HomeMy WebLinkAboutReso 2017-113 - Impact Fees RESOLUTION NO.2017-113
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
RESCINDING RESOLUTION NO. 2013-103 AND ADOPTING AMENDED
ADMINISTRATIVE GUIDELINES FOR THE CALCULATION AND
DETERMINATION OF DEVELOPMENT IMPACT FEES PURSUANT TO
CHAPTER 16.20 OF THE REDDING MUNICIPAL CODE
WHEREAS, on December 5, 2017, the City Council introduced Ordinance No. 2581 establishing
amendments to Chapter 16.20 of the Redding Municipal Code and adopted Resolution No. 2017-112
pertaining to an updated program of development impact fees; and
WHEREAS, Chapter 16.20.140 authorizes the City Council to adopt by resolution any administrative
procedures necessary to carry out the intent of Chapter 16.20;
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Redding hereby adopts
a Resolution rescinding Resolution No. 2013-103 and adopting amended Administrative Guidelines for
the Calculation and Determination of Development Impact Fees as follows:
AUTHORITY OF THIS RESOLUTION: If there is determined to be conflict between this Resolution and
Chapter 16.20 of the Redding Municipal Code,the Redding Municipal Code shall prevail.
STAFF AUTHORITY: In this Resolution, "Director" shall be the Director designated by the City Manager
to carry out the administration of Chapter 16.20 as detailed below.
1. GENERAL
a. Administrative Authority. It will be the responsibility of Public Works and Development
Services staff to administer these guidelines. The Directors, as assigned by the City Manager and
defined in Chapter 16.20, are responsible for the various fee programs, including final
determination of the fees as applied to each development. Protest procedures are provided below.
b. Development Types Subject to Fee. All development creating an impact on City facilities will
be subject to Chapter 16.20 and these fee guidelines. Government and public uses shall pay all
impact fees not otherwise exempted or superseded by state or federal law.
c. Definitions.
Accessory Dwelling Unit (ADU). An ADU is a secondary dwelling unit that is either detached
from or attached to a primary dwelling and meets all provisions in Chapter 18.43.140 of the
Redding Municipal Code.
Commercial Mixed Use Development. A development that is planned, developed, and
managed as a single property that contains three or fewer business establishments and two or
more land use types, either within a single building or multiple buildings.
Commercial/Residential Mixed Use Development. A development that is planned, developed,
and predominantly managed as a single property that contains both residential and nonresidential
uses,either in separate buildings or within the same building.
Downtown Specific Plan Area. The geographic boundaries of the Downtown Redding Specific
Plan in effect at the time of project application.
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 2
Retail Commercial Center. A group of four or more business establishments, either in a single
building or multiple buildings (with or without one or more typical "anchor" stores),on a site that
is planned, developed, and predominantly managed as a single property. A Retail Commercial
Center may consist entirely of retail establishments or may contain a mix of retail and other
commercial/office establishments,but not exclusively office uses.
2. IMPACT FEE CATEGORIES AND DETERMINATION OF FEES
The intent of his section is to supplement Chapter 16.20 by providing additional direction in
calculating and determining impact fees.
a. TRAFFIC IMPACT FEES FOR NEW DEVELOPMENT
Chapter 16.20 establishes the base fee schedule for the Citywide Transportation Development
Impact Fee Program, North Redding Traffic Benefit District Impact Fee Zone, and the Dana
Drive Traffic Impact Fee. The base unit for the programs is a dwelling unit equivalent (DUE),
which is equivalent to the afternoon peak hour traffic impact, taking into consideration trip rate,
pass-by rate, and average trip length. The determination of the fees for commercial, office, and
industrial will be made by the Public Works Director utilizing industry standard Institute of
Traffic Engineers (ITE) afternoon peak hour trip and pass-by rates and Shasta Regional Demand
Model average trip lengths for the specific development proposed. Table 1 (Attachment A) has
been developed using these sources and includes the various uses and related DUE rates that will
be used to determine a particular project's DUE impact and related fee. In cases where a
proposed use is not identified in Table 1, the Public Works Director will determine, based on
ITE-published rates and/or other appropriate sources,the appropriate use category.
Traffic impact fees for single-use buildings will be based on the rates shown in Table 1 for the
proposed use. Traffic impact fees for developments containing multiple land uses will be
aggregated based on each proposed land use type as shown in Table 1 and/or the process
identified above. However, in recognition that specific uses/tenants are often not known at the
time impact fee payment is due and that uses within multitenant developments change on a
regular basis, the following fee guidelines are established. The Directors of the Public Works and
Development Services Departments shall have the discretion to assign appropriate use categories
and make fee determinations:
i) Retail Commercial Centers.
i. Anchor Tenants (supermarkets, discount stores, furniture stores, drug stores,
department stores, convenience stores, and similar uses) - The rate shown in Table 1
for the identified use(s). If an anchor tenant space does not have an identified use at time
of occupancy or final inspection, whichever occurs later, the fee shall be based on the
Shopping Center rate.
ii. In-line/attached stores-Shopping Center rate for unidentified tenant uses.
iii. Pad sites: Pad sites established for restaurants, drive-through establishments, and other
high traffic-generating uses shall be assessed the rate shown in Table 1 for the identified
uses. Pad sites for unidentified uses shall be assessed at the Shopping Center rate.
iv. Change in Use -A change in use or floor area of one or more in-line/attached stores will
not result in reassessment of traffic impact fees. A change in use of a pad or freestanding
building will not result in assessment of additional fees unless the new use adds a drive-
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 3
through lane(s). Additional fees will be assessed for all expansions of building floor area
within a Retail Commercial Center based on the proposed use of the building.
ii) Commercial Mixed Use Development. Traffic impact fees will be aggregated based on
rates shown in Table 1 for each land use type occupying the building(s). In cases with
multiple uses within the same tenant space(e.g., a coffee shop/restaurant within a bookstore),
the impact fee shall be calculated based on the fee for the primary land use type. However, if
an accessory use(as defined in Redding Municipal Code Section 18.61.020)occupies over 20
percent of the gross floor area of the structure or 2,500 square feet, whichever is smaller, that
use is not considered an accessory use and the fee shall be assessed based on the
disaggregated square footage of the primary and accessory use.
A change in use or floor area of a tenant space or freestanding building will result in
reassessment of traffic impact fees. Additional fees will be assessed for expansions of
building floor area within a Commercial Mixed Use Development.
iii) Commercial/Residential Mixed Use Development. Traffic impact fees will be aggregated
based on the rates shown in Table 1 for each land use type. A change in use or floor area of a
tenant space may result in reassessment of traffic impact fees. Additional fees will be
assessed for expansions of building floor area.
iv) ADU. No additional impact fee will be assessed for the addition of an ADU.
v) Downtown Specific Plan Area Considerations—The downtown specific plan area supports
a high intensity and variety of uses and is a community target for (re) development.
Following is additional direction in calculating traffic fees in the Downtown Specific Plan
area:
i. Fee Calculation - The Downtown Specific Plan Area supports higher residential
densities, commercial intensities, and a greater land use mix than any other area in
Redding. Further, a number of residential neighborhoods are located in close proximity
to the Downtown area. These characteristics result in lower trip-generation rates and
shorter trip lengths, which are reflected in Table 1.
ii. Change in Use-A change in use or floor area of an existing downtown building will not
result in a new traffic fee being assessed.
iii. Downtown Dining — there will be no additional fee for outdoor dining area up to 30
percent of the indoor dining area.
vi) Shell Permit. A shell permit is a building permit to construct a "shell" of a building, with
plans and permits to finish the interior of the building to be furnished at a later date. For shell
permits in Retail Commercial Centers, the impact fee will be calculated as described above.
In other development, the amount of the fee shall be based on the intended use as described
by the developer. If the intended use is not known,the impact fees shall be assessed based on
the generalized zoning of the property and the corresponding rates shown in Table 1 as
follows:
i. Commercial: Shopping Center rate.
ii. Office: General Office Building rate.
iii. Industrial: General Light Industrial rate.
When permits are obtained to complete the interior of the shell, an analysis shall be made to
determine if additional fees shall be paid.
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 4
3. DETERMINATION OF WATER,WASTEWATER,STORM DRAIN,FIRE AND PARKS
Impact fees for water, wastewater, storm drain, fire facilities, park facilities, and the special traffic
benefit districts noted above pertaining to new development, redevelopment, change of use, or
modification of existing structures shall be based on the fee schedules adopted in accordance with
Chapter 16.20. In the case of a change of use in an existing building, the fee shall be based upon the
net increase of the fee for the new use, if any, which shall be calculated by subtracting the current fee
for the previous use from the current fee for the new use. If the building permit valuation for the
change of use does not exceed $10,000, there shall be no requirement to pay an impact fee. This
amount shall be adjusted yearly to reflect any change in the Construction Cost Index in accordance
with the provisions of Section 16.20.050 of the Redding Municipal Code. If a change of use results
in a lesser impact, no additional fee will be required. No additional impact fee will be assessed for
the addition of an ADU.
4. TIMING FOR COLLECTION OF DEVELOPMENT IMPACT FEES
Chapter 16.20.030 provides that fees shall be paid prior to final inspection approval or granting of
occupancy, whichever occurs first. Since the installation of a mobile home or recreational vehicle
(RV) on a new pad does not require a separate building permit, impact fees for new RV and mobile
home parks or expansion of existing RV or mobile home parks must be paid with construction of the
new pads. All impact fees applicable to new construction or expansion of RV and mobile home parks
shall be paid at the time the water connection charge is paid. For expansion of existing parks that do
not require a new water connection, all applicable impact fees shall be paid prior to issuance of a
grading permit.
5. TRANSFERS,CREDITS,DEFERRALS,AND REIMBURSEMENTS
a. Transfers of Impact Fees to a Different Address. Except as provided for below,all impact fees
collected are specific to a parcel and cannot be transferred to another parcel. If building plans are
moved to a different parcel,the fee calculations will be based upon the fee in effect at the time the
building permit is transferred to the new parcel. If impact fees have already been paid, the fee
payer may apply for a refund of fees paid on the original parcel as provided for in Redding
Municipal Code Section 16.20.110.
i. Demolished Structures - In all areas of the City, the removal of existing substandard or
nonconforming structures may be credited toward the fees due for construction of new
structures at other locations within the City. To be eligible, the owner of the units to be
demolished must submit a request for credit to the Development Services Department prior
to demolition of the unit or, where a building has been already been demolished, prior to
issuance of a building permit. The Development Services Department shall review the
information for a determination of eligibility for credit. The City and owners of the
properties shall enter into a transfer credit agreement that will be recorded on all properties
involved. The Development Services Department shall keep records of building credits
that have been approved, including keeping an accounting of building permits that use
those credits. The banking and transfer of fee credits by the Development Services
Department as authorized by this paragraph shall be limited to three years.
b. Credits.Credit will be calculated as follows:
i. Demolished Buildings - All Areas: Section 16.20.060 provides that an exemption from
payment of impact fees shall exist on parcels on which buildings were demolished or
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 5
destroyed. To obtain this exemption, the fee payer must apply for the exemption prior to
the issuance of a building permit for a new building on the same site. The fee payer is
responsible to provide proof of the size and type of use that previously existed on the parcel
and when the demolition or destruction occurred. Suitable records would include building
permit records, Assessor's records, or utility bills combined with photographs. City staff
will search building demolition records to assist in providing supporting documentation.
The burden of proof remains with the fee payer to document eligibility for the exemption.
ii. Private Recreation Facilities Credit. Policy R5C of the General Plan authorizes partial
credit for development of private recreation facilities. Residential projects which
incorporate recreation facilities may apply to the Community Services Department for a
partial credit of the Park and Recreation Facilities Fee. Guidelines for determining the
amount of the credit shall be in accordance with Section 17.42.070 of the Redding
Municipal Code.
c. Deferred Fees. In all areas of the City any commercial, industrial and 5 unit or above residential
development (new, redeveloped, and/or remodeled) are eligible for a 3 year deferral of water,
sewer and traffic impact fees. To be eligible, the building permit applicant must request the
deferral prior to issuance of the building permit. The permittee shall pay 25 percent of the
required fee(s) at the time those fees are normally paid. The remaining 75 percent shall be paid
over a maximum of three years through equal payments. The City and property owner will
memorialize the deferral in a recorded agreement and the deferred fee amount shall be secured
with a surety bondor other financial security in a form acceptable to the City. The installments
shall include an interest charge on the unpaid balance equivalent to the City's annual funds
investment rate of return compounded monthly on the unpaid balance.
d. Reimbursement. An applicant may be eligible for reimbursement for improvements made that
are part of the City's Capital Improvement Program. This reimbursement may incorporate the
applicant's obligation for fee payment in the final reimbursement agreement. Chapter 16.20.090
of the Redding Municipal Code provides conditions and procedures for reimbursement (cash or
credit)for Construction of Facilities.
6. FEE PROTESTS
For both new construction and change of use, building permit applicants who wish to appeal
determinations administered by the Public Works and Development Services Departments, the
following protest procedure shall be followed:
a. Step 1 — Protest to the Development Services Director. The permit applicant shall file a
protest in accordance with the following:
i. Written Protest. The protest must be done in writing and shall include the basis for the
protest. If appealing the methodology and results of the calculation, the permit applicant
shall provide a study as defined below.
ii. Timeframe. The written protest shall be filed within 90 days of imposition of the fee, which
is defined as either the date the City provided the fee as a condition of project approval or
through issuance of a permit. The Director shall issue a determination within 15 working
days of the appeal, unless an appeal to the calculation includes an independent fee
calculation. Should such an appeal to the calculation be made, the determination will be
made within 45 days as noted below.
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 6
iii. Appeal of the Calculation. If the fee payer disagrees with the methodology and result of the
fee calculation, the fee payer has the option to prepare and submit to the Director, together
with a processing fee, an independent fee calculation study for the land development activity
for which a building permit is sought. The study may address one or several of the separate
impact fee categories. The submittal shall include:
(1) Preapplication Meeting. Before beginning an independent fee calculation study, the fee
payer or his representative shall attend a preapplication meeting with the Director and
appropriate staff.
(2) Study Guidelines. The independent fee calculation study shall follow the methodologies
and formats which are agreed upon during the preapplication meeting. The independent
fee study calculation shall be prepared and presented by professionals qualified in their
respective fields, be consistent with the best professional practice, and provide all
necessary supporting documentation and information.
(3) Study Submittal and Fee. The study shall be submitted to the Director, together with a
processing fee for each impact fee studied. The processing fee shall be a deposit with the
City of Redding based on an estimate of the staff time required to review and approve the
proposed study.
(4) Sufficiency Determination. The Director shall review the independent fee calculation
study for sufficiency, methodology, technical accuracy, and findings. The review for
sufficiency shall be completed within 45 days after submission.
(5) Determination of Impact Fee. The final determination of the amount of the impact fee
shall be made by the Director. The fee shall be calculated based on the per unit charge
for that fee in effect at the time the independent fee calculation study is submitted for
review.
(6) Commencing Construction Pending an Appeal. The Building Official will issue the
building permit if the impact fees, as calculated by the City, are paid. Any reduction of
impact fees resulting from an appeal shall be by refund. No interest will be paid on
overpayment.
b. Step 2 - Appeal to the City Council. If the appellant is dissatisfied with the decision of the
Director, the appellant may appeal the decision to the City Council by filing a written request,
together with an appeal fee, to the Development Services Director within 10 days of the
Director's decision. The amount of the appeal fee shall be the same as the processing fee for a
variance. Procedures for the appeal shall be conducted in the same manner as specified for
variances in Title 18 of the Redding Municipal Code.
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 7
I hereby certify that the foregoing resolution was introduced at the regular meeting of the City Council of
the City of Redding on the 5th day of December, 2017,and was duly adopted by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
K STEN SC DER, Mayor
ATTEST: FORM APPROVED:
I alndt
• /
PAMELA MIZE, Cit -Clerk BARRY E. DeWALT, City Attorney
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 8
Attachment A (Table 1) - Traffic Impact Fee Schedule
Page 1 of 2
Impact Rae within
Proportion of Arecae Vehicle Miles OweWr9 Unit Domtown
NA Hoer Trips UM New Tops Tnp Utngth Traveled Equivalent Impact fee Specific Plain
ITE Code Daalptlon CR SW* nt satin ural WlaMtaet rf•Off terl laaMtae
Inalfhlei
110 General light Industrial 0.97 on 1C00 Sr 1.00 8.0 7.76 126 57,285 55.100
120 General Heavylndustri.rl 0.19 on 1003 i 1.00 8.0 1.52 0.25 51,446 51.022
133 Industrial Park 0.85 err trim if 1.00 8.0 6.80 1.11 $6218 54,493
140 Manufacturing 0.73 on 1000 SF 1.00 8.0 5.84 0.95 55.493 53.845
150 Warehousing 0 32 car trim sr 1.00 8.0 2.56 042 52.428 51.700
151 MuniWareho.ne 026 tar tont; 100 8.0 208 0.34 51.966 $1,376
210 Single ramify Detached Housing 1.00 on Du 1.00 6.15 6.15 1.00 55,782 54,047
220 Apartment 0.62 ow Du 1.00 6.0 3.72 0.60 53,469 , 52.428
240 Mob4e Home Park 0.59 on Ou 1.00 6.0 3.54 0.58 $3,354 $2,347
252 Senior Adult Housing.Attached 0.27 err CO 1.00 6.0 1.62 0.26 51,503 51.052
253 Congregate Care Facilty 0.17 on Du 1.00 6.0 1.02 0.17 5983 5684
754 Assisted living 0 22 o.r e.0 1.00 6.0 1.32 0.21 51,214 5850
310 Hotel 060 p.•lac, 1.00 4.0 2.40 0.39 52,255 51.579
320 Motel 0 47 pee..., 1 00 4.0 188 0.31 $1,792 51.255
11801111118011181
411 City Park 1 59pee As 1.00 5.0 795 1.29 57,459 55,221
435 Multipurpose Recreational Facility 3.58 , car 1003 SF 1.00 5.0 17.90 2.91 516.826 $11,778
437 Bowling Alley 1.71 on 1030M 1.00 5.0 8.55 1.39 58,037 55,626
444 Movie Theater with Matinee 3.80 an=Sir 1.00 5.0 19.00 3.09 517,866 $12,506
492 Healh/fitness Club 4.06 ' on MSc 0.39 5.0 7.92 1.29 57,459 $5,221
budbilioad
520 Elementary School 1.21 on=if 1.00 6.0 7.26 L16 $6,823 54,776
530 High School 0.97 ow 1003 if 1.00 6.0 5.82 0.95 55,493 53,845
536 Private School(K-12) 0.65 an 1000 Sr 1.00 6.0 3.87 0.63 $3,643 52.550
540 Junior/Community College 2.54 on 1003 if 1.00 6.0 15.24 2.48 514,339 510.038
550 University/Coeege 1.40 on 1000 if 1.00 6.0 1139 136 57,864 55,504
560 Church 0 55 on 1000 Si 1.00 4.0 2.20 0.36 52.082 51,457
565 day Carr Center 12 34 on moo if 0.39 4.0 19.25 3.13 518,098 512.668
BBatltal
610 Hospital 0.93 o.r IMO Sr 1.00 7.0 6.51 1.06 $6.129 54,290
620 Nursing Home 0 74 on=COSI 1.00 8.0 5.92 0.96 55.551 53286
630 Clinic 3.78 or,WOO Sr 1.00 7.0 26.46 4.30 524.863 517,404
640 Animal Haspltal/Veterinary Civic 4 72 oar=riot sr 1.00 7.0 33.04 5.37 531.049 $21.735
Ornoe
710 General Office Budding 1.49ooir 1.00 6.0 8.94 1.45 58,384 55.869
Medical-Dental720 Medical-Dental Office Building 3.57 .. n=Con 1000 sr 1.00 5.0 17.85 2.90 $16,768 $11,737
730 Government Office B.alr*ng 1.21 , oar 10005; 1.00 4.0 424 0.79 54568 53.197
770 Business Park 1.26 on 10009 1.00 8.0 10.08 1.64 59,482 56,638
NI
812 Building Materlab and Lumber Store 4.49 on 10009 0.74 4.0 13.29 2.16 512,469 58.742
814 Variety Store 6.82 arc tom9 0.66 4.0 18.00 2.93 516,941 $11,859
815 Fre-standing Discount Store 4.98 cal WOO SI 083 4.0 16.53 2.69 515,554 $10,888
816 Hardware/Paint Store 4.84 on 1/03 if 0.74 4.0 14.33 2.33 513,472 59.430
817 Nursery(Garden Center) 6.94 Of,1000 if 0.66 4.0 18.32 2.98 $17,230 $12,061
820 Shopping Center 3.71 o..worst 0.66 4.0 9.79 159 59,193 56,435
826 Specialty Retail Center 2.71 on=cot! 0.64 4.0 6.94 L13 56,534 54.574
841 New Car Sales 2.62 on 1030 SF 1.00 4.0 10.48 1.70 59,829 56,881
843 Automobile Parts Sales 5.9$ or.l000sr 0.57 4.0 13.63 2.22 512.836 58.985
84$ 'Me Store 4.15 on I/300Sr 0.72 4.0 11.95 1.94 511.217 $7,852
850 Supermarket 9.48 ter=300Sr 0.64 3.0 18.20 2.96 517,115 $11,980
652 Convenience Market(Open 15-16 Hours( 34.57 on woo sr 0.44 3.0 4S.63 7.42 542.902 $30,032
854 Discount Supermarket 634 on 10009 0.77 3.0 19.27 3.13 518,098 512.668
857 Discount Club 4.18 err woo 5t 0.77 3.0 9.66 137 59,078 $6,354
861 Sporting Goods Superstore 124 on 10039 0.66 4.0 4.86 0.79 $4.568 53.197
862 Home Improvement Superstore 2.33 on=Os, 0.52 4.0 4.85 0.79 54568 53.197
863 Electronics Superstore 4.50 on MOO Si 060 4.0 10.80 1.76 510,176 57,123
875 Department Store 1.87 on w309 0.66 4.0 4.94 020 54,626 53,238
876 Apparel Store 323 err IOW 0.66 4.0 10.11 1.64 59,482 56236
8110 Pharmacy/erugstore w/o Orive-Tbru 8.40 on itito Sr 0.47 4.0 15.79 257 514,860 $10.402
881 Pharmacy/Drugstore w/Dee a-Tru 9.91 on WOO Sr 0.51 4.0 20.22 3.29 519.023 513,316
890 furniture Store 0.45 err=moss 0.47 4.0 025 0.14 5809 $567
Administrative Guidelines for the Calculation and Determination of Development Impact Fees
Page 9
Attachment A (Table 1) - Traffic Impact Fee Schedule
Page 2 of 2
Impact fee wenn
Proportion of /Wrap Vehrsie Miles OweWr4 UM Downtown
Pak None Tops Unca N. Trips Tnp Length Trarded EQuvaknt Impact Fee Speofsc Plan
fTE Code Description in e... gig SOW WI MAN s so or ion In Fur w
SWAYS
911 Walk in Bank 12.13 an IOW Ss 0.49 4.0 23.70 3.85 522,261 515,582
912 Drive in Bank 24.30 on IMO Si 0.53 4.0 51.51 8.38 541453 533,917
918 Rs0 Salon 1.45 s.r tamsi 0.66 4.0 3.83 0.62 53,585 52,509
925 Netting Place 11.34 en 1000 SC 0.56 3.0 19.05 3.10 517,924 512.547
931 Quality Restaurant 7.49 an 1000 SF 0.56 5.0 20.97 3.41 519.717 513,802
932 KO-Turnover)Sit-Down)Restaurant 9.85 on WOO St 0.57 5.0 28.07 4.56 526.366 518.456
932D Nigh-Turnover Restaurant w/Drive Thru 11.33 ow MX Si 0.62 5.0 35-04 5.70 532.957 523,070
933 Fast-Food Restaurant w/o Dtive-Tlwu I6.15 on t000 SF 0.37 4.0 38.56 6.27 536.253 525.377
934 fate Food Restaurant w/Oche-T eu 32.65 Mr 1000 Si 0.40 4.0 52.24 8,49 549,089 534,362
936 Coiee/Donut Shop w/o Drive-Thru 40.75 ar Wen u 0.37 4.0 60.09 9.77 556.490 539,543
937 Coffee/Donut Shop w/Derive-Tlsra 42.80 on fpm Si 0.40 4.0 68.48 11.13 564,354 545.048
941 Quick lubrication Vehicle Shop 5.19 on sen Por 0.57 4.0 11.83 1.92 511,101 57.771
942 Automobile Care Center 3.11 on=ow 0.56 4.0 6.97 1.13 56.534 54,574
944 Gasoline/Service Station 13.87 o.r s.,er Po. 0.58 3.0 24.13 3.92 $22.665 515,866
945 Gas Station w/Con Market 13.51 ow fuer roc 0.44 3.0 17.83 2.90 __ 516,768 511,737
946 Gas Sleben w/Con Market b Wash 13.86 ow Rai Pot 0.44 3.0 18.30 2.97 517,173 512,021
947 Self-SentoeCar Wash 5.54 P••Stan 0.58 3.0 9.61 157 59.078 56.354
948 ,Automated Car Wash 14.12 PH 1040ts 038 3.0 2437 3.99 523.070 516,149
(Sc,..Use latest Eamon ITE PM Peak Hose of Mlaoere Street Traffic Rads tar other Land Uses not Referenced Above
smpact Fee• Ours per Una a Fa per Welt ion**Out($58181 where
Olins per Una•VMT Rud mei/VMT(Some panes.where
NWT•MI Peek Nr Tnps per Una a Proportion of New Trips•Average Trp tanpds
Downtown. 10 percent fee reduction for all land saes within the Oownlown Specific Plan Arta