Traffic Generation Assessment

February 21, 2006

What did the County do BEFORE TGA and what is

it?

Prior to 1983…..

ANY developer of a business….small or large….improved roadway frontage to ½ of the ultimate roadway section.

COST or trips generated were not factors in required improvements.

And no roadway credit was given to anyone!

Was this FAIR since not all developments are equal?

NO!Small developments had, in some instances, MORE associated roadway costs when compared to larger developments

Why were small development costs so

high?

Total roadway cost was dependent ONLY on the length of a development’s frontageType of development was not a consideration

EXAMPLE 1:

SMALL BUSINESS (mom and pop store):1000 feet of frontage (whole store front)$260.00/foot of road improvementsTotal=$260,000

LARGE BUSINESS (Wal-Mart type)1000 feet of frontage (driveway approach)$260.00/foot of road improvementsTotal=$260,000

EXAMPLE 2:

How did the County rectify the cost disparities?

TGA Traffic Generation Assessment

In 1983………

The St. Louis County ROAD FUNDING TASK FORCE (RFTF) was establishedThis group evaluated the needs and method of funding roadway improvements

Who made up the RFTF?

Department of Highways and TrafficDepartment of PlanningDevelopersContractorsBankersArchitectsOther engineersMSDMunicipal officialsTrade Councils

What did the RFTF do?

Defined TGA as:An assessment based on TRAFFIC GENERATIONAn assessment calculated by using the number of required parking spaces (remember, smaller businesses have fewer parking spaces than large ones)An assessment where the dollar amount/parking space is to be based on average daily PEAK HOUR traffic

They Also Decided………

The dollar amount/parking space was to vary depending on the land useCost/space would adjust YEARLY based on the construction cost index for St. Louis.The number of required parking spaces would be determined by the Zoning OrdinanceTrust Fund Areas would be established throughout unincorporated St. Louis County by Ordinance

Trust Fund vs. TGA

Trust Fund – the fund number associated to a particular area, in which the money collected is depositedTGA – traffic generation assessment, the dollar amount associated with the traffic being generated from the site

How is TGA applied?

As a condition of a site specific zoning ordinance

New or redevelopment in C-8, M-3, PEU and MXD, and amendments to these zoning districtsCost estimates of road improvements are based upon the Unit Price Schedule created by the Dept. of Planning

As a reference or guide (equivalent tga)

TGA determination made (not collected), even in municipalities or other zoning districts, to determine roadway improvement obligation

Equivalent TGA

Applied in zoning areas that do not have ordinance conditionsUsed to make fair across the board – road improvement obligationNo actual trust fund contributionRoad improvements do not exceed, unless safety issue

Credits

Department of Planning Escrow Costs utilizedAll associated roadway improvements—including those along MoDOT R/WImprovements beyond development frontageNOT entrances, sidewalk or utility relocations, within development frontageAny improvements required for safety, i.e. sight distance, completed regardless of cost

Credits for existing development

Used in all areas of redevelopmentOnly required parking is creditedGiven at existing rate, unless previously paid

Chesterfield Valley

Different fee schedule Based on Chesterfield Valley “development procedures and conditions” future land use mapGrandfathered parcelsAll other TGA rules apply

Take Special Note:

TGA is…# of required parking spaces x rate per spaceTGA is…paid when a building permit is issuedRoad improvements are subtracted from the TGA assessment If road improvements EXCEED TGA, the developer is only responsible for improvements equal to TGA (unless otherwise determined by H&T..usually due to a safety condition)

BenefitsDeveloper can estimate required road improvement costs in planning stage.Funding mechanism for roadway needs in area.

Bowles Avenue

Bowles Avenue

Baxter Road Extension

Von Talge Road

Von Talge Road

Any Additional Questions?…..

CostLand

15.00 /sq. ft. 1

15.00/sq. ft. X sq. ft. $653,400

Architectural Fees 10,000

Site Impr. Plans 10,000

Buildingsq. ft./sq. ft. X 2 460,000

Permit Fee 2,529

Road Impr. Costs100 260 /ft. 26,000

$1,161,929

SMALL BUSINESS OFFICE

Item

1 acre =43,560

5,00092.00 5,000

ft. frontage XTOTAL DEV. COST

TGA COSTvs

. TOTAL DEV. COST

1 Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects2 Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects3 Actual Develop Costs for Small Medical Building4 Actual Develop Costs for Small Medical Building

TGA is 0.85% of Total

TGA COSTvs

. TOTAL DEV. COST$9,821.32 $1,161,929

CostLand

15.00 /sq. ft. 1

15.00/sq. ft. X sq. ft. $653,400

Architectural Fees 10,000

Site Impr. Plans 10,000

Buildingsq. ft./sq. ft. X 2 460,000

Permit Fee 2,529

Road Impr. Costs100 260 /ft. 26,000

$1,161,929

SMALL BUSINESS RETAIL

Item

1 acre =43,560

5,00092.00 5,000

ft. frontage XTOTAL DEV. COST

TGA COSTvs

. TOTAL DEV. COST

1 Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects2 Estimated Land Avg. Cost of Current Appraisal Reports for Dept. of H&T Projects3 Actual Develop Costs for Small Medical Building4 Actual Develop Costs for Small Medical Building

TGA is 3.4% of Total

TGA COSTvs

. TOTAL DEV. COST$39,857.37 $1,161,929