Cost Impact Analysis Proposed College Station Tree Ordinance

Purpose Estimate the cost impact of the currently proposed College Station tree ordinance on a homebuyer

Method Step 1: Evaluate land use for an example development Step 2: Develop tree density benchmark Step 3: Apply tree density to example development Step 4: Calculate cost impact of proposed ordinance

Step 1: Subdivision Land Use Select an example development: Pebble Creek Phase 9-D

Pebble Creek Phase 9-D (49 lots) – Acres

Example – Pebble Creek Phase 9-D Area: acres Number of lots: 49 Homes Completed: 43 Average Lot Size: 16,183 sf (0.37 acres) Average Home Heated Area: 3,215 sf Average Home Foundation Area: 4,340 sf Average Home Value (BCAD): $418,789 Average Lot Value: $72,000

Areas Cleared for Streets and Utility Easements 7.06 Acres – 32% of total area

2006 – Roads and Easements cleared

2009 – 43 of 49 houses completed

Single Family Development - Land Use For typical city subdivisions with average lot sizes from 7,000 sf (Edelweiss Gartens) to 16,000 sf (Pebble Creek)

Step 2: Tree Density Use existing tree survey data to develop a benchmark density for size and distribution of trees typically found on a heavily wooded property.

Survey Results Number of Trees per Acre grouped by dbh

Benchmark Density – 65 trees/acre (or 1.5 trees per 1,000 sf) 8-11” (avg 10” dbh ) - 45 per acre 12-17” (avg 15” dbh) – 15 per acre “Specimen” (avg 20” dbh) – 5 per acre

Step 3: Apply Tree Density Determine maximum number of trees that could be saved in Pebble Creek 9-D front yards using 65 trees/acre tree density – then compare to observed results.

Hypothetical Tree Count = 65 Typical front yard “tree zone” is 1,000 sf. Native tree density = 1.5 trees/1,000 sf 1.5 trees x 43 lots = 65 trees

Observed Tree Count = native trees remaining in phase 9-D front yards. 23 of 43 phase 9-D front yards have no native trees.

Step 4: Calculate Cost Impact What is the cost to the homebuyer if 90% of the trees are removed at a cost of $200 per in-dbh?

Valuation = $193,000 per acre 10” bhp x $200 x 45 = $88,000/acre 15” bhp x $200 x 15 = $45,000/acre 20” bhp x $200 x 5 x 3 = $60,000/acre

$78,853 per Homebuyer 90% x $193,000/acre x acres divided by 49 lots = $78,853

Observations Pebble Creek picture gallery

Trees that should have been removed

Trees too close to foundation

Dying tree - discourages and delays new plantings

Common scene in Pebble Creek

10-15 year old Pebble Creek Trees

Conclusions Too expensive – homebuyers can’t afford it! Counterproductive – Post Oak tree preservation can delay new tree plantings and retard greener neighborhoods. Deed restrictions seem to be working. Landscape Ordinance – why not revise the existing landscape ordinance to include Single Family Residential? Cost Sensitivity and Impact Analysis – city should do more to quantify cost impact.

The End