HomeMy WebLinkAboutReso 2013-103 - Development Impact Fee
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RESOLUTION NO. 2013-103
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDDING
RESCINDING RESOLUTION NO. 2008-37 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 August 20, 2013, the City Council adopted Ordinance No. 2500 establishing revisions to
Chapter 16.20 of the Redding Municipal Code pertaining to a revised 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. 2008-37 and adopting amended Administrative Guidelines for the
calculation and determination of Development Impact Fees to become effective on January 1, 2014, as
follows:
AUTHORITY OF THIS RESOIl.UTION: 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. 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impact fees not otherwise exempted or superseded by state or federal law .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.
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.
CommerciallResidential 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.
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Downtown Specific Plan. The geographic area consisting of the Central Business District,
Uptown Business District, and Southern Gateway District as identified in the Downtown Redding
Specific Plan and the City of Redding Zoning Map.
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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
comin~rciaVoffice establishments, but not exclusively office uses.
2. IMPACT FEE CATEGORIES AND FEE BASIS
The intent. of this section is to supplement Chapter 16.20 by providing additional direction m
calculating and determining impact fees.
a. Water; Wastewater, Storm Drain, Fire and Parks, North Redding Traffic Benefit District,
Churn Creek Road Traffic Impact Fee Zone, and Dana Drive Traffic Impact Fees. Chapter
16.20 includes a fee schedule for each of the City's impact fees and related requirements for
calculation of fees.
b. Traffic Impact Fees. 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 I (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 .
3. DETERMINATION OF TRAFFIC IMPACT FEES FOR NEW DEVELOPMENT
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 multi tenant 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:
a. Retail Commercial Centers.
1. 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 [mal
inspection, whichever occurs later, the fee shall be based on the Shopping Center rate.
11. In-line/attached stores: Shopping Center rate for unidentified tenant uses.
111. 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.
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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-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.
b. 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.
c. CommerciallResidential 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.
d. Downtown Specific Plan. 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 can result in lower trip-generation rates and shorter trip lengths, which
should be reflected in the required traffic impact fees. Given the unique nature of the Downtown
area, traffic impact fees for new development shall be assessed at 85 percent of the rate shown in
Table 1 for the use or combination of uses. A change in use or floor area of a tenant space will
result in a new traffic 'fee being assessed unless the space is also classified as being located in a
Retail Commercial Center as defined above. Fee credit for the existing use will be based on the
rate that was in effect on December 31, 2013, for buildings that were in existence prior to that
date. Additional fees will be assessed for expansions of building floor area.
e. 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:
1. Commercial: Shopping Center rate.
11. Office: General Office Building rate.
111. 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.
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4. DETERMINATION OF OTHER IMPACT FEES
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 schedules contained in Chapter 16.20. In the
case ofa 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
5. 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 R V or mobile home parks must be paid with construction of the
new pads. All impact fees applicable to new construction or expansion ofRV 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.
6. 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.
1. InfiIl Housing. In the areas identified below and depicted on Exhibit 1, the removal of
existing substandard or nonconforming housing units may be credited toward the fees due
for construction of new residential units at other locations within the plan area. To be
eligible, the owner of the units to be demolished must submit a request for credit to the
Development Services Department prior to demol(tion 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 and shall keep records of housing unit 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.
(1) Downtown Specific Plan Area.
(2) Parkview Neighborhood Revitalization Plan Area.
(3) Martin Luther King Neighborhood Revitalization Area.
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11. Catastrophic Event. The transfer of traffic impact fee (TIP) credits from one property to
another property within the corporate limits of Redding maybe permitted in circumstances
and conditions described below, subject to the approval of the City Council and compliance
with all otherrelevant provisions of these Guidelines:
(1) The business or facility from which the credits are' transferred is destroyed by a
catastrophic event, such as a fire, earthquake, flood, or other disaster, and the facility to
which the ,credits are transferred will replace the destroyed or damaged facility.
(2) The transfer of TIP credits will support the achievement of community and economic
development goals of the City of Redding as set forth in the 2000-2020 Redding General
Plan.
(3) Upon completion of the transfer, future development on the property from which the
credits are transferred will be subject to the traffic impact fee in effect at the time a
building permit is submitted for development on the property.
b. Credits.
1. 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
destroyed on or after January 1,2000. 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.
11. Demolished Buildings: Planned Areas. In areas detailed in 6.a.i and shown on Exhibit 1,
a credit and transfer may be granted on parcels on which buildings were demolisheq or
destroyed on or after January 1, 2000. All other credit and transfer provisions provided
above apply to this section.
111. 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 the areas identified in 6.a.i above and shown on Exhibit 1, the redevelopment
or remodeling of existing properties which results in an increase in infrastructure service demand
and the payment of development impact fees may be eligible for deferral of portions of traffic,
water, and sewer impact fees. To be eligible, the building permit applicant must request the
deferral prior to issuance of the building permit, which requires the payment of the relevant fee.
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 permittee shall secure the deferred fee amount with a surety bond, irrevocable letter of credit,
or other financial security. in a form acceptable to the City. The installments shall include an
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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.
7. FEE PROTESTS
For both new construction and change of use, building permit applicants who wish to appeal
determinations 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.
11.' 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.
111. 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.
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(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.
I hereby certify that the foregoing resolution was introduced and read at the regular meeting of the City
Council of the City of Redding on the 3rd day of December, 2013, and was duly adopted by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN :
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COPNCIL MEMBERS:
Cadd, Jones, McArthur, Sullivan & Bosetti
None
None
None
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CK BOSETTI, Mayor
ATTEST:
FORM APPROVED:
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RICHARD A. DUVERNAY~<?ity Attorney
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Exhibit 1
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Table 1
Citywide Transportation Impact Fee
City of Redding
Department of Public Works
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110 General light Industrial 0.97 per 1000 SF 1.00 8.0 7.76 1.26 $7,209
120 General Heavy Industrial 0.19 per 1000 SF 1.00 8.0 1.52 0.25 $1,412
130 Industrial Park 0.85 per 1000 SF 1.00 8.0 680 1.11 $6,317
140 Manufacturing 0.73 per 1000 SF 1.00 8.0 5.84 0.95 $5,425
150 Warehousing 0.32 per 1000 Sf= 1.00 8.0 2.56 0.42 $2,378
151 Mini-Warehouse 0.26 per 1000 SF 1.00 8.0 208 0.34 $1,932
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210 Single. Family Detached Housing 1.00 ~rOU 1.00 6.15 6.15 1.00 $5,713
220 Apartment 062 pef DU 1.00 6.0 . 3.72 0.60 $3,456
240 Mobile Home Park 0.59 per DU 1.00 6.0 3.54 0.58 $3.288
252 Senior Adult Housing - Attached 0.27 per ou 1.00 6.0 1.62 026 $1,505
254 Assisted living 0.22 per Bed 1.00 6.0 132 0.21 $1,226
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310 Hotel 0.60 per Room 1.00 4.0 2.40 0.39 $2,229
320 Motel 0.47 per Room 1.00 4.0 1.88 0.31 $1,746
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411 City Park 1.59 per Ac 1.00 5.0 7.95 1.29 $7,385
435 Multipurpose Recreational Facility 3.58 per 1000 SF 1.00 5.0 17.90 2.91 $16,628
437 Bowling Alley 1.71 per 1000 SF 1.00 5.0 8.55 139 $ 7,942
444 Movie Theater with Matinee 3.80 per 1000 SF 1.00 5.0 19.00 309 $17,650
492 Health/Fitness Club 4.06 per 1000 SF 0.56 5.0 11.37 1.85 $10,560
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520 Elementary School 1.21 per 1000 SF 1.00 6.0 7.26 1.18 $6,7 44
530 High School 097 per 1000 SF 1.00 6.0 582 095 $5,406
536 Private School (K.12) 065 per 1000 SF 1.00 6.0 3.87 063 $3,595
540 Junior/Community College 2.54 per 1000 SF 1.00 60 1524 2.48 $14,157
550 University/College 1.40 per lOGO SF 1.00 6.0 8.39 136 $ 7,794
560 Church 0.55 per 1000 SF 1.00 4.0 2.20 0.36 $2,044
565 Day Care Center 12.34 per 1000 SF 0.56 4.0 27.64 4.49 $25,677
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610 Hospital 093 per 1000 SF 1.00 7.0 6.51 1.06 $6,047
620 Nursing Home 0.74 per 1000 SF 1.00 8.0 5.92 0.96 $5,499
630 Clinic 3.78 per 1000 SF 1.00 7.0 26.46 4.30 $24,580
640 Animal Hospital/Veterinary Clinic 4.72 per 1000 SF 1.00 7.0 3304 5.37 $30,692
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710 General Office Building 1.49 per 1000 SF 1.00 9.0 13.41 2.18 $12,457
720 Medical..Dental Office Building 3.57 per 1000 SF 1.00 50 17.8S I 2.90 $16,582
730 Government Office Building 1.21 per 1000 SF 1.00 4.0 4.84 0.79 $4,496
770 Business Park 1.26 per 1000 SF 1.00 8.0 1008 1.64 $9,364
812 Building Materials and Lumber Store 4.49 per 1000 SF 0.74 4.0 13.29 2.16 $12,346
814 Specialty Retail Center 6.82 per 1000 SF 0.66 4.0 18.00 2.93 $16,725
815 Free-Standing Discount Store 4.98 per 1000 SF 0.83 4.0 16.53 2.69 $15,359
816 Hardware/Paint Store 4.84 per 1000 SF 0.74 4.0 14.33 2.33 $13,308
817 Nursery (Garden Center) 6.94 per 1000 SF 0.66 4.0 18.32 2.98 $17,020
820 Shopping Center 3.71 per 1000 SF 0.66 4.0 9.79 1.59 $9,098
841 New Car Sales 2.62 per 1000 SF 1.00 4.0 10.48 1.70 $9,735
843 Automobile Parts Sales 5.98 per 1000 SF 0.57 4.0 13.63 2.22 $12,666
848 Tire Store 4.15 per 1000 SF 0.72 4.0 11.95 1.94 $11,103
8'50 Supermarket 9.48 per 1000 SF 0.64 3.0 18.20 2.96 $16,908
852 Convenience Market (Open 15-16 Hours) 3457 per 1000 SF 0.44 3.0 4563 7.42 $42,390
854 Discount Supermarket 834 per 1000 SF 0.77 3.0 19.27 313 $17,896
857 Discount Club 4.18 per 1000 SF 0.77 3.0 9.66 1.57 $8,970
861 Sporting Goods Superstore 1.84 per 1000 SF 0.66 4.0 4.86 0.79 $4,512
862 Home Improvement Superstore 2.33 per 1000 SF 0.52 4:0 4.85 0.79 $4,502
863 Electronics Superstore 4.50 per 1000 SF 0.60 4.0 10:80 1.76 $10,033
875 Department Store 1.87 per 1000 SF 0.66 4.0 4.94 O.BO $4,586
876 Apparel Store 3.83 per 1000 SF 0.66 4.0 10.11 1.64 $9,393
880 Pharmacy/Drugstore w/o Drive- Thru 8.40 per 1000 SF 0.47 4.0 15.79 2.57 $14,670
881 Pharmacy/Drugstore w/ Drive. Thru 9.91 per 1000 SF 0.51 4.0 2022 3.29 $18,780
890 Furniture Store 0.45 per 1000 SF 0.47 4.0 0.85 0.14 $786
911 Walk-in Bank 12.13 I per 1000 SF 0.49 4.0 I 23.70 3.85 $22,015 I
912 Drive-in Bank 24.30 I per 1000 SF '0.53 4.0 I 5152 8.38 I $47,855
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Table 1
Citywide Transportation Impact Fee
City of Redding
Department of Public Works
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918 Hair Salon 1.45 0.66 4.0 3.83 0.62 $3,556
925 Drinking Place 11.34 per 1000 SF 0.56 50 31. 75 5.16 $29,496
931 Quality Restaurant 7.49 per 1000 SF 0.56 5.0 20.97 3.41 $19,482
932 High.Turnover (Sit-Down) Restaurant 9.85 ""r 1000 SF 0.57 5.0 28.07 '4.56 $26,078
9320 High-Turnover Restaurant w/Drive Thru 11.33 ""r 1000 SF 0.62 50 35.04 5.70 $32,549
933 Fast-Food Restaurant w/o Drive-Thru 2615 per 1000 SF 0.37 4.0 38.56 6.27 $35,819
934 Fast-Food Restaurant w/ Drive-Thru 32.65 ""r 1000 SF OAO 4.0 52.24 8.49 $48,528
936 Coffee Shop w/o Drive-Thru 40.75 per 1000 SF 0.37 4.0 60.09 9.77 $55,817
937 Coffee Shop w/ Drive- Thru 42.80 per 1000 SF 0.40 4.0 68.48 11.13 $63,614
941 Quick Lubrication Vehicle Shop 5.19 per Serv Pos 057 4.0 11.83 1.92 $10,992
942 Automobile Care Center 311 per 1000 SF 1.00 4.0 12A4 2.02 $11,556
944 Gasoline/Service Station 13.87 per Fuel Pas 058 3.0 24.13 3.92 $22,419
945 Gas Station w/ Con Market 1351 per Fuel Pas OA4 3.0 17.83 2.90 $16,566
946 Gas Station w/ Con Market & Wash 13.86 per Fuel Pos 0.44 3.0 18.30 2.97 $16,995
947 Self-Service Car Wash 5.54 per Stall 058 3.0 9.64 1.57 $8,955
948 Automated Car Wash 14.12 per 1000 SF 0.58 3.0 2457 3.99 $22,823
Note: Use Latest Edition ITE PM Peak Hour of Adjacent Street Traffic Rates for other Land Uses not Referenced Above
Impact Fee 0 DUE's per Unit x Fee per Single Family DUE ($5713), where
DUE's per Unit 0 VMT (land use) / VMT (Single Family). where
VMT 0 ITE Peak Hr Trips per Unit x Proportion of New Trips x Average Trip Length
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