1. Traffic Generation Assessment February 21, 2006

2. What did the County do BEFORE TGA and what is it?

3. Prior to 1983….. 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. And no roadway credit was given to anyone!

4. 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

5. 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

6. EXAMPLE 1: 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

7. EXAMPLE 2:

8. How did the County rectify the cost disparities? TGA Traffic Generation Assessment

9. In 1983……… The St. Louis County ROAD FUNDING TASK FORCE (RFTF) was established This group evaluated the needs and method of funding roadway improvements

10. Who made up the RFTF? Department of Highways and Traffic Department of Planning Developers Contractors Bankers Architects Other engineers MSD Municipal officials Trade Councils

11. 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

12. 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

13. 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

14. 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

15. 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

16. 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

17. Credits for existing development Used in all areas of redevelopment Only required parking is credited Given at existing rate, unless previously paid

18. Chesterfield Valley Different fee schedule Based on Chesterfield Valley “development procedures and conditions” future land use map Grandfathered parcels All other TGA rules apply

19. 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)

20. Benefits Developer can estimate required road improvement costs in planning stage. Funding mechanism for roadway needs in area.

21. Bowles Avenue

23. Baxter Road Extension

25. Von Talge Road

27. Any Additional Questions?…..