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Traffic Generation Assessment. February 21, 2006. What did the County do BEFORE TGA and what is it?. ANY developer of a business….small or large….improved roadway frontage to ½ of the ultimate roadway section. COST or trips generated were not factors in required improvements.
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Traffic Generation Assessment February 21, 2006
ANY developer of a business….small or large….improved roadway frontage to ½ of the ultimate roadway section. COSTor tripsgenerated were not factors in required improvements. Prior to 1983….. And no roadway credit was given to anyone!
Was this FAIR since not all developments are equal? • NO! • Small developments had, in some instances, MORE associated roadway costs when compared to larger developments
Why were small development costs so high? • Total roadway cost was dependent ONLY on the length of a development’s frontage • Type of development was not a consideration
SMALL BUSINESS (mom and pop store): 1000 feet of frontage (whole store front) $260.00/foot of road improvements Total=$260,000 LARGE BUSINESS (Wal-Mart type) 1000 feet of frontage (driveway approach) $260.00/foot of road improvements Total=$260,000 EXAMPLE 1:
How did the County rectify the cost disparities? TGA Traffic Generation Assessment
In 1983……… • The St. Louis County ROAD FUNDING TASK FORCE (RFTF) was established • This group evaluated the needs and method of funding roadway improvements
Who made up the RFTF? • Department of Highways and Traffic • Department of Planning • Developers • Contractors • Bankers • Architects • Other engineers • MSD • Municipal officials • Trade Councils
What did the RFTF do? • Defined TGA as: • An assessment based on TRAFFIC GENERATION • An assessment calculated by using the number of required parking spaces (remember, smaller businesses have fewer parking spaces than large ones) • An assessment where the dollar amount/parking space is to be based on average daily PEAK HOUR traffic
They Also Decided……… • The dollar amount/parking space was to vary depending on the land use • Cost/space would adjust YEARLY based on the construction cost index for St. Louis. • The number of required parking spaces would be determined by the Zoning Ordinance • Trust Fund Areas would be established throughout unincorporated St. Louis County by Ordinance
Trust Fund vs. TGA • Trust Fund – the fund number associated to a particular area, in which the money collected is deposited • TGA – traffic generation assessment, the dollar amount associated with the traffic being generated from the site
How is TGA applied? • As a condition of a site specific zoning ordinance • New or redevelopment in C-8, M-3, PEU and MXD, and amendments to these zoning districts • Cost estimates of road improvements are based upon the Unit Price Schedule created by the Dept. of Planning • As a reference or guide (equivalent tga) • TGA determination made (not collected), even in municipalities or other zoning districts, to determine roadway improvement obligation
Equivalent TGA • Applied in zoning areas that do not have ordinance conditions • Used to make fair across the board – road improvement obligation • No actual trust fund contribution • Road improvements do not exceed, unless safety issue
Credits • Department of Planning Escrow Costs utilized • All associated roadway improvements—including those along MoDOT R/W • Improvements beyond development frontage • NOT entrances, sidewalk or utility relocations, within development frontage • Any improvements required for safety, i.e. sight distance, completed regardless of cost
Credits for existing development • Used in all areas of redevelopment • Only required parking is credited • Given at existing rate, unless previously paid
Chesterfield Valley • Different fee schedule • Based on Chesterfield Valley “development procedures and conditions” future land use map • Grandfathered parcels • All other TGA rules apply
Take Special Note: • TGA is…# of required parking spaces x rate per space • TGA is…paid when a building permit is issued • Road improvements are subtracted from the TGA assessment • If road improvements EXCEED TGA, the developer is only responsible for improvements equal to TGA (unless otherwise determined by H&T..usually due to a safety condition)
Benefits • Developer can estimate required road improvement costs in planning stage. • Funding mechanism for roadway needs in area.
