City of Pleasant Hill Traffic Impact Fee Calculation Guidelines The purpose of these Fee Calculation Guidelines is to assist the City of Pleasant Hill and its staff with implementation of the Pleasant Hill Traffic Impact Fee (PHTIF) program. These Guidelines provide additional details not included in the PHTIF Nexus Update report.
Development Projects
The City of Pleasant Hill applies the PHTIF to building permits associated with all Development Projects as defined in this section.
1. New Construction
Refers to construction of new building space for either residential or non-residential use(s), including the addition of building space to existing developed property.
2. Intensification of Use
Refers to a change in use of all or part of an existing building, whether vacant or not, if that change in use requires a building permit from the City and if the new proposed use would result in a higher fee than the current use based on the current PHTIF fee schedule.
In the case of the re-use of a vacant building, the building’s “current use” is considered to be the use when the building was occupied, if the vacancy occurred within the three years prior to the date of the building permit application. If the building became vacant more than three years prior to the date of the building permit application, then the fee would be applied as if the project was New Construction. The building permit applicant bears the burden of demonstrating that the building was in use within this time period through submittal of documents acceptable to the City such as executed lease agreements or lease payment records.
Land Use Categories
The City, as part of their typical process of reviewing a proposed Development Project, will determine the land use categories that are applicable and will calculate the fee. As they make those determinations, the City will consider the following:
1. Residential Land Uses
a. Single Family Residential: Dwelling units that are one single family detached unit on a parcel.
City of Pleasant Hill Traffic Impact Fee Calculation Guidelines | 2 b. Multi-Family Residential: Dwelling units that are apartments, condominiums, townhomes, multiplexes, mobile homes in mobile home parks. c. Accessory Dwelling Units (ADUs): Please see the City’s TIF ordinance for guidance on application of impact fees to ADUs. In general, traffic fees on ADUs are related to the square footage of the ADU and the square footage of the existing primary dwelling unit.
2. Non-residential Land Uses
a. Retail: Retail uses, including personal service businesses and restaurants. b. Office: Office facilities.
c. Industrial: Light or heavy industrial uses, including manufacturing, processing, fabrication, research and development, or distribution functions.
3. Other Land Uses
a. Other: The Other land use category is intended for Development Projects with land uses that do not fit within the standard categories defined above. It is anticipated that most Development Projects will fit within the standard categories, but some Projects will contain land uses with trip generation characteristics that are substantially different from those represented in the standard categories.
Examples of such land uses could include gas stations, drive-through facilities, and theaters or other entertainment venues, among others. The City will determine whether a particular Development Project involves land uses that should be treated within the Other category; early consultation with City staff is highly recommended. Application of the Other category will require the estimation of the number of daily peak hour trips that will be generated by the proposed land use.
Fee Calculation
1. New Construction
PHTIF
Fee =
PHTIF Fee per Dwelling Unit or
per Thousand Square Feet
Based on Applicable Land Use
Category
X
New Dwelling Units or
New Thousand Square
Feet
For Development Projects with multiple land use categories, the PHTIF Fee equals the sum of PHTIF Fees applied to each land use category separately.
2. Intensification of Use
First calculate the PHTIF Fee for the proposed new use, using the formula provided in the section above on New Construction. Then calculate what the PHTIF Fee would be for the current use (that is, the existing square footage multiplied by the PHTIF Fee per City of Pleasant Hill Traffic Impact Fee Calculation Guidelines | 3 square foot for the existing permitted land use category). Subtract the existing permitted use fee from the proposed new use fee. If the difference is greater than zero, that difference represents the PHTIF Fee due as a result of the intensification of use. If the difference is less than zero, then no PHTIF Fee is due, nor will there be any PHTIF Fee refund or credit.
3. Other Land Use Category
PHTIF
Fee = PHTIF Fee per Daily Trip X
Number of New Daily
Trips Estimated for
Proposed Use
As described above, the City will determine when the Other land use category applies as part of its standard review of a proposed Development Project. For projects that are already subject to a transportation impact analysis under the City’s existing requirements, the trip generation estimates prepared for that analysis may also be used to support application of the fee under the Other land use category. For other projects, the applicant may submit a trip generation estimate as part of the development application for the City’s review and determination. Trip generation estimates would typically be based on the most current edition of Trip Generation published by the Institute of Transportation Engineers (ITE), and may also incorporate trip generation surveys from comparable sites with similar characteristics, consistent with the ITE manual and the City’s applicable technical procedures.