Water and Transportation System Development Charge (SDC) Update

1. City ofWestLinn Water and Transportation System Development Charge (SDC) Update Presented by John Ghilarducci, FCS GROUP Principal 14020 SE Johnson Road, Suite 205, Milwaukie, OR 97267 (503) 353-7440 7525166th Ave. NE, Suite D-215, Redmond, WA 98052 (425) 867-1802

2. SDC Background Key Characteristics • SDCs are one-time charges, not ongoing rates. • SDCs are for capital only, in both their calculation and in their use. • Properties which are already developed do not pay SDCs unless they “redevelop”. • SDCs include both future and existing cost components. • SDCs are for general facilities, not “local” facilities. ORS 223.297 - 314, defines “a uniform framework for the imposition of” SDCs, “to provide equitable funding for orderly growth and development in Oregon’s communities”

3. Reimbursement Fee Improvement Fee System Development Charge Eligible value of unused capacityin existing facilities Growth in system capacity demand Eligible cost of planned capacity increasing facilities Growth in system capacity demand per unit of capacity SDC Components and Calculation

4. Credits against the improvement fee must be provided for the construction of a capital improvement, which is: • required as a condition of development, • identified in an adopted capital facilitiesplan, and • is either off-site or, if on-site,is required to provide morecapacity than needed by thedevelopment in question.

5. Key Assumptions / Discussion Points • Proposed charges incorporate growth and cost assumptions of recently adopted plans: • Water System Master Plan: Capital maintenance projects are assumed to benefit existing and future customers equally • Transportation System Plan: Planned facilities, including bike/ped/transit, are sized to serve local and regional (thru-) traffic; all costs recovered from in-City development • Proposed “base” scenarios do not include financing (interest) costs • Transportation SDC base scenario includes separate bike/ped component, recovered by forecasted bike/ped trips

6. Water SDC Calculation Base Scenario: Without Interest Costs

7. Fee Calculations

8. SDC Calculation

9. Reimbursement Fee Cost Basis

10. Improvement Fee Cost Basis

11. Summary of Alternative Scenarios

12. Residential Water SDC Comparison

13. Transportation SDC Calculation Base Scenario: Without Interest Costs

14. Motor Vehicle Fee Calculations

15. Motor Vehicle SDC Calculation

16. Bike/Ped Fee Calculations

17. Bike/Ped SDC Calculation

18. Reimbursement Fee Cost Basis

19. Vehicle Improvement Fee Cost Basis

20. Bike/Ped Improvement Fee Cost Basis

21. Transportation SDC Comparison

22. Sample Charge Applications

23. Summary of Alternative Scenarios Separating the vehicle and non-vehicle charges allows for recovery of a greater share of bike/ped improvement costs due to alternative capacity methodology

24. Metro SDC Recommendations • Full Cost Recovery • Capital improvements plan projecting needs for at least 10 years • Reimbursement fee component • Planning and financing costs, as well as the costs of calculating the SDC and accounting for their expenditures and revenues • Annual charge adjustment to account for changes in land/materials costs • Recognition of Cost Variations By Location • Metro Recommendation – area-specific charges recommended where cost differences may be significant; particularly relevant for growth in currently unserved areas • For the City of West Linn, no need for area-specific charges as forecasted growth needs are fairly homogenous throughout the City • Technical vs. Policy-Based Solutions • Give preference to technically-based considerations over policy-based approaches

25. Metro SDC Recommendations • Impact-Based SDCs • Land Use – vary fees by land use (homes, apartments, grocery stores, offices, etc.) • Water SDC – not readily applicable • Transportation SDC – charge varies by trips for each land use • Development Size – vary residential charge by lot size (related to irrigation) • Water SDC – not readily applicable except as meter size indicates • Transportation SDC – house size is a potential indicator of the number of occupants, which relates to trip generation – cost/benefit of administration is unclear • Density – vary residential fee by units per lot (higher density, lower charge) • Higher density development is less costly to serve per unit • However, charge application would be significantly more complex; resulting charges would be biased in favor of urban, dense development • Green Design – discounted fee for design features that reduce water usage • Metro Recommendation – reduced SDC for on-site facilities that reduce demand

26. Proposed Code Changes • Credit Policy • Only grant credits for improvements on the SDC project list Credits for “off-list” improvements take money away from SDC project funding (the City is not made whole) • Implementation: strike parts (1)(c) and (2)(b) of section 4.455 • Current Code: • (1)(c) When a permittee seeks a credit for a capital improvement that is not a qualified public improvement the following process and standards shall be applied: (i) Prior to beginning of construction on the capital improvement the permittee and the City shall meet and establish the maximum credit that will be allowed for the improvement… • (2)(b) For a request that is not related to a qualified public improvement the City Engineer shall review the documentation submitted to justify the request and determine the amount of credit due. • Indexing • Allow annual charge adjustment per ENR Construction Cost Index • Implementation – incorporate the following into Code: • The SDC reflected in this methodology shall be adjusted each year on July 1 basedon the change in the Engineering News Record (ENR) Construction Cost Index (CCI)for Seattle, Washington for the most recent twelve-month period.

27. Inclusion of Project Financing Costs • Rationale for Inclusion within SDC Cost Basis • To the extent that debt financing is required to fund project costs, growth’s share of the prospective repayment -- including principal, interest, and issuance cost -- is captured in the SDC • Pros: • The SDC fully captures all costs necessary to provide system capacity for new development • Greater cost recovery through the SDC reduces the impact on rates/taxes if growth (and associated SDC revenue for debt service) is lower than expected • Cons: • New development may again pay for financing costs when they pay debt service through ongoing utility rates or property taxes • Resulting SDC revenues should committed to use for debt service • Could over-collect if cash or other funding is used in place of debt

28. Key Recommendations • Adopt $6,747 per ME water SDC and transportation SDC of $6,354 per P-HT and $1,466 per bike/ped trip • Create separate account for bike/ped SDC receipts & expenditures • Incorporate Metro Considerations That Apply to West Linn • Water SDC • Full Cost Recovery • Technically-Based Approach • Development Size • Green Design • Transportation SDC • Full Cost Recovery • Technically-Based Approach • Land Use Type • Green Design • Update Municipal Code • Credit Policy • Annual Cost Adjustments