HomeMy WebLinkAboutRES 22-01 RESOLUTION NO® 22-01
A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY
OF APACHE JUNCTION, ARIZONA, ADOPTING THE LAND USE
ASSUMPTIONS, INFRASTRUCTURE IMPROVEMENTS PLAN AND
DEVELOPMENT FEE REPORT.
WHEREAS, municipalities in Arizona have authority to impose
development fees under Arizona Revised Statutes § 9-463 . 05; and
WHEREAS, the imposition of development fees is one of the
preferred and most direct methods of ensuring that development
bears a proportionate share of the cost of capital facilities
necessary to accommodate new development; and
WHEREAS, the City originally adopted development fees for
roads, police, parks, and library and municipal building facilities
in December 1996, amended them in February 1998, August 2002,
November 2005, March 2007, May 2014, and August 2019; and
WHEREAS, the legislature and homebuilder industry lobbyists
have over the years amended A.R. S . § 9-463 . 05 so that it is
increasingly more and more difficult for cities and towns to adopt
basic development fees; and
WHEREAS, A. R. S. § 9-463 . 05 requires a city to adopt, in
conjunction with a development fee ordinance, the land use
assumptions ("LUAs") that support the plan, an infrastructure
improvements plan ("IIP") , and the development fee report; and
WHEREAS, on July 15, 2021 the mayor and city council approved
a professional services agreement with TischlerBise to conduct a
new development fee study, to include recommending the LUAs and
IIP required under A. R. S. § 9-463 . 05; and
WHEREAS, on January 18, 2022, TischlerBise presented a draft
of the proposed LUAs, IIP and development fee study to the mayor
and city council at a council meeting; and
RESOLUTION NO® 22-01
PAGE 1 OF 3
WHEREAS, on February 3, 2022, the City timely released to the
public and posted on its website a written draft report of the
LUAs and IIP; and
WHEREAS, the mandated 60 day public comment period on the
LUAs and IIP for the public was February 4 through April 5, 2022;
and
WHEREAS, on April 5, 2022, the council held a public hearing
on the proposed LUAs, IIP and draft development fees; and
WHEREAS, on April 13, 2022, the City timely released to the
public and posted on its website a written report of the
anticipated May 17, 2022 LUAs and IIP public hearing and adoption;
and
WHEREAS, the second mandated 30 day public comment period for
the LUAs and IIP was April 15, 2022 through May 15, 2022; and
WHEREAS, on May 17, 2022, the city council held a public
hearing on the adoption of the LUAs and IIP®
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL
OF THE CITY OF APACHE JUNCTION, ARIZONA, AS FOLLOWS :
That the Land Use Assumptions and Infrastructure Improvements Plan
supporting the development fees amendments, and the Development
Fee Report, all set forth in Attachment A, be approved and adopted®
PASSED AND ADOPTED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF
APACHE JUNCTION, ARIZONA, THIS _jq DAY OF 2022 .
SIGNED AND ATTESTED TO THIS L7 DAY OF 2022 .
WALTER "CHIP" WILSON
Mayor
RESOLUTION NO® 22-01
PAGE 2 OF 3
ATTEST:
JEN I F'ER EA
City Clerk
APPROVED AS TO FORM
-- le�01A-e .5--
RICHARD J. STERN
City Attorney
RESOLUTION NO. 22-01
PACE 3 OF 3
ATTACHMENT A
Land Use Assumptions,
Infrastructure Improvements Plan,
and DRAFT Development Fee Report
Prepared for:
Apache junction, Arizona
May ®!
FISCAL I ECONOMIC I PLANNING
4701 Sangamore Road
Suite S240
Bethesda, MD 20816
301.320.6900
www.TischlerBise.com
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
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Tischler-ftise
1 „,ri it 1 P'WiMti i
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
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��� CONTENTS
EXECUTIVESUMMARY....~...~.....................,~,,~~,,,.,~,~~~~.~~~,~~,,,,,~~~,,,,~,~~~,~,,~,~.,,~,,~,,,,,,,,~~~~..,...~~_,~~,,~,.~~~,~~~1
ARIZONADEVELOPM8NT FEE ENABLING LEGISLATION........................................................................I
NecessaryPublic Services........................................................................................................................................................1
InfrastructureImprovements Plan.......................................................................................................................................2
QualifiedProfessionals..............................................................................................................................................................2
Conceptual Development Fee Calculation........................................................................................................................3
Evaluationof Credits/Offsets.................................................................................................................................................3
INTRODUCTIONTo DEVELOPMENT FEES..................,,~,~,,,,,,,,,,,,,,,,~,~,~,~,,,~,,,,,,~,~,,~~~~~,~~,,,~,,,,,,,,,,,~~~~~~,,.~3
REQUIREDFINDINGS.,,~,,,,,,,~,,,,,,,,,,,,,,,,,,,~~~,,,,,,,,,,,,,,,,,,,,,,,,,,,~,,,,,,,~,,~,,,,,~,,~~,,,,~,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,~4
DEVELOPMENTFEE REPORT......................................................................................................................5
DEVELOPMENT FEE COMPONENTS.........................................................................................................6
PROPOSED DEVELOPMENT FEES.......................,,,,,,~,,,,,,,,~~~,~,~,~,~~,~,,,,,,,,,,,,,,,,,,,,,,,,,,,,~~,,~,,,,,,,,,,,,,,,,~7
CURRENTDEVELOPMENT FEES............~.................,~,,,~,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,~,,~,,,~,,,~,,,,,~,,,,,,,,,,,,,,,,,,8
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES.............................................8
LIBRARYFACILITIES......~..~.~...............,,,~~~~,..,,..,,,,,,..~~,~~~,,~~~~~~,~~,~..,~,,,,,,,~~,,~~~~~~,,,~~,,,,,,,,,,,,_,~9
METHODOLOGY
............................................9
PROPORTIONATE SHARE 9
SERVICEAREA~...~..—~.~~...........~...~................~.........~~~..~~~~~~~~....^~~~~~~~~~~~^~~~~~^~^^~~^^^^~~~^^^~^^^^~~..~ 10
RATIO OF SERVICE UNIT T0 DEVELOPMENT UNIT............................................................................. 11
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF EXISTING PUBLIC SERVICES.................................... 11
Library Facilities—Incremental Expansion...................................................................................................................12
DevelopmentFee Report—Plan-Based.............................................................................................................................14
PROJECTED DEMAND FOR SERVICES AND COSTS................................................................................ 14
Library Facilities—Incremental Expansion....................................................................................................................15
LIBRARY FACILITIES DEVELOPMENT FEES......................................................................................... 16
RevenueCredit/Offset.............................................................................................................................................................16
LibraryFacilities Development Fees..................................................................................................................................16
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE........................................................................... 17
PARKS AND RECREATIONAL FACILITIES UP........................................................................................... 18
ProportionateShare..................................................................................................................................................................18
ServiceArea.................................................................................................................................................................................19
RATIO OF SERVICE UNIT To DEVELOPMENT UNIT............................................................................. 20
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF EXISTING PUBLIC SERVICES.................................... 20
Park Amenities—Incremental Expansion........................................................................................................................21
Trails—Plan-Based....................................................................................................................................................................23
DevelopmentFee Report—Plan-Based.............................................................................................................................24
PROJECTED DEMAND FOR SERVICES AND COSTS~~..........-............~......,,,,,,~,~,~,,,,,~,,,~,~,,,,,,,,,....,,~,, 24
Park Amenities—Incremental Expansion.......................................................................................................................25
Trails—Incremental Expansion...........................................................................................................................................26
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES........................................................... 27
Revenue Credit/Offset...____.~__--__._—_—_~_'—_~._—____.-27
Parks and Recreational Facilities Development Fees................................................................................................27
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE............................................ 28
*
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POLICEFACILITIES DIP............................................................................................................................29
ProportionateShare..................................................................................................................................................................3U
ServiceArea.................................................................................................................................................................................3I
RATIO OF SERVICE UNIT T0 DEVELOPMENT UNIT.............................................................................32
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF ExiSTING PUBLIC SERVICES....................................32
PoliceFacilities-Plan-Based................................................................................................................................................33
Police Vehicles-Incremental Expansion.........................................................................................................................34
Communication Equipment-Incremental Ezpamsioo—..—'---.-'--'---.-----.'-----'-36
Development Fee Report-Plan-Based................................................................................ .........................................36
PROJECTED DEMAND FOR SERVICES AND COSTS................................................................................36
PoliceFacilities-Plan-Based................................................................................................................................................37
Police Vehicles-Incremental Expansion.........................................................................................................................38
Communication Equipment-Incremental Expansion..............................................................................................39
POLICE FACILITIES DEVELOPMENT FEES............................................................................................40
Revenue Credit/Offset...---...---_.~___-..—_—~~---_—.._-_.—'---___40
Police Facilities Development Fees.....................................................................................................................................4O
POLICE FACILITIES DEVELOPMENT FEE REVENUE.............................................................................4&1
STREETFACILITIES UP............................................................................................................................4&2
ProportionateShare..................................................................................................................................................................42
ServiceArea..................................................................................................................................................................................43
RATIO OF SERVICE UNIT To DEVELOPMENT UNIT.............................................................................44
ResidentialTrip Generation Rates.....................................................................................................................................44
NonresidentialTrip Generation Rates...................................................................................................... ......................45
TripRate Adjustments.............................................................................................................................................................46
CommuterTrip Adjustment..................................................................................................................................................46
Adjustmentfor Pass-By Trips.............................................................................................................................................46
AverageWeekday Vehicle Trips..........................................................................................................................................47
NationalAverage Trip Length...............................................................................................................................................47
ExpectedVehicle Miles Traveled.........................................................................................................................................48
LocalAdjustment Factor.........................................................................................................................................................48
LocalTrip Lengths......................................................................................................................................................................4A
LocalVehicle Miles Traveled.................................................................................................................................................49
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF EXISTING PUBLIC SERVICES....................................50
Arterial Improvements-Incremental Expansion.......................................................................................................51
Development Fee Report-Plan-Based.............................................................................................................................52
PROJECTED DEMAND FOR SERVICES AND COSTS................................................................................ 53
STREET FACILITIES DEVELOPMENT FEES........................................................................................... 54
RevenueCredit/Offset..............................................................................................................................................................54
Street Facilities Development Fees....................................................................................................................................64
STREET FACILITIES DEVELOPMENT FEE REVENUE............................................................................. S5
APPENDIX A:FORECAST OF REVENUES OTHER THAN FEES...................................................................56
REVENUEPROJECTIONS......~~~...~...,,,,,~~,,,,,,,,~~.~~.......~....~.~.~~~.~..~..~..~..~.......~~~~.~..........~,~,,~~~,,~,~,~,,,,~,,, 56
APPENDIX B:PROFESSIONAL SERVICES.................................................................................................. 57
APPENDIX C:LAND USE DEFINITIONS.................................................................................................... 58
RESIDENTIAL DEVELOPMENT.~~.~..~~~..~..~~.~.~.~.~~.......~~~.~~~...~~^^~~..~~^^~~^~~~^^^`~~~~~~~^~~~^~~~~~~~^^^^~~~~~~~```~~~~~^~~~~ 58
NONRESIDENTIAL DEVELOPMENT,.............~.....~...~~~~..~.....~~~.....^^^~~~~~^^~^^^^~~~~^^~~~^~^~~~^^~~~~^~~~~~^^^^~~~~~~^~~~ S9
APPENDIX D:LAND USE ASSUMPTIONS..................................................................................................60
SUMMARY OF GROWTH INDICATORS.................................................................................................. 60
RESIDENTIALDEVELOPMENT.............................................................................................................. 63
RecentResidential Construction.........................................................................................................................................63
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
OccupancyFactors....................................................................................................................................................................64
ResidentialEstimates..............................................................................................................................................................65
ResidentialProjections.......................................................................... —..........................................................................6G
NONRESIDENTIAL DEVELOPMENT........................................................................................^..~.~~.~^~~^67
Nonresidential Square Footage Estimates........... ......................................................................................................67
NonresidentialEstimates.... ..............................................................................................................................................68
NonresidentialProjections........................ ......................................_.......................................... .... .......................68
AVERAGE WEEKDAY VEHICLE TRIPS.~...............~..............,,~~,~,,,,,~~,.,,,,~,~,~~~,,,~..,~~,,,,,~~,~,,,,,,~~~, 71
Residential Trip Generation Rates..............................--.'...~---..~.----.....----.......----.71
Nonresidential Trip Generation Rates............................................................................................................................72
TripRate Adjustments........................................................................................................................................................73
CommuterTrip Adjustment..................................................................... .................................... .................................73
Adjustmentfor Pass-By Tripm... .................................................. ................................................................................73
AverageWeekday Vehicle Trips...—.............................................---.........................................................................74
DEVELOPMENT PROJECTIONS~~~~~~~~~~^~~~~^``^~^~`~^~~~~~~^^^^~^^~~~~~~~^~~~.~~..~~~~.......~.~~~~..~.~~~~...~..~.~~.~..~~.75
Outsideo[Auction Property...........................................................................................—.................................................76
AuctionProperty........................................................................................................................................................................77
AverageWeekday Vehicle Trips..........................................................................................................................................78
APPENDix E:STREET INVENTORY........................................................................................................... 79
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I FCONIIiI:C I Vi AN?guts
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
The City of Apache Junction, Arizona, contracted with Tiscler ise to document land use assumptions,
prepare the Infrastructure Improvements Plan (hereinafter referred to as the "IIP"), and update
development fees pursuant to Arizona Revised Statutes (" S") § 9-436.05 (hereafter referred to as the
"Enabling Legislation"). Municipalities in Arizona may assess development fees too set infrastructure
costs to a municipality for necessary public services. The development fees must be based on an
Infrastructure Improvements Plan and Land Use Assumptions.The IIP for each type of infrastructure is in
the middle section of this document.The proposed development fees are displayed in the Development
Fee Report in the next section,
Development fees are one-time payments used to construct system improvements needed to
accommodate new development. The fee represents future development's proportionate share of
infrastructure costs. Development fees may be used for infrastructure improvements or debt service for
growth related infrastructure. In contrast to general taxes, development fees may not be used for
operations, maintenance, replacement, or correcting existing deficiencies. This update of Apache
Junction's Infrastructure Improvements Plan and associated update to its development fees includes the
following necessary public services:
1. Library Facilities
. Parks and Recreational Facilities
. Police Facilities
. Street Facilities
This plan includes all necessary elements required to be in full compliance with S13 1525.
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Arizona.
Necessary Public Services
Under the requirements of the Enabling Legislation,development fees may only be used for construction,
acquisition or expansion of public facilities that are necessary public services. "Necessary public service"
sans any of the following categories of facilities that have a life expectancy of three or more years and
that are owned and operated on behalf of themunicipality: water, wastewater, storm water, library,
street,fire,police,and parks and recreational.Additionally,a necessary public service includes any facility
that was financed before June 1,2011, and that meets the following requirements:
1. Development fees were pledged to repay debt service obligations related to the construction of
the facility.
2. After August 1, 2014,any development fees collected are used solely for the payment of
principal and interest on the portion of the bonds, notes,or other debt service obligations
issued before June 1, 2011,to finance construction of the facility.
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Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
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Infrastructure rove a is Plan
Development fees must be calculated pursuant to an IIP. For each necessary public service that is the
subject of a development fee, by law,the IIP shall include the following seven elements:
1. A description of the existing necessary public services in the service area and the costs to
update, improve,expand, correct or replace those necessary public services to meet existing
needs and usage and stricter safety, efficiency,environmental or regulatory standards,which
shall be prepared by qualified professionals licensed in this state, as applicable.
2. An analysis of the total capacity,the level of current usage and commitments for usage of
capacity of the existing necessary public services,which shall be prepared by qualified
professionals licensed in this state, as applicable.
. A description of all or the parts of the necessary public services or facility expansions and their
costs necessitated by and attributable to development in the service area based on the
approved Land Use Assumptions, including a forecast of the costs of infrastructure,
improvements, real property,financing, engineering and architectural services,which shall be
prepared by qualified professionals licensed in this state,as applicable.
. A table establishing the specific level or quantity of use,consumption,generation or discharge
f a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential,commercial,and industrial.
. The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved Land Use Assumptions and calculated
pursuant to generally accepted engineering and planning criteria.
. The projected demand for necessary public services or facility expansions required by new
service units for a period not to exceed ten years.
7. A forecast of revenues generated by new service units other than development fees,which shall
include estimated state-shared revenue, highway users revenue,federal revenue,ad valorem
property taxes,construction contracting or similar excise taxes and the capital recovery portion
f utility fees attributable to development based on the approved Land Use Assumptions and
plan to include these contributions in determining the extent of the burden imposed y the
development.
Qualified Professionals
The IIP must be developed by qualified professionals using generally accepted engineering and planning
practices. A qualified professional is defined as "a professional engineer, surveyor, financial analyst or
planner providing services within the scope of the persons license,education,or experience."Tischler ise
is a fiscal,economic,and planning consulting firm specializing in the cost of growthservices.Our services
include development fees,fiscal impact analysis,infrastructure financing analyses,user ejcost of service
studies,capital improvement plans,and fiscal software.Tischler ise has prepared over 800 development
fee studies over the past 30 years for local governments across the United States.
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Tischler-Bise
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Conceptual Development Fee Calculation
In contrast to project-level improvements,development fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire service area (usually referred to as system
improvements).The first step is to determine an appropriate demand indicator for the particular type of
infrastructure.The demand indicator measures the number of service units for each unit of development.
For example, an appropriate indicator of the demand for parks is population growth and the increase in
population can be estimated from the average number of persons per housing unit. The second step in
the development fee formula is to determine infrastructure improvement units per service unit,typically
called level-of-service (L S) standards. In keeping with the park example, a common L S standard is
improved park acres per thousand people.The third step in the development fee formula is the cost of
various infrastructure units.To complete the park example,this part of the formula would establish a cost
per acre for land acquisition and/or parkamenities.
Evaluation e i / es
Regardless of the methodology, a consideration of credits/offsets is integral to the development of a
legally defensible development fee. There are two types of credits/offsets that should be addressed in
development fee studies and ordinances. The first is a revenue credit/offset due to possible double
payment situations, which could occur when other revenues may contribute to the capital costs o
infrastructure covered by the development fee. This type of credit/offset is integrated into the fee
calculation,thus reducing the fee amount.The second is a site-specific credit or developer reimbursement
for dedication of land or construction of system improvements. This type of credit is addressed in the
administration and implementation of the development fee program. For ease of administration,
Tiscler ise normally recommends developer reimbursements for system improvements.
INTRODUCTION To DEVELOPMENT FEES
Development fees are one-time payments used to fund capital improvements necessitated by future
development.Development fees have been utilized by local governments in various forms for at least fifty
years. Development fees do have limitations and should not be regarded as the total solution for
infrastructure financing needs. Rather, they should be considered one component of a comprehensive
portfolio to ensure adequate provision of public facilities with the goal of maintaining current levels of
service in a community.Any community considering facility fees should note the following limitations:
1) Fees can only be used to finance capital infrastructure and cannot be used to finance ongoing
operations and/or maintenance and rehabilitation costs.
2) Fees cannot be deposited in the General Fund. The funds must be accounted for separately in
individual accounts and earmarked for the capital expenses for which they were collected.
) Fees cannot be used to correct existing infrastructure deficiencies unless there is a funding plan in
place to correct the deficiency for all current residents and businesses in the community.
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Land UseAssumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
REQUIRED i INGS
There are three reasonable relationship requirements for development fees that are closely related to
"rational nexus" or "reasonable relationship" requirements enunciated by a number of state courts.
Although the ter l rational nexus" is often used to characterize the standard by which courts
evaluate the validity of development fees under the U. S. Constitution, we prefer a more rigorous
formulation that recognizes three elements: "impact or need,""benefit,"and "proportionality."The dual
rational nexus test explicitly addresses only the first two, although proportionality is reasonably implied,
and was specifically mentioned by the U.S.Supreme Court in the Dolan case.The reasonable relationship
language of the statute is considered less strict than the rational nexus standard used by many courts.
Individual elements of the nexus standard are discussed further in the following paragraphs.
Demonstrating !Mpact.All future development in a community creates additional demands on some,
or all, public facilities provided by local government. If the supply of facilities is not increased to satisfy
that additional demand, the quality or availability of public services for the entire community will
deteriorate. Development fees may be used to recover the cost of development-related facilities, but only
to the extent that the need for facilities is a consequence of development that is subject to the fees.The
ollan decision reinforced the principle that development exactions may be used only to mitigate
conditions created by the developments upon which they are imposed. That principle clearly applies to
development fees. In this study,the impact of development on improvement needs is analyzed in terms
of quantifiable relationships between various types of development and the demand for specific facilities,
based on applicable level-of-service standards.
Demonstrating ei . A sufficient benefit relationship requires that development fee revenues be
segregated from other funds and expended only on the facilities for which the fees were charged. Fees
must be expended in a timely manner and the facilities funded by the fees must serve the development
paying the fees. However, nothing in the U.S. Constitution or the State enabling Act authorizing
development fees requires that facilities funded with fee revenues be available exclusively to
development paying the fees. In other words, existing development may benefit from these
improvements s well.
Procedures for the earmarking and expenditure of fee revenues are typically mandated by the State
Enabling Legislation, as are procedures to ensure that the fees are expended expeditiously or refunded.
All requirements are intended to ensure that developments benefit from the fees they are required to
pay.Thus,an adequate showing of benefit must address procedural as well as substantive issues,
Demonstrating r i li The requirement that exactions be proportional to the impacts of
development was clearly stated by the U.S. Supreme Court in the Dolan case (although the relevance of
that decision to development fees has been debated) and is logically necessary to establish a proper
nexus.Proportionality is established through the procedures used to identify development-related facility
costs,and in the methods used to calculate development fees for various types of facilities and categories
of development.The demand for facilities is measured in terms of relevant and measurable attributes of
development.
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Land UseAssumptions,Infrastructure improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
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Development fees for the necessary public services made necessary by new development must be based
on the same level of service (L S) provided to existing development in the service area. There are three
basic methodologies used to calculate development fees. They examine the past, present, and future
status of infrastructure. The objective of evaluating these different methodologies is to determine the
best measure of the demand created by new development for additional infrastructure capacity. Each
methodology has advantages and disadvantages in a particular situation and can be used simultaneously
for different cost components.
Reduced to its simplest terms, the process of calculating development fees involves two main steps: (1)
determining the cost of development-related capital improvements a (2) allocating those costs
equitably to various types of development. In practice,though, the calculation of development fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following paragraphs
discuss basic methodologies for calculating development fees and how those methodologies can be
applied.
• Cost Recovery(past improvements)-The rationale for recopment,often called cost recovery, is
that new development is paying for its share of the useful life and remaining capacity of facilities
already built, or land already purchased, from which new growth will benefit.This methodology
is often used for utility systems that must provide adequate capacity before new development
can take place.
• Incremental si (concurrent improvements) - The incremental expansion methodology
documents current LOS standards for each type of public facility, using both quantitative and
qualitative measures. This approach assumes there are no existing infrastructure deficiencies or
surplus capacity in infrastructure. New development is only paying its proportionate share for
growth-related infrastructure, Revenue will be used to expand or provide additional facilities, as
needed, to accommodate new development. An incremental expansion cost method is best
suited for public facilities that will be expanded in regular increments to keep pace with
development.
• Ian- (future improvements) -The plan-based methodology allocates costs fora specified
set of improvements to a specified amount of development.Improvements are typically identified
in a long-range facility plan and development potential is identified by a land use plan.There are
two basic options for determining the cost per demand unit: (1)total cost of a public facility can
e divided by total demand units(average cost),or( )the growth-share of the public facility cost
can be divided by the net increase in demand units over the planning ti era e(marginal cost).
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Land Use Assumptions,Infrastructure Improvements ! ,and DRAFT Development Fee Report
Apache Junction,Arizona
DEVELOPMENT FEE COMPONENTS
Shown below,Figure 1 summarizes service areas,methodologies,and infrastructure cost components for
the proposed fees,
Figurea Proposed Development Fee ServiceAreas,Methodologies,and Costis
ry N/A Facilities
Library Facilities Development Fee Population,
Libra Library
Service Area Report Jobs
Parks and Trails,
Parks and Population®
Recreational Facilities N/A Park Amenities Development Fee
Recreational fobs
Service Area Report
Police Vehicles, Police Facilities,
Police Facilities Population,
Police N/A Communication Development Fee
Service Area Vehicle Trips
Equipment Report
Street Street Facilities !A Arterial Development Fee
Service Area Improvements Report V T
Calculations throughout this report are based on an analysis conducted using Excel software. Most results
are discussed in the report using two, three, and four decimal places, which represent rounded figures.
However,the analysis itself uses figures carried to their ultimate decimal places;therefore,the sums and
products generated in the analysis may not equal the sum or product if the reader replicates the
calculation with the factors shown in the report(due to the rounding of figures shown,not in the analysis).
Land UseAssumptions,Infrastructure Improvements ln,and DRAFT Development Fee Report
Apache Junction,Arizona
PROPOSED DEVELOPMENT FEES
Development fees for residential development will be assessed per dwelling unit, based on the type of
unit. Nonresidential development fees will be assessed per square foot of floor area, based on the
development type. The fee schedule includes three new nonresidential categories. Institutional was
previously included in office and other services, lodging (assessed per room) was previously included in
commercial,and assisted living(assessed per bed)was included in office and other services.
The proposed fees represent the maximum allowable fees.Apache Junction may adopt fees that are less
than the amounts shown; however, a reduction in development fee revenue will necessitate an increase
in other revenues, a decrease in planned capital improvements, and/or a decrease in level-of-service
standards. All costs in the Development Fee Report represent current dollars with no assumed inflation
over time. If costs change significantly over time, development fees should be recalculated.
Figure Proposed evl a Fees
Residential Fees per Unit
Single Family 50 1,77 $1,22 ,250 _ 6,73
ulti-Family 432 1,34 965 1,779 _ 4,516
Recreational Vehicle 425 1, 18 949 $1,779 $4,471
Nonresidential Fees per Square Foot
Industrial O.Q7 0.22 0.6 0.92 ' 1.89 '_-
Commercial $0.10 $0.303.4 4.72 2
Office&Other Services $0.16 $0.46 $1.51 $2.04 $4.17
Institutional $0.14 $0.40 $0.99 $1.34 $2.87
Lodging(per room) 27 79 $1,115 $1,545 $2,766
Assisted Living(per bed) 29 8 2 4 $97
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Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
CURRENT DEVELOPMENT FEES
Current development fees for residential development are assessed per dwelling unit, based on the type
of unit. Current development fees for nonresidential development are assessed per square foot of floor
area, based on the type of development.
Figure Current Development
°Residential Fees per Unit
Single Family 1,004 1,16 $609 $3,151 5,932
ulti-Family $1,138 $594 2,117 4, 27
Recreational Vehicle 760 8 461 2,117 $4,220
Nonresidential Fees per Square Foot
m
Industrial 0.12 0.03 0.27 1.1 1. 1
Commercial/Retail 0.17 0.1 1. 7 $6.14 7.
Office&Other Services $0.53 $2.34 $ .32
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES
The differences between the proposed and current development fees are displayed below in Figure 4.
Figure i r c rCurrent Development ee
Residential'Fees per Unit
Single Family ($4S4) 53 20 99 80
ulti-Family {$547) 202 71 ($33£3) { 311)
Recreational Vehicle ($335) $43 88 ($338) 251
Nonresidential Fees per;Square Foot
Industrial ($0.05) 0.19 0,41 ($0.27) 0.2
commercial/Retail ($Qn07) $a.12 $2.03 ($1.4z) $ .66
Office&Other services ($Q.O ) 0.23 $0.98 ($O30) $0. 5
Institutional ($om) $0.17 $0.46 ($1.00) ($0A5)'
Lodging(per room) / / / /A /
Assisted Living(per bed) N/ / N/A /A /
8
�' % I CCC7P!{:Mlc A P AN9418En
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFTDevelopment Fee Report
Apache Junction,Arizona
S§9-463.05 (T)(7)( )defines the facilities and assets that can be included in the Library Facilities lip:
"libraryfacilities of up to ten thousand square feet that provide a direct benefit to development,
not including equipment, vehicles or appurtenances."
METHODOLOGY
The library facilities lip includes components for library facilities and the cost of preparing the library
facilities lip and related development fee report. The incremental expansion methodology is used for
library facilities, and the plan-based methodology is used for the development fee report.
PROPORTIONATE SHARE
ARS §9- .05( )(3)states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The library facilities IIp and
development fees allocate the cost of necessary public services between residential and nonresidential
based on functional population.The Arizona Office of Economic Opportunity estimates Apache Junction's
2018 population equal to 40,611 persons. Based on 2018 estimates from the U.S. Census reu's
OnTheMap webapplication, 6, 33 inflow commuters traveled to Apache Junction for work in 2018.The
proportionate share is based on cumulative impact hours per year with a resident potentially impacting
library facilities 8,170 hours per year and an inflow commuter potentially impacting library facilities 1, 0
hours per year. For library facilities, residential development generates 97 percent of demand and
nonresidential development generates the remaining three percent of demand.
Figure r i to Share
Residential 40,611 residents' 8,760 55,752,36 7
fonresiential 6,333 inflow commuters 1,6 10,132,8 %
Total 365,85,16 10 %
1.Arizona Office of Economic Opportunity,201
2.U.S.Census Bureau,OnThelVlap Application and LEHD Origin-Destination Employment Statistics,Version 6.8.2018
Residential Impact:24 hours per day X 365 days per year
Nonresidential Impact:8 hours per day X 4 days per week X 50 weeks per year
The proportionate share of costs attributable to residential development will be allocated to population
and then converted to an appropriate amount by type of housingunit. Since nonresidential data were
unavailable by specific nonresidential use, Tiscler ise recommends using employment density as the
best demand indicator for nonresidential demand for library services. Employment density is highest for
office development and lowest for industrial development.Commercial development,such as a shopping
center,and institutional development fall between the other two categories.This ranking of employment
densities is consistent with the relative demand for library services from nonresidential development.
9
Ft"sCW €7'COWOMtC 1 i'7F.t1NING
Land Usess ti s,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
SERVICE AREA
Apache Junction provides library access within the city limits;therefore, there is a single service area for
the library facilities II .
Figure L : Library ciiiis Service Area
Tonto
3
Apache
Junction
`H.., Codrt Canyon
Community
H
r
i
.,,
QUEEN CR
LEGEND
Meuunicipar Boundary National Forest Other MuMcpaaH BouPndades �^s
Pi nak County island Meuness Area Mesa
County Boundary Airport Boundary Queen Creek lapM 06,2022
{r 0to is07 :O.kn)G
10
Land Use Assumptions,Infrastructure Improvements ln,and DRAFT Development Fee Report
Apache Junction,Arizona
RATIO OF SERVICE UNIT To DEVELOPMENT UNIT
S§9- 6 .05( )( ) requires:
"A table establishing the specific level or quantity of use, consumption,generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial."
Figure L3 displays the demand indicators for residential and nonresidential land uses. For residential
development,the table displays the number of persons per household. For nonresidential development,
the table displays the number of jobs per thousand square feet of floor area.
Figure L3: Ratio of Service Unit to Developmentnit
-Residential Development
« « «
Single Family 2. 7
ulti®Family 1. 6
Recreational Vehicle 1.
onresiential Development
M
Industrial 1.57
Commercial 2.12
Office&Other Services 3.2
Institutional 2.86
Lodging(per room) 0. 6
Assisted Living(per bed) 0. 1
1.See Land Use Assumptions
ANALYSIS OF CAPACITY,USAGE,AND COSTSF EXISTING PUBLIC SERVICES
ARS§9-43. 5( )(1) requires:
"A description of the existing necessary public services in the service area and the costs t
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable."
ARS§9-463.05(E)(2) requires:
" n analysis of the total capacity, the level of current usage and commitments for usage o
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable."
`I:rt;f,l..(nS[CiPICYF9WC E P1 P.P d,d Hd G'
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Library ci ies®Incremental Expansion
Existing Level of Service
Apache Junction currently provides 31,444 square feet of library facilities, and Apache Junction plans to
construct additional library facilities to serve future development.To allocate the proportionate share o
demand for library facilities to residential and nonresidential development, this analysis uses
proportionate share shown in Figure L1. Apache Junction's existing level of service for residential
development is 0,6900 square feet per person( 1,444 square feet X 97 percent residential share J 44,205
persons). The nonresidential level of service is 0.1418 square feet per job ( 1,444 square feet X three
percent nonresidential share J 6,651 jobs).
Figureii i of Service
Existing Square Feet 31,444
Residential
Residential Share 97J®
2021 Peak Population 44,205
Square Feet per Person 0.6900
Nonresidential
!Nonresidential Share 3%
021 Jobs 6,651
Square Feet perJob 0.141
Source:Apache Junction Public Library
If Apache Junction maintains its existing level of service overt e next 10 years,future development will
demand 21,429 square feet of library facilities. The Enabling Legislation limits library facilities to "ten
thousand square feet that provide a direct benefit to development." To comply with the Enabling
Legislation,Apache Junction will maintain a lower,adjusted level of service as discussed on the next page.
FigureL :Projected
Demand for Library Facilities
®-
2021 44, 5 6,651 4 . ,444.
022 44,667 6,947307,819.3 935.4 1,R04.7
20 7,334 7,244 32, 5 .3 1,027.5 33,67.
2024 50,729 7,540 35,001.9 1, 9.5 36,071.4
205 54,13 7,537 37,344.0 1,111.E 36,45 .
2026 57,5166,276 39,6 .5 1, 73.3 4 ,858.
2027 60,98 8,714 42, 25.0 1,236.0 4 ,261.0
03 64,300 9,153 44,365.5 1,231 45, 63.7
2029 67,692 9,51 46,706.0 1,360.4 4 ,066.4
2030 71,04 1 ,00 4 ,04 .5 1,422.6 50,49.1
2031 74,476 10,479 51,387.0 1,486.3 52,873.
1 ®Yr Increase 30,271 3a212
12
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Adjustedl of Service
The Enabling Legislation limits library facilities to "ten thousand square feet that provide a direct benefit
to development."To comply it the Enabling Legislation,Apache Junction plans to construct additional
library facilities of 10,000 square feet or less to serve future development. Based on projected residential
growth of approximately1 , 00 housing units in Superstition Vistas over the next 10 years, Apache
Junction plans to construct 10,000 square feet of library facilities to serve future development in
Superstition Vistas. If Apache Junction maintains its existing level of service, Superstition Vistas will
demand approximately 17,800 square feet of library facilities. Apache Junction will use an adjustment
factor of approximately 56 percent (10,000 square feet/ 17,800 square feet) to calculate the adjusts
level of service, and Apache Junction will maintain the adjusted level of service throughout the library
facilities service area.
To allocate the proportionate share of demand for library facilities to residential and nonresidential
development,this analysis uses proportionate share shown in Figure L1.Apache Junction's adjusted level
of service for residential development is 0.3864 square feet per person (17,608 adjusted square feet X 97
percent residential share/44,205 persons).The nonresidential level of service is 0.0794 square feet per
job(17,608 adjusted square feet X three percent nonresidential share/6,651 jobs).
Apache Junction provided a construction cost of$600 per square foot. For library facilities, the cost is
21.82 per person (0.3864 square feet per person X per square foot) and $47.66 per job (0.0794
square feet per job 600 per square foot).
Figure j Level of Service
Library Cost $6,000,000
Library Square Feet 1 ,00
Cost per Square Foot 00
Total Square Feet 31,444
L SAdjustment 5 %
Adjusted Square Feet 17, 8
Residential
Residential Share 97%
221 Peak Population 44,205
Square Feet per Person 0.34
giIUME
Nonresidential
Nonresidential Share 3%
2021 Jobs 6,651
Square Feet perJob 0.0794
Source:Apache Junction Public Library
i 13
Land UseAssumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Development Fee Report—Plan-Based
The cost to prepare the library facilities UP and related development fee report totals $5,900. Apache
Junction plans to update its report every five years. Based on this cost, proportionate share,and five-year
projections of future development from the Land Use Assumptions document,the cost is$0.43 per person
and $0.11 per job.
Figure :lip and DevelopmentFee Report
7Resi
5;900 dential 7% Peak Population 13, 10 0.
Nonresidential 3l lobs 1, 25 0.11
Residential 97% Peak Population 2,314 $6.33
Recreational 15,100Nonresidential 3% Jobs 1,468 $0. 1
Police $10,000Residential 80% Peak Population 13,310 $0.60
Nonresidential 2 % Vehicle Trips 5,350 $0.37
Street $18,720- All Development 100% V T 15,204 $1.23
Total ,72
PROJECTED DEMAND FOR VICES AND COSTS
ARS§9- 63.05( )(5) requires:
'The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria."
S§9-463.05(E)(6) requires:
'The projected demandfor necessary public services or facility expansions required by new
service units for a period not to exceed ten years."
As shown in the Land Use Assumptions document, Apache Junction's population is expected to increase
y 30,271 persons and employment is expected to increase by 3,828 jobs over the next 10 years. T
maintain the adjusted level of service,Apache Junction will need to construct 12,000 square feet of library
facilities over the next 10 years. The following a a includes a more detailed projection of demand for
services and costs for the library facilities II .
14
Land Usess do s➢Infrastructure Improvements I ,and DRAFT Development Fee Report
Apache Junction,Arizona
Library aciiies®Incremental Expa si
Apache Junction plans to maintain its adjusted level of service for library facilities overt e next 10 years.
Based on a projected population increase of 3 , 71 persons,future residential development demands a
additional 11,696 square feet of libraryfacilities( 0, 71 additional persons X 0,3864 adjusted square feet
per person). With projectednonresidential growth of 3,828 jobs, future nonresidential development
demands an additional 304 square feet of library facilities(3,828 additional jobs X 0.074 adjusted square
feet per job). Future development demands 12,000 square feet of library facilities at a cost of$7, 0, 00
(12,000 square feet Xper square foot). Apache Junction plans to construct 10,000 square feet of
library facilities to serve future development in Superstition Vistas, and it will construct additional library
facilities as needed in the remainder of the library facilities service area.
Figure4 Projected
Library Facilities 0.3364 Square Feet per Person 0
0.074 S uare Feet per Job
Demand for Library Faciliti
201 44,205 6, 1 17,079.8 528.2 7,60 .0
2022 44,667 6,947 1 ,256.2 551.E 17,310.0
2023 47,334 7, 44 1 ,233.3 575.4 18,864,2
2024 50,729 7, 40 19,6M4 59 .9 2 ,1 .3
2025 54,123 7, 7 20,911.9 622.5 21,534.4
2026 57,51E 8,276 22,222.5 657.3 22,679.E
2027 60,908 6,714 23,53.2 692.1 24, 25.3
2028 64,300 9,153 24,8418 727.0 25,570.
2029 67,62 9,591 2 , 54.4 761.8 26,916.2
200 71,034 10,00 27,465.1 76.6 2 ,261.7
21 74, 76 10,479 28,7753 832.3 2 ,60 .0
10® r Increase30,271 2 11,695.9 304.1 12,0 0.0
I
Land Use Assumptions,Infrastructure Improvements ,and DRAFT Development Fee Report
Apache Junction,Arizona
LIBRARY FACILITIES DEVELOPMENT FEES
Revenue re i j set
revenue credit/offset is not necessary for library facilities development fees, because costs generated
y projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required Arizona's Enabling Legislation (A - 63,05(E)(7)).
Libraryacillties Development Fees
Infrastructure components and cost factors for library facilities are summarized in the upper portion of
Figure L .The cost per service unit for library facilities is$232.25 per person and$47,77 per job.
Library facilities development fees for residential development are assessed according to the number of
arsons per household.The fee of$550 for a single-family unit is calculated using a cost per service unit
o 32.25 per person multiplied by a demand unit of 2.37 persons per household.
Nonresidential development fees are calculated usin jobs as the service unit.The fee of$0.07 per square
foot of industrial development is derived from a cost per service unit o 7.77 per job, multiplied y a
demand unit of 1.57 jobs per 1,000 square feet, divided 1,000. The fee of per room of lodging
development is derived from a cost per service unit of$47.77 per job multiplied by a demand unit of 0.56
jobs per room.
Figure : Library cilii s Development
Library Facilities $ 1.82 $47.66
Development Fee Report $0.43 $0.11
Total $232.25 $47.77
Residentialit
m �
Single Family 2.375 104 ($454)
ulti-Family 1. 3 79 ($547)
Recreational Vehice 1. 32 76 ($33 )
Nonresidential Fees perSquareFoot
t
p1ndusEtrial 1.57 $0.07 $0.12 ($o.O )
Commercial 2.12 $0.10 $0.17 ($0.07)
Office&Other Services 126 $ .16 0.2 ($0.06)
Institutional 2.86 $ .14 $0.22 ($om)
Lodging(per room) 0.56 $27 '
Siste Livin (per bed) .61 2J_N/tAL1 ::,A�NJ//AA
1.See Land Use Assumptions
16
TischlerRlse
1[-.:raNQHIc I VrAIIr€ING
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
LIBRARY FACILITIEs DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona's enabling legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an lip for library facilities needed to
accommodate future development. Projected fee revenue shown in Figure L10 is based on the
development projections in the Land Use Assumptions document and the updated library facilities
development fees. If development occurs at a more rapid rate than projected, the demand for
infrastructure will increase and development fee revenue will increase at a corresponding rate. If
development occurs at a slower rate than projected, the demand for infrastructure will also decrease,
along with development fee revenue. Projected development fee revenue equals $7,205,695, and
projected expenditures equal$7,205,900,
Figure L10: Library Facilities Development Fee Revenue
Library Facilities $7,200,000 $0 $7,200,0 0
L 00
Development Fee Report $5,900 so $5,900
00 Total $7,205,900 $0 $7,205,97
Year lPnit Fie Unit KSF KSF KSF KSF
Base 201 14,41 ,712 623 1,160 587 454
Year 1 2022 15,033 1,815 679 1,207 616 459
Year 2 2023 16,040 1,966 735 1,255 644 464
Year 3 2024 17,342 2,132 791 1,302 673 469
Year 4 2025 18,644 2,298 847 1,350 702 475
Year 5 2026 19,945 2,464 895 1,474 727 481
Year 6 2027 21,246 2,630 943 1,598 752 488
Year 7 2028 22,547 2,796 991 1,721 777 494
Year 8 2029 23,848 2,962 1,039 1,845 802 501
Year 9 2030 25,149 3,128 1,087 1,969 827 508
Year 10 2031 26,450 3,294 1,108 2,081 875 515
10-Yearincrease 11,531 1,582 485 921 288 61
Projected Reven u=e $6,340,408 $682,736 $36,33LJ $93,158 $4±,763_L_ $6r291
Tl-s-c--h-1 e�r-B 17
Land Usess io s,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
S§9-463.05(T)(7)( )defines the facilities and assets that can be included in the Parks and Recreational
Facilities IIP:
"Neighborhood parks and recreational facilities on real property up to thirty acres in area, or
parks and recreational facilities larger than thirty acres if the facilities provide a direct benefit to
the development. Park and recreational facilities do not include vehicles, equipment or that
portion of any facility that is used for amusement parks, aquariums, aquatic centers,
auditoriums, arenas, arts and cultural facilities, bandstand and orchestra facilities, bathhouses,
boathouses, clubhouses, community centers greater than three thousand square feet in floor
area, environmental education centers, equestrian facilities,golf course facilities, greenhouses,
lakes, museums, theme parks, water reclamation or riparian areas, wetlands,zoo facilities or
similar recreational facilities, but may includeswimming pools."
The Parks and Recreational Facilities IIP includes components for park amenities, trails, and the cost of
preparing the Parks and Recreational Facilities IIP and related Development Fee Report.The incremental
expansion methodology is used for parkamenities.The plan-based methodology is used for trails and the
Development Fee Report.
Proportionate are
ARS§ -463.0 ( )( )states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Parks and Recreational
Facilities IIP and development fees allocate the cost of necessary public services between residential and
nonresidential based on functional population. The Arizona Office of Economic Opportunity estimates
Apache Junction's 2018 population equal to 40,611 persons. Based on 2018 estimates from the U.S.
Census ure 's OnTheMap web application, 6, 33 inflow commuters traveled to Apache Junction for
work in 2018. The proportionate share is based on cumulative impact hours per year with a resident
potentially impacting parks and recreational facilities 8,170 hours per year and an inflow commuter
potentially impacting parks and recreational facilities 1,600 hours per year. For parks and recreational
facilities, residential development generates 97 percent of demand and nonresidential development
generates the remaining three percent of demand.
Figure r i to Share
E
E
Residential 40,611 residents) 8,76 55,752,360797Nonresidential ,333 inflow commuters 1600 10,12,800Total 65, 85,10
1.Arizona Office of Economic Opportunity,2018
2.U.S.Census Bureau,OnThe ap Application and LEHD Origin-Destination Employment Statistics,Version 6.8,2018
Residential Impact:24 hours per day X 365 days per year
Nonresidential Impact:8 hours per day X 4 days per week X 50 weeks per year
18
Tischler-Bise
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Service Area
Apache Junction plans to provide a uniform level of service and equal access to parks and recreational
facilities within the city; therefore,there is a single service area for the Parks and Recreational Facilities
II . As defined by the Development Agreement for Superstition Vistas (October 21), Apache Junction
will not assess parks and recreational facilities fees to development within the"Auction Property."
Figure PR2:Parks and Recreational Facilities Service Area
ae Tonto
- Not
Apache:
Junction
x
i'03
,.` Gold Canyon
communify
E `
242 ,
t
's
Auction
Prop irty
�f
t
t
s i
GGIIE-FIEN CREEK
j�
LEGEND
MuvaWpa8 boundary Nstionai Ferric Other Munkpat Boundaries �
N
j Pinat County Wand Wildernasokes Mesa
0 County Bmndary Aop d Boundary Gueen Creek April 06,2022
Auctlan Pcnp.ny a 14.M'Ti
..,.._. ....m.______._____....,.....
Fcrt
1 s e
1
FI`xCM I`rC NOMI i PId.PBNPM
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
RATIO OF SERVICE UNIT To DEVELOPMENT UNIT
S§9-463.05(E)(4) requires:
"A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial."
Figure PR3 displays the demand indicators for residential and nonresidential land uses. For residential
development,the table displays the number of persons per household. For nonresidential development,
the table displays the number of employees per thousand square feet of floor area.
Figure i s ice Unit to Developmentnit
iential Deve"nt
Single Family ulti-Family
Recreational Vehicle 1.
Nonresidential Development
Industrial `1.57
Commercial 2.12
Office&Other Services 3.26
Institutional 2.86
Lodging(per room) 0.56
Assisted Living(per bed) 0.61
1.See Land Use Assumptions
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF ExisTING13LIC SERVICES
ARS§9- 3. 5(E)( ) requires:
"A description of the existing necessary public services in the service area and the costs to
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable."
ARS§9- 63.05( )( ) requires:
" n analysis of the total capacity, the level of current usage and com it eats for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable."
2
Tischlerffise
E."_C7ri',Et r "..3t.vtdlB!':
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Park Amenities—Incremental Expansion
Apache Junction currently provides 10 parkamenities in its existing parks,and the city plans to construct
additional parkamenities to serve future development. s on costs provided by Apache Junction's
Parks and Recreation Department to construct recent park amenities,the total cost of Apache Junction's
existing ark amenities is $ ,942,75 . The weighted averse cost is $216,190 per park amenity
($25,942,750 total cost/10 park amenities).
Figure Existing Amenities
MMMMIM=
Ball Fields 7 $862,500 $6,037,500
Basketball Courts 200,000 $600,000
Concession/ estroo s 7 $375,000 $2,625,000
Dog Park 1 $1,200,000 $1,200,000
Horseshoe Pits 5 $2,500 $12,500
Parking Lots 2, 00 $3,016,000
Pickle Ball Courts 4 $100,000 $400,000
Playgrounds 4 $625,000 $2,500,00
Pool 1 $2,218,000 $2,218,000
Racquetball Courts 4 $100,000 $400,000
aaas(large group) 9 $93,750 $843,75
amadas(sin(single) 3 $15,000 $45,000
a das(s all group) 14 $56,250 $787,500
Security Fencing 25 $26,400 $660,000
Shuffleboard Courts 3 $20,000 $60,000
Skate Park 1 $500,000 $500,000
Soccer/Football Fields 3 $812,500 $2,437,500
Splashplad 1 $100,000 $100,000
Ten nisCourts 10,000 $1,200,000
Volleyball Courts 4 $75,000 $300,000
Total 1 21 ,10 $25,942,750
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
To allocate the proportionate share of demand for park amenities to residential and nonresidential
development,this analysis uses the proportionate share shown in Figure PR1.Apache Junction's existing
LOS for residential development is 0.0026 amenities per person (120 amenities X 97 percent residential
share / 44,205 persons). For nonresidential development, the existing LOS is 0.0005 amenities per job
(120 amenities X three percent nonresidential share/6,651 jobs).
Based on the total cost of Apache Junction's existing parka enities,the weighted average cost for new
parka enities is $216,190 per amenity ($25,942,750 total cost/ 120 amenities). Apache Junction may
use development fees to construct additional parka enities similar to its existing inventory. For park
amenities, the cost is $569.26 per person (0.0026 amenities per person X $216,190 per amenity) and
$117.02 per job(0.0005 amenities per job X$216,190 per amenity).
Figure PR5: Existing Level of Service
Existing g Units s �l 2 0
Residential
Residential Share 97%
2021 Peak Population 44,205
Units per Person 0.0026
Nonresidential
Nonresidential Share 3%
2021.1obs 6,651
Units per Job 0.0005
ME=
Source:Apache Junction Parks and Recreation Department
22
Tischler�-Bise
,-',, I FCONOMIC I P�A'011H,
Land se Assumptions,Infrastructure Improvements Ian®and DRAFT Development Fee Report
Apache Junction,Arizona
Trails®Plan-Base
Apache Junction currently provides 20.6 miles of trails,and the city plans to construct additional trails to
serve future development. To allocate the proportionate share of demand for trails to residential an
nonresidential development, this analysis uses the proportionate share shown in Figure PR1. Apache
Junction's existing LOS for residential development is 0.0005 miles per person (20.6 iles X 97 percent
residential share/44,205 persons). For nonresidential development,the existing L S is 0.0001 miles per
job(20.6 miles X three percent nonresidential share/6,651 jobs).
Apache Junction plans to increase the existing level of service by constructing 4.0 miles of trails shown
in Figure PR6. To ensure future development does not pay for a higher level of service than what is
provided to existing development, this analysis allocates the 34.6 miles of plannedtrails in 2031 to all
development in 2031.The planned LOS for residential development is 0.0007 miles per person(34.6 miles
X 97 percent residential share / 48,825 persons). For nonresidential development, the planned L S is
0.0001 miles per job(34.6 miles X three percent nonresidential share/9,58 jobs).
Based on the planned cost estimates provided by Apache Junction's Parks and Recreation Department,
the weighted average cost for trails is$210,714 per mile ($2,950,000 total cost/14miles). For trails,the
cost is$144. 4 per person(0.0007 ilea per person X$210,714 permile)and$22.93erjo (0.0001 miles
per job 1 ,71 ermile).
FigureI v l of Service
® ® 0 ® 0
Superstition Mtn to Goldfield-Paved 4. $55 ,00 $2,200,000
—CAP Trail-Unpaved 10.0 $75,000 $750,000
Total ': 14` 210,714
ei to Averse er ile $210,714
221 Existing Trails 2 .
Additional Trails 1 .0
201 Planned Trails 34,6
Residential
Residential Share 97`%®
2031 Peak Population 4 ,825
Iles per Person 0.0007
Nonresidential
Nonresidential Share 3%
21 Jobs 9,538
Iles per Jo 0.0001
Source:Apache Junction Parks and Recreation Department
23
MOM I FCQWOM@C I N A KING,
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Development Fee Report-Plan-Based
The cost to prepare the Parks and Recreational Facilities lip and development fees totals$15,100.Apache
Junction plans to update its report every five years. Based on this cost,proportionate share, and five-year
projections of newdevelopment from the Land Use Assumptions document,the cost is$6.33 per person
and$0.31 per job.
Figure : lip and Development
Library $5,90 Residential 97l Peak Population 13,310 0.4
Nonresidential 3l Jobs 1, 25 $0.11
Parks and 15,100 Residential 97% Peak Population 2,31 . 3
-
Recreational Nonresidential 3% Jobs 1,468 $0.31
Police $10,0 0 Residential 8 % Peak Population 13,310 0.6
Nonresidential 20% Vehicle Trips 5,350 0.37
Street $18,720 All Development 10% V T 15,2 1.23
Total 49,720
PROJECTED AND FOR SERVICES AND COSTS
AR - 6 .O5( )(5) requires:
"The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria."
ARS§9- 3. ( )( ) requires:
"The projected demandfor necessary public services or facility expansions required by new
service units for a period not to exceed ten years."
As shown in the Land Use Assumptions document, Apache Junction's population in the parks and
recreational facilities service area is expected to increase by 4,620 persons and employment is expected
to increase by 2,887 jobs over the next 10 years.To maintain the existing levels of service,Apache Junction
ill need to construct approximately 14 parkamenities over the next 10 years.To reach the planned level
of service for trails,Apache Junction will need to construct 3.5 additional miles of trails over the next 1
years. The following pages include a more detailed projection of demand for services and costs for the
Parks and Recreational Facilities IIP.
9 t I r A'v,I�FM
Land Use Assumptions,Infrastructure Improvements lan,and DRAFT Development Fee Report
Apache Junction,Arizona
Park Amenities-Incremental Expansi
Apache Junction plans to maintain its existing level of service for park amenities over the next 10 years.
Based on a projected population increase of 4,620 persons, future residential development demands an
additional 12.2 park amenities(4,620 additional persons X 0.0026 amenities per erson), With projects
employment rort of 2,887 jobs, future nonresidential development demands an additional 1.6 park
amenities (2,887 additional jobs X 0.0005 amenities per job). Future development demands 1 .7
additional ark amenities at a cost of$2,967,918(13.7 amenities X$216,190 peramenity).
Figurer j c
ParkA Amenities 70.00726Units per Person $ , 90its erJe
Demand for Park Amenities
OEM
20 44,205 , 1 116,4 3.6 120.0
2022 44,667 6,947 117.6 3.6 121.4
2023 45, 31 7,244 118,8 3.9 122.8
2024 45,54 7, 40 120.1 4.1 124.1
2025 4 ,056 7,87 121.3 4.2 125.5
2026 46,519 8,119 122.5 4.4 126.
027 4 , 60 8,400 123.7 4.5 1283
23 47,442 8,682 124.9 4.7 129.
2029 47,903 8,963 126.1 4.9 11,0
2030 48,364 9,245 127.4 5,0 132.4
2031 48,825 ,53 1 .6 5.2 133.7
1 -Yrl crease ,62 7 .2 ;6 3.7
Land Use Assumptions,Infrastructure Improvements I ,and DRAFT Development Fey Report
Apache Junction,Arizona
Trails®Incremental Expansion
Apache Junction plans to increase its existing level of service for trails over the next 10 years. Based on a
projected population increase of 4,620 persons, future residential development demands an additional
3.2 miles of trails (4,620 additional persons X 0.0007 miles per person). With projected employment
growth of 2,887 jobs,future nonresidential development demands an additional 0.3 miles of trails(2,887
additional jobs X 0,0001 miles per job). Future development demands approximately 3.5 miles of trails at
a cost o 7 ,3 (3.5 miles X$ 1 ,714 permile).
Existing residential development demands 30.4 miles of trails( 4, 5 persons X 0.0007 miles perperson)
and existing nonresidential development demands approximately 0.7 miles of trails (6,651 jobs X 0.0001
ilea per job). Since Apache Junction currently provides 20.6 miles of trails, existing development
currently demands an additional 10.5 miles of trails( 1.1 miles demanded by existing development®20.
Iles available to existing development) to reach the planned level of service. Existing development's
share of the planned trails is approximately$2,214,604(10.5 miles of trails X$210,714 permile).
Figurea Projected
Trails Q07 ilea er era®r�
0.0001 ilea erJo $210,714
Demand for Trails
®�
72021 44,2 6,61 30.4 0.7 31.1
2 44,667 6,947 30.7 0.8 31.5
023 45,131 7,244 31.0 0,8 31.
2024 45,594 7, 40 31.3 0.3 321
225 46,058 7, 7 31.7 0.9 315
2026 46,519 8,119 32. 0.9 32.9
07 46,980 8,40032.3 0.9 33.2
2028 47,442 8,68232.6 0.9 316
229 47,903 8,963 32.9 1.0 33.9
2030 48,364 9,245 3 .2 1.0 34.3
2031 4 , 5 9,538 1 3 .6 34.6
'1 - rindrease 4,620 2,887 13.2 3.
7inExg evel ent are
26
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
PARKSAND RECREATIONAL FACILITIES DEVELOPMENT FEES
Revenue Credit/Offse
A revenue credit/offset is not necessary for parks and recreational facilities fees, because costs generated
y projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required byArizona's Enabling Legislation( -4 (E)(7)).
Parksere ti 1 Facilities Development Fees
Infrastructure components and cost factors for parks and recreational facilities are summarized in the
upper portion of Figure PR10.The cost per service unit is$720.43 per person and $140.26 per job.
Parks and recreational facilities fees for residential development are assessed according to the number of
persons per household.The fee of$1,707 for a single-family unit is calculated using a cost per service unit
of$720.43 per person multiplied by a demand unit of 2.37 persons per household.
Nonresidential development fees are calculated usingjobs as the service unit.The fee of$0.22 per square
foot of industrial development is derived from a cost per service unit of$140.26 per job, multiplied by a
demand unit of 1.57 jobs per 1,000 square feet, divided by 1,000. The fee of 79 per room of lodging
development is derived from a cost per service unit of$140.26 per job multiplied y a demandunit of
0.56 jobs per room.
Figure cr ti I Facilities Development Fees
Park Amenities 5 . 117.02
Trails $144.84 $ 2. 3
Development Fee Report .3 0. 1
Total $70;43 $14 .26
esintialfe per Unit
"Multfl-Family
1,707 ' 1,16 5 1.86 , 0 $1,138 202
Recreational Vehicle $1,318883 435
Nonresidential Fees per Square Foot
•
Industrial 1.577$0.467$0.23
0.0 0.19
Commercial 2.120.18 0.12
Office Other Services .20.2
Institutional 2. 6 $0. 0 $0.23 $0.17
Lodging(per room) 0.56 $79 /A /A
Assisted Living(per bed) 0.61 8 / N/A
1.See Land Use Assumptions
er-Bise
27
K A£n(:tt& 1 7C£ANOMIC 9 MM KING
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
PARKSAND RECREATIONAL FACILITIEs DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona's Enabling Legislation (ARS § 9-
463.05(E)(7)). In accordance with state law,this report includes an IIP for parks and recreational facilities
needed o accommodate new development. Projected fee revenue shown in Figure PR11 is based on the
development en rojec ions in the Land Use Assumptions document and the updated development fees for
parks and recreational facilities shown in Figure PRIO. If development Occurs at a more rapid rate than
projected, the demand for infrastructure will increase and development fee revenue will increase at a
corresponding rate. If development occurs at a slower rate than projected,the demand for infrastructure
ill also decrease, along withdevelopment fee revenue. Projected development fee revenue equals
$3,718,296, and projected expenditures equal $5,933,018, Existing development's share of $2,214,604
may not be funded withdevelopment fees.
Figure s and RecreationalFacilities
ENIMEEMM
Park Amenities $2, 67,9113 0 2,967,91
Trails $735,396 $2,214,604 2,950,000
Development Fee Report $15,100 0 $15,10
Tdt l 3 71 1 2 214,604L $5 9 3 01 =
m® m m m® m m® ® mm
Year KSF KSF S KSF
Base 2021 14,919 1,712 623 1,160 537 4
Year 1 2022 15,033 1, 15 679 1,207 616 459
Year 2 2023 15,147 1,919 735 1,255 644 464
Year 3 2024 15,21 2,023 71 1,302 673 469
Year 2025 15, 75 2,127 347 1,350 702 47
Years 2026 15,483 2,231 35 1,400 727 481
Year 6 2027 15,601 2,35 943 1,450 752 488
Year 7 2028 15,714 2,439 991 1,500 777 494
Year 3 2029 15,327 2,543 1,039 1,550 302 501
Year 9 2030 15,940 2,647 1,037 1,600 827 50
Year 10 2031 16,053 2,751 1,103 1,67 875 55
10-Year Increase 1,134 1,039 435 476 2$3 6
Projected Revenue L$1,927,737 $1,386,137 $106,700 $141,941 131,4 6 $24,344
28 lam
117CAL 1 E!Ct7N IMIC 0 f4 A"> IttM
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
� f
- . (T)(7)(f)defines the facilities and assets that can be included in the Police Facilities IIP:
"Fire and police facilities, including all appurtenances, equipment and vehicles. Fire and police
facilities do not include afacility or portion of afacility that is used to replace services that were
once provided elsewhere in the municipality, vehicles and equipment used to provide
administrative services, helicopters or airplanes or a facility that is used for training firefighters
or o icers from more than one station or substation."
The Police Facilities IIP includes components for police facilities, police vehicles, communication
equipment, and the cost of preparing the Police Facilities IIP and related Development Fee Report. The
incremental expansion methodology, based on the current level of service, is used for police vehicles and
communication equipment,The plan-based etolo is used for police facilities and the Development
Fee Report.
1 I s e
29
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Proportionate Share
ARS §9-463.05 (B)(3)states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Police Facilities lip and
development fees will allocate the cost of police services between residential and nonresidential based
on functional population. Based on 2018 estimates from the U.S. Census Bureau's OnTheMap web
application, residential development accounts for approximately 80 percent of functional population and
nonresidential development accounts for the remaining 20 percent.
Figure P1: Proportionate Share
i EM
1111101111111
Residential Demand Person
Population 40,611 Hours/Day Hours
Residents Not Working 25,882 20 517,640
Employed Residents 14,729
Employed in ApacheJunction 1,207 14 16,898
Employed outside Apache Junction 13,522 14 189,308
Residential Subtotal 723,846
MENIMEMMMMEM
Nonresidential
Non-working Residents 25,882 4 103,528
Jobs Located in ApacheJunction 7,540
Residents Employed in ApacheJunction 1,207 10 12,070
Non-Resident Workers(inflow commuters) 6,333 10 63,330
Nonresidential Subtotal 178,928
G,
Total 902,774
Source:Arizona Office of Economic Opportunity(population),U.S.Census Bureau,OnTheMap Application and LEND
Origin-Destination Employment Statistics,Version 6.8(employment).
The proportionate share of costs attributable to residential development will be allocated to population
and then converted to an appropriate amount by type of housing unit. Since nonresidential calls for
service were unavailable by specific nonresidential use,TischlerBise recommends using average weekday
vehicle trips as the best demand indicator for nonresidential demand for police services.Trip generation
rates are highest for commercial development, such as a shopping center, and lowest for industrial
development.Office and institutional trip rates fall between the other two categories.This ranking of trip
rates is consistent with the relative demand for police services from nonresidential development.
30
Tischlertise
1, ", f:O 'A,UC I PtAMMM
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Service Area
Apache Junction's Police Department strives to provide a uniform response time within the city limits;
therefore,there is a single service area for the Police Facilities 1113.
Figure P2: Police Facilities Service Area
..............
k—., Apache
Junction
63
Gold Canyen
Comm unity
202
QUEEN CREEX
LEGEND
0 Munidpal Boundary NationW Foresi Other Munkpal Boundarles N
RnM County Island VyWerness Area Mesa
County Boundary Mrpon Boundary Queen Creek April 06,2022
0 20
ap
MML�111�
T 1—sch—1e r'B- i s e 31
MCM I 7CQN0M �N ANN,W�
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
RATIO OF SERVICE UNIT To DEVELOPMFNT UNIT
ARS§9-463.05(E)(4) requires:
"A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial."
Figure P3 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the persons per household. For nonresidential development, the table
displays the number of average weekday vehicle trips generated per thousand square feet of floor area.
Figure PI Ratio of Service Unit to Development Unit
"Residential Development
Single Family 7
Multi-Family "18 6
Recreational Vehicle
Nonresidential Development
01ndustrialiiON4.87 0*50% 2.404
Commercial 37.01 33% 12.21
Office&Other Services 10.84 50% 5.42
Institutional 10.77 33% 3.55
Lodging(per room) 7.99 50% 4.00
Assisted Living(per bed) 1 2.60 1 50%® 1 1.30
1.See Land Use Assumptions
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF ExiSTING PUBLIC SERVICES
ARS§9-463.05(E)(1) requires:
"A description of the existing necessary public services in the service area and the costs to
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable.
ARS§9-463.05(E)(2) requires:
"An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable."
32
Tischler-Bise
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Police Facilities® Plan-Based
Apache Junction currently provides 1 ,00 square feet of police facilities,but this is not sufficient to serve
existing development and future development. Apache Junction plans to construct an additional 51,500
square feet of police facilities at a cost of$28,325,000 to serve all development in 2031.
To allocate the proportionate share of demand for police facilities to residential and nonresidential
development, this analysis uses functional population outlined in Figure P1. Apache Junction's existing
level of service for residential development is 0.2353 square feet per person (13,000 square feet X 80
percent residential share/44,205 persons).The nonresidential level of service is 0.1270 square feet per
vehicle trip (13,000 square feet X 20 percent nonresidential share/20,477 vehicle trips).
Apache Junction plans to increase the existing level of service by constructing 1,5 square feet of police
facilities.To ensure future development does not pay for a higher level of service than what is provided
to existing development,this analysis allocates the 64,500 square feet of planned police facilities in 2031
o all development in 2031.The planned LOS for residential development is 0.6928 square feet per person
(64,500 square feet X 80 percent residential share/7 ,476 persons).For nonresidential development,the
tanned LOS is 0.3719 square feet per vehicle trip (64,500 square feet X 20 percent nonresidential share
/34,685 vehicle trips).
Based on estimates provided by Apache Junction,the construction cost for future police facilities is 55
per square foot. For police facilities,the cost is$381.06 per person(0.628 square feet per person 55
per square foot)an 204.55 per vehicle trip(0.3719 square feet per vehicle trip X 550 per square foot).
Figuree Level of Service
a
MEMEMEMEM
Planned Facilities cost 2 ,325,0
Cost per Square Foot $ 50
®.
EEM
2021 Square Feet 13,000
Planned Square Feet 51,50
21 Square Feet(Planned) 64,500
Residential
Residential Share 80%
201 Peak Population 74,47
Square Feet per Person 0.628
Nonresidential
Nonresidential Share 2 %
21 Vehicle Trips 3 ,685
Square Feet per Vehicle Tri p 0.371
Source:Apache Junction Police Department
3
Land UseAssumptions,Infrastructure Improvements Ian,and GRAFT Development Fee Report
Apache Junction,Arizona
Police Vehicles—Incremental Expa io
Apache Junction has 80 police vehicles with a total cost of $5,948,202, and the city plans to acquire
additional police vehicles to serve future development. To allocate the proportionate share of demand
for police vehicles to residential and nonresidential development,this analysis uses functional population
outlined in Figure P1. Apache Junction's existing level of service for residential development is 0.0014
units per person (80 vehicles X 80 percent residential share j 44,205 persons).The nonresidential level of
service is 0.0008 units per vehicle trip (80 vehicles X 20 percent nonresidential share J 20,477 vehicle
trips).
Based on the total cost of Apache Junction's existing police vehicles,the weighted average cost for a new
police vehicle is $74,353 per vehicle ($5,948,202 total cost J 80 vehicles). Apache Junction may use
development fees to acquire additional police vehicles similar to its existing inventory. For police vehicles,
the cost is$107.65 per person (0,0014 units per person X$74,353 per vehicle)and$58.10 per vehicle trip
(0.0008 units per vehicle trip X$74,353 per vehicle).
FigureExisting I of Service
Animal Control Vehicle 51,238 $102,47
Bear Cat G3 1 $350,000 $350,000
Command Van 1 $319,822 $319,822
Jail Vehicle 2 $51,939 $103,878
—Motorcycle 1,200 $204,800
Mustang 1 $64,059 $64,059
Patrol Vehicle-Marked 40 $89,302 $3,572,076
Patrol Vehicle-Unmarked 27 $42,100 $1,136,700
Traffic Vehicle 1 $53,342 $53,342
Victim Service Van 1 $41,049 $41,049
Total 80 $74353 $5l94 2 2
�WeigedAverageper Vehicle $74,35
wle I�-
Existing Vehicles 8
----
Residential
Residential Share %
221 Peak Population 44,205
Vehicles per Person 0.0014
EMEM
Nonresidential
Nonresidential Share 20`l
2021 Vehicle Trips 20,477
Vehicles perVehicleTrip 0.0008
MMMMMI r
Source:Apache Junction Police Department
Land e Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Communication e t®Incremental Expansion
Apache Junction has 170 units of communication equipment it a total cost o 1, 17,64, and the city
plans to acquire additional units to serve future development. To allocate the proportionate share of
demand for communication equipment to residential and nonresidential development,this analysis uses
functional population outlined in Figure P1. Apache Junction's existing level of service for residential
development is 0.0031 units per person (170 units X 80 percent residential share J 44, 05persons).The
nonresidential level of service is 0.0017 units per vehicle trip(170 units X 20 percent nonresidential share
20,477 vehicle trips).
Based on the total cost of Apache Junction's existing communication equipment, the weighted average
cost for a new unit is $9,516 per unit ( 1, 17,654 total cost / 170 units). Apache Junction may use
development fees to acquire additional communication equipment, For communication equipment, the
cost is$29.28 per person (0.0031 units per person X$9,516 per unit) and$15.80 per vehicle trip (0,0017
units per vehicle trip X$9,516 per unit).
FigureExisting I of Service
NEEEZ0 ® 1
—Dispatch Consoles 713,5 5, 00
—Radio Server Infrastructure 1 ,000 $121,000
Mobile adio Equipment 2 ,767 $543,554
Portable Radios&Mics 104 $6,900 $717,600
Total 0 1 $1,6 7, 54
WeightedAverage per Unit 0,a, 1
Existing Units 17
Residential
Residential Share I
2021 Peak Population 44,205
Units per Person 0.0031
Nonresidential
Nonresidential Share 20%
21 Vehicle Trips 2 , 77
Units per Vehicle Trip 0,0017
INEMEMMEEMM .®
Source:Apache Junction Police Department
35
(-t`aC:e+.1 I r+.".li'CbhV I P9.APdNINC,
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Development ee Report—Plan-Based
The cost to prepare the Police Facilities lip and related Development Fee Report totals $10,000. Apache
Junction plans to update its report every five years. Based on this cost,proportionate share,and five-year
projections of newresidential and nonresidential development from the Land Use Assumptions
document,the cost is$0.60 per person and$0.37 per vehicle trip.
Figure : lip and DevelopmentReport
w B
Y 4®
-Library 5,9Q Residential 7�m Peak Population 1 ,310 0.4
Nonresidential 3d® Jobs 1®625 0.11
Parks and Residential 7% Peak Population 2,31 .33
Recreational $15;100 Nonresidential 3% Jobs 1,468 $0,31
Police $10,000 Residential 8 % Peak Population 13,310 $0.60
Nonresidential 20% Vehicle Trips-- 5,350 $0.37
Street $18,720 All Development 10 % V T 15,204 $1.23
Total 4 ,720
PROJECTED E AND FOR SERVICES AND COSTS
AS§9-463.05(E)(5) requires:
"The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria."
ARS§9-463.05(E)(6) requires:
"The projected demandfor necessary public services or facility expansions required by new
service units for a period not to exceed ten years."
s shown in the Land Use Assumptions document,Apache Junction's population is expected to increase
y 30,271 persons and nonresidential vehicle trips generated are expected to increase by 1 ,29 trips
over the next 10 years.To reach the planned level of service for police facilities,Apache Junction will nee
to construct an additional 51,50 square feet over the next 10 years. To maintain the existing levels of
service, Apache Junction will need to acquire approximately 55 police vehicles and approximately 117
units of communication equipment over the next 10 years.The following pages include a more detailed
projection of demand for services and costs for the Police Facilities IIP.
Land se Assumptions,Infrastructure Improvements la ,and DRAFT Development
Apache Junction,Arizona
Police Facilities—Plan-Based
Apache Junction plans to increase its existing level of service by constructing 51,500 square feet of police
facilities over the next 10 years. Based on a projected population increase of 30,271 persons, future
residential development demands approximately 20, 7 square feet of police facilities(30,271 additional
arsons X 0.6928 square feet perperson). With projected vehicle trip growth of 14,209 vehicle trips,
future nonresidential development demands approximately 5, square feet of police facilities (14,209
additional vehicle trips X 0.3719 square feet per vehicle trip), Future development demands
approximately 26, 57 square feet of police facilities at a cost of$14,441,510( ,257 square feet X 5
per square foot).
Existing residential development demands approximately 30,627 square feet of police facilities (44,205
arsons X 0.6928 square feet per person) and existing nonresidential development demands
approximately 7,616 square feet of police facilities (20,477 vehicle trips X 0,3719 square feet per job).
Since Apache Junction currently provides 1 , 00 square feet of police facilities, existing development
currently demands an additional 25,243 square feet of police facilities (38,243 square feet demanded by
existing development—13,000 square feet available to existing development)to reach the planned level
of service. Existing development's share of the planned police facilities is approximately $13, 3,4
( , 43 square feet X$550 per square foot).
FigureProjected
7M Police Facilities 0.6928 Squ are Feet pererson $55
03719 Sq u a re F;!i2 perVehicle Trip
Demand for Police Facilities
s
202 44,205 20,477 30,627.178,27&0
.E 38,24 .7
02 44,667 21,367 30, 47.0 6,3 .8
203 47, 4 2, 53 ,795.1 41,073.1
4 50,729 23,14835,147.O 8,609.1 4 ,75 ,
225 54,123 24,039 37,493.E 3, 3 46,4 .
2026 57,516 25,827 39, 4 . 9,6053 4 , 54.
207 60,908 27,615 42,199.2 10,270.4 52,46 .6
202E 64,300 29,403 44,549.4 10,95.4 55,484.8
2029 67,62 31,191 46, 99.6 11, 0.4 5 ,50.0
00 71, 4 32,979 4 ,24 .13 12,265.4 61,515.2
2031 74, 76 4,665 51, 0.0 12, 0.0 64,500.0
1 -Yr Increase 3 7 4
MAN
Non-Growth Expenditures $1 ,124,9 $2; 5 ,5 1 3,
Total Expenditures 22, 6 , 0 $5; 5,000
2 0
37
1 I
Land UseAssumptions,Infrastructure Improvements Plan,and DRAFTever ent Fee Report
Apache Junction,Arizona
Police Vehicles®Incremental Expansion
Apache Junction plans to maintain its existing level of service for police vehicles over the next 10 years.
Based on a projected populationincrease of 30,271 persons,future residential development demands an
additional 43.8 vehicles( , 71 additional persons X 0.0014 vehicles per person), With projectedvehicle
trip growth of 14,209 trips,future nonresidential development demands an additional 1.6 vehicles(14,209
additional vehicle trips X 0.0008 vehicles per vehicle trip), Future development demands approximately
55 police vehicles at a cost of$4,084,058(54.9 units X$74,353 per vehicle).
FigureProjected
Police Vehicles
.0014 Vehicles per Person $74,353
0.0008 Vehicles erVehicleTri
Demand for Police Vicles
e
202 ,25 2 ,477 6 .0 16.0 0.0
02 44, 67 21,367 64.7 16.7 1.4
202 47,334 22,25 68.5 17,4 5.
2024 50,729 23,148 73.4 M1 91.5
2025 54,123 24,039 7&4 1R.6 97,1
2026 57,516 2 , 27 833 20.2 10 .5
207 60,908 27,615 88.2 2 .6 109.8
2023 64,300 29,403 93.1 23.0 116.1
2029 67, 2 31,191 98.0 24.4 122.4
230 71,084 32,979 102.9 25.8 128.7
2031 74,476 34685 1078 27.1 134.9
'1 - rinrdase 7 14 9 43. 11 4. f;
38
Tischle�r-Bise
g rrararosic I s°arrvr�,rac
Land Use Assumptions,Infrastructure Improvements Plan,and[CRAFT Development Fee Report
Apache Junction,Arizona
Communication i -Incremental Expansion
Apache Junction plans to maintain its existing level of service for communication equipment overt e next
10 years, Based on a projected population increase of 30,271 parsons, future residential development
demands an additional .1 units (30,271 additional persons X 0.0031 units perperson). With projects
vehicle trip growthof 14,209 trips,future nonresidential development demands an additional 23. units
(14,209 additional vehicle trips X 0.0017 units per vehicle trip). Future development demands
approximately 117 units at a cost of$1,110,687(116.7 units X$9,516 per unit).
Figurer j cDemand
a^ 6
.0031 Units per Person
ago unicatian Equipment 9, 1
0. 017 Units pertle icieTri
Demand for Communication Equipment
e
2021 4 , 0 20,477 13 . 734.0 170.2022 44,67 21,367 17. 172.
2023 47, 4 22,258 145.6 37.0 12,6
2024 50,729 23,148156.1 3&4 194.5
25 54,123 24,039 16.5 39.9 2M4
26 57,516 25,827 177.O 42.9 219.8
07 60,908 27, 15 137.4 45.9 2 .2
2028 64, 00 29,403 197.8 48.8 24 .6
2029 67,692 31,191 208.3 51.8 260.0
2030 71,084 32, 79 21 .7 54.8 273.5
2031 74476 34,685229.1 576 2 6.7
- r Increase 3 71 14,2 93.1 3 1163
1 s e
39
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
POLICE FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for police facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A contains
the forecast of revenues required by Arizona's Enabling Legislation ( RS§9-463.05(E)(7)).
Police Facilities Developinent Fees
Infrastructure components and cost factors for police facilities are summarized in the upper portion of
Figure P11.The cost per service unit for police facilities is$518.59 per person and$278.82 per vehicle trip.
Police facilities development fees for residential development are assessed according to the number o
arsons per household.The fee of$1,229 for single-family unit is calculated using a cost per service unit
of$518.59 per person multiplied by a demand unit of 2.37 persons per household.
Nonresidential development fees are calculated using vehicle trips as the service unit. The fee of$0.68
r square foot of industrial development is derived from cost per service unit of$278.82 per vehicle
trip, multiplied by a demand unit of 2.44 averse weekday vehicle trips per 1,000 square feet,divided by
1,000. The fee of $1,115 per room of lodging development is derived from a cost per service unit o
78.82 per vehicle trip multiplied by a demand unit of 4.00 average weekday vehicle trips per room.
Figure lice Facilities Developmenta
Police Facilities $381.06 $204.55
Police Vehicles $107.65 58.10
Communication Equipment $29.28 $15.80
Development Fee Report $0.60 $0.37
Total $518.59 $278.82
Residential Fees per Unit
Single Family 2. 7 1,229 609 2
Multi-Family 1.86 965 594 71
Recreational Vehicle 1.8 41 8
Nonresidential Fees per Square Foot
Industrial 2.44 $0. 8 0.27 0.41
Commercial 12.21 $3. 0 $1.37 $2.03
Office Other Services 5. 2 $1.51 $0.53 $0.98
Institutional 3.55 $0.99 $0.53 $0. 6
Lodging(per room) 4.00 $1,115 N/ /A
Assisted Living(per bed) 1.3 362 N/A I N/
1.See Land use Assumptions
4
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
POLICE FACILITIEs DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required bV Arizona's Enabling Legislation (ARS §9-463.05(E)(7)).
Projected fee revenue shown in Figure P12 is based on the development projections in the Land Use
Assumptions document and the updated police facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected,the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. Projected development fee revenue equals$19,646,168, and
projected expenditures equal $33,529,745. Existing development's share of $13,883,490 maV not be
funded with development fees,
Figure P12:Police Facilities Development Fee Revenue
.. 0 ®s I E=
Police Facilities $14,441,510 $13,883,490 $28,325,000
Policevehicles $4,084,058 $0 $4,084,058
Communication Equipment $1,110,687 $0 $1,110,687
Development Fee Report $10,000 $0 $10,000
Total $19,646,255 $13,883,490 $3L,529,745J
Year Hsi Unit Hsg Unit EST KSF KSF KSF
Base 2021 14,919 1,712 623 1,160 587 454
Year 1 2022 15,033 1,815 679 1,207 616 459
Year 2 2023 16,040 1,966 735 1,255 644 464
Year 3 2024 17,342 2,132 791 1,302 673 469
Year 4 2025 18,644 2,298 847 1,350 702 475
Year 5 2026 19,945 2,464 895 1,474 727 481
Year 6 2027 21,246 2,630 943 1,598 752 488
Year 7 2028 22,547 2,796 991 1,721 777 494
Year 8 2029 23,848 2,962 1,039 1,845 802 501
Year 9 2030 25,149 3,128 1,087 1,969 827 508
Year 10 2031 26,450 3,294 1,108 2,081 875 515 1
1 -Yearincrease 11,531 1,582 485 921 288 EEEfll
Projected Revenue $14,163,021 $1,525,035 $329,771 $3,133,644 $434,600 $60,097
smmmd �
T1-s-c'h-1-e'r-B- ise 41
HSCM �PCCINOM,I P�AHNIWG
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
ARS§ - 63. 5 (T)(7)(e) defines the facilities and assets that can be included in the Street Facilities IIP:
"Street facilities located in the service area, including arterial or collector streets or roads that
have been designated on an officially adopted plan of the municipality, traffic signals and rights-
of-way and improvements thereon."
The Street Facilities lip includes components for arterials improvements and the cost of preparing the
Street Facilities IIP and related Development Fee Report.The incremental expansion methodology, based
on the current level of service, is used to calculate the components for arterials improvements, and the
plan-based methodology is used for the Development Fee Report.
Proportionate Share
S 3. ( )O states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Street Facilities IIP and
development fees will allocate the cost of necessary public services between residential and
nonresidential based on trip generation rates,trip adjustment factors, and trip lengths.
4
� 1 .0 m'�" c:I o-a',>HIN',M
Land UseAssumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Service Area
Apache Junction plans to provide a uniform level of service and equal access to street facilities within the
city® therefore, there is a single service area for the Street Facilities II , As defined by the Development
Agreement for Superstition Vistas(October 1),Apache Junction will not assess street facilities fees to
development within the"Auction Property."
Figure :Street Facilities Service Area
T rnfo
Apache:
Junction •"
CR63 G3 El
Gold Canyon
crareaaar¢slMy
ri
y
Auctilon
Frlap�rfy
QUEEN CREEK
}
t
J
f
o .,a.b...... .............,.. µ ,».,.,.+w.«.,.....a..,...,..,w...«.....:.. ,,...,.......,«,«w....... «.,.M .v. ,.,.,.,....«..
LEGEND
MunkJpM Boundary NaMona4 Parest Other Mun1cpal Boundaries �pis"
Mrsti Ccvu*Mand Wiklarness kaa Mesa N C y
CD County 0aundary ! A.irpcn t Boundary Queen Crook ApM 96.2022
Meg-Pn peaty 9a g,NY) k�
tiSG:dt1. Y^CQN7M4 1 N FtH+NO
Land se Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
RATIO OF SERVICE UNIT To DEVELOPMENT UNIT
,4 S§9-463.05(E)(4) requires;
"A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial."
Apache Junction will use vehicle miles travels ( T) as the demand units for street facilities fees.
Components used to determine VMT include averse weekday vehicle trip generation rates, adjustments
for commuting patterns and pass-by trips,and trip length weighting factors.
Residential Ti a e ti es
s an alternative to simply using the national average trip generation rate for residential development,
the ITE publishes regression curve formulas that may be used to derive custom trip generation rates,using
local demographic data. Key independent variables needed forte analysis (i.e., vehicles available,
housing units, households, and persons) are available from erican Community Survey data. Shown in
Figure S ,single-family units generate 8.42 averse weekday vehicle trip ends per unit, and multi-family
units generate 4.61 averse weekday vehicle trip ends per unit.
Figure Average akday Vehicle Trips by Housing
ouseols by tructureTyZ
• i i-
Owner-Occupied 22,868 12,859 869 1 ,728 1. 7
Renter-Occupied 5,857 2,356 1,512 ,878 1.51
Total 28,725 15,225 2,381 17,605 1.6
Housing Units 1 ,851 3,012 22,86
T4O,
7100,4
• 7746
i' ®Single-Family2 24,994 23807ulti-Family0 3,71 17,751Total 2 2$,725 251,55
1.vehicles available by tenure from Table B25046,American Community Survey,2015-2019 5-Year Estimates.
2.Households by tenure and units in structure from Table 925032,American Community Surrey,2015-2019 5-Year Estimates.
3.Housing units from Table 625024,American Community Survey,2015-2019 5-Year Estimates.
4.Total population in households from Table B25033,American Community Survey,2015-2019 5-Year Estimates.
S.Vehicle trips ends based on persons using formulas from Trip Generation(ITE 2021).For single-family housing(ITE 210),the fitted
curve equation is EXP(O.89°LN(persons)+1.72).To approximate the average population of the ITE studies,persons were divided by 65 and
the equation result multiplied by 65.For multi-family housing(ITE 221),the fitted curve equation is(2.29spersons)-64.48(ITE 2017).
6.Vehicle trip ends based on vehicles available using formulas from Trip Generation(ITE 2021).For single-family housing(ITE 210),the
fitted curve equation is EXP(0.92&LN(vehicles)+2.66).To approximate the average number of vehicles in the HE studies,vehicles available
were divided by 97 and the equation result multiplied by 97.For multi-family housing(ITE 221),the fitted curve equation is
(4.77°vehicies)-46. 6(ITE 2021).
7.Trio Generation)Institute of Transportation Engineers,11th Edition(2021).
4
r t ,£;rh9iS:6 t;ACNNRI a
Land Use Assumptions,Infrastructure Improvements lan,and DRAFTDevelopment Fee Report
Apache Junction,Arizona
NonresidentialTrip a erati n Rates
For nonresidential development, Tischler ise uses trip generation rates published in Trig enerati n,
Institute of Transportation Engineers, `h Edition (2021). The prototype for industrial development is
Light Industrial (ITE ) which generates 4.87 average weekday vehicle trip ends per 1,000 square feet
of floor area. Assisted living development uses Assisted Living (ITE 4) as a proxy and generates 2.60
averse weekday vehicle trip ends per bed. For lodging evelo ent, the proxy is Hotel (ITE ), and
this type of development generates 7.99 averse weekday vehicle trip ends per room, Institutional
development uses Hospital (ITE 1 ) and generates 10.77 averse weekday vehicle trip ends per 1,000
square feet of floor area. For office &Other services development, the proxy is General Office (ITE 710),
and it generates 10.84 average weekday vehicle trip ens per 1,000 square feet of floor area. The
prototype for commercial development is Shopping Center (ITE ) which generates 37.01 average
weekday vehicle trips per 1,000 square feet of floor area.
FigureVehicle i s
11 Light Industrial 0 q Ft 4. 7 . 0 , 7 37 ''
130 Industrial Park 1,000 Sq Ft 3. 7 2. 1 1.1 6
140 Manufacturing 1,00 Sci Ft 4.875 2.51 1.89 528
150 Warehousing 1,000 Sq Ft 1.71 5.05 0.34 2, 53
254 Assisted Living bed 2.60 4.24 0;61'- na
310 Hotel room 7.99 1434 O56 na
610 Hospital 1,000 Sci Ft 10.77 3.77 2.86 350
620 NursingHome bed 3. 6 3. 1 0.92 na
710 General Office(avg size) "1 000 Sq Ft 10.84 3.33 3.26 307
720 Medical-Dental Office 1,000 Sq Ft 3 .00 6.71 4.13 242
730 Government Office 1,000 Sq Ft ---22.59 7.45 3.03 330
770 1 Business Park 1,000 Sq Ft 12.44 4.04 3.03 325
S o in c ter(avg size) 1,000 Scl Ft 37.01 17.42 2.12 471
1,jja Generation,Institute of Transportation Engineers,11th Edition(2021).
1 45
FISCAL I FC:0140 M9C I Pl.ANNIN a
Land Usessu do s,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Trip ate Adjustments
o calculate street facilities fees, trip generation rates require an adjustment factor to avoid double
counting each trip at both the origin and destination points.Therefore,the basic trip adjustment factor is
50 percent. As discussed further in this section, the development fee methodology includes additional
adjustments to make the fees proportionate to the infrastructure demand for particular types o
development.
Commuter Trip Adjustment
Residential development has a larger trip adjustment factor of 64 percent to account for commuters
leaving ace Junction for work.According to the 2009 National Household Travel Survey(see Table )
weekday work trips are typically 31 percent of production trips (i.e., all out-bound trips, which are 5
percent of all trip ends). As shown in Figure S , the U.S. Census ureau's OnTheMap web application
indicates 92 percent of resident workers traveled outside of Apache Junction for work in 2018. I
combination,these factors(0.31 x 0.50 x 0.92=0.1 )support the additional 14 percent allocation of trips
to residential development.
Figure r Trip Adjustment
Employed Residents 1 ,72
Residents Living and Working in ApacheJunction 1,207
Residents Commuting Outside Apache Junction for Work 1 ,522
Percent Commuting out ofpacelunction 2
Additional routionTrisZ 1 %
1.U.S.Census Bureau,4nTheap Application(version 6.8)and LEHD origin-Destination Employment Statistics,2018.
2.According to the National Household Travel Survey(2009)`,published in December 2011(see Table 30),home-based
work trips are typically 30.99 percent of"production"trips,in other words,out-bound trips(which are 50 percent of all
trip ends).Also,LED onTheap data from 2018 indicatethat 92 percent of Apache Junction's workers travel outside the
city for work.In combination,these factors(0.3099 x 0.50 x 0.92=0.14)account for 14 percent of additional production
trips.The total adjustment factor for residential Includes attraction trips(50 percent of trip ends)plus the journey-to-work
commuting adjustment(14 percent of production trips)for a total of 64 percent.
°hp://nhts.ornl.gov/publications.shtmi®Summary of Travel Trends-Table"Daily Travel Statistics by Weekday vs,Weekend"
Adjustment forPass-ByTrips
For commercial and institutional development,the trip adjustment factor is less than 50 percent because
these types of development attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a convenience store on the way home from ork, the convenience store is not
the primary destination.For the average shopping center, ITE data indicate 34 percent of the vehicles that
enter are passing by on their way to some other primary destination. The remaining 66 percent o
attraction trips have the commercial site as their primary destination. Because attraction trips are half o
all trips,the trip adjustment factor is 66 percent multiplied by 50 percent,or approximately 33 percent of
the trip ends.
6
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Average Weekday Vehicle Trips
Shown below in Figure 55, multiplying average weekday vehicle trip ends and trip adjustment factors
(discussed the previous page) by Apache Junction's existing development units provides the average
weekday vehicle trips generated by existing development, As shown below, Apache Junction's existing
development in the street facilities service area generates 107,806 vehicle trips on an averse weekday,
Figurer ic( Trips Land Use
Sin {eFarrslly HU 5/®210 6.42 6 ,919 80,396
ulti®Farnily HU 220 64% 1,71 5,05 `
Recreational Vehicle HU 260 4.6 6 % 638 1,882
industrial KSF 110 4.$7 50% 623 1,51
Commercial KSF 820 37.01 3% 1,160 14,163
Office&Other Services KSF 710 1 10.34 1 50% 1 587 3,182
Institutional KSF 610 10.77 3% 454 1,614
Total
National Average Trip Length
To calculate street facilities fees,it is necessary to determine the average trip length on Apache Junction's
arterial network,To dot is,the analysis uses national trip generation rates and average trip lengths from
the 2017 NationalHousehold Travel Survey.
Figure National Average Trip
® 6
Residential 12.32
Industrial 730
Commercial/Retail 7.90
ffice and Other 7.70
Institutional 7.70
Source:U.S. Department of Transportation,Federal
Highway Administration,2017 National Household
Transportation Survey,adjusted for land use
47
MC M I CCCNN()MIC P P1 AiR NING
Land Use Assumptions,Infrastructure Improvements lays,and DRAFT Development Fee Report
Apache Junction,Arizona
Expected Vehicle Miles Traveled
The national average trip length should be adjusted to reflect actual local demand on Apache Junction's
arterial network, To do this, Tischler iss determines expected demand (V T) on Apace Junction's
complete transportation network y multiplying the national averse trip lengths by average weekday
vehicle trips. Based on this analysis, Apache Junction's existing development generates an expected
1,236,396 VMT.
FigureVehicle its Traveled
Sin Ie armly 80,396 12.32 0,47
Multi-Family 5,051
Recreational Vehicle 1,882 1232 2 ,191
Industrial 1, 18 7.70 11, 88
Commercial 1 ,13 T90 111,884
Office Office&OtherServices 3,182 7.70 24,502
Institutional 1, 14 770 12,429
T®tat 3683
1.Average weekday vehicle trips from Figure 54
2.2017 National Household Transportation Survey
3.Tischledl calculation,Average Weekday Vehicle Trips X National Average Trip Length
Local Adjustment Factor
Expected V T reflects anticipated travel demand on the entire roadway system;therefore,it is necessary
to calibrate demand to the arterial system. To calibrate demand on the arterial system, actual travel
demand,based on local traffic counts obtained from the Arizona Department of Transportation(Appendix
), is compared to expected travel demand, The ratio between actual V T and expected VIvIT provides
the local adjustment factor used to adjust national average trip lengths by type of land use.
FigureAdjustment Factor
Actual VIVITon Arterials' 205,513
Expected V Ton Arterials 1, 36, 9
Actual to Expected 1l T 0.17
1.Tischler ise analysis of trip counts provided by the city of Apache Junction,AZ
Land UseAssumptions,Infrastructure Improvements I n,and DRAFT Development Fee Report
Apache Junction,Arizona
Local Trip Lengths
Shown elo in Figure S9, Tisc ler ise applies the local adjustment factor to the national averse trip
lengths to calculate the local trip lengths. The analysis will use the local trip lengths shown elo to
calculate V T.
Figure c Local TripLengths
W ® W W W
W
A
esi ential 1232 0.17 2.0
In ustrial 7.70 0.17
Commercial/Retail 7. 0 0.17 1.3
Office and Other 7.70 0.17 1.28
Institutional 7.70 0.17 1.28
Source:2017 NHTS and TischlerBise analysis®local adjustment from Figure S7
Local Vehicle Miles Traveled
Shown below are the demand indicators for residential and nonresidential land uses related to vehicle
Iles travels (V T), For residential development, the table displays V T per housing unit. For
nonresidential development, the table displays V T generated per 1,000 square feet of floor area (per
room for lodging,and per bed for assists living).
Figure i is it to Developmenti
`Residential Development
Single Family 2 6 % 2.05 11.04
ulti®Family 4. 1 4% 2.05 _6.04
Recreational Vehicle 4.61 64f® 2. 5 6: 4
Nonresidential Development
W W 0
Industrial 4. 7 50 a 1.28112
Commercial 7. 1 3% 1.31 16.04
Office&Other Services 10.84 50% 1.28 6'94
Institutional 1 .77 33% 1.28 4.5
Lodging(per room) 7.99 50®d 1.31 5.25
Assisted Living(per bed) 2.60 1 5 % 1 1.28 J 1m66
1.See Land Use Assumptions
49'
Tischler-B'lse
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
ANALYSIS OF CAPACITY,USAGE,AND COSTS OF ExISTING PUBLIC SERVICES
AS§9-463.05(E)(1) requires:
"A description of the existing necessary public services in the service area and the costs to
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable."
9- ( )( )requires:
"An analysis of the total capacity, the level of current usage and commitments for usage o
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable."
As shown in Appendix E, the City of Apache Junction provided an inventory of arterial road segments,
including segment lengths and lane quantities. Tiscler ise obtained average daily traffic ( OT) counts
from the Arizona Department of Transportation. Multiplying each seg ent's length by the number o
lanes yields the number of lane miles per segment,and multiplying e traffic counts and segment lengths
provides the averse weekday vehicle miles traveled ( ). Apache Junction's arterial road network
consists of 165.37 lane miles and 205,513 VIVIT.
Shown below, Figure S11 documents the capacity of Apache Junction's arterial road network. Apache
Junction's arterial road network is designed to operate at Level of Service D or better. Based on data
published the Florida Department of Transportation, a mile segment of an arterial road operating at
Level of Service D should maintain a daily volume ranging from ,300 vehicles for a two-lane arterial
without left-turn lanes (6,150 vehicles per lane) to 32,700 vehicles for a four-lane arterial with raise
Bias and left-turn lanes (8,175 vehicles per lane). Applying these capacities to Apache Junction's
arterial road network shown in Appendix E generates arterial capacity of 1,059,803 vehicle miles of
capacity( C) and a weightedaverage of 6,409 vehicles per lane (1, 9, C/165.37 arterial lane
files).
s noted above, current daily volume on Apache Junction's arterial road network is approximately
05,53 V T.The resulting C to VIVIT ratio is 5.16( , 59, 0 /205,513 V T).The baseline V C
/VMT ratio for any incremental expansion method is 1.0 (i.e., VIVIC=V ); therefore,the current ratio
of 5.16 exceeds the current LOS ensuring new capacity built with development fee funds will not exceed
the current L S.
Figure Arterial Network Capacity
Total Arterial Lane Miles 15. 7
Capacity per Lane Mile 6,409
Vehicle MilesofCapacity 1,05 , 0
Vehicle MilesofTravel 205,51
V C/V Tatio 5.16
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT DevelopmentFee Report
Apache Junction,Arizona
Arterial ve a is-Incremental Expansion
Apache Junction provided a list of arterial improvements to use as a proxy for future growth-related
arterial improvements. ase on the eligible cost of these projects(excludes the cost to repair or replace
existing lanes),the weighted average cost is$1,879,525 per lane mile($111,267,879 eligible cost/59.20
lanemiles). TischlerBise will apply theweighted average cost per lane mile to the projected demandfor
additional lane miles of arterial improvements over the next 10 years. Apache Junction may use
development fees to construct the projects shown in Figure S12 or to construct other growth-related
arterial improvements in the street facilities service area. Apache Junction should not use development
fees to construct a developer's share of half-street improvements.
FigurePotential i I improvements
I Z?GM
asellneAvenue Meridian Drive to Ironwood Drive 4 Lanes 3 1.00 31.00 $6, 000,000
asellneAvenue Ironwood Drive-East Goldfield Road 5 Lanes 3 100 9.00 $16,000,000
Broadway Ave Old West Hwyto Mountainview Road 1 Lane 1 2.50 2.50 $3,250,000
Delaware Drive Superstition Blvd to Lost Dutchman 3 Lanes 1 0.90 0.90 $1,950,000
Goldfield Road Old West Hwy to Lost Dutchman 1 Lane 1 3.00 3.00 $3,600,000
Guadalupe Avenue Meridian Driveto Delaware Drive 4 Lanes 2 0.70 1.40 $2,689,697
Idaho Road US 60 to BasellneAvenue 6 Lanes 2 0.50 1. 0 $2,800,000
Ironwood Drive Superstition Blvd to Lost Dutchman 3 Lanes 1 1. 0 1.00 $1,700,000
Ironwood Drive US 60 to Baseline Avenue 6 Lanes 2 0.50 1.00 $3,939,394
Ironwood Drive Baseline Avenue to Elliot Avenue 6 Lanes 2 2.00 4.00 $7,224,243
Ironwood Drive RayAvenueto SR24 New 6 Lanes 2 1.50 3.00 $6,597,796
Meridian Drive Lost Dutchman to Apache Trail 3 Lanes 1 1.50 1.50 $2,550,000
Meridian Drive Apache Trail to Southern Avenue 5 Lanes 3 1.50 4.50 $9,000,000
Meridian Drive BaselineAvenueto Houston Avenue New 6 Lanes 6 0.50 3.00 $4,768,044
Meridian Drive Elliot Avenue to Guadalupe Avenue New 6 Lanes 3 1.00 3.00 $5,331,497
Meridian Drive Ray Avenue to SR24 6 Lanes 3 1.50 4.50 $7,157,208
Southern Avenue San Marcos to Idaho 5 Lanes 3 0.50 1.50 $3,000,000
Southern Avenue Meridian Driveto Delaware Drive 5 Lanes 3 0.50 1.50 $3,000,000
Southern Avenue Tomahawk to Old West Hwy New 3 Lanes 3 1.00 3.00 $6,000,000
Superstition Ave SR 88 to Arroya Road 1 Lane 1 2.30 2. 0 $3,310,000
Tomahawk Road US 60 to Old West Highway 5 Lanes 2 1. 0 2.60 $5,500,000
Tomahawk Road Old West Hwy to SR 88 1 Lane 1 2. 0 2. 0 $2,900,000
Intersection Ironwood Drive&36th Avenue Traffic Signal 0 0.00 0.00 $1,000,000
Intersection Ironwood Drive&BaselineAvenue Traffic Signal 0 0.00 0. 0 $1,000,000
Intersection Southern Avenue&Delaware Drive Traffic Signal 0 0.00 0.00 $1,000,000
Total 5 .20 $111,267,879
Source:Apache Junction Public Works Department
51
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
To allocate the proportionate share of demand for arterial improvements to residential and nonresidential
development, this analysis uses trip generation rates, trip adjustment factors, trip length weighting
factors, and average trip lengths shown in Figure S10.Apache Junction's existing L S is 1.5604 lane miles
per 10, 00 VIVIT ( 65. 7 lane miles / 5.16 capacity ratio / (205,513 T / 10,000 V T)). Based on a
weighted average cost o $1,879,525per lane mile, the arterial improvements cost is $293.28 per VIVIT
( 6 . 7 lane miles/5.16 capacity ratio/205,513 VIVIT X$1, 79,525 per lanemile).
Figure Arterial Level of Service
Eligible Cost $111,267,879
®Lane Miles 59.20
Weighted Average per Lane Mile $1,879,525
4
Existing Lane Miles 15. 7
®V C/V Tatio 5.1
Adjusted Lane Miles 32.07
2021 VIVIT 205,513
Lane Miles per 10,000 V T 1.54
Source:Apache Junction Public works Department
Develloptnent FeeReport®Plan-Based
The cost to prepare the Street Facilities 11P and related Development Fee Report totals $18,72 . Apache
Junction plans to update its report every five years. Based on this cost, proportionate share,and five-year
projections of new residential and nonresidential development from the Land Use Assumptions
document,the cost is$1. 3 per V T.
Figure : lip and DevelopmentReport
Library.- 5,90 Residential 97% Peak Population 13, 1
Nonresidential 3d Jobs..... 1,625 $ .11
Parks and Residential 97% Peak Population 2,31 . 3
Recreational 1 ;100 Nonresidential % Jobs 1,468 $0.31
Police $10,000 Residential 8 % Peak Population 1 , 1 0.6
Nonresidential 20®d Vehicle Trips 5,30 $0.37
Street $18,720 All Development 100% V T 15,204 $1.23
Total $49,72
2
P'. `1,(y{.ldj,DC 9 PLAtNMNG
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
PROJECTED AN FOR SERVICES AND COSTS
S§9-463.05(E)(5) requires:
`The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria."
ARS§ - 63. (E)(6) requires:
"The projected demandfor necessary public services or facility expansions required by new
service units for a period not to exceed ten years."
s shown in the Land Use Assumptions document,Apache Junction's housing stock in the street facilities
service area is expected to increase by 2,173 units and nonresidential floor area is expected to increase
y 1,311,000 square feet over the next 10 years. Based on the trip generation factors discussed in this
section, projected development generates an additional 30,2401f T over the next 10 years.Shown below
in Figure S15, Apache Junction will need to construct approximately 4.7 lane miles of arterial
improvements over the next 10 years to maintain the existing levels of service.The rot -related cost
of the Street Facilities IIP is $8,868,716 for arterial improvements ( 1, 7 , 5 per lane mile X 4.7 lane
Iles).
Figure Projected r l Demand
Apachelunction,Arizona Em
"�7
223 2024 225 202 �2031
Slagle Family Units 14,919 15,147 15,261 15,375 15,488 16,053 §70
c_
Multi-Family Units 1,712 1,919 2,023 2,127 2,231 2,751
Recreational Vehicle Units 638 638 638 638 638 638
.2 Industrial KSF 623 679 735 791F82,
895 1,108 485
Commercial KSF 1,160 1,207 1,255 1,302 1,400 1,637 47
Office Other Services KSF 587 616 644 673 727 875 28
Institutional KSF 454 459 464 469 481 515 61
Sinle4FamilyTrips 80,396 81,010 81,62 82,238 83,462 86,506 6,111
c Multi-Family Trips 5,051 5,355 5,662 5,969 6,276 6,582 8,117 3,065
F' Recreational Vehicle Trips 1,882 1 1,882 1,882 1,882 1,882 1 1,882 1,882 0
w R i ential Trips 87329 ,247 89,16 90,089 91,011 91,926i 96,505 9,176
> Industrial Trips 1,518 1,654 1,790 1,926 2,061 2,178 2,699 1,181
Commercial Trips 14,163 14,744 15,325 15,906 16,487 17,096 19,999 5, 36
iu Office Other ServicesTrips 3,182 3,338 3,493 3,648 3,804 3,939 4,742 1,560
Institutional Trips 1,614 1,632 1,650 1,669 1,687 1,710 1,830 216
`t Nonresidential Tri s 20 77 21,367 22,258 23,14 24`039 24,924 29,270 8,793
Total Vehicle Trips 7, 06 109, 1 111, 2 11 ,2 149 11 ,8 ' 125775 177
VMT Vehicle ilesTr ele 0 ,5 3 , 53 211,598 21 , 43 217,689 220,718' 23S,753 240
a Arterial Lane Mlles 0.5 0.5 0.5 0.5 0.5 0.5 4.7
a
_ Arterial Cost $891,371 893,143 $893,143 $893,143 $888,346 $856,186 8,868716
I J
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,,Arizona
STREET FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
revenue credit/offset is not necessary for street facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix contains
the forecast of revenues required byArizona's Enabling Legislation ( -463.0 ( )(7)).
Street Facilities Developmentes
Infrastructure components and cost factors for street facilities are summarized in the upper portion o
Figure 56.The cost per service unit for street facilities is$294.51 per V T.
Street facilities development fees for residential development are assessed according to VIVIT generated
per housing unit. For example, the fee of $3,250 for a single-family unit is calculated using a cost per
service unit of$294.51per VIVIT multiplied by a demand unit of 11.04 average weekday T per unit.
Nonresidential development fees are calculated using VIVIT as the service unit.The fee 0.92 per square
foot of industrial development is derived from cost per service unit o 4. 1 per VIVIT, multipliedby
demand unit of 3.12 average weekday VIVIT per 1,000 square feet®divided by 1,000.The fee of$1,545 per
room of lodging evelo ent is derived from cost per service unit of$294.51 per VIVIT, multiplied by a
demand unit of 5. 5 average weekday VIVIT per room.
Figure S16:Street Facilitiesv l e t Fees
•r I ®Arterial Improvements $293.28
Development Fee Report $1.2
Total $294.51
Residential Fees per Unit
6 0 i 8 0
0
JMulti-Family
151 99 6. 4 177 2,117 ($316)tional Vehicle 6. 4 1,779 2,117 {$333)
Nonresidential Fees per,Square Foot
Industrial 3.12 0.92 1.1 ($0.27)
Commercial 1 . 4 $4.72 $6.14 ($1.42)
Office&Other Services 6.94 $ .04 $2. 4 ($030)
Institutional 4.55 $1.34 $2.34 ($1_00)
Lodging(per room) 5.25 $1,55 / N/A
Assisted Living(per bed) 1. 40 , / N/A
1.See Land Use Assumptions
4
Land Use Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
STREET FACILITIEs DEVELOPMENT FEE REVENUE,
Appendix A contains revenue forecasts required Arizona's Enabling Legislation (ARS§ 9-46105(E)(7)).
Projected fee revenues own in Figure S17 is based on the development projections in the Land Use
Assumptions document and the updated street facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along withdevelopment fee revenue. If
development occurs slower than projected,the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. Projected development fee revenue equals approximately
$8,887,428, and projected expenditures equal $8,887,436.
Figure 7:Street Facilities DevelopmentRevenue
EEEE �® w
Arterial Improvements $8,868,716 0 $8,868,716
Development Fee Report $18,720 0 $18,720
Total $8,887,436 0 $8,887,436
o® o^ o• ® o® o o e' o
Year Hsg Unit Ns Unit = F S SF KSF
Base 2020 14,919 11712 623 1,16 57 454
Year 1 2021 15,033 1,615 679 1,207 616 459
Year 2 2022 15,147 1,919 735 1,255 644 464
Year 3 2023 15,261 2,023 791 1,302 673 49
Year 2024 15,375 2,127 847 1,350 702 475
Year 5 2025 15,488 2,231 395 1,400 727 481
Year 6 2026 15,601 2,335 943 1,450 72 488
Year 7 2027 15,714 2, 39 991 1,500 777 494
Year 8 2028 15,827 2,543 1,09 1,550 802 501
Year 9 2029 15,940 2,647 1,07 1,600 827 50
Year 10 2030 16,053 2,751 1,108 1,637 875 515
10-Yearincrease 1,134 1,039 485 478 266 6
Proj t Revenue $ 677 844 1 4 5 $444,303 2 25 ,4 536® 31 1
1 I 5
FO,,.,,O I Ff:t;AtJCW$Z €Fl.t.f 3tC G
Land UseAssumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
S§9-463.05(E)(7) requires:
"A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue,federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved land use assumptions, and
plan to include these contributions in determining the extent of the burden imposed by the
development as required in subsection B,paragraph 12 of this section."
ARS§9- . ( )(12)states,
"The municipality shall forecast the contribution to be made in the future in cash or by taxes,
fees, assessments or other sources of revenue derived from the property owner towards the
capital costs of the necessary public service covered by the develop ent fee and shall include
these contributions in determining the extent of the burden imposed by the development.
Beginning August 1, 2014,for purposes of calculating the required offset to develop ent fees
pursuant to this subsection, if a municipality imposes a construction contracting r similar excise
tax rate in excess of the percentage amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications, the entire excess portion of the
construction contracting or similar excise tax shall be treated as a contribution to the capital
costs of necessary public services provided to development for which development fees are
assessed, unless the excess portion was already taken into account for such purpose pursuant to
this subsection."
REVENUE PROJECTIONS
Apache Junction does not have a higher-than-normal construction excise tax rate;therefore,the required
offset described above is not applicable. Shown in Figure Al, Apache Junction provided the required
forecast of non-development fee revenue from identified sources that can be attributed to future
development over a periodof five years.These funds are available for capital investments; however,the
City of Apache Junction directs these revenues to non-development fee eligible capital needs including
maintenance, repair,and replacement.
Figure v r j ci s
E WILL DEVELOP THIS PRIOR TO STARTING THE DEVELOPMENT FEE ADOPTION PROCESS.
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
s stated in Arizona's development fee enabling legislation,"a municipality may assess development fees
too set costs to the municipality associated with providing necessary public services to a development,
including the costs of infrastructure,improvements,real property,engineering and architectural services,
financing and professional services required for the preparation or revision of a development fee pursuant
to this section, including the relevant portion of the infrastructure improvements plan" (see ARS § 9-
463.05.A). Because development fees must be updated at least every five years,the cost of professional
services is allocated to the projected increase in service units, over five years (see Figure ). Qualified
professionals must develop the II , using generally accepted engineering and planning practices.
qualified professional is defined as "a professional engineer, surveyor, financial analyst or planner
providing services within the scope of the person's license,education or experience".
Figure r essi l Services
Library 900
Residential 97�® lPeakPopulation 1 ,31 3
Nonresidential % Jobs 1, 25 0.11
Parks and $15,100 Residential 97`r® Peak Population 2, 14 $6.33
Recreational Nonresidential 3% lobs 1, 8 $0.31
-Police $10,000 Residential 80% Peak Population 13,310 0.60
Nonresidential 2 !® Vehicle Trips 5, 50 $0.37
Street $18,720 All Development 100
0 T- VMT 15,204 $1,23 `
Total $49,720
'WM I FC014C]MI I P+ CJM.41,
Land UseAssumptions,Infrastructure Improvements Ian,and DAFT Development Fee Report
Apache Junction,Arizona
c
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Development fees will be assessed to all new residential units. One-time
development fees are determined y site capacity(i.e., number of residential units).
Single Family:
1. Single-family detached is a one-unit structure detached from any other house,that is,with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage.A one-family house that contains a business is considered detached if the building
has open space on all four sides.
2. Single-family attached (townhouse) is a one-unit structure that has one or more walls extending
from round to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot,at the factory,or in storage are not counted in the housing
inventory.
Multi-Family:
1. Includes units in structures containing two or more housing units,further categorized as units in
structures with "2,3 or 4, 5 to 9, 10 to 1 , 20 to 49,and 50 or more apartments."
Recreational Vehicle:
1. Includes any living quarters occupied as a housing unit that does not fit the other categories(e.g.,
houseboats, railroad cars, campers, and vans). Recreational vehicles, boats, vans, railroad cars,
and the like are included only if they are occupied as a current place of residence.
5 ------------
Tischler-Blise
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
NONRESIDENTIM,DEVELOPMENT
The proposed general nonresidential development categories (defined below) can be used for all new
construction. Nonresidential development categories represent general groups of land uses that share
similar average weekday vehicle trip generation rates and employment densities (i.e.,jobs per thousand
square feet of floor area).
Assisted Living: Establishments primarily providing either routine general protective oversight,assistance
with activities necessary for independent living to mentally or physically limited persons, or
establishments providing care for persons who are unable to care for themselves. By way of example,
Assisted Living includes assisted living facilities, nursing homes, rest homes, chronic care homes, and
convalescent homes.
Commercial: Establishments primarily selling merchandise, eating/drinking places, and entertainment
uses. By way of example, commercial includes shopping centers,supermarkets, pharmacies, restaurants,
bars, nightclubs, automobile dealerships,and movie theaters.
industrial: Establishments primarily engaged in the production, transportation, or storage of goods. By
way of example, industrial includes manufacturing plants, distribution warehouses, trucking companies,
utility substations, power generation facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, institutional includes schools, universities, churches, daycare facilities, and
government buildings.
Lodging:A place of lodging that provides sleeping accommodations and may include supporting facilities
such as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited
recreational facilities(pool,fitness room,etc.),and/or other retail and service shops.
is and Other Services: Establishments providing management, administrative, professional, or
business services;personal and health care services.By way of example,Office and Other services includes
banks, business offices, hotels and motels,and hospitals.
59
Tischler-B'Ise
Land UseAssumptions,Infrastructure Improvements in,and DRAFT Development Fee Report
Apache Junction,Arizona
Arizona's Development Fee Act requires the preparation of Land Use Assumptions, which are defined in
Arizona Revised Statutes§9-463.05(T)(6)as:
"projections of changes in land uses, densities, intensities and population for a specified service
area over a period of at least ten years and pursuant to the General Plan of themunicipality."
The estimates and projections of residential and nonresidential development in this Land Use
Assumptionsdocument are for all areas within Apache Junction.The current demographic estimates and
future development projections will be used in the Infrastructure Improvements Plan (IIP) and in the
calculation of development fees. Current demographic data estimates for 201 are used in calculating
levels of service(L )provided to existing development in Apache Junction.Arizona's Enabling Legislation
requires fees to be updated at least every five years and limits the IIP to a maximum of 10 years.
The Infrastructure Improvements Plan and the Development Fee Report include two service areas. The
citywide service area, shown in Figure D1, includes all areas of Apache Junction.This service area is used
for the Library Facilities IIP and the Police Facilities IIP. The second service area excludes the Auction
Property, known as Superstition Vistas, due to the terms of Development Agreement for Superstition
Vistas (October 01). This service area, shown in Figure D2, is used for the Parks and Recreational
Facilities IIP and the Street Facilities IIP.
SUMMARYOF GROWTH INDICATORS
Key land use assumptions include population, housing units, and employment projections. Based on
discussions with staff,TischlerBise projects development based on a combination of Maricopa Association
of Governments ( ) projections and staff recommendations based on recent and planned
development. For the Auction Property, the analysis uses development projections included in the
Auction Property Master Planned Community Plan.
Development projections are summarized in Figure D1 . These projections will be used to estimate fee
revenue and to indicate the anticipated need for rot -related infrastructure. However, development
fee methodologies are designed to reduce sensitivity to development projections in the determination o
the proportionate share fee amounts. If actual development occurs at a slower rate than projected, fee
revenue will decline, but so will the need for growth-related infrastructure. In contrast, if development
occurs at a faster rate than anticipated, fee revenue will increase, but Apache Junction will also need to
accelerate infrastructure improvements to keep pace with the actual rate of development. During the
next 10 years, residential development projections indicate a population increase of 30,271 persons in
13,113 housing units, and nonresidential development projections indicate an employment increase of
3,828 jobs in approximately 1,755,000 square feet of floor area.
60
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Figure D1:Citywide Service Area
Apache
Junction
G3 E]
f:63
Gold Canyon
Community
zaa
�L6�1
224
QUEEN GREEK
LEGEND 6.5
0 Municipal Boundary National Forest Other Municpal Boundaries T'--)
Pinal County Island Wilderness k N Area Mesa T,L,
County Boundary Airport Boundary Queen Creek April 06,2022
in ow 0"")
reet
61
Tischler-B'Ise
P-" I rCCINOMK� I�1 ANNING
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
FigureAuction Property
sai
Apache
Junction *a
�v, e
s� <�
r
Gold Canyon
,•,m P Cvrrrma nity
2�2
Auction
ropeirty
t.
pajow
ay'
Akpont
QUEEN CREEK s
LEGEND
s
Municipal Boundary National Forest Other Municpa6 Boundaries N jF
Ago Pinal County Island Wilderness Area Mesa
0 County Boundary Airport Boundary Queen Creek April Obi,2022
Auction Psopeaty _.....
raei
62
f'SCoat. I I MANtlRSS'
Land Usess ti s,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
RESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of residential development including
population and housing units.
Recent Residential Construction
Capacity fees require an analysis of current levels of service. For residential development, current levels
of service are determined using estimates of population and housing units. Shown below, Figure
indicates the estimated u er of housing units added by decade according to data obtained from the
U.S. Census Bureau. In the previous decade,Apache Junction's housing stock grew by an average of 472
units per year.
Figure Housing nits by Decade
Housing Units Added by Decade
in Apache Junction
81000 .,
7000 .
6,000 . .
5,000
41000 .. .; a
i
3,000
4
2,000
t
s
6 g
1,000
Before 1970 1970s 1980s 1990s 2000s
Source: U.S.Census Bureau,2015-2019 American Community Survey 5-Year Estimates.
63
Land Usessu i s,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Occupancy Factors
According to the U.S. Census Bureau, a household is a housing unit occupied by year-round residents.
Development fees often use per capita standards and persons per housing unit ( ) or persons per
household (PPH)to derive proportionate share fee amounts.When PPHU is used in the fee calculations,
infrastructure standards are derived using year-round population. When PPH is used in the fee
calculations, the development fee methodology assumes a higher percentage of housing units will be
occupied,thus requiring seasonal or peak population to be used when deriving infrastructure standards.
Because of the seasonal nature of the Apache Junction's population, Tisc l rBise recommends that
development fees for residential development be imposed according to the number of persons per
household.
Occupancy calculations require data on population and the types of units by structure.The 2010 census
did not obtain detailed information using "long-form" questionnaire. Instead, the U.S. Census Bureau
switched to a continuous monthly mailing of surveys, known as the American Community Survey (AC ),
which has limitations due to sample-size constraints. For example, data on detached housing units are
now combined with attached single units (commonly known as townhouses, which share a common
side all, but are constructed on an individual parcel of land). For development fees in Apache Junction,
detached units, attached units, and mobile home units are included in the "Single-Family" category. The
second residential category includes duplexes and all structures with two or more units on an individual
parcel of land.This category is referred to as"Multi-Family."The third residential category,which includes
recreational vehicles, is referred to as" ."
Figure D4 below shows the occupancy estimates for Apache Junction based on 2015-2019 American
Community Survey 5-Year Estimates. Single-family units averaged 2.37 persons per household, multi-
family units averaged 1.86 persons per household, and RV units averaged 1.83 persons per household.
The average occupancy in Apache Junction was 2.30 persons per household.The estimates shown below
are used only to calculate occupancy factors and may not match population and housing unit estimates
shown throughout this report.
Figure D4:Occupancy Factors
Single-Family' 3 ,025 15,225 151 1. 1 86.8®/® 23.30��
ulti-Family 2,843 1,525 a 2,15 1.32 9.4% 29.27%
V 1,565 856183 856 1.83 3.7% 0. 0°1
Total 40,433 1 7,606 2.3022,863 1.77 10Q0�� 22.99�1
Source:U.S.Census Bureau,2015-2019 American Community Survey 5-Year Estimates.
1.Includes detached,attached(i.e.townhouses),and mobile home units.
2.Includes dwellings in structures with two or more units.
6
<<7rr 1 sit r-'dgltkC,
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Residential sti ' tes
For 2020,data published by the U.S.Census Bureau includes 38,499 persons living in 17, 52 housing units
citywide. The 2020 estimate represents residential development outside of the Auction Property. The
Auction Property is currently undeveloped.
Figure s Estimates
Ao. e
Pouiation 3 ,49
i� 6JSing Units 17,052
Source:U.S.Census Bureau,2020
MAG estimates for 2020 include 5,245 seasonal residents. Based on discussions with staff, this analysis
assumes the seasonal population will remain stable over the next 10 years. For 2020,the peak population
in Apache Junction is 43,744 persons(38,499 resident population+5,245 seasonal population).
Residential Projections
Population and housing unit projections are used to illustrate the possible future pace of service demands,
revenues,and expenditures.To the extent these factors change,the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demandfor infrastructure
ill increase at a corresponding rate. if development occurs at a slower rate than projected,the demand
for infrastructure will also decrease.
Tischler ise projects residential development outside of the Auction Property using staff
recommendations from recent and planned development. For the Auction Property,Tischler ise projects
residential development using housing unit projections included in the Auction Property Master Planned
Community Plan (October 20 ). For this study, the analysis assumes the occupancy factors shown in
Figure D4 will remain constant throughout the 1 -year projection period.
1 1 65
SC AI I r�C QNQMJ 1 N M N J,
Land UseAssumptions,Infrastructure Improvements Plan,and CRAFT Development Fee Report
Apache Junction,Arizona
Outside of Auction Property
Tischler ise projects residential development outside of the Auction Property based on recent
development trends and approved/planned development in the pipeline.Over the next 10 years,Apache
Junction staff expect 1,134 single-family units, 1, 9 multi-family units,and no additional RVs.
To convert housing units to population,occupancy factors shown in Figure D4 are applied to the housing
unit projections shown in Figure D6. For example, the 10-year increase of 1,134 single-family units
multiplied by 2.37 persons per household equals 2,688 persons in new single-family units. Based on these
assumptions,the 10-year projections include an increase of 4,620 persons and 1,173 housing units.
Figure D6:Residential Projections-Outside of Auctionroe
Outside of Auction Property
Base Year '+ 1 2 3 4 5 10
Peak Population 44,205 44,667 45,11 4 ,594 46,058 4 ,519 48,825 4,620
Housing Units
Single Family 14,919 15,033 15,147 15,261 15,375 15,488 1 ,053 1,134`
Multi-Family 1,712 1,815 1,919 2,023 2,127 2,231 2,751 1,039
Recreational Vehicle 638 638 638 638 -638 - 638 638 0
Total 17,2 17, 17,70 17,9 1 ,140 1 , 57 19, ,173
Auction er
For the Auction Property, Tischler ise projects residential development using housing unit projections
included in the Auction Property Master Planned Community Plan (October 201). The 1 -year
projections include an increase of 2 ,61 persons and 10,940 housing.
Figure : Residential Projections- ciProperty
r ® ® J f ® ® 1 "125,651
Auction Property
Base Year 1 2` 3 4 5 10
Peak Population 0 0 2, 0 54135 8, 66 10, 6 ,
Housing Units
Single Family 0 0 893 2,081 3,269 4,457 10,397 10,397
Multi-Family 0 0 47 109 171 233 543 53
Recreational Vehicle 0 0 0 0 0 0 0 0
Total 1 01 0 940 2,1901 3,440, ,6 20,940 , 40
Land Use Assumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
NONRESIDENTIM.DEVELOPMENT
This section details current estimates and future projections of nonresidential development including jobs
and nonresidential floor area.
Nonresidential Square Footage Estimates
TischlerBise uses the term jobs to refer toemployment by place of work. In Figure D8, gray shading
indicates the nonresidential development prototypes used by TischlerBise to derive employment
densities. For nonresidential development,TischlerBise uses data published in Trip Generation, Institute
of Transportation Engineers, 1 11h Edition (2021). The prototype for industrial development is Light
Industrial (ITE 110) has 637 square feet of floor area per employee, Institutional development uses
Hospital (ITE 610) and has 350 square feet of floor area per employee, For office & other services
development,the proxy is General Office(ITE 710);it has 307 square feet of floor area per employee.The
prototype for commercial development is Shopping Center (ITE 820) which has 471 square feet of floor
area per employee,
Figure 138: Nonresidential Demand Units
1"ght Industr a LI"I F 1,000 Scl Ft 4.877 637
30 Industrial Park 1,000 Sq Ft 337 864
140 Manufacturing 1,000 Sq Ft 4.75 72,151 1.897 528
150 Warehousing 1,000 Sq Ft 1.71 5.05 0.34 2,953
254 Assisted Living- bed 2.60 4.24 0.61 na
310 Hotel room 7.99 1434 0.56 na
520 Elementary School student 217 22.50 0.10 no
525 High School student 1.94 21.95 0.09 na
540 Community College student TE- 14-61 0-08 na
565 Day Care student 4.09 21,38 0.19 na
61 Hospital 1,000 Scl Ft 10,77 3.77 2.86 3SO
620 Nursing Home bed 3.06 331 0,92 na
710 General Office(avg size) 1,000 Sq Ft 10.84 3.33 3.2611 307
720 PZclical-Dental Office 1,000 Sq Ft 36.00 8.71 4.13 242
730 Government Office 1,000 So Ft --E59 7.45 103 330
750 Office Park -7,000 Sq Ft 11.07 3.54 3.13 320
760 Research&Dev Center 1,000 Sq Ft 11,08 3.37 3.29 304
770 Business Park 1,000 Sq Ft 12.44 4.04 3.08 325
820 �1,000 Sq�Ft �37.0�1 17.42 2.12 471
1.Trio Generation Institute of Transportation Engineers,11th Edition(2021).
TischlerB'- ise 67
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Land UseAssumptions,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Nonresidential si to
Tischler ise uses the term jobs to refer to employment by place of work.Shown below in Figure D9,202
MAG estimates for Apache Junction equal 6,354 jobs. Applying the employment lti liers shown in
Figure D8 toemployment estimates shown in Figure D9 results in a nonresidential floor area estimate of
2,687,081 square feet.The 2020 estimates represent nonresidential development outside of the Auction
Property.The Auction Property is currently undeveloped.
Figure r i a isEstimates
Industrial° 1 1l 637 57,57 1.57
Commercials 2, 1 7l 471 1,112,01 2.12
Office&Other Services 181 9®f 307 558,433 3.26
Institutional' 12 3 20% 350 449,050 2.86
Total 6,354 100% 2,687,081
1.M aricopa Association of Governments.
2.Trip Generation,Institute of Transportation Engineers,11th Edition(2021).
3.TischlerBise calculation(220 jobs X square feet perjo ).
4.Majorsectors are Transportation&Warehousing;Manufacturing.
5.Majorsectors are Retail;Accommodation&Food Services.
6.Majorsectors are Real Estate,Rental&Leasing;OtherServices.
7.Majorsectors are Health re;Public Administration.
Nonresidentialr jeci ns
Employment and floor area projections are used to illustrate the possible future pace of service demands,
revenues,and expenditures.To the extent these factors change,the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected,the demand
for infrastructure will also decrease.
Based on discussions with Apache Junction staff, Tischler ise projects nonresidential development
outside of the Auction Property based on MAG employment projections. For the Auction Property,
Tischler ise projects nonresidential development using nonresidential floor area projections included in
the Auction Property Master Planned Community Plan (October ).
6
H,SCAI d d'CON0114:8 V&m'VtPWY
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Outsideci
To project nonresidential development from 2021 through 2031, Tiscler ise uses MAG employment
projections for 2020, , 2030, and 2035.To project interim years,the five-year increase is distributed
equally. For example, dividing the five-year increase of 438 industrial jobs(1,329 industrial jobs in 2025-
91 industrial jobs in 20) by five results in an averse annual increase of approximately 88 industrial
jobs. Adding those 88 jobs to the 200 estimate of 891 industrial jobs results in a 221 estimate of 979
industrial jobs.
To convert employment to floor area, employment multipliers shown in Figure D8 are applied to the
employment projections shown in Figure 1310. For example, the 1 -year increase of 71 industrial jobs
multiplied y 637 square feet per job equals approximately 485,000 square feet of industrial floor area.
Based on these assumptions, the 10-year projections include an increase of 2,887 jobs and 1,311,000
square feet of nonresidential floor area.
Figure r si it Projections--Outside of Auctionroe
® w 7, ,7
� � r BE
utsieofAuction Property
aseYear 1 S 1
Employment
Industrial 979 1,066 1,329 1,40 1,74 761
Commercial 2,462 2,563 , 64 2,765 2,866 2,972 3,477 1,015
Office&Other Services 1,912 2,006 2,099 2,193 2,286 2,367 2,850 937
Institutional-- 1,298 1, 12 1,327 1, 41 1,356 1,375 1,471 17
Total 6, 1 6,947 7,244 7, 0 7, 7 8,119 9,5387
anrs.Floor Area( 1,0 )
Industrial 623 679 735 791 847 895 1,108 45
Commercial 1,160 1,207 1,255 1,302 1,350 1,400 1,637 478
Office&Other Services 587 616 644 673 702 -.727 875 288
Institutional 1 454 4591 4641 4691 475 481 515 61
Total J 2,824 2,961T 3pO991 3,236 , 02 4,136 1,321
( 69
Land Usess io s,Infrastructure Improvements Plan,and DRAFT Development Fee Report
Apache Junction,Arizona
Auction Property
For the Auction Property, Tiscler ise projects nonresidential development using floor area projections
included in the Auction Property Master Planned Community Plan (October 201). The 10-year
projections include an increase of approximately 443,000 square feet of commercial development within
development units 1 and 2. The master plan projects future industrial, office, and institutional
development in phases beyond development units 1 and 2 (the Retained Property).
To convert floor area toemployment,employment ltiliers shown in Figure D8 are applied to the floor
area projections shown in Figure 1 . For example,the 10-year increase of approximately 443,000 square
feet of commercial floor area divided by 471 square feet per job equals approximately 91 commercial
jobs. Based on these assumptions, the 10-year projections include an increase of 941 jobs and
proximately 443,000 square feet of nonresidential floor area,
Figure o Nonresidential Projections—Auction r
r 7r, ,,.o,
im
Auction Property
Base Year 1 2
Employment
Industrial 0 0 0 77,,
0
Commercial 0 0 941'
Office&Other Services 0 0 0 0 0 0 0 0
Institutional - 0 0 0 0 0 0 0 0
Total 0 0 0 - 0 157 941 941
onres.Floor Area( 1, 00)
Industrial 0 0 0 0 0 0
Commercial 0 0 0 0 0 74 443 43
Off ce&Other Services- 0 0 0 0 0 0 0 0
Institutional 0 0 0 0 0 0 0 0
Total 741 4
7
Land Use Assumptions,Infrastructure Improvements Ian,and DRAT Development Fee Report
Apache Junction,Arizona
AVERAGE WEEKDAY VEHICLE TRIPS
Apache will use averse weekday vehicle trips ( ) for police facilities fees. Components Used to
determine AWVT include averse weekday vehicle trip generation rates, adjustments for commuting
patterns,and adjustments forpass-by trips.
Residential Trip a era i aes
As an alternative to simply using the national average trip generation rate for residential development,
the ITE publishes regression curve formulas that may be used to derive custom trip generation rates,using
local demographic data. Key independent variables needed for the analysis (i.e., vehicles available,
housing units, households, and persons) are available from erican Community Survey data. Shown
below,single-family units generate 8.42 averse weekday vehicle trip ends per unit,and multi-family units
generate 4.61 averse weekday vehicle trip ends per unit.
Figure a Average Weekday VehicleTrip Ends by Housing
Households by Structure Type
4@ ®a
@
Owner-Occupied 22,88 12,859 869 13,728 1.67
Renter-Occupied 5,857 2,366 1,512 3,878 1. 1
Total 28,725 15,25 2,381 17, 06 1.63
Housing knits' 1 ,851 3,012 22,83
Single®Farnily 6,025 100,412 2 ,994 233, 7 17,109
uiti-Family 4, 08 1 ,03 3,731 17,751 13,81
Total 0,433 110,442 2 ,725 1 251,558 11, 0 0
1.Vehicles available by tenure from Table B25046,American Community Survey,2015-2019 5-Year Estimates.
2.Households by tenure and units in structure from Table B25032,American Community Survey,2015-2019 5-Year Estimates.
3.Housing units from Table B25024,American Community Survey,2015-2019 5-Year Estimates.
4.Total population in households from Table B25033,American Community Survey,2015-2019 5-Year Estimates.
5.Vehicle trips ends based on persons using formulas from Trip Generation(ITE 2021).For single-family housing(ITE 210),the fitted
curve equation is EXP(0.39*LN(pers®ns)+1.72).To approximate the average population of the ITE studies,persons were divided by 65 and
the equation result multiplied by 65.For multi-family housing(ITE 221),the fitted curve equation is(2.29*persons)-64.48(ITE 2017).
6.Vehicle trip ends based on vehicles available using formulas from Trip Generation(ITE 2021).For single-family housing(ITE 210),the
fitted curve equation is EXP(0.92*LN(vehicles)+2.68).To approximate the average number of vehicles in the ITE studies,vehicles available
were divided by 97 and the equation result multiplied by 97.For multi-family housing(ITE 221),the fitted curve equation is
(4.77*vehicles)-46.46(ITE 2021).
7.Trio Generation,Institute of Transportation Engineers,11th Edition(2021).
y
FISCAL 7 f'..`:::FL'y±J(7d WIL I N.JIPING
Land Use Assumptions,Infrastructure Improvements l ,and DRAFT Development
Apache Junction,Arizona
Nonresidential r Generation Rates
For nonresidential development, TischierBise uses trip generation rates published in Trip nerai �
Institute of Transportation Engineers, 1 `h Edition (2021). The prototype for industrial development is
Light Industrial (ITE 11 ) which generates 4.87 averse weekday vehicle trip ends per 1,000 square feet
of floor area. Assisted living development uses Assisted Living (ITE 4) as a proxy and generates 2.60
averse weekday vehicle trip ens per bed. For lodging development, the proxy is Hotel (ITE 1 ), and
this type of development generates 7.99 average weekday vehicle trip ends per room. Institutional
development uses Hospital (ITE 1 ) and generates 10.77 averse weekday vehicle trip ens per 1,000
square feet of floor area. For office & other services development, the proxy is General Office (ITE 710),
and it generates 1 . 4 average weekday vehicle trip ends per 1,000 square feet of floor area. The
prototype for commercial development is Shopping Center (ITE ) which generates 37.01 average
weekday vehicle trips per 1,000 square feet of floor area.
Figure r eVehicle Trip s by Land Use
110 Lig tin strlal 1, OSq Ft 4.87 3.10 .57 637
130 Industrial Park 1,000 So Ft 3.37 2.91 1.16 864
140 Manufacturing 1,000 Sq Ft 4.75 2.51 1.59 52
150 Warehousing 1,000 Sq Ft 1.71 5.05 0.34 2,953
254 Assisted Living .6 4.24 ; 1 na
1 Hotel room` 7.99 14 34 0.56 na
10 Hospital 1,00 So Ft 10.77 377 256 30
620 Nursing Home bed 3.06 3.31 0.92 na
710 General Office(av 'size) 1,000 So Ft 10 64' 3.33 3.26 307
720 Medical-Dental Office 1,00 Sq Ft 36.00 6.71 4.13 242
730 Government Office 1,000 So Ft 22.59 7.45 3.03 330
770 Business Park 1,000 Sq Ft 1 .44 4.04 3.08 325
20 Shopping center(avksize) 1,000 Sg Ft 37.01` 17.42 2.12' 471
1.Trio Generation Institute of Transportation Engineers,11th Edition(2021).
Land UseAssumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Trip ate Adjustments
To calculate average weekday vehicle trips, trip generation rates require an adjustment factor to avoid
double counting each trip at both the origin and destination points.Therefore,the basic trip adjustment
factor is 50 percent. As discussed further in this section, the development fee methodology includes
additional adjustments to make the fees proportionate to the infrastructure demand for particular types
of development.
Commuter Trip Adjustment
Residential development has a larger trip adjustment factor of 64 percent to account for commuters
leaving Apache Junction for work.According to the 2009 National Household Travel Survey(see Table )
weekday work trips are typically 31 percent of production trips (i.e., all out-bound trips, which are 50
percent of all trip ends).As shown below,the U.S. Census ureau's OnTheMap web application indicates
2 percent of resident workers traveled outside of Apache Junction for work in 2018. In combination,
these factors(0.31 x 0.50 x 0.92=0.1 )support the additional 14 percent allocation of trips to residential
development.
Figure Trip Adjustment
Employed Residents
Residents Living and Working in ApacheJunction
Residents Commuting Outside ache Junction for Work77,7
Percent Commuting outofaceJunction 92
Additional Production TO PS2 1 °fo
1.U.S.Census Bureau,Oneap Application(version 6.8)and LEND origin-Destination Employment Statistics,2018.
2.According to the National Household Travel Survey(2009)*,published in December 2011(see Table 30),home-based
work trips are typically 30.99 percent of"production"trips,in other words,out-bound trips(which are 50 percent of all
trip ends).Also,LED OnTheap data from 2018 Indicate that 92 percent of Apache Junction's workers travel outside the
city for work.In combination,these factors(0.3099 x 0.50 x 0.92=0.14)account for 14 percent of additional production
trips.The total adjustment factor for residential includes attraction trips(50 percent of trip ends)plus thejourney-to-work
commuting adjustment(14 percent of production trips)for a total of 64 percent.
*http://nhts.orni.gov/publications.shtmi>Summary of Travel Trends-Table"Daily Travel Statistics by Weekday vs.Weekend"
Adjustment for Pass-By Trips
For commercial and institutional development,the trip adjustment factor is less than 50 percent because
these types of development attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a convenience store on the way home from ork, the convenience store is not
the primary destination.For the average shopping center,ITE dataindicate 34 percent of the vehicles that
enter are passing by on their way to some other primary destination. The remaining 66 percent of
attraction trips have the commercial site as their primary destination. Because attraction trips are half of
all trips,the trip adjustment factor is 66 percent multiplied by 50 percent,or approximately 33 percent of
the trip ends.
73
F ISCM Y FCUNC7P01C !rlM N9RIC4
Land e Assumptions,Infrastructure Improvements Ian,and DRAFT Development Fee Report
Apache Junction,Arizona
Average Weekday icle Trips
Shown below, multiplying averse weekday vehicle trip ends and trip adjustment factors (discussed on
the previous page) y Apache Junction's existing development wits provides the average weekday vehicle
trips generated by existing development, As shown elo , Apache Junction's existing development
generates 107,806 vehicle trips on an averse weekday.
Figure Average icl Trips Land Use
Sin6le Farnify LI 20 3.42 64 14, 19 096
ulti-Fa ily a 22 . 64% 1,712 5,051'
Recreational Vehicle U 260 .61 6 % 633 1, 2
Industrial KSF 110 4.87 50% 623 1,518
Commercial KSF 620 37.01 3 % 1,160 1416
Office Other Services KSF 710 10.3 50% 587 3,182
Institutional KSF 10 10.77 331 454 14
Total 17, 06
74
TischlerB-'Ise
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