DIMOCAgenda2025January131.Road Impact Fees & Transportation Module
1.A.Capital Impacts Model Transportation Component and Road Impact Fees
Continued discussion on options to develop a cash proffer calculation for road impacts
and/or the implementation of a Road Impact Fee program in accordance with Virginia
Code §15.2 Chapter 22 Article 9. Follow up information from the last meeting is
attached (Impacts fees in other states, Commercial/Industrial Development Community
Feedback, Slides from last meeting).
2.Other
AGENDA
DEVELOPMENT IMPACT MODEL OVERSIGHT COMMITTEE
MONDAY, JANUARY 13, 2025
9:00 AM
FIRST-FLOOR CONFERENCE ROOM
107 NORTH KENT STREET, WINCHESTER VA 22601
DIMOC01-13-25RoadImpactFees_Update.pdf
DIMOC01-13-25CapitalImpactsModelUpdate_Part2.pdf
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Development Impact Model Oversight Committee
Agenda Item Detail
Meeting Date: January 13, 2025
Agenda Section: Road Impact Fees & Transportation Module
Title: Capital Impacts Model Transportation Component and Road Impact Fees
Attachments:
DIMOC01-13-25RoadImpactFees_Update.pdf
DIMOC01-13-25CapitalImpactsModelUpdate_Part2.pdf
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COUNTY of FREDERICK
Department of Planning and Development
540/ 665-5651
Fax: 540/ 665-6395
107 North Kent Street, Suite 202 • Winchester, Virginia 22601-5000
MEMORANDUM
TO: Development Impact Model Oversight Committee
FROM: Wyatt Pearson, Director of Planning and Development
RE: Capital Impacts Model Transportation Component and Road Impact
Fees
DATE: January 9th, 2025
Included below is the additional follow up information requested by the committee as it
relates to Road Impact Fees and/or the inclusion of a transportation cash proffer
calculation in the existing Capital Impact Model (CapIM).
1. Examples and existing impact fees in other states (see attached)
a. North Carolina
i. -General state legislative authority to charge Water and
Wastewater System Development Fees
(https://www.ncleg.net/EnactedLegislation/Statutes/PDF/ByArticle
/Chapter_162A/Article_8.pdf
i. -No such general authority exists for other impact fees (aka
development fees in NC). However, a few jurisdictions are
authorized to charge them, we believe grandfathered under old
special authority: Cary and Raleigh that we know of. No new non-
utility impact fee programs are being implemented at this time to
our knowledge.
a. Tennessee
i. -Attached sample from our work with a recent client (prepared by
TischlerBise). This is not exhaustive.
i. -Note that school impact fees are allowed and have been adopted
in several places (Williamson County, Rutherford County,
Murfeesboro).
a. Georgia
i. -Attached sample from a client (prepared by the client). This is not
exhaustive.
a. Texas
i. -Attached excerpt from a presentation from consultant in Texas
(prepared by that consultant). This is not exhaustive
2. Opinion of Commercial/Industrial Development Community
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a. Staff reached out to National Association for Industrial and Office Parks
(NAIOP) and they suggested Peterson Companies participate. Clark
Tutwiler may be attending on their behalf.
a. Trex was contacted by a committee member for their opinion, and
provided the following response, "Thank you for taking the time to present
the results of the study by Tischler Bise to the Development Impact Model
Oversite Committee (DIMOC) and the draft impact fee policy proposal
under consideration. As a local manufacturer we appreciate the Frederick
Co. Board of Supervisors for focusing on transportation infrastructure as a
critical element to the region and Trex’s future ability to grow. At this
time we are not taking a position on the proposed impact fee. We hope
that in its deliberation, the Board will identify a solution to the
infrastructure funding issue that meets the needs of the community while
maintaining the county’s competitiveness for future business investment
and growth."
The Committee will discuss and consider a recommendation to the Board of Supervisors
on this topic.
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Single-Family Fire Police Parks Street OtherTotal (Non-Utility)Franklin $0 $0 $4,304 $4,911 $0$9,215Springfield (Proposed) $1,110 $760 $792 $5,250 $1,198 $9,110Nolensville $0 $0 $0 $5,928 $0$5,928Brentwood $0 $0 $0 $5,860 $0$5,860Smyrna $599 $0 $1,032 $2,239 $0$3,870La Vergne $208 $548 $639 $2,323 $0$3,718Spring Hill $0 $0 $0 $3,048 $0$3,048White House $186 $282 $396 $381 $0$1,245Portland $549 $240 $454 $0 $0$1,243Non-Residential Impact Fees Fire Police Parks Street Other Fire PoliceParks Street OtherTotal (Non-Utility)Non-Residential (Per 1,000 Sq. Ft.)Fire Police Parks Street OtherTotal (Non-Utility)Industrial (500,000 Sq. Ft. Development)FranklinFranklin$0 $0 $0 $3,060,000 $0 $0 $0 $0 $6,120 $0$3,060,000Industrial$0 $0 $0 $6,120 $0$6,120Brentwood$0 $0 $0 $1,297,000 $0 $0 $0 $0 $2,594 $0$1,297,000Commercial$0 $0 $0 $10,878 $0$10,878Smyrna$202,500 $0 $0 $1,067,500 $0 $405 $0 $0 $2,135 $0$1,270,000Office & Other Services$0 $0 $0 $7,802 $0$7,802Springfield (Proposed)$158,179 $103,214 $0 $474,500 $279,000 $316 $206 $0 $949 $558$1,014,893Institutional$0 $0 $0 $9,012 $0$9,012Spring Hill$0 $0 $0 $744,000 $0 $0 $0 $0 $1,488 $0$744,000 Springfield (Proposed)La Vergne$21,500 $57,000 $0 $515,500 $0 $43 $114 $0 $1,031 $0$594,000Industrial$316 $206 $0 $949 $558$2,030Nolensville$0 $0 $0 $504,000 $0 $0 $0 $0 $1,008 $0$504,000Commercial$2,293 $1,496 $0 $7,058 $1,023$11,870White House$59,500 $90,000 $0 $139,000 $0 $119 $180 $0 $278 $0$288,500Office & Other Services$1,018 $664 $0 $3,053 $1,568$6,303Portland$125,000 $36,500 $0 $0 $0 $250 $73 $0 $0 $0$161,500Institutional$667 $435 $0 $2,002 $1,376$4,481Commercial (100,000 Sq. Ft. Development)SmyrnaFranklin$0 $0 $0 $1,087,800 $0 $0 $0 $0 $10,878 $0$1,087,800Industrial$405 $0 $0 $2,135 $0$2,540Springfield (Proposed)$229,305 $149,624 $0 $705,800 $102,300 $2,293 $1,496 $0 $7,058 $1,023$1,187,029Commercial$1,346 $0 $0 $2,445 $0$3,791Brentwood$0 $0 $0 $914,700 $0 $0 $0 $0 $9,147 $0$914,700Office & Other Services$848 $0 $0 $3,478 $0$4,326Spring Hill$0 $0 $0 $524,100 $0 $0 $0 $0 $5,241 $0$524,100Institutional$317 $0 $0 $1,137 $0$1,454La Vergne$10,400 $27,300 $0 $362,800 $0 $104 $273 $0 $3,628 $0$400,500 La VergneSmyrna$134,600 $0 $0 $244,500 $0 $1,346 $0 $0 $2,445 $0$379,100Industrial$43 $114 $0 $1,031 $0$1,188White House$53,200 $80,600 $0 $155,000 $0 $532 $806 $0 $1,550 $0$288,800Commercial$104 $273 $0 $3,628 $0$4,005Nolensville$0 $0 $0 $266,800 $0 $0 $0 $0 $2,668 $0$266,800Office & Other Services$100 $264 $0 $2,737 $0$3,101Portland$36,700 $83,000 $0 $0 $0 $367 $830 $0 $0 $0$119,700Institutional$62 $162 $0 $2,119 $0$2,343Office & Other Services (100,000 Sq. Ft. Development)PortlandFranklin$0 $0 $0 $780,200 $0 $0 $0 $0 $7,802 $0$780,200Industrial$250 $73 $0 $0 $0$323Brentwood$0 $0 $0 $691,400 $0 $0 $0 $0 $6,914 $0$691,400Commercial$367 $830 $0 $0 $0$1,197Springfield (Proposed)$101,760 $66,400 $0 $305,300 $156,800 $1,018 $664 $0 $3,053 $1,568$630,261Office & Other Services$466 $647 $0 $0 $0$1,113Smyrna$84,800 $0 $0 $347,800 $0 $848 $0 $0 $3,478 $0$432,600Institutional$146 $385 $0 $0 $0$531Spring Hill$0 $0 $0 $396,800 $0 $0 $0 $0 $3,968 $0$396,800 White HouseLa Vergne$10,000 $26,400 $0 $273,700 $0 $100 $264 $0 $2,737 $0$310,100Industrial$119 $180 $0 $278 $0$577Nolensville$0 $0 $0 $290,500 $0 $0 $0 $0 $2,905 $0$290,500Commercial$532 $806 $0 $1,550 $0$2,888White House$24,700 $37,400 $0 $66,200 $0 $247 $374 $0 $662 $0$128,300Office & Other Services$247 $374 $0 $662 $0$1,283Portland$46,600 $64,700 $0 $0 $0 $466 $647 $0 $0 $0$111,300Institutional$247 $374 $0 $669 $0$1,290Institutional (100,000 Sq. Ft. Development)NolensvilleFranklin$0 $0 $0 $901,200 $0 $0 $0 $0 $9,012 $0$901,200Industrial$0 $0 $0 $1,008 $0$1,008Brentwood$0 $0 $0 $535,200 $0 $0 $0 $0 $5,352 $0$535,200Commercial$0 $0 $0 $2,668 $0$2,668Springfield (Proposed)$66,728 $43,541 $0 $200,200 $137,600 $667 $435 $0 $2,002 $1,376$448,069Office & Other Services$0 $0 $0 $2,905 $0$2,905Spring Hill$0 $0 $0 $307,000 $0 $0 $0 $0 $3,070 $0$307,000Institutional$0 $0 $0 $2,905 $0$2,905Nolensville$0 $0 $0 $290,500 $0 $0 $0 $0 $2,905 $0$290,500 BrentwoodLa Vergne$6,200 $16,200 $0 $211,900 $0 $62 $162 $0 $2,119 $0$234,300Industrial$0 $0 $0 $2,594 $0$2,594Smyrna$31,700 $0 $0 $113,700 $0 $317 $0 $0 $1,137 $0$145,400Commercial$0 $0 $0 $9,147 $0$9,147White House$24,700 $37,400 $0 $66,900 $0 $247 $374 $0 $669 $0$129,000Office & Other Services$0 $0 $0 $6,914 $0$6,914Portland$14,600 $38,500 $0 $0 $0 $146 $385 $0 $0 $0$53,100Institutional$0 $0 $0 $5,352 $0$5,352Spring HillIndustrial$0 $0 $0 $1,488 $0$1,488Data collected in 2022Commercial$0 $0 $0 $5,241 $0$5,241TischlerBise makes no warranties or guarantees regarding the above data. Office & Other Services$0 $0 $0 $3,968 $0$3,968Institutional$0 $0 $0 $3,070 $0$3,070Per 1000 sq ft5
Comparison of Impact Fees for Neighboring & Similar Sized Counties
Forsyth Cherokee Dawson Gwinnett Hall Cobb Alpharetta Henry*Lumpkin
2024 Population 278,462 292,010 33,275 990,879 221,913 781,646 67,420 260,754 35,810
Growth 2020-2024 10.11%8.90%22.97%3.39%9.06%1.99%0.54%7.82%6.45%
Authorized Yes Yes Yes No Yes No Yes Yes No
Collected Yes Yes Yes n/a Yes n/a Yes Yes n/a
Types
Residential,
Industrial &
Commercial
Residential,
Industrial &
Commercial
Residential,
Industrial &
Commercial
n/a
Residential,
Industrial &
Commercial
n/a
Residential,
Industrial &
Commercial
Residential,
Industrial &
Commercial
n/a
Single-Familiy
$9,019.00
($4,589
Cumming)
$2,560.60
($3,945.75
Canton)
$2,567.21 n/a
$1,241.93
($4,044.84
Gainsville)
n/a
($699
Kennesaw)
$6,689.53
$3,544.46*
($2,420.92
Stockbridge)
n/a
Multi-Family $6,289.00 $2,508.20 $2,542.36 n/a $1,241.93 n/a $6,689.53 $3,544.46 n/a
Mobile Home / RV
Park $7,567.00 n/a n/a n/a n/a n/a n/a n/a n/a
Retail / Commercial
per square foot $16.99 $0.11 - $2.89 $0.16 - $1.42 n/a n/a n/a $0.10 - $6.62 See attached
impact fee file n/a
Office per square
foot $7.54 $0.92 - $1.54 $0.29 - $0.60 n/a n/a n/a $0.73 - $2.00 $2.53 - $2.61 n/a
Industrial /
Warehouse per
square foot
$2.37 $0.06 - $0.65 $0.02 - $0.17 n/a n/a n/a $0.40 - $0.74 See attached
impact fee file n/a
Public/Instutional
per square foot $10.269 $0.45 - $0.80 $0.10 - $0.18 n/a n/a n/a $0.08 - $0.60 See attached
impact fee file n/a
Data Source n/a n/a n/a n/a
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Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
7
Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
Commented [JH1]: Note scale of development being
benchmarked/calculated.
8
Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
Commented [JH2]: Note scale of development being
benchmarked/calculated.
9
Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
Commented [JH3]: Note scale of development being
benchmarked/calculated.
10
Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
Commented [JH4]: Note scale of development being
benchmarked/calculated.
11
Extracted from Freese and Nichols: City of Irving, Texas, Capital Improvements Advisory Committee, November 7, 2023.
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Briefing to Development Impact Model Oversight Committee (DIMOC)
Frederick County, Virginia
August 22, 2024
Capital Impacts Model Update, Part 2:
Transportation Impact Fees / Cash Proffers
REVISED DRAFT Findings
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2
DRAFTTransportation Overview
Technical Approach
•Demand Factor Calculations
•Vehicle miles of travel
•Components
•Arterial and collector planned capacity improvement projects
Implementation Discussion
•Impact Fees vs. Cash Proffers
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3
DRAFTLane Mile Inventory
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4
DRAFTVehicle Trips and Vehicle Miles of Travel
Estimated trip length is used to
project Vehicle Miles of Travel
for the Capital Impact or
Impact Fee calculation.
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5
DRAFTNonresidential Vehicle Trip Rates
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6
DRAFTVehicle Trips and VMT Projection
Example: Single Family VMT of 29.24 per Unit =
9.43 VTE x 50% x 5.3 miles x 117%
Vehicle Miles of Travel (VMT) equals one vehicle
(1 trip) traveling one mile. VMT = trips x miles
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7
DRAFTRoad Plan: Short-Term/Funded Projects
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8
DRAFTRoad Plan: Long-Term/Unfunded Projects
20
9
DRAFTRoad Methodology
•Plan-based Methodology
•Short- and long-term projects
•County share of cost divided by projected VMTs in out year to derive a cost
per VMT
•Hypothetical Example: $27 million / 2 million VMT in 2033 = ~$14 per VMT
•Resulting cost per VMT used in the calculation of impact fee (or capital
impact) by type of land use
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10
DRAFTPlan-Based Cost per VMT
Total VMT as the demand factor.
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11
DRAFTDraft Impact Fee by Land Use
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12
DRAFT
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DRAFTImplementation Considerations: Comparison
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Cash Proffers
•Voluntary
•Negotiated
•Re -Zonings
•Residential (typically)
•Calculated and
collected based on
impact, benefit, and
proportionality
Impact Fees
•Mandatory
•Scheduled
•All new development
(by-right)
•Residential and
Nonresidential
•Calculated based on
impact, benefit, and
proportionality
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13
DRAFTConsiderations: Impact Fee Requirements
•Virginia Road Impact Fee Requirements (§15.2-2317-15.2327)
•Establish Impact Fee Advisory Committee (can be existing body if it meets requirement
of 40% of membership “representatives from the development, building, or real estate
industries.”
•Establish one or more service areas within the Comprehensive Plan.*
•Adopt a road improvements plan as amendment to Comp Plan and as part of CIP.*
•Hold public hearing on service area, road plan, and proposed impact fees.*
•Adopt road improvements plan and impact fee by ordinance.
•Ordinance to include impact fee schedule, provisions for credits and appeals, 2-year update
requirement, expenditure requirements.
•Funds to be kept in separate account and spent in timely manner:
•Fee revenues to be committed to road projects within 7 years—or can be committed to the
secondary construction program benefiting the service area.
•Refunds required if construction not completed within 15 years. If fee paid is more than actual
cost by 15%, locality recalculates the fees and refunds the difference.
* Technical requirements are being addressed in this current Impact Fee/Capital Impacts study
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14
DRAFTConsiderations: Revenue Potential
•Assumptions
•Road improvement costs are
allocated to existing development
and new growth therefore impact
fees will not cover 100% of the costs.
•Impact fee revenues are projected
from residential and nonresidential
development at the maximum
amount over 20 years.
•Cash proffer revenue potential
assumes 20% of future residential
growth is not yet approved and
eligible to pay cash proffers. (In other
words, ~80% of projected demand is
already entitled [~12,200 units out of
15,350 units projected over the next
20 years].) Maximum cash proffer
amount per residential unit is
assumed.
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15
DRAFT
Questions / Discussion
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