Impact Fees-Frequently Asked Questions.

How will the impact fee work?
The impact fee is a one time fee, not an ongoing fee or tax. It is imposed on new construction or development occurring in the unincorporated area of Rio Blanco County. The fee will be assessed at the permitting stage of a project. Impact fees collected must be held in a special account and can only be used to pay for capital facilities made necessary by the new development. The impact fees cannot be used for maintenance and repair of existing capital facilities. For example, impact fees cannot be used to patch a road, but they can be used to build a new road or upgrade a road from County specifications to State specifications so it can withstand the heavy truck traffic.

What will be subject to the impact fee?
Any new development, residential, non-residential commercial, or industrial, which creates additional demand in those areas defined by the Impact Fee studies will be assessed the impact fee, based on the values and fees determined in the studies. For example, a new house would incur an impact fee of $2043.

What will not be subject to the impact fee?
Reconstruction, expansion, alteration or replacement of an existing residential unit. Unoccupied buildings accessory to a residential unit. Construction of residences valued under the $250,000 affordable housing limit. Any development activities within the Town limits of Meeker or Rangely. Any development that can demonstrate it will not create additional impacts.

When does the new impact fee actually go into effect?
Any project permitted after July 14, 2008 is subject to the impact fee. As to wells, any well spud on or after that date, regardless of the date permitted or date of construction of the pad, is subject to the impact fee regulations.

How will the fees collected be used?
All impact fees collected must by law be kept in a fund separate from other County monies and can only be spent on new capital facilities made necessary by new developments in the County. They cannot be used to pay for operations or for past deficiencies. The capital items identified by the RPI study were impacted roads ( $ 330 million), justice center ($7.8 million ), and administrative facilities ($ 5.7 million). There are additional capital items, such as schools, hospitals and items for each municipality which are not included in the RPI study or the impact fees, but which are very real needs. The impact fee cannot be expected to pay 100% of the cost of the impacts on County infrastructure. By law the County will have to pay for a portion of the impact through existing sources, such as property taxes, severance taxes and mineral leasing funds.

How would this work for a new industrial facility, for example a gravel pit?
For a new gravel pit, the fees would be applied to the structures and road impacts for the opening of the pit. The fees on the gravel hauled from the pit would be captured with each new project, paid by the project developers, not by the gravel pit or the individual truckers. Also, materials hauled for projects not requiring development permits would not be subject to the fee, such as graveling the road to an existing house.

How are the Impact Fees calculated for projects that do not have a given amount in the Fee Schedule?
For industrial projects, the fee is primarily based on the ESAL (Equivalent Single Axle Load) estimate. There is an "Independent Fee Calculation Manual" on the Rio Blanco County web site under the Development and Planning section that will guide this calculation. For residential and non-residential commercial building projects the fee is based the size of the building and is calculated per 1000 sq. ft. (unit) or parts of units. A fee calculation sheet is on the web site under the Building Department section.

How was the affordable housing level of $ 250,000 determined?
The state statute allows for an affordable housing exemption. The level of the exemption was calculated using the average mortgage borrowing power of the median household income in Rio Blanco County.

Can fees (impact fees, Temporary Use Permit (TUP) fees, etc…) be sent in on one check?
Yes, please make sure that the information for each fee is listed separately on the check stub or separate sheet so we know where to direct the funds and will be able to credit your account correctly.

Where should we send the check?
Impact Fees related to buildings should be paid to the Building Department, PO Box 599, Meeker, CO, 81641. Please contact Bud Miles at (970)878-9450 or bmiles@co.rio-blanco.co.us with any questions.

Impact Fees related to oil or gas wells should be paid to the Rio Blanco County Treasurer, P.O. Box 651, Meeker, CO 81641. Please contact Debbie Morlan at (970)878-9610 or debmorlan@co.rio-blanco.co.us with any questions.

The following identifying information must be provided along with payment:
        Name of Fee Payer/Company
        COGCC API Number -OR- a copy of the spud notice
        Well name & number
        Drilling Date

Impact Fees related to any other development activities, any planned unit development, special use permit, conditional use permit, temporary use permit, special use license, or subdivision plat will be calculated during the permitting process and should be paid to the Planning and Development Department, PO Box 599, Meeker, CO, 81641. Please contact Jeff Madison at (970)878-9580 or jmadison@co.rio-blanco.co.us with any questions.

If we are doing a re-entry on a well, will we owe new impact fees?
If your re-entry requires a new APD, we will consider this a new well and it will require new impact fees and TUP.

If we put an impact fee toward a specific well and end up not drilling the well, will our fee be refunded?
Yes, we can refund the fee or change the well designation.

Are impact fees due on Temporary Living Quarters (TLQ) permits?
The fees are already included with the well impact fee for Type I TLQs on a well pad so no further fee is necessary. All TLQs not associated with a well will be subject to the fee whether they are under a Temporary Use Permit or a Special Use Permit.

When are the fees due?
Before you begin construction on a pad, a well TUP application must be submitted and approved and all impact fees paid. For new wells on an existing pad, a well TUP application must be submitted and approved and impact fees paid before spudding the well. For all other projects, the impact fees are due at permitting.

Does a Temporary Use Permit (TUP) expire? Does a Special Use Permit (SUP) expire?
Temporary Use Permits are good for 6 months with a 6 month extension upon request. Special Use Permits are usually good for the life of a project unless otherwise specified.

Where can I get more details on the Impact Fee?
All documents related to the Impact Fee are available on the Rio Blanco County Web site under the Development and Planning section. Additionally, any questions can be addressed to the individuals listed above.

For Further Information Contact:

Rio Blanco Planning Dept
PO Box 599
Meeker, CO 81641
970-878-9580
planning@co.rio-blanco.co.us

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