FISCAL IMPACT ANALYSIS

Holly NelsonMaster of Urban Planning 2012 University of Illinois at Urbana-ChampaignJune 2012

Central High School Relocation Study

FISCAL IMPACT ANALYSIS$

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Table of ContentsExecutive Summary 3

Scenario Summaries 4

Introduction 6

School Siting: A Review of the Literature 6

Scenarios 8

Capital Costs 9

Land Aquisition and Site Preparation 9

Access to Utilities 10

Drainage 11

Building and Athletic Facility Costs 11

Parking 12

Road Improvements 12

Soft Costs 13

Total Capital Costs 14

Annual Operating Costs and Revenues 14

Facility Operations and Maintenance Costs 14

Transportation Costs 15

Debt Service 16

Costs to Other Entities 16

Net Fiscal Impacts 17

Conclusion 19

Acknowledgments 19

Appendix A: Detailed Capital Cost Estimates 20

Appendix B: Roadwork Cost Estimations 29

Appendix C: Long Term Cost Estimate 31

DisclaimerInformation about cost impacts for each scenario was generated using current data and estimates. Due to unknown changes such as fluctuations in land or construction prices, the results of modeling could vary significantly. The models are intended to identify ballpark costs for the decision-making process, not to predict actual budgets.

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Executive SummaryThe Champaign Unit 4 School District is currently considering options for the future of the two high schools, Central and Centennial. The district will likely remodel or rebuild one or both of the high schools. Many sites throughout the Champaign area have been suggested for a new school to replace Central, which lacks many on-site athletic facilities.

The Fiscal Impact Analysis of the Central High School Relocation Study examines differences in up-front capital expenses and long term costs, based on the high school site options. The study involved conversations with architects and engineers, construction cost estimation software, input from the City of Champaign and its utility providers, estimates from the District’s lawyer, and close coordination with the District’s chief financial officer. Estimates of capital and operating costs are ballpark approximations only, but they offer a metric of comparison.

Constructing a new high school is a costly endeavor that involves choices from which piece of land to purchase down to the type of furniture selected for each classroom. Some costs, such as the building and soft costs will not differ much between sites. Other costs, such as land acquisition and site preparation, utility connections, drainage structures, the type of athletic facilities and parking provided, and improvements to roads near the sites vary considerably from site to site. The total capital budget determines the price of fees and contingencies.

Year to year operations may also differ with location. To pay for the school’s construction, the District will likely issue 20-year bonds. Over that time period, a more expensive site leads to a higher annual payment. After debt has been repaid, maintenance costs for the grounds and transportation costs will determine which site is most efficient over the remainder of the school’s lifetime.

Because of their locations and site sizes, some sites have lower initial costs but higher long-term costs, and vice versa. There are good reasons to pick a site from either category, but it is useful to consider the District’s priorities and plan ahead. The fringe sites tend to have lower capital costs, which lead to lower debt service costs; however, in the long term, operating costs are higher. The Country Fair infill site has higher capital costs and higher debt service but has much lower operating costs over its lifetime. The Solon infill site has lower capital costs and debt service payments but would have higher operating costs over its lifetime due to the large size of the site and somewhat decentralized transportation configuration. While there is no guarantee that these patterns will remain the same over the lifetime of the new high school, understanding the structure of funding can contribute to decision-making in the present.

As the high school siting discussion continues, pros and cons of short and long-term costs are a valuable addition to the conversation. No matter which site the community chooses, a new school is a huge investment that will impact the District’s finances for many years into the future.

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Solon TractThe Solon Tract is located between Duncan and Interstate 57 on Kirby and is 80 acres. The capital cost would be approximately $82 million. Land acquisition and site preparation costs would be slightly higher than fringe sites because land values within developed areas are generally higher. The site already has access to gas, water, and sewer lines. Drainage costs would be somewhat higher than other sites because of the large size of the site. The cost of the building will be similar to most other sites. The site could accommodate all athletic facilities and parking, but the District could choose to continue to share some facilities with Centennial to save money as the two are less than a mile apart. An additional $9 million would be needed to provide a swimming facility, tennis courts, and a football and track stadium onsite. Approximately $16 million of the cost would be needed for road improvements. Fees and contingencies would be moderate compared to other sites.

Long term operational costs for the Solon site would be higher than other sites. Operations and maintenance and debt burden would be higher than other sites and transportation costs would be moderate. The future tax rate increase would be greater than for other sites. Approximately $8.0 million would be needed for the annual operations of the site, dropping to $2.0 million after debt is eliminated. Total cumulative spending after 50 years is the highest for this site and would be approximately $176 million.

South FringeThe two south fringe sites are along First Street, either at Windsor or Curtis and both are 60 acres. The total capital costs for these sites are approximately $83 million. Land acquisition and site preparation costs will likely be fairly low. Both sites have access to water and gas but would require boring for sewer access. Drainage costs are moderate. The cost of the building will be similar to most other sites. All athletic facilities and plenty of parking could be included onsite at similar cost to other sites. Approximately $9.5 million of the cost would be necessary for road improvements. Fees and contingencies would be fairly low due to the overall low project cost.

In the long term, the south fringe sites would have average operational impact. Operations and maintenance costs and debt burden would be low compared to other sites, but transportation costs would likely be higher. The future tax rate would increase moderately compared to other sites. The total additional funds in 2012 dollars for annual operations over the life of the bond issue would be approximately $7.5 million, dropping to $1.4 million after debt is paid off. Total cumulative spending after 50 years would be approximately $156 million.

Scenario Summaries

Country FairThe 40 acre Country Fair site is located on Springfield between Country Fair Drive and Mattis Avenue. The total capital cost is approximately $90 million. While the site is much smaller than other options, land acquisition and site preparation costs would be much higher than other sites due to eminent domain risks, the need to demolish existing buildings, and the value of the properties in their current uses. The site has access to gas, water, and sewer lines and would have low drainage costs with the smaller area. The cost of the building might be slightly higher (0.5 percent) than other sites because it would likely be built to three or four stories to conserve space. It might be a challenge to locate all athletic facilities onsite, but the District could choose

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to continue to share some facilities with Centennial, which is only one-half mile away, at a savings of approximately $9 million. A lesser amount of parking would likely be provided. The character of the roads around the site is not suited to pedestrian and bicycle activity, thus approximately $15.7 million of the cost might be dedicated to road and intersection improvements. Fees and contingencies would be higher for the Country Fair site because the overall cost is higher.

Country Fair would have a moderate long term operational impact. Operations and maintenance and transportation costs would be lower than other sites but debt burden would be somewhat higher. The future tax rate increase would be similar to other sites. The District would spend about $7.2 million for annual operations of the site, but costs would drop to only $0.4 million after paying back the debt. Total cumulative spending after 50 years would be the lowest for this site and would be approximately $131 million.

Northwest FringeThe northwest fringe sites are located near the intersection of Cardinal and Duncan and are 70 acres. The capital cost for these sites would likely be approximately $85 million. Land acquisition and site preparation costs are slightly higher than other fringe sites, but only because the acreage is relatively greater. The sites do not have access to gas, water, or sewers, thus almost $2 million would be needed to provide necessary services to the site. The cost of the building and drainage features would be similar to other sites. Parking and all athletic facilities could be provided onsite, at similar cost to other fringe sites. Approximately $10 million of the cost would be needed to improve roads near the site. Fees and contingencies would be moderate.

The operational impact for the northwest fringe sites would be somewhat higher than other sites because operations and maintenance costs and debt burden are moderate and transportation costs are higher. The future tax rate increase would be high compared to other sites. Annual operations would cost about $8.0 million and would drop to $1.8 million when bonds have been repaid. Total cumulative spending after 50 years would be approximately $172 million.

North FringeThe 60 to 72 acre north fringe sites are located along Olympian Drive near Prospect, Neil (extended), and Market. Capital costs range from $77 to $78 million for these sites. Land acquisition and site preparation costs are similar to other fringe sites (varying with the site acreages). All sites have access to gas, but the Lange, Faucett, and Lo tracts would need water and sewer line improvements. The drainage and building costs are average at all north fringe sites. Parking and athletic facilities would easily fit onsite, with similar costs to other fringe sites. The portion of the cost allocated for road improvements would range from $4.5 to $6 million. Fees and contingencies would be fairly low at these sites as the total costs are lower.

North fringe sites would generally have a lower operational impact than other sites. Operations and maintenance costs are moderate, debt burden is low, and transportation costs are higher. Compared to other sites, the future tax rate increase is moderate. Additional costs to operate the north fringe sites would be approximately $7.1 to $7.5 million and would be about $1.4 to $1.8 after debt repayment. Total cumulative spending after 50 years would be approximately $157 million.

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IntroductionThe Champaign Unit 4 School District is currently considering options for the future of the two high schools, Central and Centennial. The district will likely remodel or rebuild one or both of the high schools. Many sites throughout the Champaign area have been suggested for a new school to replace Central, which lacks many on-site athletic facilities. Other major concerns include technology, energy efficiency, and spaces that can adapt to changes in the future. The location of a new or remodeled school building will have an impact on families served by the District, as well as the larger community. The up-front capital expenses and long term costs may differ based on the site that is chosen for a new high school.

In its traditional meaning, a fiscal impact analysis is a tool used to estimate the annual costs and revenues associated with new development or land use changes.1 Typically when an agency is making a decision about a capital investment such as a new building, it focuses on the short term, or capital costs of the investment. Fiscal impact analyses attempt to anticipate longer term funding consequences for governmental jurisdictions. Several methods of analysis exist, using either marginal costs generated from case studies or comparable cities, or average costs per person, employee, or acre. Planners can “help local governments understand and anticipate the immediate fiscal impacts of development, while at the same time remaining focused on the attainment of long-term goals and objectives.”2

As both a “developer” and taxing body, examining both the short term and long term fiscal impacts is of major benefit to the Unit 4 School District. The capital costs of development will have an impact on tax rates within the jurisdiction and District debt burden, as well as the political difficulties of passing a funding referendum. The operational costs will have a more subtle, longer term impact on the District’s finances. The Fiscal Impact Analysis of the Central High School Relocation Project will compare estimates of capital and operational costs for various high school site options.

1. Edwards, Mary. M. UP 407 Notes for March 26, 2012. “Fiscal Impact Analysis,” from Fiscal Impact Handbook, 1978. Burchell and Listokin.2. Bunnell, Gene. 1998. “Analyzing the Fiscal Impacts of Development: Lessons for Building Successful Communities.” Journal of the Community Development Society 29, 1:38-57. 3. Norton, Richard K. “Planning for School Facilities : School Board Decision Making and Local Coordination in Michigan.” Journal of Planning Education and Research 2007 26: 478

Planning for school facilities and their funding is a complicated process involving planners, architects, engineers, educational experts, and district administrators. Major conflicts arise in school facility planning, including the “desire to simultaneously promote an educational system that has the most up-to-date educational programs and facilities possible, preserve and build pedestrian-friendly (and aesthetically attractive) schools that serve as the cornerstone of cohesive neighborhoods, and ensure some measure of racial equity in the distribution of resources across school systems.”3 Often the discussion comes down to the bottom line as it is the most easily quantifiable aspect of school facility planning. Several factors may influence the capital and operational costs of a high school facility, including location, facility-sharing opportunities, and building design.

School Finance: A Review of the Literature

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4. Ibid. Norton.5. Gurwitt, Rob. “EDGE-UCATION.” Governing Magazine, March 2004. 6. Zolnik, Edmund et al. Supporting planning to co-locate public facilities: A case study from Loudoun County, Virginia. Applied Geography 30 (2010) 687–696 7. Dolan, Thomas G. Sharing With the Community. School Planning and Management. January 20058. Ibid. Dolan. 9. Popke, Michael. Community Relations: Two Michigan schools overcome anxieties and open new rec facilities to the public. Athletic Business, May 2005. 10. Kuprenas, J.A. 2010. “Influence of green building on project costs.” AACE International Transactions11. Harvey, L.D. Danny. Reducing energy use in the buildings sector: measures, costs, and examples. Energy Efficiency (2009) 2:139–16312. Ibid. Harvey

LocationLocation of a high school facility can impact its capital costs, especially in terms of land acquisition costs. Land availability and price can be an influential factor for school boards when deciding where to locate a new school.4 The trend for over fifty years has been abandonment of old facilities in favor of new construction. Some states have even had laws requiring new construction if the cost of renovation exceeds a certain percentage, in spite of a lack of data on the fiscal benefits of doing so.5

Facility SharingOne recent trend in school facility construction especially with regard to athletic facilities, is sharing facilities with other public agencies. Park and recreation departments may be willing to share in the cost of construction and operation of facilities if they are open to public use. The Urbana Indoor Aquatic Center is a prominent local example, used both as a high school training and competitive facility and as a public pool.

Major benefits of facility colocation include “resource savings, increased efficiency and synergy of services, and an enhanced sense of community”.6 Residents such as retirees who may be hesitant to support a school funding referendum may be more willing to vote yes if they have access to athletic facilities.7 Challenges include security issues, management structures, and scheduling of practices.8 Membership fees from the public can be used to lower operational costs.9

Building DesignMany school districts, including Unit 4, are opting for green school buildings today. While in the past some green technologies carried an initial premium, today the costs of building green are generally comparable to conventional building costs. A 2010 study of 30 recent educational facility projects found little cost impact for implementing sustainable measures.10 A 2009 study found that the cost of high performance institutional buildings can often be less than conventional construction because the higher cost of the building envelope (exterior) can be offset by lower costs for mechanical systems (heating and air conditioning).11 The cost of reaching a given energy efficiency will be lower in new buildings than renovated buildings, and energy savings of up to 48 percent can be achieved with an initial cost premium of about 1.82 percent.12

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13. Norton, Richard K. “Planning for School Facilities : School Board Decision Making and Local Coordination in Michigan. Journal of Planning Education and Research 2007 26: 47814. Baker, Bruce et al. “Is School Funding Fair? A National Report Card.” Education Law Center, Newark, N.J. September 2010

ScenariosThe Board of Education is currently considering five major options for school sites, within which some options have more than one parcel of land available (see Figure 1).

1. South FringeA greenfield development option where nearly all athletic facilities could be located on site. The site would allow for ample space for parking and green space. Located approximately three-and-a-half miles from the city’s core. Both tracts are 60 acres.

2. Solon TractA greenfield tract located within the urbanized area. The site is 80 acres in size and would allow for ample parking and green space. It is also proximal to Centennial High School, thus facility sharing and transportation optimization might be possible. The site is approximately three miles from the city’s core.

Another influence in facility design and location is competition with other schools. Many participants in Unit 4’s school siting debate have referenced the facilities at the two Normal high schools in Normal, IL, which were built in the recent past. A survey of Michigan school districts found that 35 percent of school boards considered “the need to stay competitive” as a very influential factor in decision making, with 18 percent considering it an influential factor.13 The need to compete can be particularly challenging due to funding differentials, especially in a state such as Illinois that has vast differences in per-pupil funding between districts.14

Figure 1: High School Location Options

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0 2 41Miles

Map created by Holly Nelson, UIUC, June 2012. Data provided by CUUATS, Champaign Unit 4 Schools, and City of Champaign Planning Department.

Unit 4 District boundary

North Fringe

Northwest Fringe

Country Fair

Current Centennial

Current Central

School site options

South Fringe

SolonTract

3. Country FairAn option for redevelopment of a commercial area located within the heart of the community. The proximity of this particular location to Centennial High School presents some options for continuing to share facilities, as well as optimizing transportation. Total site area is approximately 40 acres.

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4. Northwest FringeA greenfield development option where nearly all athletic facilities could be located on site. The site would allow for ample space for parking and green space. Located approximately three miles from the city’s core. The two Voightlander tract options are 70 acres and overlap, thus they are only considered one site in this analysis.

5. North FringeA greenfield development option where nearly all athletic facilities could be located on site. The site would allow for ample space for parking and green space. Located approximately three miles from the city’s core. The Lange tract is 70 acres, the Faucett and Ponder-Moore tracts are 60 acres, and the Lo tract is 72 acres.

Land Acquisition and Site Preparation

Capital CostsCapital costs are typically the focus of facility planning discussions as they have the most impact on current finances. Throughout the development of the Unit 4 school siting discussion, many participants have made statements about differences in capital costs. The capital cost estimates will attempt to quantify the overall magnitude of cost differences between sites. These costs do not substitute for a formal design estimate, although the author does have some experience in construction estimation (see Appendix A).

Land acquisition costs15 vary significantly with the potential sites and must be negotiated with the current owners. Property values for the fringe sites are much lower as they do not have access to urban infrastructure, thus the district could purchase a greater number of acres for a smaller cost at the edge of town. For the most part, no demolition would be necessary at a fringe site, thus site preparation costs would also be lower. Costs might range from $2.7 to $3.3 million.

In addition to higher land values, all infill sites have some risk of eminent domain. As a governmental body, the Unit 4 School District could legally force landowners to sell their land at a fair price; however, the legal costs of this action are high. Infill sites such as Franklin and Garwood were already eliminated as options because land acquisition and demolition costs would likely be over $10 million and many residents would be displaced. The Country Fair site also has a high land and demolition cost of approximately $13.5 million, but the risk of having to use eminent domain to acquire the properties might be less as land and business owners might be more willing to negotiate. Eliminating one particular set of properties and reducing the site size to 34 acres would decrease the land and site preparation cost to approximately $6 million.16

15. The land acquisition and demolition costs for infill sites were estimated by Michael Tague, a lawyer working for Unit 4, based on property values and estimation of eminent domain risk. Property values for exterior sites are based on the estimated cost of $21,000 per acre listed in the Unit 4’s FY 12 Budget.16. Comment from Rob Kowalski, City of Champaign Planning Department

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17. State of Illinois Capital Development Board. “List of Eligible School Construction Program ExpendituresFor Construction of School Facilities.” October 2010. http://www.cdb.state.il.us/forms/download/School%20Construction%20Law%20Project%20Standards%20Oct%202010.pdf18. Conversation with BLDD architects Sam Johnson and Mark Ritz. April 25, 201219. Utility access costs are conceptual and were provided by the City of Champaign, after conversations with the utility providers. Estimates for water and sewer piping were provided by the utilities. Estimates for boring under roads and gas line extension come from the RS Means Construction Estimator.

The Solon site is somewhat between an infill and fringe site in terms of its characteristics. The property value is higher than a fringe site because it is surrounded by developed properties, but site preparation costs would be minimal as it is currently used for agriculture. The cost for this parcel might be approximately $4.5 million. An additional site preparation cost might be necessary for redirection of the drainage ditch that flows through the site, at considerable expense.

According to the Illinois State Board of Education, funding for high school sites is only available for sites 20 acres in size, plus an additional acre per 100 students. For a 2,000 student high school (the likely future capacity of the school), a 40 acre site (or smaller) would be allowable for full funding. Funding is formula driven and depends on the student population and site and building costs. The state pays a percentage of the cost for qualified items, no matter the total. If Unit 4 opts to purchase a site larger than 40 acres, it would still be eligible for funding assistance for up to 40 acres of the site.

All the sites have unique characteristics in terms of access to utilities. Earlier in the site search process, sites where utility access was infeasible were eliminated. All the current options can gain access to utilities, but some have higher costs than others.19 Depending on the layout and acreage of the sites, onsite piping costs could differ somewhat, but these costs are not considered in this analysis as layouts are unknown. All sites have access to electricity.

Infill sites Country Fair and Solon will essentially have no utility access costs as water, sewers, and natural gas are already available to surrounding land uses (or to Country Fair itself). The Ponder-Moore north fringe site also has access to all utilities. Utility providers would still charge some utility connection fees, totaling approximately $1 million.

The two south fringe sites have access to water and gas pipelines on site. The school could be connected to an existing interceptor sewer across First Street by boring under the road. Utility costs might be approximately $1.1 million.

The northwest fringe sites have the most significant challenges in terms of utilities. Water mains and sewers run only to the end of Boulder Ridge Drive in the Boulder Ridge subdivision and there is undeveloped land between it and the school site. The District would have to purchase easements on the land in between and run pipes approximately 2,000 feet to the school site. The nearest gas line is on Staley Road, about 3,500 feet to the west of the site. Total utility access costs might be approximately $1.9 million.

The Lange, Faucett, and Lo north fringe sites have similar costs for utility access. A water main exists on the south side of Olympian Drive, thus the District would have to bore under the road to

Access to Utilities

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20. Champaign Municipal Code. Sec. 29.5-4.04. - Stormwater detention. 21. Viessman, Warren Jr. and Gary L. Lewis. 2003. Introduction to Hydrology. 5th Edition. Pearson Education Inc., Saddle River, NJ. 22. Notes from Ed Clancy, Professional Engineer for Berns, Clancy and Associates. 23. Conversation with BLDD architects Sam Johnson and Mark Ritz24. RS Means. Square Footage Estimator. 2012

According to the Champaign Municipal Code, developments “shall provide for temporarily detaining stormwater runoff from the site,” such that “the peak rate of discharge from the property for the 100-year, 24-hour event to levels which will not cause an increase in flooding or channel instability downstream when considered in aggregate with other developed properties and downstream drainage capacities. The peak 100-year discharge shall not be greater than 0.18 cfs per acre of property drained.”20 This means that a school site must detain the volume of runoff generated by a 24-hour rainfall event that has a one percent chance of being exceeded in any given year.21 Features such as vegetated swales, rain gardens, and detention basins can be used to reduce and slow the runoff.

Costs for detention basins were estimated using soil types, land acreages, contour slopes, and a hydrographical model. At a minimum, each detention basin would cost at least $3 per cubic yard, although a higher cost is likely.22 As the smallest site (40 acres), Country Fair’s detention basin costs might be at least $25,000. The highest drainage cost at the 80 acre Solon site might be at least $51,000.

Drainage

gain water access. Sewers run to the end of Prospect and (the future) Neil, thus boring would also be necessary for these lines. Furthermore, the City would require the District to run the sewer lines all the way to the north edge of the property line to accommodate future development. Gas access is already available. Total costs might range from approximately $1.2 million for the Lange site to $1.3 million for the Faucett or Lo sites.

Building and Athletic Facility CostsCosts for building construction may vary somewhat based on site size. Although it is a common perception that multistory buildings are more expensive to construct, the rule of thumb does not hold true for buildings with a square footage over about 40,000.23 The additional cost needed to install elevators and stairs is offset by the decrease in building shell surface area, which is also a significant expense.

Architects from BLDD (a local firm with significant experience in school design) estimated that for a school with approximately 1,500 students, approximately 240,000 square feet would be required (about 160 sf per student). A one-story building of this size would be prohibitively large for circulation of students, so at least two stories would be necessary at any site. They estimate the cost of a building this size would be approximately $43.2 million.

According to the RS Means Square Footage Estimator,24 the difference in cost for equivalent school buildings with three or four stories would be 0.42 percent or 0.53 percent greater, respectively. For

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ParkingParking costs could vary somewhat between infill and exterior sites. At an infill site, more bus service would likely be available, thus fewer spaces could be provided. Fringe sites would need a greater quantity of parking. BLDD estimated that a new high school would require 1,160 parking spaces. The cost for providing parking of that magnitude is approximately $2.9 million, or about $250025 per space. Centennial currently has approximately 450 spaces. A similar amount of parking could be provided at the Country Fair site, for a cost of $1.1 million.

all sites except the Country Fair site, space is sufficient for a two story building. To conserve site space, a four-story building on the Country Fair site might be approximately $43.4 million.

Athletic facilities costs will likely be similar at all sites, although the District might decide to continue to share some facilities between the two high schools to conserve resources, especially if the sites are proximal. Total costs for athletic facilities, including a football and track stadium, tennis courts, soccer field, baseball field, softball field, swimming facility, concession building, and two practice fields, might be approximately $10.1 million. At the Country Fair or Solon sites, which are within a mile of Centennial, the District might choose to continue to share the swimming, football, and track facilities at Centennial, while allowing Centennial programs to use other resources at the new high school. Tennis might still happen at the Park District owned Lindsay courts. With this configuration of facilities, construction costs might be approximately $1.3 million.

25. Notes from Ed Clancy, Berns, Clancy and Associates26. Kowalski, Rob. March 9, 2010 memo to Superintendent Arthur J. Culver. Suggests specific road improvements necessary at all fringe sites. Road improvements for infill sites developed by the author, in consultation with the City of Champaign Planning Department. 27. Comment from Rob Kowalski, City of Champaign Planning Department

Because Unit 4 will be acting as a developer when it builds a new high school, the City will require Unit 4 to pay for improvements to nearby City roads that provide primary access to the site.26 Roads that are currently two-lane with drainage ditches on either side will have to be reconstructed as three lane roads with curb and gutter, as well as sidewalks. Adding signals will be necessary in some locations. Estimates of roadwork costs are based on analysis of recent road projects in Champaign, as well as a “rule of thumb” guide prepared by the Champaign Public Works department (see Appendix B).

The most costly road improvements might be at the Country Fair site, where significant changes to both Mattis Avenue and Springfield Avenue would calm very busy traffic. Features such as crosswalks, better sidewalks, and perhaps lane reductions would help to make the area more accessible to nearby residents and help vehicle and pedestrian flow between the two high schools. The City would require only minor intersection improvements and other changes would be contingent upon the Illinois Department of Transportation.27 The cost for such projects might be up to $15.7 million, although it could be considerably less.

Road Improvements

1328. Based on April 25, 2012 discussion with BLDD Architects Sam Johnson and Mark Ritz.29. Email from Sam Johnson, BLDD, May 24, 2012

The Solon site might also need significant road improvements on Kirby Avenue. The District would likely need to build a circulation road through the site. Depending on site configuration, it might need a bridge over the existing stream, which would be expensive. The cost might be about $16 million for these projects.

The two south fringe sites would need a few road improvements. First Street would have to be reconstructed as an urban-style road with curb and gutter, with turn lanes. Either Windsor or Curtis roads would need intersection improvements, depending on the chosen school site. Costs might be approximately $9.5 million.

Road costs for the northwest fringe site might be about $10.3 million. Work needed at that site includes reconstruction of Cardinal Road with three lanes and sidewalks, intersection improvements at Staley Road and Route 150, and signals where Cardinal crosses the railroad tracks.

Costs at the north fringe sites might vary from $4.3 to $6.2 million. The Lange site would need to extend Boardwalk Drive and add intersection improvements at Olympian and Prospect. The Faucett site requires improvements to Prospect north of Olympian and their intersection. The Lo site requires the extension of Neil north of Olympian and intersection improvements. Neil Street would be extended north from Interstate Drive to Olympian Drive at the Ponder-Moore site. The District would also have to construct a collector road along the north edge of the property for circulation.

Some costs are not likely to vary significantly based on the site chosen for a new high school.28 Feasibility studies, site surveys, and costs for technology, telecom, security, furnishings, fixtures, and equipment are likely to be similar at all sites. While this cost is the same on all site estimates, it is included to round out the estimates and make them closer to the actual funds required for a new high school.

Architectural and engineering fees and contingency costs may change depending on the overall scope of work and cost of the project. Sites with more extensive road work will likely have higher engineering fees to cover extra design work for the roads. Likewise, contingency costs are typically a percentage of the construction budget and are included to provide for unexpected expenses.29 For the purposes of this estimate, the contingency fee is ten percent and the design fee is five percent of the total construction budget.

Soft Costs

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Total capital costs will likely range from approximately $78 to $90 million, based on differences in site acquisition, utility access, drainage, building and facility configuration, parking, and road improvements (see Table 1). The Country Fair site has a significantly higher cost than all other sites, at $90 million. The Faucett north fringe site has the lowest cost at just over $77 million (see Appendix A for detailed cost estimates of each site).

Total Capital Costs

Table 1: Summary of capital development costs for high school sites

Cost South Fringe Solon Tract Country FairNorthwest

Fringe North FringeLand Acquistion 2,400,000$ 4,000,000$ 11,010,390$ 2,800,000$ 2,620,000$ Demolition/Site Preparation 362,032$ 482,709$ 2,500,000$ 422,371$ 395,218$ Water main access -$ -$ -$ 345,914$ 21,311$ Sewer hookup 1,089,671$ 1,070,000$ 1,070,000$ 1,220,000$ 1,117,561$ Electricity/Gas access -$ -$ -$ 350,000$ -$ Drainage 38,125$ 50,833$ 25,416$ 44,479$ 40,031$ Building 43,200,000$ 43,200,000$ 43,429,378$ 43,200,000$ 43,200,000$ Athletic Facilities 10,113,537$ 1,267,465$ 1,267,465$ 10,113,537$ 10,113,537$ Parking 2,900,000$ 2,900,000$ 1,125,000$ 2,900,000$ 2,900,000$ Road improvements 9,613,654$ 16,027,523$ 15,695,503$ 10,295,571$ 4,946,918$ Fixed soft costs 2,200,000$ 2,200,000$ 2,200,000$ 2,200,000$ 2,200,000$ Fees and contingencies 10,806,138$ 10,694,772$ 11,799,089$ 11,112,240$ 10,129,959$ Capital Cost Estimate 82,723,157$ 81,893,302$ 90,122,241$ 85,004,111$ 77,684,535$

Annual Operating Costs and RevenuesOperating costs and revenues are somewhat more difficult to estimate due to unknown changes in population, inflation rates, and growth in taxable property. The population in the District is growing, so it is likely that educational and staffing expenses would grow proportional to the number of students. State and Federal aid to the District might also increase with an increased student population but is not guaranteed. Tax revenue will likely grow with an increase in population, but due to the school district tax cap in Champaign County, funding levels per pupil will probably remain similar to the current levels (plus inflation). The analysis in this section will be limited to facility maintenance costs, transportation costs, and debt service.

Facility Operations and Maintenance CostsNo matter the location of a new high school, annual operations and maintenance costs for the District are likely to increase because of the increased building and grounds square footage. For example, a new high school would likely have a football and track stadium. It currently maintains and operates only one stadium, so in the future the costs would be higher. Additionally, the new school is likely to have significantly more green space, which will incur increased landscaping and mowing costs. Snow removal costs might also increase since the new school will have its own parking lot rather than street parking.

15

30. Calculated using Unit 4 fiscal year 2012 operations and maintenance budget31. Uses Unit 4 budget information and Fall 2011 enrollment. 32. From conversation with BLDD architects Sam Johnson and Mark Ritz33. Clark, Brent. “School buses may be in danger.” Morris Daily Herald, April 9, 2012.

Gross site areas and building square footages can be used to estimate the share of District operation and maintenance funds for one of the current high schools. Central’s current operations and maintenance costs are of course not limited to just the costs for its tiny 6.5 acre site. The District maintains and operates (or rents from the Park District) various athletic venues around town such as a softball field at Carrie Busey Elementary and a soccer field at Franklin Middle School. The current Central and Centennial facilities likely have similar upkeep costs in spite of actual site size differences. On a per acre basis, current maintenance costs are approximately $46,500.30 Some differences in operational costs might be more related to student populations, however. On an enrollment basis, the costs per acre are closer to $28,000 per acre.31 This analysis will assume an average figure of approximately $37,200 per acre. Based on site sizes, annual operations and maintenance costs will vary (see Table 2).

Unit 4 is currently pursuing many energy efficiency renovations at all schools, thus some reductions in costs could occur (although they would probably be similar in all scenarios). A new high school building at any location could be designed for the same energy usage, however, initial costs might vary somewhat. A more spread out building could take greater advantage of techniques such as solar gain or photovoltaic panels, while a more compact building minimizes the energy lost through exterior surfaces.32

In the Transportation Impact Analysis section of this project, estimates of the cost of transportation at a sample of the sites were calculated. The State of Illinois requires school districts to transport all students who live more than 1.5 miles from their school. Differences between sites are based on student distances from school sites, likely modes of transportation, and costs of various modes.

All fringe sites would likely have similar transportation costs as they appear to be similar distances from the District’s center of population. The estimate of Country Fair’s transportation costs is assumed to be accurate, and the cost for the Dodds Park site is used for the Solon site since they appear to be similar distances from the center of population (see Table 3).

The future of state transportation funding and mandates to automatically provide transportation is unknown. Due to the budget crisis, many cuts or changes in appropriations have been proposed.33 It is possible that the state will eliminate the district transportation mandate. If this were to occur,

Transportation Costs

Table 2: Future Maintenance Costs

Site Acreage Maintenance costTotal Future O & M

cost (2012 $)South Fringe 60 2,232,118.95$ 7,850,130.59$ Northwest Fringe 70 2,604,138.78$ 8,222,150.42$ North - Lange 70 2,604,138.78$ 8,222,150.42$ North - Faucett 60 2,232,118.95$ 7,850,130.59$ North - Lo 72 2,678,542.74$ 8,296,554.38$ North - Ponder-Moore 60 2,232,118.95$ 7,850,130.59$ Country Fair 40 1,488,079.30$ 7,106,090.94$ Solon 80 2,976,158.60$ 8,594,170.24$

16

34. The magnitude of debt could possibly be reduced by grants from the state’s Capital Development Board, as described above in the land acquisition section.35. Responses from Police and Fire Departments provided by City of Champaign Planning Director, Bruce Knight.

The initial investment in a new school facility will have impacts on the annual budget for many years to come as the District pays back bond money borrowed for construction. Based on the capital construction estimates above, a bond issue of approximately $78 to $90 million will likely be necessary.34 For a 20 year borrowing period with a four percent annual interest rate compounded monthly, annual repayments would range from about $5.7 to $6.8 million (see Table 4). A school built on the Country Fair site would have the highest debt burden while the north fringe sites would have the lowest debt burdens, based on initial capital costs.

Debt Service

transportation costs would be directly paid by families with school age children rather than spreading costs over the general population via taxes. While eliminating the mandate would reduce the District’s annual budget, it would be a heavy burden for families.

Table 3: Transportation Cost Estimates

School Site District CostIncrease over current

cost for CentralSouth Fringe 806,363.31$ 557,152.43$ Northwest Fringe 806,363.31$ 557,152.43$ North - Lange 806,363.31$ 557,152.43$ North - Faucett 806,363.31$ 557,152.43$ North - Lo 806,363.31$ 557,152.43$ North - Ponder-Moore 806,363.31$ 557,152.43$ Country Fair 453,190.23$ 203,979.35$ Solon 663,637.24$ 414,426.36$

Amount of investment Annual Payment Total Funds Spent78,000,000.00$ 5,671,975.88$ 113,439,517.64$ 82,000,000.00$ 5,962,846.44$ 119,256,928.81$ 83,000,000.00$ 6,035,564.08$ 120,711,281.60$ 85,000,000.00$ 6,180,999.36$ 123,619,987.18$ 90,000,000.00$ 6,544,587.56$ 130,891,751.13$

Table 4: Capital Investment Impact on Debt Burden (20 years, 6%)

Some services provided by other governmental bodies could be impacted by the District’s high school site selection, although in the case of Champaign, it appears that costs would not vary much.35

Police services would be sufficient at any location, however, some shifts in personnel might be necessary to respond to additional traffic (and thus incidents) generated by a school. Fewer incidents might occur wherever an older school facility was closed. Police Chief Anthony Cobb was particularly concerned about the impact of more young drivers in the University district, which would likely occur if a south fringe site was chosen.

Fire services for the north and northwest fringe sites are currently inadequate, but the City has plans to build an additional fire station on the north side of town in the near future, according to Fire Chief Doug Forsman.

Costs to Other Entities

17

Net Fiscal ImpactsThe Unit 4 budget is fairly complicated because certain revenues and expenses are tied to individual, earmarked funds. Additionally, capital expenditures and bond proceeds are not stable from year to year. In order to simplify the analysis, the net fiscal impact will be based solely on operating cost increases in the areas of operations and maintenance, transportation, and debt service that would occur in 2012 if the new facility existed immediately (see Table 5). All increases account for a reduction in cost by removing a facility equivalent to Central.36

Given the increases in operating expenses, the District will have to pass a referendum for a tax increase. The current tax rate is limited by a cap on total levy and was approximately 3.72 percent in 2011, the second-lowest in Champaign County.37 For the 2011 total assessed value of all properties in the District (approximately $1.939 billion), the tax rate would increase to approximately 4.10 percent to 4.15 percent to support the extra expenses generated by the construction and operation of a new school (see Table 6).

After 20 years, the District will have paid off the last of the debt from the initial capital expense of constructing the new school. Without the debt service burden, annual operational costs will be much lower at all sites and will range from 0.3 million above current costs at Country Fair to $2.0 million above current costs at the Solon site. Over a facility lifetime of at least 22 years, the cumulative spending for the Country Fair site becomes by far the lowest compared to other sites, assuming a discount rate of 1.5 percent (see Figure 2 and Appendix C). If the District is concerned about the long term operational cost of the school, it may want to consider a higher up front cost in exchange for lower costs in the future. Most buildings in the Unit 4 District have been operational for at least 50 years.

36. The District will likely reshuffle some facilities if the current Central building is no longer used as a high school. Edison Middle School, administrative functions, curriculum services, and the Academic Academy are possible tenants. 37. Champaign Unit School District 4. FY 12 Budget. September 26, 2011. http://www.champaignschools.org/Finance/fy12_budget.pdf

Table 5: Changes in Expenditures (assuming a new school was operational in 2012)

SiteOperations and

Maintenance Debt Service Transportation Total ChangeTotal Change After

Bond Issue EndsFY2012 Budget 6,975,884.00$ 7,292,374.00$ 3,614,306.00$ South Fringe 874,246.59$ 6,035,564.08$ 557,152.43$ 7,466,963.10$ 1,431,399.02$ Northwest Fringe 1,246,266.42$ 6,180,999.36$ 557,152.43$ 7,984,418.21$ 1,803,418.85$ North - Lange 1,246,266.42$ 5,671,975.88$ 557,152.43$ 7,475,394.73$ 1,803,418.85$ North - Faucett 874,246.59$ 5,671,975.88$ 557,152.43$ 7,103,374.91$ 1,431,399.02$ North - Lo 1,320,670.38$ 5,671,975.88$ 557,152.43$ 7,549,798.70$ 1,877,822.81$ North - Ponder-Moore 874,246.59$ 5,671,975.88$ 557,152.43$ 7,103,374.91$ 1,431,399.02$ Country Fair 130,206.94$ 6,544,587.56$ 203,979.35$ 6,878,773.84$ 334,186.29$ Solon 1,618,286.24$ 5,962,846.44$ 414,426.36$ 7,995,559.04$ 2,032,712.60$

Changes to Budget

18

Table 6: Changes in Tax Rate With Increased Operating Expenditures

Property Tax ImpactsIncrease in

Operating Costs Tax Levy Tax Rate2012 Budget -$ 72,408,323.00$ 3.733%South Fringe 7,466,963.10$ 79,875,286.10$ 4.118%Northwest Fringe 7,984,418.21$ 80,392,741.21$ 4.145%North - Lange 7,475,394.73$ 79,883,717.73$ 4.119%North - Faucett 7,103,374.91$ 79,511,697.91$ 4.100%North - Lo 7,549,798.70$ 79,958,121.70$ 4.123%North - Ponder-Moore 7,103,374.91$ 79,511,697.91$ 4.100%Country Fair 6,878,773.84$ 79,287,096.84$ 4.088%Solon 7,995,559.04$ 80,403,882.04$ 4.146%

$-

$20,000,000.00

$40,000,000.00

$60,000,000.00

$80,000,000.00

$100,000,000.00

$120,000,000.00

$140,000,000.00

$160,000,000.00

$180,000,000.00

$200,000,000.00

1 6 11 16 21 26 31 36 41 46

Figure 2: Cumulative Operational Spending Over 50 Years

South Fringe

Solon Tract

Country Fair

Northwest Fringe

North Fringe

Source: Operational cost estimates based on extrapolation of current operational costs to future conditions at each site. Assumes discount rate of 1.5 percent.

19

22. Internal Revenue Service. “IRS Increases Mileage Rate to 55.5 Cents per Mile.” June 23, 2011. http://www.irs.gov/newsroom/article/0,,id=240903,00.html23. Data provided by Cynthia Hoyle, Transportation Planning Consultant for the Champaign-Urbana Mass Transit District.24. Maine Department of Education. FY 2005 School Bus Transportation Statistics. 2005. www.maine.gov/education/const/trans/pt065.doc

ConclusionThere are fiscal advantages to a less expensive school site, both in terms of capital and operating costs. While the more expensive infill school sites have operational cost advantages in terms of transportation and maintenance costs, these impacts do not outweigh the impact of a higher debt service burden over the first 20 years of a high school site’s life. In the long term future (greater than 25 years), a more expensive site that has lower operational costs is advantageous in terms of cumulative spending.

No matter which site is chosen, there may be opportunities to reduce the capital or operating costs of the school facility. Unit 4 may be able to negotiate an arrangement with the Park District or even a private recreational organization to share the costs for some athletic facilities. The school building could have a wider-reaching community benefit by including a health center or allowing parts of the facility to be used as a community center after hours. The school library could be an extension of the public library. Many creative options exist.

Likewise, energy efficiency is achievable at any site and could reduce long-term operational costs without increasing initial costs significantly. Choosing to implement high-performance measures may be even more crucial for the District if energy prices continue to escalate.

The political challenges of planning for the future of high school education are many. Foremost among these is passing a tax increase referendum to fund a costly new facility. Results of this fiscal impact analysis can help decision-makers and citizen participants to weigh the fiscal pros and cons against social, environmental, and transportation tradeoffs.

AcknowledgmentsMany thanks to the local officials, professionals, and professors who provided data, information, and advice towards the completion of this project, including Ed Clancy, Berns, Clancy and Associates; Tom Crabtree, Stifel, Nicolaus & Company; Mary Edwards, Professor of Urban Planning; Sam Johnson, BLDD Architects; Mary Kane, Stifel, Nicolaus & Company; Bruce Knight, City of Champaign Planning Deparment; Rob Kowalski, City of Champaign Planning Department; Gene Logas, Chief Financial Officer, Champaign Unit 4 Schools; Mark Ritz, BLDD Architects; Mike Tague, Attorney for Champaign Unit 4 Schools; Daniel Schneider, Professor of Urban Planning; Tony Vandeventer, City of Champaign;

20

Appendix A: Detailed Capital Cost Estimates

Unit 4 costs Amount Notes Information SourceLand Acquistion 2,400,000.00$ 60 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4

Demolition/Site Preparation 362,032.00$ Excavation $0.70/cubic yard, $3.39/CY sand and gravel structural backfill, $1.52/CY compaction RS Means Costworks website

Water main access -$ Excellent water access - 16" main on Windsor, 8" main on First

Memo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010

Sewer hookup 1,089,671.30$

Existing interceptor sewer on east side of First - boring underneath street is required (approximately 45 feet at $437.14/LF), UCSD fee $535 per population equivalent (2000 persons)

Memo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010; Urbana and Champaign Sanitary District permit information

Electricity/Gas access -$ Ameren - capacity is availableMemo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010

Drainage 38,124.53

Site with 40 percent open space in good condition, 10 percent open space in poor condition, 42 percent impervious (roof and parking lots) and 8 percent roads; $3/CY

Drainage calculation from course materials from Urban Planning 503: Physical Planning; Basin cost from Berns, Clancy and Associates

Building 43,200,000.00$ 1500 student high school (assuming 2 floors based on amount of land available) Estimate from BLDD Architects, November 2011

Athletic Facilities 10,113,537.08$

All athletic facilities onsite. Includes football field, track, tennis courts, softball field, baseball field, soccer field, 2 practice fields, aquatic center, and concession building RS Means Costworks website

Parking 2,900,000.00$ 1160 parking spaces at $2500/space Estimate from Berns, Clancy and Associates

Road improvements 9,488,254.65$

First Street widened from Windsor to Curtis with turn lanes into school property, sidewalk/shared use path added

Improvements from memo to Arthur Culver from Rob Kowalski, March 9, 2010; see Appendix B for road cost estimation method

Fixed soft costs 2,200,000.00$

Site evaluation, interior design fee, document printing and construction testing, technology/telecom/security, furnishings/fixtures/equipment Estimate from BLDD Architects, November 2011

Fees and contingencies 10,786,701.03$ Architectural and engineering fees, construction contingencies

Percentages derived from estimate from BLDD Architects, November 2011

Total 82,578,320.59$

Table A1: South Fringe: University 1 (First and Windsor)

21

Table A2: South Fringe: University 2 (First and Curtis)Unit 4 costs Amount Notes Information SourceLand Acquistion 2,400,000.00$ 60 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4


Water main access -$ Good water access - 8" main on Curtis, 8" main on First



Existing interceptor sewer on east side of First - boring underneath street is required (approximately 45 feet at $437.14/LF), UCSD fee $535 per population equivalent (2000 persons)


Electricity/Gas access -$ CIPS - capacity is availableMemo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010

Drainage 38,124.53$

Site with 40 percent open space in good condition, 10 percent open space in poor condition, 42 percent impervious (roof and parking lots) and 8 percent roads







First Street widened from Windsor to Curtis with turn lanes into school property, sidewalk/shared use path added, signal at First and Curtis






Total 82,867,993.78$

22

Table A3: Northwest Fringe: Voightlander 3 and 4 (near Cardinal and Staley)Unit 4 costs Amount Notes Information Source

Land Acquistion 2,800,000.00$ 70 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4


Water main access 345,913.68$

Nearest water is 12" main at north end of Boulder Dr. ROW doesn't exist yet to bridge gap, thus District would have to buy easements and extend the main 2000 feet. Extension cost approximately $150-$200/ft. $20,000/acre easement purchase, with 50 foot easement width

Memo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010; easement cost estimate from Berns, Clancy and Associates


NW portions of site not in UCSD area. Sewer extensions come from Boulder Ridge development. Depending on timing of residential development, extension could be less. 2000 feet at $75/LF. UCSD fee $535 per population equivalent (2000 persons)


Electricity/Gas access 350,000.00$

Electricity access is sufficient. Gas main would have to be extended from Staley Road. 3500 feet at $100/LF.


Drainage 44,478.62$








Improvements to Cardinal Road, including intersections at Staley and Route 150 and intersection with railroad. Part of road in Hensley Township.






Total 85,004,111.42$

23

Table A4: North Fringe: Lange Tract (Olympian Drive west of Prospect)Unit 4 costs Amount Notes Information Source

Land Acquistion 2,800,000.00$ 70 acres, but only 60 developable (10 acre pond exists) at $40,000/acre Mike Tague, Attorney hired by Unit 4



24" main on south side of Olympian Drive. Water is available but boring under Olympian is necessary. (approximately 65 feet at $437.14/LF)



Interceptor sewer ends at Prospect and Olympian. Sewer must be extended all the way to north property line of site so it can be further extended by future residential developments. Cost is $75/LF for 8" sewer, 1200 feet, plus approximately 65 feet boring at $437.14/LF. UCSD fee $535 per population equivalent (2000 persons)


Electricity/Gas access -$ Power and gas lines exist along Olympian ROW.Memo to Arthur Culver from Rob Kowalski (City of Champaign Planning), March 9, 2010

Drainage 38,124.53$

Site with 40 percent open space in good condition, 10 percent open space in poor condition, 42 percent impervious (roof and parking lots) and 8 percent roads.







Extension of Boardwalk Drive (collector) necessary. Improvements needed on Prospect north of Olympian.






Total 77,307,742.30$

24

Table A5: North Fringe: Faucett Tract (Olympian Drive east of Prospect)Unit 4 costs Amount Notes Information SourceLand Acquistion 2,400,000.00$ 60 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4



16" main on south side of Olympian Drive to be extended soon. Water is available but boring under Olympian is necessary. (approximately 65 feet at $437.14/LF)



Interceptor sewer ends at Prospect and Olympian. Sewer must be extended all the way to north property line of site so it can be further extended by future residential developments. Cost is $75/LF for 8" sewer, 2500 feet, plus approximately 65 feet boring at $437.14/LF. UCSD fee $535 per population equivalent (2000 persons)



Drainage 38,124.53$







Road improvements 4,637,644.74$ Improvements needed on Prospect north of Olympian.






Total 77,235,344.86$

25

Table A6: North Fringe: Lo Tract (Olympian Drive east of Prospect)Unit 4 costs Amount Notes Information SourceLand Acquistion 2,880,000.00$ 72 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4



16" main on south side of Olympian Drive to be extended soon. Water is available but boring under Olympian is necessary.



Interceptor sewer ends at Neil and Olympian. Sewer must be extended all the way to north property line of site so it can be further extended by future residential developments. Cost is $75-100/ft for 8" sewer, plus approximately 65 feet boring at $437.14/LF. UCSD fee $535 per population equivalent (2000 persons)



Drainage 45,749.44$








Requires further extension of Neil Street (collector) to north of Olympian. Intersection improvements at Olympian and Neil.






Total 77,882,181.02$

26

Table 7: North Fringe: Ponder/Moore Tract (Olympian Drive and Market Street)Unit 4 costs Amount Notes Information SourceLand Acquistion 2,400,000.00$ 60 acres at $40,000/acre Mike Tague, Attorney hired by Unit 4


Water main access -$ 16" main on south side of Olympian Drive to be extended soon. Water will be available.


Sewer hookup 710,000.00$

Already equipped with sanitary sewers and interceptor sewers not necessary. Sewer line ends at south intersection of future Neil and Olympian. UCSD fee $355 per population equivalent (2000 persons)



Drainage 38,124.53$








Collector road needed along north property line to Market Street. Intersection improvements at Olympian and Neil.






Total 78,312,870.86$

27

Table A8: Internal: Country Fair Site (Mattis Avenue and Springfield Avenue)Unit 4 costs Amount Notes Information Source

Land Acquistion 11,010,389.85$

Acquisition of shopping center, Taco Bell, Schumacher subdivision, Za's, Title Loan, Office II. 15% contingency. $200,000 legal title costs. 39 acres

Memo to Arthur Culver from Michael J. Tague (Unit 4 Attorney), January 26, 2012

Demolition/Site Preparation 2,500,000.00$ "I would have to believe [demolition costs] are over $2 million for all properties"

Adapted from memo to Arthur Culver from Michael J. Tague (Unit 4 Attorney), January 26, 2012

Water main access -$ Water main exists onsiteAuthor's evaluation of area using Champaign Comprehensive Plan

Sewer hookup 1,070,000.00$ Sewer hookup exists onsite; UCSD fee $535 per population equivalent (2000 persons)

Author's evaluation of area using Champaign Comprehensive Plan; Urbana and Champaign Sanitary District permit information

Electricity/Gas access -$ Electricity and gas access available onsiteAuthor's evaluation of area using Champaign Comprehensive Plan

Drainage 25,416.35$



Building 43,429,378.16$ 1500 student high school (Cost scaled up slightly for 4 floors based on amount of land available Estimate from BLDD Architects, November 2011


Only some athletic facilities onsite. Includes soccer, baseball, softball, 2 practice fields, and concession building. RS Means Costworks website

Parking 1,125,000.00$

$2500/space. Provide same parking as Centennial (parking reduced due to limited space) - 450 spaces. Estimate from Berns, Clancy and Associates


Major restructuring of Springfield and Mattis necessary to calm traffic, especially near their intersection. Intersection improvements at Country Fair and Springfield intersection. Many improvements needed to make site more pedestrian friendly.

Author's evaluation of area; see Appendix B for road cost estimation method





Total 90,122,240.84$

28

Table A9: Internal: Solon Tract (Mattis and Duncan)Unit 4 costs Amount Notes Information Source

Land Acquistion 4,000,000.00$ 80 acres at $50,000/acre to account for higher land cost for an infill site

Adapted from information from Mike Tague, Attorney hired by Unit 4


Water main access -$ Water main exists onsiteAuthor's evaluation of area using Champaign Comprehensive Plan

Sewer hookup 1,070,000.00$ Sewer hookup exists onsite; UCSD fee $535 per population equivalent (2000 persons)

Author's evaluation of area using Champaign Comprehensive Plan; Urbana and Champaign Sanitary District permit information

Electricity/Gas access -$ Electricity and gas access available onsiteAuthor's evaluation of area using Champaign Comprehensive Plan

Drainage 50,832.71$



Building 43,200,000.00$ 1500 student high school (assuming 2 floors based on amount of land available Estimate from BLDD Architects, November 2011


Only some athletic facilities onsite. Includes soccer, baseball, softball, 2 practice fields, and concession building. RS Means Costworks website



Widen Kirby Avenue to 3 lanes (with turn lanes into school property) and add sidewalks. Build circulation road through site with sidewalks. Might necessitate a small bridge over the creek.

Author's evaluation of area; see Appendix B for road cost estimation method





Total 81,893,302.34$

29

Appendix B: Roadwork Cost Estimation Assumptions

Table B1: Actual Champaign Road Work Cost Estimates

Project ID Road & Work Description YearConversion to

2012 Dollars Project CostLength (Feet) Width

Project Year

Cost/SF 2012 Cost/SF

A

Neil Street from Twins Drive to Interstate Drive: road extended and 3 lane road constructed; pavement, storm sewers, striping, earthwork and pond excavation, erosion control, demolition 2005 1.15 822,747.65$ 1,350 40 15.24$ 17.52$

B

Prospect Ave from Meijer Drive to Interstate Drive: road widened and repaved, signals added at Meijer and Interstate intersections; excavation and demolition, pavement, storm sewers, concrete median, pavement markings, traffic signals, street lights, signs, 2005 1.15 2,000,000.00$ 1,900 60 17.54$ 20.18$

CJohn Street from Randolph Street to Prospect Ave: road reconstructed and sharrows installed; excavation, sewers replaced, pavement, pavement markings, relocation of light poles, sidewalk, electrical conduit 2011 1.015 6,000,000.00$ 3,500 35 48.98$ 49.71$

D

Green Street from Fourth Street to Wright Street: Road Diet - 4 to 3 lanes, w/ streetscape improvements, including wider sidewalks; demolition, utilities, traffic staging, paving, lighting, traffic signals at 3 intersections, streetscaping, parking booth for public lot, signs, pavement markings 2002 1.248 5,500,000.00$ 1,500 35 104.76$ 130.74$

E"Typical Road Costs" from City of Champaign Public Works: 36 foot industrial road with storm and sanitary sewers, streetlights, traffic signals, sidewalks 2012 1 2,983,800.00$ 1,000 36 82.88$ 82.88$

30

Table B2: Proposed Road Work Cost Estimates for School Sites

Road & Work DescriptionSimilar Projects

Estimated 2012 Cost/SF Length Width

Estimated Total Cost

South Fringe University Site 1: widen and repave road, add sidewalks and streetlights, add turn lanes into school property A & E 50.20$ 5250 36 9,488,254.65$ South Fringe University Site 2: widen and repave road, add sidewalks and streetlights, add turn lanes into school property, add signal at Curtis and First B & E 51.53$ 5250 36 9,739,053.95$ Northwest Fringe Sites 1 and 2: Improvements to Cardinal Road, including intersections at Staley and Route 150 and intersection with railroad. Part of road in Hensley Township. Add sidewalk. B & E 51.53$ 5550 36 10,295,571.32$

North Fringe Lange Site: Extension of Boardwalk Drive (collector) necessary. Improvements needed on Prospect north of Olympian. Provide sidewalks as well. A & E 50.20$ 2400 36 4,337,487.84$ North Fringe Faucett Site: Improvements needed on Prospect north of Olympian. Provide sidewalks. B & E 51.53$ 2500 36 4,637,644.74$ North Fringe Lo Site: Requires further extension of Neil Street (collector) to north of Olympian. Intersection improvements at Olympian and Neil. B & E 51.53$ 2500 36 4,637,644.74$

North Fringe Ponder-Moore Site: Collector road needed along north property line to Market Street. Extend Neil Street to meet Olympian Drive (cost will be shared by City for this segment). Intersection improvements at Olympian and Neil. Provide sidewalks. A & E 50.20$ 4100 30 6,174,895.88$

Country Fair Site: Major restructuring of Springfield and Mattis necessary to calm traffic, especially near their intersection. Intersection improvements at Country Fair and Springfield intersection. Many improvements needed to make site more pedestrian friendly. B & D 75.46$ 3200 65 15,695,502.76$ Solon Site: Widen Kirby Avenue to 3 lanes (with turn lanes into school property) and add sidewalks. Build circulation road through site with sidewalks. Might necessitate a small bridge over the creek. B & D 75.46$ 5900 36 16,027,523.01$

31

Appendix C: Long Term Cost EstimateTa

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173,

136,

622.

11$

16

8,48

0.90

$

12

5,42

8,29

6.51

$

90

9,19

8.40

$

16

9,12

9,25

1.21

$

82

4,79

8.74

$

15

4,55

7,56

2.17

$

48

710,

978.

93$

154,

636,

161.

08$

1,

009,

652.

66$

17

4,14

6,27

4.77

$

165,

991.

04$

125,

594,

287.

55$

895,

761.

97$

170,

025,

013.

18$

812,

609.

60$

155,

370,

171.

78$

4970

0,47

1.85

$

15

5,33

6,63

2.93

$

994,

731.

69$

175,

141,

006.

46$

16

3,53

7.97

$

12

5,75

7,82

5.52

$

88

2,52

4.11

$

17

0,90

7,53

7.29

$

80

0,60

0.59

$

15

6,17

0,77

2.37

$

50

690,

120.

05$

156,

026,

752.

99$

98

0,03

1.22

$

17

6,12

1,03

7.68

$

161,

121.

15$

125,

918,

946.

67$

869,

481.

88$

171,

777,

019.

16$

788,

769.

06$

156,

959,

541.

42$

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FISCAL IMPACT ANALYSIS

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