Draft LUA, IIP and DIF Report
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DRAFT
Land Use Assumptions,
Infrastructure Improvements Plan,
and Development Fee Report
Prepared for:
Glendale, Arizona
March 6, 2025
4701 Sangamore Road
Suite S240
Bethesda, MD 20816
301.320.6900
www.TischlerBise.com
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................ 1
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION ........................................................................ 1
Necessary Public Services ......................................................................................................................................................... 1
Infrastructure Improvements Plan ....................................................................................................................................... 2
Qualified Professionals .............................................................................................................................................................. 2
Conceptual Development Fee Calculation ......................................................................................................................... 3
Evaluation of Credits/Offsets .................................................................................................................................................. 3
INTRODUCTION TO DEVELOPMENT FEES ............................................................................................... 3
REQUIRED FINDINGS .............................................................................................................................. 4
DEVELOPMENT FEE REPORT ...................................................................................................................... 5
SERVICE AREA ........................................................................................................................................ 6
DEVELOPMENT FEE COMPONENTS ......................................................................................................... 7
CURRENT DEVELOPMENT FEES .............................................................................................................. 8
PROPOSED DEVELOPMENT FEES ............................................................................................................ 8
DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES ............................................. 9
LAND USE ASSUMPTIONS ......................................................................................................................... 10
SUMMARY OF GROWTH INDICATORS .................................................................................................. 10
SERVICE AREA ..................................................................................................................................... 11
RESIDENTIAL DEVELOPMENT .............................................................................................................. 12
Recent Residential Construction ......................................................................................................................................... 12
Occupancy Factors ..................................................................................................................................................................... 13
Residential Estimates ............................................................................................................................................................... 14
Residential Projections ............................................................................................................................................................ 14
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 15
Nonresidential Demand Factors .......................................................................................................................................... 15
Nonresidential Estimates ........................................................................................................................................................ 16
Nonresidential Projections ..................................................................................................................................................... 17
AVERAGE WEEKDAY VEHICLE TRIPS .................................................................................................. 18
Residential Trip Generation Rates ...................................................................................................................................... 18
Nonresidential Trip Generation Rates .............................................................................................................................. 18
Trip Rate Adjustments ............................................................................................................................................................. 19
Commuter Trip Adjustment ................................................................................................................................................... 19
Adjustment for Pass-By Trips ............................................................................................................................................... 19
Average Weekday Vehicle Trips .......................................................................................................................................... 20
DEVELOPMENT PROJECTIONS ............................................................................................................. 21
Average Weekday Vehicle Trips .......................................................................................................................................... 22
FIRE FACILITIES ....................................................................................................................................... 23
SERVICE AREA ..................................................................................................................................... 23
PROPORTIONATE SHARE ..................................................................................................................... 24
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 25
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 25
Fire Facilities – Incremental Expansion ........................................................................................................................... 26
Fire Apparatus – Incremental Expansion ........................................................................................................................ 28
Development Fee Report – Plan-Based ............................................................................................................................. 29
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 29
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Fire Facilities – Incremental Expansion ........................................................................................................................... 30
Fire Apparatus – Incremental Expansion ........................................................................................................................ 31
FIRE FACILITIES DEVELOPMENT FEES ................................................................................................ 32
Revenue Credit/Offset .............................................................................................................................................................. 32
Fire Facilities Development Fees ......................................................................................................................................... 32
FIRE FACILITIES DEVELOPMENT FEE REVENUE .................................................................................. 33
LIBRARY FACILITIES IIP .......................................................................................................................... 34
SERVICE AREA ..................................................................................................................................... 34
PROPORTIONATE SHARE ..................................................................................................................... 34
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 35
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 35
Library Facilities – Incremental Expansion .................................................................................................................... 36
Development Fee Report – Plan-Based ............................................................................................................................. 37
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 37
Library Facilities – Incremental Expansion .................................................................................................................... 38
LIBRARY FACILITIES DEVELOPMENT FEES ......................................................................................... 39
Revenue Credit/Offset .............................................................................................................................................................. 39
Library Facilities Development Fees .................................................................................................................................. 39
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE ........................................................................... 40
PARKS AND RECREATIONAL FACILITIES IIP ........................................................................................... 41
SERVICE AREA ..................................................................................................................................... 41
PROPORTIONATE SHARE ..................................................................................................................... 41
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 42
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 43
Park Land ....................................................................................................................................................................................... 43
Park Amenities – Incremental Expansion ........................................................................................................................ 44
Development Fee Report – Plan-Based ............................................................................................................................. 46
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 46
Park Amenities – Incremental Expansion ........................................................................................................................ 47
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES ........................................................... 48
Revenue Credit/Offset .............................................................................................................................................................. 48
Parks and Recreational Facilities Development Fees ................................................................................................. 48
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE ............................................ 49
POLICE FACILITIES IIP ............................................................................................................................ 50
SERVICE AREA ..................................................................................................................................... 50
PROPORTIONATE SHARE ..................................................................................................................... 51
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ............................................................................. 52
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................... 53
Police Facilities – Incremental Expansion ....................................................................................................................... 53
Police Vehicles – Incremental Expansion ......................................................................................................................... 56
Police Equipment – Incremental Expansion ................................................................................................................... 57
Development Fee Report – Plan-Based ............................................................................................................................. 58
PROJECTED DEMAND FOR SERVICES AND COSTS ................................................................................ 58
Police Facilities – Incremental Expansion ....................................................................................................................... 59
Police Vehicles – Incremental Expansion ......................................................................................................................... 60
Police Equipment – Incremental Expansion ................................................................................................................... 61
POLICE FACILITIES DEVELOPMENT FEES ............................................................................................ 62
Revenue Credit/Offset .............................................................................................................................................................. 62
Police Facilities Development Fees ..................................................................................................................................... 62
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POLICE FACILITIES DEVELOPMENT FEE REVENUE ............................................................................. 63
APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES ................................................................... 64
REVENUE PROJECTIONS ....................................................................................................................... 64
APPENDIX B: PROFESSIONAL SERVICES .................................................................................................. 65
APPENDIX C: LAND USE DEFINITIONS .................................................................................................... 66
RESIDENTIAL DEVELOPMENT .............................................................................................................. 66
NONRESIDENTIAL DEVELOPMENT ....................................................................................................... 67
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EXECUTIVE SUMMARY
The City of Glendale, Arizona, contracted with TischlerBise to document land use assumptions, prepare
the Infrastructure Improvements Plan (hereinafter referred to as the “IIP”), and update development fees
pursuant to Arizona Revised Statutes (“ARS”) § 9-463.05 (hereafter referred to as the “Enabling
Legislation”). Municipalities in Arizona may assess development fees to offset infrastructure costs to a
municipality for necessary public services. The development fees must be based on an Infrastructure
Improvements Plan and Land Use Assumptions. The IIP for each type of infrastructure is in the middle
section of this document. The proposed development fees are displayed in the Development Fee Report
in the next section.
Development fees are one-time payments used to construct system improvements needed to
accommodate new development. The fee represents future development’s proportionate share of
infrastructure costs. Development fees may be used for infrastructure improvements or debt service for
growth related infrastructure. In contrast to general taxes, development fees may not be used for
operations, maintenance, replacement, or correcting existing deficiencies. This update of Glendale’s
Infrastructure Improvements Plan and associated update to its development fees includes the following
necessary public services:
1. Fire Facilities
2. Library Facilities
3. Parks and Recreational Facilities
4. Police Facilities
This plan includes all necessary elements required to be in full compliance with SB 1525.
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Arizona.
Necessary Public Services
Under the requirements of the Enabling Legislation, development fees may only be used for construction,
acquisition or expansion of public facilities that are necessary public services. “Necessary public service”
means any of the following categories of facilities that have a life expectancy of three or more years and
that are owned and operated on behalf of the municipality: water, wastewater, storm water, library,
street, fire, police, and parks and recreational. Additionally, a necessary public service includes any facility
that was financed before June 1, 2011, and that meets the following requirements:
1. Development fees were pledged to repay debt service obligations related to the construction of
the facility.
2. After August 1, 2014, any development fees collected are used solely for the payment of
principal and interest on the portion of the bonds, notes, or other debt service obligations
issued before June 1, 2011, to finance construction of the facility.
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Infrastructure Improvements Plan
Development fees must be calculated pursuant to an IIP. For each necessary public service that is the
subject of a development fee, by law, the IIP shall include the following seven elements:
1. A description of the existing necessary public services in the service area and the costs to
update, improve, expand, correct or replace those necessary public services to meet existing
needs and usage and stricter safety, efficiency, environmental or regulatory standards, which
shall be prepared by qualified professionals licensed in this state, as applicable.
2. An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.
3. A description of all or the parts of the necessary public services or facility expansions and their
costs necessitated by and attributable to development in the service area based on the
approved Land Use Assumptions, including a forecast of the costs of infrastructure,
improvements, real property, financing, engineering and architectural services, which shall be
prepared by qualified professionals licensed in this state, as applicable.
4. A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial, and industrial.
5. The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved Land Use Assumptions and calculated
pursuant to generally accepted engineering and planning criteria.
6. The projected demand for necessary public services or facility expansions required by new
service units for a period not to exceed ten years.
7. A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved Land Use Assumptions and a
plan to include these contributions in determining the extent of the burden imposed by the
development.
Qualified Professionals
The IIP must be developed by qualified professionals using generally accepted engineering and planning
practices. A qualified professional is defined as “a professional engineer, surveyor, financial analyst or
planner providing services within the scope of the person’s license, education, or experience.” TischlerBise
is a fiscal, economic, and planning consulting firm specializing in the cost of growth services. Our services
include development fees, fiscal impact analysis, infrastructure financing analyses, user fee/cost of service
studies, capital improvement plans, and fiscal software. TischlerBise has prepared over 800 development
fee studies over the past 30 years for local governments across the United States.
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Conceptual Development Fee Calculation
In contrast to project-level improvements, development fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire service area (usually referred to as system
improvements). The first step is to determine an appropriate demand indicator for the particular type of
infrastructure. The demand indicator measures the number of service units for each unit of development.
For example, an appropriate indicator of the demand for parks is population growth and the increase in
population can be estimated from the average number of persons per housing unit. The second step in
the development fee formula is to determine infrastructure improvement units per service unit, typically
called level-of-service (LOS) standards. In keeping with the park example, a common LOS standard is
improved park acres per thousand people. The third step in the development fee formula is the cost of
various infrastructure units. To complete the park example, this part of the formula would establish a cost
per acre for land acquisition and/ or park amenities.
Evaluation of Credits/Offsets
Regardless of the methodology, a consideration of credits/offsets is integral to the development of a
legally defensible development fee. There are two types of credits/offsets that should be addressed in
development fee studies and ordinances. The first is a revenue credit/offset due to possible double
payment situations, which could occur when other revenues may contribute to the capital costs of
infrastructure covered by the development fee. This type of credit/offset is integrated into the fee
calculation, thus reducing the fee amount. The second is a site-specific credit or developer reimbursement
for dedication of land or construction of system improvements. This type of credit is addressed in the
administration and implementation of the development fee program. For ease of administration,
TischlerBise normally recommends developer reimbursements for system improvements.
INTRODUCTION TO DEVELOPMENT FEES
Development fees are one-time payments used to fund capital improvements necessitated by future
development. Development fees have been utilized by local governments in various forms for at least fifty
years. Development fees do have limitations and should not be regarded as the total solution for
infrastructure financing needs. Rather, they should be considered one component of a comprehensive
portfolio to ensure adequate provision of public facilities with the goal of maintaining current levels of
service in a community. Any community considering facility fees should note the following limitations:
1) Fees can only be used to finance capital infrastructure and cannot be used to finance ongoing
operations and / or maintenance and rehabilitation costs.
2) Fees cannot be deposited in the General Fund. The funds must be accounted for separately in
individual accounts and earmarked for the capital expenses for which they were collected.
3) Fees cannot be used to correct existing infrastructure deficiencies unless there is a funding plan in
place to correct the deficiency for all current residents and businesses in the community.
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REQUIRED FINDINGS
There are three reasonable relationship requirements for development fees that are closely related to
“rational nexus” or “reasonable relationship” requirements enunciated by a number of state courts.
Although the term “dual rational nexus” is often used to characterize the standard by which courts
evaluate the validity of development fees under the U. S. Constitution, we prefer a more rigorous
formulation that recognizes three elements: “impact or need,” “benefit,” and “proportionality.” The dual
rational nexus test explicitly addresses only the first two, although proportionality is reasonably implied,
and was specifically mentioned by the U.S. Supreme Court in the Dolan case. The reasonable relationship
language of the statute is considered less strict than the rational nexus standard used by many courts.
Individual elements of the nexus standard are discussed further in the following paragraphs.
Demonstrating an Impact. All future development in a community creates additional demands on some,
or all, public facilities provided by local government. If the supply of facilities is not increased to satisfy
that additional demand, the quality or availability of public services for the entire community will
deteriorate. Development fees may be used to recover the cost of development-related facilities, but only
to the extent that the need for facilities is a consequence of development that is subject to the fees. The
Nollan decision reinforced the principle that development exactions may be used only to mitigate
conditions created by the developments upon which they are imposed. That principle clearly applies to
development fees. In this study, the impact of development on improvement needs is analyzed in terms
of quantifiable relationships between various types of development and the demand for specific facilities,
based on applicable level-of-service standards.
Demonstrating a Benefit. A sufficient benefit relationship requires that development fee revenues be
segregated from other funds and expended only on the facilities for which the fees were charged. Fees
must be expended in a timely manner and the facilities funded by the fees must serve the development
paying the fees. However, nothing in the U.S. Constitution or the State enabling Act authorizing
development fees requires that facilities funded with fee revenues be available exclusively to
development paying the fees. In other words, existing development may benefit from these
improvements as well.
Procedures for the earmarking and expenditure of fee revenues are typically mandated by the State
Enabling Legislation, as are procedures to ensure that the fees are expended expeditiously or refunded.
All requirements are intended to ensure that developments benefit from the fees they are required to
pay. Thus, an adequate showing of benefit must address procedural as well as substantive issues.
Demonstrating Proportionality. The requirement that exactions be proportional to the impacts of
development was clearly stated by the U.S. Supreme Court in the Dolan case (although the relevance of
that decision to development fees has been debated) and is logically necessary to establish a proper
nexus. Proportionality is established through the procedures used to identify development-related facility
costs, and in the methods used to calculate development fees for various types of facilities and categories
of development. The demand for facilities is measured in terms of relevant and measurable attributes of
development.
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DEVELOPMENT FEE REPORT
Development fees for the necessary public services made necessary by new development must be based
on the same level of service (LOS) provided to existing development in the service area. There are three
basic methodologies used to calculate development fees. They examine the past, present, and future
status of infrastructure. The objective of evaluating these different methodologies is to determine the
best measure of the demand created by new development for additional infrastructure capacity. Each
methodology has advantages and disadvantages in a particular situation and can be used simultaneously
for different cost components.
Reduced to its simplest terms, the process of calculating development fees involves two main steps: (1)
determining the cost of development-related capital improvements and (2) allocating those costs
equitably to various types of development. In practice, though, the calculation of development fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following paragraphs
discuss basic methodologies for calculating development fees and how those methodologies can be
applied.
•
Cost Recovery (past improvements) - The rationale for recoupment, often called cost recovery, is
that new development is paying for its share of the useful life and remaining capacity of facilities
already built, or land already purchased, from which new growth will benefit. This methodology
is often used for utility systems that must provide adequate capacity before new development
can take place.
•
Incremental Expansion (concurrent improvements) - The incremental expansion methodology
documents current LOS standards for each type of public facility, using both quantitative and
qualitative measures. This approach assumes there are no existing infrastructure deficiencies or
surplus capacity in infrastructure. New development is only paying its proportionate share for
growth-related infrastructure. Revenue will be used to expand or provide additional facilities, as
needed, to accommodate new development. An incremental expansion cost method is best
suited for public facilities that will be expanded in regular increments to keep pace with
development.
•
Plan-Based (future improvements) - The plan-based methodology allocates costs for a specified
set of improvements to a specified amount of development. Improvements are typically identified
in a long-range facility plan and development potential is identified by a land use plan. There are
two basic options for determining the cost per demand unit: (1) total cost of a public facility can
be divided by total demand units (average cost), or (2) the growth-share of the public facility cost
can be divided by the net increase in demand units over the planning timeframe (marginal cost).
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SERVICE AREA
Shown below in Figure 1, the proposed development fees use a citywide service area.
Figure 1: Development Fee Service Area
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DEVELOPMENT FEE COMPONENTS
Shown below, Figure 1 summarizes service areas, methodologies, and infrastructure cost components for
the proposed fees.
Figure 2: Proposed Development Fee Service Areas, Methodologies, and Cost Components
Calculations throughout this report are based on an analysis conducted using Excel software. Most results
are discussed in the report using two, three, and four decimal places, which represent rounded figures.
However, the analysis itself uses figures carried to their ultimate decimal places; therefore, the sums and
products generated in the analysis may not equal the sum or product if the reader replicates the
calculation with the factors shown in the report (due to the rounding of figures shown, not in the analysis).
Necessary
Public Service
Service
Area
Cost
Recovery
Incremental
Expansion
Plan-Based
Cost
Allocation
Fire
Facilities
Citywide
N/A
Fire Facilities, Fire
Apparatus
Development
Fee Report
Population,
Vehicle Trips
Library
Facilities
Citywide
N/A
Library Facilities
Development
Fee Report
Population,
Jobs
Parks and
Recreational
Facilities
Citywide
N/A
Park Amenities
Development
Fee Report
Population,
Jobs
Police
Facilities
Citywide
N/A
Police Facilities,
Police Vehicles,
Police Equipment
Development
Fee Report
Population,
Vehicle Trips
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CURRENT DEVELOPMENT FEES
Current development fees are assessed per housing unit for residential development and per 1,000 square
feet of floor area for nonresidential development.
Figure 3: Current Development Fees
PROPOSED DEVELOPMENT FEES
Proposed development fees will be assessed per housing unit for residential development. For
nonresidential development, proposed development fees will be assessed per 1,000 square feet of floor
area, per bed, or per room based on the development type. The proposed fees represent the maximum
allowable fees. Glendale may adopt fees that are less than the amounts shown; however, a reduction in
development fee revenue will necessitate an increase in other revenues, a decrease in planned capital
improvements, and/or a decrease in level-of-service standards. All costs in the Development Fee Report
represent current dollars with no assumed inflation over time. If costs change significantly over time,
development fees should be recalculated.
Figure 4: Proposed Development Fees
Single Family
Housing Unit
$655
$195
$936
$719
$2,505
Multi-Family
Housing Unit
$433
$129
$618
$475
$1,655
Industrial
1,000 Sq Ft
$106
$9
$48
$117
$280
Commercial
1,000 Sq Ft
$789
$19
$97
$867
$1,772
Office & Other Services
1,000 Sq Ft
$308
$24
$123
$339
$794
Institutional
1,000 Sq Ft
$408
$7
$38
$448
$901
Development
Unit
Development
Unit
Residential Fees per Development Unit
Development Type
Fire
Library
Parks &
Recreational
Police
Current
Fees
Nonresidential Fees per Development Unit
Development Type
Fire
Library
Parks &
Recreational
Police
Current
Fees
Single Family
Housing Unit
$850
$355
$1,194
$702
$3,101
Multi-Family
Housing Unit
$575
$240
$808
$475
$2,098
Industrial
1,000 Sq Ft
$140
$21
$70
$115
$346
Commercial
1,000 Sq Ft
$1,010
$38
$129
$834
$2,011
Office & Other Services
1,000 Sq Ft
$448
$58
$198
$370
$1,074
Institutional
1,000 Sq Ft
$616
$54
$184
$509
$1,363
Assisted Living
Bed
$108
$11
$37
$89
$245
Lodging
Room
$331
$10
$34
$273
$648
Residential Fees per Development Unit
Development Type
Fire
Parks &
Recreational
Police
Library
Proposed
Fees
Nonresidential Fees per Development Unit
Development Type
Fire
Parks &
Recreational
Police
Library
Proposed
Fees
Development
Unit
Development
Unit
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DIFFERENCE BETWEEN PROPOSED AND CURRENT DEVELOPMENT FEES
The differences between the proposed and current development fees are displayed below in Figure 5.
Figure 5: Difference Between Proposed and Current Development Fees
Single Family
Housing Unit
$195
$160
$258
($17)
$596
Multi-Family
Housing Unit
$142
$111
$190
$0
$443
Industrial
1,000 Sq Ft
$34
$12
$22
($2)
$66
Commercial
1,000 Sq Ft
$221
$19
$32
($33)
$239
Office & Other Services
1,000 Sq Ft
$140
$34
$75
$31
$280
Institutional
1,000 Sq Ft
$208
$47
$146
$61
$462
Assisted Living
Bed
N/A
N/A
N/A
N/A
N/A
Lodging
Room
N/A
N/A
N/A
N/A
N/A
Difference
Development Type
Fire
Library
Parks &
Recreational
Police
Development Type
Fire
Library
Parks &
Recreational
Police
Development
Unit
Development
Unit
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Difference
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LAND USE ASSUMPTIONS
Arizona’s Development Fee Act requires the preparation of Land Use Assumptions, which are defined in
Arizona Revised Statutes § 9-463.05(T)(6) as:
“projections of changes in land uses, densities, intensities and population for a specified service
area over a period of at least ten years and pursuant to the General Plan of the municipality.”
The estimates and projections of residential and nonresidential development in this Land Use
Assumptions document are for all areas within Glendale. The current demographic estimates and future
development projections will be used in the Infrastructure Improvements Plan (IIP) and in the calculation
of development fees. Current demographic data estimates for 2024 are used in calculating levels of service
(LOS) provided to existing development in Glendale. Arizona’s Enabling Legislation requires fees to be
updated at least every five years and limits the IIP to a maximum of 10 years.
SUMMARY OF GROWTH INDICATORS
Key land use assumptions include population, housing units, and employment projections. TischlerBise
projects development using on a combination of data published by the Maricopa Association of
Governments (MAG) and recommendations from Glendale staff based on recent and planned
development. Development projections are summarized in Figure L11. These projections will be used to
estimate fee revenue and to indicate the anticipated need for growth-related infrastructure. However,
development fee methodologies are designed to reduce sensitivity to development projections in the
determination of the proportionate share fee amounts. If actual development occurs at a slower rate than
projected, fee revenue will decline, but so will the need for growth-related infrastructure. In contrast, if
development occurs at a faster rate than anticipated, fee revenue will increase, but Glendale will also
need to accelerate infrastructure improvements to keep pace with the actual rate of development. During
the next 10 years, residential development projections indicate a population increase of 17,504 persons
in 7,395 housing units, and nonresidential development projections indicate an employment increase of
24,474 jobs in approximately 14,970,000 square feet of floor area.
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SERVICE AREA
Figure L1: Development Fee Service Area
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RESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of residential development including
population and housing units.
Recent Residential Construction
Development fees require an analysis of current levels of service. For residential development, current
levels of service are determined using estimates of population and housing units. Shown below, Figure L2
indicates the estimated number of housing units added by decade according to data obtained from the
U.S. Census Bureau. In the previous decade, Glendale’s housing stock grew by an average of 141 housing
units per year.
Figure L2: Housing Units by Decade
Census 2010 Housing Units
90,505
Census 2020 Housing Units
91,912
New Housing Units 2010 to 2020
1,407
Source: U.S. Census Bureau, Census 2020 Summary File 1, Census 2010 Summary File 1, 2018-2022 5-Year
American Community Survey (for 2000s and earlier, adjusted to yield total units in 2010).
Glendale's housing stock grew by an
average of 141 housing units per year
from 2010 to 2020.
0
5,000
10,000
15,000
20,000
25,000
Before 1970
1970s
1980s
1990s
2000s
2010s
Housing Units Added by Decade
in Glendale
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Glendale, Arizona
13
Occupancy Factors
According to the U.S. Census Bureau, a household is a housing unit occupied by year-round residents.
Development fees often use per capita standards and persons per housing unit (PPHU) or persons per
household (PPH) to derive proportionate share fee amounts. When PPHU is used in the fee calculations,
infrastructure standards are derived using year-round population. When PPH is used in the fee
calculations, the development fee methodology assumes a higher percentage of housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
TischlerBise recommends that development fees for residential development be imposed according to
the number of persons per housing unit.
Occupancy calculations require data on population and the types of units by structure. The 2010 census
did not obtain detailed information using a “long-form” questionnaire. Instead, the U.S. Census Bureau
switched to a continuous monthly mailing of surveys, known as the American Community Survey (ACS),
which has limitations due to sample-size constraints. For example, data on detached housing units are
now combined with attached single units (commonly known as townhouses, which share a common
sidewall, but are constructed on an individual parcel of land). For development fees in Glendale, detached
units, attached units, and mobile home units are included in the “Single-Family” category. The second
residential category includes duplexes, all structures with two or more units on an individual parcel of
land, recreational vehicles, and all other units.
Figure L3 below shows the occupancy estimates for Glendale based on 2018-2022 American Community
Survey 5-Year Estimates. Single-family units averaged 2.97 persons per housing unit and multi-family units
averaged 2.01 persons per housing unit. The estimates shown below are used only to calculate occupancy
factors and may not match population and housing unit estimates shown throughout this report.
Figure L3: Occupancy Factors
Single-Family1
189,072
61,136
3.09
63,612
2.97
70.1%
3.89%
Multi-Family2
54,425
24,243
2.24
27,099
2.01
29.9%
10.54%
Total
243,497
85,379
2.85
90,711
2.68
100.0%
5.88%
Source: U.S. Census Bureau, 2018-2022 American Community Survey 5-Year Estimates.
1. Includes detached, attached (i.e., townhouses), and mobile home units.
2. Includes dwellings in structures with two or more units or a boat, RV, van, etc.
Housing
Mix
Vacancy
Rate
Housing Type
Persons
Households Persons per
Household
Housing
Units
Persons per
Housing
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Glendale, Arizona
14
Residential Estimates
For 2020, data published by the U.S. Census Bureau includes 244,198 persons living in 91,912 housing
units citywide. Using data published by the Maricopa Association of Governments (MAG), the 2024
population estimate includes 261,600 persons. Converting additional population to housing units using
the occupancy factors shown in Figure L3 results in a 2024 housing unit estimate of 96,875 units. For this
study, the analysis assumes the occupancy factors shown in Figure L3 will remain constant throughout the
10-year projection period.
Residential Projections
Population and housing unit projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease.
TischlerBise projects future residential development using a combination of data published by MAG and
staff recommendations. MAG population projections released in 2023 include a 2024 population of
261,600 and a 2034 population of 283,000. Converting the population increase to housing units using the
occupancy factors shown in Figure L3 and the housing mix based on MAG data results in an increase of
8,707 housing unit–4,062 single-family units and 4,645 multi-family units. Based on input from Glendale’s
Development Services Department, the analysis includes fewer single-family units to more accurately
reflect the amount of land available for future single-family development.
The revised housing unit projections, shown below, include 2,750 single-family units and 4,645 multi-
family units for a 10-year increase of 7,395 units. Applying the occupancy factors shown in Figure L3 to
the housing unit projections results in 10-year population increase of 17,504 persons ((2,750 single-family
units X 2.97 persons per housing unit) + (4,645 multi-family units X 2.01 persons per housing unit)).
Figure L4: Residential Projections
2024
2025
2026
2027
2028
2029
2034
Base Year
1
2
3
4
5
10
Population
261,600
263,766
265,545
266,860
269,026
271,115
279,104
17,504
Housing Units
Single Family
67,500
67,947
68,315
68,586
69,034
69,465
70,249
2,750
Multi-Family
29,376
29,792
30,134
30,387
30,803
31,205
34,021
4,645
Total
96,875
97,739
98,449
98,973
99,837
100,670
104,270
7,395
10-Year
Increase
Glendale, Arizona
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
15
NONRESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of nonresidential development including jobs
and nonresidential floor area.
Nonresidential Demand Factors
TischlerBise uses the term jobs to refer to employment by place of work. In Figure L5, gray shading
indicates the nonresidential development prototypes used to derive employment densities. For
nonresidential development, TischlerBise uses data published in Trip Generation, Institute of
Transportation Engineers, 11th Edition (2021). The prototype for industrial development is Industrial Park
(ITE 130) with 864 square feet of floor area per employee. For office development, the proxy is General
Office (ITE 710) with 307 square feet of floor area per employee. Institutional development uses
Government Office (ITE 730) with 330 square feet of floor area per employee. The prototype for
commercial development is Shopping Center (ITE 820) with 471 square feet of floor area per employee.
Figure L5: Nonresidential Demand Units
ITE
Demand
Wkdy Trip Ends Wkdy Trip Ends
Emp Per
Sq Ft
Code
Unit
Per Dmd Unit1
Per Employee1
Dmd Unit
Per Emp
110
Light Industrial
1,000 Sq Ft
4.87
3.10
1.57
637
130
Industrial Park
1,000 Sq Ft
3.37
2.91
1.16
864
140
Manufacturing
1,000 Sq Ft
4.75
2.51
1.89
528
150
Warehousing
1,000 Sq Ft
1.71
5.05
0.34
2,953
254
Assisted Living
bed
2.60
4.24
0.61
na
610
Hospital
1,000 Sq Ft
10.77
3.77
2.86
350
620
Nursing Home
bed
3.06
3.31
0.92
na
710
General Office (avg size)
1,000 Sq Ft
10.84
3.33
3.26
307
720
Medical-Dental Office
1,000 Sq Ft
36.00
8.71
4.13
242
730
Government Office
1,000 Sq Ft
22.59
7.45
3.03
330
770
Business Park
1,000 Sq Ft
12.44
4.04
3.08
325
820
Shopping Center (avg size)
1,000 Sq Ft
37.01
17.42
2.12
471
1. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
Land Use / Size
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
16
Nonresidential Estimates
To estimate 2024 employment, the analysis applies a straight-line projection between MAG 2020
employment estimate and 2030 employment projections. Shown below, 2024 employment estimates
include 88,741 jobs. The analysis applies the employment density multipliers shown in Figure L5 to the
employment estimates shown below to estimate nonresidential floor area. For industrial, the analysis
includes actual square feet constructed in recent warehouse development. For 2024, existing
nonresidential floor area includes 51,680,669 square feet.
Shown in the bottom on Figure L6 is the 2024 jobs and nonresidential floor area estimate.
Figure L6: Nonresidential Estimates
2024
Square Feet
2024 Estimated
Jobs1
per Job2
Floor Area3
Industrial4
17,924
864
25,198,954
Commercial5
27,453
471
12,930,575
Office & Other Service6
32,985
307
10,126,531
Institutional7
10,378
330
3,424,608
Total
88,741
51,680,669
2. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
4. Includes MAG industrial employment.
5. Includes MAG retail employment.
6. Includes MAG office and other employment.
7. Includes MAG public employment.
Nonresidential
Category
1. TischlerBise calculation based on Maricopa Association of Governments (MAG) Socioeconomic
Projections, 2023.
3. TischlerBise calculation (2024 jobs X square feet per job). Industrial estimate includes recent
warehouse development.
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Glendale, Arizona
17
Nonresidential Projections
Employment and floor area projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease.
TischlerBise projects nonresidential development using employment data published by MAG in the 2023
Socioeconomic Projections document. Projected employment growth over the next 10 years includes an
additional 24,474 jobs.
To convert employment to nonresidential floor area, the analysis applies employment density multipliers
shown in Figure L5 to the employment projections shown below. For example, the 10-year increase of
12,435 industrial jobs multiplied by 864 square feet per industrial job equals approximately 10,744,000
square feet of industrial development. Based on these assumptions, the 10-year projections include an
increase of approximately 14,970,000 square feet.
Figure L7: Nonresidential Projections
2024
2025
2026
2027
2028
2029
2034
Base Year
1
2
3
4
5
10
Employment
Industrial
22,292
23,837
25,382
26,927
28,471
30,016
34,727
12,435
Commercial
27,841
28,259
28,676
29,093
29,510
29,927
30,858
3,017
Office & Other Services
30,230
30,970
31,710
32,450
33,191
33,931
37,712
7,482
Institutional
10,378
10,570
10,762
10,955
11,147
11,340
11,918
1,540
Total
90,741
93,636
96,530
99,425
102,319
105,214
115,215
24,474
Nonres. Floor Area (x1,000)
Industrial
28,946
30,281
31,616
32,951
34,285
35,620
39,690
10,744
Commercial
13,113
13,310
13,506
13,703
13,899
14,096
14,534
1,421
Office & Other Services
9,281
9,508
9,735
9,962
10,190
10,417
11,578
2,297
Institutional
3,425
3,488
3,552
3,615
3,679
3,742
3,933
508
Total
54,765
56,587
58,409
60,231
62,052
63,874
69,735
14,970
10-Year
Increase
Glendale, Arizona
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Glendale, Arizona
18
AVERAGE WEEKDAY VEHICLE TRIPS
Glendale will use average weekday vehicle trips (AWVT) for fire facilities fees and police facilities fees.
Components used to determine AWVT include average weekday vehicle trip generation rates,
adjustments for commuting patterns, and adjustments for pass-by trips.
Residential Trip Generation Rates
For residential development, TischlerBise uses trip generation rates published in Trip Generation, Institute
of Transportation Engineers, 11th Edition (2021). For single-family development, the proxy is Single Family
Detached Housing (ITE 210), and this type of development generates 9.43 average weekday vehicle trip
ends per unit. For multi-family development, the proxy is Multifamily Housing Low-Rise (ITE 220), and this
type of development generates 6.74 average weekday vehicle trip ends per unit.
Nonresidential Trip Generation Rates
For nonresidential development, TischlerBise uses trip generation rates published in Trip Generation,
Institute of Transportation Engineers, 11th Edition (2021). The prototype for industrial development is
Industrial Park (ITE 130) which generates 3.37 average weekday vehicle trip ends per 1,000 square feet of
floor area. The prototype for commercial development is Shopping Center (ITE 820) which generates 37.01
average weekday vehicle trips per 1,000 square feet of floor area. For office & other services
development, the proxy is General Office (ITE 710), and it generates 10.84 average weekday vehicle trip
ends per 1,000 square feet of floor area. Institutional development uses Government Office (ITE 730) and
generates 22.59 average weekday vehicle trip ends per 1,000 square feet of floor area.
Figure L8: Average Weekday Vehicle Trip Ends by Land Use
ITE
Demand
Wkdy Trip Ends Wkdy Trip Ends
Emp Per
Sq Ft
Code
Unit
Per Dmd Unit1
Per Employee1
Dmd Unit
Per Emp
110
Light Industrial
1,000 Sq Ft
4.87
3.10
1.57
637
130
Industrial Park
1,000 Sq Ft
3.37
2.91
1.16
864
150
Warehousing
1,000 Sq Ft
1.71
5.05
0.34
2,953
254
Assisted Living
bed
2.60
4.24
0.61
na
310
Hotel
room
7.99
14.34
0.56
na
610
Hospital
1,000 Sq Ft
10.77
3.77
2.86
350
710
General Office (avg size)
1,000 Sq Ft
10.84
3.33
3.26
307
720
Medical-Dental Office
1,000 Sq Ft
36.00
8.71
4.13
242
730
Government Office
1,000 Sq Ft
22.59
7.45
3.03
330
750
Office Park
1,000 Sq Ft
11.07
3.54
3.13
320
820
Shopping Center (avg size)
1,000 Sq Ft
37.01
17.42
2.12
471
1. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
Land Use / Size
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Glendale, Arizona
19
Trip Rate Adjustments
To calculate fire and police facilities fees, trip generation rates require an adjustment factor to avoid
double counting each trip at both the origin and destination points. Therefore, the basic trip adjustment
factor is 50 percent. As discussed further in this section, the development fee methodology includes
additional adjustments to make the fees proportionate to the infrastructure demand for particular types
of development.
Commuter Trip Adjustment
Residential development has a larger trip adjustment factor of 64 percent to account for commuters
leaving Glendale for work. According to the 2009 National Household Travel Survey (Table 30) weekday
work trips are typically 31 percent of production trips (i.e., all out-bound trips, which are 50 percent of all
trip ends). As shown in Figure L9, the U.S. Census Bureau’s OnTheMap web application indicates 89
percent of resident workers traveled outside of Glendale for work in 2021. In combination, these factors
(0.31 x 0.50 x 0.89 = 0.14) support the additional 14 percent allocation of trips to residential development.
Figure L9: Commuter Trip Adjustment
Adjustment for Pass-By Trips
For commercial and institutional development, the trip adjustment factor is less than 50 percent because
these types of development attract vehicles as they pass by on arterial and collector roads. For example,
when someone stops at a convenience store on the way home from work, the convenience store is not
the primary destination. For the average shopping center, ITE data indicate 34 percent of the vehicles that
enter are passing by on their way to some other primary destination. The remaining 66 percent of
attraction trips have the commercial site as their primary destination. Because attraction trips are half of
all trips, the trip adjustment factor is 66 percent multiplied by 50 percent, or 33 percent of the trip ends.
Employed Residents
103,409
Residents Living and Working in Glendale
11,591
Residents Commuting Outside Glendale for Work
91,818
Percent Commuting out of Glendale
89%
Additional Production Trips1
14%
Residential Trip Adjustment Factor
64%
Source: U.S. Census Bureau, OnTheMap Application (version 6.24.1) and LEHD Origin-Destination Employment Statistics,
1. According to the National Household Travel Survey (2009)*, published in December 2011 (see Table 30), home-based
work trips are typically 30.99 percent of “production” trips, in other words, out-bound trips (which are 50 percent of all
trip ends). Also, LED OnTheMap data from 2021 indicate that 89 percent of Glendale's workers travel outside the city for
work. In combination, these factors (0.3099 x 0.50 x 0.89 = 0.14) account for 14 percent of additional production trips.
The total adjustment factor for residential includes attraction trips (50 percent of trip ends) plus the journey-to-work
commuting adjustment (14 percent of production trips) for a total of 64 percent.
*http://nhts.ornl.gov/publications.shtml ; Summary of Travel Trends - Table "Daily Travel Statistics by Weekday vs. Weekend"
Trip Adjustment Factor for Commuters
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
20
Average Weekday Vehicle Trips
Shown below in Figure L10, multiplying average weekday vehicle trip ends and trip adjustment factors
(discussed on the previous page) by Glendale’s existing development units provides the average weekday
vehicle trips generated by existing development. As shown below, Glendale’s existing citywide
development generates 818,850 vehicle trips on an average weekday.
Figure L10: Average Weekday Vehicle Trips by Land Use
Development
Development
ITE
Avg Wkday
Trip
2024
2024
Type
Unit
Code
VTE
Adjustment
Dev Units
Veh Trips
Single Family
HU
210
9.43
64%
67,500
407,373
Multi-Family
HU
220
6.74
64%
29,376
126,716
Industrial
KSF
130
3.37
50%
28,946
48,775
Commercial
KSF
820
37.01
33%
13,113
160,157
Office & Other Services
KSF
710
10.84
50%
9,281
50,301
Institutional
KSF
730
22.59
33%
3,425
25,529
Total
818,850
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
21
DEVELOPMENT PROJECTIONS
Provided below is a summary of development projections used in the Development Fee Report. Base year estimates for 2024 are used in the fee
calculations. Development projections are used to illustrate a possible future pace of demand for service units and cash flows resulting from
revenues and expenditures associated with those demands.
Figure L11: Development Projections Summary
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
Base Year
1
2
3
4
5
6
7
8
9
10
Population
261,600
263,766
265,545
266,860
269,026
271,115
272,256
274,363
276,294
277,875
279,104
17,504
Housing Units
Single Family
67,500
67,947
68,315
68,586
69,034
69,465
69,577
69,784
69,974
70,129
70,249
2,750
Multi-Family
29,376
29,792
30,134
30,387
30,803
31,205
31,607
32,350
33,031
33,588
34,021
4,645
Total
96,875
97,739
98,449
98,973
99,837
100,670
101,184
102,134
103,004
103,717
104,270
7,395
Employment
Industrial
22,292
23,837
25,382
26,927
28,471
30,016
31,561
32,353
33,144
33,936
34,727
12,435
Commercial
27,841
28,259
28,676
29,093
29,510
29,927
30,344
30,473
30,601
30,730
30,858
3,017
Office & Other Services
30,230
30,970
31,710
32,450
33,191
33,931
34,671
35,431
36,191
36,952
37,712
7,482
Institutional
10,378
10,570
10,762
10,955
11,147
11,340
11,532
11,629
11,725
11,822
11,918
1,540
Total
90,741
93,636
96,530
99,425
102,319
105,214
108,108
109,885
111,661
113,438
115,215
24,474
Nonres. Floor Area (x1,000)
Industrial
28,946
30,281
31,616
32,951
34,285
35,620
36,955
37,639
38,322
39,006
39,690
10,744
Commercial
13,113
13,310
13,506
13,703
13,899
14,096
14,292
14,353
14,413
14,474
14,534
1,421
Office & Other Services
9,281
9,508
9,735
9,962
10,190
10,417
10,644
10,877
11,111
11,344
11,578
2,297
Institutional
3,425
3,488
3,552
3,615
3,679
3,742
3,806
3,837
3,869
3,901
3,933
508
Total
54,765
56,587
58,409
60,231
62,052
63,874
65,696
66,706
67,715
68,725
69,735
14,970
10-Year
Increase
Glendale, Arizona
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Glendale, Arizona
22
Average Weekday Vehicle Trips
Provided below is a summary of vehicle trip projections used in the Development Fee Report. Base year estimates for 2024 are used in the fee
calculations. Development projections are used to illustrate a possible future pace of demand for service units and cash flows resulting from
revenues and expenditures associated with those demands. TischlerBise uses the projections shown below for nonresidential fire and police fees.
Figure L12: Average Weekday Vehicle Trips Summary
Base
1
2
3
4
5
6
7
8
9
10
10-Year
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034
Increase
Single Family Units
67,500
67,947
68,315
68,586
69,034
69,465
69,577
69,784
69,974
70,129
70,249
2,750
Multi-Family Units
29,376
29,792
30,134
30,387
30,803
31,205
31,607
32,350
33,031
33,588
34,021
4,645
Industrial KSF
28,946
30,281
31,616
32,951
34,285
35,620
36,955
37,639
38,322
39,006
39,690
10,744
Commercial KSF
13,113
13,310
13,506
13,703
13,899
14,096
14,292
14,353
14,413
14,474
14,534
1,421
Office & Other Services KSF
9,281
9,508
9,735
9,962
10,190
10,417
10,644
10,877
11,111
11,344
11,578
2,297
Institutional KSF
3,425
3,488
3,552
3,615
3,679
3,742
3,806
3,837
3,869
3,901
3,933
508
Single Family Trips
407,373
410,074
412,292
413,932
416,633
419,237
419,913
421,161
422,305
423,240
423,968
16,595
Multi-Family Trips
126,716
128,512
129,987
131,077
132,873
134,605
136,340
139,545
142,482
144,885
146,754
20,038
Residential Trips
534,089
538,586
542,279
545,009
549,506
553,842
556,254
560,705
564,786
568,125
570,722
36,633
Industrial Trips
48,775
51,024
53,273
55,522
57,771
60,020
62,269
63,421
64,573
65,726
66,878
18,103
Commercial Trips
160,157
162,556
164,955
167,355
169,754
172,153
174,553
175,292
176,031
176,770
177,510
17,353
Office & Other Services Trips
50,301
51,532
52,764
53,996
55,227
56,459
57,690
58,955
60,220
61,485
62,750
12,450
Institutional Trips
25,529
26,003
26,476
26,949
27,423
27,896
28,369
28,607
28,844
29,081
29,319
3,789
Nonresidential Trips
284,761
291,115
297,468
303,821
310,175
316,528
322,881
326,275
329,669
333,063
336,456
51,695
Total Vehicle Trips
818,850
829,700
839,747
848,831
859,681
870,370
879,135
886,981
894,455
901,188
907,179
88,328
Glendale, Arizona
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
23
FIRE FACILITIES
ARS § 9-463.05 (T)(7)(f) defines the eligible facilities and assets for the Fire Facilities IIP:
“Fire and police facilities, including all appurtenances, equipment and vehicles. Fire and police
facilities do not include a facility or portion of a facility that is used to replace services that were
once provided elsewhere in the municipality, vehicles and equipment used to provide
administrative services, helicopters or airplanes or a facility that is used for training firefighters or
officers from more than one station or substation.”
The Fire Facilities IIP includes components for fire facilities, fire apparatus, and the cost of preparing the
Fire Facilities IIP and related development fee report. The incremental expansion methodology is used for
fire facilities and fire apparatus. The plan-based methodology is used for the development fee report.
SERVICE AREA
Glendale’s Fire Department strives to provide a uniform response time within the city limits; therefore,
there is a citywide service area for the Fire Facilities IIP.
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
24
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Fire Facilities IIP and
development fees allocate the cost of fire services between residential and nonresidential development
based on functional population. Based on 2021 estimates from the U.S. Census Bureau’s OnTheMap web
application, residential development accounts for approximately 76 percent of functional population and
nonresidential development accounts for the remaining 24 percent.
Figure F1: Proportionate Share
The proportionate share of costs attributable to residential development are allocated to population and
then converted to an appropriate amount by type of housing unit. TischlerBise recommends using vehicle
trips as the demand indicator for nonresidential demand for fire infrastructure. Trip generation rates are
used for nonresidential development because vehicle trips are highest for commercial developments,
such as shopping centers, and lowest for industrial development. Office and institutional trip rates fall
between the other two categories. This ranking of trip rates is consistent with the relative demand for fire
infrastructure from nonresidential development.
Residential
Demand
Person
Population
250,585
Hours/Day
Hours
Residents Not Working
147,176
20
2,943,520
Employed Residents
103,409
Employed in Glendale
11,591
14
162,274
Employed outside Glendale
91,818
14
1,285,452
Residential Subtotal
4,391,246
Residential Share
76%
Nonresidential
Non-working Residents
147,176
4
588,704
Jobs Located in Glendale
82,315
Residents Employed in Glendale
11,591
10
115,910
Non-Resident Workers (inflow commuters)
70,724
10
707,240
Nonresidential Subtotal
1,411,854
Nonresidential Share
24%
Total
5,803,100
Source: Arizona Office of Economic Opportunity (population), U.S. Census Bureau, OnTheMap Application and LEHD
Origin-Destination Employment Statistics, Version 6.24.1 (employment).
Demand Units in 2021
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
25
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure F2 displays the service units for residential and nonresidential land uses. For residential
development, the table displays the number of persons per housing unit. For nonresidential development,
the table displays the number of average weekday vehicle trips per development unit.
Figure F2: Ratio of Service Unit to Development Unit
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Single Family
Housing Unit
2.97
Multi-Family
Housing Unit
2.01
Industrial
1,000 Sq Ft
3.37
50%
1.69
Commercial
1,000 Sq Ft
37.01
33%
12.21
Office & Other Services
1,000 Sq Ft
10.84
50%
5.42
Institutional
1,000 Sq Ft
22.59
33%
7.45
Assisted Living
Bed
2.60
50%
1.30
Lodging
Room
7.99
50%
4.00
1. See Land Use Assumptions
Development
Unit
Development
Unit
Vehicle Trips
per Dev. Unit1
Trip Rate
Adjustment
Residential Development
Development Type
Persons
per Dev. Unit1
Nonresidential Development
Development Type
Avg Weekday
Veh Trip Ends1
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
26
Fire Facilities – Incremental Expansion
Glendale currently provides 113,278 square feet of fire facilities to existing development, and Glendale
plans to construct additional fire facilities to serve future development.
Figure F3: Existing Fire Facilities
Glendale plans to construct the Airport Area Station to serve future development. According to estimates
from the Glendale Engineering Department, the Airport Area Station includes 11,500 square feet of floor
area and the total construction cost estimate is $12,500,000. Funding sources include bond funds of
$5,954,000 and development fee funds of $6,546,000. Instead of calculating a separate bond credit to
prevent future development from funding fire facilities one time through development fees and a second
time through future bond payments, the analysis excludes bond funds from the cost calculation. Based
on the share of development fee funds for the Airport Area Station, the development fee share is $569
per square foot ($6,546,000 / 11,500 square feet). Glendale will likely fund construction of future fire
facilities with a similar mix of funding sources, so the analysis uses $569 per square foot as a proxy for
future growth-related fire facilities costs.
Figure F4: Construction Cost Factors
Description
Square Feet
Station 151
15,429
Station 152
12,622
Station 153
7,400
Station 154
9,470
Station 155
6,058
Station 156
6,738
Station 157
16,000
Station 158
11,900
Station 159
14,400
Fire Resource Center
13,261
Total
113,278
Source: Glendale Engineering Department
Airport Area Station Cost
$12,500,000
Bond Funds
$5,954,000
Development Fee Funds
$6,546,000
Square Feet
11,500
Cost per Square Foot
$569
Source: Glendale Engineering Department
Cost Factors
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
27
To allocate the proportionate share of demand for fire facilities to residential and nonresidential
development, this analysis uses functional population shown in Figure F1. Glendale’s existing level of
service for residential development is 0.3291 square feet per person (113,278 square feet X 76 percent
residential share / 261,600 persons). The nonresidential level of service is 0.0955 square feet per vehicle
trip (113,278 square feet X 24 percent nonresidential share / 284,761 vehicle trips). For fire facilities, the
cost is $187.33 per person (0.3291 square feet per person X $569 per square foot) and $54.34 per vehicle
trip (0.0955 square feet per vehicle trip X $569 per square foot).
Figure F5: Existing Level of Service
Existing Square Feet
113,278
Residential Share
76%
2024 Population
261,600
Square Feet per Person
0.3291
Cost per Person
$187.33
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Square Feet per Vehicle Trip
0.0955
Cost per Vehicle Trip
$54.34
Source: Glendale Fire Department
Nonresidential
Level-of-Service (LOS) Standards
Residential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
28
Fire Apparatus – Incremental Expansion
Glendale currently serves existing development with 26 fire apparatus, and Glendale plans to acquire
additional fire apparatus to serve future development. The replacement cost of the existing fleet is
$33,540,000. To allocate the proportionate share of demand for fire apparatus to residential and
nonresidential development, this analysis uses functional population outlined in Figure F1. Glendale’s
existing level of service for residential development is 0.00008 units per person (26 units X 76 percent
residential share / 261,600 persons). The nonresidential level of service is 0.00002 units per vehicle trip
(26 units X 24 percent nonresidential share / 284,761 vehicle trips).
Based on the existing fleet, the weighted average cost for a new fire apparatus is $1,290,000 per unit
($33,540,000 total cost / 26 units), and the analysis uses this cost as a proxy for future fire apparatus costs.
For fire apparatus, the cost is $97.44 per person (0.00008 units per person X $1,290,000 per unit) and
$28.27 per vehicle trip (0.00002 units per vehicle trip X $1,290,000 per unit).
Figure F6: Existing Level of Service
Description
Vehicles
Unit Cost
Total Cost
Pumper
17
$1,200,000
$20,400,000
Ladder
4
$2,200,000
$8,800,000
Tender
3
$1,000,000
$3,000,000
Hazmat
2
$670,000
$1,340,000
Total
26
$1,290,000
$33,540,000
Weighted Average per Vehicle
$1,290,000
Existing Units
26
Residential Share
76%
2024 Population
261,600
Units per Person
0.00008
Cost per Person
$97.44
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Units per Vehicle Trip
0.00002
Cost per Vehicle Trip
$28.27
Source: Glendale Fire Department
Nonresidential
Cost Factors
Level-of-Service (LOS) Standards
Residential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
29
Development Fee Report – Plan-Based
The cost to prepare the Fire Facilities IIP and related development fee report totals $16,213. Glendale
plans to update its report every five years. Based on this cost, proportionate share, and five-year
projections of future development from the Land Use Assumptions document, the cost is $1.29 per person
and $0.12 per vehicle trip.
Figure F7: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, projected development during the next 10 years
includes residential growth of 17,504 persons and nonresidential growth of 51,695 vehicle trips. To
maintain existing levels of service, Glendale needs to construct approximately 10,696 square feet of fire
facilities and expand the apparatus fleet by approximately 2.5 units over the next 10 years. The following
pages include a more detailed projection of demand for services and costs for the Fire Facilities IIP.
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Total
$64,490
Parks and
Recreational
$16,123
Police
$16,123
Proportionate Share
Fire
$16,123
Library
$16,123
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
30
Fire Facilities – Incremental Expansion
Glendale plans to maintain its existing level of service for fire facilities over the next 10 years. Based on a
projected population increase of 17,504 persons, future residential development demands approximately
5,760 square feet of fire facilities (17,504 additional persons X 0.3291 square feet per person). With
projected nonresidential vehicle trip growth of 51,695 vehicle trips, future nonresidential development
demands approximately 4,935 square feet of fire facilities (51,695 additional vehicle trips X 0.0955 square
feet per vehicle trip). Future development demands approximately 10,696 square feet of fire facilities at
a cost of $6,088,249 (10,695.8 square feet X $569 per square foot).
Figure F8: Projected Demand
Demand Unit
Cost per Sq Ft
0.3291 Square Feet
per Person
0.0955 Square Feet
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
86,091.3
27,186.7
113,278.0
2025
263,766
291,115
86,804.1
27,793.3
114,597.4
2026
265,545
297,468
87,389.6
28,399.8
115,789.4
2027
266,860
303,821
87,822.3
29,006.4
116,828.7
2028
269,026
310,175
88,535.1
29,613.0
118,148.1
2029
271,115
316,528
89,222.5
30,219.5
119,442.0
2030
272,256
322,881
89,598.1
30,826.1
120,424.2
2031
274,363
326,275
90,291.5
31,150.1
121,441.6
2032
276,294
329,669
90,927.1
31,474.1
122,401.2
2033
277,875
333,063
91,447.2
31,798.1
123,245.3
2034
279,104
336,456
91,851.7
32,122.1
123,973.8
10-Yr Increase
17,504
51,695
5,760.4
4,935.4
10,695.8
$3,278,920
$2,809,329
$6,088,249
Growth-Related Expenditures
Year
Population
Vehicle
Trips
Square Feet
Fire Facilities
$569
Type of Infrastructure
Level of Service
Demand for Fire Facilities
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
31
Fire Apparatus – Incremental Expansion
Glendale plans to maintain the existing level of service for fire apparatus over the next 10 years. Based on
a projected population increase of 17,504 persons, future residential development demands
approximately 1.3 fire apparatus (17,504 additional persons X 0.00008 units per person). With projected
nonresidential vehicle trip growth of 51,695 vehicle trips, future nonresidential development demands
approximately 1.1 fire apparatus (51,695 trips X 0.00002 units per vehicle trip). Future development
demands approximately 2.5 fire apparatus at a cost of $3,166,881 (2.5 units X $1,290,000 per unit).
Figure F9: Projected Demand
Demand Unit
Cost per Unit
0.00008 Units
per Person
0.00002 Units
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
19.8
6.2
26.0
2025
263,766
291,115
19.9
6.4
26.3
2026
265,545
297,468
20.1
6.5
26.6
2027
266,860
303,821
20.2
6.7
26.8
2028
269,026
310,175
20.3
6.8
27.1
2029
271,115
316,528
20.5
6.9
27.4
2030
272,256
322,881
20.6
7.1
27.6
2031
274,363
326,275
20.7
7.1
27.9
2032
276,294
329,669
20.9
7.2
28.1
2033
277,875
333,063
21.0
7.3
28.3
2034
279,104
336,456
21.1
7.4
28.5
10-Yr Increase
17,504
51,695
1.3
1.1
2.5
$1,705,572
$1,461,308
$3,166,881
Growth-Related Expenditures
Fire Apparatus
$1,290,000
Demand for Fire Apparatus
Year
Population
Vehicle
Trips
Units
Type of Infrastructure
Level of Service
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32
FIRE FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for development fees, because Glendale’s construction
transaction privilege tax rate is equal to the amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications. Appendix A contains the forecast of revenues
required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Fire Facilities Development Fees
Infrastructure components and cost factors for fire facilities are summarized in the upper portion of Figure
F10. The cost per service unit for fire facilities is $286.06 per person and $82.73 per vehicle trip.
Fire facilities development fees for residential development are assessed according to the number of
persons per housing unit. The fee of $850 for a single-family unit is calculated using a cost per service unit
of $286.06 per person multiplied by a demand unit of 2.97 persons per housing unit.
Nonresidential development fees are calculated using average weekday vehicle trips as the service unit.
The fee of $140 per development unit (1,000 square feet) of industrial development is calculated using a
cost per service unit of $82.73 per vehicle trip multiplied by a demand unit of 1.69 average weekday
vehicle trips per 1,000 square feet.
Figure F10: Fire Facilities Development Fees
Fee Component
Cost per Person
Cost per Trip
Fire Facilities
$187.33
$54.34
Fire Apparatus
$97.44
$28.27
Development Fee Report
$1.29
$0.12
Total
$286.06
$82.73
Single Family
Housing Unit
2.97
$850
$655
$195
Multi-Family
Housing Unit
2.01
$575
$433
$142
Industrial
1,000 Sq Ft
1.69
$140
$106
$34
Commercial
1,000 Sq Ft
12.21
$1,010
$789
$221
Office & Other Services
1,000 Sq Ft
5.42
$448
$308
$140
Institutional
1,000 Sq Ft
7.45
$616
$408
$208
Assisted Living
Bed
1.30
$108
N/A
N/A
Lodging
Room
4.00
$331
N/A
N/A
1. See Land Use Assumptions
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Development Type
Vehicle Trips
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
Development
Unit
Development Type
Persons
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
Development
Unit
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33
FIRE FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s enabling legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for fire facilities needed to
accommodate future development. Projected fee revenue shown in Figure F11 is based on the
development projections in the Land Use Assumptions document and the updated fire facilities
development fees. If development occurs at a more rapid rate than projected, the demand for
infrastructure will increase and development fee revenue will increase at a corresponding rate. If
development occurs at a slower rate than projected, the demand for infrastructure will also decrease,
along with development fee revenue. Projected development fee revenue equals $9,270,727 and
projected expenditures equal $9,271,252.
Figure F11: Fire Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Fire Facilities
$6,088,249
$0
$6,088,249
Fire Apparatus
$3,166,881
$0
$3,166,881
Development Fee Report
$16,123
$0
$16,123
Total
$9,271,252
$0
$9,271,252
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$850
$575
$140
$1,010
$448
$616
per unit
per unit
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2024
67,500
29,376
28,946
13,113
9,281
3,425
Year 1
2025
67,947
29,792
30,281
13,310
9,508
3,488
Year 2
2026
68,315
30,134
31,616
13,506
9,735
3,552
Year 3
2027
68,586
30,387
32,951
13,703
9,962
3,615
Year 4
2028
69,034
30,803
34,285
13,899
10,190
3,679
Year 5
2029
69,465
31,205
35,620
14,096
10,417
3,742
Year 6
2030
69,577
31,607
36,955
14,292
10,644
3,806
Year 7
2031
69,784
32,350
37,639
14,353
10,877
3,837
Year 8
2032
69,974
33,031
38,322
14,413
11,111
3,869
Year 9
2033
70,129
33,588
39,006
14,474
11,344
3,901
Year 10
2034
70,249
34,021
39,690
14,534
11,578
3,933
2,750
4,645
10,744
1,421
2,297
508
$2,333,154
$2,663,483
$1,497,386
$1,434,574
$1,029,200
$312,930
$9,270,727
$9,271,252
Total Expenditures
10-Year Increase
Projected Revenue
Projected Fee Revenue
Year
Fee Component
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Glendale, Arizona
34
LIBRARY FACILITIES IIP
ARS § 9-463.05 (T)(7)(d) defines the facilities and assets that can be included in the Library Facilities IIP:
“library facilities of up to ten thousand square feet that provide a direct benefit to development,
not including equipment, vehicles or appurtenances.”
The Library Facilities IIP includes components for library facilities and the cost of preparing the Library
Facilities IIP and related Development Fee Report. The incremental expansion methodology is used for
library facilities, and the plan-based methodology is used for the Development Fee Report.
SERVICE AREA
Glendale provides library services to all development within the city limits; therefore, there is a citywide
service area for the Library Facilities IIP.
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Library Facilities IIP and
development fees allocate the cost of necessary public services between residential and nonresidential
development based on functional population. The Arizona Office of Economic Opportunity estimates
Glendale’s 2021 population equal to 250,585 persons. Based on 2021 estimates from the U.S. Census
Bureau’s OnTheMap web application, 70,724 inflow commuters traveled to Glendale for work in 2021.
The proportionate share is based on cumulative impact hours per year with a resident potentially
impacting library facilities 8,760 hours per year and an inflow commuter potentially impacting library
facilities 1,600 hours per year. Based on these estimates, Glendale’s functional population is 95 percent
residential and five percent nonresidential.
Figure LF1: Proportionate Share
Residential
250,585 residents1
8,760 hours
2,195,124,600
95%
Nonresidential
70,724 inflow commuters2
1,600 hours
113,158,400
5%
2,308,283,000
100%
1. Arizona Office of Economic Opportunity, 2021.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, 2021.
Residential Impact: 8,760 hours per year (24 hours per day X 365 days per year)
Nonresidential Impact: 1,600 hours per year (8 hours per day X 4 days per week X 50 weeks per year)
Total Impact
Hours per Year
Proportionate
Share
Total
Development Type
Impact Days
per Year
Service Unit
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Glendale, Arizona
35
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure LF2 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per housing unit. For nonresidential development,
the table displays the number of employees per development unit.
Figure LF2: Ratio of Service Unit to Development Unit
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Single Family
Housing Unit
2.97
Multi-Family
Housing Unit
2.01
Industrial
1,000 Sq Ft
1.16
Commercial
1,000 Sq Ft
2.12
Office & Other Services
1,000 Sq Ft
3.26
Institutional
1,000 Sq Ft
3.03
Assisted Living
Bed
0.61
Lodging
Room
0.56
1. See Land Use Assumptions
Development
Unit
Development
Unit
Residential Development
Development Type
Persons
per Dev. Unit1
Nonresidential Development
Development Type
Jobs
per Dev. Unit1
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
36
Library Facilities – Incremental Expansion
The Enabling Legislation limits library facilities to “ten thousand square feet that provide a direct benefit
to development.” The City of Glendale has four libraries with a total floor area of 121,160 square feet, but
the analysis includes 37,500 eligible square feet to comply with the Enabling Legislation. To allocate the
proportionate share of demand for library facilities to residential and nonresidential development, this
analysis uses the proportionate share shown in Figure LF1. Glendale’s eligible level of service for
residential development is 0.1362 eligible square feet per person (37,500 eligible square feet X 95 percent
residential share / 261,600 persons). The nonresidential level of service is 0.0207 eligible square feet per
job (37,500 eligible square feet X five percent nonresidential share / 90,741 jobs).
The cost to construct Heroes Park Library was $867 per square foot, and the analysis uses this cost as a
proxy for future library facilities needed to serve future development. For library facilities, the cost is
$118.02 per person (0.1362 eligible square feet per person X $867 per square foot) and $17.91 per job
(0.0207 eligible square feet per job X $867 per square foot).
Figure LF3: Existing Level of Service
Main Library
64,166
10,000
Velma Teague Library
15,994
10,000
Heroes Park Library
7,500
7,500
Foothills Library
33,500
10,000
Total
121,160
37,500
Cost per Square Foot
$867
Eligible Square Feet
37,500
Residential Share
95%
2024 Population
261,600
Eligible Square Feet per Person
0.1362
Cost per Person
$118.02
Nonresidential Share
5%
2024 Jobs
90,741
Eligible Square Feet per Job
0.0207
Cost per Job
$17.91
Source: Glendale Engineering Department
Description
Total
Square Feet
Eligible
Square Feet
Cost Factors
Nonresidential
Residential
Level-of-Service (LOS) Standards
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
37
Development Fee Report – Plan-Based
The cost to prepare the Library Facilities IIP and development fees equals $16,123. Glendale plans to
update its report every five years. Based on this cost, proportionate share, and five-year projections of
future development from the Land Use Assumptions document, the cost is $1.61 per person and $0.06
per job.
Figure LF4: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, projected development during the next 10 years
includes residential growth of 17,504 persons and nonresidential growth of 24,474 jobs. To maintain the
existing eligible level of service, Glendale needs to construct approximately 2,889 square feet of library
facilities during the next 10 years. The following page includes a more detailed projection of demand for
services and costs for the Library Facilities IIP.
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Total
$64,490
Parks and
Recreational
$16,123
Police
$16,123
Proportionate Share
Fire
$16,123
Library
$16,123
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
38
Library Facilities – Incremental Expansion
Glendale plans to maintain its eligible level of service for library facilities over the next 10 years. Based on
a projected population increase of 17,504 persons, future residential development demands
approximately 2,384 square feet of library facilities (17,504 additional persons X 0.1362 eligible square
feet per person). With projected employment growth of 24,474 jobs, future nonresidential development
demands approximately 506 square feet of library facilities (24,474 additional jobs X 0.0207 eligible square
feet per job). Future development demands approximately 2,889 square feet of library facilities at a cost
of $2,504,138 (2,889.4 square feet X $867 per square foot).
Figure LF5: Projected Demand
Demand Unit
Cost per Unit
0.1362 Square Feet
per Person
0.0207 Square Feet
per Job
Residential
Nonresidential
Total
2024
261,600
90,741
35,625.0
1,875.0
37,500.0
2025
263,766
93,636
35,920.0
1,934.8
37,854.8
2026
265,545
96,530
36,162.2
1,994.6
38,156.9
2027
266,860
99,425
36,341.3
2,054.4
38,395.8
2028
269,026
102,319
36,636.3
2,114.2
38,750.5
2029
271,115
105,214
36,920.7
2,174.0
39,094.7
2030
272,256
108,108
37,076.1
2,233.9
39,310.0
2031
274,363
109,885
37,363.1
2,270.6
39,633.6
2032
276,294
111,661
37,626.1
2,307.3
39,933.4
2033
277,875
113,438
37,841.3
2,344.0
40,185.3
2034
279,104
115,215
38,008.7
2,380.7
40,389.4
10-Yr Increase
17,504
24,474
2,383.7
505.7
2,889.4
$2,065,858
$438,280
$2,504,138
$867
Demand for Library Facilities
Type of Infrastructure
Level of Service
Library Facilities
Year
Population
Jobs
Square Feet
Growth-Related Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
39
LIBRARY FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for development fees, because Glendale’s construction
transaction privilege tax rate is equal to the amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications. Appendix A contains the forecast of revenues
required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Library Facilities Development Fees
Figure LF6 includes infrastructure components and cost factors for library facilities development fees. The
cost per service unit is $119.63 per person and $17.97 per job.
Library facilities fees for residential development are assessed according to the number of persons per
housing unit. The fee of $355 for a single-family unit is calculated using a cost per service unit of $119.63
per person multiplied by a demand unit of 2.97 persons per housing unit.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $21 per
development unit (1,000 square feet) of industrial development is calculated using a cost per service unit
of $17.97 per job multiplied by a demand unit of 1.16 jobs per 1,000 square feet.
Figure LF6: Library Facilities Development Fees
Fee Component
Cost per Person
Cost per Job
Library Facilities
$118.02
$17.91
Development Fee Report
$1.61
$0.06
Total
$119.63
$17.97
Single Family
Housing Unit
2.97
$355
$195
$160
Multi-Family
Housing Unit
2.01
$240
$129
$111
Industrial
1,000 Sq Ft
1.16
$21
$9
$12
Commercial
1,000 Sq Ft
2.12
$38
$19
$19
Office & Other Services
1,000 Sq Ft
3.26
$58
$24
$34
Institutional
1,000 Sq Ft
3.03
$54
$7
$47
Assisted Living (per bed)
Bed
0.61
$11
N/A
N/A
Lodging (per room)
Room
0.56
$10
N/A
N/A
1. See Land Use Assumptions
Development
Unit
Development
Unit
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Difference
Development Type
Persons
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
Development Type
Jobs
per Dev. Unit1
Proposed
Fees
Current
Fees
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
40
LIBRARY FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for library facilities needed to
accommodate new development. Projected fee revenue shown in Figure LF7 is based on the development
projections in the Land Use Assumptions document and the updated library facilities development fees
shown in Figure LF6. If development occurs at a more rapid rate than projected, the demand for
infrastructure will increase and development fee revenue will increase at a corresponding rate. If
development occurs at a slower rate than projected, the demand for infrastructure will also decrease,
along with development fee revenue. Projected development fee revenue equals $2,520,260 and
projected expenditures equal $2,520,260.
Figure LF7: Library Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Library Facilities
$2,504,138
$0
$2,504,138
Development Fee Report
$16,123
$0
$16,123
Total
$2,520,260
$0
$2,520,260
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$355
$240
$21
$38
$58
$54
per unit
per unit
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2024
67,500
29,376
28,946
13,113
9,281
3,425
Year 1
2025
67,947
29,792
30,281
13,310
9,508
3,488
Year 2
2026
68,315
30,134
31,616
13,506
9,735
3,552
Year 3
2027
68,586
30,387
32,951
13,703
9,962
3,615
Year 4
2028
69,034
30,803
34,285
13,899
10,190
3,679
Year 5
2029
69,465
31,205
35,620
14,096
10,417
3,742
Year 6
2030
69,577
31,607
36,955
14,292
10,644
3,806
Year 7
2031
69,784
32,350
37,639
14,353
10,877
3,837
Year 8
2032
69,974
33,031
38,322
14,413
11,111
3,869
Year 9
2033
70,129
33,588
39,006
14,474
11,344
3,901
Year 10
2034
70,249
34,021
39,690
14,534
11,578
3,933
2,750
4,645
10,744
1,421
2,297
508
$973,180
$1,107,806
$223,300
$54,189
$134,139
$27,646
$2,520,260
$2,520,260
Fee Component
Year
10-Year Increase
Projected Revenue
Projected Fee Revenue
Total Expenditures
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
41
PARKS AND RECREATIONAL FACILITIES IIP
ARS § 9-463.05 (T)(7)(g) defines the facilities and assets that can be included in the Parks and Recreational
Facilities IIP:
“Neighborhood parks and recreational facilities on real property up to thirty acres in area, or parks
and recreational facilities larger than thirty acres if the facilities provide a direct benefit to the
development. Park and recreational facilities do not include vehicles, equipment or that portion of
any facility that is used for amusement parks, aquariums, aquatic centers, auditoriums, arenas,
arts and cultural facilities, bandstand and orchestra facilities, bathhouses, boathouses,
clubhouses, community centers greater than three thousand square feet in floor area,
environmental education centers, equestrian facilities, golf course facilities, greenhouses, lakes,
museums, theme parks, water reclamation or riparian areas, wetlands, zoo facilities or similar
recreational facilities, but may include swimming pools.”
The Parks and Recreational Facilities IIP includes, park amenities, and the cost of preparing the Parks and
Recreational Facilities IIP and related Development Fee Report. The incremental expansion methodology
is used for park amenities. The plan-based methodology is used for the Development Fee Report.
SERVICE AREA
Glendale provides parks and recreation facilities to all development within the city limits; therefore, there
is a citywide service area for the Parks and Recreational Facilities IIP.
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Parks and Recreational
Facilities IIP and development fees allocate the cost of necessary public services between residential and
nonresidential development based on functional population. The Arizona Office of Economic Opportunity
estimates Glendale’s 2021 population equal to 250,585 persons. Based on 2021 estimates from the U.S.
Census Bureau’s OnTheMap web application, 70,724 inflow commuters traveled to Glendale for work in
2021. The proportionate share is based on cumulative impact hours per year with a resident potentially
impacting parks and recreational facilities 8,760 hours per year and an inflow commuter potentially
impacting parks and recreational facilities 1,600 hours per year. Based on these estimates, Glendale’s
functional population is 95 percent residential and five percent nonresidential.
Figure PR1: Proportionate Share
Residential
250,585 residents1
8,760 hours
2,195,124,600
95%
Nonresidential
70,724 inflow commuters2
1,600 hours
113,158,400
5%
2,308,283,000
100%
1. Arizona Office of Economic Opportunity, 2021.
2. U.S. Census Bureau, OnTheMap Application and LEHD Origin-Destination Employment Statistics, 2021.
Residential Impact: 8,760 hours per year (24 hours per day X 365 days per year)
Nonresidential Impact: 1,600 hours per year (8 hours per day X 4 days per week X 50 weeks per year)
Total Impact
Hours per Year
Proportionate
Share
Total
Development Type
Impact Days
per Year
Service Unit
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
42
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure PR2 displays the demand indicators for residential and nonresidential land uses. For residential
development, the table displays the number of persons per housing unit. For nonresidential development,
the table displays the number of employees per demand unit.
Figure PR2: Ratio of Service Unit to Development Unit
Single Family
Housing Unit
2.97
Multi-Family
Housing Unit
2.01
Industrial
1,000 Sq Ft
1.16
Commercial
1,000 Sq Ft
2.12
Office & Other Services
1,000 Sq Ft
3.26
Institutional
1,000 Sq Ft
3.03
Assisted Living
Bed
0.61
Lodging
Room
0.56
1. See Land Use Assumptions
Development
Unit
Development
Unit
Residential Development
Development Type
Persons
per Dev. Unit1
Nonresidential Development
Development Type
Jobs
per Dev. Unit1
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
43
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Park Land
Glendale currently provides 422.8 acres of park land to existing development. To allocate the
proportionate share of demand for park land to residential and nonresidential development, this analysis
uses the proportionate share shown in Figure PR1. Glendale’s existing LOS for residential development is
0.00154 acres per person (422.8 acres X 95 percent residential share / 261,600 persons). For
nonresidential development, the existing LOS is 0.00023 acres per job (422.8 acres X five percent
nonresidential share / 90,741 jobs).
As Glendale approaches buildout, there are few undeveloped parcels suitable for future park sites. Based
on discussions with staff, the analysis excludes park land acquisition from the Parks and Recreational
Facilities IIP.
Figure PR3: Existing Level of Service
Description
Acres
Community Parks
171.1
Neighborhood Parks
251.7
Total
422.8
Existing Acres
422.8
Residential Share
95%
2024 Population
261,600
Acres per Person
0.00154
Nonresidential Share
5%
2024 Jobs
90,741
Acres per Job
0.00023
Source: Glendale Parks and Recreation Department
Level-of-Service (LOS) Standards
Residential
Nonresidential
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
44
Park Amenities – Incremental Expansion
Glendale currently provides 562 park amenities in its existing parks and plans to construct additional park
amenities to serve future development. Based on costs provided by Glendale’s Parks and Recreation
Department to construct recent park amenities, the total cost of Glendale’s existing park amenities is
$110,268,280. The weighted average cost of existing park amenities is $196,207 per unit, and the analysis
uses this cost as a proxy for future park amenities costs.
Figure PR4: Existing Park Amenities
Description
Units
Unit Cost
Total Cost
Aquatics, Spray Pad
4
$1,000,000
$4,000,000
Basketball Court
54
$85,000
$4,590,000
Basketball, Practice
3
$85,000
$255,000
Diamond Field
14
$475,000
$6,650,000
Diamond Field Practice
17
$325,000
$5,525,000
Disc Golf
3
$25,000
$75,000
Dog Park
3
$500,000
$1,500,000
Fitness Course
11
$120,000
$1,320,000
Game Court
12
$85,000
$1,020,000
Loop Walk
27
$295,860
$7,988,220
Natural Area
1
$125,000
$125,000
Open Turf
61
$152,460
$9,300,060
Playground, Local
59
$500,000
$29,500,000
Rectangular Field, Large
16
$650,000
$10,400,000
Restroom
24
$450,000
$10,800,000
Shelter, Large
34
$80,000
$2,720,000
Shelter, Small
128
$35,000
$4,480,000
Tennis Court
34
$220,000
$7,480,000
Trail, Multi-Use
3
$20,000
$60,000
Pickleball Court
10
$160,000
$1,600,000
Volleyball Court
44
$20,000
$880,000
Total
562
$196,207
$110,268,280
Source: Glendale Parks and Recreation Department
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
45
To allocate the proportionate share of demand for park amenities to residential and nonresidential
development, this analysis uses the proportionate share shown in Figure PR1. Glendale’s existing LOS for
residential development is 0.0020 units per person (562 units X 95 percent residential share / 261,600
persons). For nonresidential development, the existing LOS is 0.0003 units per job (562 units X five percent
nonresidential share / 90,741 jobs).
The weighted average cost of existing park amenities is $196,207 per unit ($110,268,280 total cost / 562
units), and the analysis uses this cost as a proxy for future park amenities costs. For park amenities, the
cost is $400.44 per person (0.0020 units per person X $196,207 per unit) and $60.76 per job (0.0003 units
per job X $196,207 per unit).
Figure PR5: Existing Level of Service
Weighted Average per Unit
$196,207
Existing Units
562
Residential Share
95%
2024 Population
261,600
Units per Person
0.0020
Cost per Person
$400.44
Nonresidential Share
5%
2024 Jobs
90,741
Units per Job
0.0003
Cost per Job
$60.76
Source: Glendale Parks and Recreation Department
Nonresidential
Residential
Cost Factors
Level-of-Service (LOS) Standards
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
46
Development Fee Report – Plan-Based
The cost to prepare the Parks and Recreational Facilities IIP and development fees totals $16,123.
Glendale plans to update its report every five years. Based on this cost, proportionate share, and five-year
projections of new development from the Land Use Assumptions document, the cost is $1.61 per person
and $0.06 per job.
Figure PR6: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new
service units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, projected development during the next 10 years
includes residential growth of 17,504 persons and nonresidential growth of 24,474 jobs. To maintain the
existing levels of service, Glendale needs to construct approximately 43 park amenities. The following
pages include a more detailed projection of demand for services and costs for the Parks and Recreational
Facilities IIP.
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Total
$64,490
Parks and
Recreational
$16,123
Police
$16,123
Proportionate Share
Fire
$16,123
Library
$16,123
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
47
Park Amenities – Incremental Expansion
Glendale plans to maintain its existing level of service for park amenities over the next 10 years. Based on
a projected population increase of 17,504 persons, future residential development demands an additional
35.7 park amenities (17,504 additional persons X 0.0020 units per person). With projected employment
growth of 24,474 jobs, future nonresidential development demands an additional 7.6 park amenities
(24,474 additional jobs X 0.0003 units per job). Future development demands 43.3 additional park
amenities at a cost of $8,500,360 (43.3 amenities X $196,207 per unit).
Figure PR7: Projected Demand
Demand Unit
Cost per Unit
0.0020 Units
per Person
0.0003 Units
per Job
Residential
Nonresidential
Total
2024
261,600
90,741
533.9
28.1
562.0
2025
263,766
93,636
538.3
29.0
567.3
2026
265,545
96,530
542.0
29.9
571.8
2027
266,860
99,425
544.6
30.8
575.4
2028
269,026
102,319
549.1
31.7
580.7
2029
271,115
105,214
553.3
32.6
585.9
2030
272,256
108,108
555.6
33.5
589.1
2031
274,363
109,885
559.9
34.0
594.0
2032
276,294
111,661
563.9
34.6
598.5
2033
277,875
113,438
567.1
35.1
602.2
2034
279,104
115,215
569.6
35.7
605.3
10-Yr Increase
17,504
24,474
35.7
7.6
43.3
$7,009,188
$1,491,172
$8,500,360
Growth-Related Expenditures
Demand for Park Amenities
Jobs
Units
Park Amenities
$196,207
Year
Population
Type of Infrastructure
Level of Service
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
48
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for development fees, because Glendale’s construction
transaction privilege tax rate is equal to the amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications. Appendix A contains the forecast of revenues
required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Parks and Recreational Facilities Development Fees
Infrastructure components and cost factors for parks and recreational facilities are summarized in the
upper portion of Figure PR8. The cost per service unit is $402.05 per person and $60.82 per job.
Parks and recreational facilities fees for residential development are assessed according to the number of
persons per housing unit. The fee of $1,194 for a single-family unit is calculated using a cost per service
unit of $402.05 per person multiplied by a demand unit of 2.97 persons per housing unit.
Nonresidential development fees are calculated using jobs as the service unit. The fee of $70 per
development unit (1,000 square feet) of industrial development is calculated using a cost per service unit
of $60.82 per job multiplied by a demand unit of 1.16 jobs per 1,000 square feet.
Figure PR8: Parks and Recreational Facilities Development Fees
Fee Component
Cost per Person
Cost per Job
Park Amenities
$400.44
$60.76
Development Fee Report
$1.61
$0.06
Total
$402.05
$60.82
Single Family
Housing Unit
2.97
$1,194
$936
$258
Multi-Family
Housing Unit
2.01
$808
$618
$190
Industrial
1,000 Sq Ft
1.16
$70
$48
$22
Commercial
1,000 Sq Ft
2.12
$129
$97
$32
Office & Other Services
1,000 Sq Ft
3.26
$198
$123
$75
Institutional
1,000 Sq Ft
3.03
$184
$38
$146
Assisted Living (per bed)
Bed
0.61
$37
N/A
N/A
Lodging (per room)
Room
0.56
$34
N/A
N/A
1. See Land Use Assumptions
Development
Unit
Development
Unit
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Difference
Development Type
Jobs
per Dev. Unit1
Proposed
Fees
Current
Fees
Development Type
Persons
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
DRAFT Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
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49
PARKS AND RECREATIONAL FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains the forecast of revenues required by Arizona’s Enabling Legislation (ARS § 9-
463.05(E)(7)). In accordance with state law, this report includes an IIP for parks and recreational facilities
needed to accommodate new development. Projected fee revenue shown in Figure PR9 is based on the
development projections in the Land Use Assumptions document and the updated development fees for
parks and recreational facilities shown in Figure PR8. If development occurs at a more rapid rate than
projected, the demand for infrastructure will increase and development fee revenue will increase at a
corresponding rate. If development occurs at a slower rate than projected, the demand for infrastructure
will also decrease, along with development fee revenue. Projected development fee revenue equals
$8,512,433 and projected expenditures equal $8,516,483.
Figure PR9: Parks and Recreational Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Park Amenities
$8,500,360
$0
$8,500,360
Development Fee Report
$16,123
$0
$16,123
Total
$8,516,483
$0
$8,516,483
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$1,194
$808
$70
$129
$198
$184
per unit
per unit
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2024
67,500
29,376
28,946
13,113
9,281
3,425
Year 1
2025
67,947
29,792
30,281
13,310
9,508
3,488
Year 2
2026
68,315
30,134
31,616
13,506
9,735
3,552
Year 3
2027
68,586
30,387
32,951
13,703
9,962
3,615
Year 4
2028
69,034
30,803
34,285
13,899
10,190
3,679
Year 5
2029
69,465
31,205
35,620
14,096
10,417
3,742
Year 6
2030
69,577
31,607
36,955
14,292
10,644
3,806
Year 7
2031
69,784
32,350
37,639
14,353
10,877
3,837
Year 8
2032
69,974
33,031
38,322
14,413
11,111
3,869
Year 9
2033
70,129
33,588
39,006
14,474
11,344
3,901
Year 10
2034
70,249
34,021
39,690
14,534
11,578
3,933
2,750
4,645
10,744
1,421
2,297
508
$3,279,662
$3,744,606
$756,438
$183,537
$454,539
$93,650
$8,512,433
$8,516,483
Projected Fee Revenue
Total Expenditures
Year
10-Year Increase
Projected Revenue
Fee Component
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50
POLICE FACILITIES IIP
ARS § 9-463.05 (T)(7)(f) defines the eligible facilities and assets for the Police Facilities IIP:
“Fire and police facilities, including all appurtenances, equipment and vehicles. Fire and police
facilities do not include a facility or portion of a facility that is used to replace services that were
once provided elsewhere in the municipality, vehicles and equipment used to provide
administrative services, helicopters or airplanes or a facility that is used for training firefighters or
officers from more than one station or substation.”
The Police Facilities IIP includes components for police facilities, police vehicles, police equipment, and
the cost of preparing the Police Facilities IIP and related Development Fee Report. The incremental
expansion methodology, based on the current level of service, is used for police facilities, police vehicles,
and police equipment. The plan-based methodology is used for the Development Fee Report.
SERVICE AREA
Glendale’s Police Department strives to provide a uniform response time within the city limits; therefore,
there is a citywide service area for the Police Facilities IIP.
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51
PROPORTIONATE SHARE
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Police Facilities IIP and
development fees allocate the cost of police services between residential and nonresidential
development based on functional population. Based on 2021 estimates from the U.S. Census Bureau’s
OnTheMap web application, residential development accounts for approximately 76 percent of functional
population and nonresidential development accounts for the remaining 24 percent.
Figure P1: Proportionate Share
The proportionate share of costs attributable to residential development are allocated to population and
then converted to an appropriate amount by type of housing unit. TischlerBise recommends using vehicle
trips as the demand indicator for nonresidential demand for police infrastructure. Trip generation rates
are used for nonresidential development because vehicle trips are highest for commercial developments,
such as shopping centers, and lowest for industrial development. Office and institutional trip rates fall
between the other two categories. This ranking of trip rates is consistent with the relative demand for
police infrastructure from nonresidential development.
Residential
Demand
Person
Population
250,585
Hours/Day
Hours
Residents Not Working
147,176
20
2,943,520
Employed Residents
103,409
Employed in Glendale
11,591
14
162,274
Employed outside Glendale
91,818
14
1,285,452
Residential Subtotal
4,391,246
Residential Share
76%
Nonresidential
Non-working Residents
147,176
4
588,704
Jobs Located in Glendale
82,315
Residents Employed in Glendale
11,591
10
115,910
Non-Resident Workers (inflow commuters)
70,724
10
707,240
Nonresidential Subtotal
1,411,854
Nonresidential Share
24%
Total
5,803,100
Source: Arizona Office of Economic Opportunity (population), U.S. Census Bureau, OnTheMap Application and LEHD
Origin-Destination Employment Statistics, Version 6.24.1 (employment).
Demand Units in 2021
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52
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Figure P2 displays the service units for residential and nonresidential land uses. For residential
development, the table displays the number of persons per housing unit. For nonresidential development,
the table displays the number of average weekday vehicle trips per development unit.
Figure P2: Ratio of Service Unit to Development Unit
Single Family
Housing Unit
2.97
Multi-Family
Housing Unit
2.01
Industrial
1,000 Sq Ft
3.37
50%
1.69
Commercial
1,000 Sq Ft
37.01
33%
12.21
Office & Other Services
1,000 Sq Ft
10.84
50%
5.42
Institutional
1,000 Sq Ft
22.59
33%
7.45
Assisted Living
Bed
2.60
50%
1.30
Lodging
Room
7.99
50%
4.00
1. See Land Use Assumptions
Development
Unit
Development
Unit
Vehicle Trips
per Dev. Unit1
Trip Rate
Adjustment
Residential Development
Development Type
Persons
per Dev. Unit1
Nonresidential Development
Development Type
Avg Weekday
Veh Trip Ends1
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ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to upgrade,
update, improve, expand, correct or replace those necessary public services to meet existing needs
and usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Police Facilities – Incremental Expansion
Glendale currently provides 142,556 square feet of police facilities to existing development, and Glendale
plans to construct additional police facilities to serve future development. To allocate the proportionate
share of demand for police facilities to residential and nonresidential development, this analysis uses
proportionate share shown in Figure P1. Glendale’s existing level of service for residential development is
0.4142 square feet per person (142,556 square feet X 76 percent residential share / 261,600 persons).
The nonresidential level of service is 0.1201 square feet per vehicle trip (142,556 square feet X 24 percent
nonresidential share / 284,761 trips).
Figure P3: Existing Police Facilities
Description
Square Feet
Main Station
89,982
Foothills Station
18,728
Gateway Station
20,346
911 Emergency Call Center
6,300
Advocacy Center
7,200
Total
142,556
Existing Square Feet
142,556
Residential Share
76%
2024 Population
261,600
Square Feet per Person
0.4142
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Square Feet per Vehicle Trip
0.1201
Source: Glendale Police Department
Nonresidential
Level-of-Service (LOS) Standards
Residential
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54
To maintain the existing level of service over the next 10 years, Glendale must construct approximately
13,460 square feet of police facilities to serve future development.
Figure P4: Projected Demand for Police Facilities
As shown below in Figure P5, Glendale plans to construct a police station in the west area during the next
10 years. The total construction cost for 4,000 square feet of police facilities is $5,000,000, but the analysis
includes a credit of $804,208 for the existing police DIF fund balance. The analysis uses the net
construction cost is $4,195,729 ($5,000,000 total construction cost - $804,208 police DIF fund balance).
Figure P5: Planned Police Facilities
Demand Unit
Cost per Sq Ft
0.4142 Square Feet
per Person
0.1201 Square Feet
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
108,342.6
34,213.4
142,556.0
2025
263,766
291,115
109,239.6
34,976.8
144,216.4
2026
265,545
297,468
109,976.4
35,740.1
145,716.5
2027
266,860
303,821
110,521.0
36,503.4
147,024.5
2028
269,026
310,175
111,418.1
37,266.8
148,684.8
2029
271,115
316,528
112,283.0
38,030.1
150,313.1
2030
272,256
322,881
112,755.7
38,793.4
151,549.2
2031
274,363
326,275
113,628.4
39,201.2
152,829.6
2032
276,294
329,669
114,428.3
39,609.0
154,037.2
2033
277,875
333,063
115,082.8
40,016.7
155,099.5
2034
279,104
336,456
115,591.8
40,424.5
156,016.3
10-Yr Increase
17,504
51,695
7,249.2
6,211.0
13,460.3
Police Facilities
Type of Infrastructure
Level of Service
N/A
Demand for Police Facilities
Year
Population
Vehicle
Trips
Square Feet
Description
Cost
Square Feet
Cost per Sq Ft
Police Station - West Area
$5,000,000
4,000
$1,250
DIF Fund Balance
($804,208)
N/A
N/A
Total
$4,195,792
4,000
$1,049
Source: Glendale Engineering Department
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55
Adjusted Level of Service
Since Glendale plans to construct 4,000 square feet of police facilities, but the existing level-of-service
projections shown in Figure P4 supports construction of approximately 14,460 square feet, the analysis
uses an adjustment factor of approximately 29.7 percent (4,000 planned square feet / 13,460 projected
square feet) to calculate the adjusted level of service. The level-of-service standards shown below include
42,363 adjusted square feet (142,556 square feet X 29.7 percent adjustment factor). To allocate the
proportionate share of demand for police facilities to residential and nonresidential development, this
analysis uses the proportionate share shown in Figure P1. Glendale’s adjusted level of service for
residential development is 0.1231 square feet per person (42,363 adjusted square feet X 76 percent
residential share / 261,600 persons). The adjusted nonresidential level of service is 0.0357 square feet per
vehicle trip (42,363 adjusted square feet X 24 percent nonresidential share / 284,761 vehicle trips).
Based on the analysis shown in Figure P5, the analysis uses a net construction cost is $1,049 per square
foot ($4,195,792 net construction cost / 4,000 square feet). For police facilities, the cost is $129.10 per
person (0.1231 square feet per person X $1,049 per square foot) and $37.45 per vehicle trip (0.0357
square feet per vehicle trip X $1,049 per square foot).
Figure P6: Adjusted Level of Service
Cost per Square Foot
$1,049
Existing Square Feet
142,556
Adjustment Factor
29.7%
Adjusted Square Feet
42,363
Residential Share
76%
2024 Population
261,600
Square Feet per Person
0.1231
Cost per Person
$129.10
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Square Feet per Vehicle Trip
0.0357
Cost per Vehicle Trip
$37.45
Source: Glendale Police Department
Residential
Nonresidential
Cost Factors
Level-of-Service (LOS) Standards
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Glendale, Arizona
56
Police Vehicles – Incremental Expansion
Glendale has 226 patrol vehicles with a total cost of $17,348,470, and Glendale plans to acquire additional
vehicles to serve future development. To allocate the proportionate share of demand for police vehicles
to residential and nonresidential development, this analysis uses the proportionate share outlined in
Figure P1. Glendale’s existing level of service for residential development is 0.0007 units per person (226
vehicles X 76 percent residential share / 261,600 persons). The nonresidential level of service is 0.0002
units per vehicle trip (226 vehicles X 24 percent nonresidential share / 284,761 trips).
Based on the existing fleet of patrol vehicles, the weighted average cost is $76,763 per unit ($17,348,470
total cost / 226 vehicles), and the analysis uses this cost as a proxy for future police vehicle costs. For
police vehicles, the cost is $50.40 per person (0.0007 units per person X $76,763 per vehicle) and $14.62
per vehicle trip (0.0002 units per vehicle trip X $76,763 per vehicle).
Figure P7: Existing Level of Service
Description
Units
Unit Cost
Total Cost
Patrol SUV
181
$81,182
$14,693,942
Patrol Pickup
23
$79,934
$1,838,482
Patrol Motorcycle
22
$37,093
$816,046
Total
226
$76,763
$17,348,470
Weighted Average per Vehicle
$76,763
Existing Units
226
Residential Share
76%
2024 Population
261,600
Vehicles per Person
0.0007
Cost per Person
$50.40
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Units per Vehicle Trip
0.0002
Cost per Vehicle Trip
$14.62
Source: Glendale Police Department
Nonresidential
Cost Factors
Level-of-Service (LOS) Standards
Residential
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Glendale, Arizona
57
Police Equipment – Incremental Expansion
Glendale has 441 sworn officers, and the equipment cost is $43,460 per officer. Glendale plans to maintain
the existing level of service and will acquire additional units to serve future development. To allocate the
proportionate share of demand for police equipment to residential and nonresidential development, this
analysis uses the proportionate share outlined in Figure P1. Glendale’s existing level of service for
residential development is 0.0013 units per person (441 units X 76 percent residential share / 261,600
persons). The nonresidential level of service is 0.0004 units per vehicle trip (441 units X 24 percent
nonresidential share / 284,761 trips).
Based on estimates provided by the Glendale Police Department, the equipment cost is $43,460 per
officer ($19,165,860 total cost / 441 units), and the analysis uses this cost as a proxy for future police
equipment costs. For police equipment, the cost is $55.68 per person (0.0013 units per person X $43,460
per unit) and $16.15 per vehicle trip (0.0004 units per vehicle trip X $43,460 per unit).
Figure P8: Existing Level of Service
Description
Count
Cost per Officer
Total Cost
Sworn Officers (Equipment)
441
$43,460
$19,165,860
Weighted Average per Unit
$43,460
Existing Units
441
Residential Share
76%
2024 Population
261,600
Units per Person
0.0013
Cost per Person
$55.68
Nonresidential Share
24%
2024 Vehicle Trips
284,761
Units per Vehicle Trip
0.0004
Cost per Vehicle Trip
$16.15
Source: Glendale Police Department
Nonresidential
Residential
Cost Factors
Level-of-Service (LOS) Standards
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Glendale, Arizona
58
Development Fee Report – Plan-Based
The cost to prepare the Police Facilities IIP and related Development Fee Report totals $16,123. Glendale
plans to update its report every five years. Based on this cost, proportionate share, and five-year
projections of new residential and nonresidential development from the Land Use Assumptions
document, the cost is $1.29 per person and $0.12 per vehicle trip.
Figure P9: IIP and Development Fee Report
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved land use assumptions and calculated pursuant to
generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.”
As shown in the Land Use Assumptions document, projected development during the next 10 years
includes residential growth of 17,504 persons and nonresidential growth of 51,695 vehicle trips. To
maintain the adjusted level of service over the next 10 years, Glendale will construct 4,000 square feet of
police facilities. To maintain the existing levels of service, Glendale will acquire approximately 21 vehicles
and approximately 42 units of equipment over the next 10 years. The following pages include a more
detailed projection of demand for services and costs for the Police Facilities IIP.
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Total
$64,490
Parks and
Recreational
$16,123
Police
$16,123
Proportionate Share
Fire
$16,123
Library
$16,123
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Police Facilities – Incremental Expansion
Glendale plans to maintain its adjusted level of service for police facilities over the next 10 years. Based
on a projected population increase of 17,504 persons, future residential development demands
approximately 2,154 square feet of police facilities (17,504 additional persons X 0.1231 square feet per
person). With projected growth of 51,695 vehicle trips, future nonresidential development demands
approximately 1,846 square feet of police facilities (51,695 additional vehicle trips X 0.0357 square feet
per vehicle trip). Future development demands 4,000 square feet of police facilities at a cost of $4,195,792
(4,000 square feet X $1,049 per square foot).
Figure P10: Projected Demand
Demand Unit
Cost per Sq Ft
0.1231 Square Feet
per Person
0.0357 Square Feet
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
32,196.2
10,167.2
42,363.5
2025
263,766
291,115
32,462.8
10,394.1
42,856.9
2026
265,545
297,468
32,681.8
10,620.9
43,302.7
2027
266,860
303,821
32,843.6
10,847.7
43,691.4
2028
269,026
310,175
33,110.2
11,074.6
44,184.8
2029
271,115
316,528
33,367.2
11,301.4
44,668.6
2030
272,256
322,881
33,507.7
11,528.3
45,036.0
2031
274,363
326,275
33,767.0
11,649.4
45,416.5
2032
276,294
329,669
34,004.7
11,770.6
45,775.3
2033
277,875
333,063
34,199.2
11,891.8
46,091.0
2034
279,104
336,456
34,350.5
12,013.0
46,363.5
10-Yr Increase
17,504
51,695
2,154.3
1,845.7
4,000.0
$2,259,708
$1,936,084
$4,195,792
Growth-Related Expenditures
Type of Infrastructure
Level of Service
Police Facilities
$1,049
Demand for Police Facilities
Population
Vehicle
Trips
Square Feet
Year
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Police Vehicles – Incremental Expansion
Glendale plans to maintain its existing level of service for police vehicles over the next 10 years. Based on
a projected population increase of 17,504 persons, future residential development demands an additional
11.5 vehicles (17,504 additional persons X 0.0007 units per person). With projected growth of 51,695
vehicle trips, future nonresidential development demands an additional 9.8 vehicles (51,695 additional
vehicle trips X 0.0002 units per vehicle trip). Future development demands approximately 21 police
vehicles at a cost of $1,638,060 (21.3 units X $76,763 per unit).
Figure P11: Projected Demand
Demand Unit
Cost per Unit
0.0007 Units
per Person
0.0002 Units
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
171.8
54.2
226.0
2025
263,766
291,115
173.2
55.5
228.6
2026
265,545
297,468
174.4
56.7
231.0
2027
266,860
303,821
175.2
57.9
233.1
2028
269,026
310,175
176.6
59.1
235.7
2029
271,115
316,528
178.0
60.3
238.3
2030
272,256
322,881
178.8
61.5
240.3
2031
274,363
326,275
180.1
62.1
242.3
2032
276,294
329,669
181.4
62.8
244.2
2033
277,875
333,063
182.4
63.4
245.9
2034
279,104
336,456
183.3
64.1
247.3
10-Yr Increase
17,504
51,695
11.5
9.8
21.3
$882,202
$755,858
$1,638,060
Growth-Related Expenditures
Type of Infrastructure
Level of Service
Police Vehicles
$76,763
Demand for Police Vehicles
Year
Population
Vehicle
Trips
Units
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Police Equipment – Incremental Expansion
Glendale plans to maintain its existing level of service for police equipment over the next 10 years. Based
on a projected population increase of 17,504 persons, future residential development demands an
additional 22.4 units (17,504 additional persons X 0.0013 units per person). With projected growth of
51,695 vehicle trips, future nonresidential development demands an additional 19.2 units (51,695
additional vehicle trips X 0.0004 units per vehicle trip). Future development demands approximately 42
units at a cost of $1,807,936 (41.6 units X $43,460 per unit).
Figure P12: Projected Demand
Demand Unit
Cost per Unit
0.0013 Units
per Person
0.0004 Units
per Vehicle Trip
Residential
Nonresidential
Total
2024
261,600
284,761
335.2
105.8
441.0
2025
263,766
291,115
337.9
108.2
446.1
2026
265,545
297,468
340.2
110.6
450.8
2027
266,860
303,821
341.9
112.9
454.8
2028
269,026
310,175
344.7
115.3
460.0
2029
271,115
316,528
347.3
117.6
465.0
2030
272,256
322,881
348.8
120.0
468.8
2031
274,363
326,275
351.5
121.3
472.8
2032
276,294
329,669
354.0
122.5
476.5
2033
277,875
333,063
356.0
123.8
479.8
2034
279,104
336,456
357.6
125.1
482.6
10-Yr Increase
17,504
51,695
22.4
19.2
41.6
$973,504
$834,432
$1,807,936
Growth-Related Expenditures
Year
Population
Vehicle
Trips
Type of Infrastructure
Level of Service
Demand for Police Equipment
Police Equipment
$43,460
Units
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62
POLICE FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for development fees, because Glendale’s construction
transaction privilege tax rate is equal to the amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications. Appendix A contains the forecast of revenues
required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Police Facilities Development Fees
Infrastructure components and cost factors for police facilities are summarized in the upper portion of
Figure P13. The cost per service unit for police facilities is $236.47 per person and $68.34 per vehicle trip.
Police facilities development fees for residential development are assessed according to the number of
persons per housing unit. The fee of $702 for single-family unit is calculated using a cost per service unit
of $236.47 per person multiplied by a demand unit of 2.97 persons per housing unit.
Nonresidential development fees are calculated using average weekday vehicle trips as the service unit.
The fee of $115 per development unit (1,000 square feet) of industrial development is calculated using a
cost per service unit of $68.34 per vehicle trip multiplied by a demand unit of 1.16 average weekday
vehicle trips per 1,000 square feet.
Figure P13: Police Facilities Development Fees
Fee Component
Cost per Person
Cost per Trip
Police Facilities
$129.10
$37.45
Police Vehicles
$50.40
$14.62
Police Equipment
$55.68
$16.15
Development Fee Report
$1.29
$0.12
Total
$236.47
$68.34
Single Family
Housing Unit
2.97
$702
$719
($17)
Multi-Family
Housing Unit
2.01
$475
$475
$0
Industrial
1,000 Sq Ft
1.69
$115
$117
($2)
Commercial
1,000 Sq Ft
12.21
$834
$867
($33)
Office & Other Services
1,000 Sq Ft
5.42
$370
$339
$31
Institutional
1,000 Sq Ft
7.45
$509
$448
$61
Assisted Living
Bed
1.30
$89
N/A
N/A
Lodging
Room
4.00
$273
N/A
N/A
1. See Land Use Assumptions
Residential Fees per Development Unit
Nonresidential Fees per Development Unit
Development Type
Persons
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
Development Type
Vehicle Trips
per Dev. Unit1
Proposed
Fees
Current
Fees
Difference
Development
Unit
Development
Unit
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POLICE FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure P14 is based on the development projections in the Land Use
Assumptions document and the updated police facilities development fees. If development occurs faster
than projected, the demand for infrastructure will increase along with development fee revenue. If
development occurs slower than projected, the demand for infrastructure will decrease and development
fee revenue will decrease at a similar rate. Projected development fee revenue equals $7,657,906 and
projected expenditures equal $7,657,911.
Figure P14: Police Facilities Development Fee Revenue
Growth Share
Existing Share
Total
Police Facilities
$4,195,792
$0
$4,195,792
Police Vehicles
$1,638,060
$0
$1,638,060
Police Equipment
$1,807,936
$0
$1,807,936
Development Fee Report
$16,123
$0
$16,123
Total
$7,657,911
$0
$7,657,911
Single Family
Multi-Family
Industrial
Commercial
Office & Other
Institutional
$702
$475
$115
$834
$370
$509
per unit
per unit
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
per 1,000 sq ft
Hsg Unit
Hsg Unit
KSF
KSF
KSF
KSF
Base
2024
67,500
29,376
28,946
13,113
9,281
3,425
Year 1
2025
67,947
29,792
30,281
13,310
9,508
3,488
Year 2
2026
68,315
30,134
31,616
13,506
9,735
3,552
Year 3
2027
68,586
30,387
32,951
13,703
9,962
3,615
Year 4
2028
69,034
30,803
34,285
13,899
10,190
3,679
Year 5
2029
69,465
31,205
35,620
14,096
10,417
3,742
Year 6
2030
69,577
31,607
36,955
14,292
10,644
3,806
Year 7
2031
69,784
32,350
37,639
14,353
10,877
3,837
Year 8
2032
69,974
33,031
38,322
14,413
11,111
3,869
Year 9
2033
70,129
33,588
39,006
14,474
11,344
3,901
Year 10
2034
70,249
34,021
39,690
14,534
11,578
3,933
2,750
4,645
10,744
1,421
2,297
508
$1,928,169
$2,200,488
$1,240,010
$1,180,718
$850,051
$258,469
$7,657,906
$7,657,911
Projected Fee Revenue
Total Expenditures
Fee Component
Year
10-Year Increase
Projected Revenue
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APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES
ARS § 9-463.05(E)(7) requires:
“A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion of
utility fees attributable to development based on the approved land use assumptions, and a plan
to include these contributions in determining the extent of the burden imposed by the
development as required in subsection B, paragraph 12 of this section.”
ARS § 9-463.05(B)(12) states,
“The municipality shall forecast the contribution to be made in the future in cash or by taxes, fees,
assessments or other sources of revenue derived from the property owner towards the capital
costs of the necessary public service covered by the development fee and shall include these
contributions in determining the extent of the burden imposed by the development. Beginning
August 1, 2014, for purposes of calculating the required offset to development fees pursuant to
this subsection, if a municipality imposes a construction contracting or similar excise tax rate in
excess of the percentage amount of the transaction privilege tax rate imposed on the majority of
other transaction privilege tax classifications, the entire excess portion of the construction
contracting or similar excise tax shall be treated as a contribution to the capital costs of necessary
public services provided to development for which development fees are assessed, unless the
excess portion was already taken into account for such purpose pursuant to this subsection.”
REVENUE PROJECTIONS
Glendale does not have a higher-than-normal construction excise tax rate; therefore, the required offset
described above is not applicable. Shown in Figure A1 is the required forecast of non-development fee
revenue from identified sources that can be attributed to future development over a period of five years.
These funds are available for capital investments; however, the City of Glendale directs these revenues to
non-development fee eligible capital needs including maintenance, repair, and replacement.
Figure A1: Revenue Projections
Source
FY24-25
FY25-26
FY26-27
FY27-28
FY28-29
City Sales Tax
$170,813,029
$165,227,970
$167,696,449
$170,837,339
$174,150,234
Property Tax
$6,618,577
$6,684,763
$6,751,611
$6,819,127
$6,887,318
State Sales & Income Tax
$127,841,555
$119,995,679
$124,205,609
$126,462,004
$129,271,205
Other Fees
$58,714,906
$108,140,260
$49,838,218
$49,629,675
$49,515,602
Subtotal, General Fund
$363,988,067
$400,048,672
$348,491,887
$353,748,145
$359,824,359
Source: Glendale FY25 Budget Book
Forecast Years
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APPENDIX B: PROFESSIONAL SERVICES
As stated in Arizona’s development fee enabling legislation, “a municipality may assess development fees
to offset costs to the municipality associated with providing necessary public services to a development,
including the costs of infrastructure, improvements, real property, engineering and architectural services,
financing and professional services required for the preparation or revision of a development fee pursuant
to this section, including the relevant portion of the infrastructure improvements plan” (see ARS § 9-
463.05.A). Because development fees must be updated at least every five years, the cost of professional
services is allocated to the projected increase in service units, over five years (see Figure B1). Qualified
professionals must develop the IIP, using generally accepted engineering and planning practices. A
qualified professional is defined as “a professional engineer, surveyor, financial analyst or planner
providing services within the scope of the person's license, education or experience”.
Figure B1: Cost of Professional Services
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
95%
Population
9,515
$1.61
Nonresidential
5%
Jobs
14,473
$0.06
Residential
76%
Population
9,515
$1.29
Nonresidential
24%
Vehicle Trips
31,766
$0.12
Total
$64,490
Parks and
Recreational
$16,123
Police
$16,123
Proportionate Share
Fire
$16,123
Library
$16,123
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APPENDIX C: LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Development fees will be assessed to all new residential units. One-time
development fees are determined by site capacity (i.e., number of residential units).
Single Family:
1. Single-family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage. A one-family house that contains a business is considered detached if the building
has open space on all four sides.
2. Single-family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes, or for extra sleeping space, and
mobile homes for sale on a dealer's lot, at the factory, or in storage are not counted in the housing
inventory.
Multi-Family:
1. Includes units in structures containing two or more housing units, further categorized as units in
structures with “2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more apartments.”
2. Includes any living quarters occupied as a housing unit that does not fit the other categories (e.g.,
houseboats, railroad cars, campers, and vans). Recreational vehicles, boats, vans, railroad cars,
and the like are included only if they are occupied as a current place of residence.
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NONRESIDENTIAL DEVELOPMENT
The proposed general nonresidential development categories (defined below) can be used for all new
construction. Nonresidential development categories represent general groups of land uses that share
similar average weekday vehicle trip generation rates and employment densities (i.e., jobs per thousand
square feet of floor area).
Assisted Living: Establishments primarily providing either routine general protective oversight, assistance
with activities necessary for independent living to mentally or physically limited persons, or
establishments providing care for persons who are unable to care for themselves. By way of example,
assisted living includes assisted living facilities, nursing homes, rest homes, chronic care homes, and
convalescent homes.
Commercial: Establishments primarily selling merchandise, eating/drinking places, entertainment, and
lodging uses. By way of example, commercial includes shopping centers, supermarkets, pharmacies,
restaurants, bars, nightclubs, automobile dealerships, and movie theaters.
Industrial: Establishments primarily engaged in the processing or production of goods, along with
warehousing, transportation, communications, and utilities. By way of example, industrial includes
manufacturing plants, distribution warehouses, trucking companies, utility substations, power generation
facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, institutional includes schools, universities, churches, and public buildings
Lodging: Establishments providing sleeping accommodations that may include supporting facilities such
as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited recreational
facilities (pool, fitness room), and/or other retail and service shops. By way of example, lodging includes
hotels, motels, resorts, and hostels.
Office and Other Services: Establishments providing management, administrative, professional, or
business services; personal and health care services. By way of example, office and other services includes
offices, health care, and business services.