in interest-bearing accounts earmarked for the associated capital facilities as outlined in capital
improvements plans. Also, fees must be spent within eight years of when they are collected (on a first in,
first out basis) unless the local governmental entity identifies in writing (a) a reasonable cause why the
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TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
fees should be held longer than eight years;and (b)an anticipated date by which the fees will be expended
but in no event greater than eleven years from the date they were collected.
Credits must be provided for in accordance with Idaho Code Section 67-8209 regarding site-specific credits
or developer reimbursements for system improvements that have been included in the development
impact fee calculations. Project improvements normally required as part of the development approval
process are not eligible for credits against development impact fees. Specific policies and procedures
related to site-specific credits or developer reimbursements for system improvements should be
addressed in the ordinance that establishes the County's fees.
The general concept is that developers may be eligible for site-specific credits or reimbursements only if
they provide system improvements that have been included in CIP and development impact fee
calculations. If a developer constructs a system improvement that was included in the fee calculations, it
is necessary to either reimburse the developer or provide a credit against the fees in the area that benefits
from the system improvement.The latter option is more difficult to administer because it creates unique
fees for specific geographic areas. Based on TischlerBise's experience, it is better for a reimbursement
agreement to be established with the developer that constructs a system improvement. For example, if a
developer elects to construct a system improvement, then a reimbursement agreement can be
established to payback the developer from future development impact fee revenue. The reimbursement
agreement should be based on the actual documented cost of the system improvement, if less than the
amount shown in the CIP. However,the reimbursement should not exceed the CIP amount that has been
used in the development impact fee calculations.
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
APPENDixA. LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Ada County will collect impact fees from all new residential units. One-time
impact fees are determined by the number of residential units.
Single Family Units:
1. Single family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage.A one-family house that contains a business is considered detached as long as the
building has open space on all four sides.
2. Single family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot,at the factory,or in storage are not counted in the housing
inventory.
Multifamily Units:
1. 2+ units (duplexes and apartments) are units in structures containing two or more housing units,
further categorized as units in structures with "2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more
apartments."
2. Boat, RV, Van, etc. includes any living quarters occupied as a housing unit that does not fit the
other categories(e.g.,houseboats, railroad cars,campers,and vans). Recreational vehicles, boats,
vans, railroad cars, and the like are included only if they are occupied as a current place of
residence.
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2024 Capital Improvement Plan and Development Impact Fee Study
NONRESIDENTIAL DEVELOPMENT CATEGORIES
Nonresidential development categories used throughout this study are based on land use classifications
from the book Trip Generation (ITE, 2021). A summary description of each development category is
provided below.
Retail: Establishments primarily selling merchandise, eating/drinking places, and entertainment uses. By
way of example, Retail includes shopping centers, supermarkets, pharmacies, restaurants, bars,
nightclubs, automobile dealerships, and movie theaters.
Office: Establishments providing management, administrative, professional, or business services. By way
of example, Office includes business offices, office parks, and corporate headquarters.
Industrial: Establishments primarily engaged in the production and transportation of goods. By way of
example, Industrial includes manufacturing plants, trucking companies, warehousing facilities, utility
substations, power generation facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, Institutional includes schools, universities, churches, daycare facilities,
hospitals, health care facilities, and government buildings.
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FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
APPENDixB. DEMOGRAPHICASSUMPTIONS
The data estimates and projections used in the study's calculations are detailed in this section. This
chapter includes discussion and findings on:
• Household/housing unit size
• Current population and housing unit estimates
• Residential projections
• Current employment and nonresidential floor area estimates
• Nonresidential projections
• Functional population
• Vehicle trip generation and projections
POPULATION AND HOUSING CHARACTERISTICS
Impact fees often use per capita standards and persons per housing unit or persons per household to
derive proportionate share fee amounts. Housing types have varying household sizes and, consequently,
a varying demand on County infrastructure and services. Thus, it is important to differentiate between
housing types and size.
When persons per housing unit(PPHU) is used in the development impact fee calculations, infrastructure
standards are derived using year-round population. In contrast, when persons per household (PPHH) is
used in the development impact fee calculations, the fee methodology assumes all housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
Thus,TischlerBise recommends that fees for residential development in Ada County be imposed according
to persons per housing units.
Based on housing characteristics, TischlerBise recommends using two housing unit categories for the
Impact Fee study: (1) Single Family and (2) Multifamily. Each housing type has different characteristics
which results in a different demand on County facilities and services. Figure 127 shows the US Census
American Community Survey 2021 5-Year Estimates data for Ada County. Single family units have a
housing unit size of 2.62 persons and multifamily units have a housing unit size of 1.81 persons.
Additionally,there is a housing mix of 83 percent single family and 17 percent multifamily.
The estimates in Figure 127 are for household size calculations. Base year population and housing units
are estimated with another, more recent data source.
TischlerBise 25
FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure 127.Ada County Persons per Housing Unit
Housing
Housing Type Persons Units
. . . .
Single Family[1] 415,557 158,890 153,711 2.70 83%
Multifamily[2] 59,917 33,161 31,014 1.93 17%
Total 475,474 192,051 184,725 2.57
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5-Year Estimates
The US Census American Community Survey 2021 5-Year Estimates data for incorporated Ada County is
shown in Figure 138. Single family units have a housing unit size of 2.59 persons and multifamily units
have a housing unit size of 1.80 persons. Additionally, there is a housing mix of 81 percent single family
and 19 percent multifamily.
Figure 138. Incorporated Ada County Persons per Housing Unit
Housing
HousingType Units
. . . .
Single Family[1] 363,946 140,266 135,502 2.69 81%
Multifamily[2] 58,871 32,691 30,619 1.92 19%
Total 422,817 172,957 166,121 2.55
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5-Year Estimates
The US Census American Community Survey 2021 5-Year-Estimates data for unincorporated Ada County
is shown in Figure 149. Single family units have a housing unit size of 2.77 persons and multifamily units
have a housing unit size of 2.23 persons. Additionally, there is a housing mix of 98 percent single family
and 2 percent multifamily.
Figure 149. Unincorporated Ada County Persons per Housing Unit
Housing
Housing Type Units
. . . .
Single Family[1] 51,611 18,624 18,209 2.83 98%
Multifamily[2] 1,046 470 395 2.65 2%
Total 52,657 L 19,094 18,604 2.83
[1] Includes attached and detached single family homes and mobile homes
[2] Includes all other types
Source: U.S. Census Bureau, 2021 American Community Survey 5-Year Estimates
BASE YEAR POPULATION AND HOUSING UNITS
Available through the Community Planning Association of Southwest Idaho (COMPASS), the base year
2023 population in Ada County is estimated to be 554,590 residents shown in Figure20. PPHU factors for
Tischl rBise 26
FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Incorporated and Unincorporated Ada County were used to estimate base year housing units for the
whole County. The housing unit mix for Ada County was then applied to the total giving an estimated
182,342 single family units and 37,833 multifamily units.
Figure 20.Ada County Base Year Population and Housing Units
Base Year
Population [1] 544,590
Housing Units [2]
Single Family 182,342
Multifamily 37,833
Total Housing Units 220,175
[1] COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S.Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
Available through COMPASS, the base year 2023 population in unincorporated Ada County is estimated
to be 63,510 residents shown in Figure 151. PPHU factors for unincorporated Ada County were used to
estimate base year housing units.The housing unit mix was then applied to the total giving an estimated
22,444 single family units and 566 multifamily units.
Figure 151. Unincorporated Ada County Base Year Population and Housing Units
Ada County Base Year
Unini .. 2023
Population [1] 63,510
Housing Units[2]
Single Family 22,444
Multifamily 566
Total Housing Units 23,011
[1]COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S. Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
The population estimate for unincorporated Ada County from COMPASS was subtracted from the
population estimate for the whole of Ada County to find the estimated base year population for
incorporated Ada County. Shown in Figure 162 the estimated population is 481,080. PPHU factors for
incorporated Ada County were used to estimate base year housing units. The housing unit mix was then
applied to the total giving an estimated 159,898 single family units and 37,266 multifamily units.
T[schl raise 27
FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Figure 162. Incorporated Ada County Base Year Population and Housing Units
Ada County Base Year
Incorporated i
Population [1] 481, 880
Housing Units [21
Single Family 159,898
Multifamily 37,266
Total Housing Units 197,164
[1] COMPASS(Community Planning
Association of Southwest Idaho)Traffic
Analysis Zone Model
[2] U.S. Census Bureau, 2021 American
Community Survey 5-Year Estimates,
TischlerBise analysis
T[schlerBise 28
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2024 Capital Improvement Plan and Development Impact Fee Study
POPULATION AND HOUSING UNIT PROJECTIONS
The residential projections are based on a review of COMPASS published estimates, impact fee studies from cities and fire districts within Ada
County, and PPHU factors. Impact fee studies comprising the main six cities within Ada County were used to affirm growth trends for whole county
projections. From the 2023 base year housing unit totals, Ada County is projected to increase by 50,296 housing units over the next ten years.
Additionally,there is a projected increase of 125,397 residents over the next ten years, a 23 percent increase.
Figure 173.Ada County Residential Development Projections
Base Year Total
Population 1 544,5901 568,015 591,946 602,628 613,310 623,991 634,673 645,355 653,566 661,776 669,987 125,397
Percent Increase 4.3% 4.2% 1.8% 1.8% 1.7% 1.7% 1.7% 1.3% 1.3% 1.2% 23.0%
Housing Units
Single Family 182,342 190,171 198,180 201,750 205,321 208,891 212,462 216,033 218,774 221,515 224,256 41,914
Multifamily 37,833 39,417 41,005 41,716 42,426 43,137 43,847 44,558 45,110 45,662 46,215 8,382
Total Housing Units 220,175 229,588 239,185 243,466 247,747 252,028 256,309 260,591 263,884 267,177 270,471 50,296
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
From the 2023 base year housing unit totals for incorporated Ada County,there is a projected increase of 44,844 new housing units over the next
ten years.Additionally, there is a projected increase of 110,415 residents in incorporated Ada County, a 23 percent increase.
Figure 184. Incorporated Ada County Residential Development Projections
Ada County Base Year I Total
Population 1 481,0801 502,024 523,414 532,767 542,119 551,471 560,823 570,174 577,281 584,388 591,495 110,415
Percent Increase 4.4% 4.3% 1.8% 1.8% 1.7% 1.7% 1.7% 1.2% 1.2% 1.2% 23.0%
Housing Units
Si ngl a Fa mi ly 159,898 166,853 173,967 177,075 180,183 183,291 186,399 189,507 191,866 194,226 196,586 36,688
Multifamily 37,266 38,822 40,383 41,072 41,761 42,450 43,139 43,828 44,359 44,891 45,423 8,156
Total Housing Units 197,164 205,676 214,350 218,147 221,944 225,741 229,538 233,334 236,226 239,117 242,008 44,844
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
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2024 Capital Improvement Plan and Development Impact Fee Study
From the 2023 base year housing unit total for unincorporated Ada County, there is a projected increase 5,453 new housing units over the next
ten years.Additionally, there is a projected increase of 14,982 residents in unincorporated Ada County, a 23.6 percent increase.
Figure 195. Unincorporated Ada County Residential Development Projections
Ada County Base Year I Total
Population 1 63,5101 65,991 68,532 69,861 71,190 72,520 73,850 75,181 76,284 77,388 78,492 14,982
Percent Increase 3.9% 3.8% 1.9% 1.9% 1.9% 1.8% 1.8% 1.5% 1.4% 1.4% 23.6%
Housing Units
Si ngl a Fa mi ly 22,444 23,318 24,213 24,675 25,138 25,600 26,063 26,526 26,908 27,289 27,671 5,227
Multifamily 566 594 622 644 665 687 708 730 751 771 792 226
Total Housing Units 23,011 23,912 24,835 25,319 25,803 26,287 26,772 27,256 27,658 28,061 28,464 5,453
Source:COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;City& Fire District Impact Fee Studies;
TischlerBise analysis
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2024 Capital Improvement Plan and Development Impact Fee Study
CURRENT EMPLOYMENT AND NONRESIDENTIAL FLOOR AREA
The impact fee study will include nonresidential development as well. Available through COMPASS Job
projections from the Traffic Analysis Zone Model (TAZ) and Communities in Motion 2050 there are an
estimated 239,668 jobs in Ada County in 2023.These job projections are broken down by industry leading
to an estimated 43,787 retail jobs, 130,780 office jobs,35,745 industrial jobs,and 29,356 institutional jobs
in the base year.
Base year nonresidential floor area estimates are based on Ada County GIS nonresidential parcel data.
There is an estimated 131 million square feet of nonresidential floor area in Ada County. Retail and
industrial sectors account for the greatest share with approximately 32 percent each. Institutional
accounts for 20 percent, and office accounts for 17 percent of the total.
Figure 206.Ada County Base Year Employment and Nonresidential Floor Area
Base Year %of Base Year %of
Jobs[1] Total Sq.Ft.[2) Total
Retail 43,787 18% 41,938,153 32%
Office 130,780 55% 21,670,098 17%
Industrial 35,745 15% 41,668,221 32%
Institutional 29,356 12% 25,911,213 20%
Total 239,668 100% 131,187,685 100%
[1] COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion
2050
[2] Source:Ada County GIS parcel data
The job and nonresidential floor area estimates were further broken down into incorporated and
unincorporated areas. Incorporated Ada County has an estimated 230,704 jobs in 2023. These job
projections are broken down by industry leading to an estimated 42,925 retail jobs, 125,936 office jobs,
34,547 industrial jobs, and 27,296 institutional jobs in the base year. Additionally, there is an estimated
127 million square feet of nonresidential floor area in incorporated Ada County. Retail accounts for the
greatest share at 32 percent. Industrial accounts for 31 percent, institutional accounts for 19 percent,and
office accounts for 17 percent of the total.
Figure 217. Incorporated Ada County Base Year Employment and Nonresidential Floor Area
Base Year %of Base Year %of
•• . .• Jobs[1] Total Sq.Ft. [2] Total
Retail 42,925 19% 41,286,649 32%
Office 125,936 55% 21,370,261 17%
Industrial 34,547 15% 39,887,518 31%
Institutional 27,296 12% 24,605,169 19%
Total 230,704 100% 127,149,597 100%
[1] COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion 2050
[2] Source:Ada County GIS parcel data
Tisch Bise 31
FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Unincorporated Ada County has an estimated 8,964 jobs in 2023. These job projections are broken down
by industry leading to an estimated 862 retail jobs, 4,844 office jobs, 1,198 industrial jobs, and 2,060
institutional jobs in the base year. Additionally, there is an estimated 4 million square feet of
nonresidential floor area in unincorporated Ada County. Industrial accounts for the greatest share at 44
percent. Institutional accounts for 32 percent, retail accounts for 16 percent, and office accounts for 7
percent.
Figure 228. Unincorporated Ada County Base Year Employment and Nonresidential Floor Area
7Retail
Base Year %of Base Year %of
Jobs[11 Total Sq. Ft. [2] Total
862 10% 651,504 16%
4,844 54% 299,837 7%
1,198 13% 1,780,703 44%
Institutional 2,060 23% 1,306,044 32%
Total 8,964 100% 4,038,088 100%
[1] COMPASS(Community Planning Association of Southwest
Idaho)Traffic Analysis Zone Model;Communities in Motion
[2] Source:Ada County GIS parcel data
EMPLOYMENT AND NONRESIDENTIAL FLOOR AREA PROJECTIONS
Job projections for the industry sectors are calculated with the Institution of Transportation Engineers'
(ITE) square feet per employee averages shown in Figure 239. For retail industries the Shopping Center
land use factors are used; for office the General Office factors are used; for industrial the Light Industrial
factors are used; for institutional the Hospital factors are used.
Figure 239. Institute of Transportation Engineers(ITE) Employment Density Factors
Employment • . . -
Industry ..
Retail 820 1 Shopping Center 1,000 Sq Ft 2.12 471
Office 710 General Office 1,000 Sq Ft 3.26 307
Industrial 110 Light Industrial 1,000 Sq Ft 1.57 637
Institutional 610 Hospital 1,000 Sq Ft 2.86 350
Source: Trip Generation, Institute of Transportation Engineers, 11th Edition (2021)
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2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for Ada County are shown in Figure 30. It is estimated there will be an increase
of 43,283 jobs, an 18 percent increase from the base year.The majority of the increase comes from the office sector(54 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 17 million square feet (rounded), a 13 percent increase from the base year. The
office sector has the largest share of this growth at 42 percent.
Figure 30.Ada County Employment and Nonresidential Floor Area Projections
Base Year Total
Jobs[l]
Retail 43,787 44,612 45,437 46,262 47,086 47,910 48,734 49,557 50,367 51,177 51,986 8,199
Office 130,780 133,132 135,483 137,835 140,186 142,538 144,889 147,241 149,556 151,872 154,187 23,407
Industrial 35,745 36,388 37,030 37,673 38,315 38,958 39,600 40,242 40,875 41,507 42,139 6,394
Institutional 29,356 29,884 30,413 30,943 31,472 32,003 32,533 33,064 33,588 34,113 34,639 5,283
Total 1 239,6681 244,016 248,364 252,712 257,060 261,408 265,756 270,104 274,386 278,669 282,951 43,283
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,938 42,327 42,715 43,104 43,492 43,880 44,268 44,656 45,037 45,419 45,800 3,862
Office 21,670 22,392 23,114 23,836 24,558 25,280 26,002 26,724 27,434 28,145 28,856 7,186
Industrial 41,668 42,078 42,487 42,896 43,305 43,715 44,124 44,533 44,936 45,339 45,741 4,073
Institutional 25,911 26,096 26,281 26,467 26,652 26,838 27,023 27,209 27,392 27,576 27,760 1,849
Total 131,1881 132,893 134,598 136,302 138,007 139,712 141,417 143,121 144,800 146,479 148,1571 16,970
[1] COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[2]Source: Institute of Transportation Engineers, Trip Generation, 2021
Tisch B S@ 33
FISCAL I ECONOMIC I PLANNING
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2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for incorporated Ada County are shown in Figure 241. It is estimated there will
be an increase of 41,040 jobs, an 18 percent increase from the base year.The majority of the increase comes from the office sector(55 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 16.1 million square feet (rounded), a 13 percent increase from the base year. The
office sector has the largest share of this growth at 43 percent.
Figure 241. Incorporated Ada County Employment and Nonresidential Floor Area Projections
IncorporatedAda County Base Year � Total
Jobs[l]
Retail 42,925 43,696 44,466 45,236 46,004 46,772 47,539 48,306 49,059 49,811 50,561 7,636
Office 125,936 128,198 130,458 132,715 134,970 137,223 139,474 141,723 143,933 146,138 148,339 22,403
Industrial 34,547 35,168 35,787 36,407 37,025 37,643 38,261 38,878 39,484 40,089 40,693 6,146
Institutional 27,296 27,786 28,276 28,765 29,254 29,742 30,230 30,718 31,197 31,675 32,152 4,856
Total 1 230,7041 234,848 238,987 243,123 247,254 251,381 255,505 259,624 263,673 267,712 271,744 41,040
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 41,287 41,650 42,013 42,375 42,737 43,099 43,460 43,821 44,176 44,530 44,883 3,597
Office 21,370 22,065 22,758 23,451 24,144 24,835 25,526 26,217 26,895 27,572 28,248 6,878
Industrial 39,888 40,283 40,678 41,072 41,466 41,860 42,253 42,646 43,032 43,418 43,802 3,915
Institutional 24,605 24,777 24,948 25,119 25,291 25,461 25,632 25,803 25,970 26,138 26,305 1,699
Total 1 127,1501 128,774 130,397 132,018 133,637 135,255 136,872 138,487 140,074 141,657 143,2381 16,088
[1] COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[2]Source: Institute of Transportation Engineers, Trip Generation, 2021
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2024 Capital Improvement Plan and Development Impact Fee Study
Job and nonresidential growth projections over the next ten years for unincorporated Ada County are shown in Figure 252. It is estimated there
will be an increase of 2,244jobs, a 25 percent increase from the base year.The majority of the increase comes from the office sector(45 percent).
The nonresidential floor area projections are calculated by applying the ITE square feet per employee factors to the job growth. In the next ten
years, the nonresidential floor area is projected to increase by 881,000 square feet, a 22 percent increase from the base year. The office sector
has the largest share of this growth at 35 percent.
Figure 252. Unincorporated Ada County Employment and Nonresidential Floor Area Projections
UnincorporatedAda County Base Year Total
Jobs[1]
Retail 862 916 971 1,026 1,082 1,138 1,194 1,251 1,308 1,366 1,425 563
Office 4,844 4,934 5,025 5,120 5,216 5,315 5,415 5,518 5,623 5,734 5,849 1,005
Industrial 1,198 1,220 1,243 1,266 1,290 1,314 1,339 1,365 1,391 1,418 1,446 248
Institutional 2,060 2,098 2,137 2,177 2,218 2,260 2,303 2,347 2,391 2,438 2,487 427
Total 1 8,9641 9,168 9,377 9,589 9,806 10,027 10,251 10,480 10,714 10,957 11,208 2,244
Nonresidential Floor Area(1,000 sq.ft.)[2]
Retail 652 677 703 729 755 781 808 835 862 889 917 265
Office 300 327 356 384 414 444 475 507 539 573 608 308
Industrial 1,781 1,795 1,809 1,824 1,839 1,855 1,871 1,887 1,904 1,921 1,939 158
Institutional 1,306 1,319 1,333 1,347 1,361 1,376 1,391 1,406 1,422 1,438 1,456 150
Total 1 4,0381 4,119 4,201 4,285 4,370 4,457 4,545 4,634 4,726 4,821 4,920 881
[1] COMPASS(Community Planning Association of Southwest Idaho)Traffic Analysis Zone Model;Communities in Motion 2050;TischlerBise analysis
[2]Source: Institute of Transportation Engineers, Trip Generation, 2021
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2024 Capital Improvement Plan and Development Impact Fee Study
VEHICLE TRIP GENERATION
RESIDENTIAL VEHICLE TRIPS BY HOUSING TYPE
A customized trip rate is calculated for the single family and multifamily units in Ada County. In Figure
263, the most recent data from the US Census American Community Survey is inputted into equations
provided by the ITE to calculate the trip ends per housing unit factor. A single family unit is estimated to
generate 10.66 trip ends and a multifamily unit is estimated to generate 5.42 trip ends on an average
weekday.
Figure 263. Customized Residential Trip End Rates by Housing Type
Households by Structure Type
Tenure by Units Vehicles Single Multifamily Total Vehicles per
in Structi Available' Family HH by Tenure
Owner-Occupied 289,778 129,602 1,468 131,070 2.21
Renter-Occupied 85,906 24,109 29,546 53,655 1.60
Total 375,684 153,711 31,014 184,725 2.03
Housing Units3 158,890 33,161 192,051
HouseholdsPersons in
Vehicles by Trip Average Local Trip National Trip
Housing Type �
per Unit7
Single Family 415,557 1,157,628 324,995 2,118,200 1,637,914 9.43
Multifamily 59,917 137,129 50,518 199,334 168,231 4.54
Total 475,474 1,294,757 375,513 2,317,534 1 1,806,145
1.Vehicles available by tenure from Table B25046,2021 American Community Survey 5-Year Estimates.
2. Households by tenure and units in structure from Table B25032,2021 American Community Survey 5-Year Estimates.
3. Housing units from Table B25024,2021 American Community Survey 5-Year Estimates.
4.Total population in households from Table B25033,2021 American Community Survey 5-Year Estimates.
5.Vehicle trips ends based on persons using formulas from Trip Generation(ITE 2021). For single-family housing(ITE
210),the fitted curve equation is EXP(0.89*LN(persons)+1.72).To approximate the average population of the ITE
studies, persons were divided by 19 and the equation result multiplied by 19. For multi-family housing(ITE 221),the
fitted curve equation is(2.29*persons)-81.02(ITE 2017).
6.Vehicle trip ends based on vehicles available using formulas from Trip Generation(ITE 2021). For single-family housing
(ITE 210),the fitted curve equation is EXP(0.99*LN(vehicles)+1.93).To approximate the average number of vehicles in
the ITE studies,vehicles available were divided by 34 and the equation result multiplied by 34. For multi-family housing
(ITE 221),the fitted curve equation is(3.94*vehicles)+293.58(ITE 2021).
7.Trip Generation, Institute of Transportation Engineers, 11th Edition(2021).
Tisch Bise 36
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
RESIDENTIAL VEHICLE TRIPS ADJUSTMENT FACTORS
A vehicle trip end is the out-bound or in-bound leg of a vehicle trip. As a result, so to not double count
trips, a standard 50 percent adjustment is applied to trip ends to calculate a vehicle trip. For example,the
out-bound trip from a person's home to work is attributed to the housing unit and the trip from work back
home is attributed to the employer.
However, an additional adjustment is necessary to capture County residents' work bound trips that are
outside of the County. The trip adjustment factor includes two components. According to the National
Household Travel Survey, home-based work trips are typically 31 percent of out-bound trips (which are
50 percent of all trip ends). Also, utilizing the most recent data from the Census Bureau's web application
"OnTheMap", 17 percent of Ada County workers travel outside the County for work. In combination,these
factors account for 3 percent of additional production trips (0.31 x 0.50 x 0.17=0.03). Shown in Figure 4,
the total adjustment factor for residential housing units includes attraction trips (50 percent of trip ends)
plus the journey-to-work commuting adjustment (3 percent of production trips) for a total of 53 percent.
Figure 34. Residential Trip Adjustment Factor for Commuters
Trip Adjustment Factor for Commuters
Employed Ada County Residents(2020) 212,011
Residents Working in Ada County(2020) 175,359
Residents Commuting Outside of Ada County for Work 36,652
Percent Commuting Out of Ada County 17%
Additional Production Trips 3%
Standard Trip Adjustment Factor 50%
Residential Trip Adjustment Factor 53%
Source:U.S.Census,OnTheMap Application,2020
TischlerBise 37
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
NONRESIDENTIAL VEHICLE TRIPS
Vehicle trip generation for nonresidential land uses are calculated by using ITE's average daily trip end
rates and adjustment factors found in their recently published 11th edition of Trip Generation.To estimate
the trip generation in Ada County, the weekday trip end per 1,000 square feet factors listed in Figure
35275 are used.
Figure 3527. Institute of Transportation Engineers Nonresidential Factors
Employment ITE Demand Wkdy Trip Ends Wkdy Trip Ends
Industry Code Land Use Unit per Dmd Unit I per Employee
Retail 820 Shop in Center 1,000 Sq Ft 37.01 17.42
Office 710 General Office 1,000 S Ft 10.84 3.33
Industrial 110 L ht Industrial 1,000 S Ft 4.87 3.10
Institutional 610 Hospital 1,000 S Ft 10.77 3.77
Source: Trip Generation,I nstitute of Transportation Engineers,11th Edition(2021)
For nonresidential land uses, the standard 50 percent adjustment is applied to office, industrial, and
institutional land uses. A lower vehicle trip adjustment factor is used for retail uses because this type of
development attracts vehicles as they pass-by on arterial and collector roads. For example, when
someone stops at a convenience store on their way home from work, the convenience store is not their
primary destination. In Figure 286, the Institute for Transportation Engineers' land use code,daily vehicle
trip end rate, and trip adjustment factor is listed for each land use.
Figure 286. Daily Vehicle Trip Factors
ITE Daily Vehicle Trip Adj. Daily Vehicle
CodesLand Use
Residential(per housing unit)
Single Family 210 10.66 53% 5.65
Multifamily 220 5.42 53% 2.87
Nonresidential (per 1,000 square feet)
Retail 820 37.01 38% 14.06
Office 710 10.84 50% 5.42
Industrial 110 4.87 50% 2.44
Institutional 610 10.77 50% 5.39
Source: Trip Generation, Institute of Transportation Engineers, 11th
Edition(2021); 'National Household Travel Survey, 2009
Tisch Bise 38
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
VEHICLE TRIP PROJECTIONS
The base year vehicle trip totals and vehicle trip projections are calculated by combining the vehicle trip end factors, the trip adjustment factors,
and the residential and nonresidential assumptions for housing stock and floor area. Countywide, residential land uses account for 1,138,874
vehicle trips and nonresidential land uses account for 948,256 vehicle trips in the base year shown in Figure 297.
Through 2033, it is projected that daily vehicle trips will increase by 374,018 trips with the majority of the growth being generated by single family
(63 percent) and retail (15 percent) development.
Figure 297.Ada County Vehicle Trip Projections
Base Year Total
Residential Trips
Single Family 1,030:196 1,074,429 1,119,675 1,139,848 1,160,022 1,180,195 1,200,368 1,220,542 1,236,029 1,251,516 1,267,003 236,807
Multifamily 108679 113,228 117,791 119,832 121,873 123,915 125,956 127,997 129,583 131,170 132,756 24,077
Subtotal 1,138,874 1,187,658 1,237,466 1,259,681 1,281,895 1,304,110 1,326,324 1,348,539 1,365,612 1,382,685 1,399,759 260,884
Nonresidential Trips
Retail 589,810 595,277 600,742 606,204 611,664 617,121 622,576 628,029 633,398 638,762 644,120 54,310
Office 117,452 121,365 125,278 129,191 133,103 137,016 140,929 144,841 148,694 152,547 156,400 38,948
Industrial 101,462 102,459 103,456 104,452 105,449 106,445 107,442 108,438 109,419 110,399 111,380 9,918
Institutional 139,532 140,528 141,524 142,522 143,521 144,520 145,520 146,521 147,509 148,498 149,489 9,957
Subtotal 948,256 959,629 971,000 982,369 993,737 1,005,103 1,016,467 1,027,830 1,039,020 1,050,206 1,061,389 113,134
Vehicle Trips
Grand Total 2,087,130 2,147,286 2,208,466 2,242,050 2,275,632 2,309,212 2,342,791 2,376,368 2,404,632 2,432,892 2,461,148 374,018
Source:Institute of Transportation Engineers, Trip Generation, 11th Edition (2021)
Tischleroise 39
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
In incorporated Ada County, residential land uses account for 1,010,441 vehicle trips and nonresidential land uses account for 926,099 vehicle
trips in the base year shown in Figure 308.
Through 2033, it is projected that daily vehicle trips will increase by 337,251 trips with the majority of the growth being generated by single family
(61 percent) and retail (15 percent) development.
Figure 308. Incorporated Ada County Vehicle Trip Projections
Ada County Base Year Total
. 2i i24 2025 2026 2027 2028 2029 2030 2031
Residential Trips
Single Family 903,389 942,688 982,879 1,000,440 1,018,000 1,035,559 1,053,117 1,070,675 1,084,006 1,097,336 1,110,670 207,281
Multifamily 107,051 111,521 116,004 117,983 119,963 121,942 123,921 125,899 127,427 128,954 130,481 23,429
Su btota 1 1,010,441 1,054,210 1,098,883 1,118,423 1,137,962 1,157,500 1,177,038 1,196,575 1,211,433 1,226,289 1,241,151 230,710
Nonresidential Trips
Retail 580,647 585,754 590,856 595,953 601,044 606,131 611,213 616,291 621,280 626,259 631,228 50,580
Office 115,827 119,591 123,351 127,107 130,859 134,608 138,353 142,095 145,772 149,442 153,103 37,277
Industrial 97,126 98,089 99,050 100,011 100,970 101,929 102,887 103,843 104,784 105,722 106,658 9,532
1 nsti tuti ona 1 132,499 133,423 134,346 135,268 136,189 137,110 138,029 138,948 139,851 140,752 141,651 9,152
Subtotal 926,099 936,857 947,603 958,338 969,063 979,778 990,482 1,001,177 1,011,687 1,022,174 1,032,640 106,541
Vehicle Trips
Grand Total 11,936,539 1,991,066 2,046,486 2,076,761 2,107,025 2,137,278 2,167,520 2,197,752 2,223,120 2,248,464 2,273,791 337,251
Source: Institute of Transportation Engineers, Trip Generation,11th Edition (2021)
40
TischlerBise
FISCAL I ECONOMIC I PLANNING
Ada County, Idaho
2024 Capital Improvement Plan and Development Impact Fee Study
In unincorporated Ada County, residential land uses account for 128,434 vehicle trips and nonresidential land uses account for 22,157 vehicle trips
in the base year shown in Figure 319.
Through 2033, it is projected that daily vehicle trips will increase by 36,772 trips with the majority of the growth being generated by single family
(80 percent) and retail (10 percent) development.
Figure 319. Unincorporated Ada County Vehicle Trip Projections
Ada County Base Year Total
Unincorl 2023 2024 2025 2026 2027i 2031
Residential Trips
Single Family 126,807 131,741 136,796 139,409 142,022 144,636 147,251 149,866 152,023 154,180 156,338 29,532
Multifamily 1,627 1,707 1,787 1,849 1,911 1,973 2,035 2,097 2,157 2,216 2,275 648
Subtotal 128,434 133,448 138,583 141,258 143,933 146,609 149,286 151,964 154,179 156,396 158,613 30,180
Nonresidential Trips
Retail 91163 9,523 9,886 10,251 10,619 10,990 11,363 11,739 12,118 12,503 12,893 3,730
Office 1,625 1,774 1,927 2,084 2,244 2,408 2,575 2,746 2,922 3,106 3,297 1,672
Industrial 4,336 4,370 4,406 4,442 4,479 4,517 4,555 4,594 4,635 4,677 4,721 385
Institutional 7,033 7,105 7,178 7,254 7,331 7,410 7,491 7,573 7,658 7,746 7,838 805
Subtotal 22,157 22,772 23,397 24,031 24,673 25,325 25,985 26,652 27,333 28,032 28,749 6,592
Vehicle Trips
Grand Total 150,5911 156,220 161,980 165,288 168,606 171,934 175,271 178,616 181,512 184,428 187,363 36,772
Source: Institute of Transportation Engineers, Trip Generation,11th Edition (2021)
41
TischlerBise
FISCAL I ECONOMIC I PLANNING
Exhibit A.8
CITY OF MERIDIAN ORDINANCE NO. 22-2004
BY THE CITY COUNCIL: BERNT, BORTON, CAVENER,
HOAGLUN, PERREAULT, STRADER
AN ORDINANCE ACCEPTING THE 2022 DEVELOPMENT IMPACT FEES STUDY;
ADOPTING AN AMENDED CAPITAL IMPROVEMENTS PLAN; REPEALING AND
REPLACING MERIDIAN CITY CODE SECTION 10-7-12(E)(2) CONCERNING
DEVELOPMENT IMPACT FEES; VOIDING CONFLICTING ORDINANCES,
RESOLUTIONS,AND ORDERS; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS,pursuant to the Idaho Development Impact Fee Act, the City of Meridian
("City") has established fire impact fees, police impact fees, and park and recreation impact fees
("Impact Fees") to fund certain public facilities needed to serve new growth and development;
and,
WHEREAS,the City retained DP Guthrie LLC ("Consultant") to prepare a study to
evaluate the need to update the Impact Fees in accordance with the Idaho Development Impact
Fee Act; and,
WHEREAS,the Consultant prepared the 2022 Development Impact Fees Study
("Study"), attached hereto as Exhibit A, which includes an amended capital improvements plan
("Capital Improvements Plan"); and,
WHEREAS, the Study and amended Capital Improvements Plan fully comply with the
requirements set forth in the Idaho Development Impact Fee Act; and,
WHEREAS, the City of Meridian Impact Fee Advisory Committee ("Committee"),
pursuant to Meridian City Code section 10-7-11, considered the Study, amended Capital
Improvements Plan, and updated Impact Fees; and,
WHEREAS, the Committee recommended that the City Council accept the Study, adopt
the amended Capital Improvements Plan, and implement the updated Impact Fees; and,
WHEREAS, the City Council held a public hearing on November 9, 2022, to consider
the Study, the amended Capital Improvements Plan, and an ordinance authorizing updates to the
Impact Fees; and,
WHEREAS,the City Council found that the Study and amended Capital Improvements
Plan fully comply with the requirements and processes set forth in the Idaho Development
Impact Fee Act; and,
WHEREAS,the City Council found that the recommended updates to the Impact Fees
fully comply with the requirements and processes set forth in the Idaho Development Impact Fee
Act;
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE I
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF
THE CITY OF MERIDIAN, IDAHO:
Section 1. That the foregoing recitals are hereby affirmed and incorporated herein as
findings of the City Council.
Section 2. That the Study is hereby accepted.
Section 3. That the amended Capital Improvements Plan, as set forth in the Study, is
hereby adopted.
Section 4. That Meridian City Code section 10-7-12(E)(2) shall be repealed and replaced
in its entirety as follows:
2. Except for such impact fee as may be calculated,paid, and accepted pursuant to an
independent impact fee calculation study, the amount of each impact fee shall be as
follows.
Impact Fee Schedule Effective February 1, 2023
Residential
Square Feet of Climate- Park and Police Fire Total Fees
Controlled Floor Area Per Recreation Facilities Facilities
Individual Dwelling Unit Facilities
1,200 or less $1,946.00 $190.00 $470.00 $2,606.00
1,201 to 1,700 $3,006.00 $294.00 $726.00 $4,026.00
1,701 to 2,500 $4,119.00 $402.00 $995.00 $5,516.00
2,501 to 3,200 $4,935.00 $482.00 $1,192.00 $6,609.00
3,201 or more $5,544.00 $542.00 $1,339.00 $7,425.00
For a building with more than one dwelling unit, the floor area per individual dwelling unit shall be
calculated by dividing the total climate-controlled floor area of the building, less ancillary building
space,by the total number of dwelling units in the building. Ancillary floor area includes community
rooms, fitness centers, management offices, and maintenance areas.
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE 2
Nonresidential Per Square Foot of Building
Park and Recreation Police Fire Total
Facilities Facilities Facilities Fees
Commercial (includes all $0.00 $1.23 $1.29 $2.52
buildings in a shopping center;
all stand-alone retail buildings;
and all restaurants and bars)
All Other $0.00 $0.19 $0.96 S 1.15
Section 5. That all ordinances, resolutions, orders, or parts thereof in conflict with this
ordinance are hereby voided.
Section 6. That the effective date of this ordinance shall be February 1, 2023, which shall
be no sooner than thirty(30) days after its adoption and publication.
PASSED by the City Council of the City of Meridian, Idaho, this 22nd day of November , 2022.
APPROVED by the Mayor of the City of Meridian, Idaho, this 22nd day of
November, 2022. APPROVED:
ATTEST:
Robert E. Simison, Mayor Chris Johnson, City Clerk
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE 3
STATEMENT OF MERIDIAN CITY ATTORNEY
CONCERNING THE SUMMARY OF ORDINANCE NO. 22-2004
The undersigned, William L.M.Nary, City Attorney of the City of Meridian, Idaho, hereby
certifies that the summary below is true and complete and provides adequate notice to the public.
DATED this b day ofx -.; 2022.
F
William L.M.Nary, City Attorney
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO. 22-2004
An ordinance accepting the 2022 Development Impact Fees Study; adopting an amended capital
improvements plan;repealing and replacing Meridian City Code section 10-7-12(E)(2)concerning
development impact fees; voiding conflicting ordinances and resolutions; and providing an
effective date of February 1, 2023. The full text of the ordinance is available in the City Clerk's
Office at Meridian City Hall, 33 E. Broadway Ave., Meridian, Idaho.
Impact Fee Schedule Effective February 1, 2023
Residential
Square Feet of Climate- Park and Police Fire Total Fees
Controlled Floor Area Per Recreation Facilities Facilities
Individual Dwelling Unit Facilities
1,200 or less $1,946.00 $190.00 $470.00 $2,606.00
1,201 to 1,700 $3,006.00 $294.00 $726.00 $4,026.00
1,701 to 2,500 $4,119.00 $402.00 $995.00 $5,516.00
2,501 to 3,200 $4,935.00 $482.00 $1,192.00 $6,609.00
3,201 or more $5,544.00 $542.00 $1,339.00 $7,425.00
For a building with more than one dwelling unit, the floor area per individual dwelling unit shall be
calculated by dividing the total climate-controlled floor area of the building, less ancillary building
space, by the total number of dwelling units in the building. Ancillary floor area includes community
rooms, fitness centers, management offices, and maintenance areas.
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE 4
Nonresidential Per Square Foot of Building
Park and Recreation Police Fire Total
Facilities Facilities Facilities Fees
Commercial (includes all $0.00 $1.23 $1.29 $2.52
buildings in a shopping center;
all stand-alone retail buildings;
and all restaurants and bars)
All Other $0.00 $0.19 $0.96 $1.15
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE 5
EXHIBIT A
2022 DEVELOPMENT IMPACT FEES STUDY
2022 DEVELOPMENT IMPACT FEES ORDINANCE PAGE 6
c E IDIAN%---,
4f, 1�
RZI !AHO
Development Impact Fees Study
prepared by
DP Guthrie LLC
September 16, 2022
September 16, 2022
Mr.Todd Lavoie
Chief Financial Officer
City of Meridian
33 E Broadway Ave
Meridian, Idaho 83642
Subject: Development Impact Fees Report
Dear Mr. Lavoie,
DP Guthrie LLC is pleased to provide the 2022 development impact fee update for the City of Meridian. After
collaborating with staff and receiving input from the Impact Fee Advisory Committee,this draft report
summarizes key findings and recommendations related to the growth cost of capital improvements to be funded
by development impact fees, along with the need for other revenue sources to ensure a financially feasible
Comprehensive Financial Plan.
It has been a pleasure working with you. Also, I am grateful to City staff for engaging with quality information and
insight regarding best practices for the City of Meridian.
Sincerely,
Dwayne Guthrie, PhD,AICP
DP Guthrie LLC
TABLE OF CONTENTS
EXECUTIVESUMMARY.........................................................................................................................................................1
UNIQUE REQUIREMENTS OF THE IDAHO IMPACT FEE ACT.......................................................................................................................1
PROPOSEDIMPACT FEES..................................................................................................................................................................2
PARKS AND RECREATION IMPACT FEES................................................................................................................................4
PARKIMPROVEMENTS.....................................................................................................................................................................4
LANDFOR PARKS............................................................................................................................................................................6
RECREATIONBUILDINGS...................................................................................................................................................................8
REVENUE CREDIT EVALUATION..........................................................................................................................................................9
PROPOSED AND CURRENT IMPACT FEES..............................................................................................................................................9
FORECAST OF REVENUES FOR PARKS AND RECREATION ........................................................................................................................10
COMPREHENSIVE FINANCIAL PLAN FOR PARKS AND RECREATION...........................................................................................................11
POLICE IMPACT FEES.......................................................................................................................................................... 12
PROPORTIONATESHARE ................................................................................................................................................................12
EXCLUDEDCOSTS.........................................................................................................................................................................13
CURRENT USE AND AVAILABLE CAPACITY..........................................................................................................................................13
POLICE FACILITIES,SERVICE UNITS,AND STANDARDS...........................................................................................................................13
POLICE INFRASTRUCTURE NEEDS.....................................................................................................................................................15
REVENUE CREDIT EVALUATION........................................................................................................................................................15
POLICEDEVELOPMENT FEES...........................................................................................................................................................15
PROJECTED REVENUE FOR POLICE FACILITIES......................................................................................................................................17
COMPREHENSIVE FINANCIAL PLAN FOR POLICE...................................................................................................................................18
FIREIMPACT FEES.............................................................................................................................................................. 19
EXISTING STANDARDS FOR FIRE FACILITIES.........................................................................................................................................19
FIREINFRASTRUCTURE NEEDS.........................................................................................................................................................21
REVENUE CREDIT EVALUATION........................................................................................................................................................21
CURRENT AND PROPOSED FIRE IMPACT FEES.....................................................................................................................................22
PROJECTED REVENUE FOR FIRE FACILITIES.........................................................................................................................................24
COMPREHENSIVE FINANCIAL PLAN FOR FIRE FACILITIES........................................................................................................................25
FEE IMPLEMENTATION AND ADMINISTRATION..................................................................................................................26
COSTOF CFP PREPARATION...........................................................................................................................................................26
DEVELOPMENTCATEGORIES...........................................................................................................................................................26
CREDITS AND REIMBURSEMENTS.....................................................................................................................................................27
APPENDIX A: LAND USE ASSUMPTIONS.............................................................................................................................28
SERVICEAREAS............................................................................................................................................................................28
SUMMARY OF GROWTH INDICATORS................................................................................................................................................28
PROPORTIONATESHARE ................................................................................................................................................................29
RESIDENTIAL DEVELOPMENT AND PERSONS PER HOUSING UNIT............................................................................................................30
DEMAND INDICATORS BY DWELLING SIZE..........................................................................................................................................31
.LOBS AND NONRESIDENTIAL DEVELOPMENT.......................................................................................................................................34
APPENDIX B: CHANGES IN STANDARDS AND COST FACTORS.............................................................................................36
9/16/22 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Executive Summary
Impact fees are one-time payments used to construct system improvements that serve multiple development
projects or even the entire jurisdiction. By law, impact fees can only be used for capital improvements, not
operating or maintenance costs. Impact fees are subject to legal standards that satisfy three key tests: need,
benefit, and proportionality.
• First, to justify a fee for public facilities, local government must demonstrate a need for capital
improvements.
• Second, new development must derive a benefit from the payment of the fees (i.e., in the form of public
facilities constructed within a reasonable timeframe).
• Third, the fee paid should not exceed a development's proportionate share of the capital cost.
As documented in this report,the City of Meridian has complied with applicable legal precedents. Impact fees are
proportionate and reasonably related to the capital improvement demands of new development, with the
projects identified in this study taken from Meridian's Comprehensive Financial Plan (CFP). Specific costs have
been identified using local data and current dollars. With input from City staff, DP Guthrie LLC determined service
units for each type of infrastructure and calculated proportionate share factors to allocate costs by type of
development. This report documents the formulas and input variables used to calculate the impact fees for each
type of public facility. Impact fee methodologies also identify the extent to which new development is entitled to
various types of credits to avoid potential double payment of growth-related capital costs.
The Idaho Development Impact Fee Act (Idaho Code Title 67 Chapter 82) sets forth "an equitable program for
planning and financing public facilities needed to serve new growth." The enabling legislation calls for three
integrated products: 1) Land Use Assumptions (LUA)for at least 20 years, 2) Capital Improvements Plan,which the
City of Meridian calls Comprehensive Financial Plan (CFP), and 3) Development Impact Fees (DIFs).
The LUA(see Appendix A) uses population and housing unit projections provided by City staff. In addition,the
CFP and DIF for fire and police facilities require demographic data on nonresidential development. This document
includes nonresidential land use assumptions such as jobs and floor area within the City of Meridian, along with
service units by residential size thresholds.
The CFP and DIF are in the middle section of this report, organized by chapters pertaining to each public facility
type (i.e., parks/recreation, police, and fire). Each chapter documents existing infrastructure standards,the
projected need for improvements to accommodate new development,the updated DIF compared to current fees,
revenue projections and funding strategy for growth-related infrastructure, and a CFP listing specific
improvements to be completed by the City of Meridian.
Unique Requirements of the Idaho Impact Fee Act
The Idaho Development Impact Fee Act has several requirements not common in the enabling legislation of other
states. This overview summarizes these unique requirements,which have been met by the City of Meridian, as
documented in this study. First, as specified in 67-8204(2) of the Idaho Act, "development impact fees shall be
calculated on the basis of levels of service for public facilities . . . applicable to existing development as well as
DP Guthrie LLC 1
9/16/22 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
new growth and development." Second, Idaho requires a Capital Improvements Plan (aka UP in Meridian) [see
67-8208]. The UP requirements are summarized in this report, with more detailed information maintained by
City staff responsible for each type of infrastructure funded by impact fees. Third,the Idaho Act states the cost
per service unit (i.e., impact fee) may not exceed the cost of growth-related system improvements divided by the
number of projected service units attributable to new development [see 67-8204(16)]. Fourth, Idaho requires a
proportionate share determination [see 67-8207]. The City of Meridian has complied by considering various types
of applicable credits that may reduce the capital costs attributable to new development. Fifth, Idaho requires a
Development Impact Fee Advisory Committee established to: a) assist in adopting land use assumptions, b)
review the UP and file written comments, c) monitor and evaluate implementation of the CFP, d)file periodic
reports on perceived inequities in implementing the plan or imposing DIFs, and e) advise the governmental entity
of the need to update the LUA, UP and DIF study.
Proposed Impact Fees
Figure 1 summarizes the methods and cost components used for each type of public facility in Meridian's 2022
impact fee study. City Council may change the proposed impact fees by eliminating infrastructure types, cost
components, and/or specific capital improvements. If changes are made during the adoption process, DP Guthrie
LLC will update the impact fee study to be consistent with legislative policy decisions.
Figure 1: Proposed Fee Methods and Cost Components
Type of Impact Service Incremental Expansion CostAllocation
Fee Area (current standards)
Parks and Park Improvements,
Recreation Citywide Land for Parks,and Residential
Facilities Recreation Centers
Functional Population
and Inbound Vehicle
Police Facilities Citywide Police Buildings
Trips to Nonresidential
Development
Fire Buildings,
Functional
Fire Facilities Citywide Apparatus, Population
Communications&
and Jobs
Equipment
DP Guthrie LLC 2
9/16/22 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure 2 summarizes proposed 2022 impact fees for new development in the City of Meridian. As discussed in
Appendix A, DP Guthrie LLC recommends that residential fees be imposed by dwelling size, based on climate-
controlled space. For a building with more than one residential unit, City staff will determine the average size
threshold for the entire building by dividing total climate-controlled floor area, less ancillary building space, by the
total number of dwellings in the building. Ancillary floor area includes community rooms,fitness centers,
management offices, and maintenance areas.
For nonresidential development, Commercial includes all buildings within a shopping center, plus stand-alone
retail development and eating/drinking places (i.e., restaurants and bars). All Other includes industrial,
warehousing, offices, business services, and personal services (i.e., every type of non-residential development not
considered Commercial).
Figure 2: Proposed Impact Fee Schedule
Citywide Service Area Park and Police Fire Proposed Current Increase Proposed
Recreation Facilities Facilities Total Total to Current
Facilities (2022) (2019) Ratio
Residential(perhousing unit)by5puare Feet of Climate-Controlled FloorArea
1200 or less $1,946 $190 $470 $2,606 $1,095 $1,511 2.38
1201 to 1700 $3,006 $294 $726 $4,026 $1,909 $2,117 2.11
1701 to 2500 $4,119 $402 $995 $5,516 $2,483 $3,033 2.22
2501 to 3200 $4,935 $482 $1,192 $6,609 $2,943 $3,666 2.25
3201 or more $5,544 $542 $1,339 1 $7,425 $3,4331 $3,992 12.16
Nonresidential(perspuare footofbuildinp)
Commercial(Restaurant/Retail) $0.00 $1.23 $1.29 $2.52 $0.88 $1.64 2.86
All Other $0.00 $0.19 $0.96 $1.15 $0.46 $0.69 2.50
DP Guthrie LLC 3
9/16/22 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Parks and Recreation Impact Fees
The 2022 impact fee for parks and recreation facilities will enable Meridian to maintain current infrastructure
standards for improved acres of parks, acquire additional land for future parks, and expand floor area of
recreation buildings. All parks and recreation facilities included in the impact fees have a citywide service area.
Cost components are allocated 100% percent to residential development.
Park Improvements
Citywide parks have active amenities, such as a soccer/football/baseball fields, basketball/volleyball courts, and
playgrounds that will attract patrons from the entire service area. As shown in Figure PR1,the updated
infrastructure standard is 2.66 acres per 1,000 residents based on Meridian's projected population in 2023 and
completion of Phase 2 improvements to Discovery Park by the end of Fiscal Year 2023.
Projected need for park improvements is shown at the bottom of Figure PR1. From 2023 through 2032, Meridian
will improve 87 acres of parks, expected to cost approximately$35.76 million.
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Figure PR1: Improvements Standard and Need for Improved Acres
Location Improved Acres
Discovery Park 63.19
Julius M. Kleiner Park 58.20
Settlers Park 57.74
Heroes Park 30.13
Fuller Park 23.20
BearCreak Park 18.82
Tully Park 18.68
Storey Park&Bark Park 17.85
Gordon Harris Park 11.13
Hillsdale Park 9.54
Reta Huskey Park 8.92
Jabil Soccer Fields 8.40
Keith Bird Legacy Park 7.50
Seasons Park 7.13
Chateau Park 6.70
Renaissance Park 6.53
Champion Park 5.98
Heritage MS Ball Fields 5.60
8th Street Park 2.78
Meridian Pool Park 1.31
City Hall Plaza 0.90
Centennial Park 0.40
Generations Plaza 0.24
Tota 1 370.85
Allocation Factors for Parks
Improvements Cost per Acre $411,000
Residential Proportionate Share 100%
Service Units
Population in 2023 139,249
Infrastructure Standards for Park Improvements
Improved Acres
Residential(per person) 0.00266
Park Improvement Needs
Year Population Improved Acres
Base 2022
Year 1 2023 139,249 370.8
Year2 2024 145,028 386.2
Year3 2025 151,006 402.2
Year4 2026 154,310 411.0
Years 2027 157,614 419.8
Year10 2032 171,903 457.8
2023-2032Increase 32,654 87.0
Growth Cost of Parks=> $35,757,000
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Land for Parks
In the 2019 study, land for additional parks was only 1%of the growth cost and no standard was documented. In
the 2022 study, land for additional parks is 26%of the growth cost for parks & recreation. Additional land for
parks is estimated to cost$150,000 per acre. City staff obtained supporting documentation for the land cost
factor from local appraisals,with input from the DIF Advisory Committee.
As shown in Figure PR2,the current infrastructure standard for park land is 3.14 acres per 1,000 residents. In
comparison to inventory of improved parks,the table below includes the following changes:
1. Phase 3 acreage added to Discovery Park
2. Inserted West Regional Park site
3. Deleted Jabil Soccer Fields (not owned by Meridian)
4. Deleted Heritage Middle School Ballfields (not owned by Meridian)
At the bottom of the table below is a needs analysis for park land. To maintain the current standard over the next
ten years, Meridian will acquire 120.5 acres of land for future parks, which is expected to cost approximately
$18.08 million.
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Figure PR2: Land Standard and Need for Park Sites
Park Sites Land Area(acres)
Discovery Park 77.69
Julius M. Kleiner Park 58.20
Settlers Park 57.74
West Regional Park 47.16
Heroes Park 30.13
Fuller Park 23.20
Bear Creak Park 18.82
Tully Park 18.68
Storey Park&Bark Park 17.85
Gordon Harris Park 11.13
Hillsdale Park 9.54
Reta Huskey Park 8.92
Keith Bird Legacy Park 7.50
Seasons Park 7.13
Chateau Park 6.70
Renaissance Park 6.53
Champion Park 5.98
8th Street Park 2.78
Meridian Pool Park 1.31
City Hall Plaza 0.90
Centennial Park 0.40
Generations Plaza 0.24
Total 418.51
Allocation Factors for Park Land
Land Cost per Acre $150,000
Residential Proportionate Share 100%
Service Units
Population in 20221 133,470
Infrastructure Standards for Park Land
Park Sites(acres)
Residential(per person) 0.00314
Park Land Needs
Year Population Park Sites(acres)
Base 2022 133,470 418.5
Year 1 2023 139,249 436.6
Year2 2024 145,028 454.7
Year3 2025 151,006 473.5
Year4 2026 154,310 483.9
Years 2027 157,614 494.2
Year10 2032 1 171,903 539.0
2022-20321ncrease 38,433 120.5
Growth Cost of additional Park Land=> $18,075,000
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Recreation Buildings
Figure PR3 lists floor area for parks and recreation buildings in 2022, including the maintenance shop, which is
consistent with approach used for public safety facilities. As shown in their respective sections of this report,the
building inventories for fire and police include support facilities for administration and training.
City staff provided the cost estimate of$670 per square foot to construct future recreation buildings. The lower
portion of the table below indicates projected service units over the next ten years. To maintain current
standards, Meridian will need 22,827 additional square feet of recreation building space, expected to cost
approximately$15.29 million.
Figure PR3: Infrastructure Standards and Needs for Recreation Buildings
Existing Buildings Square Feet
Meridian Homecourt 51,303
Parks Maintenance Shop(1700 E Lanark) 15,264
Pool Building 8,505
Meridian Community Center 4,200
Tota 1 79,272
Allocation Factors for Parks&Recreation Buildings
Recreation Building Cost per Square Foot $670
Residential Proportionate Share 100%
2022 Meridian Population 133,470
Square Feet
Residential(per person) 0.59
Building Needs
Year Population Square Feet
Base 2022 133,470 79,272
Year 1 2023 139,249 82,704
Year 2 2024 145,028 86,137
Year3 2025 151,006 89,687
Year4 2026 154,310 91,650
Years 2027 157,614 93,612
Year6 2028 160,919 95,575
Year7 2029 164,223 97,537
Year8 2030 167,527 99,500
Year9 2031 169,715 100,799
Year 10 2032 1171,903 102,099
Ten-Yrincrease 38,433 22,827
Growth Cost for Parks& Recreation Buildings=> $15,294,000
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Revenue Credit Evaluation
Currently the City of Meridian does not have any outstanding debt related to parks and recreation facilities.
Therefore, a revenue credit for bond payments is not applicable. As shown in the cash flow analysis below,
projected impact fee revenue matches the growth cost of new facilities. Because impact fees fully fund expected
growth costs, there is no potential double-payment from other revenue sources.
Proposed and Current Impact Fees
At the top of Figure PR4 is a summary of the infrastructure needs for parks and recreation facilities due to growth.
In addition to the growth cost of parks and recreation facilities, impact fees include the cost of professional
services related to the CFP (authorized by the Idaho impact fee enabling legislation), less the projected park
impact fee fund balance at the end of the current fiscal year. The net growth cost of$66,826,219 divided by the
projected increase in population from 2022 to 2032,yields a cost of$1,738 per service unit.
To be consistent with 67-8204(16) of the Idaho Development Impact Fee Act, impact fees are derived using the
cost per service unit multiplied by the average number of service units per dwelling. Please see Appendix A for
supporting documentation on the average number of persons by dwelling size in Meridian.
Figure PR4: Parks and Recreation Impact Fee Schedule
2022 Input Variables
Growth
Infrastructure Type
Infrastructure Quantity Over Cost Factor Growth Cost
Units Ten Years per Unit (rounded)
Park Improvements acres 87.0 $411,000 $35,757,000
Additional Park Sites(land) acres 120.5 $150,000 $18,075,000
Parks&Recreation Buildings sq ft 22,827 $670 $15,294,000
Total=> $69,126,000
Professional Services Cost=> $7,680
Less Projected Fund Balance 9/30/2022=> ($2,307,461)
Net Growth Cost=> $66,826,219
Population Increase 2022 to 2032 38,433
Cost per Service Unit $1,738
Residential impact Fees(per dwelling)
Proposed
Proposed to
Square Feet of Climate- Persons per Parks& Current
Increase Current
Controlled Space Housing Unit Recreation Fees
Ratio
Fee
1200 or less 1.12 $1,946 $781 $1,165 2.49
1201 to 1700 1.73 $3,006 $1,361 $1,645 2.21
1701 to 2500 2.37 $4,119 $1,770 $2,349 2.33
2501 to 3200 2.84 $4,935 $2,098 $2,837 2.35
3201 or more 3.19 $5,544 $2,447 1 $3,097 1 2.27
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Forecast of Revenues for Parks and Recreation
Figure PR5 indicates Meridian should receive almost$68 million in parks and recreation impact fee revenue over
the next ten years, if actual development matches the projections documented in Appendix A. To the extent the
rate of development either accelerates or slows down,there will be a corresponding change in the need for
infrastructure and impact fee revenue. The revenue projection assumes the average single-family dwelling has
2501 to 3200 square feet of climate-controlled space and the average multifamily unit has 1201 to 1700 square
feet of floor area.
Figure PR5: Projected Impact Fee Revenue
Ten-Year Growth Cost=> $66,826,219
Parks&Recreation Impact Fee Revenue
Single Family Multi family
$4,935 $3,006
Year per housing unit per housing unit
Hsg Units Hsg Units
Base 2022 41,617 9,427
Year 1 2023 43,217 10,227
Year 2 2024 44,767 10,877
Year3 2025 46,117 11,427
Year 4 2026 47,317 11,827
Year 5 2027 48,265 12,231
Year 6 2028 49,212 12,634
Year7 2029 50,160 13,038
Year8 2030 51,107 13,441
Year9 2031 51,836 13,752
Year 10 2032 1 52,565 1 14,062
Ten-Yr I ncrease 10,948 4,635
Projected Revenue=> $54,030,000 $13,930,000
Total Revenue=> $67,960,000
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Comprehensive Financial Plan for Parks and Recreation
As specified in 67-8203(29), development impact fees in Meridian exclude costs to provide better service to
existing development. Existing parks and recreation buildings are fully utilized and there is no surplus capacity for
future development. Expansion of buildings may include support facilities for administration and maintenance.
City staff recommends the improvements listed in Figure PR6 to accommodate additional development over the
next ten years.
Figure PR6: Summary of Ten-Year UP for Parks and Recreation
Needed Planned
I mproved Acres 87.0 93.2
Land for Parks(acres) 120.5 120.5
Recreation Building Sq Ft 22,827 22,800
FY Description Amount units Cost
2023 Parks&Recreation Building Design $1,500,000
2024 Parks&Recreation Building Construction 22,800 square feet $13,776,000
2025 Graycliff Park Design $185,000
2026 Graycliff Park Construction 11.5 acres $4,541,500
2026 West Regional Park Design $500,000
2027 West Regional Park Construction 47.2 acres $18,899,200
20271ri-scovery Park Phase 3 D- 11 111
2028 jlDiscovery Park Phase 3 Construction11
1 • MargaretAldape Park 1- 994 111
2030 MargaretAlclape Park Phase 1 Construction20.0 acres $7,226,000
2031
2032
2023-32 Additional Park Sites 120.5 acres $18,075,000
Total=> $71,656,200
Growth Needs to Maintain Current LOS=> $66,826,219
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Police Impact Fees
The City of Meridian will use an incremental expansion cost method to maintain existing infrastructure standards
for police buildings.
Proportionate Share
In Meridian, police and fire infrastructure standards, projected needs, and development fees are based on both
residential and nonresidential development. As shown in Figure P1,functional population was used to allocate
public safety infrastructure and costs to residential and nonresidential development. Functional population is like
the U.S. Census Bureau's "daytime population," by accounting for people living and working in a jurisdiction.
Functional population also considers commuting patterns and time spent at residential versus nonresidential
locations. Residents that don't work are assigned 20 hours per day to residential development and four hours per
day to nonresidential development (annualized averages). Residents that work in Meridian are assigned 14 hours
to residential development and 10 hours to nonresidential development. Residents that work outside Meridian
are assigned 14 hours to residential development. Inflow commuters are assigned 10 hours to nonresidential
development. Based on 2019 functional population data for Meridian,the cost allocation for residential
development is 72%while nonresidential development accounts for 28%of the demand for police and fire
infrastructure.
Figure P1: Functional Population
Functional Population Cost Allocation for Public Safety
Demand Units in 2019 Demand Person
Residential Hours/Day Hours
Population* 114,161
61% Residents Not Working 69,079 20 1,381,580
39% Resident Workers** 45,082
23% Worked in City** 10,148 14 142,072
77% Worked Outside City** 34,934 14 489,076
Residential Subtotal 2,012,728
Residential Share=> 72%
Nonresidential
Non-working Residents 69,079 4 276,316
Jobs Located in City** 49,856
20% Residents Working in City** 10,148 10 101,480
80% Inflow Commuters 39,708 10 397,080
Nonresidential Subtotal 774,876
Nonresidential Share=> 28%
* 2019 U.S. Census Bureau population estimate. TOTAL 2,787,604
** 2019 Inflow/Outflow Analysis, OnTheMop web
application, U.S. Census Bureau data for all jobs.
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Excluded Costs
Police development fees in Meridian exclude costs to meet existing needs and stricter safety, efficiency,
environmental or regulatory standards. The City's CFP addresses the cost of these excluded items. Also excluded
from the police development fees are public safety vehicles and equipment that do not meet the minimum useful
life requirement in Idaho's Impact Fee Act.
Current Use and Available Capacity
In Meridian, police facilities are fully utilized and there is no surplus capacity for future development. Meridian
has determined that police building space will require expansion to accommodate future development.
Police Facilities, Service Units, and Standards
Police development fees in Meridian are based on the same level of service provided to existing development.
Figure P2 inventories police buildings in Meridian. Because the training center is also used by the Fire
Department,floor area was reduced to indicate the portion used by Meridian police.
For residential development, Meridian will use year-round population within the service areas to derive current
police infrastructure standards. For nonresidential development, Meridian will use inbound, average-weekday,
vehicle trips as the service unit. Figure P2 indicates the allocation of police building space to residential and
nonresidential development, along with FY23 service units in Meridian. Vehicle trips to nonresidential
development are based on floor area estimates for industrial, commercial, institutional, office and other services,
as documented in the Land Use Assumptions.
For police development fees, Meridian will use a cost factor of$660 per square foot (provided by City staff). The
cost factor includes design and construction management. Based on FY23 service units,the standard in Meridian
is 0.33 square feet of police building floor area per person in the service area. For nonresidential development,
Meridian's standard is 0.09 square feet of police building per inbound vehicle trip to nonresidential development,
on an average weekday.
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Figure P2: Meridian Police Buildings and Standards
Police Buildings Square Feet
Admin Building 33,000
Scenario Village 11,637
Police Pricinct-N 11,223
PSTC(half) 7,250
TOTAL 63,110
Source: Cityof Meridian Police Department.
Police Buildings Standards
Residential Nonresidential
Proportionate Share(based on 72% 28%
functional population)
Growth Indicator Population Avg WkdyVeh Trips
to Nonres Dev
Service Units in FY23 i 139,2491 195,281
Square Feet per Service Unit 0.331 0.09
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Police Infrastructure Needs
Idaho's development fee enabling legislation requires jurisdictions to convert land use assumptions into service
units and the corresponding need for additional infrastructure over the next ten years. As shown in Figure P3,
projected population and inbound nonresidential vehicle trips drive the need for police buildings and vehicles.
Meridian will need 13,745 additional square feet of police buildings. The ten-year, growth-related capital cost of
police buildings is approximately$9.07 million.
Figure P3: Police Facilities Needed to Accommodate Growth
Police Infrastructure Standards and Capital Costs
Buildings-Residential 0.33 Sq Ft per person
Buildings-Nonresidential 0.09 Sq Ft pertrip
Police Buildings Cost $660 per square foot
Infrastructure Needed
Veh Trips to Police
Year Population Nonres in Meridian Buildings(sq ft)
Base 2022
Year 1 2023 139,249 195,281 63,110
Year 2 2024 145,028 198,832 65,317
Year 3 2025 151,006 202,497 67,599
Year 4 2026 154,310 206,064 69,000
Years 2027 157,614 209,871 70,423
Year 6 2028 160,919 213,623 71,841
Year7 2029 164,223 217,451 73,265
Year8 2030 167,527 221,295 74,692
Year9 2031 169,715 225,340 75,772
Year10 2032 1 171,9031229,423176,855
2023-2032 Increase 32,654 34,142 13,745
Growth Cost of Police Buildings=> $9,072,000
Revenue Credit Evaluation
Currently the City of Meridian does not have any outstanding debt related to police facilities. Therefore, a
revenue credit for bond payments is not applicable. As shown in the cash flow analysis below, projected impact
fee revenue matches the growth cost of new facilities. Based on the City of Meridian's legislative policy decision
to fully fund expected growth costs from impact fees,there is no potential double-payment from other revenue
sources.
Police Development Fees
Infrastructure standards and cost factors for police are summarized in the upper portion of Figure P4. The
conversion of infrastructure needs and costs per service unit into a cost per development unit is also shown in the
table below. For residential development, average number of persons in a housing unit provides the necessary
conversion. Persons per housing unit, by size threshold are documented in the Land Use Assumptions.
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For nonresidential development,trip generation rates by type of development are from the Institute of
Transportation Engineers (ITE 2022). To ensure the analysis is based on travel demand associated with
nonresidential development within Meridian,trip ends (entering and exiting) are converted to inbound trips using
a basic 50%adjustment factor.
In addition to the growth cost of police facilities, impact fees include the cost of professional services related to
the CFP (authorized by the Idaho Impact Fee Act).
Figure P4: Police Impact Fees per Development Unit
2022 Input Variables
Infrastructure Type Infrastructure Growth Quantity Cost Factor Growth Cost
Units Over Ten Years per Unit (rounded)
Police Buildings square feet 13,745 $660 $9,072,000
Professional Services Cost=> $7,680
Less Projected Fund Balance 9/30/2022=> $0
Cost Allocation Net Growth Cost=> $9,079,680
Residential 72%
Nonresidential 28%
Allocated Cost by Land Use
Residential $6,537,370
Nonresidential $2,542,310
Growth 2022 to 2032 Cost perService
Unit
Residential(persons) 38,433 $170
Nonresidential
37,601 $67
(vehicle trips)
Residential Impact Fees(per housing unit)
Square Feet of Climate-Controlled Persons per Proposed Police Current Proposed
Increase to Current
Space Housing Unit Facilities Fees Fees
Ratio
1200 or less 1.12 $190 $56 $134 3.39
1201 to 1700 1.73 $294 $98 $196 3.00
1701 to 2500 2.37 $402 $128 $274 3.14
2501 to 3200 2.84 $482 $152 $330 3.17
3201 or more 3.19 $542 $177 $365 3.06
Nonresidential Impact Fees(square foot of building)
Avg Wkdy Veh Trip Adjustment Proposed
TripEnds per Factors Proposed
p Police Current
Type KSF Facilities Fees Increase to Current
Ratio
Fees
Commercial(Restaurant/Retail) 37.01 50% $1.23 $0.24 $0.99 5.13
All Other 5.76 50% $0.19 $0.05 $0.14 3.80
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Projected Revenue for Police Facilities
Over the next ten years, police development fee revenue is projected to approximately match the growth cost of
police infrastructure, which has a ten-year total cost of approximately$9.08 million (see the upper portion of
Figure P5). The table below indicates Meridian should receive approximately$9.1 million in police development
fee revenue, if actual development matches the land use assumptions. To the extent the rate of development
either accelerates or slows down, there will be a corresponding change in the need for infrastructure and
development fee revenue. The revenue projection assumes the average single-family dwelling has 2501 to 3200
square feet of climate-controlled space and the average multifamily unit has 1201 to 1700 square feet of floor
area.
Figure P5: Police Development Fee Revenue
Ten-Year Growth Cost of Police Facilities=> $9,079,680
Police Impact Fee Revenue
Single Family Multi family Industrial Commercial Institutional Office&Other
Services
$482 $294 $190 $1,230 $190 $190
per housing unit per housing unit per 1000 Sq Ft per 1000 Sq Ft per 1000 Sq Ft per 1000 Sq Ft
Year Hsg Units Hsg Units KSF KSF KSF KSF
Base 2022 41,617 9,427 11,740 6,570 5,270 7,360
Year 2023 43,217 10,227 11,950 6,690 5,360 7,490
Year2 2024 44,767 10,877 12,170 6,810 5,460 7,630
Year3 2025 46,117 11,427 12,380 6,940 5,560 7,760
Year 4 2026 47,317 11,827 12,610 7,060 5,660 7,900
Year5 2027 48,265 12,231 12,840 7,190 5,760 8,050
Year6 2028 49,212 12,634 13,070 7,320 5,860 8,190
Year7 2029 50,160 13,038 13,300 7,450 5,970 8,340
Year8 2030 51,107 13,441 13,540 7,580 6,080 8,490
Year9 2031 51,836 13,752 13,790 7,720 6,190 8,640
Year10 2032 52,565 14,062 14,030 7,860 6,300 8,800
Ten-Yrincrease 10,948 4,635 2,290 1,290 1,030 1,440
Projected Revenue=> $5,280,000 $1,360,000 $435,000 $1,587,000 $196,000 $274,000
Total Projected Revenues(rounded)=> $9,132,000
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Comprehensive Financial Plan for Police
City staff recommends the improvements listed in Figure P6 to accommodate additional development over the
next ten years. Impact fees will contribute approximately$9.1 million for Phase 3 of the Public Safety Training
Center. Other revenue sources will be required to fund the additional cost of police facilities over the next ten
years.
Figure P6: Summary of Ten-Year CFP for Police
Needed Planned
Building Sq Ft 13,745 17,000
FY Description Amount Units Cost
2023
2024
2025 Public Safety Training Center Phase 3 17,000 square feet $11,220,000
2026
2027
2028
2029
2030
2031
2032
Total=> $11,220,000
Growth Needs to Maintain Current LOS=> $9,079,680
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Fire Impact Fees
DP Guthrie LLC recommends functional population to allocate the cost of additional fire infrastructure to
residential and nonresidential development (see Figure P1 above and related text). Fire development fees in
Meridian are based on the same level of service currently provided to existing development.
Existing Standards for Fire Facilities
Figure F1 inventories Fire Department buildings in Meridian. Because the training center is also used by the Police
Department,floor area was reduced to indicate the portion used by Meridian Fire Department. Based on service
units in FY23,the standard for fire buildings is 0.52 square feet per person and 0.52 square feet per job.
Figure F1: Existing Fire Buildings
Fire Stations Square
Feet
Fire Admin Space(City Hall) 13,511
Fire Station#1(540 E. Franklin Rd) 11,700
Fire Station#6(1435 W Overland Rd) 10,299
Fire Station#7(2385 Lake Hazel Rd) 10,299
Fire Station#8(4250 N Owyhee Storm Ave) 10,299
Fire Station#5(6001 N Linder Rd) 7,360
PSTC(half) 7,250
Fire Station#4(2515 S Eagle Rd) 7,077
Fire Station#3(3545 N Locust Grove) 7,040
Fire Station#2(2401 N Ten M ile Rd) 6,770
Training Tower @ Station#1 6,523
Fire Safety Center(1901 Leighfield Dr) 1,744
TOTAL 99,872
Allocation Factors for Fire Stations
Residential Share 72% Functional
Nonresidential Share 28% Population
Population in 2023 139,249
Jobs in 2023 53,547
Infrastructure Standards for Fire Stations
Square
Feet
Residential(per person) 0.52
Nonresidential(perjob) 0.52
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Development fees will be used to expand the fleet of fire vehicles and purchase equipment with a useful life of at
least ten years. Figure F2 lists fire vehicles and equipment currently used by the Meridian Fire Department.
Following the same methodology used for fire buildings, the total cost of fire vehicles and equipment was
allocated 72%to residential and 28%to nonresidential development in Meridian. As shown below, every
additional resident will require Meridian to spend approximately$75 for additional fire vehicles and equipment.
Every additional job requires the City to spend approximately$74 for additional fire vehicles and equipment.
Figure F2: Existing Standards for Fire Vehicles
Fire Apparatus and Equipment Code Total Cost
Engines FE $6,178,923
Ladder Truck LT $4,400,000
Pickup Trucks PT $590,975
Other Vehicles OV $431,296
Communications&Equipment CE $2,244,978
TOTAL $13,846,172
Allocation Factors for Fire Apparatus and Communications
Residential Share 72% Functional
Nonresidential Share 28% population
Population in 2022 133,470
Jobs in 2022 52,602
Infrastructure Standards for Fire Apparatus and Communications
Apparatus and
Communications
Residential(per person) $74.69
Nonresidential(perjob) $73.70
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Fire Infrastructure Needs
The City's Comprehensive Plan and website describe existing fire facilities. In Meridian,fire facilities are fully
utilized and there is no surplus capacity for future development. The City has determined that fire facilities will
require expansion to accommodate future development. As specified in 67-8203(29), development impact fees in
Meridian exclude costs to repair, upgrade, update, expand or replace existing capital improvements to provide
better service to existing development. To accommodate projected development, Meridian will expand fire
buildings by 21,741 square feet and spend approximately$3.63 million to purchase additional fire vehicles and
equipment.
Figure F3: Growth-Related Need for Fire Facilities
Fire Infrastructure Standards and Capital Costs
Fire Buildings-Residential 0.52 Sq Ft per person
Fire Buildings-Nonresidential 0.52 Sq Ft perjob
Fire Buildings Cost $864 per square foot
Fire Apparatus/Communications-Residential $74.69 Cost per person
Fire Apparatus/Communications-Nonres $73.70 Cost perjob
Facilities Needed
Population Meridian Sq Ft of Fire Fire Apparatus and
Year Jobs Stations Communications
Base 2022 $13,846,172
Year 1 2023 139,249 53,547 99,872 $14,347,471
Year 2 2024 145,028 54,514 103,361 $14,850,391
Year3 2025 151,006 55,496 106,961 $15,369,281
Year4 2026 154,310 56,496 109,190 $15,689,784
Years 2027 157,614 57,514 111,428 $16,011,613
Year6 2028 160,919 58,552 113,676 $16,334,917
Year7 2029 164,223 59,607 115,933 $16,659,474
Year8 2030 167,527 60,680 118,200 $16,985,357
Year9 2031 169,715 61,774 119,901 $17,229,431
Year 10 2032 1 171,9031 62,8881 121,6131 $17,474,979
Increase 32,654 9,341 21,741 $3,628,807
Cost of Fire Stations=> $18,784,000
Cost of Fire Apparatus and Communications=> $3,629,000
Total Growth Cost=> $22,413,000
Revenue Credit Evaluation
Currently the City of Meridian does not have any outstanding debt related to fire facilities. Therefore, a revenue
credit for bond payments is not applicable. As shown in the cash flow analysis below, projected impact fee
revenue matches the growth cost of new facilities. Based on the City of Meridian's legislative policy decision to
fully fund expected growth costs from impact fees,there is no potential double-payment from other revenue
sources.
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Current and Proposed Fire Impact Fees
Figure F4 indicates proposed impact fees for fire facilities in Meridian. Residential fees are derived from average
number of persons per housing unit and the cost per person. Nonresidential fees are based on average jobs per
1,000 square feet of floor area and the cost per job. The cost factors for fire facilities are summarized in the upper
portion of Figure F4. Persons per unit, by dwelling size, are based on local data, as discussed in the Land Use
Assumptions. For nonresidential development, average jobs per thousand square feet of floor area are also
documented in the Land Use Assumptions.
To be consistent with 67-8204(16) of the Idaho Development Impact Fee Act, impact fees are derived using the
cost per service unit multiplied by the average number of service units per development unit. Proposed
nonresidential development fees for fire facilities are shown in the column with light orange shading. The 2022
study recommends nonresidential fees by two general categories, Commercial and All Other types of
nonresidential development. Commercial includes all buildings within a shopping center, plus stand-alone retail
development and eating/drinking places (i.e., restaurants and bars). All Other includes industrial, warehousing,
offices, business services, and personal services (i.e., every type of non-residential development not considered
Commercial).
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Figure F4: Fee Schedule for Fire Facilities
20221nput Variables
Cost
Infrastructure Type
Infrastructure Growth Quantity Factor Growth Cost
Units Over Ten Years per Unit (rounded)
Fire Buildings square feet 21,741 $864 $18,784,000
Fire Apparatus dollars $3,629,000
Total=> $22,413,000
Professional Services Cost=> $7,680
Less Projected Fund Balance 9/30/2022=> $0
CostAllocation Net Growth Cost=> $22,420,680
Residential 1 72%
Nonresidential 128%
Allocated Cost by Land Use
Residential $16,142,890
Nonresidential 1 $6,277,790
Growth 2022 to 2032 Cost perService
Unit
Residential(persons) 38,433 $420
Nonresidential(jobs) 10,286 $610
Residential impact Fees(per housing unit)
Square Feet of Climate-Controlled Persons per Proposed Fire Current Proposed
Increase to Current
Space Housing Unit Facilities Fee Fees
Ratio
1200 or less 1.12 $470 $258 $212 1.82
1201 to 1700 1.73 $726 $450 $276 1.61
1701 to 2500 2.37 $995 $585 $410 1.70
2501 to 3200 2.84 $1,192 $693 $499 1.72
3201 or more 3.19 $1,339 $809 $530 1.66
Nonresidential Impact Fees(square foot of building)
Jobs per1,000 Proposed Fire Current Proposed
Type Increase to Current
Sq Ft Facilities Fee Fees
Ratio
Commercial(Restaurant/Retail) 2.12 $1.29 $0.64 $0.65 2.02
AIIOther 11.58 1 $0.961 $0.411 $0.55 12.34
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Projected Revenue for Fire Facilities
Over the next ten years,fire development fee revenue is projected to approximately match the growth cost of fire
infrastructure, which is approximately$22.42 million (see the upper portion of Figure F5). The table below
indicates Meridian should receive approximately$22.65 million in fire development fee revenue, if actual
development matches the land use assumptions. To the extent the rate of development either accelerates or
slows down, there will be a corresponding change in the development fee revenue. The revenue projection
assumes the average single-family dwelling has 2501 to 3200 square feet of climate-controlled space and the
average multifamily unit has 1201 to 1700 square feet of floor area.
Figure F5: Fire Development Fee Revenue
Ten-Year Cost of Growth-Related Fire Facilities=> $22,420,680
Fire Impact Fee Revenue
Single Family Multi family Industrial Commercial Institutional Office and
Other Services
$1,192 $726 $960 $1,290 $960 $960
Year per housing unit per housing unit per 1000 Sq Ft per 1000 Sq Ft per 1000 Scl Ft per 1000 Sq Ft
Hsg Units Hsg Units KSF KSF KSF KSF
Base 2022 41,617 9,427 11,740 6,570 5,270 7,360
Year 1 2023 43,217 10,227 11,950 6,690 5,360 7,490
Year2 2024 44,767 10,877 12,170 6,810 5,460 7,630
Year3 2025 46,117 11,427 12,380 6,940 5,560 7,760
Year4 2026 47,317 11,827 12,610 7,060 5,660 7,900
Year5 2027 48,265 12,231 12,840 7,190 5,760 8,050
Year6 2028 49,212 12,634 13,070 7,320 5,860 8,190
Year7 2029 50,160 13,038 13,300 7,450 5,970 8,340
Year8 2030 51,107 13,441 13,540 7,580 6,080 8,490
Year9 2031 51,836 13,752 13,790 7,720 6,190 8,640
Year 10 2032 52,565 14,062 14,030 7,860 6,300 8,800
Ten-Yrincrease 10,948 4,635 2,290 1,290 1,030 1,440
Projected Revenue=> $13,050,000 $3,370,000 $2,200,000 $1,660,000 $990,000 $1,380,000
Total Projected Revenues(rounded)=> $22,650,000
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Comprehensive Financial Plan for Fire Facilities
Using impact fee funding over the next ten years, Figure F6 indicates that Meridian plans to expand fire building
space by 21,741 square feet. Meridian will also purchase additional fire vehicles costing approximately$6.63
million. The total cost for planned projects is approximately$25.42 million. The growth needs funded by impact
fees is approximately$22.42 million over ten years. Other revenues will be required to fully fund the Fire
Department's CFP.
Figure F6: Summary of Ten-Year CFP for Fire Facilities
Needed Planned
Building Sq Ftl 21,741 1 21,741
Apparatus and Equipmentl $3,629,000 1 $6,632,469
FY Description Amount Units Cost
2023
2024 Fire Station#1 Vehicle $686,834
2025 Radios 16 $160,000
2025 Ladder Truck @Fire Station#6 1 $2,200,000
2026 Additional Cardiac Monitors $140,000
2026 Additional Fire Station Design $720,000
2027 Additional Fire Station Construction 12,000 square feet $9,648,000
2027 Additional Fire Station Engine $686,834
2027 Hydraulic Extrication Tool 2 $250,000
2027 Thermal Imaging Cameras 5 $70,400
2028 Ladder Truck @Fire Station#10 1 $2,200,000
2028 SCBAs for new apparatus $140,000
2030 Additional Battalion Chief Vehicle 1 $98,401
2023 to Building Design $720,000
2032
2023 to Expand Fire Buildings 9,741 square feet $7,696,100
2032
Total=> $25,416,569
Growth Needs to Maintain Current LOS=> $22,420,680
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Fee Implementation and Administration
Consistent with best practices and Idaho's enabling legislation, Meridian updates capital improvements and
development impact fees every five years. In addition, some jurisdictions make annual adjustments for inflation
using a price index like the Engineering News Record (ENR) Construction Cost Index published by McGraw-Hill
Companies. This index could be applied to the adopted impact fee schedule, reviewed by the Advisory
Committee,then approved by City Council. If cost estimates or demand indicators change significantly,the City
should redo the fee calculations.
Another best practice is to spend impact fees as soon as possible, tracking funds according to first in,first out
accounting, using aggregate rather than project-specific tracking. Impact fees and accrued interest are
maintained in a separate fund that is not comingled with other revenues. In Idaho, an annual report is
mandatory, indicating impact fee collections, expenditures, and fund balances by type of infrastructure.
Cost of CFP Preparation
As stated in Idaho's enabling legislation, a surcharge on the collection of development impact fees may be used to
fund the cost of preparing the CFP that is attributable to the impact fee determination. A minor cost of$7,680
per infrastructure type was added to the 2022 Meridian impact fee study.
Development Categories
Proposed impact fees for residential development are by square feet of climate-controlled space, excluding
porches, garage and unfinished space, such as basements and attics. For an apartment building,the average size
threshold is derived for an entire building. The recommended procedure is to identify the aggregate climate-
controlled floor area for the entire building, excluding ancillary space for community rooms,fitness centers,
management office and maintenance areas, divided by the number of dwelling units in the building. Apartment
complexes and some residential development provide common areas for use by residents, such as exercise rooms
and clubhouses. Common areas for the private use of residents are ancillary uses to the dwelling units and not
subject to additional impact fees.
Section 67-8204(20) of the Idaho Development Impact Fee Act states that an addition to an existing residential
building,that does not increase the number of service units, should be exempt from additional impact fees. Given
the relatively small fee increase across size thresholds and the high transaction cost to assess fees for additions to
residential buildings, DP Guthrie LLC recommends that additions to residential buildings should not be subject to
additional impact fees.
The two general nonresidential development categories in the proposed impact fee schedule can be used for all
new construction within Meridian. Nonresidential development categories represent general groups of land uses
that share similar average weekday vehicle trip generation rates and job density(i.e.,jobs per 1,000 square feet of
floor area), as documented in Appendix A. "Commercial" includes retail development and eating/drinking places
(i.e., restaurants and bars). All land uses within a shopping center will pay the impact fee for commercial
development. All Other includes industrial, warehousing, offices, business services, and personal services (i.e.,
every type of non-residential development not considered Commercial).
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An applicant may submit an independent study to document unique demand indicators (i.e., service units per
development unit). The independent study should be prepared by a professional engineer or certified planner
and use the same type of input variables as those in Meridian's impact fee study. For residential development,
impact fees are based on average persons per housing unit. For nonresidential development, impact fees are
based on inbound average weekday vehicle trips per 1,000 square feet of floor area, and the average number of
jobs per 1,000 square feet of floor area. The independent fee study will be reviewed by City staff and can be
accepted as the basis for a unique fee calculation. If staff determines the independent fee study is not
reasonable,the applicant may appeal the administrative decision to Meridian's elected officials for their
consideration.
Credits and Reimbursements
A general requirement that is common to impact fee methodologies is the evaluation of credits. A revenue credit
may be necessary to avoid potential double payment situations arising from one-time impact fees plus on-going
payment of other revenues that may also fund growth-related capital improvements. The determination of
revenue credits is dependent upon the impact fee methodology used in the cost analysis.
Policies and procedures related to site-specific credits should be addressed in the ordinance that establishes the
impact fees. Project-level improvements, required as part of the development approval process, are not eligible
for credits against impact fees. If a developer constructs a system improvement included in the fee calculations, it
will be necessary to either reimburse the developer or provide a credit against the fees. The latter option is more
difficult to administer because it creates unique fees for specific geographic areas. Based on national experience,
DP Guthrie LLC recommends a jurisdiction establish a reimbursement agreement with the developer that
constructs a system improvement. The reimbursement agreement should be limited to a payback period of no
more than ten years and the City should not pay interest on the outstanding balance. The developer must
provide documentation of the actual cost incurred for the system improvement. The City should only agree to
pay the lesser of the actual construction cost or the estimated cost used in the impact fee analysis. If the City
pays more than the cost used in the fee analysis, there will be insufficient fee revenue. Reimbursement
agreements should only obligate the City to reimburse developers annually according to actual fee collections
from the benefiting area.
The supporting documentation for each type of impact fee describes the types of infrastructure considered to be
system improvements. Site specific credits or developer reimbursements for one type of system improvement
does not negate an impact fee for other system improvements.
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Appendix A: Land Use Assumptions
Appendix A contains the land use assumptions for Meridian's 2019 DIF update. The CFP must be developed in
coordination with the Advisory Committee and utilize land use assumptions most recently adopted by the
appropriate land planning agency [see Idaho Code 67-8206(2)]. Idaho's enabling legislation defines land use
assumptions as:
"a description of the service area and projections of land uses, densities, intensities, and population in the
service area over at least a 20-year period."
Service Areas
To ensure a substantial benefit to new development paying impact fees,the City of Meridian has evaluated
collection and expenditure zones for public facilities that may have distinct benefit or service areas. In the City of
Meridian, impact fees for parks/recreation, police and fire facilities will benefit new development throughout the
entire incorporated area. DP Guthrie LLC recommends one citywide service area for Meridian impact fees.
Idaho Code 67-8203(26) defines "service area" as:
"Any defined geographic area identified by a governmental entity, or by intergovernmental agreement, in
which specific public facilities provide service to development within the area defined, on the basis of
sound planning or engineering principles, or both."
The City's adopted Future Land Use Map indicates land uses, densities, and intensities of development, as
required by Idaho Code 67-8203(16). The service area is defined as all land within the city limits of Meridian, as
modified over time.
Summary of Growth Indicators
Population, housing unit,jobs and nonresidential floor area are the "service units" or demand indicators that will
be used to evaluate the need for growth-related infrastructure. The demographic data and development
projections discussed below will also be used to demonstrate proportionality. All land use assumptions are
consistent with Meridian's Comprehensive Plan. In contrast to the Comprehensive Plan, which is more general
and has a long-range horizon, development impact fees require more specific quantitative analysis and have a
short-range focus. Typically, impact fee studies look out five to ten years, with the expectation that fees will be
periodically updated (e.g., every 5 years). Infrastructure standards will be calibrated using fiscal year 2018-19
data. In Meridian,the fiscal year begins on October 15Y
Key development projections for the City of Meridian are housing units and nonresidential floor area, as shown in
Figure Al. These projections will be used to estimate development fee revenue and to indicate the anticipated
need for growth-related infrastructure. The goal is to have reasonable projections without being overly
concerned with precision. Because impact fee methods are designed to reduce sensitivity to development
projections in the determination of the proportionate-share fee amounts, if actual development is slower than
projected,fee revenue will decline, but so will the need for growth-related infrastructure. In contrast, if
development is faster than anticipated,the City will receive an increase in fee revenue, but will also need to
accelerate infrastructure improvements to keep pace with the actual rate of development.
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Population and housing unit projections were provided by City staff. During the next ten years,the impact fee
study assumes Meridian's population increases at a growth rate of approximately 2.56% per year. Over the next
ten years,jobs are expected to increase at a growth rate of approximately 1.8% per year, which is from the
Communities in Motion employment forecast from 2020 to 2050.
Figure Al: Annual Development Projections
Meridian Land Use Assumptions
200,000
180,000
160,000
140,000
120,000
100,000
80,000
60,000
40,000
20,000
0
2020 2025 2030 2035 2040
Population Housing Units Jobs Nonresidential Square Feet(in thousands)
Proportionate Share
The term "proportionate" is found throughout Idaho's Development Impact Fee Act. For example, Idaho Code 67-
8202(2) states the intent to,
"Promote orderly growth and development by establishing uniform standards by which local governments
may require that those who benefit from new growth and development pay a proportionate share of the
cost of new public facilities needed to serve new growth and development;"
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Because DIFS must be proportionate, jurisdictions derive fees for various land uses per unit of development, as
stated in Idaho Code 67-8404(17).
"A development impact fee ordinance shall include a schedule of development impact fees for various land
uses per unit of development. The ordinance shall provide that a developer shall have the right to elect to
pay a project's proportionate share of system improvement costs by payment of development impact fees
according to the fee schedule as full and complete payment of the development project's proportionate
share of system improvement costs..."
Even though formulas and methods are not specified in Idaho's Development Impact Fee Act, DIFs must be
reasonable and fair, as stated in section 67-8201(1).
"All development impact fees shall be based on a reasonable and fair formula or method under which the
development impact fee imposed does not exceed a proportionate share of the costs incurred, or to be
incurred, by the governmental entity in the provision of system improvements to serve the new
development.
In the following sections, DP Guthrie LLC describes reasonable and fair formulas and methods that can be used in
the City of Meridian to make DIFs proportionate by size of residential development and type of nonresidential
development.
Residential Development and Persons per Housing Unit
The 2010 census did not obtain detailed information using a "long-form" questionnaire. Instead,the U.S. Census
Bureau has switched to a continuous monthly mailing of surveys, known as the American Community Survey
(ACS), which is limited by sample-size constraints. For example, data on detached housing units are now
combined with attached single units (commonly known as townhouses). Part of the rationale for imposing fees by
size threshold, as discussed further below, is to address this ACS data limitation. Because townhouses and
apartments generally have fewer bedrooms and less floor area than detached units, size thresholds make fees
more proportionate, while facilitating construction of affordable units. As shown Figure A2, dwellings with a
single unit per structure (detached and attached) average 2.84 persons per housing unit. Dwellings in structures
with two or more units average 2.19 year-round residents per unit. This category includes duplexes,which have
two dwellings on a single land parcel. According to the latest available data, the overall average is 2.75 year-
round residents per housing unit and 2.82 persons per household. According to the U.S. Census Bureau, a
household is a housing unit that is occupied by year-round residents. Development fees often use per capita
standards and persons per housing unit, or persons per household, to derive proportionate-share fee amounts.
DP Guthrie LLC recommends that fees for residential development in the City of Meridian be imposed according
to the number of year-round residents per housing unit.
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Figure A2: Year-Round Persons per Unit by Type of Housing
Meridian Population and Housing Characteristics
Units in Structure Persons House- Persons per Housing Persons per Housing Vacancy
holds Household Units Housing Unit Mix Rate
Single Unit* 95,564 32,685 2.92 33,703 2.84 86% 3%
All Other** 11,920 5,364 2.22 5,440 2.19 14% 1%
Subtotal 107,484 38,049 2.82 39,143 2.75 3%
Group Quarters 303
TOTAL 107,787
Source: U.S. Census Bureau, 2020 American Community Survey, 5-Year Estimates, Tables B25024,
B2503Z B25033, and B26001.
* Single unit includes attached and detached.
** All other includes multifamily and mobile homes.
Demand Indicators by Dwelling Size
Impact fees must be proportionate to the demand for infrastructure. Because the average number of persons per
housing unit has a strong, positive correlation to the number of bedrooms, DP Guthrie LLC recommends
residential fee schedules that increase by dwelling size. Custom tabulations of demographic data by bedroom
range can be created from individual survey responses provided by the U.S. Census Bureau, in files known as
Public Use Micro-Data Samples (PUMS). PUMS files are only available for areas of at least 100,000 persons, with
the City of Meridian included in Public Use Micro-Data Area (PUMA) 701. As shown in Figure A3, DP Guthrie LLC
derived average persons per housing unit by bedroom range, from un-weighted PUMS data. The recommended
multipliers by bedroom range (shown below) are for all types of housing units, adjusted to the control total for
Meridian (i.e., 2.75 persons per housing unit).
Figure A3: Persons by Bedroom Range
Recommended
Multipliers(2)
Bedrooms Persons Housing Persons per Housing
(1) Units(1) Housing Unit Mix
0-1 53 43 1.33 3.0%
2 384 205 2.02 14.3%
3 1,5801 684 2.49 47.7%
4+ 1,6421 501 3.53 35.0%
Tota 1 3,6591 1,433 2.75 1 100.0%
(1) American Community Survey, Public Use Microdata
Sample for ID PUMA 701(2016-2020 5-year database).
(2) Recommended persons per housing unit are scaled to
make the average derived from PUMS survey data match
the control total for Meridian (i.e. 2.75 persons per housing
unit).
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DIFs based on size of dwelling are generally easier to administer when expressed in square feet of finished living
space for all types of housing. Basing fees on floor area rather than the number of bedrooms eliminates the need
for criteria to make administrative decisions on whether a room qualifies as a bedroom. To translate dwelling size
by number of bedrooms into square feet of living space, DP Guthrie LLC used the 2018 Ada County Assessor's
residential database to derive average square feet by bedroom range (i.e.,two,three, and four or more
bedrooms).
DP Guthrie LLC recommends that DIFs for residential development be imposed based on finished square feet of
living space, excluding garages, patios and porches that are not climate-controlled. Average floor area and
number of persons by bedroom range are plotted in Figure A4, with a logarithmic trend line derived from actual
averages for Meridian. Using the trend line formula shown in the chart, DP Guthrie LLC derived the estimated
average number of persons, by dwelling size, in size thresholds like those currently used by the City of Boise. As
shown with yellow highlighting, the lowest floor area range (1200 square feet or less) has an estimated average of
1.24 persons per housing unit. At the upper end of the floor area range (3201 or more square feet of climate-
controlled space),the average is 3.53 persons per housing unit.
For a building with more than one residential unit, City staff will determine the average size threshold for the
entire building by dividing total climate-controlled floor area, less ancillary building space, by the total number of
dwellings in the building. Ancillary floor area includes community rooms, fitness centers, management offices,
and maintenance areas.
In each impact fee worksheet,the person per housing unit values shown in Figure A4 were adjusted downward by
multiplying the value for each size threshold by the ratio of 2.84 divided by 3.14. Figure A2 indicates an average
of 2.84 persons per single-family unit in Meridian and 3.14 is the fitted-curve value for dwellings with 2501 to
3200 square feet, which is the middle range for single-family units.
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Figure A4: Persons by Square Feet of Living Space
Average square feet for 2 to 4+
Survey of Construction Meridian Averages per Housing Unit Fitted-Curve Values bedrooms in Meridian was derived
Square Feet(rounded) Bedrooms Sq Ft(rounded) Persons Sq Ft Range Persons from Ada County Assessor
1,100 0-1 1,000 1.33 1200 or less 1.24 residential database (units
1,800 2 1,500 2.02 1201 to 1700 1.91 constructed 2014 to 2018).
2,200 3 2,100 2.49 1701 to 2500 2.62 Average persons per housing unit
by bedroom range is based on
3,400 4+ 2,900 3.53 2501 to 3200 3.14
2016-2020 ACS PUMS data for ID
2,700 <=Wt Avg=> 2,400 3201 or more 3.53 PUMA 701. Recommended Square
Feet Ranges are similar to Boise
size thresholds.
Persons per Housing Unit in Meridian, ID
4.00
3.50 = 1.98841n(x) - 12.493
R2= 0.9651
+, 3.00
2.50
3
2 2.00
Gl
O.
c 1.50
N
v
a 1.00
0.50
0.00
0 500 1,000 1,500 2,000 2,500 3,000 3,500
Square Feet of Living Area
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Jobs and Nonresidential Development
In addition to data on residential development, the calculation of impact fees requires data on nonresidential
development. DP Guthrie LLC uses the term 'jobs" to refer to employment by place of work. In Figure A5, color
shading indicates nonresidential development prototypes used by DP Guthrie LLC to derive average weekday
vehicle trips and nonresidential floor area. For future industrial development, DP Guthrie LLC averaged Light
Industrial (ITE code 110) and Warehousing(ITE 150)to derive an average of 1,239 square feet per industrial job.
The prototype for future commercial development is an average-size Shopping Center(ITE code 820).
Commercial development (i.e., retail and eating/drinking places) is assumed to average 471 square feet per job.
For institutional development, such as schools, daycare and churches,the impact fee study assumes an average of
1,012 square feet per job. The prototype for institutional development is Assisted Living (ITE 254). For office and
other services, an average-size Office (ITE 710) is the prototype for future development, averaging of 307 square
feet per job.
Figure A5: Average Weekday Vehicle Trip Ends
ITE Land Use/ Demand Wkdy Trip Ends Wkdy Trip Ends Emp Per Sq Ft
Code Unit Per Dmd Unit* Per Employee* Dmd Unit PerEmp
110 Light Industrial 1,000SgFt 4.87 3.10 1.57 637
140 Manufacturing 1,000 Sq Ft 4.75 2.51 1.89 528
150 Warehousing 1,000 Sq Ft 1.71 5.05 0.34 2,953
254 Assisted Living 1,000 Sq Ft 4.19 4.24 0.99 1,012
610 Hospital 1,000 Sq Ft 10.77 3.77 2.86 350
620 Nursing Home 1,000 Sq Ft 6.75 3.31 2.04 490
710 General Office 1,000SgFt 10.84 3.33 3.26 307
760 Research& Dev Center 1,000 Sq Ft 11.08 3.37 3.29 304
770 Business Park 1,000 Sq Ft 12.44 4.04 3.08 325
820 1 Shopping Center 1,000 Sq Ft 37.01 17.42 2.12 471
857 Discount Club 1,000 Sq Ft 1 42.46 32.21 1.32 759
Industrial in Meridian 1,000 Sq Ft 1 3.29 4.08 0.81 1,239
* Trip Generation,Institute of Transportation Engineers,11th Edition(2022).
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Figure A6 indicates 2019 estimates of jobs and nonresidential floor area within Meridian. Job estimates, by type
of nonresidential, are from Meridian's Work Area Profile, available through the U.S. Census Bureau's online web
application known as OnTheMap. The number of jobs in Meridian is based on quarterly workforce reports
supplied by employers. Floor area estimates are derived from the number of jobs by type of nonresidential
development and average square feet per job ratios, as discussed on the previous page. Total floor area of
nonresidential development in Meridian is consistent with property tax parcel information obtained from Ada
County.
Figure A6: Jobs and Floor Area Estimates
2019
Jobs(1)
Commercial(2) 13,237 26.6%
Industrial(3) 8,983 18.0%
Institutional(4) 4,934 9.9%
Office&Other Services(5) 22,702 45.5%
TOTAL 49,856 100.0%
(1) Jobs in 2015 from Work Area Profile,
OnTheMap,U.S. Census Bureau web
application.
(2) Major sectors are Retail and
Accommodation/Food Services.
(3) Major sectors are Construction,
Manufacturing, Wholesale Trade, and
Trans portation/Wareho using.
(4) Major sectors are Educational Services and
Public Administration.
(5) Major sectors are
Professional/Scientific/Technical Services and
Health Care.
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Appendix B: Changes in Standards and Cost Factors
Figure 131 summarizes changes to infrastructure standards and cost factors from the 2019 impact fee study to the
2022 update. For most public facilities, infrastructure standards have increased slightly over time, with the
exception of park improvements. Since 2019, population has increased faster than acres of improved parks.
Major changes accounting for the proposed impact fee increase are higher cost factors and the recommendation
to acquire additional park sites using impact fees, based on the 2022 standard of 3.14 acres per thousand
residents. In the 2019 study, land for additional parks was only 1%of the growth cost and no standard was
documented. In the 2022 study, land for additional parks is 26%of the growth cost for parks & recreation.
Figure B1: Comparison of Standards and Cost Factors
Public Infrastructure Standard Cost Factor 2022 to 2019
Facility 2019 2022 Measure 2019 2022 Units Cost Ratio
Park Improvements 2.91 2.66 acres perthousand $241,000 $411,000 per acre 1.71
residents
Park Land(new) * 3.14 acres perthousand $61,000 $150,000 per acre 2.46
residents
square feet per square foot of
Recreation Centers 0.49 0.59 $225 $670 2.98
per person building
Police Buildings square feet
Residential 0.26 0.33 per person per square foot of
Police Buildings square feet per $333 $660 1.98
building
Nonresidential 0.06 0.09 vehicle trip
Fire Buildings-Residential 0.44 0.52 square feet
per person $535 864 per square foot of
1.61
Fire Buildings- square feet building
Nonresidential 0.46 0.52 perjob
Fire Apparatus,
Communications& $61.98 $74.69 per person 1.21
Equipment-Residential
Fire Apparatus,
Communications&
$64.46 $73.70 perjob 1.14
Equipment
Nonresidential
* In the 2019 study,land foradditional parks was only 1%of the growth cost and no standard was documented.
In the 2022 study,land foradditional parks is 26%of the growth costfor parks&recreation.
DP Guthrie LLC 36
AD#308122AD#
LEGAL NOTICE
SUMMARY OF CITY OF MERIDIAN ORDINANCE NO.22-2004
An ordinance accepting the 2022 Development Impact Fees Study;adopting an amended capital
improvements plan;repealing and replacing Meridian City Code section 10-7-12(E)(2)concerning
development impact fees; voiding conflicting ordinances and resolutions; and providing an
effective date of February 1,2023.The full text of the ordinance is available in the City Clerk's
Office at Meridian City Hall,33 E.Broadway Ave.,Meridian,Idaho.
Impact Fee Schedule Effective February 1,2023
Residential
Square Feet of Climate- Park and Police Fire Total Fees
Controlled Floor Area Per Recreation Facilities Facilities
Individual Dwelling Unit Facilities
1,200orless $1,946.00 $190.00 $470.00 $2,606.00
1,201 to 1,700 $3,006.00 $294.00 $726.00 $4,026.00
1,701 to 2,500 $4,119.00 $402.00 $995.00 $5,516.00
2,501 to 3,200 $4,935.00 $482.00 $1,192.00 $6,609.00
3,201 or more $5,544.00 $542.00 $1,339.00 $7,425.00
For a building with more than one dwelling unit,the floor area per individual dwelling unit shall be
calculated by dividing the total climate-controlled floor area of the building,less ancillary building
space,by the total number of dwelling units in the building.Ancillary floor area includes community
rooms,fitness centers,management offices,and maintenance areas.
Nonresidential Per Square Foot of Building
Park and Recreation Police Fire Total
Facilities Facilities Facilities Fees
Commercial(includes all $0.00 $1.23 $1.29 $2.52
buildings in a shopping center;
all stand-alone retail buildings;
and all restaurants and bars)
All Other $0.00 $0.19 $0.96 $1.15
November 27,2022 308122
ADVERTISING PROOF
IDAHO
PRESS MER7Dlj%W YRE55 c/o ISj Payment Processing Center
Local News Wc.rrti Holdir. my m
Emmett PO BOX 1570,
BOISEWEEKLY WMessenger Pocatello,ID 83204
/ndex
Ph. (541) 331-6473 Fax: (907)452-5054
ACCOUNTBILLING DATE: NO:
11/23/22 21410
1 MERIDIAN, CITY OF
33 E. BROADWAYAVENUE
MERIDIAN, ID 83642
AD# DESCRIPTION START STOP TIMES AMOUNT
308122 ORD 22-2004 11/27/22 11/27/22 1 $104.67
Payments:
Date Method Card Type Last 4 Digits Check Amount
Discount: $0.00 Gross:$104.67
Surcharge: $0.00 Paid Amount:$0.00
Credits: $0.00
Amount Due:$104.67
We Appreciate Your Business!
308122
Exhibit A.9
LIST OF IMPLEMENTATION TOOLS
The following table lists existing tools which will be utilized to implement the City of Meridian Comprehensive Plan. These tools are
already approved through City ordinance, but may require updates to most effectively implement this Plan. Meridian's online City Code
is maintained by a third party and is available via the City's website.
ToolsList of Implementation
Tool Link
City of Meridian Architectural Standards Manual (2016) https://meridiancity.org/designreview
Meridian City Code(2019) https://meridiancity.org/CityCode
Unified Development Code(Zoning and Subdivision Ordinances,Title 11 of Meridian City Code) (2019) https:Hmeridiancity.org/UDC
LIST OF PLANS AND STUDIES INCORPORATED BY
REFERENCE
The following table lists plans that are adopted by reference by incorporated in the City of Meridian Comprehensive Plan by reference.The
most current lment dates are reflected-on this table. Sites listed without a www.meridiancity.org domain are not maintained
or operated by the City.
IncorporateList of Plans and Studies
Plan Lead Agency Link
Meridian Arts Commission Strategic Plan (2019)* Meridian Arts Commission https://meridiancity.org/mac/
Meridian Environmental Programs Plan (2019)* City of Meridian https://meridiancity.org/environmental/
Welcome to Meridian Signage Plan (2019)* City of Meridian https://meridiancity.org/WelcomePlan
Communities in Motion 20402.0 2050 (2022) COMPASS https://meridiancity.org/TransportationPlanning
Existing Conditions Report(2022)* City of Meridian https://meridiancity.org/comgplan
Meridian Water Master Plan-(20W(2025)* City of Meridian https://meridiancity.org/WataLMEaummary
Roadways to Bikeways Master Plan (2018) Ada County Highway District https://meridiancity.org/TransportationPlanning
Valley Connect 2.0(2018) Valley Regional Transit https://meridiancity.org/TransportationPlanning
Ada County Multi-Hazard Mitigation Plan f2917r(2022) Ada County https:Hmeridiancity.org/AdaHazardPlan
www.meridiancity.org/compplan
List of Plans By Reference
Plan Lead Agency Link
City of Meridian Collection System Master Plan (2617) City of Meridian httl2s:Hmeridiancity.org/CollectionMPSummary
(2022)*
City of Meridian Strategic Plan 2020- City of Meridian httl2s:Hmeridiancity.org/StrategicPlan
2025)*
Meridian Parks and Recreation Master Plan f26153(2023)* City of Meridian httl2s:Hmeridiancity.org/masterplan
Downtown Meridian Street Cross-section Master Plan City of Meridian httl2s:Hmeridiancity.org/StreetPlan
(2014)*
Meridian Historic Preservation Plan (2014)* Meridian Historic Preservation https:Hmeridiancity.org/HistoricPlan
Commission
Downtown Meridian Neighborhood Transportation Ada County Highway District/City of https:Hmeridiancity.org/transportation
Pedestrian and-Bieyc+e Plan f263-2j 2f 024)* Meridian
Eastern Treasure Valley Electric Plan (2012) Idaho Power https:Hmeridiancity.org/ElectricPlan
Airport-Overland Corridor Study(2011) ACHD and City of Nampa https:Hmeridiancity.org/TransportationPlanning
Meridian Water Conservation Plan-(2%4 2( 023)* City of Meridian httl2s:Hmeridiancity.org/water/conservation
Destination Downtown (2010) Meridian Development Corporation https://meridiancity.org/downtown
Meridian Pathways Master Plan (2010)* City of Meridian https:Hmeridiancity.org/pathways
Meridian Rail-With-Trail Action Plan (2010)* City of Meridian https:Hmeridiancity.org/TransportationPlanning
ACHD Transportation and Land Use Integration Plan Ada County Highway District https:Hmeridiancity.org/TransportationPlanning
(2009)
US-20/26 Corridor Study(2006) Idaho)Transportation Department httl2s:Hmeridiancity.org/TransportationPlanning
(ITDDowntown Meridian Transportation Management Plan Ada County Highway District/City of https://meridiancity.org/TransportationPlanning
(2005)* Meridian
Ten Mile Interchange Specific Area Plan (2007)* City of Meridian https:Hmeridiancity.orq/TMISAP
Destination Downtown (201-0) Meridian Development Corporation httvs!#fnefi(!l6ane*tv.efa awntown
Fields Subarea Plan (2021)* City of Meridian https://meridiancity.org/Fields
Wastewater Resource Recovery Facility Plan (2018)* City of Meridian Link
EMS Capital Improvement Plan and Development Impact Ada County Link
Fee Study
Jail Capital Improvement Plan and Development Impact Ada County Link
Fee Study
2022 Development Impact Fees Studer City of Meridian Link
* Or the most recent version of the plan/study, if applicable.
www.meridiancity.org/compplan
Exhibit A.10
APPENDIX A. GLOSSARY OF TERMS
Area of City Impact-Also known as the City's planning area.It refers to the Capital Improvements Plan, as the Comprehensive
is the land area surrounding the limits of each City, negotiated Financial Plan (CFP).
between each individual City and the county in which it lies. Each
City has comprehensive planning authority for its Area of City Compatible- Land uses capable of existing together without
Impact, but until annexation occurs,zoning and development conflict or ill effects.
entitlement is handled by the county.
Conditional Use -A utilization of land having characteristics
Buffer-An area within a property or site, generally adjacent to such that it may be allowed in a particular zoning district only
and parallel with the property line, either consisting of existing after review by the Commission and Council, and granting of ~-
natural vegetation or created by the use of trees, shrubs, berms approval imposing conditions deemed necessary to make the o
and/or fences and designed to limit views and sounds from proposed use compatible with other uses in the area.
the development tract to adjacent parties and vice versa.Also 0
commonly used when describing a transitional use, typically Conditional Use Permit-Permit issued to allow a conditional use.
office, between residential and commercial or industrial. Q
Cross-Access Agreement- An agreement between adjacent x_
Building Code - Legislative regulations that prescribe the property owners in which internal connections are provided
materials, requirements, and methods to be used in the between parking areas in order to improve traffic flow on the a
construction, rehabilitation, maintenance,and repair of buildings. street by minimizing the number of access points needed. Q
The City of Meridian, per state statue, has adopted the Uniform Cross-access agreements are typically obtained incrementally —
Building Code(UBC),developed by the International Conference as a condition of approval for new development.The first one
of Building Officials. to develop will be required to make an irrevocable offer of
cross-access to the adjacent parcel and must design the parking
Capital Improvement Program - A process of identifying lot to accommodate the access. When the adjacent owner
and budgeting for the public facilities that a jurisdiction will wishes to develop,they will be conditioned to reciprocate with
need to construct in order to serve existing and anticipated a similar cross-access agreement and complete the access.
development. Capital improvement programming is typically o
done in five-year increments with annual updates. A Capital Density-The rate of residential development intensity,generally U
Improvement Program (CIP) must address the type of project, described as a ratio of residential units per acre of land.
the location of the project, the cost of the project, the source
of funds to finance the project, the agency or department Density Bonus-Incentives given for dedication of land to the
responsible for the project, and the time frame for completion public for parks, schools, or other public facilities. o
of the project.Capital Improvement Programs are a primary tool
of most growth management programs.The City of Meridian Employment Area -An employment area provides a job and U
employer base large enough to generate agglomeration of
www.meridiancity.org/comppIan
ideas and innovation, are dense enough to promote a cohesive factors that determine whether or not a substance is hazardous:
and integrated environment with efficient transportation, ignitability(i.e.,flammable), reactivity, corrosiveness,and toxicity
and include a focus on supporting Meridian families with
family-wage jobs. The minimum size of an employment area Impact Fees-Are one-time payments used to construct system
is 25 acres, it must provide 1,000 jobs with at least 70% that improvements that serve multiple development projects or
are neither retail or service, and include a minimum of 10 even the entire jurisdiction. By bay, impact fees can only be
employers. Employment area boundaries align with COMPASS used for capital improvements, not operating or maintenance
traffic analysis area (TAZ) boundaries. Other verifiable data costs. Impact fees are subject to legal standards that satisfy
may be used in substitute for developing areas. three key tests: need, benefit, and proportionality.
Fair Housing Act— Fair Housing Title VIII of the Civil Rights Implementation Plan—The implementation plan will serve as a
Act of 1968, enacted to prohibit housing discrimination based roadmap for the City's success over a period of five years.It will T
on race, color, religion, national origin, handicap, sex, and/or also serve as a tool to communicate the City's intentions to the o
familial status. community, focus the direction of its financial resources and
employees, and ensure that short-term goals and objectives N
Fire Flow—The minimum number of gallons per minute that are met in a timely fashion to ensure attainment of the City's
are needed to fight a fire in a structure, for two continuous overall vision. Q
hours through fire plugs in the near proximity of the structure. x
Fire flow requirements are established by the national Uniform Infill Development — Development on vacant parcels, or t
Fire Code and are a factor in the City's Insurance Services redevelopment of existing parcels to a higher and better use Q
Office (ISO) rating. that is surrounded by developed property within the City of Q
Meridian.
Floodway— Drainage and irrigation channels and adjacent
land areas that must be reserved to discharge flood waters Last Mile—the last leg of a transportation movement from a cL
from a 100-year flood. Development is prohibited in this area. transportation hub, such as a bus stop, to final destinations
likes places of employment or residence. Solutions vary, but
Green Building—Also known as green construction or sustainable examples include various ride sharing systems such as car,
building, is the practice of creating structures and using bicycle, or scooters, and on-demand services.
a
processes that are environmentally responsible and resource- E
efficient throughout a building's life-cycle: from siting to Linear Open Space — This type of open space is longer than �j
design, construction, operation, maintenance, renovation, wide, typically publicly accessible, generally found along
and demolition. canals, creeks, or linking pedestrian-oriented points of interest,
and includes tree canopy and other active or passive natural .(D-
Hazardous Waste—Waste that poses substantial or potential features offset from multiuser connectivity such as pathways. ]�i
threats to public health or the environment. There are four 0
ftZ
www.meridiancity.org/comppIan
Placemaking — The process and philosophy that capitalizes Walkable — Development that contains a comprehensive
on a local community's assets, inspiration, and potential,with network of sidewalks and multiuse pathways. Development
the intention of creating quality public spaces that promote tends to be compact, and diverse, providing varied and plentiful
people's health, happiness, and well-being. destinations for walking and cycling; destinations tend to be
within 1/4 of a mile from dwellings without crossing arterial-arterial
Public Facilities and Services—See Urban Services. intersections. Environment is safe and aesthetically pleasing,
with open space interspersed throughout development.
Quality of Life—Quality of life refers to the day living enhanced
by wholesome food and clean air and water, enjoyment of
unfettered open spaces and bodies of water, conservation
of wildlife and natural resources, security from crime, and
protection from radiation and toxic substances. It may also
be used as a measure of the energy and power a person is o
endowed with that enable him or her to enjoy life and prevail
over life's challenges irrespective of the handicaps he or she N
may have. °
0
Reclaimed Water — Former wastewater (sewage) that has
x
been treated to remove solids and certain impurities, and
then used in sustainable landscaping irrigation or to recharge Q
groundwater aquifers.This is done for sustainability and water
Q
conservation, rather than discharging the treated wastewater
to surface waters such as rivers and oceans. Sometimes called
recycled water.
a�
Urban Service Planning Area—Priority planning area where City
of Meridian sewer and water facilities and most other services
and utilities are available or planned in officially adopted plans. a
E
Urban Services—Services provided by the City of Meridian or U
established jurisdictions within the City of Meridian, including
City of Meridian water, fire protection by Meridian City-Rural
Fire District, City of Meridian parks and recreation facilities, City
of Meridian police protection, public sanitary sewers owned
by the City of Meridian, public transit, schools, storm drainage >_
ftZ
facilities, and urban standard streets and roads. U
www.meridiancity.org/comppIan
This page left intentionally blank—
www.meridiancity.org/compplan
Exhibit 6
Supplemental Documents
Exhibit B.1
E IDIAN:---
IDAH �.
MEMO TO CITY COUNCIL
Request to Include Topic on the City Council Work Session
From: William L. M. Nary, City Attorney and Meeting Date: June 17, 2025
Kurt Starman, Deputy City Attorney
Presenter: Kurt Starman, Deputy City Attorney Estimated Time: 15 minutes
Topic: Consider Approving Intergovernmental and Joint Powers Agreements with Ada
County and the Ada County Emergency Medical Services District Concerning
Countywide Development Impact Fees
Recommended Council Action:
Consider approving Intergovernmental and Joint Powers Agreements ("Agreements") with Ada
County ("County") and the Ada County Emergency Medical Services District ("District") concerning
the capital improvements plans ("CIPs") that are necessary to implement countywide development
impact fees.
Background:
The County and District wish to adopt countywide development impact fees to partially fund
coroner-, jail-, and EMS-related capital improvements associated with new development. The
proposed fees,which total $750 per single-family housing unit,would be similar to the
development impact fees collected by the Ada County Highway District. Unlike ACHD, however,
the County and District cannot collect development impact fees within the incorporated cities
without each city's participation. In order to proceed, every incorporated city must: (1) enter into
intergovernmental agreements with the County and District; (2) adopt the CIPs; and (3) adopt an
ordinance. Based on that,the City Council has discussed a four-step implementation plan, as
follows:
1. Enter into Agreements with the County and District that only address the CIPs at this time.
The Agreements do not require the City to adopt the CIPs, nor do they require the City to
adopt countywide development impact fees. Rather,the City would simply agree to
consider the CIPs.
2. If the Agreements are approved, the City would then consider the CIPs in accordance with
the Idaho Development Impact Fee Act. The basic steps are as follows:
a. The Ada County/Ada County Ambulance District Development Impact Fee Advisory
Committee would forward its written comments to the City in accordance with the
Idaho Development Impact Fee Act.
b. The Planning and Zoning Commission would conduct a public hearing concerning
the CIPs and forward its recommendation to the City Council.
c. The City Council would conduct a public hearing and make its determination. If
adopted, the CIPs would be added to the City's Comprehensive Plan. The City would
not require an application fee to process the Comprehensive Plan amendment given
the City's direct involvement.
3. If the City adopts the CIPs, it would then pause until all the other cities have adopted (a) the
CIPs and (b) the ordinances necessary to collect countywide development impact fees.
4. If all the other cities timely adopt the CIPs and necessary ordinances,the City would then
consider adopting an ordinance to collect countywide development impact fees.A
successor intergovernmental agreement would also be necessary at that time.As noted
above, however, the City would not be obligated to adopt countywide development impact
fees.
Approval of the Agreements would be consistent with "step one" of the implementation plan.
The City Council has been receptive to working with the County and District on countywide
development impact fees but has noted some reservations about a coroner-related fee, since
coroner-related facilities are not explicitly delineated in Idaho Code section 67-8203(24)(0. If the
City Council determines it does not wish to consider the CIP concerning coroner-related facilities,
it is recommended that the City Council refrain from acting on the Agreements at this time so that
staff can make modifications as needed. The Agreements could then be placed on a future consent
agenda for final action.
Agreements included on the agenda as potential action items:
- Ada County and City of Meridian Intergovernmental and Joint Powers Agreement
Concerning Capital Improvements Plans for County System Improvements
- Ada County Emergency Medical Services District and City of Meridian Intergovernmental
and Joint Powers Agreement Concerning Capital Improvements Plans for District System
Improvements
Exhibit B.2
APPENDIX A. GLOSSARY OF TERMS
Area of City Impact-Also known as the City's planning area. It The City of Meridian refers to the Capital Improvments Plan,
is the land area surrounding the limits of each City, negotiated as the Comprensive Financial Plan (CFP).
between each individual City and the county in which it lies. Each
City has comprehensive planning authority for its Area of City Compatible- Land uses capable of existing together without
Impact, but until annexation occurs,zoning and development conflict or ill effects.
entitlement is handled by the county.
Conditional Use -A utilization of land having characteristics
Buffer-An area within a property or site, generally adjacent to such that it may be allowed in a particular zoning district only
and parallel with the property line, either consisting of existing after review by the Commission and Council, and granting of ~-
natural vegetation or created by the use of trees, shrubs, berms approval imposing conditions deemed necessary to make the o
and/or fences and designed to limit views and sounds from proposed use compatible with other uses in the area.
the development tract to adjacent parties and vice versa.Also 0
commonly used when describing a transitional use, typically Conditional Use Permit-Permit issued to allow a conditional use.
office, between residential and commercial or industrial. Q
Cross-Access Agreement- An agreement between adjacent x_
Building Code - Legislative regulations that prescribe the property owners in which internal connections are provided
materials, requirements, and methods to be used in the between parking areas in order to improve traffic flow on the a
construction, rehabilitation, maintenance,and repair of buildings. street by minimizing the number of access points needed. Q
The City of Meridian, per state statue, has adopted the Uniform Cross-access agreements are typically obtained incrementally —
Building Code(UBC),developed by the International Conference as a condition of approval for new development.The first one
of Building Officials. to develop will be required to make an irrevocable offer of IL
cross-access to the adjacent parcel and must design the parking >
Capital Improvement Plan PrsgFUm-A process of identifying lot to accommodate the access. When the adjacent owner
and budgeting for the public facilities that a jurisdiction will wishes to develop,they will be conditioned to reciprocate with
need to construct in order to serve existing and anticipated a similar cross-access agreement and complete the access.
development. Capital improvement Plans are o
is typically done in five-year increments with annual updates. Density-The rate of residential development intensity, generally U
A Capital Improvement Plan Program (CIP) must address the described as a ratio of residential units per acre of land. �
type of project, the location of the project, the cost of the
project,the source of funds to finance the project,the agency or Density Bonus-Incentives given for dedication of land to the
department responsible for the project, and the time frame for public for parks, schools, or other public facilities. o
completion of the project.Capital Improvement Plans Programs
are a primary tool of most growth management programs. Employment Area -An employment area provides a job and U
employer base large enough to generate agglomeration of
www.meridiancity.org/comppIan
ideas and innovation, are dense enough to promote a cohesive factors that determine whether or not a substance is hazardous:
and integrated environment with efficient transportation, ignitability(i.e.,flammable), reactivity, corrosiveness,and toxicity
and include a focus on supporting Meridian families with
family-wage jobs. The minimum size of an employment area Impact Fee-Are one-time payments used to construct system
is 25 acres, it must provide 1,000 jobs with at least 70% that improvements that serve multiple development projects or
are neither retail or service, and include a minimum of 10 even the entire jurisdiction. By lay, impact fees can only be
employers. Employment area boundaries align with COMPASS used for capital improvements, not operating or maintenance
traffic analysis area (TAZ) boundaries. Other verifiable data costs. Impact fees are subject to legal standards that satisfy
may be used in substitute for developing areas. three key tests: need, benefit, and rLooportionality.
Fair Housing Act— Fair Housing Title VIII of the Civil Rights Implementation Plan—The implementation plan will serve as
Act of 1968, enacted to prohibit housing discrimination based roadmap for the City's success over a period of five years. It wi T
on race, color, religion, national origin, handicap, sex, and/or also serve as a tool to communicate the City's intentions to th, o
familial status. community, focus the direction of its financial resources an(
employees, and ensure that short-term goals and objective N
Fire Flow—The minimum number of gallons per minute that are met in a timely fashion to ensure attainment of the City' °
are needed to fight a fire in a structure, for two continuous overall vision. O
hours through fire plugs in the near proximity of the structure. X
Fire flow requirements are established by the national Uniform Infill Development — Development on vacant parcels, o
Fire Code and are a factor in the City's Insurance Services redevelopment of existing parcels to a higher and better us, Q
Office (ISO) rating. that is surrounded by developed property within the City c Q
Meridian.
Floodway— Drainage and irrigation channels and adjacent
land areas that must be reserved to discharge flood waters Last Mile—the last leg of a transportation movement from , cL
from a 100-year flood. Development is prohibited in this area. transportation hub, such as a bus stop, to final destination
likes places of employment or residence. Solutions vary, bu
Green Building—Also known as green construction or sustainable examples include various ride sharing systems such as cai
building, is the practice of creating structures and using bicycle, or scooters, and on-demand services.
a
processes that are environmentally responsible and resource- E
efficient throughout a building's life-cycle: from siting to Linear Open Space — This type of open space is longer that �j
design, construction, operation, maintenance, renovation, wide, typically publicly accessible, generally found alonc
and demolition. canals, creeks, or linking pedestrian-oriented points of interest
and includes tree canopy and other active or passive naturz a)
Hazardous Waste—Waste that poses substantial or potential features offset from multiuser connectivity such as pathway ]�.i
threats to public health or the environment. There are four >_
ftZ
www.meridiancity.org/comppIan
Placemaking — The process and philosophy that capitalizes Walkable — Development that contains a comprehensive
on a local community's assets, inspiration, and potential, with network of sidewalks and multiuse pathways. Development
the intention of creating quality public spaces that promote tends to be compact, and diverse, providing varied and plentiful
people's health, happiness, and well-being. destinations for walking and cycling; destinations tend to be
within 1/4 of a mile from dwellings without crossing arterial-arterial
Public Facilities and Services—See Urban Services. intersections. Environment is safe and aesthetically pleasing,
with open space interspersed throughout development.
Quality of Life—Quality of life refers to the day living enhanced
by wholesome food and clean air and water, enjoyment of
unfettered open spaces and bodies of water, conservation
of wildlife and natural resources, security from crime, and
protection from radiation and toxic substances. It may also
be used as a measure of the energy and power a person is o
endowed with that enable him or her to enjoy life and prevail
over life's challenges irrespective of the handicaps he or she N
may have. °
0
Reclaimed Water — Former wastewater (sewage) that has
x
been treated to remove solids and certain impurities, and
then used in sustainable landscaping irrigation or to recharge Q
groundwater aquifers.This is done for sustainability and water
Q
conservation, rather than discharging the treated wastewater
to surface waters such as rivers and oceans. Sometimes called
recycled water. IL
a�
Urban Service Planning Area—Priority planning area where City
of Meridian sewer and water facilities and most other services
and utilities are available or planned in officially adopted plans. a
E
Urban Services—Services provided by the City of Meridian or U
established jurisdictions within the City of Meridian, including
City of Meridian water, fire protection by Meridian City-Rural
Fire District, City of Meridian parks and recreation facilities, City
of Meridian police protection, public sanitary sewers owned
by the City of Meridian, public transit, schools, storm drainage >_
ftZ
facilities, and urban standard streets and roads. U
www.meridiancity.org/comppIan
This page left intentionally blank—
www.meridiancity.org/compplan