2021-01-25E IDIANIZ
�
IMPACT FEE ADVISORY COMMITTEE MEETING
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Monday, January 25, 2021 at 1:00 PM
All materials presented at public meetings become property of the City of Meridian. Anyone desiring accommodation
for disabilities should contact the City Clerk's Office at 208-888-4433 at least 48 hours prior to the public meeting.
Minutes
ROLL CALL ATTENDANCE
David Fulkerson
Josh Cummings
Jonathan Wardle
_ Vacant
John Nesmith
Spencer Martin
Seldon S. "Butch" Weedon
ROLL CALL ATTENDANCE
_x_ David Fulkerson
_x_ Josh Cummings
_x_ Jonathan Wardle
_ Vacant
_x_ John Nesmith
_x_ Spencer Martin
x Seldon S. "Butch" Weedon
NON ROLL CALL ATTENDANCE
Todd Lavoie, Brad Purser, Jenny Fields, Tracy Basterrachea, Shanee Eckert
DISCUSSION TOPICS [ACTION ITEM]
1. Discuss Mayor and Council's request to consider conducting an Impact Fee Study
for Fy2021 per the approved budget.
- Most recent Study is effective 10/1/2019 (see attached)
- Departments will present their thoughts on the timing of opening Impact Fee
Study
- City to present current levels of service calculations to support the discussion
Discuss Mayor and Council's request to consider conducting an Impact Fee Study
for Fy2021 per the approved budget.
- Most recent Study is effective 10/1/2019 (see attached)
- Departments will present their thoughts on the timing of opening Impact Fee
Study
- City to present current levels of service calculations to support the discussion
a. Todd discussed Impact Fee funds for FY20 and FY21
b. Steve Siddoway (Parks) discussed upcoming projects and projects
currently in the works
c. Charles Butterfield (Fire) discussed upcoming projects
i. 3 fire stations with Police Precincts
- Land already purchased
d. Committee motioned for Impact Study to be postponed to FY22
(10/1/2020)
e. Todd will set next Committee Meeting and inform Council of today's
motion
ADJOURNMENT
1:50pm
WE IDIAN
IMPACT FEE ADVISORY COMMITTEE MEETING
City Council Chambers, 33 East Broadway Avenue Meridian, Idaho
Monday, January 25, 2021 at 1:00 PM
All materials presented at public meetings become property of the City of Meridian. Anyone desiring accommodation
for disabilities should contact the City Clerk's Office at 208-888-4433 at least 48 hours prior to the public meeting.
VIRTUAL MEETING INSTRUCTIONS
Limited seating is available at City Hall Consider joining the meeting virtually:
https://us02web.zoom.us/j/81559091571
or by phone:
Dial: 253-215-8782 or 346-248-7799
webinar ID: 815 5909 1571
ROLL CALL ATTENDANCE
David Fulkerson _ Josh Cummings
Jonathan Wardle _ Vacant
John Nesmith _ Spencer Martin
Seldon S. "Butch" Weedon
DISCUSSION TOPICS [ACTION ITEM]
1. Discuss Mayor and Council's request to consider conducting an Impact Fee Study
for Fy2021 per the approved budget.
- Most recent Study is effective 10/1/2019 (see attached)
- Departments will present their thoughts on the timing of opening Impact Fee
Study
- City to present current levels of service calculations to support the discussion
ADJOURNMENT
n
E IDIAN�
AGENDA ITEM
ITEM TOPIC: Discuss Mayor and Council's request to consider conducting an Impact Fee
Study for Fy2021 per the approved budget.
- Most recent Study is effective 10/1/2019 (see attached)
- Departments will present their thoughts on the timing of opening Impact Fee Study
- City to present current levels of service calculations to support the discussion
Development Impact Fees Study
Final Report
March 28, 2019
RAFTELIS
R RAFTELIS
March 28, 2019
Mr. Todd Lavoie
Chief Financial Officer
City of Meridian
33 E Broadway Ave
Meridian, Idaho 83642
Subject: Development Impact Fees Report
Dear Mr. Lavoie,
Raftelis Financial Consultants, Inc. (Raftelis) is pleased to provide the 2019 development impact fee update
for the City of Meridian. After collaborating with staff and receiving input from the Impact Fee Advisory
Committee, Raftelis recommends several changes to improve consistency with Idaho's enabling legislation,
including:
Updated development projections and land use assumptions based on Meridian data
Documentation of current infrastructure standards and projected need for additional facilities
Proportionate fees for two types of nonresidential development and five size thresholds for residential
development
Our 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 and we thank City staff for engaging with quality information and
insight regarding best practices for the City of Meridian.
Sincerely,
Dwayne Guthrie, PhD, AICP
Manager
227 W. Trade Street, Suite 1400
Charlotte, NC 28202
www.raftells.com
TABLE OF CONTENTS
EXECUTIVESUMMARY...........................................................................................................................................................1
UNIQUE REQUIREMENTS OF THE IDAHO IMPACT FEE ACT....................................................................................................................... 1
PROPOSEDIMPACT FEES..................................................................................................................................................................
2
PARKS AND RECREATION IMPACT FEES..................................................................................................................................4
CITYWIDEPARKS.............................................................................................................................................................................
4
RECREATIONBUILDINGS...................................................................................................................................................................
6
REVENUE CREDIT EVALUATION..........................................................................................................................................................
6
PROPOSED AND CURRENT IMPACT FEES..............................................................................................................................................
6
FORECAST OF REVENUES FOR PARKS AND RECREATION...........................................................................................................................
8
COMPREHENSIVE FINANCIAL PLAN FOR PARKS AND RECREATION.............................................................................................................
9
POLICEIMPACT FEES............................................................................................................................................................
10
PROPORTIONATESHARE.................................................................................................................................................................
10
EXCLUDEDCOSTS..........................................................................................................................................................................
11
CURRENT USE AND AVAILABLE CAPACITY...........................................................................................................................................
11
POLICE FACILITIES, SERVICE UNITS, AND STANDARDS...........................................................................................................................
11
POLICE INFRASTRUCTURE NEEDS......................................................................................................................................................
12
REVENUE CREDIT EVALUATION........................................................................................................................................................
12
POLICEDEVELOPMENT FEES............................................................................................................................................................
12
PROJECTED REVENUE FOR POLICE FACILITIES......................................................................................................................................
14
COMPREHENSIVE FINANCIAL PLAN FOR POLICE...................................................................................................................................
15
FIREIMPACT FEES................................................................................................................................................................16
EXISTING STANDARDS FOR FIRE FACILITIES.........................................................................................................................................
16
FIRE INFRASTRUCTURE NEEDS.........................................................................................................................................................
17
REVENUE CREDIT EVALUATION........................................................................................................................................................
18
CURRENT AND PROPOSED FIRE IMPACT FEES......................................................................................................................................
18
PROJECTED REVENUE FOR FIRE FACILITIES..........................................................................................................................................
21
COMPREHENSIVE FINANCIAL PLAN FOR FIRE FACILITIES........................................................................................................................
22
FEE IMPLEMENTATION AND ADMINISTRATION...................................................................................................................
23
COSTOF CFP PREPARATION...........................................................................................................................................................
23
DEVELOPMENTCATEGORIES...........................................................................................................................................................
23
CREDITS AND REIMBURSEMENTS......................................................................................................................................................
24
APPENDIX A: LAND USE ASSUMPTIONS..............................................................................................................................
2S
SERVICEAREAS.............................................................................................................................................................................
25
SUMMARY OF GROWTH INDICATORS................................................................................................................................................
25
PROPORTIONATESHARE.................................................................................................................................................................
26
RESIDENTIAL DEVELOPMENT AND PERSONS PER HOUSING UNIT............................................................................................................
27
DEMAND INDICATORS BY DWELLING SIZE..........................................................................................................................................
28
JOBS AND NONRESIDENTIAL DEVELOPMENT.......................................................................................................................................
30
R RAFTELIS
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2019 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, Raftelis
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
R RAFTELIS
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
development as well as new growth and development." Second, Idaho requires a Capital Improvements Plan
(aka CFP in Meridian) [see 67-82081. The CFP 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 67-82071.
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 CFP 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, CFP and DIF study.
Proposed Impact Fees
Figure 1 summarizes the methods and cost components used for each type of public facility in Meridian's
2019 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, Raftelis will update the fee study to be consistent with legislative policy decisions.
Figure 1: Proposed Fee Methods and Cost Components
Type of Impact
Service
Incremental Expansion
Cost Allocation
Fee
Area
(current standards)
Parks and
Park Improvements
Recreation
Citywide
Residential
and Recreation Centers
Facilities
Functional Population
and Inbound Vehicle
Police Facilities
Citywide
Police Buildings
Trips to Nonresidential
Development
Fire Stations and
Functional Population
Fire Facilities
Citywide
Apparatus
and Jobs
Figure 2 summarizes proposed 2019 impact fees for new development in the City of Meridian. As discussed
in Appendix A, Raftelis recommends that residential fees be imposed by dwelling size, based on climate -
controlled space. In contrast, the 2013 study used a "one size fits all" approach, whereby all housing units
paid the same DIF. The 2019 size threshold that matches the average fee according to the 2013 method is a
residential dwelling with 2501 to 3200 square feet. As shown below, the average fee per dwelling increased
from $2,017 in 2013 to $2,943 in 2019, which is an increase of $926 (46%).
In addition, the 2019 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). The previous study had a single fee for all types of nonresidential
R RAFTELIS 2
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
development. The average fee per square foot for nonresidential development increased from $0.47 in 2013 to
$0.56 in 2019, which is an increase of $0.09 per square foot (20%).
Figure 2: Proposed Impact Fee Schedule
Citywide Service Area Park and Police Fire Proposed Existing Increase %
Recreation Facilities Facilities Total Total or Change
Facilities (2019) (2013) Decrease
Residential (per housing unit) by Square Feet of Climate -Controlled Floor Area
1000 or less
1001 to 1500
1501 to 2500
2501 to 3200
3201 or more
Commercial
All Other
$781 $56 $258
$1,361
$98
$450
$1,770
$128
$585
$2,098
$152
$693
$2,447
$177
$809
$1,095
$2,017
($922)
-46%
$1,909
$2,017
($108)
-5%
$2,483
$2,017
$466
23%
$2,943
$2,017
$926
46%
$3,433
$2,017
$1,416
70%
$0.88
$0.47 $0.41 87%
$0.47 ($0.01) -2%
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Parks and Recreation Impact Fees
The 2019 updated impact fee for parks and recreation facilities will enable Meridian to maintain current
infrastructure standards for improved acres of parks and 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.
Figure PRl documents recent cost factors per acre for park improvements and land. Based on four park site
acquisitions, land for parks in Meridian is expected to cost approximately $61,000 per acre. City staff
confirmed this land cost factor is reasonable and consistent with a recent land valuation of $65,000 per acre
quoted for expansion of the City's wastewater treatment plant. As shown in the table below, park
improvements have been averaging $241,000 per acre.
Figure PR1: Cost Factors for Park Improvements
Park Name
Acres
Estimated Costs
Land Improvements
Discovery Park
27.00
$405,184
$8,261,000
Reta Huskey Park
8.92
$680,007
$1,495,126
Keith Bird Legacy Park
7.501
$1,274,995
$1,382,621
Hillsdale Park
9.53
$857,700
$1,622,282
Total Costs 52.95 $3,217,886 $12,761,029
Weighted Average Cost per Acre => $61,000 $241,000
Citywide Parks
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 PR2, the current
infrastructure standard is 2.91 acres per 1,000 residents. At the bottom of the table below is a needs analysis
for citywide park improvements. To maintain current standards over the next ten years, Meridian will
improve 102.3 acres of parks, expected to cost approximately $24.65 million.
4
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure PR2: Citywide Parks Standards and Need for Improved Acres
Existina Parks Improved Acres
Julius M. Kleiner Park
58.2
Settlers Park
57.7
Heroes Park
30.1
Discovery Park
27.0
Fuller Park
23.2
Bear Creak Park
18.8
Tully Park
18.7
Storey Park & Bark Park
17.9
Gordon Harris Park
11.1
Hillsdale Park
9.5
Reta Husky Park
8.9
Jabil Soccer Fields
8.4
Keith Bird Legacy Park
7.5
Seasons Park
7.1
Chateau Park
6.7
Renaissance Park
6.5
Champion Park
6.0
Heritage MS Ball Fields
5.6
8th Street Park
2.8
Centennial Park
0.4
Total => 332.2
Allocation Factors for Parks
Improvements Cost per Acre $241,000
Residential Proportionate Share 100%
Service Units
Population in 20191 114,102
Infrastructure Standards for Parks
Improved Acres
Residential (per person) 0.00291
Park Needs
Year
Base
2019
Year1
2020
Year
2021
Year
2022
Year
2023
Years
2024
Year 10
2029
Park Needs
Population
Improved Acres
114,102
332.2
121,126
352.7
126,812
369.2
132,163
384.8
136,845
398.4
140,190
408.2
149,248
434.5
Ten -Yr Increase 35,146 102.3
Growth Cost of Parks => $24,654,300
RAFTELIS 5
10 1
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Recreation Buildings
Figure PR3 lists current floor area for recreation centers. Based on input from the Impact Fee Advisory
Committee, Meridian should expect to spend at least $225 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 17,096 additional square feet of recreation building space,
expected to cost approximately $3.85 million.
Figure PR3: Infrastructure Standards and Needs for Recreation Buildings
Existing Recreation Centers Square Feet
Meridian Community Center 4,200
Meridian Homecourt 51,303
Total to Include in Current Standards 55,503
Allocation Factors for Recreation Centers
Building plus Land Cost per Square Foot* $225
Residential Proportionate Share 100%
2019 Meridian Population 114,102
* Based on local developer estimate
Square Feet
Residential (per person)i 0.49
Growth Cost for Recreation Buildings => $3,847,000
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 due to growth. The projected need for
acres of improved parks and square feet of recreation centers was addressed above. The need to acquire an
additional five acres of land for parks is based on staff's comparison of the existing inventory of undeveloped
park sites (i.e., 97 acres) to the projected need for 102 additional acres over the next ten years. 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
�. 6
Recreation Center Needs
Year
Population
Square Feet
Base
2019
114,102
55,503
Year
2020
121,126
58,920
Year 2
2021
126,812
61,686
Year
2022
132,163
64,288
Year 4
2023
136,845
66,566
Year 5
2024
140,190
68,193
Year 10
2029
149,248
72,599
Ten -Yr Increase
35,146
17,096
Growth Cost for Recreation Buildings => $3,847,000
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 due to growth. The projected need for
acres of improved parks and square feet of recreation centers was addressed above. The need to acquire an
additional five acres of land for parks is based on staff's comparison of the existing inventory of undeveloped
park sites (i.e., 97 acres) to the projected need for 102 additional acres over the next ten years. 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
�. 6
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
balance at the end of the current fiscal year. The net growth cost of $26,168,471 divided by the projected
increase in population from 2019 to 2029, yields a cost of $744 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. The row highlighted
light green indicates the updated impact fee for an average -size dwelling, which assumes 2.82 persons per
housing unit. The latter was derived by dividing the projected increase in population by the projected increase
in housing units over the next ten years. Please see Appendix A for supporting documentation on the average
number of persons by dwelling size in Meridian (note: 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 2.82 divided by 3.11).
The blue arrow shown in the table below compares the updated fee for the average size dwelling to the
average impact fee per housing unit based on the allocation methodology from the 2013 impact fee study. In
contrast to the "one size fits all" flat fee for all dwellings, the updated methodology proposes lower impact
fees for smaller, more affordable units, along with a higher fee for dwellings with 3201 or more square feet of
climate -controlled space.
Figure PR4: Parks and Recreation Impact Fee Schedule
2019 Input Variables
Total => $28,806,000
Professional Services Cost => $18,603
Less Projected Fund Balance 9/30/2019 => -$2,656,132
Net Growth Cost => $26,168,471
Population Increase 2019 to 20291 35,146
Cost per Service Unit $744
Residential Impact Fees (per dwelling)
Growth
Growth
Infrastructure
Cost Factor
Infrastructure Type
Quantity Over
Persons per
Cost
Current
Units
Ten Years
per Unit
(rounded)
Park Improvements
acres
102
$241,000
$24,654,000
Park Land
acres
1 5
1 $61,000 1
$305,000
Recreation Centers
sq ft
1 17,096
1 $225 1
$3,847,000
Total => $28,806,000
Professional Services Cost => $18,603
Less Projected Fund Balance 9/30/2019 => -$2,656,132
Net Growth Cost => $26,168,471
Population Increase 2019 to 20291 35,146
Cost per Service Unit $744
Residential Impact Fees (per dwelling)
Comparison to 2013 Method
HousingUnit Increase 2019 to 2029 AIm act Fee er Housin Unit
12
Proposed
Square Feet of
Persons per
Parks &
Current
Increase or
%
Climate -Controlled
Housing Unit
Recreation
Fees
Decrease
Change
Space
Fee
1000 or less
1.05
$781
$1,113
($332)
-30%
1001 to 1500
1.83
$1,361
$1,113
$248
22%
1501 to 2500
2.38
$1,770
$1,113
$657
59%
2501 to 3200
2.82
$2,098
$1,113
$985
88%
3201 or more
3.29
$2,447
$1,113
$1,334
120%
Comparison to 2013 Method
HousingUnit Increase 2019 to 2029 AIm act Fee er Housin Unit
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Forecast of Revenues for Parks and Recreation
Figure PR5 indicates Meridian should receive approximately $26.15 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.
Figure PR5: Projected Impact Fee Revenue
Ten -Year Growth Cost => $26,168,471
Parks Impact Fee Revenue
Year
Base
2019
Year1
2020
Year
2021
Year3
2022
Year4
2023
Year5
2024
Year10
2029
Ten -Yr Increase
Projected Revenue =>
Average
Residential
$2,098
per housing unit
Hsg Units
42,345
44,445
46,145
47,746
49,145
50,145
54,811
12,466
$26,150,000
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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 centers are fully utilized and there is no surplus capacity
for future development. City staff recommends the improvements listed in Figure PR6 to accommodate
additional development over the next ten years. Total impact fee funding of approximately $28.8 million
represents a growth share of 80%, requiring approximately $7.28 million from other revenue sources over the
next ten years.
Figure PR6: Summary of Ten -Year CFP for Parks and Recreation
Needed Planned
Improved Acresl 102.3 151
Building Sq Ftj 17,096 22,000
FV
Description
Amount Units
Cost
2020
West Meridian Regional Park - Design
$500,000
2022
West Meridian Regional Park - Construction
47 acres
$5,147,500
2021
New Community Center - Design &
Construction Documents
$500,000
2023
New Community Center - Construction
22,000 square feet
$5,000,000
2027
Margaret Aldape Park - Design
$994,000
2029
Margaret Aldape Park - Construction
70 acres
$10,012,500
2021
Discovery Park, Phase 2 - Design
$500,000
2023
Discovery Park, Phase 2 - Construction
25
$5,160,000
2023
Discovery Park, Phase 3 - Design
$500,000
2025
Discovery Park, Phase 3 - Construction
25 acres
$5,160,000
2022
Brundage/Graycliff Park - Design
$185,000
12024
Brundage/Graycliff Park - Construction
9 acres
$1,906,500
2021
Additional Land Acquisition
5 acres
$525,000
Total Cost => $36,090,500
Growth Cost Funded by Impact Fees => $28,806,000
Growth Share => 80%
Existing Development Share to be Funded by Other Revenues => $7,284,500
0
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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. It 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 2015 functional population data for
Meridian, the cost allocation for residential development is 73% while nonresidential development accounts
for 27% of the demand for fire infrastructure.
Figure P1: Functional Population
Functional Population Cost Allocation for Public Safety
Demand Units in 2015 Demand
Person
Residential Hours/Day
Hours
Population' 91,360
61% Residents Not Working 55,961 20
1,119,220
39% Resident Workers** 35,399
20% Worked in City** 7,231 14
101,234
80% Worked Outside City** 28,168 14
394,352
Residential Subtotal
1,614,806
Residential Share =>
73%
Nonresidential
Non -working Residents 55,961 4
223,844
Jobs Located in City** 36,676
20% Residents Working in City" 7,231 10
72,310
80% Non -Resident Workers (inflow commute 29,445 10
294,450
Nonresidential Subtotal
590,604
Nonresidential Share =>
27%
* 2015 U.S. Census Bureau population estimate.
** 20151nflow/Outflow Analysis, OnTheMap web TOTAL
2,205,410
application, U.S. Census Bureau data for all jobs.
R RAFTELIS 10
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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 FY18-19 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 $333 per square foot (provided by City staff).
The cost factor includes design and construction management. Based on FY18-19 service units, the standard
in Meridian is 0.26 square feet of police building floor area per person in the service area. For nonresidential
development, Meridian's standard is 0.06 square feet of police building per inbound vehicle trip to
nonresidential development, on an average weekday.
Figure P2: Meridian Police Buildings and Standards
Police Buildings Square Feet
PSTC (half) 1 7,250
Admin Building 1 33,000
TOTAL 40,250
Source: City of Meridian Police Department.
Police Buildings Standards
Proportionate Share (based
on functional population)
Growth Indicator
Service Units in FY18-19
Square Feet per Service Unit
Residential Nonresidential
73%
27%
Population
Avg Wkdy Veh Trips
to Nonres Dev
114,102
179, 607
0.261
0.06
R RAFTELIS 11
a
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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 12,161 additional square feet of police buildings. The ten-year, growth -
related capital cost of police buildings is approximately $4.05 million.
Figure P3: Police Facilities Needed to Accommodate Growth
Police Infrastructure Standards and Capital Costs
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.
For nonresidential development, trip generation rates by type of development are from the Institute of
Transportation Engineers (ITE 2017). 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.
�. _ l:` 12
17
Buildings - Residential
Buildings - Nonresidential
Police Buildings Cost
0.26
0.06
$333
Sq Ft per person
Sq Ft per trip
per square foot
Infrastructure Needed
Veh Trips to
Police
Year
Population
Nonres in Meridian
Buildings (sq ft)
Base
2019
114,102
179,607
40,250
Year 1
2020
121,126
184,062
42,328
Year 2
2021
126,812
188,819
44,080
Year 3
2022
132,163
193,625
45,749
Year 4
2023
136,845
198,637
47,258
Year 5
2024
140,190
203,714
48,427
Year 10
2029
149,248
231,013
52,411
Ten -Yr Increase
35,146
51,406
12,161
Growth Cost of
Police Buildings =>
$4,050,000
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.
For nonresidential development, trip generation rates by type of development are from the Institute of
Transportation Engineers (ITE 2017). 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.
�. _ l:` 12
17
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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), less the projected police impact fee fund balance
expected at the end of the current fiscal year. The net growth cost of $2,633,140, divided by the projected
increase in population from 2019 to 2029, yields a cost of $54 per residential service unit. Impact fees are
derived using the cost per service unit multiplied by the average number of service units per development unit.
The row highlighted light blue indicates the updated police fee for an average -size dwelling is $152
(truncated), which assumes 2.82 persons per housing unit. The latter was derived by dividing the projected
increase in population by the projected increase in housing units over the next ten years. Please see Appendix
A for supporting documentation on the average number of persons by dwelling size in Meridian (note: 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 2.82 divided by 3.11). The blue arrow shown in the table below compares
the updated fee for the average size dwelling to the average impact fee per housing unit based on the
allocation methodology from the 2013 impact fee study. In contrast to the "one size fits all" flat fee for all
dwellings, the updated methodology proposes lower impact fees for smaller, more affordable units, along with
a higher fee for dwellings with 3201 or more square feet of climate -controlled space.
R RAFTELIS 13
18
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure P4: Police Impact Fees per Development Unit
20191nout Variables
Infrastructure Growth Quantity
Cost Factor
Growth
Infrastructure Type
1 $710,948
Cost
Units Over Ten Years
per Unit
(rounded)
Police Buildings square feet 12,161
$333
$4,050,000
Outdoor Training Facility 23%
51,406
$690,000
Total => $4,740,000
Professional Services Cost => $18,603
Less Projected Fund Balance 9/30/2019 => -$2,125,463
Cost Allocation Net Growth Cost => $2,633,140
Residential 73%
Nonresidential 27%
Allnrntarl rntt by 1 and IIsP
Residential
$1,922,192
Proposed Police
Facilities Fees
Nonresidential
1 $710,948
Growth 2019 to 2029
Cost per Service
1.05
Unit
Residential (persons)
35,146
$54
Nonresidential
51,406
$13
(vehicle trips)
($125)
-56%
Residential Imoact Fees /Der housina unit)
Square Feet of Climate-
Controlled Space
Persons per
Housing Unit
Proposed Police
Facilities Fees
Current
Fees
Increase or
Decrease
%Change
1000 or less
1.05
$56
$223
($167)
-75%
1001 to 1500
1.83
$98
$223
($125)
-56%
1501 to 2500
2.38
$128
$223
($95)
-43%
2501 to 3200
2.82
1 $152
$223
($71)
-320
3201 or more
3.29
1 $177
$223
($46)
-21%
Nonresidential Impact Fees (square foot of building)
466
Impact Fee per Housing Unit
$154
Nonresidential Floor Area Increase 2019 to 20291
Avg Wkdy Veh
Trip Adjustment
Prosed
Increase
Trip Ends per
Factors
Po e
Current
%
Type KSF
Faciliti
Fees
or
Change
Decrease
Fees
Commercial 37.75
50%
$0.24
$0.12
$0.12
100%
All Other 9.00
50%
$0.05
$0.12
($0.07)
-58%
r'mmnnricnn to 1n1 q Mathnrl
Housing Unit Increase 2019 to 20291
466
Impact Fee per Housing Unit
$154
Nonresidential Floor Area Increase 2019 to 20291
6,960,000
Impact Fee per Square Footl
$0.10
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 $2.6 million (see the upper portion of
Figure P5). The table below indicates Meridian should receive approximately $2.5 million in police
�. _ l:` 14
19 1
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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.
Figure P5: Police Development Fee Revenue
Police Impact Fee Revenue
Year
Base
2019
Year1
2020
Year
2021
Year3
2022
Year10
2029
Ten -Year Growth Cost of Police Facilities => $2,633,140
Average
Industrial
Commercial
Institutional
Office & Other
Residential
Administrative Building Expansion Phase 1
3,000
$1,000,000
Services
$152
$50
$240
$50
$50
per housing unit
per 1000 Sq Ft
per 1000 Sq F
per 1000 Sq F1
per 1000 Sq Ft
Hsg Units
KSF
KSF
KSF
KSF
42,345
9,070
4,890
4,450
5,890
44,445
9,300
5,010
4,560
6,040
46,145
9,540
5,140
4,680
6,190
47,746
9,780
5,270
4,800
6,350
54,811
11,670
6,290
5,720
7,580
Ten -Yr Increase 12,466 2,600 1,400 1,270 1,690
Projected Revenue => $1,895,000 $130,000 $336,000 $64,000 $85,000
Total Projected Revenues (rounded) => $2,510,000
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 pay for approximately $4.74 million, representing a growth share of 59%.
Other revenue sources will be required to fund approximately $3.26 million in police facilities over the next
ten years.
Figure P6: Summary of Ten -Year CFP for Police
Buildings Description
Square Feet
Total Cost
Training Facility Classroom
3,000
$1,000,000
Administrative Building Expansion Phase 1
3,000
$1,000,000
Administrative Building Expansion Phase 2
3,000
$1,000,000
Substation
6,000
$2,000,000
Total => 15,000 $5,000,000
Cost per Square Foot => $333
Outdoor Facilities Description Cost
Outdoor Training Facility $3,000,000
Total => $8,000,000
Growth Cost Funded by Impact Fees => $4,740,000
Growth Share Funded by Impact Fees => 59%
Share to be Funded by Other Revenues => $3,260,000
15
20
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Fire Impact Fees
After evaluating calls for service data to general types of development, Raftelis 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 Fl 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. The
standard for fire buildings is 0.44 square feet per person and 0.46 square feet per job.
Figure F1: Existing Fire Buildings
Fire Stations Square
Feet
Fire Station # 1 (540 E. Franklin Rd)
11,700
Fire Station # 3 (3545 N. Locust Grove)
7,040
Fire Station # 2 (2401 N. Ten Mile Rd)
6,770
Fire Station # 4 (2515 S. Eagle Rd)
7,077
Fire Station # 5 (N. Linder Rd)
7,360
Fire Station # 6
0
PSTC (half)
7,250
Training Tower @ Station #1
6,523
Fire Safety Center (1901 Leighfield Dr)
1,744
Fire Admin Space (City Hall)
13,511
TOTAL 68,975
Allocation Factors for Fire Stations
Residential Share 73% Functional
Nonresidential Share 27% Population
Population in 2019 114,102
Jobs in 2019 40,575
Infrastructure Standards for Fire Stations
Square
Feet
Residential (per person)l 0.44
Nonresidential (perjob)l 0.46
Development fees will be used to expand the fleet of fire vehicles and purchase communications equipment
with a useful life of at least ten years. Figure F2 lists fire vehicles and communications 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 73% to residential and 27% to nonresidential development
in Meridian. As shown below, every additional resident will require Meridian to spend approximately $62 for
additional fire vehicles and equipment. Every additional job requires the City to spend approximately $64 for
additional fire vehicles and equipment.
16
21
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure F2: Existing Standards for Fire Vehicles
Fire Apparatus and Coding Total Cost
Equipment
Engines
FE
$5,148,000
Ladder Truck
LT
$1,600,000
Pickup Trucks
PT
$539,659
Other Vehicles
OV
$287,700
Communications Equipment
CE
$2,112,284
TOTAL $9,687,643
Allocation Factors for Fire Apparatus and Communications
Residential Share 73% Functional
Nonresidential Share 27% population
Population in 2019 114,102
Jobs in 2019 40,575
Infrastructure Standards for Fire Apparatus and Communications
Apparatus and
Communications
Residential (per person) $61.98
Nonresidential (perjob)l $64.46
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 over the next ten years, Meridian will expand fire buildings by 20,859 square feet and spend
$2.93 million to expand the fleet of fire vehicles.
' e _ l 17
22
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure F3: Growth -Related Need for Fire Facilities
Fire Infrastructure Standards and Capital Costs
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.
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. The row
highlighted light orange indicates the updated impact fee for an average -size dwelling is $693 (truncated),
which assumes 2.82 persons per housing unit and a cost of $246 per additional person. Please see Appendix
23
Fire Stations - Residential
0.44
Sq Ft per household
Year1
Fire Stations - Nonresidential
0.46
Sq Ft per job
Year3
Fire Station Cost
$535
per square foot
Year5
Fire Apparatus/Communications - Residential
$61.98
Cost per person
Year7
Fire ADDaratus/Communications - Nonres
$64.46
Cost per job
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.
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. The row
highlighted light orange indicates the updated impact fee for an average -size dwelling is $693 (truncated),
which assumes 2.82 persons per housing unit and a cost of $246 per additional person. Please see Appendix
23
Year
Base
2019
Year1
2020
Year2
2021
Year3
2022
Year4
2023
Year5
2024
Year6
2025
Year7
2026
Year8
2027
Year9
2028
Year10
2029
Ten -Yr Increase
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.
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. The row
highlighted light orange indicates the updated impact fee for an average -size dwelling is $693 (truncated),
which assumes 2.82 persons per housing unit and a cost of $246 per additional person. Please see Appendix
23
Facilities Needed
Population
Meridian
Sq Ft of Fire
Fire Apparatus and
Jobs
Stations
Communications
114,102
40,575
68,975
$9,687,643
121,126
41,612
72,551
$10,189,837
126,812
42,677
75,549
$10,610,907
132,163
43,768
78,411
$11,012,890
136,845
44,887
80,990
$11,375,214
140,190
46,035
82,993
$11,656,541
143,578
47,214
85,030
$11,942,532
144,996
48,421
86,209
$12,108,228
146,413
49,659
87,403
$12,275,860
147,831
50,929
88,611
$12,445,618
149,248
52,231
89,834
$12,617,376
35,146 11,656 20,859 $2,929,733
Cost of Fire Stations => $11,160,000
Cost of Fire Apparatus and Communications => $2,930,000
Total Growth Cost => $14,090,000
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.
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. The row
highlighted light orange indicates the updated impact fee for an average -size dwelling is $693 (truncated),
which assumes 2.82 persons per housing unit and a cost of $246 per additional person. Please see Appendix
23
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
A for supporting documentation on the average number of persons by dwelling size in Meridian (note: 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 2.82 divided by 3.11). The blue arrow shown in the table below compares
the updated fee for the average size dwelling to the average impact fee per housing unit based on the
allocation methodology from the 2013 impact fee study. In contrast to the "one size fits all" flat fee of $695
for all dwellings, the updated methodology proposes lower impact fees for smaller, more affordable units,
along with a higher fee for dwellings with 3201 or more square feet of climate -controlled space.
Proposed nonresidential development fees for fire facilities are shown in the column with light orange
shading. The 2019 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). The previous study had a single fee for all types of nonresidential
development. The average fire impact fee per square foot for nonresidential development increased from
$0.35 in 2013 to $0.46 in 2019. Based on the 2019 fee schedule, a new warehouse would be in the category of
All Other. This fee category assumes 1.50 jobs per thousand square feet of floor area. To convert the fee to
an amount per square foot, we divide by 1000 then multiply by the cost factor per job ($274). The result is
$0.41 (truncated) per square foot.
R RAFTELIS 19
24
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure F4: Fee Schedule for Fire Facilities
zuly input var►aD►es
Persons per Hsg
Unit
Nonresidential $3,204,189
Growth 2019 to 2029
Cost per Service
%
Change
Cost
Growth
35,146
Infrastructure
Growth Quantity
11,656
Infrastructure Type
(jobs)
Factor
Cost
($231)
Units
Over Ten Years
per Unit
(rounded)
Fire Stations
square feet
20,859 $535
$11,160,000
Fire Apparatus
dollars
1
$2,930,000
Total => $14,090,000
Professional Services Cost => $18,603
Less Projected Fund Balance 9/30/2019 => -$2,241,236
Cost Allocation Net Growth Cost => $11,867,367
Residential 73%
Nonresidential 27%
Allnrnted Cnst by Land Ilse
Residential $8,663,178
Persons per Hsg
Unit
Nonresidential $3,204,189
Growth 2019 to 2029
Cost per Service
%
Change
Unit
Residential (persons)
35,146
$246
Nonresidential
11,656
$274
(jobs)
$450
$681
Residential Impact Fees (Der housina unit)
Square Feet of Climate-
Controlled Space
Persons per Hsg
Unit
Proposed Fire
Facilities Fee
Current
Fees
Increase or
Decrease
%
Change
1000 or less
1.05
$258
$681
($423)
-62%
1001 to 1500
1.83
$450
$681
($231)
-34%
1501 to 2500
2.38
$585
$681
($96)
-14%
2501 to 3200
2.82
$693
$681
$12
2%
3201 or more
3.29
$809
$681
$128
19%
Nonresidential Impact Fees (square foot of building)
Jobs per 1,000 Proposed Fire Cu ent Increase or %
Type S Ft Facilities Fee Fee Decrease Change
Commercial 2.34 $0.64 $0.3 $0.29 83%
All Other 1.50 $0.41 $0.35 $0.06 17%
Cmmnaricnn to 2n13 Methnd
Housing Unit Increase 2019 to 2029
12,466
Impact Fee per Housing Unit
$695
Nonresidential Scl Ft Increase 2019 to 2029
6,960,000
Impact Fee per Square Foot)
$0.46
20
25
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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 has a ten-year growth cost of $11,867,367 (see the upper portion of Figure FS). The
table below indicates Meridian should receive approximately $11.82 million in fire development fee revenue,
if actual development matches the land use assumptions. The revenue projection assumes implementation of
the proposed fire fees and that development from 2019 to 2029 is consistent with the land use assumptions
described in Appendix A. To the extent the rate of development either accelerates or slows down, there will
be a corresponding change in the development fee revenue.
Fire Impact Fee Revenue
Year
Base
2019
Year
2020
Year
2021
Year
2022
Year
2023
Year
2024
Year
2025
Year7
2026
Year8
2027
Year9
2028
Year10
2029
Ten -Yr Increase
Projected Revenue =>
Figure F5: Fire Development Fee Revenue
Ten -Year Cost of Growth -Related Fire Facilities => $11,867,367
Average
Residential
$693
per housing unit
Industrial
$410
per 1000 Scl Ft
Commercial
$640
per 1000 Scl Ft
Institutional
$410
per 1000 Scl Ft
Office and
Other Services
$410
per 1000 Scl Ft
Hsg Units
KSF
KSF
KSF
KSF
42,345
9,070
4,890
4,450
5,890
44,445
9,300
5,010
4,560
6,040
46,145
9,540
5,140
4,680
6,190
47,746
9,780
5,270
4,800
6,350
49,145
10,030
5,410
4,920
6,510
50,145
10,290
5,550
5,040
6,680
51,159
10,550
5,690
5,170
6,850
52,071
10,820
5,830
5,310
7,030
52,984
11,100
5,980
5,440
7,210
53,898
11,380
6,140
5,580
7,390
54,811
11,670
6,290
5,720
7,580
12,466 2,600 1,400 1,270 1,690
$8,640,000 $1,070,000 $900,000 $520,000 $690,000
Total Projected Revenues (rounded) => $11,820,000
F26]
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Comprehensive Financial Plan for Fire Facilities
Using impact fee funding over the next ten years, Figure F6 indicates that Meridian plans to expand fire
station floor area by approximately 25,000 square feet. Meridian will also purchase additional fire vehicles
costing approximately $4.38 million. The total cost for these projects is approximately $17.75 million. The
growth cost funded by impact fees is $14.09 million over ten years, which is 79% of the total cost. An
additional $3.66 million in other revenues will be required to fully fund the Fire Department's CFP for
growth -related improvements.
Figure F6: Summary of Ten -Year CFP for Fire Facilities
,Jquare Feet
Purchase Land for Fire Station #7
$500,000
Design Fire Station #7
$800,000
Build Fire Station #7 12,500
$5,387,500
Purchase Land for Fire Station #8
$250,000
Design Fire Station 48 1 1
$800,000
Build Fire Station 48 1 12,5001
$5,637,500
Total => 25,000 $13,375,000
Cost Der SO Ft Based on Stations #7 & #8 => S535
. 1 / / /
Quint Truck
1
$1,600,000
Heavy Rescue Vehicle
1
$800,000
Fire Engine Station #7
1
$572,000
Fire Engine Station #8
1
$572,000
Vehicle for EMS Captain
1
$63,000
Vehicle for Fire
Inspector/investigator
1
$63,000
Vehicle for Battalion Chiefs
1
$63,000
Alternative Response Unit
2
$642,000
Total => 9 $4,375,000
Total => $17,750,000
Growth Cost Funded by Impact Fees => $14,090,000
Growth Share => 79%
Funded by Other Revenues => $3,660,000
-.. 22
27
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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. This minor
cost ($18,603 per infrastructure type) was added to the 2019 Meridian impact fees.
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, 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. Also, 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, Raftelis
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).
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
R R A F T E L I S 23
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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, Raftelis 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.
R RAFTELIS 24
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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. Raftelis 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 1St
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.
R RAFTELIS 25
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Population and housing unit projections were provided by City staff. During the next ten years, the impact
fee study assumes Meridian's population increase at a growth rate of approximately 2.7% per year. Over the
next ten years, jobs are expected to increase at a growth rate of approximately 2.6% per year, which is from
the Communities in Motion employment forecast from 2010 to 2040.
Figure Al: Annual Development Projections
Meridian, Idaho FY18-19 FY19-20 FY20-21 FY21-22 FY23-24 FY28-29 FY38-39
Fiscal Year Begins Oct 1st 2019 2020 2021 2022 2024 2029 2039
Base Yr 1 2 3 5 10 20
Total Population
City of Meridian 1114,102
1121,126
1126,812
1132,163
1140,190
1149,248
1164,187
1
Annual Increase
7.2%
6.2%
4.7%
4.2%
2.4%
1.0%
1.0%
Housing Units
4,458
4,689
5,320
6,848
17,486
17,933
18,392
Single Familyl
35,911 1
37,649 1
39,056 1
40,381 1
42,367 1
46,229 154,516
Annual Increase
5.6%
4.8%
3.7%
3.4%
2.0%
1.7%
1.7%
Multi-Familyl
6,434 1
6,796 1
7,089 1
7,365 1
7,778 1
8,582 1
10,322
Annual Increase
6.6%
5.6%
4.3%
3.9%
2.3%
1.9%
1.9%
Total Housing Unitsl
42,345 1
44,445 1
46,145 1
47,746 1
50,145 1
54,811 1
64,838
Annual Increase
5.7%
5.0%
3.8%
3.5%
2.0%
1.7%
1.7%
Persons per Hsg Unit
2.69
2.73
2.75
2.77
2.80
2.72
2.53
Jobs (by place of work)
Industrial
Commercial
Institutional
Office & Other Services
7,501
7,693
7,890
8,092
8,511
9,656
12,430
11,455
11,748
12,048
12,356
12,996
14,746
18,982
4,133
4,238
4,347
4,458
4,689
5,320
6,848
17,486
17,933
18,392
18,862
19,839
22,509
28,976
Total Jobs 40,575 41,612 42,677 43,768 46,035 52,231 67,236
Annual Increase 2.6% 2.6% 2.6% 2.6% 2.6% 2.6% 2.6%
Jobs to Housing Ratio 0.96 0.94 0.92 0.92 0.92 0.95 1.04
Nonresidential Floor Area 'square eet in thousands)
Industrial
Commercial
Institutional
Office & Other Services
9,070
9,300
9,540
9,780
10,290
11,670
15,030
4,890
5,010
5,140
5,270
5,550
6,290
8,100
4,450
4,560
4,680
4,800
5,040
5,720
7,370
5,890
6,040
6,190
6,350
6,680
7,580
9,760
Total KSF 24,300 24,910 25,550 26,200 27,560 31,260 40,260
Avg Sq Ft Per Job 599 599 599 599 599 598 599
Avg Jobs per KSF 1.67 1.67 1.67 1.67 1.67 1.67 1.67
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;"
Because DIFS must be proportionate, jurisdictions derive fees for various land uses per unit of development, as
stated in Idaho Code 67-8404(17).
l 26
31
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
"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, Raftelis 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 makes fees more proportionate and facilitates construction of affordable units.
As shown Figure A2, dwellings with a single unit per structure (detached and attached) average 2.85 persons
per housing unit. Dwellings in structures with two or more units average 2.00 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 2.76 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. Raftelis recommends that fees for residential
development in the City of Meridian be imposed according to the number of year-round residents per housing
unit.
27
32
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure A2: Year -Round Persons per Unit by Type of Housing
Meridian Population and Housina Characteristics
Units in Structure Persons House-
holds
Persons per
Household
Housing
Units
Persons per
Housing Unit
Housing
Mix
Vacancy
Rate
Single Unit * 81,202 27,793
2.92
28,448
2.85
89%
2%
All Other ** 6,765 3,379
2.00
3,378
2.00
11%
0%
Subtotal 87,967 31,172 2.82 31,826 2.76 2%
Group Quarters 4,864
TOTAL 92,831
Source: U.S. Census Bureau, 2016 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, Raftelis 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,
Raftelis 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 totals for Meridian. As shown above, the U.S. Census Bureau indicates that Meridian averages 2.76
persons per housing unit.
Figure A3: Persons by Bedroom Range
Bedrooms
0-1
2
3
4+
Total
Recommended
Mudtinliarc 12)
Persons
(1)
Housing
Units (1)
Persons per
Housing Unit
Housing
Mix
48
39
1.30
2.8%
353
194
1.92
14.1%
1,598
678
2.48
49.2%
1,614
4671
3.64
1 33.9%
3,613
1,3781
2.76
100.0%
(1) American Community Survey, Public Use Microdata
Sample for ID PUMA 701 (2012-2016 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. 2.76 persons per
housing unit).
33
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
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, Raftelis 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).
Raftelis 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, Raftelis 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 (1000 square feet or less) has an estimated
average of 1.16 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 3.63 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 by the total number of dwellings in the building.
R RAFTELIS 29
34
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure A4: Persons by Square Feet of Living Space
Survey of Construction
Square Feet (rounded)
Meridian Averages per Housing unit
Bedrooms Sq Ft (rounded) Persons
f=itted -Curve Values
Sq Ft Range I Persons
1,100
0-1
1,000
1.30
1000 or less
1.16
11800
2
1,500
1.92
1001 to 1500
2.02
2,200
3
2,100
2.48
1501 to 2500
2.63
3,400
1 4+
2,900
3.64
2501 to 3200
3.11
2,700
-Wt Avg=>
2,400
3201 or more
3.63
Average square feet for 2 to 4+
bedrooms in Meridian was derived
from Ada Cou my Assessor
residential database (units
constructed 2014 to 2018).
Average persons per housing unit
by bedroom range is based on
2016 ACS PUMS data for ID PUMA
701. Recommended Square Feet
Ranges are similarto Bolsesize
thresholds.
Jobs and Nonresidential Development
In addition to data on residential development, the calculation of impact fees requires data on nonresidential
development. Raftelis uses the term "jobs" to refer to employment by place of work. In Figure A5, color
shading indicates nonresidential development prototypes the will be used by Raftelis to derive average
weekday vehicle trips and nonresidential floor area. For future industrial development, Raftelis averaged
Light Industrial (ITE code 110) and Warehousing (ITE 150) to derive an average of 1,209 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 427
square feet per job. For institutional development, such as schools, daycare and churches, the impact fee
study assumes an average of 1,076 square feet per job. The prototype for institutional development is an
Elementary School (ITE 520). For office and other services, an average -size Office (ITE 710) is the prototype
for future development, averaging of 337 square feet per job.
R RAFTELIS 30
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2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure A5: Average Weekday Vehicle Trip Ends
ITE Land Use /Size Demand Wkdy Trip Ends Wkdy Trip Ends Emp Per Sq Ft
Code Unit Per Dmd Unit* Per Employee* Dmd Unit Per Emp
110
Light Industrial
1,000 Scl Ft
4.96
3.05
1.63
615
140
Manufacturing
1,000 Sq Ft
3.93
2.47
1.59
628
150
Warehousing
1,000 Sq Ft
1.74
5.05
0.34
2,902
520
Elementary School
1,000 Sq Ft
19.52
21.00
0.93
1,076
530
High School
1,000 Sq Ft
14.07
22.25
0.63
1,581
610
Hospital
1,000 Sq Ft
10.72
3.79
2.83
354
620
Nursing Home
1,000 Scl Ft
6.64
2.91
2.28
438
710
General Office
1,000 Scl Ft
9.74
3.28
2.97
337
760
Research & Dev Center
1,000 Scl Ft
11.26
3.29
3.42
292
770
Business Park
1,000 Sq Ft
12.44
4.04
3.08
325
820
Shopping Center (avg size
1,000 Sq Ft
37.75
16.11
2.34
427
857
Discount Club
1,000 Sq Ft
41.80
32.21
1.30
771
Industrial in Meridian 11,000 Scl Ft 1 3.35 1 4.05 0.83 1,209
* Trip Generation, Institute of Transportation Engineers, 10th Edition (2017).
Figure A6 indicates 2015 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.
R RAFTELIS 31
36
Meridian, Idaho
Commercial (2)
Industrial (3)
Institutional (4)
Office & Other Services (5)
2019 MERIDIAN DEVELOPMENT IMPACT FEES REPORT
Figure A6: Jobs and Floor Area Estimates
2015
Jobs (1)
10,354 28.2%
6,781
18.5%
3,735
10.2%
15,806
43.1%
TOTAL 36,676 100.0%
(1 ) lobs in 2015 from Work Area Profile,
OnTheMap, U.S. Census Bureau web
application.
(21 Major sectors are Retail and
Accommodation/Food Services.
(3) Major sectors are Construction,
Manufacturing, Wholesale Trade, and
Transportation/ Wore hoes ing.
(4) Major sectors are Educational Services and
Public A dministration.
(5) Major sectors are
Professional/Scientific/TechnicaIServices and
Health Care.
RAFTELIS
NAICS Industry. Sector
32
37
2015
Count
Share
❑Agriculture, Forestry. Fishing and
70
02%
Hunting
❑Mining, uarry. ng, and Oil and Gas
8
0.0%
Extraction
❑ Utilities
11
0.0%
EConstruction
2.999
82%
[]Manufacturing
1200.
3.3%
®Wholesale Trade
1.520
4.1%
■Retail Trade
6.401
17.5%
n ransportation and Warehousing
973
2.7%
❑Inforrnation
292
0.8%
❑Finance and Insurance
2.453
6.7%
[]Real Estate and Rental and Leasing
450
1.2%
Professional, Scientific, and Technical
®
2489
6.8
Services
.°l0
Management of Companies and
279
0.836
Enterprises
Administration & Support, Waste
2.003
5.530
Management and Remediation
[]Educational Services
3.260
8.9%
[:]Health Care and Social Assistance
6.458
17.6%
❑Arts. Entertainment, and Recreation
687
1.9%
EAccommodation and Food Services
3.953
10.8%
Other Services (excluding Public
695
1.9°10
Administration)
NPublic Administration
475
1.3%
32
37
Chris Johnson
From:
Sent:
To:
Subject:
Howdy all,
Todd Lavoie
Friday, January 22, 2021 5:06 PM
Brad Purser; Caleb Hood; Charlie Butterfield; Chris Johnson; David Fulkerson; Jenny
Fields; John Nesmith; Jon Wardle; Josh Cummings; Luke Cavener; Robert Simison;
Seldon S. "Butch" Weedon; Shanee Eckert; Spencer Martin; Steve Siddoway; Ted Baird;
Todd Lavoie; Tracy Basterrechea
Meeting Material for Monday
During our last meeting, the committee requested that we provide our best attempt at displaying the level of service for
Fire, Parks, and Police using the same methodology used by our consultant. With the data available, we have put
together our best estimates on the level of service calculations as requested. We highlighted 2019 to represent the level
of service currently included in the Impact Fee Study.
We will discuss this data in more detail on Monday.
4.70000
0.60000
0.50000
0.40000
0.30000
0.20000
0.10000
0.003000
0.002900
0.002800
0.002700
0.002600
0.002500
0.002400
0.002300
0.40000
0.35000
0.30000
0.25000
0.20000
0.1.5000
0.10000
0.05000
Fire Department Level of Service "'I" ntial level of
service is based on
Papulation. Non -
Residential level of
service is based on Jobs.
2013 2014 2015 2016 2017 2018 2019 2020 2021
Residential -Non-Residential
Parks Department Level of Service
(acres per person
Thank you
2013 2014 2015 2016 2017 2018 2019
■ x013 ■ Z014 E2015 ■ 2016 82017 ■ 2938 ■ 2419 ■ 20ZQ r Z x1
Police Department Level of Service
2020 20121
Residential level of
service is based on
Population. Non -
Residential level of
service is based on
Vehicle Trip
information.
2013 2014 2015 2916 2017 2018 2019 2029 2021
� Nan•Residential-Resedential
Have a great day!
Todd Lavoie, CGFM I Chief Financial Officer
City of Meridian I Finance
33 E. Broadway Ave., Meridian, Idaho 83642
N
Phone: 208.489.0420
�fE II�
The Finance Department — Where Everyone COUNTS!
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request unless exempt from disclosure by law.
Chris Johnson
From: Todd Lavoie
Sent: Monday, January 25, 2021 2:14 PM
To: Brian McClure; Brad Purser; Caleb Hood; Charlie Butterfield; Chris Johnson; David
Fulkerson; Jenny Fields; John Nesmith; Jon Wardle; Josh Cummings; Luke Cavener;
Robert Simison; Seldon S. "Butch" Weedon; Shanee Eckert; Spencer Martin; Steve
Siddoway; Ted Baird; Todd Lavoie; Tracy Basterrechea
Subject: Future Land Development Build -out
Hello David,
We wanted to address your question about the City and the build -out capacity of the City. The City works with COMPASS
to establish build -out projections and will be delivering a report during calendar q2 of this year discussing this exact
topic.
When the report is delivered, we will share it with this committee for informational purposes.
Thank you for asking the question and please let us know if we can provide anything else.
Have a great day!
Todd Lavoie, CGFM I Chief Financial Officer
City of Meridian I Finance
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.489.0420
The Finance Department — Where Everyone COUNTS!
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
1