HomeMy WebLinkAboutItem 12 An Ordinance Relating to Fire Impact Fees
center of GOOd Lf
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AGENDA ITEM COVER SHEET
Meeting Date: March 15,2005
Item # _\~
Contact Name:
Contact Number:
Chief Richard Firstner
407 -905-3100/2000
Reviewed By:
Department Director:
City Manager:
Richard Firstner
~
,
Subject: Fire Impact Fees - Revision
Background Summary:
After review of the capital needs identified in the January 18, 2005 presentation and workshops with
the Home Builders Association representatives, staff has revised two items in the original proposal.
Issue:
After meetings with the public and the HBA, the methodology for computing the fire impact fees has
been adjusted to reduce equipment needs over the 20 year planning horizon. The impact fee has
been reduced to account for these changes.
Recommendations
The Mayor and City Commission adopt the revised ordinance to increase the Fire Impact Fees as
defined in the attached Fire Impact Fee Ordinance Amendment.
Attachments:
Fire Department Impact Fee Revision slide presentation
Fire Impact Fee Adjustment Summary
Fire Impact Fees Ordinance
Financial Impact:
The Fire Impact Fees have been reduced to reflect the deletion of the Training Facility and 4
Ambulances.
First Reading: $672.00 residential flat rate
$0.50 per square foot, non-residential
Second Reading: Fire impact fee adjusted to:
$636.00 residential flat rate
$0.47 per square foot, non-residential
Type of Item:
o Public Hearing
o Ordinance First Reading
~ Ordinance First Reading
o Resolution
o Commission Approval
o Discussion & Direction
For Clerk's DeDf Use:
o Consent Agenda
o Public Hearing
o Regular Agenda
o Original DocumenUContract Attached for Execution by City Clerk
o Original DocumenUContract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by ( )
o N/A
o N/A
o N/A
City Manager
Robert Frank
center of GOOd L .
jiii
Commissioners
Danny Howell. District 1
Scott Anderson. District 2
Rusty Johnson, District 3
Nancy J. Parker, District 4
Mayor
S. Scott Vandergrift
STAFF REPORT
TO:
The Honorable Mayor and City Commissioners
Richard Firstner, Fire Chief@
March 15,2005
FROM:
DATE:
RE:
Fire Impact Fee - Revision
ISSUE
Deletion ofthe Fire Training Facility ($500,000) and four (4) Ambulances ($230,000) from the original capital
needs, anticipated due to new growth.
BACKGROUNDIDISCUSSION
After reviewing the anticipated capital needs for fire protection and conversations with the Home Builders
Association, staff has revised the Fire Impact Fee calculations to reflect the following:
Deletion of the Fire Training Facility ($500,000). It was determined that a fire training facility was not driven
by the new growth anticipated, but would be an addition benefited by all the residents of the city, both existing
and new. The training facility, if determined to be necessary, would be funded from other sources.
Deletion of four (4) Ambulances ($230,000). It was determined that the addition of ambulances for the purpose
of transporting patients to a medical facility represents an increase in the level of service currently provided to
the residents of Ocoee. As such, any increase in service level should be shared with the entire population, both
existing and new.
RECOMMENDA TION
It is recommended that the Mayor and City Commissioners adopt an ordinance to increase the Fire Department
impact fees from:
Residential:
Non-Residential:
$0.182 per square foot
$0.284 per square foot
to
Residential:
Non-Residential:
$636.00 flat rate
$0.47 per square foot
(Proposed Fees - First Reading)
Residential:
Non-Residential:
$672.00 flat rate
$0.50 per square foot
Copy of Public Hearing Advertisement
Orlando Sentinel
Date Published
Thu..(s~a(c.k 3, ZooS-
Advertisement
CITY OF OCOEE
NOTICE OF PUBLIC HEARING
FOR AN AMENDMENT
TO THE CODE OF ORDINANCES
N()I[ICE IS HEREBY GIVEN, pursuant to Subsection
166.041(3)(c) 2., Florida Statues, that on Tuesday,
MARCH 15.2005 at 7:15 p.m. or as soon thereafter as
practical, the CITY OF OCOEE CITY COMMISSION
will hold the SECOND READING & PUBLIC HEAR-
ING at the City of Ocoee Commission Chambers, 150 .
North Lakeshore Drive, Ocoee, Florida, to consider the
adoption of the following Ordinance concerning fire
impact fees:
AN ORDINANCE OF THE CITY OF. OCOEE,
, FLORIDA RELATING TO FIRE IMPACT FEES;
AMENDING SECTION 87-28.C OF ARTICLE ill OF
CHAPTER 87 OF THE CODE OF ORDINANCES
OF THE CITY OF OCOEE RELATING TO INTENT,
PURPOSE AND BASIS; ~NDING SECTION 87-
30' OF ARTICLE ill OF CHAPTER 87 OF THE
CODE OF ORDINANCES OF THE CITY OF
OCO~ RELATING TO FEE SCHEDULE; CHANG-
ING THE CALCULATION OF THE FIRE IMPACT
FEE FOR RESIDENTIAL DWELLING UNITS
FROM ONE BASED ON SQUARE FOOTAGE TO A
FLAT RATE PER RESIDENTIAL DWELLING
UNIT; INCREASING THE FIRE IMPACT FEE PER
SQUARE FOOT NON-RESIDENTIAL STRUC-
TURES; PROVIDING FOR SEVERABILITY; PRO-
VIDING FOR CODIFICATION; PROVIDING AN
EFFECTIVE DATE
Interested parties may appear at the public hearing and be
heard with respect to the proposed actions.
The complete case file may be inspected at the Ocoee
Community Development Department/Planning Division
located at 150 North Lakeshore Drive, Ocoee, Florida
between the hours of 8:00 a.m. and 5:00 p.m., Monday
through Friday, except legal holidays.
The City Commission may continue the public hearings to
other dates and times, as it deems necessary. ~y inter-
ested party shall be advised of the dates, times, and places
of any continuation of these or continued public hearings.
Any continuances shall be announced during these hear-
ings and no further notices regarding these matters will be
published. .
You are advised that any person who desires to appeal any
decision made at the public hearings will need a record of
the proceedings and for this purpose may need to ensure
that a verbatim record of the p'~oceedings is made which
includes the testimony and evidence upon which the
appeal is based.
Persons with disabilities needing assistance to participate
in any of these proceedings should contact the City
Clerk's Office 48 hours in advance of the meeting at 407-
00"_110'1.
O:\Office Procedures\Copy of Public Hearing Advertisement.doc
Ocoee Fire Department
Impact Fee Adjustment
Summary
Existing]P A Population:
39,000
2020]P A Population Estimate:
78,000
New Residential Dwelling Units:
12,288
New Non-Residential Square Footage:
10,982,880
Service Call Ratio:
600/0 Residential
40% N on- Res idential
New Facilities Required:
$2,820,000
New Vehicles Required:
$612,500
Existing Debt Service:
$9,600,000
Total Capital and Debt Service:
$13,032,500
Current Residential Impact Fee:
$0.182 per square foot
Current Non-Residential Impact Fee:
$0.284 per square foot
Proposed Residential Impact Fee:
$636.00 flat rate
Proposed Non-Residential Impact Fee:
$0.47 per square foot
2. Fire Impact Fee Update
Based on the data provided in the 2000 impact fee update and the 2004 impact fee
update our analysis indicates that the "fair-share" fire impact fee should be $486 per
dwelling unit, as reflected in Table 2.1 below.
The current inventory in 2004 is identical to the inventory in 2000 indicating that no
capital investment was made with recently collected impact fees. Impact fees need to
be encumbered within 6-years of collection.
QcoeeF:iJ.e
Impact FlOe Calculation
*N"ew Facility Cost
*Rolling Stock
Exi'itingDebt Senice
Subtotal
Fund Balance
Guud Total
Residential
2000
9,228,443
9,998.761
19.22"::'.204
2004
3,320,000
842,500
9.600.000
13. -:'62,500
60%
Reosiclel\tial Impact Feoeo
486
" ~Il1ltiplieocl by " factol' of .485 to npreseut use by existiug developll\eut of police facilities
Tins factor was used ill dIe 2000 Fire Impact Fee Update
In 2000 the future capital needs were $7,210,443. This was reduced by a factor of .485
to account for the collocation of the police station at FS 1 resulting in a capital cost of
$3,497,064. FS2 costs were also reduced by a factor of .485 to account for the
construction of the training, which resulted in a cost of $1,007,000 (from $2,078,000).
To ensure the methodology remained consistent, our analysis reduced the cost of the
new faCility and the rolling stock by the same factor of .485 to shift some of the burden
to existing residents, who will use these facilities.
Outstanding long-term debt of $9,600,000 was included as a cost component in the
Update. Although this item was not changed in this analysis we strongly recommend
reducing this cost to reflect the use of the financed capital facilities use by existing
residents. The same factor as previously stated could apply. The debt service
payments are for capital facilities that have already been constructed (debt includes
refunding bonds for FS3 & FS4, $3,640,250). Future residents will pay tax payments to
support the capital renewal of these facilities.
The 2004 fund balance of $991,268 should be deducted from the total cost to
represent the existing resources to be used on new capital. This same methodology
was used in the 2000 study.
11
GOVERNMENT
SOLUTIONS
"Heeting Today's
Challenges""
February 7, 2005
Public Finance
Mr. Terry L. James, Principal Planner
Planning Division, Community Development Department
City of Ocoee
150 N. Lakeshore Drive
Ocoee, Florida 34761
5596 SE Lamay Dr.
Stuart, FL 34997
(772) 78 t -4036
Fax: (772) 286-2226
Cell: (561) 704-1314
Subject:
City of Ocoee Impact Fee Update Questions
Reference:
City of Ocoee Impact Fee Updates
www.govsolutions.org
Dear Mr. James,
ksor@bellsouth.net
Please fmd attached several questions regarding the City's impact fee updates for
Transportation, Fire, Police, and Parks & Recreation. The Home Builders
Association of Metro Orlando, in conjunction with our professional staff, is
presenting these questions for the Friday, February 11th workshop.
We are grateful for this opportunity and look forward to Friday's discussion. If
you have any questions or need additional information, please contact me at (772)
781-4036.
Sincerely,
JCvr.t$~
Impact Fees
.
Market Studies
.
Strategic Planning
.
Fiscal Impact
.
Quality Mgmt.
.
Economic Analysis
.
Demographics
Kirk Sorenson,
Government Solutions
Cc: Rick McKee, Home Builders Association of Metro Orlando
Robert Frank, City Manager
Paul Rosenthal, City Attorney
Russ Wagner, Community Development Director
Questions Regarding the City of Ocoee Impact Fee Updates
1. Transportation Impact Fee Update
The Update calculates attributable road construction cost at $2.3 million per lane mile.
This is based on only 3 city road projects and 2 county road projects. Why are the
other projects listed in the CIP omitted from the cost calculations? Are there
previously constructed roads that could be used as a standard to better
calculate the lane mile cost?
Typically, the total cost per lane-mile should be based on the aggregate cost of design,
ROW, and new construction costs. The Update does not identify the specific
transportation cost elements. This makes it difficult to analyze the average lane mile
cost for anomalies. Would the City provide this data to allow us to conduct a
thorough review of the transportation impact fees?
The Main Street expansion project costs are 79% greater than the average costs of the
other road projects. This cost is considered atypical based on excessive ROW costs
and should be excluded from the analysis. Would the City be willing to exclude the
project from the fee calculations?
The CIP and Update does not identify specific revenue sources used by each road
project. Many of the road projects appear to be funded by grants, developer
contributions, or other sources (other than impact fees). These revenue sources
should be clearly identified in the CIP and Update. Revenue credit should be applied in
the calculation if "other than impact fee funds" are being used. Would the City please
provide the necessary backup data used to calculate "other than impact fee"
revenue?
The Update references a 20-year planning horizon to calculate revenue credits (based
on the Comprehensive Plan). This credits equate to about $1-million per year in other
sources of revenue applied to road projects. The 2003 CIP indicates the generation of
substantial revenue from funding sources other than impact fees. A 5-year projection
of cost and revenue will result in more accurate data as opposed to a 20-year period.
How are these revenues accounted for in the Update?
Normally gas tax revenues collected in the current year should be credited to new
development over a 25-year amortization period, at the prevailing discount rate. The
Update does not adequately address the collection and use of local option gas tax
revenue. What is the data source used to calculate the revenue credits?
The Update does not provide the necessary data to verify the VMT calculation. A
worksheet should provide the trip rates, trip lengths, and new trip factors for each land
use category. Would the City be willing to provide this information?
2
2. Fire Impact Fee Update
Typically, capital facility needs that are not created by new development are not used
in the calculation of total facility costs. These costs are normally financed with other
revenue sources. In addition, the ratio of 50% funded by impact fees based on the
2020 population does not correspond to the CIP requirements and lacks rational
nexus. Please explain the methodology used to calculate facility cost data?
The facility costs are typically based on the LOS per demand unit.
What is the level of service used in the Update (i.e. square foot per weighted or
functional population)?
Residential and nonresidential impact fees should be broken down by specific land
uses (i.e. single-family, multi-family, retail, office, etc.). The facility cost should be
applied based on those consuming the service, such as land use functional population
projections. Would the City be willing to add these categories to the Update?
Past and future revenue credits should be applied in the calculation to account for tax
payments made by new development for capital facilities. Other revenue sources
should also be identified. How is the City accounting for these revenue credits?
3. Police Impact Fee Update
A 5-year CIP should be used to determine anticipated facility cost per weighted
resident. This cost data can be used to determine the future facility cost based on the
service requirements of new development. Please explain how the facility costs are
calculated for new development?
The LOS could be determined by the existing facility area per weighted resident. This
would then be used to determine the projected cost per new resident. Are the facility
cost based on the existing LOS?
The Update uses 20-year law enforcement needs assessment to determine the short-
term impact fees for new development. Would the City be willing to use the 5-year
capital plan to determine facility costs?
Residential and nonresidential impact fees are normally broken down by land use (Le.
single-family, multi-family, retail, office, etc.). The cost should be applied based on a
demand component, such as functional population at each type of land use. Would
the City be willing to add these categories in the Update?
There are no revenue credits for past or future tax payments made by new
development for new capacity. Would the City be willing to include these factors in
the impact fee calculation?
3
4. Parks & Recreation Impact Fee Update
Typically, facility needs are based on a 5-year CIP rather than a 20-year growth
management plan. This would ensure the benefits principles are achieved. Would the
City be willing to use the adopted CIP to determine facility cost data?
In most impact fee studies, the cost per weighted resident is used to determine future
costs per resident (at existing levels of service). What demand components are
used in the Update to determine cost per resident or dwelling unit?
Past and future tax payments should be accounted for in the calculation to ensure new
development is not double charged for the same capital facility. How is the City
accounting for these revenue credits?
To ensure new development is receiving the required benefit from the new facility, they
should be located near the planned new development or existing resident should
contribute to the facility costs.
Are the planned recreational facilities located geographically near areas of
future growth or are they serving the entire City?
Typically, additional housing categories are represented in impact fee studies, such as
multi-family, hotel, mobile home, and retirement home. The fee should be based on the
weighted resident is each type of housing unit. Would the City be willing to use
additional residential land use categories?
4
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF OCOEE, FLORIDA
RELATING TO FIRE IMPACT FEES; AMENDING
SECTION 87-28.C OF ARTICLE III OF CHAPTER 87 OF
THE CODE OF ORDINANCES OF THE CITY OF OCOEE
RELATING TO INTENT, PURPOSE AND BASIS;
AMENDING SECTION 87-30 OF ARTICLE III OF
CHAPTER 87 OF THE CODE OF ORDINANCES OF THE
CITY OF OCOEE RELATING TO FEE SCHEDULE;
CHANGING THE CALCULATION OF THE FIRE IMPACT
FEE FOR RESIDENTIAL DWELLING UNITS FROM ONE
BASED ON SQUARE FOOTAGE TO A FLAT RATE PER
RESIDENTIAL DWELLING UNIT; INCREASING THE
FIRE IMPACT FEE PER SQUARE FOOT FOR
NONRESIDENTIAL STRUCTURES; PROVIDING FOR
SEVERABILITY; PROVIDING FOR CODIFICATION;
PROVIDING AN EFFECTIVE DATE.
WHEREAS, the City Commission of the City of Ocoee has the authority to adopt this
Ordinance pursuant to Article VIII of the Constitution of the State of Florida and Chapter 166,
Florida Statutes; and
WHEREAS, the City Commission of the City of Ocoee desires to change the calculation
of the fire impact fee for residential dwelling units from one based on square footage to a flat rate
per residential dwelling unit and increase the fire impact fee per square foot for nonresidential
structures, provided, however, that the existing fees shall apply to any new buildings for which a
building permit application has been submitted to the City on or prior to the effective date of this
Ordinance and for which a building permit is issued within ninety (90) days from the date of
adoption of this Ordinance; and
006.330576,4
WHEREAS, the City has conducted an updated study regarding impact fees and
according to this study has made a determination as to the necessary uniform fire impact fees for
new residential dwelling units and new nonresidential structures within the City.
NOW, THEREFORE, BE IT ENACTED BY THE CITY COMMISSION OF THE
CITY OF OCOEE, FLORIDA, AS FOLLOWS:
SECTION 1. Authoritv. The City Commission of Ocoee has the authority to adopt this
Ordinance pursuant to Article VIII of the Constitution of the State of Florida and Chapter 166,
Florida Statutes.
SECTION 2. Amendment to Section 87-28.C Section 87-28.C of Article III of Chapter
87 of the Code of Ordinances of the City of Ocoee, Florida, is hereby amended to read as follows
(with deletions stricken and additions underlined):
C. This article is based upon a study by the Ocoee Fire Department
and Planning Department ,_a~ t!-R~t~t~~jJlSQl!!l~ction \YilILlhecadoptjQ!! of
this=nrQiI1an_c~,,_of the anticipated growth in the City of Ocoee and a
projection of the equipment and facilities necessary to serve the anticipated
growth.
SECTION 3. Amendment to Section 87-30 Section 87-30 of Article III of Chapter 87
of the Code of Ordinances of the City of Ocoee, Florida, is hereby amended to read as follows
(with deletions stricken and additions underlined):
~ 87-30. Fee schedule.
A. The following fire impact fees are hereby assessed by the city and shall be
collected by the city prior to issuance of a building permit or any other
development permit for the construction of any structure to be used fef as a
residential or nonresidemial dwelling or nonresidential structure:
(1)
(2)
Residential: $Gc-l-8-2, $636.00 per Dwelling Unit square foot.
Nonresidential: $0.284l0.47 per square foot.
006.330576,4
-2-
B. The fees imposed for residential and nonresidential construction are a result
of the city's fee calculation study which was designed to ensure that the impact fees
imposed are rationally related to the benefit received by the applicant.
C. In the event that an applicant believes the impact of the construction will be
less than that set forth above, the applicant may, at his option, submit evidence to
the City Commission in support of an alternative assessment. Based upon
convincing and competent evidence, the City Commission may adjust the impact
fee as appropriate for the particular property.
SECTION 4. Severability. Ifany section, subsection, sentence, clause, phrase or portion
of this Ordinance is for any reason held invalid or unconstitutional by any court of competent
jurisdiction, such portion shall be deemed a separate, distinct and independent provision and such
holding shall not affect the validity ofthe remaining portion hereto.
SECTION 5. Codification. It is the intention ofthe City Commission of the City that the
provisions of this Ordinance shall become and be made a part of the Code of Ordinances of the
City; and that sections of this Ordinance may be renumbered or relettered and the word
"ordinance" may be changed to "chapter," "section," "article," or such other appropriate word or
phrase in order to accomplish such intentions; and regardless of whether such inclusion in the Code
is accomplished, sections of this Ordinance may be renumbered or relettered and the correction of
typographical errors which do not affect the intent may be authorized by the City Manager,
without need of public hearing, by filing a corrected or recodified copy of same with the City
Clerk.
SECTION 6. Effective Date. This Ordinance shall become effective immediately upon
passage and adoption, provided, however, that the existing fees shall apply to any new buildings
for which a building permit application has been submitted to the City on or prior to the effective
date of this Ordinance and for which a building permit is issued within ninety (90) days from the
date of adoption of this Ordinance.
006.330576.4
-3-
, 2005.
PASSED AND ADOPTED this _ day of
ATTEST:
Beth Eikenberry, City Clerk
(SEAL)
FOR USE AND RELIANCE ONLY BY
THE CITY OF OCOEE, FLORIDA;
APPROVED AS TO FORM AND
LEGALITY this _ day of , 2005.
FOLEY & LARDNER LLP
By:
City Attorney
006,330576.4
APPROVED:
CITY OF OCOEE, FLORIDA
S. Scott Vandergrift, Mayor
ADVERTISED ,2005 AND
, 2005
READ FIRST TIME ,2005
READ SECOND TIME AND ADOPTED
, 2005
UNDER AGENDA ITEM NO.
-4-
City of Ocoee
Fire Department
Impact Fee Revision
March 15,2005
Additional Facilities Required by New
Growth
· Fire Station (Northwest District)
- Land Development:
- Construction:
- Furniture:
- Design:
- Pumper:
- Rescue Truck:
- Total:
- (Training Facility Removed)
$1,000,000
$1,200,000
$150,000
$120,000
$275,000
$75,000
$2,820,000
Additional Equipment Required by New
Growth
· Vehicles (All Districts)
- 1 Pumper
- 2 Rescue Trucks
- 1 Tower Truck
- Total:
- (4 ambulances removed)
$137,500
$75,000
$400,000
$612,500
2005 Fire Department Impact Fee adjustment
is based on the following estimates
· Vehicles
· New Fire Station
· Existing Debt Service
$612,500
$2,820,000
$9,600,000
· Total Capital and Debt Service
$13,032,500
2005 Impact Fees
· Residential Dwelling Unit Calculations
· $13,032,500 X .60 == $7,819,500
· Divided by 12,288 DU
· Flat Fee == $636.00 (based on 2,000 sf average)
· Non-Residential Square Foot Calculations
· $13,032,500 X .40 == $5,213,000
· Divided by 10,982,880 additional square feet ==
$0.47 per square foot
Current Impact Fees
Vs.
Proposed Impact Fees
· Current
· Residential: $0.182 sf
· Non-Residential:
$0.284 sf
· Proposed
· Residential: $636.00
flat fee
· Non-Residential:
$0.47 per square foot
City ofOcoee
Fire Department
Impact Fee Revision
March 15,2005
2005 Impact Fee Assumptions
· Existing JP A Population 39,000
· 2020 JP A Estimate 78,000
· New Dwelling Units 12,288
· New Non-Residential SF 10,982,880
· Residential vs.Non-ResidentiaI60% - 40%
calls for service ratio
Impact Fee Calculation
· The adjustment to the Impact Fees are based
on the following requirements:
- New Facilities
- New Vehicles
- Existing Debt Service
Additional Facilities Required by New
Growth
· Fire Station (Northwest District)
- Land Development:
- Construction:
- Furniture:
- Design:
- Pumper:
- Rescue Truck:
- Total:
- (Training Facility Removed)
$1,000,000
$1,200,000
$150,000
$120,000
$275,000
$75,000
$2,820,000
New Growth Factor
· Additional vehicles that will be enjoyed by
both existing residents and new growth will
be discounted by 50%, based on the
estimated JP A population growth and calls
for service that will double.
Additional Equipment Required by New
Growth
· Vehicles (All Districts)
- 1 Pumper
- 2 Rescue Trucks
- 1 Tower Truck
- Total:
$137,500
$75,000
$400,000
$612,500
2005 Fire Department Impact Fee adjustment
is based on the following estimates
· Vehicles
· New Fire Station
· Existing Debt Service
$612,500
$2,820,000
$9,600,000
· Total Capital and Debt Service
$13,032,500
2005 Impact Fees
· Residential Dwelling Unit Calculations
· $13,032,500 X .60 == $7,819,500
· Divided by 12,288 DU
· Flat Fee == $636.00 (based on 2,000 sf average)
· Non-Residential Square Foot Calculations
· $13,032,500 X .40 == $5,213,000
· Divided by 10,982,880 additional square feet ==
$0.47 per square foot
Current Impact Fees
Vs.
Proposed Impact Fees
· Current
· Residential: $0.182 sf
· Non-Residential:
$0.284 sf
· Proposed
· Residential: $636.00
flat fee
· Non-Residential:
$0.47 per square foot
Fee Comparison
Residential
· Ocoee
· Winter Garden
· St. Cloud
· Lake Co.
· Oviedo
· Lake Mary
· Winter Springs
· Eustis
· Kissimmee
$636.00
$340.00
$283.00
$246.00
$236.00
$175.00
$174.41
$146.72
None
Fee Comparison
Non-Residential
· Eustis
· Oviedo
· Lake Co.
· Winter Garden
· St. Cloud
.204 to 1.634
.272 to 1.576
.822
.61
.53
.47
.276 to .326
.129
None
· Ocoee
· Winter Springs
· Lake Mary
· Kissimmee
per square foot
per square foot
per square foot
per square foot
per square foot
per square foot
per square foot
per square foot