SANTA CRUZ COUNTY
BOARD OF SUPERVISORS INDEX SHEET
Source Code:
1/18/12
PUBWK
Agenda Date:
1/24/12
INVENUM:
66228
Creation Date:
Resolution(s):
Ordinance(s):
Contract(s):
Continue Date(s): (1) 4/10/12
Index: --Letter of the Director of Public Works dated January 11, 2012
--Attachment A: County Code Section 15.12
--Attachment B: Public Works Fee Book
Item: 42.1 ACCEPTED AND FILED report on Transportation Improvement Area Fees and
directed staff to return with a further status report on Transportation Improvement
fees on or before April 10, 2012
COUNTY OF SANTA CRUZ
STATE OF CALIFORNIA
AT THE BOARD OF SUPERVISORS MEETING
On the Date of January 24, 2012
REGULAR AGENDA
Item No. 42.1
Upon the motion of Supervisor Coonerty, duly seconded by Supervisor Caput, with
Supervisor Stone absent, the Board, accepted and filed report on Transportation
Improvement Area Fees and directed staff to return with a further status report on
Transportation Improvement Area Fees on or before April 10, 2012
cc:
CAO
County Counsel
Public Works
Planning Dept.
State of California, County of Santa Cruz-ss.
I, Susan A. Mauriello, Ex-offcio Clerk of the Board of Supervisors of the County of Santa Cruz, State of
California, do hereby certify that the foregoing is a true and correct copy of the order made and entered
in the Minutes of said Board of Supervisors. In witness thereof I have hereunto set my hand and
affxed tthe seal of said Board of 'lvisors.
by
-, Deputy Clerk ON January 25, 2012
anta
ruz
County
f S0 C
0193
DEPARTMENT OF PUBLIC WORKS
701 OCEAN STREET, ROOM 410, SANTA CRUZ, CA 95060-4070
(831) 454-2160 FAX (831) 454-2385 TOO (831) 454-2123
JOHN J. PRESLEIGH
DIRECTOR OF PUBLIC WORKS
AGENDA: JANUARY 24, 201~
January 11,2012
SANTA CRUZ COUNTY BOARD OF SUPERVISORS
701 Ocean Street
Santa Cruz, California 95060
SUBJECT: UNIFIED FEE SCHEDULE - REPORT ON TRANSPORTATION
IMPROVEMENT AREA FEES
Members of
the Board:
On December 6, 2011, during the Unified Fee Schedule (UFS) update item your
Board requested a report back on the Transportation Improvement Area (TIA) fees. Your Board
raised concerns related to commercial development potential, the need for economic development in
the unincorporated areas of
the County, and how TIA fees may be inhibiting the current rate of
commercial development. This report provides information on the purose, history, and necessity of
TIA fees in our County and presents several concepts that can be explored to implement changes to
the TIA fee process to help encourage economic development.
PURPOSE OF TIA FEES
TIA fees are used to improve public road infrastructure in the Aptos, Live Oak, Pajaro
Valley, and Soquel planing areas based upon the Capital Improvement Program (CIP) projects
listing. The CIP is a five-year document listing projects needed to accommodate build-out of
the
General Plan. The TIA fees generated in each planning area are required to be utilized within that
planning area.
TIA fees are collected as a result of new development and are charged based upon the
net new number of daily trips generated by a proposed use. TIA fees were established per the
attached County Code Section 15.12 (Attachment A). In addition, the attached Public Works Fee
Book has several pages relating to the TIA fee amounts and trip rates (Attachment B). The current
overall TIA fee for each of the four planning areas is $600 per new trip. All four TIA fees have
always been equalized so as not to attract/distract development from one planning area to another.
RECENT HISTORY
Prior to December 2005 the TIA fees had not been increased for 10 years, while
construction costs increased over 24 percent per the San Francisco Area Construction Cost indei:x / J2
(CCI) as reported in the Engineering News Record. Therefore, a plan was implemented to '-I'
increase the TIA fees over a five-year period consistent with the latest five-year average CCI plus
/
SANTA CRUZ COUN ~ i BOARD OF SUPERVISORS
Page -2-
0194
a 4 percent constant factor to make up the 24 percent increase in costs not previously captured,
starting with a base 4 percent increase in December 2005. TIA fees are now proposed to be
increased annually during the June 2012 UFS update, and only by using the five-year average CCI.
The past rate increases for each year since 2005 are shown below:
December 2005 = 4 percent
June 2006 = 4 percent + 2.2 percent = 6.2 percent
June 2007 = 4 percent + 3.1 percent = 7.1 percent
June 2008 = 4 percent + 3.6 percent = 7.6 percent
June 2009 = 4 percent + 3.8 percent = 7.8 percent
June 2010 = 4 percent + 3.8 percent = 7.8 percent
June 2011 = 3.6 percent
FUTURE NEEDS
Collecting TIA fees is, and has been for decades, an established method for local
jurisdictions to accumulate funds to either build transportation related infrastructure improvements or
to use as the required local match to grant funding such as Safe Routes to School grants. All
local
jurisdictions within Santa Cruz County, except the City of Capitola, collect development impact fees
for transportation improvements. TIA fees play an ever increasing vital role in funding construction
projects now that Redevelopment Agency (RDA) funding is no longer available in the Live Oak and
Soquel planning areas, and due to the overall reduction in State and Federal grant funding for
transportation improvements. TIA fees, like RDA funds, can only be used for the planning, design,
and construction of capital improvement projects and not for maintenance projects.
201 1/2012 CIP accepted by your Board on December 13,2011, lists a
combined cost estimate of $24 million for transportation and roadside improvements with $3.3
milion from TIA fees (7.27 percent) for the next five years. However, the unprogrammed
(unfunded) project listing for road and roadside improvements has an estimated cost of$103 million
for all four TIA planning areas. It is clear that TIA fees are a necessity and a valid means to fairly
charge developers for the costs of constructing the transportation infrastructure improvements that
are required in order to accommodate demands caused by new development.
The Final
TIA FEES AND ECONOMIC DEVELOPMENT
There are several financial concepts related to changing the TIA fee process that can
those concepts are:
be explored to potentially help facilitate economic development. Some of
. Allow payment of impact fees at the time a Certificate of Occupancy is issued,
rather than at the time a building permit is issued. Many jurisdictions have used
this approach based on the rationale that the impact does not occur until a
building is actually occupied.
. For certain development zones or types, where it is likely that substitute
resources such as grants will be available, or within which there is a lesser need
for new improvements, it may be possible reduce TIA fees.
. As an incentive to attract commercial development, it may be possible for the
L(~
County to enter into agreements that would allow the impact fees to be paid over
an extended time period (e.g. 5 to 10 years).
. Increased TIA fee credit amounts for developer constructed CIP projects.
SANTA CRUZ COUNTY BOARD OF SUPERVISORS
Page -3-
0195
These concepts wil be explored by staff of the Public Works Department, Planning
Department and County Counsel's offce. In addition, staff will research other local jurisdictions'
concepts regarding the relationships between economic development and transportation
improvement fees. As these concepts are explored, researched, and defined in detail,
recommendations can be created and presented to your Board as part of the ongoing economic
development updates, Unified Fee Schedule updates, and/or included with specific project updates.
It is therefore recommended that the Board of Supervisors take the following actions:
1. Accept and file this report on the Transportation Improvement Area fees.
2. Direct Public Works to return with a further status report during the 2012/2013
Budget hearings.
Yours truly,
~~4~é:1-
Yours trulY'r IJ
Jk" 1Il~ 4i~/Á
;itHY MOLLby PREVISICH
Planing Director
JJP:JRS:rw
Attachments
REC MENDED FOR APPROVAL:
Copy to: Public Works
Planning
united feerw.doc
i' f
Chapter
15.12 0196
TRANSPORTATION AND ROADSIDE IMPROVEMENT FEES
Sections:
15.12.010
15.12.020
15.12.030
15.12.040
15.12.050
15.12.060
Findings and purpose.
Scope.
Improvement fee requirement
Amount of fee.
Trust funds establishment.
Trust fund expenditures.
15.12.010 Findings and purpose.
The Board of SupeíVisors of Santa Cruz County hereby finds and declares as follows:
(a) The Circulation Element of the County General Plan and the Local Coastal Program Land Use. Plan
includes policies and programs to establish a transportation system which wil accommodate the travel
demands of development projected by the County General Plan, which wil reduce traffic congestion, and
which is within the County's ability to finance and operate. (Ord. 4346,12/13/94)
(b) The County's Growth Management System urban area protection policy requires that new
development within the unincorporated urban area proceed consistent with the provision of adequate
services, including transportation and roadside improvements.
(c) County policies require new developments to mitigate their impacts on transportation and roadside
facilities through system improvements, and require those benefiing from transportation ànd roadside
improvements to pay a fair share of the costs through assessment of fees on new development.
(d) The County General Plan directs the establishment of transportation improvement areas to finance
circulation improvements where such improvements have been identified by the General Plan Circulation
Element and the Capital
Improvement Program.
(e) The Board of SupeíVisors has determined that transportation and roadside improvement fees are
necessary in order to finance transportation and roadside improvements and to pay for development's fair
share of the construction costs of these improvements. In establishing the fees described in this chapter,
the Board of SupeíVisors has found the fees to be consistent with the County General Plan and
Government Code Section 65913.1, and has considered the effects of the fee with respect to the _County's
housing needs as established in the Housing Element of the General Plan.
(f) The County has analyzed the relationships between new development and the generation of vehicle,
bicycle, pedestrian, equestrian and other traffc and the resulting impacts on transportation and roadside
facilities based on the land uses authorized at build out under the County General Plan, and pursuant to
this ordinance, establishes fees reasonably related to the costs of mitigating such impacts.
(g) The purpose of this Chapter, therefore, is to:
1) Implement the General Plan, the Local Coastal Program Land Use Plan, and the Growth
Management System policies to maintain a balanced, safe, effcient, and healthful transportation
system.
I) 2 i 2) Mitigate the traffc impact caused by new development by constructing transportation and
~ i ~' roadside improvements identified in the County's General Plan Circulation Element and Capital
'" A. TT
ACHMENT A
Page 1 of 4
Improvement Program.
0197
3) Establish transportation and roadside improvement fees to provide for the financing of
transportation and roadside improvement projects identified in the County's General Plan Circulation
Element and Capital Improvement Program.
15.12.020 Scope.
This chapter establishes transportation and roadside improvement fees to fund the construction of
transportation and roadside improvements through assessments on new developments and expansion of
uses authorized through the approval of minor land divisions, subdivisions, building permits, and
commercial and residential development permits in the unincorporated portion of the County. This chapter
further provides for the establishment of trust funds to receive the revenues collected in those General
Plan planning areas where fees are created, and authorizes the Board of Supervisors to establish by
resolution the inventory of capital improvement facilities for which funds may be expanded and the amount
of fees to be assessed, subject to periodic review.
15.12.030 Improvement fee requirement.
divisions, subdivisions, building
(a) All development projects including (without limitation) minor land
permits, and commercial or residential development permits, and permits for phased projects, unless
otherwise exempted, shall pay a transportation and roadside improvement fee. Where transportation and
roadside improvement fees are required, they shall be paid at the time of the first of the following
occurrences:
(1) Prior to the recording of a parcel map for a minor land division or a final map for a subdivision.
(2) Prior to the issuance of a project building permit.
(3) Prior to the exercise of any use entitlement, or development permit.
(b) This Chapter shall not apply to permits for residential additions less than seventy (70) square feet or
which do not create bedrooms as defined by Section 7.38.030 of the County Code.
(c) The fee for residential additions more than seventy (70) square feet in size which create additional
bedroom(s) as defined by Section 7.38.030 of the County Code, shall be charged as established by
resolution of the Board of Supervisors.
for additions and expansions to non-residential uses and facilities shall be based on
(d) The fee
increased traffc generated as measured by trip ends and shall only be imposed to the extent not covered
by prior fee payments.
(e) No transportation and roadside improvement fees shall be charged for residential construction
projects where it is demonstrated that full transportation and roadside improvement fees required pursuant
to County regulations were previously paid.
(f) Transportation and roadside improvement fees, shall be paid into separate traffic and roadside
improvement trust funds for each General Plan planning area and a record of the payment of the impact
fees shall be maintained. (Ord. 4318,5/24/94; 4464-C, 8/4/98)
15.12.040 Amount of fee.
(a) The Board of Supervisors shall, by resolution, set forth the specific amount of transportation and
roadside improvement fees as part of the County's Unified Fee Schedule and based on an allocation of
estimated Capital Improvement Program costs to new development.
ATTACHMENT A
Page 2 of 4
¿i~
(b) Whenever a develop,. required, as a condition of approval j discretionary permit, to construct a
transportation or roadside improvement which: 1) is included in the inventory of capital improvements
adopred pursuant to Section 15.12.060(a), and 2) is in excess of the frontage improvements required
pursuant to Chapter 15.10, a partial credit against the fee which would otherwise be charged pursuant to
this chapter shall be provided. The cost of such improvements shall be credited against the transportation
and roadside improvement fee due, up to the full amount of the fee. Valuation of such improvements shalL
be established by the approving body at the time of discretionary permit approval based on an adopted
schedule of Capital Improvement Program construction costs established by the Board of Supervisors.
(c) A developer of any project subject to the fee described in this chapter may apply for a reduction or
adjustment to that fee, or a waiver of that fee, based upon the absence of any reasonable relationship
between the transportation and roadside impacts of that development and the amount of the fee charged.
If a reduction, adjustment or waiver of the transportation and roadside improvement fee is granted any
change in use within the project which increases the trip generation rate shaH invalidate the waiver,
adjustment or reduction of the fee and the fees for the increase in the trip generation shall be payable
pursuant to Section 15.12.030.
(d) On a periodic basis concurrent with consideration of the Capital Improvement Program, the Board of
Supervisors shall review transportation and roadside improvement fees to determine whether the fee
amounts are reasonably related to the impacts of developments and whether the described transportation
and roadside improvements are still needed.
(e) On an annual basis, the BOard of Supervisors shall review and adjust the transportation and roadside
improvement fees to represent changes in the estimated cost of construction of the improvements to be
financed by such fees, the continued need for those improvements and the reasonable relationship
between such need and the impacts of the various types of development pending and anticipated and for
which this fee is charged.
15.12.050 Trust funds establishment.
(a) The revenues raised by payment of transportation and roadside improvement fees, along with any
interest earned on these revenues, shall be placed into separated traffc and roadside improvement trust
funds for each General Plan planning area where transportation and roadside improvement fees are
established by the Board of Supervisors.
(b) Traffc and roadside improvement trust funds shall be maintained by the Auditor-Controller, and
deposited, invested, accounted for and expended pursuant to Government Code Section 66006 and any
successor provisions.
(c) Transportation and Roadside Improvement Trust Funds previously established on other than a
General Plan planning area basis may be merged with the trust funds established herein by resolution of
the Board of Supervisors. (Ord. 4496-C, 8/4/98)
15.12.060 Trust fund expenditures.
(a) In each General Plan planning area where transportation and roadside improvement fees are
established, the Board of Supervisors shall identify from time to time by resolution those capital
improvements which may be financed by the fees collected. Trust funds may be expended only for capital
improvements so identified by the Board of Supervisors.
(b) The transportation and roadside improvement trust funds may at the County's discretion be utilized to
pay the cost of construction of facilities described pursuant to Section 15.12.060(a).
Expenditure of trust funds shall require authorization by the Board of Super/isors.
WJ
ATTACHMENT A
Page 3 of 4
a
'U
(X
0199
(d) For the purpose of this Section, all expenditures from the trust funds shall be deemed to have been
made from the fees collected earliest in time.
(e) If the Board of Supervisors is unable to make a finding to identify the purpose to which the
transportation and roadside improvement fees are to be put, and to demonstrate a reasonable relationship
between the fee and the purpose for which it was charged, transportation and roadside improvement fees
not committed five or more years after deposit shall be refunded pursuant to Government Code Section
66001 (e). The County shall annually, as part of its budget process, or otherwise, budget or appropriate
fees collected by various capital improvements, which shall cause such fees to be deemed committed to
transportation or roadside improvements. (Ord. 3969, 12/13/88)
ATTACHMENT A
Page 4 of 4
Ji
0200
OFFSITE TRANSPORTATION AND ROADSIDE IMPROVEMENT FEE CREDITS
FOR APTOS, LIVE OAK, PAJARO VALLEY AND SOQUEL (CONT.)
ROADSIDE IMPROVEMENT FEE CREDIT
CURB, GUTTER, NO SIDEWALK.. . . . . . . . . . . . . . . . . .. ......... $24.00 per linear foot of frontage
SIDEWALK, NO CURB OR GUTTER................. ......... $21.00 perlinearfootoffrontage
ASPHALT CURB .......................................... $ 5.30 per linear foot of frontage
STREET TREES. . . . . '. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 7.55 per linear foot of frontage
RIGHT-OF-WAY. . . . . . . . . . . . .. . . . .. . . . . . .. . . .. . . . . . . . . . . . . . $15.00 per square foot
ROADWAY CONSTRUCTION. ............................... $ 6.00 per square foot
PLAN LINE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . $ 3.05 per linear foot of roadway
TRANSPORTATION IMPROVEMENT FEE CREDIT
Valuation of transportation improvements shall be established based upon a preliminary engineered improvement
plan including a cost estimate prepared by a registered engineer.
The construction cost estimate shall provide full compensation for furnishing all construction labor, materials, tools,
equipment and incidentals, and for doing all the work involved in finishing the entire project
Full compensation for any necessary finishing shall be considered as included in the cost of the estimate and no
additional compensation will be allowed.
PUBLIC WORKS DEPARTMENT. 2011/12. ROADSIDE IMPROVEMENT FEES FOR THE
APTOS, LIVE OAK, PAJARO VALLEY AND SOQUEL PLANNING AREAS (County Code Ch. 15.12)
I Roadside improvement fees provide funding for roadside related infrastructure improvements (i.e.
¡curbs, gutters & sidewalks) as found in the Santa Cruz County Capital
Improvement Program.
APTOS
RA1 SINGLE FAMILY DWELLlNGS*.. . . . . . . . .. . . . . . . . . . . . . . .. $3,000.00 per unit
RA5 MULTI-FAMILY DWELLlNGS*........................... $2,100.00 per
unit
RAO NEW BEDROOM ADDITION**.. . . . . . . . . . . . . . . . . . . . . . . . .. $1,000.00 per bedroom
RA9 NON-RESIDENTIAL DEVELOPMENT***.. . . . . . . . . . . . . . . . .. $ 300.00 per trip end
LIVE OAK
RL 1 SINGLE FAMILY DWELLlNGS*. . . . . . . . . .. . . . . . . . . . . . . . .. $3,000.00 per unit
RL5 MULTI-FAMILY DWELLlNGS*. . . . . . . . . . . . . . . . . . . . . . . . . .. $2,100.00 per unit
RLO NEW BEDROOM ADDITION**.. .. . . .. . . .... .. ......... .. $1,000.00 per bedroom
RL9 NON-RESIDENTIAL DEVELOPMENT***.. . . . . . . . . . . . . . . . .. $ 300.00 per trip end
PAJARO VALLEY
RP1 SINGLE FAMILY DWELLlNGS*. . . . . . . . . . . . . . . . . . . . . . . . .. $1,500.00 per unit
RP5 MULTI-FAMILY DW ELLlNGS*. . . . . . . . . . . . . . . . . . . . . . . . . .. $1,050.00 per unit
RPO NEW BEDROOM ADDITION**.. . . . . . . . . . . . . . . . . . . . . . . . .. $ 500.00 per bedroom
RP9 NON-RESIDENTIAL DEVELOPMENT***.. . . . . . . . . . . . . . . . .. $ 150.00 per trip end
SOQUEL
RS1 SINGLE FAMILY DWELLlNGS*. . . . . . . . . . . . . . . . . . . . . . . . .. $3,000.00 per unit
RS5 MULTI-FAMILY DWELLlNGS*. . . . . . . . . . . . . . . . . . . . . . . . . .. $2,100.00 per unit
RSO NEW BEDROOM ADDITION**.. . . . . . . . . . . . . . . . . . . . . . . . .. $1,000.00 per bedroom
RS9 NON-RESIDENTIAL DEVELOPMENT***.. . . . . . . . . . . . . . . . .. $ 300.00 per trip end
*Please see County Code Section 7.38.030.
**Total fee for bedroom additions not to exceed fee for single family dwelling.
**Please see "Trip Generation Rate Schedule on Page 11.
ji!
A TT ACHMENT B
Page 1 of3
0201
PUBLIC WORKS DEPARTMENT - 2011/12 - TRANSPORTATION IMPROVEMENT FEES
Transportation improvement fees provide funding for transportation related infrastructure
improvements (roads and bridges) as found in the Santa Cruz County Capital
Improvement Program.
APTOS
TA1 SINGLE FAMILY DWELLINGS.. . . . . . . . . . . . . . .. . . . . . . . . .. $3,000.00 per unit
TA5 MULTI-FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . . .. $2,100.00 per unit
TAO NEW BEDROOM ADDITION. . . . . . . . . . . . . . . . . . . . . . . . . . .. $1,000.00 per bedroom
TA9 NON-RESIDENTIAL DEVELOPMENT**.. . . . . . . . . . . . . . . . . .. $ 300.00 per trip end
LIVE OAK
TL 1 SINGLE FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . .. $3,000.00 per unit
TL5 MULTI-FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . . .. $2,100.00 per unit
TLO NEW BEDROOM ADDITION. . . . . . . . . . . . . . . . . . . . . . . . . . .. $1,000.00 per bedroom
TL9 NON-RESIDENTIAL DEVELOPMENT**.. . . . . . . . . . . . . . . . . .. $ 300.00 per trip end
PAJARO VALLEY
TP1 SINGLE FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . .. $4,500.00 per unit
TP5 MULTI-FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . . .. $3,150.00 per unit
TPO NEW BEDROOM ADDITION. . . . . . . . . . . . . . . . . . . . . . . . . . .. $1,500.00 per bedroom
TP9 NON-RESIDENTIAL DEVELOPMENT**.. . . . . . . . . . . . . . . . . .. $ 450.00 per trip end
SOQUEL
TS1 SINGLE FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . .. $3,000.00 per unit
TS5 MULTI-FAMILY DWELLINGS.. . . . . . . . . . . . . . . . . . . . . . . . . .. $2,100.00 per unit
TSO NEW BEDROOM ADDITION. . . . . . . . . . . . . . . . . . . . . . . . . . .. $1,000.00 per bedroom
TS9 NON-RESIDENTIAL DEVELOPMENT**.. . . . . . . . . . . . . . . . . .. $ 300.00 per trip end
**Please see Trip Generation Rate Schedule Page 11.
ATTACHMENT B
Page 2 of3
42,/
JH
0202
PUBLIC WORKS DEPARTMENT - TRIP GENERATION RATE TABLE (1)
NON.RESIDENTIAL (2)
MAXIMUM TRIP
LAND-USE CATEGORIES
END RATE (3)
this schedule are to be used only in
the calculation of fees for trans-
Senior Housing (Per unit)
3
Congregate care housing (Per unit)
2
Visitor Serving Accommodations
Hotel/Motel (per VA unit)
R.V. Park (per space)
Campgrounds (per campsite)
(1) The trip generation rates shown in
portation and roadside im provements.
(2) For land uses other than those
5
specifically listed, appropriate
category shall be determined by
5
County Public Works Department
10
based on similarity of use.
ADDITIONAL NON-RESIDENTIAL
LAND-USE CATEGORIES (2)
(3) Where a trafrc study is required and
(Per 1,000 GSF) (4)
Restau rants
32
maximum of 40 trip ends per 1,000
square feet of gross floor area.
Conversely, a lower rate than that
which is included in the table may be
Health Clubs
Gas Stations
Used based on a traffic study
15
prepared and submitted at the option
24
of a project applicant Said submitted
traffic report and lower trip generation
(freestanding)
;; 2,000 square feet
Office
Professional & Admin
trip generation rate based on the
report shall be used in place of the
rate indicated in this schedule, up to a
Com mercial Sales, Service & Repairs
Automobile Sales and Service
Vehicle repair and sales
Personal services
-: /= 2,000 square feet
accepted by the County during the
environmental review of a project, a
rate shall be subject to the approval of
the decision making body.
18
Medical
Real Estate
(4) gsf (gross square footage) is the
square feet of gross floor area of the
Business Office
IndustriallWarehouse/
structure containing the non5
Manufacturing Wholesale
Greenhouses
Public Storage
.05
3
Mini-Storage
Outdoor Storage/Sales Area
(in addition to rate for indoor areas
for sales, service and repair)
Contractors' Yards
Building Material Yards
Plant Nurseries
Vehicle Sales
Institutional
5
Churches
Hospitals
Day Care Centers
Schools
Maximum rate for any non-residential use
~, /
40
A TT ACHMENT B
Page 3 of3
residential use.