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HomeMy WebLinkAbout1003-08 Revised TIF iiiii� 2008065436 Rcpt: 1177839 Rec: 171.5' ORDINANCE NO.: 1003-08 DS: 0.00 I T: 0.00 05/01/08 Dpty lerk AN ORDINANCE SUBSTANTIALLY AMENDING AND REWRITING CITY OF ZEPHYRHILLS ORDINANCE NUMBER 856-03; TO ADOPT TRANSPORTATION IMPACT FEES TO BE IMPOSED ON NEW DEVELOPMENT; PROVIDING A PURPOSE AND INTENT; PROVIDING DEFINITIONS; PROVIDING RULES OF CONSTRUCTION; PROVIDING FINDINGS; PROVIDING FOR THE ADOPTION OF IMPACT FEE STUDIES; PROVIDING REVIEW PROCEDURES; PROVIDING GENERAL PROVISIONS AND APPLICABILITY; PROVIDING PROCEDURES FOR IMPOSITION, CALCULATION AND COLLECTION OF TRANSPORTATION IMPACT FEES; PROVIDING FOR AN INDEPENDENT TRANSPORTATION IMPACT FEE STUDY PROCEDURE; PROVIDING FOR EXEMPTIONS AND CREDITS; PROVIDING FOR THE PAYMENT AND COLLECTION OF TRANSPORTATION IMPACT FEES; PROVIDING FOR CITY ENFORCEMENT OF THE TRANSPORTATION IMPACT FEE ORDINANCE; PROVIDING AN APPEAL PROCEDURE; PROVIDING FOR THE ESTABLISHMENT OF TRANSPORTATION IMPACT FEE FUNDS, PROVIDING FOR THE APPROPRIATION OF IMPACT FEE FUNDS AND REFUNDS; PROVIDING FOR CONFLICT; PROVIDING FOR THE EFFECT OF THE TRANSPORTATION IMPACT FEE ORDINANCE ON OTHER REGULATIONS AND DEVELOPMENT ORDERS; PROVIDING AN EFFECTIVE DATE AND PROVIDING FOR MODIFICATION THAT MAY ARISE FROM CONSIDERATION OF THE ORDINANCE AT PUBLIC HEARING. JED PITTMAN, PASCO COUNTY C ERK 00R0BK08 01:07 782 m 1 of PG 30 0 HEREAS, the City Council has authority to adopt this ordinance through general home rul owers pursuant to Article VIII of the 1968 Florida Constitution, and Chapters 166 and 163 lorida Statutes; and HEREAS, the City is experiencing rapid growth that necessitates the expansion of Cit t ansportation facilities; and HEREAS, increasing the capacity of arterial, collector and other roads to make them safe and ore efficient, in coordination with a plan for the control of traffic, is the recognized r sponsibility of the City through Chapter 166, Florida Statutes, and is in the best interest of th blic health, safety and welfare; and HEREAS, planning for the necessary expansion of transportation improvements created b velopment activity generating new traffic through the comprehensive planning process, an t e implementation of these plans, is a mandatory responsibility of the City through Sectio 1 3.3 161, et seq., Florida Statutes, and is in the best interest of public health, safety and welfare; ad EREAS, the City has studied the necessity for,'and implications of, the imposition of impac f es for funding the expansion of the City's transportation facilities; and HEREAS, the City has found and determined that transportation impact fees are appropriate f r funding the expansion of the City's transportation facilities; and HEREAS, the City has found and determined that most transportation impact fees will have c rtain common characteristics and, therefore, the City will benefit from the adoption and use o a uniform procedure for the imposition, calculation, collection, expenditure and administration o t e transportation impact fee ordinance; and HEREAS, all monies collected from the transportation impact fee will be deposited in the t ansportation impact fee fund which clearly identifies these monies as transportation impact f es; and HEREAS, this.ordinance shall apply to the incorporated area of the City Zephyrhills; and Record an Return to: City Clerk Office 5335 8th St'eet 1 Zephyrhill , FL 33542 Oft BK 7826 PG 301 2 of 20 WHEREAS, this ordinance,'is consistent with the City of Zephyrhills Comprehensive Plan. NOW, THEREFORE, BE! IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ZEPHYRHILLS, FLORIDA as follows: SECTION 1. SHORT TITLE AND APPLICABILITY. i A. This subdivision shall be known and may be cited as the "New Development Fair Share Contribution for Road Improvements Ordinance. B. The City Council has authority to adopt this ordinance through general non-charter home rule powers pursuant to Chapter 166, Florida Statutes. C. Increasing the capacity of arterial, collector and other roads to make them safe and more efficient is in the best interest of the public health, safety, and welfare. D. Planning for the necessary provision of new roads and roadway improvements created by new land development activity generating traffic is a responsibility of local government and is in the best intierest of the public health, safety and welfare. E. This Ordinance shall apply to the incorporated area of the City except as specifically provided by any duly executed intergovernmental agreement with the County or the State. SECTION 2. PURPOSE AND INTENT. A. The City Council has determined and recognized through adoption of the City of Zephyrhills Comprehensive Plan that growth which the City is experiencing will necessitate additional major road network improvements and make it necessary to regulate development activity generating new traffic in order to maintain an acceptable road level of service and quality of life within the City. In order to finance the necessary new capital improvements and regulate traffic generation levels, several combined methods of financing will be necessary, one of which will require development activity generating new traffic to pay a transportation impact fee not to exceed a pro rata share of the reasonably anticipated expansion costs of transportation facilities. B. Providing and regulating arterial, collector-and-other--roads and related facilities within the City limits to make them safer and more efficient in coordination with a plan for the control of traffic, is the recognized responsibility of the City through Chapter 166, Florida Statutes, and is in the best interest of the public health, safety and welfare. C. Implementing a regulatory scheme that requires development activity generating new traffic to pay a transportation impact fee that does not exceed a pro rata share of the reasonably anticipated expansion costs of transportation facilities created by the development activity generating new traffic, is the responsibility of the City in order to carry out the goals, objectives and policies of its Comprehensive Plan under Section 163.3161, et seq., Florida Statutes, and is in the best interest of the public health, safety and welfare. D. It is the purpose of this ordinance to establish a regulatory fee to assist in providing increased capacity for the major road network system to accommodate for increased traffic demand generated by new development activity on the area's road system. Development activity generating new traffic will require the payment of a transportation impact fee, which shall not exceed a pro rata share of the reasonably anticipated costs of new transportation facilities that its presence necessitates. This is accomplished by requiring a transportation impact fee upon commencement of any development activity generating new traffic. This transportation impact fee is for the exclusive purpose of providing increased capacity for the major road network system. E. It is in the interest of the public health, safety, welfare, and convenience for the City to regulate land development, and other related facilities by requiring a Transportation Impact Fee as a condition of approval of any development activity generating new traffic. 2 OR BK 7826 PG 302 3 of 20 F. The purpose of this ordinance is to continue to enable the City of Zephyrhills to alloy new development consistent with the adopted Comprehensive Plan, and to regulat development activity generating new traffic so as to require it to share in the burdens o growth by paying its pro rata share for the reasonably anticipated expansion costs o transportation facilities and road improvements. This growth will help pay for itself, an the existing residents of the City will not have the full financial burden of providin increased road capacity at the outset. G. The City has, in consultation with the Florida Department of Transportation and Pasc County, adopted levels of service for that portion of the state and county highway syste lying within the City that is included in the Comprehensive Plan. H. It is not the purpose of this ordinance to collect any money from development activit generating new traffic in excess of the actual amount necessary to offset the demand o the major road network system generated by the new development. It is specifically acknowledged that this ordinance has approached the problem of determining th transportation impact fee in a conservative and reasonable manner. This ordinance wil only partially recoup the governmental expenditures associated with growth. Establishe residential development will continue to bear a share of the cost of future improvement of the major road network system. I. The Technical Data, Findings, and Conclusions herein are based on the City' Comprehensive Plan and in part on the following study: City of Zephyrhills 2007 Transportation Impact Fee Update Study Summary Report, dated October 2007,prepared by Kimley-Horn and Associates, Inc. ECTION 3. DEFINITIONS. he words or phrases used herein shall have the meaning prescribed in the current City o ephyrhills Code of Ordinances or the Land Development Code except as otherwise indicate erein: 4ccessory building or structure" shall mean a detached, subordinate building, the use of whic i clearly incidental and related to that of the principal building or use of the land, and which is 1 cated-on the same lot as that of the principal building or use. uilding" shall mean any structure, having a roof and used or built for the enclosure or shelte f persons, animals, vehicles, goods, merchandise, equipment, materials or property of any kin r a period of time in excess of four (4) weeks in any one (1) calendar year. This term shal i elude tents, trailers, mobile homes, or any vehicles serving in any way the function of ilding. This term shall also include outdoor patio seating provided as part of a restaurant o ar, whether such seating is covered by a roof or not. 'Building Permit' shall mean an official document or certificate issued by the authority havin jurisdiction, authorizing the construction of any building. The term shall also include tie-dowr permits for those structures or buildings that do not require a building permit, such as a mobil ome, in order to be occupied. Capital Improvement' shall mean any long-term investment of public funds for the acquisition, construction, or improvement of public lands or facilities that, by reason of its size and cost, is 1onrecurring in the local budget. 'capital Improvement Plan"or CIP"shall mean,a multi-year schedule of capital improvement p ojects, including priorities and cost estimates, budgeted to fit the financial resources of the c mmunity. This plan is updated annually and is part of the City's Comprehensive Plan. ollecting Agency" shall mean the governmental authority having jurisdiction to authorize the aking of any, material change of any structure including the construction, enlargement, a teration, or repair of buildings, or the governmental authority having jurisdiction to authorize s to development that makes material changes in the use or appearance of land without making 3 OR BK 7826 PG 303 4 of 20 material changes of any structures on the land. "Community Redevelopment District (CRA)" shall mean the area described in Exhibit "A" attached hereto, and shall lie excluded from assessment and payment for fair share impact fees. "Cost Feasible Plan" shall mean a plan that is an element within a long-range transportation plan and that provides for a future year transportation system based on the limitations of projected available financial resources. This plan typically consists of a list of transportation projects that will be completed within the 20-year (at a minimum) planning horizon of the long- range plan, along with a corresponding map of the improvements. "City Manager" shall mean the City Manager of the City of Zephyrhills or his designee. "Development Permit" shall mean an official document or certificate, other than a building permit, issued by the authority having jurisdiction, authorizing commencement of land development activity. This term includes any mining permit, landfilling permit, or other fmal plan approval for land development activity not involving construction of a building. I "Dwelling Unit" means a single unit providing complete independent living facilities for one (1) or more persons including permanent provisions for living, sleeping, eating, cooking, and sanitation. "Encumber"shall mean ari irrevocable commitment through an agreement or purchase order or a contract. "External Trip" shall mean any trip which either has its origins from or its destination to the development site and which impacts the major road network system. "Fair Share Fee," "Transportation Impact Fee," or "Fee" shall mean the fee required to be paid in accordance with this ordinance. "Internal Trip" shall mean a trip that has both its origin and destination within the development site. "Major Road Network System" shall mean all arterial and collector roads within or benefiting the City and designated or, identified in the adopted City Comprehensive Plan, including new arterial and collector roads necessitated by land developments. "New Development" or `Development Activity Generating New Traffic" shall mean the carrying out of any building activity or the making of any material change in the use or appearance of any structure'or land that attracts or produces vehicular trip(s) over and above that produced by the existing use of the land. "Noncommencement" shall mean notice to the City of intent not to commence development or the date of expiration of a building permit. "Out parcel" shall mean a parcel that is separate from, but contiguous to, a primary commercial development. The parcel may, or may not, share common access and/or common parking area with the primary commercial development. Mainly consisting of a single freestanding unit, an out parcel often is considered secondary in nature to the primary commercial development. Outparcels typically involve high convenience land uses, such as banks, high turnover or fast- food restaurants, or gas stations. "Planned Development" shall mean a land area under unified control designed and planned to be developed in a single operation or by a series of prescheduled development phases according to an officially approved final master land use plan, including but not limited to planned unit developments, master planned unit developments, planned commercial developments and similar planned developments. "Right-of-Way" shall mean land, property, or interest therein, that is necessary to accommodate all of the required elements for and to support the construction and/or improvement of roads, streets, highways, and bridges on the major road network system. 4 OR BK 7826 PG 304 5 of 20 ` oadway Construction" shall mean the construction of through lanes, turn lanes, bridges urbs, medians, and/or shoulders; the construction of drainage facilities and/or mitigation areas tie installation of signage and/or traffic signalization; the placement of rail beds, pipelines lectric power lines, and/or telephone facilities; the placement of any amenities typicall ssociated with transportation facility construction (e.g., sidewalks, bicycle lanes, etc.); and t nsure appropriate safety elements within design(e.g., establishment of clear zones). 'Site Access Improvements" shall mean improvements to transportation facilities at or near th evelopment site which are necessary to interface the developments external trips with the majo r ad network system or which are necessary to interface the developments internal trips with th ajor road network system where a portion of the major road network system is included withi tie development; i. e., project drives, turn-lanes, signalization, etc. It shall also includ i nprovements designed to ensure safe and adequate ingress and egress. `SSquare feet or Square footage" (also referred to as "sf') in both this division and the fe chedule shall mean the area under roof used for occupancy or storage that is used to calculat 4ie square footage of the development, including the gross area measured in square feet from th xterior faces or the exterior walls or other exterior boundaries of the building, excluding area within the interior of the building which are utilized for parking. With respect to dwelling units tie square footage shall be calculated as the living area under heat/air conditioning. ' cite Related"improvements shall mean improvements to transportation facilities at or near th evelopment site which are necessary to interface the development's external trips with th major road network system or which are necessary to interface the development's internal trip ith the major road network system where a portion of the major road network system i i eluded within the development (i.e., project drives, turn lanes, signalization, etc.). It shall als i clude improvements designed to insure safe and adequate ingress and egress. For purposes o t is Ordinance, site related improvements include, but are not limited to, any right-of-way edications necessary to construct the first four (4) lanes of a roadway on the major road networ s stem within the development site, and design and construction of any portion of the first tw ( ) lanes of a roadway on the major road network system within the development site, includin 11 roadway facilities necessary for the design and construction of the first two (2) lanes of sue] r adway. ` tate Highway System" shall mean the roads that the Florida Department of Transportation has r sponsibility for ownership and maintenance. "Transportation Facilities" shall include transportation planning and design, right-of-way and 1 nd acquisition, land improvement, engineering, and construction of any project eligible fo . clusion as a transportation or road project in the City's Comprehensive Plan. The term does lot include routine and periodic maintenance, personnel, training, or other operating costs o t ansportation facilities or roads. `Trip" shall mean a one-way movement of vehicular travel from an origin (one trip end) to estination (the other trip end). For the purpose of this ordinance, trip shall have the meaning t at it has in commonly accepted traffic engineering practice and which is substantially the sam a that definition in the previous sentence. " rip Generation" shall mean the attraction or production of trips caused by a given type of lan velopment. shall mean the geographical area as identified on the attached Exhibit"A." SECTION 4. RULES OF CONSTRUCTION. r the purpose of administration and enforcement of this ordinance, unless otherwise stated in t is ordinance,the following rules of construction shall apply to the text of this ordinance. A. In the case of any difference of meaning or implication between the text of this ordinance and any caption, illustration, summary table, or illustrative table, the text shall control. 5 OR BK 7326 305 6 of 20 B. The word "shall" is always mandatory and not discretionary; the word "may" is permissive. C. Words used in the present tense shall include the future; and words used in the singular number shall include the plural, and the plural the singular, unless the- context clearly indicates the contrary. D. The phrase "used for" includes "arranged for", "designed for", "maintained for" or "occupied for". E. The word "person" includes an individual, a corporation, a partnership, an incorporated association, or any other similar entity. F. Unless the context clearly indicates the contrary, where a regulation involves two (2) or more items, conditions, provisions, or events connected by the conjunction "and", "or", or"either...or",the conjunction shall be interpreted as follows: 1. "And" indicates that all the connected terms, conditions, provisions, or events shall apply. 2. "Or" indicates that the connected items, conditions, provisions, or events shall apply. 3. "Either...or"I indicates that the connected items, conditions, provisions, or events may apply singly or in any combination. A. The word "includes" shall not limit a term to the specific example but is intended to extend its meaning to all other instances or circumstances of like kind of character. B. Where a road rightI of-way is used to define zone boundaries, that portion of the road right-of-way demarcating the boundary may be considered as part of any zone it bounds. SECTION 5. FINDINGS. A. It is hereby ascertained, determined and declared: B. That the City has de termined that capital improvements to the City's area transportation facilities are necessary in order to maintain current and/or adopted levels of service in order for new development to be accommodated without decreasing the current and/or adopted levels of service. C. That the City has determined that gas tax revenue and other currently available revenues will not be sufficient to provide the capital improvements to the transportation facilities that are necessary to accommodate growth resulting from new development. D. That Section 163.3177, Florida Statutes, requires the City to adopt a Comprehensive Plan containing a capital improvements element that considers the need and location of public facilities within its jurisdiction and the projected revenue source that will be utilized to fund these facilities. E. That the implementation of a transportation impact fee to require future growth to contribute its fair share of the cost of growth necessitated capital improvements to the City's transportation facilities is necessary and reasonably related to the public health, safety, and welfare of the people of the City of Zephyrhills. F. That providing transportation facilities that are adequate for the needs of growth serves the general welfare of all residents of the City and constitutes a public purpose. G. That the projected capital improvements to the City's transportation facilities and the allocation of projected costs between those necessary to serve existing development and those required to accommodate the transportation needs of new development are presented in the transportation impact fee study referenced herein, and such study is 6 OR BK 7826 PG 306 7 of 20 hereby approved and adopted by the City. H. That the City shall be divided into only one impact fee zone. I. That impact fees paid pursuant to this ordinance will be earmarked to a separate fund fo use within or for the benefit of the impact fee zone. J. That the establishment of a transportation impact fee is consistent with and is necessar for implementing the City's Comprehensive Plan and supporting policies of the Capita Improvements Element, and is necessary to ensure coordination of new development wit the provision of transportation facilities. K. That the Council has considered the short and long term public and private costs anc benefits of the proposed transportation impact fee ordinance and transportation impac fee studies and has determined that sufficient information has been provided to enable th Council to act. L. That the Council further finds that the provisions of this ordinance are in compliance wit the"dual rational nexus test" established by the Florida Supreme Court. ECTION 6. ADOPTION OF IMPACT FEE STUDY. he Council hereby adopts and incorporates by reference the following Impact Fee Updat tudy: City of Zephyrhills 2007 Transportation Impact Fee Update Study Summary Report dated October 2007,prepared by Kimley-Horn and Associates, Inc... ECTION 7. TERM AND REVIEW. A. This ordinance shall remain in effect unless and until repealed, amended or modified b the Council in accordance with applicable State law and City ordinances and resolutions. B. No later than seven (7) years from the adoption of this ordinance, the City may conduct full evaluation of all components of the transportation impact fee. However, in the even that a full evaluation is not complete within the seven (7) year period, the last-adopte construction cost schedule, right-of-way cost schedule, and all other components of the transportation impact fee shall remain in effect until the study is complete. C. In addition to the foregoing, the amount of the transportation impact fee may be considered by the City Council during the preparation of each fiscal year's budget. Such review shall consider right-of-way and construction costs for work contracted for by th County, the City and the Florida Department of Transportation within Pasco County. The purpose of this review is to analyze the effects of inflation on the actual costs of righ of way and roadway construction, and to insure the fee charged land development activi generating new traffic will not exceed their pro rata share for the reasonably anticipate expansion costs of road improvements necessitated solely by their presence. ECTION 8. CALCULATIONS. A. It has been determined by the City Council that any development activity generating new traffic in the City should be charged a reasonable transportation impact fee to help regulate new development's effect on major roadways. B. After the adoption date of this ordinance, transportation impact fees shall be imposed in accordance with the terms of this ordinance. C. The transportation impact fee shall be determined by using the following methods: 1. Independent transportation impact fee studies in accordance with the provisions set forth herein. OR BK 7326 PG 307 8 of 20 2. The transportation impact fee formula(s), which, for each land use category, are utilized to calculate the net impact fee as follows: Net Impact Fee=Total Impact Cost—Gas Tax Credit Where: Total Impact Cost= ((Trip Rate x Recommended Trip Length x%New Trips)/2) x (1-Toll Facility Adj. Factor) x (Cost per Lane Mile/Avg. Capacity Added per Lane Mile) Gas Tax Credit = Present Value (Annual Gas Tax), given 6% interest rate and 25 year facility life And: Annual Ga j Tax = (((Trip Rate x Assessable Trip Length x % New Trips) /2) x Effective Days per Year x$/Gallon to Capital)/Fuel Efficiency a. To clarify the use of these equations, definitions for each of the input variables is included herein. i. Trip Rate = the average daily trip generation rate, in vehicle- trips/day, based on Pasco County studies in the Florida studies compiled by Tindale-Oliver and Associates,Inc. ii. Recommended Trip Length = the average trip length for each land use category, in vehicle-miles, multiplied by the trip length adjustment factor (115% for residential land use categories and 105% for non-residential) to account for the difference in observed Pasco County trip lengths versus the Florida Studies database. iii. Assessable Trip Length = adjusted trip lengths to account for gas tax credits on all roads. Average trip lengths represent travel on the functionally-classified road system, but gas taxes are collected for travel on all roads including local roads; therefore, an adjustment factor of 0.5 miles is added to the recommended trip length of each land use category to account for this. iv. % New Trips = adjustment factor to account for trips that are already on the roadway. v. 2 =The total daily miles of travel generated by a particular land use category (i.e., trip rate x recommended trip length x % new trips) is divided by two to prevent the double-counting of travel generated among land use codes since every trip has an origin and a destination. vi. Toll Facility Adjustment Factor = adjustment factor to account for the travel demand occurring on the Suncoast Parkway. Due to the fact that no toll roads are in close proximity to the City, no adjustment was considered(0%). vii. Cost per Lane Mile = unit cost to construct one lane mile of roadway, in$/lane-mile($3,685,457.00) viii. Average Capacity Added per Lane Mile = represents the average daily traffic on one travel lane at capacity for one lane mile of roadway, in vehicles/lane-mile/day($9,375.00). ix. Present Value= calculation of the present value of a uniform series of cash flows, gas tax payments in this case, given an interest rate, "i," and a number of periods, "n;" for 6% interest and a 25-year facility life,the uniform series present worth factor is 14.0939 x. Effective Days per Year=365 days xi. $/Gallon to Capital = the amount of gas tax revenue per gallon of fuel that is used for capital improvements, in$/gallon($0.256) xii. Fuel Efficiency = average fuel efficiency of vehicles, in vehicle- 8 OR BK 7826 PG 308 9 of 20 miles/gallon(17.55). b. An impact fee schedule has been developed for a number of land use categories. This schedule can be consulted in those cases for which ar independent traffic impact analysis has not been prepared or is not desire The fees on the fee schedule have been calculated using the formula(s) presented above. (See attached Table 4 option 1B). c. The calculation for multi-use buildings is as follows. i. In multi-use buildings, if one (1) use occupies twenty-five percen (25%) or more of the total gross square feet of the total center o building, that use shall be assessed as its specific use rate. This rul only applies to out parcels, not shopping centers. ii. No fee shall be assessed upon issuance of. a commercial retai shopping center building permit, foundation permit, or a non-retai multi-use building permit for an unfinished building (i.e., a shell a permit). Each individual use shall thereafter be assessed th appropriate commercial shopping center rate upon subsequent issuanc of a building permit to finish the unit. For the purpose of this section shopping centers are not considered a multi-use building. iii. Out parcels shall be assessed at the rate of the specific single use. ECTION 9. IMPOSITION OF FEE. The transportation impact fee shall be assessed upon the issuance of any building permits fo any land development activity generating new traffic and shall be collected and payabl before the release of final power (pre-meter) in accordance with the fees set forth herein. I the event that a building permit has been issued prior to the adoption date of this ordinance the transportation impact fee for such building permit will be calculated based on th previously adopted fee or prior fiscal year's fee. The fees set forth herein shall apply to an building permit issued after the adoption date of this Ordinance except for building permit applied for and deemed complete on or before the adoption date of this Ordinance or where building construction contract fully executed on or before the effective date of this ordinance and an affidavit•of at least one party to the contract attesting to the date of execution is included; and except for projects which have applications for site plan approval pending before the adoption date of this Ordinance and apply for a building permit and pay the previously adopted fees on or before July 1, 2008, or in the case of such a project with pending application for site plan approval, a building construction contract is fully execute on or before July 1, 2008 and an affidavit of at.least one (1) party to the contract attesting t the date of execution is included; however such excepted building permit applications shal be subject to the previously adopted fees. The foregoing exception shall not apply if th building permit application is considered abandoned in accordance with the Florida Buildin Code. In the event a building permit or certificate of occupancy is not required for new o additional development which is subject to the provisions of this ordinance, then the fee shal be due upon issuance of a development permit authorizing commencement of the ne development activity and payable upon final site inspection. All funds collected shall b properly and promptly transferred for deposit in the appropriate special revenue fund to be allocated to a separate transportation impact fee fund and used solely for the purposes as established by this ordinance. Notwithstanding the foregoing, nothing in this Ordinance shall prevent the City from studying or adopting an alternate method of payment of the transportation impact fee (e.g. payment over time through special assessments). ECTION 10. CALCULATION. A. Upon receipt of a complete application for a building permit (or prior to the issuance of a site development permit where a building permit is not required) the City Manager shall calculate the applicable transportation impact fee in accordance with this ordinance, incorporating any applicable credits. If a person has received a credit pursuan to the terms of this ordinance, that credit shall be subtracted from the otherwise 9 OR BK 7826 PG 309 10 of 20 applicable transportation impact fee if such credit applies. B. A person may request at any time a non-binding estimate of the transportation impact fee due for a particular development, however, such estimate is subject to change when a complete applicatio n for a building permit or site development permit is made. C. Transportation impact fees shall be calculated as set forth herein based on the fees in effect at the time of the City's issuance of a building permit or site development permit, except where otherwise provided for in this ordinance. SECTION 11.INDEPENDENT TRANSPORTATION IMPACT FEE STUDY. A. Applicants shall have the option to conduct an independent transportation impact fee study by a professional transportation engineer to determine more accurate transportation parameters for their land use. One or more transportation parameters can be challenged. These parameters are trip length generation, trip length, and percent new trips (% new trips). Prior to conducting an independent transportation impact fee study, a methodology statement prepared by the professional transportation engineer shall be submitted for review and approval by the City. Requests for independent transportation impact fee study must be received no later than thirty (30) days after the issuance of a building permit. In the event that the City incurs costs for professional and/or consultant services related to professional evaluation of an independent fee study, the City shall charge such property' owner and/or developer fees sufficient to recover the costs incurred by the City. If the independent fee study cannot be completed, reviewed, and finally determined by the City Manager, including any appeals, by the time of final power release (pre-meter)tie applicant shall pay the scheduled fee. SECTION 12. EXEMPTIONS AND CREDITS. A. The following shall be exempted from payment of the transportation impact fee: 1. Alterations or expansion of an existing dwelling unit where no additional units are created, where the use is not changed, and where no additional vehicular trips will be produced over and above those produced by the existing use. 2. The construction of accessory buildings or structures which will not increase the traffic counts associated with the principal building or of the land. 3. The replacement of a building or structure with a new building or structure of the same size aid use provided that the structures or buildings existed on or after November 1990, and no additional trips will be produced over and above those produced by the original use of the land. 4. The construction of publicly-owned or leased governmental buildings. 5. Planned Unit Developments approved by City Council prior to September 30, 1988 unless subsequently amended to permit additional development which would generate traffic, in which case the additional development would be subject to impact feed assessment. 6. The construction of new residential or commercial buildings, or the alteration or expansion of existing buildings within the CRA as designated in Exhibit "A" attached hereto. B. Credits: 1. A person may be allowed by prior development agreement/development order to construct or convey right-of-way for a non-site related bridge or road listed in the capital improvement program which is in addition to his required site-related improvements as determined by the City Manager or his designee, and receive credits on a dollar basis against any transportation impact fee due. 10 OR BK 7826 PG 310 11 of 20 a. Eligibility: Projects eligible to receive transportation impact fee credi shall meet one of the following criteria: i. The project must be identified in the City's Capita Improvement Plan (CIP); or ii. The project must be identified in Pasco County's Needs Plan for right-of-way; or iii. The project must be identified in a City Council approve roadway plan. b. Payment: Payment of transportation impact fee credit shall be issued fo projects identified in the City's CIP schedule. i. Construction: Construction projects eligible to receiv transportation impact fee credit shall be identified in th Capital Improvement Plan. Payment of credit shall be issue for projects identified in the City's CIP schedule. If a person elects or is required to construct transportatio facilities, the developer shall submit the propose construction along with a certified cost estimate to the Ci Manager or his designee. The City Manager or his design shall determine if the proposed construction is an appropriat substitute for the transportation impact fee, the amount o credit to be given, and the timetable for the credit an construction. However, if a person elects to build and th City Manager or his designee approves construction of a improvement other than that scheduled in the current yea CIP, the person shall not receive credits until the year th improvement is scheduled for construction by the appropriat governmental entity. ii. Right-Of-Way Dedication: Right-of-way conveyance eligibl to receive transportation impact fee credit shall be identifie in one of the Plans set forth in Subsection B (1) (a) above. Payment of credit shall be issued for projects identified in th City's CIP schedule. If a person.elects to convey exces right-of-way and the City Manager approves acceptance o that right-of-way other than that which is scheduled in th current year CIP, the person shall not receive credits until th year the right-of-way acquisition phase is scheduled by th appropriate governmental entity. The amount of any suc credits for right-of-way conveyance shall be determine according to Subsection(B) (2)below. iii. Application for Credits or Appeal: Application for credits o appeal from a decision by the City Manager or his design shall be made prior to the commencement of construction o conveyance, of right-of-way. No credits will be granted fo construction or right-of-way conveyance except under th terms of a City Council approved agreement. 2. The amount of the right-of-way credit shall be 100% of the assessed value of the conveyed right-of-way as determined by the Pasco County Property Appraiser. The amount of the credit shall be established in a written agreement o development order between the person donating the right-of-way and the City Council. The date of valuation shall be the date of conveyance of the right-of-wa unless the person and the City Manager agree to another date of valuation. 3. A credit against any transportation impact fee due shall be given for the replacement of any building, structure, or use with a new building, structure, o use, provided that the replaced building, structure, or use existed on or afte 11 0R BK 7826 PG 311 12 of 20 November 5 1990, and provided further that such credit shall be given only to the extent of the amount of the transportation impact fee that would have been imposed upon such replaced building, structure, or use. 4. Credits may be transferred within the zone in which the fee is collected, provided, however, that the transfer to another property shall not be permitted until the development for which the credit was initially established has been completely built out in accordance with City development approvals. 5. Any credit will be issued to the person who paid for or financed the construction of the transportation facility or who donated the right-of-way for which the credit was establisIied, or his successor or assign. SECTION 13.PAYMENT/COLLECTION. A. Except as otherwise provided in this ordinance, a person shall pay the transportation impact fees as set forth herein, unless, and only to the extent that: 1. The person is determined to be entitled to a credit pursuant to Section 12 above; or 2. The person is determined to not be subject to the payment of transportation impact fees pursuant to Section 12. B. Transportation Impact Fees shall be due and paid based on the following schedule: 1. Twenty-five percent (25%) shall be paid upon issuance of any building or development permits for any new or additional land development activity generating traffic except single family and duplex dwellings. 2. Seventy-five percent (75%) shall be paid prior to release of final power (pre-meter) for the structure. The fee for any single family or duplex dwelling is due prior to release of final power(pre-meter) for the dwelling. C. Transportation impact fees collected by the City shall be held separate and distinct from all other City revenues. D. The payment of the(transportation impact fee shall be in addition to all other fees, impact fees, charges, or assessments due for the issuance of a building permit, a site development permit a certificate of occupancy, or a Final Inspection. E. The obligation for payment of the transportation impact fee shall run with the land. SECTION 14. CITY ENFORCEMENT. The City Manager is specifically authorized to take any and all steps and actions that are legally available to the City, including any court proceedings as are authorized by law, against any person who fails, neglects or refuses to pay a transportation impact fee as required by this Ordinance. The city shall also be entitled to file a lien upon the real property, and may enforce same in the manner as action for foreclosure. In any action to foreclose a lien pursuant to this ordinance the city shall, in addition to damages, be entitled to reasonable attorney fees. This provision shall apply retroactively as well as prospectively. Knowingly furnishing false information to the City Manager or other official in charge of the administration of this ordinance on any matter relating to• the administration of this ordinance shall constitute a violation of this ordinance!. Any violation of this ordinance is subject to the provisions of Ordinance No. 782-01, and(shall be considered a Class VI violation. Each act in violation of this ordinance shall be considered a separate violation for the purpose of assessing penalties. Payment of any penalties imposed shall not release a person or entity from payment of the transportation impact fee due but shall be in addition to the transportation impact fee. A violation of this ordinance shall be punishable according to law; however, in addition to or in lieu of any criminal prosecution, the City shall have the power to sue in civil court to enforce the provisions of this ordinance. SECTION 15. APPEALS. 12 • CSR BK 7826 PG 312 13 of 20 A. A person who is required to pay a transportation impact fee pursuant to this ordinanc shall have the right to request an appeal hearing before the City Council. B. Such appeal hearing shall be limited to the review of the following: 1. Denial of independent transportation impact fee study calculation, pursuant to Section 11 above. 2. With regard to an exemption or credit, a determination made by the City Manage pursuant to Section 12(A)(1)-(6) above. C. Except as otherwise provided in this ordinance, a person shall request such appeal hearing within thirty (30) days of the denial of an independent fee study calculation o denial of an exemption or credit, whichever is applicable. D. Failure to request an appeal hearing within the time provided shall be deemed a waiver o such right. E. The request for an appeal hearing shall be filed with the Council through the Cit Manager. The request shall contain the following: 1. The name and address of the applicant or successor in interest; and 2. The legal description of the property in question; and 3. If paid, the date the transportation impact fee was paid with the original receipt o canceled check or other appropriate proof of payment; and 4. A statement of the reasons why the hearing is requested and supported b documentation and exhibits as to why the transportation impact fee should not b paid; and 5. A filing fee of$250.00 or as amended by resolution by City Council from time t time. F. Upon receipt of such request, the City Manager shall schedule an appeal hearing as department matter before the Council at a regularly scheduled meeting or a special meeting called for the purpose of conducting such hearing and shall provide the perso written notice of the time and place of the hearing. The appeal hearing shall be hel within sixty(60) days of the date that the request for such hearing was properly filed. G. Such hearing shall be conducted in a manner designed to obtain all information anc. evidence relevant to the requested hearing. Formal rules of civil procedure and evidenc shall not be applicable; however, the appeal hearing shall be conducted in a fair an impartial manner with each interested party having an opportunity to be heard and to present information and evidence. The Council shall make known its determination a the end of the hearing. ECTION 16. TRANSPORTATION IMPACT FEE FUND. A. There is hereby established a separate special revenue fund for transportation impact fees. B. Funds may be withdrawn from this special revenue fund for use solely in accordance wit the provisions of Section 17 below; provided that the disbursal of such funds shall require the approval of the City Council, after recommendation of the City Manager. ECTION 17. APPROPRIATION OF TRANSPORTATION IMPACT FEE FUNDS. A. In general, transportation impact fees shall be appropriated for transportation facilities necessitated by new development and for the payment of principal, interest, and othe financing costs on contracts, bonds, notes, or other obligations issued by or on behalf o the City to finance such transportation facilities. 13 OR BK 7 826 PG 313 14 of 20 B. Transportation impact fee monies shall only be expended for projects within the City limits or for joint participation projects with the State of Florida(FDOT) and/or Pasco County for road projects benefitting the City. C. The transportation impact fees fund shall be used by the City solely to provide transportation facilities which are necessitated by new development within the City, consistent with and as set forth in Subsection G below, and shall not be used for any expenditure that would be classified as an operating expense, routine maintenance or repair expense. The City's Finance Director shall establish and implement necessary accounting controls to ensure that all transportation impact fees are properly deposited, accounted for, and appropriated in accordance with this ordinance and any other applicable legal requirements. D. Use of Funds Collected. 1. The funds collected by reason of the establishment of a transportation impact fee in accordance with this ordinance shall be used solely for the purpose of construction or improving roads, streets, highways, and bridges on the major road network system including but not limited to: a. Design, permits, route studies, and construction plan preparation; b. Right-of-way acquisition and related costs; c. Construction of through lanes; d. Construction of turn lanes; e. Construction of bridges; f. Construction of drainage facilities and mitigation areas in conjunction with roadway construction; g. Design,purchase and installation of traffic signalization; h. Construction of roads, curbs, medians and shoulders; i. Relocating utilities to accommodate roadway construction; j. Any other amenities usually associated with the construction of transportation facilities. k. Technical review costs for the purposes of updating this ordinance. 2. Additionally, transportation impact fee fund monies may be used for the following: a. Repayment of monies borrowed from any budgetary fund of the City subsequent to the effective date of this ordinance, where such borrowed moms were used to fund growth necessitated capital improvements to transportation facilities as provided herein; b. Payment of principal and interest, necessary reserves and costs of issuance under any bonds or other indebtedness issued by the City to fund growth- necessitated improvements to transportation facilities subsequent to the effective date of this ordinance. SECTION 18. REFUNDS BY THE CITY. A. Upon request, the fees collected pursuant to this ordinance shall be returned to the then present owner if the fees have not been expended within eight(8) years. Refunds shall be made in accordance with the following procedure: 1. The present owner of the property for which the transportation impact fee was paid must petition the City Council for the refund within one (1) year following the end of the eighth(8th) year from the date on which the fee was paid. 2. The petition must be submitted to the City Manager and must contain: 14 OR BK 7826 PG 314 15 of 20 a. A notarized sworn statement that the petitioner is the current owner of th property; b. The original dated receipt issued for payment of the fee or other evidenc of payment acceptable to the.City Manager; c. A certified copy of the latest recorded deed; and d. A copy of the most recent ad valorem tax bill. 3. Within ninety (90) days from the date of receipt of a petition for refund, the Cit Manager, will advise the petitioner and the City Council of the status of the fe requested for refund. For the purposes of this section, fees collected shall b deemed to be spent on the basis of the first fee in shall be the first fee out. I other words, the first money placed in a special revenue fund shall be the firs money taken out of that account when withdrawals have been made. 4. When the money requested for refund is still in a special revenue fund and has no been expended by the end of eight (8) years from the date the fees were paid pursuant to this section, the unexpended fees shall be refunded with interest at rate equal to the eight (8) year average annual rate earned by the City in the Loca Government Surplus Funds Trust Fund administered by the Florida State Board o Administration. Interest on the unexpended amount remaining in the specia revenue fund, shall be calculated from the date the fees were collected to the en of the eight(8) year period. B. The fees collected pursuant to this ordinance shall be returned to the present owner if th development activity generating new traffic is canceled due to noncommencement o construction before the funds have been encumbered and expended pursuant to the term of this ordinance. For purposes of this Section, noncommencement means either notic to the City of intent not to commence development or the date of expiration of a buildin permit. Refunds shall be made in accordance with the Subsection A above provided th then present owner petitions the City Council for the refund within ninety (90) days from the date of non-commencement. However, an administrative process fee of Fiv Hundred Dollars ($500.00) or fifteen percent (15%) of the applicable transportation impact fee, whichever is less, shall be retained by the City. ECTION 19. CONFLICT. o the extent of any conflict between any other city ordinances or the Transportation Impact Fee pdate Study Summary Report and this ordinance, this ordinance shall be deemed to b c ntrolling. ECTION 20. EFFECT ON OTHER REGULATIONS, DEVELOPMENT ORDERS,AND EVELOPMENT APPROVALS. A. Effect of payment of transportation impact fees on other applicable -City_ land development regulations: 1. The payment of transportation impact fees shall not entitle a person to'a building permit, site development permit, certificate of occupancy, or a f nalinspection-as such other requirements, .standards, and conditions -are independent of the requirements for payment of a transportation impact fee. 2. Neither these procedures nor this ordinance shall affect, in any manner, the permissible use of property, density/intensity of development, design and improvement standards or other applicable standards orquirements of the City of Zephyrhills Comprehensive Plan, the City's Land Development Code, and the City of Zephyrhills Code of Ordinances which shall be operative and remain in full force and effect without limitation. _. B. The adoption of this ordinance shall not invalidate the provisions of any development 15 Th OR BK 78265 PG 3 1'5 16 of 20 order or development approval requiring the developer to contribute right-of-way, design or construct transportation facilities, or contribute monies toward transportation facilities, as a part of the development approval process, unless the development order or development approval is specifically amended or modified by the City Council. The donation of right-of--way, the design or construction of transportation facilities, or the contribution of monies toward transportation facilities, or the recording of a plat or other development approval prior to the adoption date of this ordinance shall not be creditable nor shall it be exempt or vest any person or property from the provisions of this ordinance (unless such person or property is exempt pursuant to the terms of this ordinance or unless expressly required by a prior development approval or development agreement with the City). SECTION 21. PROVISIONS,INCLUSION IN CODE, SEVERABILITY. A. The provisions of his ordinance shall be liberally construed to effectively carry out its purpose in the inter st of public health, safety, welfare and convenience. B. It is declared to be the intent of the City Council of the City of Zephyrhills Florida, that if any section, subsection, sentence, clause or provision of this ordinance shall be declared invalid by a court of competent jurisdiction, the remainder of this ordinance shall be construed as not having contained said section, subsection, sentence, clause or provision, and shall not be affected by such holding. C. Any certificate of occupancy for new development for which the fee required under this ordinance has not been paid shall be void. D. Procedures for preparation of an independent transportation impact fee study and other procedures for implementation of this Ordinance shall be set forth using generally accepted transportation engineering principles. SECTION 22. REPEALER. All ordinances or parts of ordinances in conflict herewith be and thee same are hereby repealed. SECTION 23. CODIFICATION. The provisions of this Ordinance shall be codified as and become part of the Code of Ordinances, City of IZephyrhills. The sections of this Ordinance may be re-numbered or re-lettered to accomplish such intention and the word"Ordinance", or similar words, may be changed to "Section", "Article" or other appropriate word. SECTION 24. EFFECTIVE DATE. This ordinancesall become effective immediately upon passage on the second reading and signing by tlt or: The faregoOrdmaiYce-No. 1003-08 was read and passed on the first reading in an open and regular ntlg of the.City Council of the City of Zephyrhills, Florida, on this 25th day of Februar ;- 08:, Attefsf• ' °E - _ �� L1? ii " 'Lmd I. Boars;.City Clerk Kenneth V. Compton, Coun it President The foregoing Ordi nce No. 1003-08 was read andpassed on the second reading, following a • �. g� public hea i�ng Tl' n,pen sand regular meeting of the City Council of the City of Zephyrhills, Florida,`on,this 28thd'day óf 2008. Attetst`' Lin ^D.J'han Cit .Clerk Daniel W. Burgess, Jr., ci si ent O 16 OR BK 7826 PG 316 17 of 20 P e foregoing Ordinance No. 1003-08 was approved by me this 28th day of April, 2008. W. Cliff D fie, a or Approved as to legal fo nd legal content I ________ eph A. Poblick, City Attorney 17 EXHIBIT �� �� City of Zephyrhills °° " 7826 ;a 317 Community Redevelopment Area\ O BRJDGEA _ N a > j c r t —�- o�dm.nit, reae,ebP Appendix. 1 , OR BK 7826 PG 318 19 of 20 TABLE 1 ZEPHYRHILLS TRANSPORATION IMPACT FEE RATE SCHEDULE Existing Zephyrhills Proposed 2008 Zephyrhill Fee Schedule Fee Schedule Land Use ITE Impact ITE Impact Coe Land Use Description Unit Fee Unit Fee Industrial 110 General Light Industrial 1,000 SF $ 1,145 1,000 SF $ 1,496 1 0 Manufacturing 1,000 SF $ 627 1,000 SF $ 820 1 0 Warehousing 1,000 SF $ 814 1,000 SF $ 1,05 1 1 Mini-Warehouse 1,000 SF $ 411 1,000 SF $ 4 1 Residential 210 Single Family Residential less than 1,500 sq.ft.and annual Dwelling Unit $ 1,588 Dwelling Unit $ 2,8'9 household income less than 80%of the State Housing Initiative Partnership(SHIP)definition 2 0 Single Family Residential 0 to 1,500 sq.ft. Dwelling Unit $ 1,588 Dwelling Unit $ 3,6 2 2 0 Single Family Residential 1,501 to 2,499 sq.ft. Dwelling Unit $ 1,588 Dwelling Unit $ 3,6 2 2 0 Single Family Residential 2,500 to sq.ft.or greater Dwelling Unit $ 1,588 Dwelling Unit $ 3,632 NA "Low Income"SHIP Defined Multi-Family Dwelling Unit $ 1,100 Dwelling Unit $ 2,124 220/II 221 Multi-Family Residential(Apartment) Dwelling Unit $ 1,100 Dwelling Unit $ 3,727 230/231 Low-Rise Condominium/Townhome Dwelling Unit $ 973 Dwelling Unit .$ 3,4$0 240 Mobile Home Park Dwelling Unit $ 798 Dwelling Unit $ 2,20 250 252 Age Restricted Multi-Family Dwelling Unit $ 448 Dwelling Unit $ 1,67 2521253 Congregate Care Facility(Attached) Dwelling Unit $ 353 Dwelling Unit $ 57 Lodging/Recreational 3 0 Hotel Rooms $ 1,351 Rooms $ 1,4 4 3 0 Motel Rooms $ 1,496 Rooms $ 1,4 6 4 6 Recreational Vehicle Park Camp Sites $ 647 RV Spaces $ 8 3 Medical 610 Hospital Beds $ 1,933 1,000 SF* $ 8,31 610 Nursing Home ** ** Beds $ 545 Office 710A General Office Building 50,000 sq.ft.or less 1,000 SF $ 1,808*** 1,000 SF $ 2,2¢8 71i)A General Office Building 50,001 to 100,000 sq.ft. 1,000 SF $ 1,808*** 1,000 SF $ 1,808 71 A General Office Building 100,001 to 200,000 sq.ft. 1,000 SF $ 1,808*** 1,000 SF $ 1,808 71 A General Office Building 200,001 to 400,000 sq.ft. 1,000 SF $ 1,808*** 1,000 SF $ 1,8 8 71 A General Office Building greater than 400,000 sq.ft. 1,000 SF $ 1,808*** 1,000 SF , $ 1,8 8 7 0 Medical-Dental Office Building 1,000 SF $ 5,933 1,000 SF $ 5,9 3 Retail/Services 8 4 Specialty Retail 1,000 SF $ 2,119 1,000 SF $ 5,3Q9 82 ^^ Shopping Center under 50,000 sq.ft. 1,000 SF Varies*** 1,000 SF $ 5,2 5 82 ^^ Shopping Center 50,001 to 200,000 sq.ft. 1,000 SF Varies**** 1,000 SF $ 4,2 1 82 ^^ Shopping Center 200,001 to 400,000 sq.ft. 1,000 SF Varies**** 1,000 SF $ 4,08 82 ^^ Shopping Center 400,001 to 600,000 sq.ft. 1,000 SF Varies**** 1,000 SF $ 3,94 82 AA Shopping Center 600,001 to 800,000 sq.ft. 1,000 SF Varies**** 1,000 SF $ 3,745 82 AA Shopping Center greater than 800,000 sq.ft. 1,000 SF Varies**** 1,000 SF $ 3,621 8 1 Pharmacy Drug Store w/Drive Thru 1,000 SF $ 3,549 1,000 SF $ 3,549 9 2 Bank/Savings&Loan 1,000 SF $ 11,097 1,000 SF $ 17,59 831 931 Quality Resturant 1,000 SF $ 3;977 1,000 SF $ 9,6 1 832 932 Sit-Down Resturant(High-Turnover) 1,000 SF $ 5,865 1,000 SF $ 13,3 4' 834 934 Fast-Food/Drive-Through Window 1,000 SF $ 7,833 1,000 SF $ 26,9 4 846 944 Service Station Fuel Pos. $ 2,124 Fuel Pos. $ 3,1 9 Notes: XXX/YYY=Existing Land Use Code/Proposed Land Use Code. ITE unit updated from Beds to 1000 SF to reflect units used in the current Pasco County Transportation Impact Fee Ordinance. LUC 620 does not exist in the existing City of Zephyrhills Transportation Impact Fee Ordinance. Existing Ordinance lists a single trip generation rate based fee for all general office building uses independent of building size. Existing Ordinance lists a single fee that"varies"for all shopping center uses. A Land use code LUC 710 updated from one single code to a range of codes with trip generation rates based on building size. ,A Land use code LUC 820 updated from one single code to a range based of codes with trip generation rates based on building size. TABLE 4 GRADtJATEDTRANSPORTATIONIMPAC-T--FEE-RAT-E-SCHEDULE OPTION 3A: MATCHING PASCO COUNTY'S 2012 IMPACT FEE PROCEDURES BY 2014,STARTING AT 40%OF PASCO COUNTY'S 2012 IMPACT FEE Recommended Zephyrhllls Graduated Fee Schedule 2007 Pasco County Adopted Graduated Fee Schedule (Based upon Pasco County Impact Fee Formula and Zephyrhllls Variables) Land Use Formula Fiscal Fiscal Fiscal Fiscal Fiscal Formula Year Year Year Year Year Year Year Code Land Use Description Impact Fee Year2008 Year2009 Year2010 Year2011 Year2012 Impact Fee 2008 2009 2010 2011 2012 2013 2014 Industrial n us aIndustrial 110 General Light Industrial $ 5,469 $ 2,956 $ 3,151 $ 3,359 $ 3,581 $ 3,817 $ 5,359 $ 1,496 $ 1,870 $ 2,244 $ 2,618 $ 2,992 $ 3,366 $ 3,740 140 Manufacturing $ 2,998 $ 1,620 $ 1,727 $ 1,841 $ 1,963 $ 2,092 $ 2,937 $ 820 $ 1,025 $ 1,230 $ 1,435 $ 1,640 $ 1,845 $ 2,050 150 Warehousing $ 3,892 $ 2,104 $ 2,243 $ 2,391 $ 2,549 $ 2,717 $ 3,814 $ 1,065 $ 1,331 $ 1,597 $ 1,863 $ 2,130 $ 2.396 $ 2,662 151 Mini-Warehouse $ 1,176 $ 631 $ 673 $ 717 $ 764 $ 815 $ 1,152 $ 411 $ 411 $ 479 $ 559 $ 639 $ 718 $ 798 Residential Residential Residential 210 Single Family Residential less than 1,500 sq.ft.and annual $ 5,024 $ 5,444 $ 5,886 $ 6,357 $ 6,859 $ 7,395 $ 4,923 $ 2,899 $ 3,623 $ 4,348 $ 5,073 $ 5,797 $ 6,522 $ 7,247 household income less than 80%of the State Housing Initiative Partnership(SHIP)definition 210 Single Family Residential 0 to 1,500 sq.ft. $ 6,300 $ 6,820 $ 7,375 $ 7,966 $ 8,596 $ 9,267 $ 6,174 $ 3,632 $ 4,540 $ 5,449 $ 6,357 $ 7,265 $ 8,173 $ 9,081 210 Single Family Residential 1,501 to 2,499 sq.ft. $ 8,807 $ 9,528 $ 10,302 $ 11,128 $ 12,009 $ 12,948 $ 8,630 $ 3.632 $ 4,540 $ 5,449 $ 6,357 $ 7,265 $ 8,173 $ 9,081 210 Single Family Residential 2,500 to sq.ft.or greater $ 9,747 $ 10,556 $ 11,413 $ 12,327 $ 13,302 $ 14,341 $ 9,551 $ 3,632 $ 4,540 $ 5,449 $ 6,357 $ 7,265 $ 8,173 $ 9,081 N/A Low Income"SHIP Defined Multi-Family $ 3,681 $ 3,987 $ 4,312 $ 4,658 $ 5,027 $ 5,420 $ 3,607 $ 2,124 $ 2,655 $ 3,187 $ 3,718 $ 4,249 $ 4,780 $ 5,311 221 Multi-Family Residential(Apartment) $ 6,460 $ 6,995 $ 7,564 $ 8,171 $ 8,818 $ 9,508 $ 6,330 $ 3,727 $ 4,658 $ 5,590 $ 6,522 $ 7,453 $ 8,385 $ 9,317 231 Low-Rise CondominiumlTownhome $ 6,034 $ 6,536 $ 7,066 $ 7,632 $ 8,236 $ 8,879 $ 5,912 $ 3,480 $ 4,350 $ 5,220 $ 6,091 $ 6,961 $ 7,831 $ 8,701 240 Mobile Home Park $ 3,930 $ 4,256 $ 4,604 $ 4,975 $ 5,370 $ 5,791 $ 3,851 $ 2,270 $ 2,837 $ 3,404 $ 3,972 $ 4,539 $ 5,107 $ 5,674 252 Age Restricted Multi-Family $ 2,866 $ 3,109 $ 3,362 $ 3,633 $ 3,921 $ 4,228 $ 2,808 $ 1,657 $ 2,071 $ 2,486 .$ 2,900 $ 3,314 $ 3,728 $ 4,143 253 Congregate Care Facility(Attached) $ 910 $ 987 $ 1,068 $ 1,154 $ 1,246 $ 1,345 $ 892 $ 527 $ 659 $ 791 $ 922 $ 1,054 $ 1,186 $ 1,318 LodelnalRecreatlonal LodgtnglRecreational LodgtnglRecreatlonat 310 Hotel $ 4,761 $ 2,952 $ 3,147 $ 3,354 $ 3,576 $ 3,812 $ 4,665 $ 1,494 $ 1,868 $ 2,241 $ 2,615 $ 2,988 $ 3,362 $ 3,735 320 Motel $ 3,408 $ 1,575 $ 1,679 $ 1,790 $ 1,908 $ 2,034 $ 3,340 $ 1,496 $ 1,496 $ 1,496 $ 1,496 $ 1,594 $ 1,794 $ 1,993 416 Recreational Vehicle Park $ 3,517 $ 1,726 $ 1,840 $ 1,961 $ 2,091 $ 2,228 $ 3,446 $ 873 $ 1,092 $ 1,310 $ 1,528 $ 1,746 $ 1,965 $ 2,183 Medical Medical Medical 610 Hospital $ 14,532 $ 15,732 $ 17,013 $ 18,377 $ 19,832 $ 21,383 $ 14,239 $ 8,381 $ 10,477 $ 12,572 $ 14,667 $ 16,763 $ 16,858 $ 20,953 620 Nursing Home $ 939 $ 1,018 $ 1,102 $ 1,193 $ 1,289 $ 1,392 $ 919 $ 545 $ 682 $ 818 $ 954 $ 1,091 $ 1,227 $ 1,363 Office Office Office 710" General Office Building 50,000 sq.ft.or less $ 12,515 $ 4,482 $ 4,778 $ 5,093 $ 5,430 $ 5,788 $ 12,262 $ 2,268 $ 2,836 $ 3,403 $ 3,970 $ 4,537 $ 5,104 $ 5,671 710" General Office Building 50,001 to 100,000 sq.ft. $ 11,395 $ 3,474 $ 3,703 $ 3,947 $ 4,208 $ 4,486 $ 11,165 $ 1,808 $ 2,198 $ 2,637 $ 3,077 $ 3,516 $ 3,956 $ 4,395 710" General Office Building 100,001 to 200,000 sq.ft. $ 9,716 $ 2,957 $ 3,153 $ 3,361 $ 3,583 $ 3,819 $ 9,520 $ 1,808 $ 1,871 $ 2,245 $ 2,619 $ 2,994 $ 3,368 $ 3,742 - 710" General Office Building 200,001 to400,000 sq.ft. $ 8,284 $ 2,518 $ 2,684 $ 2,862 $ 3,050 $ 3,252 $ 8,117 $ 1,808 $ 1,808 $ 1,912 $ 2,230 $ 2,549 $ 2,868 $ 3,186 710" General Office Building greater than 400,000 sq.ft. $ 7,061 $ 2.144 $ 2,285 $ 2,436 $ 2,597 $ 2,768 $ 6,918 $ 1,808 $ 1,808 $ 1,808 $ 1,898 $ 2,170 $ 2,441 $ 2,712 720 Medical-Dental Office Building $ 29,475 $ 8,299 $ 8,847 $ 9,431 $ 10,054 $ 10,717 $ 28,881 $ 5,933 $ 5,933 $ 6,301 $ 7.351 $ 8,401 $ 9,451 $ 10,501 Retail/Services RetaltIServices RetatllSer es 814 Specialty Retail $ 23,873 $ 10,492 $ 11,184 $ 11,922 $ 12,709 $ 13,548 $ 23,385 $ 5,309 $ 6,636 $ 7,963 $ 9,290 $ 10,617 $ 11,944 $ 13,271 820"" Shopping Center under 50,000 sq.ft. $ 11,168 $ 10,412 $ 11,099 $ 11,831 $ 12,612 $ 13,445 $ 10,933 $ 5,265 $ 6,581 $ 7,897 $ 9,213 $ 10,529 $ 11,845 $ 13,162 820"" Shopping Center 50,001 to 200,000 sq.ft. $ 10,895 $ 8,328 $ 8,877 $ 9,463 $ 10,088 $ 10,753 $ 10,667 $ 4,211 $ 5,264 $ 6,317 $ 7,369 $ 8,422 $ 9,475 $ 10,528 820"" Shopping Center 200,001 10 400,000 sq.ft. $ 10,442 $ 7,964 $ 8,490 $ 9,050 $ 9,647 $ 10,284 $ 10,225 $ 4,028 $ 5,035 $ 6,042 $ 7,049 $ 8,056 $ 9,063 $ 10,070 820"" Shopping Center 400,001 to 600,000 sq.ft. $ 10,922 $ 7,719 $ 8,228 $ 8,771 $ 9,350 $ 9,967 $ 10,696 $ 3,904 $ 4,881 $ 5,857 $ 6,833 $ 7,809 $ 8,785 $ 9,761 820"" Shopping Center 600,001 to 800,000 sq.ft. $ 11,488 $ 7,403 $ 7,892 $ 8,413 $ 8,968 $ 9,560 $ 11,252 $ 3.745 $ 4,682 $ 5,618 $ 6,555 $ 7,491 $ 8,427 $ 9,364 820" Shopping Center greater than 800,000 sq.It. $ 12,500 $ 7,156 $ 7,628 $ 8,132 $ 8,669 $ 9,241 $ 12,245 $ 3,621 $ 4,526 $ 5,431 $ 6,337 S 7,242 $ 8,147 $ 9,052 850 Supermarket $ 19,721 $ 7,683 $ 8,190 $ 8,730 $ 9,306 $ 9,921 $ 19,310 $ 5,634 $ 5,634 $ 5,829 $ 6.800 $ 7,771 $ 8,743 $ 9,714 881 Pharmacy Drug Store w/Drive Thru $ 10,703 $ 5,195 $ 5,537 $ 5,903 $ 6,293 $ 6,708 $ 10,480 $ 3,549 $ 3,549 $ 3,941 $ 4,598 $ 5,255 $ 5,911 $ 6,568 912 Bank/Savings&Loan $ 52,965 $ 34,752 $ 37,045 $ 39,490 $ 42,097 $ 44,875 $ 51,871 $ 17,579 $ 21,974 $ 26,369 $ 30,763 $ 35,158 $ 39,553 $ 43,948 931 Quality Resturant $ 35,874 $ 19,016 $ 20,271 $ 21,609 $ 23,036 $ 24,556 $ 35,139 $ 9,621 $ 12,027 $ 14,432 $ 16,837 $ 19,242 $ 21,648 $ 24,053 932 Sit-Down Resturant(High-Turnover) $ 50,899 $ 26,452 $ 28,198 $ 30,059 $ 32,042 $ 34,157 $ 49,860 $ 13,384 $ 16,730 $ 20,076 $ 23,422 $ 26,768 $ 30,114 $ 33,460 934 Fast-Food/Drive-Through Window $ 145,374 $ 53,258 $ 56,773 $ 60,521 $ 64,515 $ 68,773 $ 142,387 $ 26,944 $ 33,680 $ 40,416 $ 47,152 $ 53,888 $ 60,624 $ 67,360 944 Service Station $ 11,883 $ 6,306 $ 6,723 $ 7,166 $ 7,639 $ 8,144 $ 11,633 $ 3,189 $ 3,987 $ 4,784 $ 5,581 $ 6,379 $ 7,176 $ 7,973 Notes: XXX IYYY=Zephyrhills Land Use Code/Pasco County Land Use Code "Land use code LUC 710 updated from one single code to a range of codes with trip generation rates based on building size. ""Landusecode{-1G&20opdaledfrom-enesinglecode-to a-rangaofradeswit tripgeneration-rates-based onbuilding-siz^ 0Z 30 0Z 61C Jd 9Z9L Ala a0