1. business and industrial
2. business operations
3. business plans

DRAFT CONFERENCE PROGRAM
“Resilient Infrastructure for a Changing World”
21st Annual Conference, October 14-16, 2015
Crowne Plaza Downtown Hotel/Ambridge Event Center, Portland, OR
Breakout #1
Breakout #2
Day/Time
Sellwood Room, Ambridge Event Center
St. Johns Room, Ambridge Event Center
Wednesday, October 14
3:00-7:00 pm
Registration at the Crowne Plaza Hotel
5:30-7:00 pm
Opening Reception at the Crowne Plaza Hotel (room to be determined)
Thursday, October 15
8:00 am-4:00 pm
Registration at Ambridge Event Center
8:15 - 8:45 pm
Welcome and Orientation Session
9:00 - 10:15 am
Transportation Impact Fees - Not What You Thought
Impact Fee Basics: Keeping it Between the Lines
10:30 - 11:45 pm
The Challenge of Paving Unpaved Roads
Public Finance Principles of Impact Fee Methodology
12:00 - 2:00 pm
Lunch/Plenary Session (An Agenda for the Next President, 12:45 - 2:00 pm)
2:00 - 2:15 pm
Annual Membership Meeting
2:30 - 3:45 pm
Transportation Finance in Urban Growth Areas
Water-Related Infrastructure, Rates and Impact Fees
3:45 - 4:00 pm
Refreshments
4:00 - 5:15 pm
Celebration Pointe TOD: Case Study in Innovative Finance
Sustainable Planning: The New Smart Growth
5:30 - 8:30 pm
Thursday Dinner (location to be determined)
Friday, October 16
All Morning
Registration at Ambridge Event Center
8:00 - 9:15 am
Quantifying Dev't Impacts w/ ArcGIS and CommunityViz
Effective Legislation to Reduce Growth Costs
9:30 - 10:45 am
Evaluating the Capital & Operating Costs of Infrastructure
Stable Development through Market-Based Permitting
11:00 - 12:45 am
What to Do: Parks in Developed Areas
Growth of the Core vs. the Suburbs: Where is it?
1:00 - 2:45 pm
Lunch and Plenary Session (2015 Case Law & Impact Fee Update, 1:30-2:45 pm)
Evening
Possible Group Activity (to be determined)
Activities at Ambridge Event Center breakout rooms
Activities at Ambridge Event Center Marquam dining room
Crowne Plaza Portland Downtown Hotel is located at 1441 NE 2nd Avenue, Portland, OR 97232
(7-minute walk from Convention Center MAX rail station)
Ambridge Event Center is located at 1333 NE MLK Jr. Blvd, Portland, OR 97232
(2-minute walk from Crowne Plaza)
updated June 7, 2015
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SESSION DESCRIPTIONS
THURSDAY, OCTOBER 15
Thursday, 9:00 - 10:15 am
Transportation Impact Fees – Not What You Thought They Were
This is a think session- challenging our conventional knowledge about transportation impact fees.
We will explore this from two perspectives:
Multimodal Implications for Impact Fees
Traditional transportation impact fee programs fund roadway projects needed to support growth in
a community. More communities are now looking at ways to include infrastructure to serve
alternative modes- transit, pedestrians, and bicycles. We will provide an overview of the
challenges facing cities and counties when considering how to fund these facilities using impact
fees, followed by case study applications in California, Oregon, and Washington.
Transportation Impact Fees after LOS
The concept of Level of Service (LOS) has long been used by transportation planners and
engineers for many different purposes. A very important application of the concept has been in
transportation impact fee programs, where LOS is commonly used to define the desired
performance standard of the jurisdiction’s transportation network, thereby supporting both the
quantification of existing deficiencies and the justification of the need for specific capital
improvement projects in order to maintain that standard. In California, state legislation is
removing LOS as a method for determining transportation impacts, and the likely replacement will
be a measurement of Vehicle Miles Traveled (VMT). The VMT metric is useful in describing
broad regional and environmental implications of new development projects, but is not well-suited
to helping identify local physical infrastructure changes needed to serve the transportation needs
of that new development. We will explore current trends in transportation performance metrics
and how those trends will affect the analytical techniques and the legal underpinnings of
transportation impact fee programs.
Speakers: Donald Samdahl and Julie Morgan (Fehr & Peers); Richard Eisenhauer and Eric
Engstrom (Portland, OR)
Impact Fee Basics – Keeping it Between the Lines
We will review key principles of impact fee practice, but also discuss “non-impact fee” factors
that fee administrators face, including prior development agreements, the relationship of other
funding sources to the fee program, and emerging trends in light of the political resistance impact
fees face in this economy. Tyson Smith will cover the legal issues, discussing fundamental
authority issues and legal parameters. He also will review typical challenges to impact fee
programs and suggest “Practice Points” for avoiding litigation. Carson Bise will discuss
alternative means of calculating impact fees based on the needs of a particular local government,
the data available, and local planning and CIP practices. Mr. Bise also will review several case
studies to illustrate implementation techniques. Scott McCarty will, using case studies, discuss the
key elements of program implementation and administration including the importance of
reporting, comparing performance to long-term projections and economic impact studies, and
identifying key policy issues for elected officials.
Speakers: Tyson Smith (White & Smith); Carson Bise (TischlerBise); Scott McCarty (Queen
Creek, AZ)
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Thursday, 10:30 – 11:45 am
The Challenge of Paving Unimproved Roads
The City of Portland is notorious for its miles of dirt and gravel roads that are prevalent in many
Portland neighborhoods. Portland has nearly 60 miles of unpaved neighborhood streets, and
another 300 miles of substandard streets, lacking curbs, sidewalks, and stormwater infrastructure.
For decades, Portland’s politicians have pledged to fix these roads, but virtually no progress has
been made. ECONorthwest is working with the City of Portland to finally find a solution to this
vexing problem. The successful solution must answer the following questions:
•
What standards should be applied?
•
Which streets should be improved?
•
Who pays, and how much?
ECONorthwest is in the early stages of this analysis, so the presentation is not intended to give a
final answer. Instead, we will describe the scope of the problem, and some of the potential
solutions that have been suggested. Then we will facilitate small group discussions, where we’ll
ask everyone in the audience to participate in suggesting which approach (or combination of
approaches) they would recommend, and why.
Speakers: Nick Popenuk and Terry Moore (ECONorthwest); Deb Meihoff (Communitas)
Public Finance Principles of Impact Fee Methodology
The sessions will acquaint participants with the relationship between impact fees and the public
finance principles on which they should be founded. They will identify areas where some
conventional impact fee practices violate those principles resulting in inefficient and even perverse
outcomes. The session will address: (1) efficiency – focusing on average compared to marginal
costs and hybrid approaches, economies of scale, price elasticity of demand, the externality/freerider problem, and the disconnect between using project-based marginal revenues to argue for
credits against average cost-based impact fees; (2) equity – focusing on size, density, location, and
land-use configuration with implications for affordable housing and economic development; and
(3) administrative effectiveness – focusing on ease of administration, fee-avoidance, generating
needed revenues, and meeting due-process principles.
Speaker: Dr. Arthur C. Nelson (U. of AZ)
Thursday, 12:45 – 2:00 pm (luncheon plenary session)
An Agenda on Funding Infrastructure for the Next President of the United States
Roads, water/sewer, power and other basic infrastructure systems are in poor shape in the United
States. Local governments cannot fund their pension funds. They and the states are cutting back
in all aspects of infrastructure provision. How do we continue to grow when infrastructure cannot
be provided for new development or be maintained for existing development? At what point does
GIC leadership begin to speak out about these issues?
Speakers: Robert Burchell (Rutgers U.); Ethan Seltzer (Portland State U.); Martin Wachs (UCBerkeley)
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Thursday, 2:30 – 3:45 pm
Transportation Finance in Urban Growth Boundary Expansion Areas
Washington County, Oregon has been leading or participating in the development of five
infrastructure finance strategies for Urban Growth Boundary (UGB) expansion areas on the
Westside of the Portland Oregon Metropolitan Area (North Bethany, Bonny Slope West, South
Hillsboro, South Cooper Mountain and River Terrace). Although these finance strategies deal with
all types of infrastructure, the emphasis is overwhelmingly on transportation, as it is the category
of infrastructure with the largest funding gap in all five UGB expansion areas. The panel will
provide an overview of existing “pay-as-you-go” transportation finance programs in place,
adopted policies that require adequate funding for infrastructure in these UGB expansion areas,
and specific strategies and mechanisms being used to finance transportation infrastructure. Each of
these five areas is at a different stage of adopting new system development charges (impact fees)
in the context of an existing countywide voter approved development charge and a mixture of
other transportation funding programs. The panel will provide an overview of the issues and
challenges unique to each area within a framework of the commonalities and constraints for all the
areas.
This will be a moderated panel discussion. Panelists are key staff members and consultants
involved in the development and adoption of these five finance strategies. Panelists will discuss
the creation of new development charges and the dedication of existing revenue sources toward
these growth areas. Panelists will discuss issues including:
■
Identification of transportation improvements necessary to serve each area.
■
Concerns about regional travel through the areas.
■
Identification of existing revenue programs and expected revenues from the area as
development occurs over time.
■
Establishment of priority projects to be funded with projected revenue sources.
■
Allocation of existing revenue sources toward infrastructure in these areas.
■
Identification of the funding gaps and the adoption of new revenue sources.
■
Issues regarding community expectations, off-site improvements, credit policy with
multiple development charges, equity and monitoring over time.
■
Public-private partnerships and the impact of different funding tools on the financial
feasibility of private development.
Panelists: Steve Szigthey and Steve Kelley (Washington County, OR); Frank Angelo (Angelo
Planning Group); Todd Chase (FCS Group); Nick Popenuk (ECONorthwest)
Water-Related Infrastructure, Rates and Impact Fees in an Era of Rapid Change
This session will investigate how critical trends in technology, culture, demographics and the
economy are compelling water utilities to change the way they do business. Many utilities are
using a combination of customer profiling, economic/demographic analysis, end-use studies (e.g.
tracking changes in fixtures, appliances & outdoor irrigation) and even climate trend analysis to
help develop new approaches to the preparation of: rate setting studies; water facility master
plans; water capital improvement plans; water resource plans; water impact fees; and water
resource impact fees. The session will first describe how many of the previously-held
assumptions about water use are now obsolete and will examine how falling water demand, a
rapidly-evolving economy/society and climate change (including severe droughts) are
revolutionizing the previously stable world of water utilities. The session will then look at how
these changes can be realistically captured in quantitative relationships, projections and scenarios,
and then translated into infrastructure & water plans, impact fee programs, and rate-setting studies.
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One key element of the session will be a discussion of how calculations and projections must meet
specific needs – in some cases, such as when SDCs or rates are calculated, point forecasts may be
required while in others, such as when water resource needs are projected, a range of scenarios is
preferable. Case studies involving large and medium sized cities in the Northwest and Southwest
will be presented (likely Seattle, Phoenix, Tucson, Eugene).
Speakers: Doug Frost (Phoenix, AZ)
Thursday, 4:00 – 5:15 pm
Celebration Pointe Transit Oriented Development: A Case Study in Innovative Finance
Alachua County Florida was one of the first communities in Florida to implement a Mobility Fee
Concept as well as to use its Home Rule authority to institute a Tax Increment Calculation for the
funding of transportation mobility. The Mobility Fee and Tax Increment Financing where just part
of Alachua County’s overall Mobility effort to link land use, transportation and funding in support
of a multi-modal transportation network that would interconnect new Traditional Neighborhood
and Transit Oriented Development with the University of Florida, Santa Fe College and Regional
Medical Centers. Celebration Pointe is a 225-acre Green Transit Oriented Development located at
the northwest quadrant of Interstate 75 and Archer Road (SR 24) in Alachua County. The project
is approved for 896,000 square feet of retail, office and entertainment uses and 2,225 residential
units. The project has set aside 100 acres as permanent conservation and will be designed in
accordance with LEED ND (Neighborhood Development) principles. The project is designed
around a centrally located transit station that will be served by dedicated transit lanes. Working
together, Alachua County and Celebration Pointe have utilized a number of financial tools in order
to make the development project and a suite of offsite infrastructure investments a reality.
Included in the presentation will be a discussion of: Mobility Fees, Tax Increment Financing, State
Infrastructure Bank Financing and Florida Community Development Districts. Working together
these funds are being utilized to design and construct the infrastructure necessary for this
innovative transit oriented development, a regional bicycle trail, a new overpass over I-75,
dedicated bus rapid transit lanes, a structured bus park and ride as well as the long term funding of
transit operations and maintenance. The presenters will detail the important collaborative
atmosphere and clear delineations of risk and responsibility that have enabled this unique
partnership.
Speakers: Svein Dyrkolbotn (Celebration Pointe Holdings); Jonathan Paul (NUE Urban
Concepts); Jeffrey Hays (Alachua County, FL)
Sustainable Planning: The New Smart Growth
Local governments face a variety of issues within their respective communities relating to land
use, infrastructure, code enforcement, transportation, education, environmental protection,
economic development and redevelopment – areas that are traditionally considered in the
jurisdictions comprehensive or master plans. Local governments are increasingly facing a variety
of new but interrelated challenges on several different fronts, such as climate change, public
health-related issues, energy conservation and use, unemployment, poverty and social and
financial equity issues. Local leaders are now beginning to realize how interconnected these issues
are and are struggling to identify and apply the appropriate tools to address these issues in a
comprehensive, efficient and socially-appropriate manner.
This session will discuss the current state of planning in America, what it has concentrated on,
how it is evolving to include a number of new planning-related disciplines, how interrelated these
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disciplines are, how local governments can bring their traditional areas of public service
concentrations such as land use, infrastructure and education in line with sustainability practices.
There is a tremendous amount of work that has and is continuing to occur within the sustainable
planning field. The session will include a case study on the development of a Sustainability Plan
that the MNCPPC is leading for the City of Bowie. The project will demonstrate interjurisdictional collaboration and coordination, the role that public engagement will play in
understanding a community’s needs in addition to identifying solutions to issues and the best ways
to achieve them and finally developing goals and metrics that track the City’s progress over time.
The Sustainability Plan provides the means to bring everything together under one umbrella.
Speakers: Steve Kaii-Ziegler and Melissa Lindsjo (Maryland National Capital Park and Planning
Commission)
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FRIDAY, OCTOBER 16
Friday, 8:00 – 9:15 am
Quantifying Development Impacts Using ArcGIS and CommunityViz
The University of Florida’s Program for Resource Efficient Communities has begun using ArcGIS
and CommunityViz to evaluate impacts associated with proposed development plans. The method
is relatively effective at projecting impacts for physical metrics (such as impervious surface area),
but less so for non-physical and indirect impacts (such as fire/rescue services). Two case studies
will be presented. The first compares three alternative scenarios for development on 65,000 acres
in east Alachua County, Florida. The second evaluates the impacts associated three scenarios on a
200-acre parcel in Lake County, Florida as a test of a proposed comprehensive plan “rural
transition” zoning pattern.
Speakers: Pierce Jones and Hal Knowles (U of FL Program for Resource Efficient Communities)
Effective Growth Management Legislation as a Key Factor in Reducing Growth Costs
The Greater Vancouver metropolitan area encompasses 21 municipalities, and is the home of 2.5
million people in 1,111 square miles. Greater Vancouver has a regional government that has
strong regional growth management legislation. The legislation requires consensus and
negotiation leading to binding arbitration in respect of a growth management strategy that curbs
sprawl and focuses on densification and reduction of infrastructure expansion. The session will:
•
outline the nature of and the main facets of the legislation in British Columbia (Alyssa
Bradley);
•
describe the “at-ground effect” over the past 20 years in terms of growth control in the
Greater Vancouver region (Raymond Young); and
•
finish with some comparative comments as they relate to the United States generally
(Julian Juergensmeyer).
Speakers: Julian Juergensmeyer (GA State U.); Alyssa Bradley and Raymond Young (Young,
Anderson, Barristers & Solicitors)
Friday, 9:30 – 10:45 am
Evaluating the Capital and Operating Costs of Providing Public Infrastructure
The session includes two components: the first component presents the results of a review of best
practices on how jurisdictions evaluate the capital and operating costs of providing public
infrastructure in their communities. The second component presents a development story about
how various development proposals for a specific development site changed over time.
Best Practices: The review of best practices will establish a demographic baseline of
characteristics of the jurisdiction; the methodology used to develop capital and operating costs and
how level of service was considered in the methodology; adopted growth management and land
use policies and whether such policies have helped to achieve more sustainable and efficient
development patterns; how and if costs and revenues differ depending on the location of
development – rural, suburban, urban and urban core; how and if costs and revenues differ
depending on allowed density and type of development mix; non-proprietary spreadsheet and/or
model used to evaluate the costs of development; qualitative measures used to evaluate the look,
feel and function of proposed development; and observations and lessons learned by the best
practice jurisdictions.
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Development Story: The development story will discuss how development proposals changed
over time including buildout rate assumptions; methodology for determining capital and operating
public infrastructure costs and needed project improvements; revenue sources and assumptions
starting at the time when development would have been approved through buildout; and lessons
learned over time.
Speakers: Bob Wallace (Tindale-Oliver); public sector speaker TBD; national expert TBD
Laying the Foundation for Stable Development: Market-Based Permitting Regulations
Major real estate market implosions, including the recent Great Recession, have taught that entire
regions experience economic distress when local governments allow exuberant overbuilding.
With the benefit of broad and insightful feedback received at GIC’s November 2014 conference,
this session rejoins a vigorous audience discussion concerning the need for smarter permitting
systems and procedures to help avoid the catastrophic effects of overbuilding witnessed during the
savings and loan crisis and, more recently, the Great Recession. Taking to heart GIC 2014
participants’ call for greater specificity regarding smarter residential and commercial development
permitting systems, this session provides conference participants with three detailed blueprints for
implementing a permitting system that allows development only based on adequate showing of
demand for a development project. By laying out state, regional, and local regulatory templates
for this new kind of market-driven permitting regulation, which the presenters have dubbed
“market-based demand permitting,” the presenters aim to give participants an opportunity to
consider one of several policy strategies that could play a critical role in protecting their home
city, metropolitan region, or state from suffering the extreme hardships associated with real estate
shocks induced by overbuilding. In short, this session covers specific steps that states, local
governments, and regional planning agencies can take, and are taking, to check exuberant
overbuilding and ensure community resilience through a demand-based permitting requirement.
Moderator: Dwight Merriam (Robinson + Cole)
Speakers: Arthur C. Nelson (Univ. of AZ); James C. Nicholas (U. of FL emeritus); Julian
Juergensmeyer (GA State U.); John Travis Marshal (GA State U. School of Law); Jerry Murphy
(Zoning Technologies)
Friday, 11:00 – 12:45 pm
What to Do When You Run Out of Land: Park Fees in Developed Areas
Many park planning and funding programs use levels of service measured in acres per 1,000
population. But urban areas that are substantially developed may not have enough land available
to provide future growth with the desired level of service. The City of Portland, Oregon adopted
system development charges based on acres per 1,000 population beginning in 1998, and updated
in 2004 and 2008. But the 2015 update would have required an unrealistic amount of land if it
continued using acres as the level of service. This session will describe:
•
How the traditional level of service became a challenge
•
How an alternative was developed that continued the system development charge program
and doesn’t require more land, but doesn’t prohibit acquiring land that becomes available
•
Issues that were raised by the development community, and Portland’s treatment of those
issues
Speakers: Randy Young (Henderson Young & Co.); Riley Whitcomb (Portland, OR)
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Growth of the Core Versus the Suburbs: Where is it Happening? Where is it Not?
Interesting cities in warm or distinctive places are growing. In other, less interesting locations,
once again suburbs are becoming dominant. Before we sell either the cities or suburbs short in
terms of future growth, let’s take a look at the numbers. This session will discuss recent analyses
of the 2010-2013 metro data to determine the strength and location of the “Back to the City
Movement.” What actually is happening in terms of urban/suburban population movement and
where is this happening? Is this a significant and broad-based trend or is it happening only in
selected, one-of-a-kind, locations?
Speakers: Robert Burchell (Rutgers U.); Terry Moore (ECONorthwest); James C. Nicholas (U. of
FL, emeritus)
Friday, 1:00 – 2:45 pm (luncheon plenary session)
2015 Case Law & Impact Fee Update
Tyson Smith will discuss judicial trends in growth-related infrastructure finance, including any
cases discussed at the 2014 Conference that have been resolved on appeal. In addition, Mr. Smith
will cover recent cases related to impact fees, exactions, adequate public facility programs, special
districts, and local government authority in general, as it relates to infrastructure finance and
regulation. Clancy Mullen will discuss developments over the past few years in impact fee
legislation and practice.
Speakers: Tyson Smith (White & Smith Planning and Law Group); Clancy Mullen (Duncan
Associates)
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SPEAKERS
Frank Angelo, Principal, Angelo Planning Group, OR
Frank has a long history of working on transportation and land use issues in Washington County.
His firm, Angelo Planning Group, has been directly involved with the planning for several of the
expansion areas.
Carson Bise, AICP, President, TischlerBise, Bethesda, MD
Carson Bise has over 20 years of professional experience in fiscal, economic and planning
activities, and holds BS degrees in Geography and Political Science and an MBA in Economics.
Mr. Bise has completed over 125 impact fees in 11 different states for the following infrastructure
categories: parks and recreation, open space, police, fire, schools, water, sewer, roads, municipal
power and general government facilities. Recognized as an expert, Mr. Bise sits on the Board of
Directors for the Growth & Infrastructure Consortium (formerly National Impact Fee Roundtable)
and frequently gives lectures and conducts workshops on impact fees, infrastructure finance and
fiscal impact analysis for various groups and organizations including the American Planning
Association, the National Association of Homebuilders, Growth & Infrastructure Consortium and
the Government Finance Officers Association. Mr. Bise has also authored numerous articles on
infrastructure finance and fiscal impact analysis. His most recent publication is a chapter on fiscal
impact analysis in the book Planning and Urban Design Guidelines, 2006, published by the
American Planning Association. Mr. Bise was also the principal author of the fiscal impact
analysis component for the Atlanta Regional Commission’s Smart Growth Toolkit and is featured
in the 2005 AICP CD-ROM Training Package entitled, “The Economics of Density.”
Alyssa Bradley, SBc, LLB, Partner, Young, Anderson, Barristors & Solicitors, Vancouver,
BC
Alyssa Bradley is a land use lawyer and partner of Young, Anderson.
Robert Burchell, Professor, Rutgers University, New Brunswick, NJ
Robert W. Burchell, Distinguished Professor and Co-Director at the Center for Urban Policy
Research, Rutgers University, is the author of 30 books and more than 50 articles. He is an expert
on fiscal impact analysis, land-use development and regulation, and housing policy. Dr. Burchell
has served as principal investigator on more than $4 million in research spanning a thirty-year
career at Rutgers. One of these efforts included the Impact Assessment of the New Jersey State
Development and Redevelopment Plan, an encompassing study of the growth management
program adopted by the New Jersey State Planning Commission in June 1992, an impact
assessment done in 1992 and repeated in 2001 (in both cases a requirement for passage of the
State Plan). Similar “costs of sprawl” studies have been done for the state of Maryland, the
Lexington (KY) Metropolitan Area, the Delaware Estuary, the Southeast Michigan Council of
Governments, and the South Carolina Advisory Commission on Intergovernmental Relations. Dr.
Burchell’s seminal work in the area of development patterns and infrastructure costs is a just
completed research project for the National Academy of Sciences and the Transportation
Cooperative Research Program resulting in The Costs of Sprawl Revisited and The Costs of
Sprawl-2000. Dr. Burchell, also a licensed professional planner in New Jersey, is in demand as an
expert witness nationally, and has served as a consultant to The Port Authority of New York and
New Jersey, the U.S. Department of Housing and Urban Development, the U.S. Health and
Human Resources Administration, the U.S. Office of Management and Budget, the Nuclear
Regulatory Commission, and The Smith Richardson Foundation.
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Todd Chase, AICP, LEED AP, Principal, FCS Group, OR
Todd is an economist with 30 years of experience in economic analysis for public-and privatesector
clients. Todd was involved in the development of Washington County, Oregon’s countywide
system development charge (impact fee), and worked on the development of two of the five
strategies (River Terrace and South Hillsboro) for the County. Todd has also participated in the
review efforts facilitated by the development community.
Svein Dyrkolbotn, Managing Member of Celebration Pointe Holdings, LLC, Gainesville, FL
Mr. Dyrkolbotn is a graduate of the University of Florida with a background in Civil Engineering
and Building Construction and was a scholarship athlete as a member of the Florida Gators
Basketball Team. Svein has worked his way up from construction supervisor with Davis and Sons
to master developer of Celebration Pointe. While at David and Sons, he supervised the
construction of over 2,500 multi-family units throughout the southeast U.S. He then started Viking
construction and SHD Development specializing in student housing near the University of Florida
and Santa Fe College. In 2007, he started working with Alachua County on the planning of the
Celebration Pointe Transit Oriented Development.
Richard Eisenhower, Bureau of Transportation Program Manager, City of Portland, OR
Manager of Portland’s multimodal system development charge program with extensive knowledge
of challenges and opportunities related to including multiple modes in an impact fee program.
Eric Engstrom, AICP, Bureau of Planning and Sustainability, City of Portland, OR
Eric is a Principal Planner responsible for Strategic and Comprehensive Planning. He is
overseeing development of Portland’s next Comprehensive Plan. Moving beyond traditional
Level of Service has been identified as a key issue impacting Portland’s growth management
strategy.
Doug Frost, AICP, City of Phoenix Water Services Department, Phoenix, AZ
Doug’s research group at the Phoenix Water Services Department prepared data and projections
that were used in the 2012 City’s Water and Wastewater Master Plans (which then guided followup CIPs), and in the update of the City’s 2014 water, wastewater and water resource fees. His
group is now assisting with the review of the accuracy of the 2012 plans and gearing up for the
preparation of demand forecasts that will be used in the next Water Resource Plan (anticipated
2015) and next Water and Wastewater Master Plans. Doug recently presented related materials
at the AWWA Sustainability Conference in Portland, the Water Demand Research Roundtable in
Phoenix, and the AzPA conference in Yuma, and wrote an article published in Planning Magazine
in 2013 called “The Water Demand Revolution.”
Deb Galardi, Principal, Galardi Rothstein Group, Portland, OR
Deb has 25 years’ experience as a consultant in infrastructure funding, and previously served as a
member of the Board of Directors for the National Impact Fee Roundtable.
Jeffrey Hays, AICP: Transportation Planning Manager, Alachua County, FL
Mr. Hays is a graduate of the University of Florida with a background in environmental science
and policy. Mr. Hays has been employed by the USGS, Hernando and Alachua Counties in a
variety of environmental, land use and transportation planning roles. He now specializes in the
land use/transportation connection and was one of the authors of the Alachua County Mobility
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Plan which seeks to effectively link land use and transportation through compact development
patterns and multimodal transportation. The Mobility Plan was awarded a Planning Excellence
Award in 2009 by the Department of Community Affairs and a 2012 Better Community Award by
the 1,000 Friends of Florida. Mr. Hays has extensive experience in Florida Growth Management
and has spoken to numerous groups and professional organizations regarding Alachua County’s
efforts to provide for mixed-use, walkable and bikeable communities which are accessible by
transit.
Pierce Jones, PhD, Director, University of Florida Program for Resource Efficient
Communities, FL
Dr. Jones is director of UF/PREC and has experience working with developers and local
governments on issues related to sustainability and resiliency.
Julian Juergensmeyer, J.D., Professor of Law, Georgia State University, Atlanta, GA
Professor Juergensmeyer invented the legal defense for the dual rational nexus test and asserts that
impact fees fashioned consistent with his theories are per se constitutional. With Professors
Nicholas and Nelson, he is co-author of A Practitioners' Guide to Impact Fees; Impact Fees –
Principles of Proportionate-Share Facility Financing; and A Guide to Impact Fees and Housing
Affordability. Professor Juergensmeyer has also provided the legal rationale for adopting hundreds
of impact fees nationally including serving as an expert witness for many. Julian is Professor of
Law and Ben F. Johnson Jr. Chair in Law, Georgia State University, College of Law. He is also
Adjunct Professor of City and Regional Planning, Georgia Institute of Technology, and Emeritus
Affiliate Professor of Urban and Regional Planning, University of Florida. He has his law degree
from Duke University.
Steve Kaii-Ziegler AICP, Supervisor, Maryland National Capital Park and Planning
Commission, MD
Steve Kaii-Ziegler has more than 25 years of professional experience applying local and regional
land use planning, project management and special studies expertise to county and municipal
governments in Maryland and Virginia. He has presented at various conferences and seminars
including the National APA Conference and the Impact Fee Roundtable annual Conference. He
holds a BS in land Use/Political Science from eastern Michigan University, a MS in Human
Resource management and a MS in Public Administration from Wilmington University and is
AICP. He is facilitating the preparation of a Sustainability Plan for the City of Bowie, Maryland.
Steve Kelley, Senior Transportation Planner, Washington County, OR
Steve was involved in the development of the countywide voter approved transportation system
development charge (impact fee) and was the County’s lead staff member on the development of
the two county finance strategies (North Bethany and Bonny Slope West). Steve also has
represented the county during the development of the River Terrace finance strategy and has been
involved with the coordination between the new development charges and the existing countywide
development charge.
Hal Knowles, University of Florida, Program for Resource Efficient Communities, FL
Hal Knowles is UF/PREC’s principal ArcGIS and CommunityViz specialist and has led several
comparative studies.
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Melissa Lindsjo, Senior Planner, Maryland National Capital Park and Planning
Commission, MD
Ms. Lindsjo has approximately five years of progressive experience in planning related activities
with a special emphasis on Sustainability Planning. She has served as a AmeriCorps Vista team
member and team leader for three years. She was also a principal author for the preparation of a
Sustainability Plan for the City of Hilliard, Ohio. Ms. Lindsjo holds a BS in Geography/Political
Science & Urban Studies from Wittenberg University and a MS in Public Policy & Management
and MS in City & Regional Planning from The Ohio State University. She has presented at
various conferences and seminars including the National APA Conference.
Scott McCarty, CPA, Finance Director, Town of Queen Creek, AZ
Mr. McCarty has over 20 years of experience in municipal finance and capital financing. He
previously served as Chief Financial Officer for the City of Surprise, AZ.
Deb Meihoff, AICP, Principal, Communitas. LLC, Portland, OR
Deb Meihoff is principal and owner of Communitas. Deb takes a pragmatic and analytical
approach when it comes to problem solving. Her breadth of experience in land use planning,
development, construction, and economic development gives her a unique perspective and ability
to connect community goals with marketplace realities. She is passionate about assisting
communities in their desires to become better places. She holds a master’s degree in Urban and
Regional Planning from the University of New Orleans.
Dwight Merriam, FAICP, Partner, Robinson + Cole, Hartford, CT
Dwight Merriam founded Robinson+Cole's Land Use Group in 1978. He represents land owners,
developers, governments, and individuals in land use matters. Mr. Merriam is a Fellow and past
president of the American Institute of Certified Planners, a former director of the American
Planning Association (APA), a former chair of the APA's Planning and Law Division, past chair
of the American Bar Association's Section of State and Local Government Law, and a Fellow of
the Royal Institution of Chartered Surveyors. He teaches land use law at the University of
Connecticut School of Law and at the Quinnipiac School of Law and has published over 200
articles and nine books.
John Travis Marshall, Assistant Professor of Law, Georgia State University, Atlanta, GA
John joined GSU from Yale Law School where he served as a Clinical Lecturer and the Ludwig
Community Development Fellow. From 2007 to 2011, he was a counsel and project manager with
the New Orleans Redevelopment Authority (NORA). In that role, he advised NORA on postHurricane Katrina implementation of the Authority’s urban revitalization efforts. Prior to New
Orleans, he was a partner with Holland & Knight LLP, specializing in land use and zoning matters
as well as real estate litigation.
Terry Moore, FAICP, Principal, ECONorthwest, Portland, OR
One of the founders of ECONorthwest, Terry specializes in land use and transportation planning
and leads its Planning and Development practice area. Terry’s project work focuses on
transportation and land-use planning, economic development, growth management, policy
analysis, and market analysis. In 1994, the American Planning Association published his book,
The Transportation/Land Use Connection. He was among the recipients of the American Planning
Association's 1996 Current Topic Award for Transportation Planning and in 2001 he was selected
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as a Fellow of the American Institute of Certified Planners. Terry has written articles for the
Journal of the American Planning Association, Land Use Policy, Urban Land, the Journal of
Urban Planning and Development, and the Journal of the American Institute of Planners. He is an
adjunct professor in the Department of Planning, Public Policy, and Management at the University
of Oregon.
Julie Morgan, AICP, Fehr & Peers, Walnut Creek, CA
Julie is a principal and impact fee practice leader with Fehr & Peers, a national transportation
planning and engineering consulting firm. Julie manages projects related to travel demand
forecasting, planning and funding for highway and local street infrastructure, and planning active
transportation facilities. Julie has developed impact fee programs for more than 20 local agencies
and multi-jurisdictional fee authorities throughout northern California, with recent experience
dealing with the consideration of new performance measures in impact fee programs.
Clancy Mullen, Vice President, Duncan Associates, Austin, TX
Clancy has been the primary author of most of the firm’s impact fee studies since joining Duncan
Associates in 1989. In addition to over 300 studies for cities and counties from coast to coast, he
has also prepared studies for the Florida Department of Community Affairs, the Hawaii
Department of Education, the Louisiana Department of Transportation, the Maryland-National
Capitol Park and Planning Commission, and the Minnesota Department of Agriculture. Prior to
joining Duncan Associates, Clancy served as a zoning planner for the City of Austin, Texas. He is
a contributing author to two American Planning Association publications, Impact Fees: Principles
and Practice of Proportionate-Share Development Fees, 2009 and Growth Management
Principles and Practices, 1995, as well as the Island Press book A Guide to Impact Fees and
Housing Affordability, 2008. Clancy is a frequent conference speaker on impact fees, and is a
founding and current member of the Board of Directors of the Growth & Infrastructure
Consortium (formerly National Impact Fee Roundtable). He was a National Merit Scholar at Rice
University and has a master’s degree in community and regional planning from the University of
Texas at Austin.
Jerry Murphy, JD, AICP, CFM, Zoning Technologies, Inc., Cape Coral, FL
Jerry is project coordinator of the Resilient Communities Initiative and an Associate Professor in
the College of Design, Construction and Planning at the University of Florida. Jerry is the former
Director of the Department of Community Development for the Town of Fort Myers Beach,
Florida, one of the earliest Florida municipalities incorporated (1995) under a “government lite”
approach to local governance. He holds a Juris Doctor with honors, a Master of Arts in Urban and
Regional Planning, and a Bachelor of Arts in Landscape Architecture, from the University of
Florida and is a former White House intern. Jerry is chair of the Growth and Infrastructure
Consortium, a national study group supporting innovative approaches to impact fees and other
capital funding mechanisms. His specialties include community-based planning, code and
regulation drafting, and floodplain management.
Arthur C. Nelson, Ph.D., FAICP, Professor, University of Arizona, Tucson, AZ
Chris Nelson is Professor of Urban Planning and Real Estate Development, University of Arizona,
and Presidential Professor Emeritus, University of Utah. Professor Nelson has conducted
pioneering research in public finance, development policy, smart growth, economic development,
and metropolitan development patterns. He has written more than 20 books, 100 refereed articles,
and 300 other works. Prior to academia, Dr. Nelson managed his own West Coast consultancy in
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planning and management. In 2000, his professional planning, education, and research
accomplishments were recognized with election to the College of Fellows of the American
Institute of Certified Planners. Dr. Nelson’s current work focuses on how demographic economic
forces along with shifts in housing preference will reshape America’s metropolitan areas for the
rest of this century.
James Nicholas, Professor Emeritus, University of Florida, Gainesville, FL
Professor Nicholas is an international expert in natural resource and land use management, Florida
growth management legislation, urban land economics, urban and regional planning and
environmental and urban problems. Jim is Professor Emeritus of Urban & Regional Planning and
Affiliate Professor of Law, University of Florida, Gainesville, Florida, 1985 to 2012. He was
Associate Director, Environmental and Land Use Law Program, College of Law, 1999 to 2006;
Co-Director of Growth Management Studies, College of Law, University of Florida, 1985 – 1992;
Professor of Economics, Florida Atlantic University, Boca Raton, Florida, and Associate and
Acting Director, Joint Center for Environmental and Urban Problems of Florida Atlantic and
Florida International Universities, 1969 - 1985. He has a Ph.D. in Economics from University of
Illinois.
Jonathan B. Paul, AICP: Principal, NUE Urban Concepts, LLC, Gainesville, FL
Mr. Paul holds an undergraduate degree from Florida State University and a Masters in Urban
Planning from the University of Florida and a Master’s in Public Administration from the
University of South Florida. Jonathan worked as a principal planner with Hillsborough County
focusing on transportation, concurrency and impact fees. He worked for several years as the
Concurrency and Impact Fee Manager for Alachua County. He was a co-principal author along
with Jeff Hays on Alachua County’s award winning Mobility Plan. In 2011, Mr. Paul started NUE
Urban Concepts working with local and state governments and private developments on
developing innovative and creative solutions for addressing mobility. Jonathan is the lead planner
for the Celebration Pointe TOD. He has just recently completed a Mobility Fee for the City of
Altamonte Springs, Florida and Osceola County, Florida. He is currently working on development
of a Mobility Plan and Mobility Fee for the City of Maitland, Florida and Sarasota County,
Florida. Mr. Paul has served on numerous land use and transportation statewide technical review
committees and advisory boards. Jonathan has started work recently on preliminary planning for
several additional mixed-use developments through Florida.
Nick Popenuk, Project Manager, ECONorthwest, OR
Nick Popenuk is a project manager at ECONorthwest with a background in economic
development and public-sector finance. Since joining the firm in 2007, Popenuk has overseen a
wide range of projects including development feasibility studies, financial pro formas, and
economic and fiscal impact studies. His recent work focuses on infrastructure funding and finance.
Popenuk has created customized models to quantify the fiscal impacts of different development
patterns on city budgets. He has also led the creation of numerous infrastructure funding plans,
working with public- and private-sector partners to agree on funding solutions for infrastructure to
serve new development. Popenuk is also an active member of the Association of Oregon
Redevelopment Agencies (AORA), and co-author of the AORA Urban Renewal Best Practices
Manual. He holds a B.A. in Planning, Public Policy, and Management from the University of
Oregon
Donald Samdahl, PE,PTP, Fehr & Peers, Kirkland, WA
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Don has developed over 30 transportation impact fee programs in the Pacific Northwest, including
innovative multimodal fee programs.
Ethan Seltzer, Ph.D., Professor, Portland State University, Portland, OR
Ethan Seltzer is Professor of Urban Studies and Planning at Portland State University. He is a
recognized authority in regional planning and an advisor to the Portland Regional Plan.
Tyson Smith, AICP, Esq., White & Smith, LLC, Charleston, SC
Tyson Smith is an attorney and planning consultant with White & Smith, where his practice
includes impact fee development, adequate public facilities systems, planning projects, mediation,
and other land use areas. Mr. Smith speaks extensively on these topics and has published on these
topics as well.
Steve Szigthey, Principal Transportation Planner, Washington County, OR
Steve is involved in the development of a funding program that targets a subset of countywide
transportation funds to assist with transportation infrastructure allocated toward the five UGB
expansion areas. Steve also has represented the county during the development of the South
Hillsboro finance strategy and has coordinated countywide discussions on transportation finance.
Martin Wachs, Ph.D., Professor, University of California, Berkeley, CA
Martin Wachs is Professor Emeritus and Former Director of the Institute for Transportation
Studies at UCLA and head of the Planning Program for three terms at UCLA.
Bob Wallace, PE, AICP, Vice President, Tindale-Oliver, Orlando, FL
Bob has 40 years of public and private sector experience: 15 years serving as a Senior Financial
Analyst, Parking Administrator and Director of Public Works for a large urban City; 25 years
serving as Principal in Charge or Project Manager on projects dealing with public finance,
government budget analysis and revenue projections; impact/mobility fees and development of
funding strategies, sources and revenue programs; and local government capital and operating
plans and programs.
Riley Whitcomb, Park System Development Manager, Portland, OR
Riley Whitcomb manages Portland’s program of system development charges for the City’s Parks
and Recreation Department.
Randy Young, Principal, Henderson Young & Company, Redmond, WA
Randy has 42 years of experience as a consultant to the public sector on capital improvements
planning and funding.
Raymond Young, QC, Partner, Young, Anderson, Barristers & Solicitors, Vancouver, BC
Raymond Young is a land use lawyer with Young, Anderson, Barristers & Solicitors.
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