Transportation Impact Fee Study RFP Addendum 1 - Responses to Questions from Potential Proposers and Schedule Change - Los Gatos
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Transportation Impact Fee Study RFP Addendum 1 - Responses to Questions from Potential Proposers and Schedule Change 1. Stakeholder Engagement: How much do you envision stakeholder engagement as part of this project? Does the Town already have an established stakeholder group or list of organizations they think should be involved in the stakeholder engagement process? A: Town staff anticipates that the stakeholders should include residents, the development community and consultants, businesses, and the Town Council. The Town hasn’t established a stakeholder group for this effort. Proposers may consider including stakeholder engagement in the scope of work. 2. Will it be necessary to demonstrate that implementing the proposed impact fee project list will lead to VMT rates consistent with or lower than those demonstrated for the General Plan 2040? A: The General Plan 2040 DEIR identified significant and unavoidable transportation impacts. If the Town Council certifies the final EIR with the same findings as in the EIR and with over-riding considerations, fully mitigating the transportation impacts might not be necessary. The performance period of the Transportation Impact Fee Study should overlap with that for the General Plan 2040 and environmental clearance. The fee program is expected to be completed after the General Plan 2040 EIR is certified. The overlapping schedules of these two relative efforts are causing some unknowns. The decision would depend upon the outcome of the General Plan 2040 environmental clearance. The selected Consultant should evaluate the Town Council’s upcoming General Plan 2040 environmental clearance findings and make a recommendation accordingly. 3. Could you provide more details regarding the Highway 9-Santa Cruz intersection improvements? Are these Complete Streets-type improvements? A: This project includes Complete Streets-type improvements. The draft General Plan 2040 doesn’t include adding vehicular capacity at this intersection. 4. Nexus Study for the current transportation impact fee A: The Methodology Report for the current transportation impact fee is attached. 5. Attachments A and B on page 8. A: This is a mistake on the RFP. The sentence on page 8 should read: In addition to the items included within this RFP, including Attachments A and B, the proposal should include the following information referenced by letter for ease of identification:
6. Schedule Change: the Town has modified the RFP Schedule:
Table 1 - RFP Schedule (Modified):
Task Schedule
Request for Proposal December 8, 2021
Questions from Proposer December 20, 2021
Town Response to Questions from Proposers December 30, 2021
January 5, 2022
Additional Questions January 10, 2022
Town Response to Additional Questions January 14, 2022
Deadline for Proposal Submittals Noon, January 21, 2022
Virtual Interview (if necessary) Feb. 1 - 3, 2022
Scope Refinement and Negotiation Feb. 7 - 11, 2022
Notice to Proceed (tentative) February 14, 2022Town of Los Gatos
Methodology Report
TRAFFIC IMPACT MITIGATION FEE UPDATE
March 18, 2014
CONSULTING SERVICES PROVIDED BY:
www.fcsgroup.comTown of Los Gatos
Traffic Impact Mitigation Fee Update
Methodology Report
Table of Contents
Section Description Page
1. Introduction/Background 1
2. Mitigation fee Methodology 1
3. Calculation of the Traffic Impact Mitigation Fee Rates 3
Traffic Mitigation Improvement Projects List Appendix ALos Gatos, California
Traffic Impact Mitigation Fee Update
Methodology Report
SECTION 1: INTRODUCTION / BACKGROUND
As people and businesses move into Los Gatos, the Town must continue to preserve its transportation
system capacity to ensure that safe and efficient mobility is provided for its residents, workers and
visitors. This study provides the technical basis to enable the Town to continue to fund eligible
transportation facilities using mitigation fees on new development.
The Town’s rates for the Traffic Impact Mitigation Fee were last updated in 1994 (via Resolution 1994-
55). The Town contracted with Financial Consulting Solutions Group, Inc. (FCS Group) to update its
traffic mitigation fees to reflect changes since 1994 in 1) road construction and renovation costs, 2) trip
generation rates and adjustment factors, and 3) generally accepted techniques and methods used in the
design and calculation of impact mitigation fees.
The following general approach was used in developing the updated traffic mitigation fee for Los Gatos.
♦ Framework for Charges. In this step, we worked with Town staff to identify and agree on the
approach and terminology to be used, and the components to be included in the analyses.
♦ Technical Analysis. In this step, we worked with Town staff to develop and update road project
lists, isolate the recoverable portion of planned facility costs, identify the fee bases, and calculate
rates for the mitigation fees.
♦ Methodology Report Preparation. In this step, we documented the calculation of the mitigation
fees included in this report.
♦ Town Council Review. Town staff shall present the revised/updated mitigation fee methodologies
and rates to the Town Council.
The data in this study was prepared using computer spreadsheet software. In some tables in this study,
there will be small variations from the results that would be obtained using a calculator to compute the
same data. The reason for these differences is that the spreadsheet software was allowed to calculate
results to more places after the decimal than is reported in the tables of these reports. The calculation to
extra places after the decimal increases the accuracy of the end results, but causes occasional differences
due to rounding of data.
SECTION 2: MITIGATION FEE METHODOLOGY
A mitigation fee is a one-time fee imposed on new development and some types of re-development at the
time of development. The fee is intended to recover a fair share of the costs of facilities needed to serve
growth.
California Government Code § 66000 et seq., the Mitigation Fee Act, specifies how mitigation fees shall
be calculated, applied, and accounted for. By statute, a mitigation fee is “a monetary exaction other than
a tax or special assessment, whether established for a broad class of projects by legislation of general
applicability or imposed on a specific project on an ad hoc basis, that is charged by a local agency to the
applicant in connection with approval of a development project for the purpose of defraying all or a
portion of the cost of public facilities related to the development project.”1
1
California Government Code § 66010(b)
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Methodology Report
When establishing such fees, the local agency must “identify the purpose of the fee…[and] the use to
which the fee is to be put.”2 The local agency must also “determine how there is a reasonable relationship
between the amount of the fee and the cost of the public facility or portion of the public facility
attributable to the development on which the fee is imposed.”3
Mitigation fee calculations cannot “…include the costs attributable to existing deficiencies in public
facilities, but may include the costs attributable to the increased demand for public facilities reasonably
related to the development project in order to (1) refurbish existing facilities to maintain the existing level
of service or (2) achieve an adopted level of service that is consistent with the general plan.”4
A. TRAFFIC IMPACT MITIGATION FEE ASSUMPTIONS
The calculation of the Traffic Impact Mitigation Fee, described in detail in Section 3 of this study is fairly
straightforward under the approach taken. In short, it is the total dollar cost of growth-required capital
project costs divided by the capacity they will serve. The unit of capacity used becomes the basis of the
fee. The overriding issue to consider in the Traffic Impact Mitigation Fee calculation is the identification
and separation of growth-required capital costs.
Allocation of growth-required project costs to the Traffic Impact Mitigation Fee cost basis-
There are a number of potentially defensible ways to determine the cost of growth-required capital
improvements to be included in the Traffic Impact Mitigation Fee cost basis. The most straightforward
and easiest to defend approach is to allocate only the capacity-increasing portion of project costs. That is,
projects that enhance capacity to serve growth are included in the allocation or the Traffic Impact
Mitigation Fee cost basis. Projects and portions of projects that do not increase capacity must be funded
by sources other than Traffic Impact Mitigation Fees.
We recommend that the Town continue to utilize the “capacity-increasing” method to allocate costs
to the Traffic Impact Mitigation Fee basis. Under this approach, the cost of a planned transportation
project is allocated to growth proportionately by the capacity made available for growth. For example, if
the Town plans on allocating $1 million for the cost of adding a lane to an existing street and the new lane
is needed to meet existing demand (e.g., a deficiency) and to provide for future growth, then a portion of
that project cost is eligible for mitigation fee funding. If the new lane provides capacity for 500 trips and
200 are needed to meet an existing deficiency, only 300 trips are available for growth. In this case, the
growth-required share allocation to the fee basis would be 300 / 500 = 60% of $1 million, or $600,000.
Ideally, the most directly applicable measure of capacity demand should be used as the basis for
allocation.
Transportation engineers commonly use peak-hour trip or average daily trip estimates to assess
transportation performance and determine system needs. Average weekday motor vehicle trip generation
statistics provided in the Institute of Transportation Engineers (ITE) Trip Generation Manual for each
land use type and development size serve as the basis for converting peak-hour vehicle trip-ends to
average weekday trip-end estimates and projections.
2
California Government Code § 66001(a)
3
California Government Code § 66001(b)
4
California Government Code § 66001(g)
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As the Town of Los Gatos seeks to provide a “balanced” transportation system to meet its future growth
and livability standards, additional roadway, bicycle and pedestrian facilities will be needed. The
proposed transportation mitigation fee methodology includes collector and arterial roadways,
traffic signals, and bicycle and pedestrian facilities. The proposed mitigation fee charges also adjust
for linked trips (also known as pass-by trips). A linked trip is a trip with multiple objectives, such as
stopping by the dry cleaners or day care center on the way home from work. To avoid over charging a
particular land use type, adjustments are made to convert total trips to primary trips using statistical trip
generation rate assumptions supported by the Institute of Transportation Engineers (ITE) Trip Generation
Manual, 9th Edition.
The proposed transportation impact mitigation fee methodology is consistent with the current
adopted methodology in that the proposed fee basis is still average weekday vehicle trips (ADT) and
makes adjustments for trip reductions due to linked trips.
SECTION 3: CALCULATION OF THE TRAFFIC IMPACT
MITIGATION FEE RATES
The Town’s existing Traffic Impact Mitigation Fees are based on the number of Average Daily Trips
(ADT) as determined or derived from the most recent edition of Trip Generation, published by the
Institute of Transportation Engineers (ITE), associated with the land uses provided in Table 3.1.
Table 3.1
Town of Los Gatos Existing Traffic Impact Mitigation Fee Rates
Land Use Rate per ADT for Rate per ADT Exemptions Estimated 2010 Fees
first ten (10) ADT above ten (10)
Residential $600 $600 Secondary Single Family Dwelling Unit
dwelling unit with - $5,742.
600 or fewer Apartment Unit - $3,990.
square feet; and
Condominium/Townhouse
certain housing
Unit - $3,486.
developments for
very low, low and
moderate income
residents (on a
case-by-case
basis).
Medical Office $600 $120 None. $9,136 per 1,000 square feet.
All Other Uses $600 $60 None. Varies by use.
Consistent with the current Town of Los Gatos Traffic Mitigation Impact Fee method, the revised fee is to
be based on average daily vehicle trips, and now includes adjustments (reductions) for pass-by trips. The
method used to calculate the proposed Traffic Impact Mitigation Fee rates is summarized below.
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A. CAPACITY BASIS
In order to estimate the number of vehicle trips to be generated by growth over the planning period
(through 2035) – the denominator in the Traffic Impact Mitigation Fee calculation – we applied a model
developed by transportation engineers to calculate the growth in average daily trips over the planning
period. The base estimates and forecasts used in this methodology report are consistent with the adopted
Town of Los Gatos General Plan and the most recent adopted Association of Bay Area Governments
long-term growth forecasts. Calculations for Los Gatos trip growth rates are shown in Table 3.2.
Table 3.2
Town of Los Gatos Forecasted Growth in Trips
a b c d e f g h
Model 2010
Proj. Avg. 2035 Avg. Increase
2010 2035 Daily Avg. Daily in Avg.
(HHs (HHs Vehicle Daily Vehicle Daily
or or Trip Trips Trips trips
Trip Generator Jobs) Growth Jobs) Rate (d x e) (b x e) (f - g)
Households/dwellings 12,355 666 13,021 8.8 114,324 108,477 5,847
Retail employment 2,001 195 2,196 23.8 52,360 47,709 4,652
Non-retail employment 13,345 2,628 15,973 5.2 83,212 69,520 13,692
249,897 225,706 24,191
New trips as a % of total 2030 trips 9.68%
Sources: 2010 estimates for households and jobs derived from U.S. Census counts for Town of Los Gatos; growth rate
forecasts derived from the Association of Bay Area Governments, adopted 2010 to 2035 forecasts, adopted in 2009.
Model Trip Rates are included in Appendix A.
B. TRAFFIC IMPACT MITIGATION FEE COST BASIS
A list of capacity-increasing traffic mitigation projects eligible to be funded, in whole or in part, from
Traffic Impact Mitigation Fee revenues was developed by Town staff. These projects, selected from the
Town General Plan and Capital Improvement Plan, were then analyzed to determine the portion of costs
that could be included in the Traffic Impact Mitigation Fee cost basis. The project list is included as
Appendix A to this report.
Roadway Widening, Striping, Intersection and Pedestrian/Bicycle Facility Improvements
For roadway widening, striping, intersection and pedestrian/bicycle improvements, the mitigation fee-
eligible growth benefit was estimated for each project based on the portion needed to serve new
development. All of the projects are located in areas where new development is likely to occur during the
planning period, and the improvements are needed to mitigate the impacts of new development as it
occurs. Each project was analyzed by Town engineering staff to determine local and non-local funding
requirements and whether all or a portion of the project was needed to repair an existing deficiency. The
results shown in Appendix A indicate that the growth-share for each project ranges from 9.68% to 100%.
C. TRAFFIC IMPACT MITIGATION FEE CALCULATION
The total mitigation-fee eligible portion of the planned new transportation capital projects equates to
$23,799,000 (Appendix A). From this, we subtracted the estimated FY 2012-13 year-end fund balances
for the Traffic Impact Mitigation Fee Fund, $2,137,492, resulting in net eligible costs of $20,661,508 to
be collected during the planning period. We then divided the net mitigation fee-eligible project costs by
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the projected increase in person trips, 24,191, to establish the Traffic Impact Mitigation Fee of $854.10
per new vehicle trip (see Table 3.3).
Table 3.3
Transportation Mitigation Fee Expressed in Cost Per Net New Average Daily Vehicle Trip (ADT)
Total Project Costs (see Appendix A) 47,950,000
Less Ineligible Costs (see Appendix A) (25,151,000)
Mitigation Fee Eligible Costs (see Appendix A) 22,799,000
Less Existing Mitigation Fee Fund Balance (2,137,492)
Net improvement fee cost basis $ 20,661,508
Avg. Daily Vehicle trips to be added 24,191
Transportation mitigation fee per net new avg. daily trip $ 854.10
Source: City staff estimates for eligible improvement costs, and growth estimates shown in Table 3.2.
D. TRIP RATE ADJUSTEMENT PER UNIT OF DEVELOPMENT
The Traffic Impact Mitigation Fee rates for major Institute of Transportation Engineers (ITE) Trip
Generation Handbook land use categories are shown in Table 3.4. The trip rates included in the Trip
Generation Handbook are adjusted downward to account for trips by people that interrupt a “primary” trip
between two other locations. These “pass-by” trips are considered not to be “new” because they would
occur regardless of development activity. No land use category has greater than 100% new trips, but
many categories, particularly those for Commercial/Services (such as dry cleaners and day care centers),
have a significant reduction in total trips due to a high pass-by trip adjustment. The percentages used to
account for pass-by trips in this methodology are based on pass-by data included in the ITE Trip
Generation Handbook, 9th Edition (2012).
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Table 3.4 Town of Los Gatos Primary Trip Ends (ADT) by Land Use Type
Total Primary
Trip- Trip-
ITE Ends Ends
Code Land Use (ADT) Adjustment (ADT) Unit
110 General Light Industrial 5.26 0.00 5.26 1,000 SFGFA
130 Industrial Park 5.34 0.00 5.34 1,000 SFGFA
140 Manufacturing 3.03 0.00 3.03 1,000 SFGFA
151 Mini-Warehouse 2.37 0.00 2.37 1,000 SFGFA
160 Data Center 0.99 0.00 0.99 1,000 SFGFA
210 Single-Family Detached Housing 9.45 0.00 9.45 Dwelling unit
220 Apartment 6.50 0.00 6.50 Dwelling unit
230 Residential Condominium/Townhouse 5.65 0.00 5.65 Dwelling unit
240 Mobile Home Park 4.90 0.00 4.90 ODU
254 Assisted Living 2.56 0.00 2.56 Bed
310 Hotel 7.86 0.00 7.86 Room
320 Motel 5.63 0.00 5.63 Room
411 Local Park 6.13 0.00 6.13 Acre
417 Regional Park 4.99 0.00 4.99 Acre
430 Golf Course 5.27 0.00 5.27 Acre
444 Movie Theater with Matinee 387.03 0.00 387.03 Movie screen
495 Recreational Community Center 27.40 0.00 27.40 1,000 SFGFA
520 Elementary School 12.07 0.00 12.07 1,000 SFGFA
522 Middle School/Junior High School 10.78 0.00 10.78 1,000 SFGFA
530 High School 10.09 0.00 10.09 1,000 SFGFA
540 Junior/Community College 21.41 0.00 21.41 1,000 SFGFA
560 Church 13.22 0.00 13.22 1,000 SFGFA
565 Day Care Center 54.62 0.00 54.62 1,000 SFGFA
590 Library 50.46 0.00 50.46 1,000 SFGFA
610 Hospital 12.17 0.00 12.17 1,000 SFGFA
620 Nursing Home 7.21 0.00 7.21 1,000 SFGFA
710 General Office Building 8.38 0.00 8.38 1,000 SFGFA
720 Medical-Dental Office Building 27.31 0.00 27.31 1,000 SFGFA
750 Office Park 8.50 0.00 8.50 1,000 SFGFA
760 Research and Development Center 6.22 0.00 6.22 1,000 SFGFA
770 Business Park 9.44 0.00 9.44 1,000 SFGFA
Abbreviations
ODU occupied dwelling unit
SFGFA square feet of gross floor area
SFGLA square feet of gross leasable area
VFP vehicle fueling position
Source: ITE, Trip Ge ne ration Manual, 9th edition
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Table 3.4 (continued)
Total Primary
Trip- Trip-
ITE Ends Ends
Code Land Use (ADT) Adjustment (ADT) Unit
812 Building Materials and Lumber Store 43.13 0.00 43.13 1,000 SFGFA
813 Free-Standing Discount Superstore 53.42 14.96 38.46 1,000 SFGFA
815 Free-Standing Discount Store 59.09 30.87 28.22 1,000 SFGFA
816 Hardware/Paint Store 58.23 32.32 25.91 1,000 SFGFA
817 Nursery (Garden Center) 82.86 0.00 82.86 1,000 SFGFA
820 Shopping Center 41.24 20.56 20.68 1,000 SFGLA
826 Specialty Retail Center 40.58 0.00 40.58 1,000 SFGLA
841 Automobile Sales 29.27 0.00 29.27 1,000 SFGFA
848 Tire Store 24.87 7.79 17.08 1,000 SFGFA
850 Supermarket 122.18 74.83 47.34 1,000 SFGFA
851 Convenience Market (Open 24 Hours) 758.79 511.98 246.81 1,000 SFGFA
857 Discount Club 42.35 0.00 42.35 1,000 SFGFA
862 Home Improvement Superstore 38.03 21.30 16.73 1,000 SFGFA
880 Pharmacy/Drugstore without Drive-Through 90.06 51.93 38.13 1,000 SFGFA
881 Pharmacy/Drugstore with Drive-Through 96.91 60.08 36.83 1,000 SFGFA
890 Furniture Store 4.98 3.16 1.83 1,000 SFGFA
912 Drive-in Bank 122.71 89.17 33.54 1,000 SFGFA
931 Quality Restaurant 88.04 50.62 37.42 1,000 SFGFA
932 High-Turnover (Sit-Down) Restaurant 132.28 79.70 52.58 1,000 SFGFA
934 Fast-Food Restaurant with Drive-Through 535.05 315.98 219.07 1,000 SFGFA
937 Coffee/Donut Shop with Drive-Through 818.58 483.42 335.16 1,000 SFGFA
938 Coffee/Donut Kiosk 1,800.00 1,494.00 306.00 1,000 SFGFA
944 Gasoline/Service Station 168.56 109.56 59.00 VFP
945 Gas/Service Station with Convenience Mkt 162.78 141.98 20.80 VFP
946 Gas/Service Station with Car Wash 152.84 116.33 36.51 VFP
Abbreviations
ODU occupied dwelling unit
SFGFA square feet of gross floor area
SFGLA square feet of gross leasable area
VFP vehicle fueling position
Source: ITE, Trip Generation Manual, 9th edition
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Appendix
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Methodology Report
Appendix A
Town of Los Gatos Traffic Mitigation Improvements Project List
Growth
Estimated Related Mitigation
Project Cost Project Cost Impact Fee
Source Description (2014 $) Share Eligible Cost
GP/VTP 2035 Blossom Hill Rd and Union Ave Intersection Improvements $ 1,200,000 90.00% $ 1,080,000
GP/VTP 2035 Los Gatos - Almaden Rd Improvements $ 3,000,000 50.00% $ 1,500,000
Los Gatos Blvd Widening - Samaritan Dr to Camino Del Sol - Road widening,
GP/VTP 2035 $ 4,000,000 50.00% $ 2,000,000
new sidewalks and bike lanes
GP/VTP 2035 Union Ave Widening and Sidewalks - complete ped and bike routes $ 3,000,000 50.00% $ 1,500,000
GP/VTP 2035 Wood Rd Gateway on Santa Cruz Ave - roundabout $ 1,200,000 50.00% $ 600,000
GP/VTP 2035 Central Traffic Signal Control System $ 750,000 9.68% $ 72,600
GP/VTP 2035 Hwy 9 Los Gatos Creek Trail connector - new path and bridge for ped/bike $ 1,000,000 50.00% $ 500,000
GP/VTP 2035 Hwy 9/N. Santa Cruz Ave Intersection Improvements $ 1,400,000 90.00% $ 1,260,000
CIP Roberts Road Improvements from bridge to University $ 600,000 50.00% $ 300,000
CIP Pollard Road Widening from Knowles to York Avenue $ 2,500,000 50.00% $ 1,250,000
CIP Sidewalks infill - Van Meter, Fischer and Blossom Hill Schools $ 1,000,000 50.00% $ 500,000
CIP Winchester Blvd/Lark Avenue Intersection Improvements $ 850,000 90.00% $ 765,000
CIP Westbound Lark to Hwy 17 northbound ramps - add two right-turn lanes $ 3,750,000 90.00% $ 3,375,000
CIP Unfunded Deferred Street Maintenance (Annual PMS Survey) $ 10,500,000 9.68% $ 1,016,400
Lark/Los Gatos Intersection Improvements - Add Third Left Turn Lanes for
GP $ 1,200,000 90.00% $ 1,080,000
Eastbound and Northbound Approaches
GP Complete Street Improvements - Lark from Garden Hill to Los Gatos Blvd $ 2,100,000 50.00% $ 1,050,000
GP Complete Street Improvements - SR 9 from Univeristy to Los Gatos Blvd $ 650,000 50.00% $ 325,000
Complete Street Improvements - Blossom Hill Road from Old Blossom Hill
GP $ 3,000,000 50.00% $ 1,500,000
Road to Regent Drive
GP Complete Street Improvements - Knowles from Pollard to Winchester $ 2,000,000 50.00% $ 1,000,000
GP Complete Street Improvements - Winchester from Blossom Hill to Lark $ 1,500,000 50.00% $ 750,000
GP Blossom Hill Road widening over Highway 17 $ 2,000,000 50.00% $ 1,000,000
GP Local Bikeway Improvements $ 750,000 50.00% $ 375,000
Notes: Total $ 47,950,000 $ 22,799,000
VTP = Valley Transportation Plan, 2035 by Santa Clara Valley Transportation Authority.
Town CIP = Town of Los Gatos, Capital Improvement Program and pending construction project list.
Source: Town of Los Gatos.
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