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HomeMy WebLinkAbout07-23-18 City Commission Packet Materials - A2. Res. 4939, Water and Wastewater Impact Fee Program for MSU Commission Memorandum REPORT TO: Honorable Mayor and City Commission FROM: Brian Heaston, Senior Engineer Chris Saunders, Community Development Manager SUBJECT: Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for Montana State University and Also Establishing an Appropriate Water and Wastewater Impact Fee Refund for Yellowstone Residence Hall and Jake Jabs Hall MEETING DATE: July 23, 2018 AGENDA ITEM TYPE: Action RECOMMENDED MOTION: Having considered the staff presentation and materials provided, I hereby move to adopt Resolution 4939. STRATEGIC PLAN IMPLEMENTATION: This agreement with MSU is consistent with or advances items 1.3(c), 1.4, and 4.3, 7.1(b), and 7.3. BACKGROUND: Montana State University is far and away the City’s largest water and wastewater customer. They currently utilize approximately 10% of the city’s water and wastewater treatment capacity on an annual basis. MSU is subject to payment of water and wastewater impact fees for new connections to the City’s water and wastewater utilities. Since 2014, MSU has engaged in significant efforts to implement water efficiency upgrades to existing campus buildings which have measurably reduced their annual water and wastewater demands by approximately 14 million gallons per year. Such conservation measures are strongly supported by the Integrated Water Resource Plan and other policy documents of the City. This is a major reduction in annual demand to the City’s water treatment plant and water reclamation facilities. Notably, this demand reduction has been achieved in the face of a continually growing campus population. Resolution 4939 attached herewith provides two functions. The first is to establish a water and wastewater impact fee exemption program for MSU. MSU’s water efficiency measures effectively create ‘offset credits’ for water and wastewater impact fees since they have reduced their overall impact to the City’s water and wastewater treatment plants. These offset credits can be drawn against when new campus buildings are connected to the City’s water and wastewater systems. This approach has been under consideration and development for several years. See the attached memo from Chris Saunders to Craig Woolard. 127 The second function of Resolution 4939 is to set forth a refund amount for water and wastewater impact fees paid for Yellowstone Residence Hall and Jake Jabs Hall. Both of these facilities paid impact fees at the time they connected to the water and wastewater systems. Respective fee amounts were determined on gallon per gallon basis. Metered water use for these buildings show that the MSU is due a refund as their actual water and wastewater demand is much less than that for which the fees were paid. By approving the resolution as presented under the recommended motion above, staff will return to the Commission at a later date with a water and wastewater impact fee fund budget amendment prior to issuing payment to MSU for impact fee refunds. FISCAL EFFECTS: In approving Resolution 4939, the current wastewater impact fee fund balance will be reduced by $178,866.92 and the current water impact fee fund balance will be reduced by $425,972.54. Furthermore, in approving the resolution, the City will forego the collection of the future water and wastewater impact fees for future MSU development until their offset credit balance registers zero. MSU’s efficiency projects implemented since 2014 have measurably reduced the water and wastewater demands by 14 million gallons per year, or approximately 38,000 gpd. Plant capacity fee components for the 2018 water and wastewater impact fee schedule are $9.07/gpd and $7.55/gpd respectively. Under the current plant capacity rates, MSU’s water and wastewater offset credits would have a present value of $345k and $287k respectively. These are impact fee collections that the City would forego in approving Resolution 4939. ALTERNATIVES: As suggested by the Commission ATTACHMENTS: Resolution 4939 MSU Letter of Support Memo from Chris Saunders to Craig Woolard 128 Page 1 of 7    COMMISSION RESOLUTION NO. 4939 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, ESTABLISHING A WATER IMPACT FEE AND WASTEWATER IMPACT FEE EXEMPTION PROGRAM FOR MONTANA STATE UNIVERSITY AND ALSO ESTABLISHING AN APPROPRIATE WATER AND WASTEWATER IMPACT FEE REFUND FOR YELLOWSTONE RESIDENCE HALL AND JAKE JABS HALL WHEREAS, Chapter 2, Article 6, Division 9, Bozeman Municipal Code (BMC) sets forth the impact fee regulations of the City of Bozeman, which are codified as Sec. 2.06.1600 BMC et. seq.; and, WHEREAS, Secs. 2.06.1660.G and 2.06.1670.G provide authority for exemptions under defined conditions from payment of water impact fees and wastewater impact fees respectively; and, WHEREAS, Montana State University (MSU) is a unique and major customer of the City’s water and wastewater utilities that owns and operates its own water distribution and wastewater collection systems within the MSU campus, and said systems are provided water from the City water utility by means of a ring of meter pits that surround the MSU campus; and, WHEREAS, MSU has invested significant capital resources to implement water efficiency measures within campus buildings that have produced measurable reductions in demand and impact to the City’s water and wastewater utilities; and, WHEREAS, MSU’s measurable reductions in water use and associated wastewater discharges attributable to efficiency measures completed since 2014 can be utilized to offset new water and wastewater demands for post-2014 campus developments by an amount equivalent to the measurably reduced volumes; and, 129 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 2 of 7    WHEREAS, MSU has sub-metered existing buildings on campus to capture actual indoor water use and associated wastewater discharge data and affirms that it will sub-meter each future building to be constructed on campus; and, WHEREAS, a measurable reduction in water use and associated wastewater discharges is defined as the metered water use occurring in a pre-2014 campus building prior to the implementation of efficiency measures completed since 2014 less the metered water use occurring after the implementation of efficiency measures; and, WHEREAS, the total respective water and wastewater demand offsets available to MSU is defined as the summation, on an annual basis, of all measurable reductions, as metered per building, in water use and associated wastewater discharges directly attributable to water use efficiency measures that have already been already undertaken on campus since 2014, or that may occur in the future; and, WHEREAS, on May 22, 2014, February 9, 2016, December 12, 2016, and December 15, 2016, respectively, MSU requested an exemption to the payment of water and wastewater impact fees required for the construction of the Jake Jabs Hall, Yellowstone Residence Hall, Norm Asbjornson Hall, and Rendevous Dining, but paid 100% of water and wastewater impact fees due for each of these developments with the understanding that a refund of the water and wastewater impact fees paid for these developments, or use of offset credits, may be considered by the City at a later date; and, WHEREAS, this Resolution serves the multiple purposes of establishing an appropriate refund amount of respective water and wastewater impact fees paid for Yellowstone Residence Hall and Jake Jabs Hall; allows an appropriate refund amount of respective water and wastewater impact fees paid for the Norm Asbjornson Hall and Rendevous Dining, or allows the total respective water and wastewater offset credits available to MSU to be applied to the Norm Asbjornson Hall and Rendevous Dining, whichever is deemed applicable at a later date; and provides for the total water and wastewater demand offsets available to MSU to be applied to future MSU development; and, WHEREAS, the water and wastewater impact fee exemption program created by this Resolution is effective insofar as MSU has water and wastewater demand offsets available; and, 130 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 3 of 7    NOW, THEREFORE, BE IT RESOLVED by the City Commission of the City of Bozeman, Montana, that the water and wastewater impact fee exemption program for Montana State University and the appropriate water and wastewater impact fee refund for Yellowstone Residence Hall and Jabs Hall is set forth as follows: PART I - FINDINGS 1) The City Commission finds that the general intent of Secs. 2.06.1660.G.1 and 2.06.1670.G.1 BMC is to exempt payments of water and wastewater impact fees in specific instances where development for which impact fees are applicable does not generally create an additional demand or impact to the City’s water treatment and distribution system, and wastewater collection and treatment system. 2) The City Commission has established as part of the Integrated Water Resources Plan a policy to encourage the conservation of water and has established various programs to reduce water consumption both internal and external to existing buildings and to encourage more efficient new construction. 3) The City Commission finds that due to the unique manner in which MSU’s water system is provided water through a ring of water meter pits surrounding campus that are connected to the City’s water utility, and that because these meters are currently sized to meter MSU’s water usage and do not require enlargement to satisfy metering capacity for new development to be connected to the campus water system, that the exemption criteria contained in Secs. 2.06.1660.G.1.a and 2.06.1670.G.1.a is met. 4) The City Commission finds that increasing the size of the existing meters from 6 inch diameter to 8 inch diameter to match revised City standards for water mains would result in a significant water and wastewater impact fee due despite an absence of commensurate increase in demand for service and that such a fee in advance is not appropriate. 5) The City Commission finds that scope of this water and wastewater impact fee exemption program is appropriately limited to the treatment capacity charge component of respective water and wastewater impact fees because of the measurable reductions in impact to the City’s water and wastewater treatment systems directly attributable to efficiency measures implemented by MSU since 2014. The City Commission further finds that MSU is not 131 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 4 of 7    exempt from the transmission capacity charge component of respective water and wastewater impact fees. 6) The City Commission finds that MSU’s request for water and wastewater impact fee exemptions for Yellowstone Residence Hall, Jake Jabs Hall, Rendevous Dining and Norm Asbjornson Hall are valid claims and that said claims for these exemptions are hereby resolved by Part II and Part III below. 7) The City Commission finds that future water and wastewater impact fee exemptions requested by MSU are valid claims and that said future exemption requests for future MSU development will be resolved under the process described in Part IV below. PART II – WATER AND WASTEWATER FEE REFUNDS FOR YELLOWSTONE RESIDENCE HALL AND JAKE JABS HALL The City will refund the capacity component portion the of water and wastewater impact fees already paid for Yellowstone Residence Hall and Jake Jabs Hall that keeps with the City respective fee amounts equivalent to the actual sub-metered water use for these respective developments, calculated on an annual basis occurring over a 2-year period of record of full occupancy of the respective developments. Refund amounts are set forth in Table 1 and Table 2 below. Table 1 ‐ MSU Water Impact Fee Refund    A B C D E    Building  Capacity  Charge of  Water Impact  Fee Paid ($)  Water IF  Capacity  Charge Fee  Basis (gpd)  Actual  Metered  Use (gpd)  Col  C/Col  B (%)  Refund  Amount (Col  A * 1‐Col D)  City Fee  Keep (Col  A ‐ Col E)  Yellowstone Residence Hall $386,430.54 45,828 5,888 12.8% $336,967.43 $49,463.11 Jake Jabs Hall $39,542.00 4,804 619 12.9% $34,441.08 $5,100.92  132 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 5 of 7    Table 2 ‐ MSU Wastewater Impact Fee  Refund     A B C D E    Building  Capacity  Charge of  Wastewater  Impact Fee  Paid ($)  Wastewater IF  Fee Capacity  Charge Basis  (gpd)  Actual  Metered  Use (gpd)  Col  C/Col  B (%)  Refund  Amount (Col  A * 1‐Col D)  City Fee  Keep (Col A ‐  Col E)  Yellowstone Residence Hall $152,341.92 21,708 5,888 27.1% $111,057.26 $41,286.66  Jake Jabs Hall $26,525.00 3,880 619 16% 22,281.00 $4,244.00  PART III – FEE REFUND OR USE OF FEE DEMAND OFFSET FOR RENDEVOUS DINING AND NORM ASBJORNSON HALL Respective fee refunds will be paid in cash to MSU, calculated using the method provided in Part II, if actual metered water usage, calculated on an annual basis occurring over a 2-year period of record of full occupancy of the building, is less than the respective fee basis in gallons. Refund amount will complete Table 3 and Table 4 below. If the calculated average annual water usage is greater than the respective fee basis in gallons then MSU may utilize, at their option, available water and wastewater demand offsets for payment. If this option is not exercised, MSU shall pay the cash difference of the respective water and wastewater fee amounts based on actual metered usage. The determination and use of available water and wastewater demand offsets is described in detail in Part IV below. Table 3     A B C D E    Building  Capacity  Charge of  Water Impact  Fee Paid ($)  Water IF  Capacity  Charge Fee  Basis (gpd)  Actual  Metered  Use (gpd)  Col  C/Col  B (%)  Refund  Amount  (Col A * 1‐ Col D)  City Fee Keep  (Col A ‐ Col E)  Rendevous Dining  $39,542.00 4,804   Norm Asbjornson Hall $42,540.22 3,880                   133 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 6 of 7    Table 4    A B C D E    Building  Capacity  Charge of  Wastewater  Impact Fee  Paid ($)  Wastewater IF  Fee Capacity  Charge Basis  (gpd)  Actual  Metered  Use (gpd)  Col  C/Col  B (%)  Refund  Amount  (Col A * 1‐ Col D)  City Fee Keep  (Col A ‐ Col E)  Rendevoous Dining  $26,525.00 4,804   Norm Asbjornson Hall $28,536.22 3,880      PART IV – MSU WATER AND WASTEWATER IMPACT FEE EXEMPTION BASED ON OFFSET CREDITS FOR FUTURE MSU DEVELOPMENT Future MSU development may utilize available respective water and wastewater demand offsets to exempt MSU from the payment of respective water and wastewater impact fees for future development. Demand offsets are established by measurable reductions in water use and associated wastewater discharges directly attributable to the implementation of water efficiency measures conducted at MSU since 2014. MSU will provide to the City sub-metering data for MSU buildings for which efficiency measures have been completed. These data shall include metered water use both pre- and post- efficiency measure completion for each building that has seen efficiency measures completed. Respective demand offsets will be determined per building on an annual basis by subtracting the post-efficiency metered usage from pre-efficiency metered usage. The total respective water and wastewater demand offsets available is the summation of demand offsets calculated for each building that has seen completed efficiency measures. The City will evaluate the provided sub-metered data and will track and maintain a spreadsheet accounting for the total respective demand offsets available. The tracking spreadsheet will be shared with MSU upon request. The spreadsheet will be maintained periodically, but no less frequently than with each MSU development for which the demand offset are requested under this water and wastewater fee exemption program. The tracking spreadsheets will take the general form of Table 5 and Table 6 attached and made part of this Resolution. The City reserves the right to modify the tables as necessary over time. 134 Resolution 4939, Establishing a Water Impact Fee and Wastewater Impact Fee Exemption Program for MSU Page 7 of 7    PART V – TERMINATION Either party may terminate this agreement by providing written notice to the City Manager \ chief executive not less than six months prior to the date upon which the agreement will terminate. Any buildings for which a building permit has been issued prior to the date of notice of termination will complete development subject to the procedures of this agreement. Effective Date. This Resolution shall be in full force and effect immediately upon passage, adoption and approval of a separate Budget Resolution to amend the projected year-end fund balances of the FY19 – FY23 CIP for the Water Impact Fee Fund and Wastewater Impact Fee Fund by the amounts shown in Column E of Table 1 and Table 2 herein. PASSED, ADOPTED, AND APPROVED by the City Commission of the City of Bozeman, Montana at a regular session thereof held on the 23rd day of July, 2018. ___________________________________ CYNTHIA L. ANDRUS Mayor ATTEST: ________________________________________ ROBIN CROUGH City Clerk APPROVED AS TO FORM: ___________________________________ GREG SULLIVAN City Attorney 135 Table 5 ‐ MSU Water Impact Fee Credit Offset TrackingABCDEFGHBuildingTotal Water Offset Credit Available (gallons)Water IF Fee Basis (Gallons)Date Credit Offset AppliedDate of Full OccupancyActual Metered Use (gal/yr, at Col B +2 yrsRemaining Water Credit AvailableRemaining Water Offset Credit Available based on Deducting Impact Fee Impact gallons Remaining Water Offset Credit Available based on Deducting Actual UsageName ‐ Development 1 14,000,000                    Name ‐ Development 2Prior Row Value Col G Value or Column H, whichever appliesName ‐ Development 3Prior Row Value Col G Value or Column H, whichever appliesTable 6 ‐ MSU Wastewater Impact Fee Credit Offset TrackingABCDEFGHBuildingTotal Water Offset Credit Available (gallons)Water IF Fee Basis (Gallons)Date Credit Offset AppliedDate of Full OccupancyActual Metered Use (gal/yr, at Col B +2 yrsRemaining Water Credit AvailableRemaining Water Offset Credit Available based on Deducting Impact Fee Impact gallons Remaining Water Offset Credit Available based on Deducting Actual UsageName ‐ Development 1 14,000,000                    Name ‐ Development 2Prior Row Value Col G Value or Column H, whichever appliesName ‐ Development 3Prior Row Value Col G Value or Column H, whichever appliesName ‐ Development 3Prior Row Value Col G Value or Column H, whichever appliesCommission Resolution No. 4939136 137 Memorandum To: Craig Woolard, Director of Public Works From: Chris Saunders, Policy and Planning Manager and Impact Fee Coordinator Re: Application of impact fees to Montana State University Date: February 1, 2017 As we discussed, I have prepared a summary history of impact fees as they have applied to Montana State University. I have been the Impact Fee Coordinator since the inception of impact fees in 1996. Overview The City of Bozeman enacted impact fees for transportation, water, sewer, and fire/EMS in March 1996. Impact fees are applied to all development generating new demand for services. The Legislature adopted specific impact fee authorization language in 2005 wherein they declare that impact fees are a fee for service payable by all users of a facility. Valuation and use of impact fees is limited to expansion of capital equipment. Montana State University is a non-typical user within the City of Bozeman service area due to the large scale of their facilities in both geographical size and the size of the institution. Water and Sewer Water meter size was the key metric for both residential and non-residential uses in determining when additional demand occurred with associated required payment from 1996 to 2012. With new service demand studies in 2012, the approach was altered to provide a more individualized calculation. The new approach uses a combination of meter size for non-residential and dwelling size or number of persons for residential in conjunction with development lot area to determine the fee. Demand for sewer services is expected to be proportional to the size of the water meter. When special cases exist, such as a building receiving sewer service but not water, alternative calculations must be made. All existing connected users can continue to use the water system, including expansions to the building, without impact fee payment up to the point that a larger water meter is required. In Bozeman, almost all development occurs with a single water meter serving a single building. MSU is an unusual case where there is a ring of water mains surrounding the campus which serve the campus through a series of large water meters feeding internal piping within the MSU campus area. Therefore, there at the time impact fees began there 138 Page 2 of 5 were few or no individual meter to buildings on campus within the ring of water mains. The water mains feeding these meters and the meters themselves were six inches in diameter. The multiple meters feeding the internal MSU piping means that determining individual building demand is difficult. Buildings outside of the mains and meters ring such as the Whirling Disease Lab and Marsh Lab did pay for water and sewer impact fees per the normal approach. Expansion of services, including new buildings, can occur within the overall capacity of service provided by the ring of mains and large meters. Several buildings were constructed within this ring without being required to pay water or sewer impact fees. This is because the additional demand from the new buildings was within the overall capacity of the 10 six inch diameter water meters serving the central MSU area. In 1998, the City changed its minimum standard water and sewer main size from 6 to 8 inch diameter. All new and replacement mains must be at least 8 inches. The difference in diameter of a water main under the same pressure creates additional capacity of approximately 77%. In 2008, as part of a maintenance project, the university replaced the water main in Cleveland Street between 8th Avenue and 6th Avenue. This was a section of the outer ring of water supply mains. In accordance with the revised City standard the new pipe was installed at 8 inch diameter. This maintenance work included a new 8 inch water meter which could provide additional capacity to the area interior to the mains and meters ring. Typically, the increase in meter size would have necessitated an impact fee. Given the large increase in capacity between a 6 and 8 inch service the fee would have cost hundreds of thousands of dollars. As there was no immediate new building construction planned and the work was being done for maintenance purposes the larger meter was considered incidental to the work. Therefore, no impact fee for either water or sewer was paid. However, additional capacity was created and as such maintenance work occurs over time additional water mains and meters will be replaced and increased in size. At that time MSU provided a letter from Bob Lashaway, head of facilities, committing to continued dialog on infrastructure planning, design, and impact fee assessment. The construction of Jabs Hall in 2013 created the first entirely new building after the expansion of the water meter with the 2008 project. As new demand was created with new facilities due to the building, it was necessary to identify how to determine that demand. The Uniform Plumbing Code provides a means to evaluate the number and types of water fixtures, water pressure, distance to service, building height and related factors and determine what the minimum allowed water meter size should be. This is the standard practice for private development. The Uniform Plumbing Code is adopted by the State of 139 Page 3 of 5 Montana Department of Labor and Industry and is administered by the City of Bozeman Building Division. The City has extensive data on average water consumed daily by a wide range of meter sizes throughout the community. This information is used in the preparation of the water and sewer impact fee studies. Therefore, even though MSU may choose to not physically install individual meters on buildings within the existing water meter ring the water meter sizing process provides a reasonable means of determining demand. Once the meter size equivalent is determined, the fee associated with the anticipated consumption of water can be assessed to a project. Fees become due and payable at the time the permit for connection to the City’s water and sewer systems issues. Impact fees are based upon the mitigation of impacts by new service demand by new development. See 7-6-1601, MCA. MSU is the largest single water user in Bozeman. MSU has been implementing sustainability initiatives, to include water conservation efforts. As part of those efforts, individual meters for buildings have been installed and consumption records are being developed. City and University staff began discussing the affect of those efforts and possible reductions in future demand for services. If it can be shown that demand from new construction is off-set by conservation in other buildings there is no net demand increase for water and sewer. If demand can be shown to be neutral between new construction and conservation measures then water and sewer impact fees are not required. There are two components of water and sewer impact fees, piping and treatment. Piping is for the conveyance of flow from and to the treatment plants. Treatment occurs at the treatment plants located at Sourdough Canyon, Lyman Creek, and Moss Bridge Road. Treatment for water includes storage of water. Depending on the nature of documentation and conservation measures, the impacts on the water and sewer systems may differ. Water conserved may be able to offset new buildings demand for water treatment and piping. If additional users and water flow reduction occur, while piping demand may be reduced, the treatment demands for sewage may still increase as wastewater treatment demand is a combination of hydraulic and composition load. Bozeman and University staff agreed that an interlocal agreement between the City and MSU would be desirable to establish documentation of current demand levels and address how reductions in demand can be verified and applied to future projects. Fire/Emergency Medical Service The City of Bozeman provides fire and emergency medical response throughout the City, including the MSU campus. Unlike the water and sewer systems, fire impact fees applied to all new construction since the adoption of impact fees. The most recent service 140 Page 4 of 5 study indicates that almost 90% of all fire/EMS calls were for medical services such as falls, car crashes, or similar non-combustion events. Bozeman assesses impact fees for fire/EMS for non-residential buildings based on type of user and building area. This has remained consistent since the adoption of impact fees. Residential uses are assessed based on size and number of dwellings. A change in the 2012 service study broke out a per person cost for institutional residential type users that don’t meet the typical residential configuration of independent dwellings. Enrollment at MSU has expanded from 11,611 in 1996 to 16,440 in 2016. This is an increase of 41.6%. Although new buildings were constructed in the same period, the total square footage increase has not matched enrollment increase and associated employment. Impact fees are triggered by building permit submittal. Therefore, MSU has increased service demand faster than impact fees paid. This is the same circumstance as many non-institutional users of fire/EMS service. MSU and the City of Bozeman have a long-standing cost share agreement for fire services from Station Two. This agreement addresses operational costs only and therefore is not applicable to impact fees, which are limited to capital expenditures. Transportation Transportation impact fees are based on the cost to construct the capacity of a road necessary to carry a single vehicle one mile. This cost is multiplied by factors for the distance travelled, reductions for incidental pass-by vehicles, and number of traveling vehicles per unit of demand, such as 1,000 square feet of new building. Offsetting values are included to account for other contributions of funds to street capacity expansion. This approach is consistent since adoption of the transportation impact fee. More so than other impact fees, the percentage of the cost of service collected has varied since adoption. At times as little as 10% of the cost of service has been collected. It is known that not all uses have the same travel demand profile. The transportation fee has several categories to separate uses to so that the fee calculation more accurately reflects actual demand. In the event that these categories are not adequate, there is an option for a user to prepare a custom demand study to identify impacts more accurately. With the impending development of Jabs Hall, the City and University staffs began discussing the possibility of a custom study for the University area. A scope of work was developed and a custom study was funded by MSU and two private development companies. Western Transportation Institute was selected to do the work and Bozeman contracted for the work. A notice to proceed issued on February 1, 2014. A final report was submitted in October of 2014 and formally accepted by the City on March 3, 2015. 141 Page 5 of 5 The report documents a basis to adjust the demand parameters for projects on the MSU main campus and defined adjacent private lands. A map of the area is included with the report. The net effect of the report is to substantially reduce transportation impact fees within the study area to reflect a higher than normal rate of walking, biking, and transit use, and internal travel compared to other uses in Bozeman. The report data applied to Jabs Hall, Yellowstone Residence Hall, and other MSU projects since its adoption. Fee reduction has substantially exceeded the funds spent on the project. A copy of the study is available upon request. 142