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HomeMy WebLinkAboutMINUTES - 06021987 - 1.1 TO: BOARD OF SUPERVISORS FROM: J. MICHAEL WALFORD, PUBLIC WORKS DIRECTOR DATE : JUNE 2, 1987 SUBJECT: DEVELOPMENT PROGRAM REPORT FOR AN INTERIM TRAFFIC MITIGATION FEE ORDINANCE Specific Reques„t ( s ) or Recommendation ( s ) & Background & Justification I . RECOMMENDAT16N Refer to the Transportation Committee the attached draft of the Development Program Report for an Interim Ordinance requiring all new development in unincorporated areas of Contra Costa County to pay a traffic mitigation fee. Direct the Transportation Committee to report back to the Board with their recommendations at the July 7 , 1987 meeting. II . REASON FOR RECOMMENDATION/BACKGROUND Pursuant to the Board of Supervisors policy that new development should , as far as possible , pay its own way for benefits received so as not to become a financial burden on County taxpayers , the Public Works Department has been working on the concept of an interim ordinance requiring new developments within unincorporated areas of the County to pay towards mitigating their off -site traffic impacts . Continued on attachment: X yes Signature: Recommendation of County Administrator Recommendation of Board Committee Approve Other : Signature(s) : Action of Board on : JUN 2 1987 Approved as Recommen e Other Vote of Supervisors I HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT COPY OF AN Unanimous (Absent ) ACTION TAKEN AND ENTERED ON Ayes : Noes : THE MINUTES OF THE BOARD OF Absent: Abstain : SUPERVISORS ON DATE SHOWN. Attested JUN 2 1987 Orig . Div . :Public Works ( RE ) PHIL BATCHELOR, cc: Community Development CLERK OF THE BOARD Transporia,tion Committee OF SUPERVISORS AND COUNTY ,ADMINISTRATOR JRB : Iv BO : 2 . t6 By DEPUTY CLERK F � t S Board of Supervisors June 2 , 1987 Page Two The ordinance is recommended to be an interim measure until the County General Plan Update is completed and a growth management and infrastructure improvement program has been adopted . In the meantime, development in the form of a single residence, a single business enterpri'se or a single commercial project is occurring throughout unincorporated areas of Contra Costa County. Develop- ments that are outside of existing areas of benefit are often not conditioned to contribute towards the mitigation of their off - site traffic impacts . This results in increased traffic con- gestion, delay and accidents without the means to alleviate them. For the purpose of establishing and administering this ordinance ,the County has been divided into seven regions , some of which have been further divided into subareas . The Development Program Report identifies road improvement needs and the development potential within each region. Based on the needs and the development potential , traffic mitigation fees were determined for the various types of developments within each region . III . CONSEQUENCES OF NEGATIVE ACTION Negative action will table the interim fee ordinance, resulting in a loss of potential revenue for the County. ADOPTED BY BOARD OF SUPERVISORS ON 19 ********DRAFT******** DEVELOPMENT PROGRAM REPORT FOR I NTERIM T R A F F I C MITIGATION FEE ORDINANCE PROVIDING FUNDING FOR CONSTRUCTION OF COUNTYWIDE ROAD IMPROVEMENTS PREPARED PURSUANT TO SECTION 913 s COUNTY ORDINANCE CODE CONTRA COSTA COUNTY PUBLIC WORKS AND COMMUNITY DEVELOPMENT DEPARTMENTS 1 DEVELOPMENT PROGRAM REPORT FOR AN INTERIM TRAFFIC MITIGATION FEE ORDINANCE PURSUANT TO THE BRIDGE CROSSING AND MAJOR THOROUGHFARES FEE AREA POLICY INTRODUCTION This is a development program to improve the capacity and safety of the arterial road network in Contra Costa County through the establishment of an interim traffic mitigation fee ordinance, otherwise called the Interim Countywide Area of Benefit. The ordinance would apply to the unincorporated areas of Contra Costa County. Figure 1 shows the location of the proposed area of oenefit. This Development Program Report is required by the Board of Supervisors Policy on Bridge Crossings and Major Thoroughfare Fees (adopted July 17, 1979) which implements Division 913 of the County Ordinance and Section 66484 of. the State .Subdivision Map Act. One of the objectives of the Contra Costa County General Plan is to relate new development directly to the provision of community facilities necessary to serve that development. This interim area of benefit is proposed as a means of providing funds to construct the identified road improvements to service potential new residential and commercial development in .the County. The Interim Countywide Area of Benefit will remain in effect until the County General Plan Update is complete and a growth management and infrastructure improvement programhas been adopted. PURPOSE Contra Costa County continues to provide an ideal location for present and future development. As a result, the County' s arterial road network, which is already reaching capacity, will continue to face increasing pressure from future growth. Because of reductions in State and Federal funding for public roads there is a need for substantial increases in local money to meet the projected funding shortfall in improvements to the County's arterial road network. This funding shortfall has been partially met through the establishment of various areas of benefit in the County. Primarily, these areas of benefit were established in locations where the rate of development is high and where the potential for future development warrants the formation of a specific area of benefit for that location. Development in the form of a single residence, a single business enterprise or a single commercial project occurs throughout unincorporated areas of the County. When a development is outside an established area of benefit it is often difficult to assess its off-site traffic impacts accurately. Such developments may not be conditioned to contribute towards the mitigation of their off-site traffic impacts. Cumulatively, this can and has resulted in a 2 substantial loss of road improvement funds to the County. Therefore, an Interim Countywide Area of Benefit is proposed for the unin- corporated areas to ensure that all development will share in the cost of improving the County's road system. The County has been divided into 7 regions for the purpose of the interim area of benefit. Some of the larger regions have been further divided into subareas. Fees collected in a subarea will be kept in a separate trust fund specific to that subarea. This will ensure that the money collected in a subarea is used to improve the road deficiencies in that subarea only and will not be diverted for use elsewhere in the County. Formation of the Interim Countywide Area of Benefit is expected to provide local funding to meet the improvement needs for roadways of general public interests. AREA OF BENEFIT - LOCATION The Interim Countywide Area of Benefit includes all of the unincorporated areas of Contra Costa County (Figure 1) , except as described below: 1. The Discovery Bay, Oakley, E1 Sobrante, West Pittsburg, Crow Canyon Road Extension and Pacheco Areas of Benefit. These areas of benefit have a Development Program Report detailing the amount of fees to be collected within their respective boundaries and the road improvements on which collected fees are to be expended. 2. The Canyon Lakes development in the San Ramon area. These lands have been conditioned to contribute funds for the construction of certain improve- ments east of 1-680. 3. The Pleasant Hill BART Station Specific Plan Area. Under the Specific Plan, these lands have been required to contribute funds for the construction of certain off-site road improvements. 4. Assessment District 1984-2 (A.D. 1984-2). A.D. 1984-2 was formed to fund the construction of certain area-wide improvements described in the North Concord/Bates Avenue Area of Benefit Development Program Report (adopted on April 9, 1985, rescinded in June 1986). 5. Any future development required to construct certain off-site road improvements in lieu of area of benefit fee payment. In accordance with the Board of Supervisors' Bridge Crossing and Major Thoroughfare Fee Policy adopted July 17, 1979, the areas designated Agri- cultural Preserve and Open Space in the County General Plan and its amend- ments and updates are also excluded. The boundary of the interim area of benefit coincides with the Contra Costa County boundary. The County has been divided into seven regions, some of which have been further divided into subareas as shown: 3 REGIONS SUBAREAS WEST COUNTY Hercules/ Rodeo/Crockett West County Kensington CENTRAL COUNTY Martinez Briones Central County South Walnut Creek LAMORINDA Lamorinda ALAMO Alamo SOUTH COUNTY South County EAST COUNTY Pittsburg/Antioch Marsh Creek East County BETHEL ISLAND Bethel Island Figure 2 shows the boundaries of the regions and subareas. However, only the unincorporated land areas within each subarea will be assessed- a fee. AREA OF BENEFIT - ADMINISTRATION A traffic advisory committee will be formed for each subarea of the Interim Countywide Area of Benefit. fit. Committee members will be appointed by the Board of Supervisors in accordance with established guidelines. The traffic advisory committee will provide the necessary community input to tailor the Development Program Report to the specific needs of the subarea. The commit- tee will -advise the Board on project priority and allocation of funds in accordance with the needs of the community. Public Works will provide appropriate staff support to the committee. ROAD NETWORK CAPACITY IMPROVEMENT PLAN In recent years, there has leen considerable traffic pressure on the County' s road network. In some areas of the County, traffic congestion is already very heavy and is expected to become worse in future years. The road capacity improvement project list, Appendix A, is primarily based on the County-wide Transportation Project Phase I (CTP) Report (May 1983). The CTP Report was prepared to evaluate the County's future course in transportation and related land development. The report provided a review of development' patterns to identify developing areas and resulting impacts on the transportation system. Only roadways of general public interest will be considered for funding through an area of benefit. This proposed interim' area of benefit will help to offset the funding short- fall for the roadway capacity improvements needed to satisfy the traffic 4 operations and safety demands along the County's highways. Other works which do not have a direct effect on capacity, such as raised medians, general lighting, landscaping, extensive longitudinal storm drain systems, curbs and sidewalks, are not included. These necessary facilities are considered as frontage improvements by the Board of Supervisors and are the responsibility of the owners of the adjacent properties. During the time when the Interim Countywide Area of Benefit is in effect, periodic review of the roadway capacity improvement needs may be necessary to evaluate the effects of construction costs escalation, the impacts of future development and changes in travel patterns. The road network capacity improvement plan will be updated as necessary to reflect any changes and to maintain its adequacy. GENERAL PLAN RELATIONSHIP The basis for the Interim Countywide Area of Benefit is derived from the features of the County General Plan and its amendments and subscribes to the Policies of the General Plan elements. The General Plan and its various elements are available for review at . the Community Development Department, County Administration Building, 651 Pine Street, Martinez during office hours. DEVELOPMENT POTENTIAL WITHIN THE AREA OF BENEFIT Community Development is in the process of updating the current County General Plan. However, it is in the best interest of the general public to form the Interim Countywide Area of Benefit at this time. A postponement will result in development occurring without contributing to area road improvement needs, a significant loss of potential local road funds and. a less equitable spread of the road improvement costs to the remaining development. The development potential for the Interim Countywide Area of Benefit was obtained through a combined use of the 1985 to 2005 projected increase in household and employment figures from ABAG PROJECTIONS 185, the Contra Costa County Growth Trends (1985) report, the County zoning atlas, County base maps and other similar aids. Projected residential development in the unincorporated areas was determined based on the above referenced data. The residential types are as shown below: West County single family 41%, multiple family 59% Central County single family 48%, multiple family 52% East County single family 74%, multiple family 26% (Source: Table IV-9, page 62, Growth Trends 1985 Contra Costa County) Significant changes in land use may affect the development 'potential within the area of benefit, resulting in modifications to the roadway capacity improvement needs and changes in the fee structure. A summary of the estimated development potential is shown in Table 1. 5 TABLE 1 Potential For New Development CATEGORY FLOOR AREA OR UNITS' Single Family Residential 8811 Dwelling Units Multi-Family Residential 5427 Dwelling Units Office 739,%0 Square Feet Industry 2,334,240 Square Feet Retail 1,292,140 Square Feet Service 1,119,%0 Square Feet The specific land uses that will be assessed an area of benefit fee are: 1. Single Family Residential 2. Multiple Family Residential 3. Office 4. Industrial 5. Commercial - (This category includes commercial retail activities and commercial services operations. ) NEW DEVELOPMENT - TRAFFIC IMPACT The concept of an area of benefit is the equitable distribution of road improvement costs to new development from which future traffic impacts will arise. As traffic impacts are directly related to the total number of vehicles on the road, network, we are able to relate development road fees to the number of vehicle trips, associated,'with a particular category of develop- ment. ESTIMATED COST OF ROAD NETWORK IMPROVEMENTS The road network cost estimates, shown in Appendix A, include road construc- tion costs, right of way costs, engineering, incidental costs, and contin- gencies. The typical road sections and right of way requirements are shown in Appendix B. 6 FUNDING SOURCES Establishment of the Interim Countywide Area of Benefit is not expected to fund al'l of the needed road improvements listed in Appendix A. New develop- ment evelopment will contribute towards the mitigation of their traffic impacts. However, in some cases the calculated fees are expected to be so high that adjustment to some practical level may be necessary if new development is to succeed. Therefore a funding shortfall is to be expected. Part of the funding shortfall may be resolved by assigning road improvement costs of existing road capacity problems to existing property owners. This can be done by encouraging their participation in assessment districts and other public facilities districts. Also, staff will pursue other avenues of funding such as State and Federal aid and the Local Option (sales tax, gas tax, tolls, other) to meet the expected shortfall. BASIS FOR FEE APPORTIONMENT In the proposed area of benefit, the five categories of land use for which a fee will be assessed are single family residential , multiple family resi- dential , office, industrial and commercial . The total project cost is divided by the number of pm-trips generated b� each category. In the residential categories, the cost is equally distributed between all dwelling units. In the office, industrial and. the commercial . categories, the cost is distributed on the basis of each square foot of gross floor area. Neighborhood shopping centers, restaurants, banks and service stations have p.m. peak hour factors from 0.01 to 0.02 trips per square foot of floor area and fast food restaurants have a factor of about 0.01 trips per square foot of floor area. These 'factors are much higher than those of regional shopping, centers (0.0028 trips per square foot of floor area) and offices (0.0022 trips per square foot of floor area) . While it is true that these facilities do generate a large number of trips, a large percentage of the trips are from within the community, and therefore, they are shorter in length than trips generated by regional shopping centers and offices. Also regional and service operations tend to develop in response to needs of communities; trips gener- ated by these facilities originate from residential development and thus have already been counted. We recommend using a p.m. peak hour factor of 0.0025 trips per square foot of floor area for Commercial Non-Office development. Also, we have reduced the factor generally used for Office development by approximately 30% to 0.0016 because Contra Costa County proposes to implement a Transportation Systems Management ordinance in the near future. 7 CALCULATION OF FEES REGION SUBAREAS ESTIMATED PROJECT COST WEST COUNTY Hercules/Rodeo/Crockett $29460,000 West County 3,040,000 Kensington -- SUBTOTAL $�$TUOUU OTHER POTENTIAL FUNDING 1,095,000 TOTAL $4,775,OUO COST WITH ADMINISTRATION: 4,800,000 PM-PEAK HOUR #PM- % TOTAL, LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 661 DU 1.00 661 25.1 $1,819 MULT FAM 951 DU 0.80 761 28.8 1,455 OFFICE . 88,400 SF 0.0016 141 5.3 2.90 INDUSTRY 485,250 SF 0.0007 340 12.9 1.27 COMMERCIAL 294,520 SF 0.0025 736 27.9 4.55 REGION SUBAREAS ESTIMATED PROJECT COST CENTRAL Martinez $4,700,000 Briones 2,500,000 Central County 3,050,000 South Walnut Creek 323,000 SUBTOTAL 110,573,00G OTHER POTENTIAL FUNDING 1,700,000 TOTAL , COST WITH ADMINISTRATION: $9,000,000 PM-PEAK HOUR #PM % TOTAL LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 1,069 DU 1.00 1,069 29.1 $2,450 MOLT FAM 1,285 DU 0.80 1,031 28.1 1,960 OFFICE 171,340 SF 0.0016 274 7.5 3.92 INDUSTRY 64,800 SF 0.0007 45 1.2 1.70 COMMERCIAL 502,020 SF 0.0025 1,255 34.2 6.12 8 REGION SUBAREAS ESTIMATED PROJECT COST LAMORINDA Lamorinda, 120,000 COST WITH ADMINISTRATION:• $135,000 PM-PEAK HOUR #PM- % TOTAL LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 0 DU 1.00 0 0 $ 0 MULT FAM 0 DU 0.80 0 0 0 OFFICE 0 SF 0.0016 0 0 0 INDUSTRY 0 SF 0.0007 0 0 0 COMMERCIAL 0 SF 0.0025 0 0 0 REGION SUBAREAS ESTIMATED PROJECT COST ALAMO Alamo $3,650,000 COST WITH ADMINISTRATION: $3,700,000 PM-PEAK HOUR #PM1- % TOTAL LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 409 DU 1.00 661 24.6 $2,225 MULT FAM 661 DU 0.80 761 31.8 1,780 OFFICE 93,080 SF 0.0016 141 9.0 3.56 INDUSTRY 0 SF 0.0007 340 0 0 COMMERCIAL 231,160 SF 0.00,65 736 34.7 5.56 REGION SUBAREAS ESTIMATED PROJECT COST SOUTH COUNTY South County $9,500,000 OTHER POTENTIAL FUNDING 3,5002000 TOTAL $6,000,000 COST WITH ADMINISTRATION: $6,100,000 PM-PEAK HOUR #PM- % TOTAL LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 221 DU 1.00 221 17.9 $4,935 MULT FAM 293 DU 0.80 234 18.9 3,941 OFFICE 71,240 SF 0.0016 114 9.2 7.90 INDUSTRY 0 SF 0.0007 0 0 0 COMMERCIAL 266,660 SF 0.0025 667 54.0 12.34 9 REGION SUBAREAS ESTIMATED PROJECT COST EAST COUNTY Pittsburg/Antioch $5,700,000 Marsh Creek 6,000,000 East County 44,020,000 SUBTOTAL sbb,TZU,UU0 OTHER POTENTIAL FUNDING 17,060,000 TOTAL 1Jd,66U,U00 COST WITH ADMINISTRATION: $39,000,000 PM-PEAK HOUR #PM- % TOTAL LAND US€ # UNITS FACTOR TRIPS TRIPS FEES r-- SING FAM 5,179 OU 1.00 5,179 52.8 $3,974 MULT FAM 1,875- DU 0.80 1,500 15.3 3,179 OFFICE 253,500 SF 0.0016 406 4.1 6.36 INDUSTRY 1,762,560 SF 0.0007 1,234 12.6 2.78 COMMERCIAL 597,940 SF 0.0025 1,495 15.2 9.94 REGION SUBAREAS ESTIMATED PROJECT COST BETHEL ISLAND Bethel Island $9,200,000 OTHER POTENTIAL FUNDING 500,000 TOTAL $d,760,U6Q COST WITH ADMINISTRATION: $9,000,000 PM-PEAK HOUR #PM- % TOTAL LAND USE # UNITS FACTOR TRIPS TRIPS FEES SING FAM 1,070 DU 1.00 1,070 40.8 $3,427 MULT FAM 376 DU 0.80 301 11.5 2,744 OFFICE 62,400 SF 0.0016 100 3.8 5.49 INDUSTRY 21,600. SF 0.0007 15 0.6 2.38 COMMERCIAL 455,800 SF 0.0025 1,140 43.4 8.57 Other potential funding may=include Federal and State funds, joint cooperation with cities, etc. RECOMMENDED FEES The fee schedules proposed are as follows: WEST COUNTY $1,820 per SINGLE FAMILY dwelling unit West County 1,455 per MULTI-FAMILY dwelling unit Kensington 2.90 per square foot gross floor area OFFICE Hercules/Rodeo/Crockett 1.27 per square foot gross floor area INDUSTRY 4.55 per square foot gross floor area COMMERCIAL 10 CENTRAL COUNTY $2,275 per SINGLE FAMILY dwelling unit Briones 1,820 per MULTI-FAMILY dwelling unit Central County 2.78 per square foot gross floor area OFFICE Martinez 1.70 per square foot gross floor area INDUSTRY South Walnut Creek 6.12 per square foot gross floor area COMMERCIAL The fees for dwelling units in Central County were adjusted to be more compatible with the fees charged for the Pleasant Hill BART Specific Plan Area. LAMORINDA $2,275 per SINGLE FAMILY dwelling unit. (Recommend using 1,820 per MULTI-FAMILY dwelling unit the same schedule as 2.78 per square foot gross floor area OFFICE Central County) 1.70 per square foot gross floor area INDUSTRY 6.12 per square foot gross floor area COMMERCIAL ALAMO $2,225 per SINGLE FAMILY dwelling unit 1 780 per MULTI-FAMILY dwelling unit 3.56 per square foot gross floor area OFFICE 1.56 per square foot gross floor area INDUSTRY 5.56 per square foot gross floor area COMMERCIAL SOUTH COUNTY $4,935 per SINGLE FAMILY dwelling unit 3,940 per MULTI-FAMILY dwelling unit 7.90 per square foot gross floor area OFFICE 3.46 per square foot gross floor area INDUSTRY 12.34 per square foot gross floor area COMMERCIAL EAST COUNTY $1,990 per SINGLE FAMILY dwelling unit Marsh Creek 1,590 per MULTI-FAMILY dwelling unit Pittsburg/Antioch 3.15 per square foot gross floor area OFFICE East County 1.40 per square foot gross floor area INDUSTRY 4.95 per square foot gross floor area COMMERCIAL The calculated fees for East County are considered to be too high for develop- ment to succeed. The fees were reduced by half making them more compatible with existing traffic fees in the East County area. BETHEL ISLAND =$2,370 per SINGLE FAMILY dwelling unit 1,905 per MULTI-FAMILY dwelling unit 3.79 per square foot gross floor area OFFICE 1.73 per square foot gross floor area INDUSTRY 5.93 per square foot gross floor area COMMERCIAL The fees for Bethel Island were adjusted to be more compatible with fees previously charged in the area. COMPARISON TO OTHER TRAFFIC MITIGATION FEES Contra Costa County has adopted seven areas of benefit for the purpose of mitigating off-site traffic impacts caused by new development. Each area has 11 its own fee schedule based upon projected development and the estimated cost of improvements as outlined in the development program reports. The fee schedules and the date of adoption for the existing areas of benefit are shown below: AREA FEE SCHEDULE DATE FEE ADOPTED or REVISED State Route 4 $1312 per dwelling unit September 18,1979 Oakley $1315 per dwelling unit February 12, 1985 $1.55 per s.f. commercial $4535 per gross acre or $0.35 per s.f. of gross floor area industrial El Soorante $1749 per single family June 4, 1985 dwelling unit $1224 per multi-family dwelling unit $1.25 per s.f. of gross floor area commercial West Pittsburg $1515 per single family September 24, 1985 dwelling unit $1210 per multi-family dwelling unit $1.72 per s.f. commercial $5260 per gross acre industrial Crow Canyon $1630 per single family February 4, 1986 dwelling unit $1302 per multi-family dwelling unit $1.60 per s.f. commercial $1.80 per s.f. office Pacheco $990 per dwelling unit June 17, 1986 $3.35 per s.f. office . $1.35 per s.f. light industrial $2.05 per s.f. retail business East/Central $230 per dwelling unit September 16, 1986 County Travel Corridor In addition, some developments within adopted areas of benefit have been condi- tioned to pay traffic mitigation fees over their AOB obligation. For example, 12 developments in Crow Canyon Area of Benefit have been conditioned to pay traffic mitigation fees totaling $3,747 per dwelling unit in addition to the $1630 AOB fee, for a total of $5,377 per dwelling unit. The $1630/DU goes towards con- structing the road improvements outlined in the program report. The additional $3,747/DU is collected to mitigate other off-site traffic impacts. Some cities within Contra Costa County have also established fee benefit areas to mitigate off-site traffic impacts. Fee schedules for some of the cities fee benefit areas are shown below: JURISDICTION FEE SCHEDULE Antioch $55 per dwelling unit $25 per off street parking required by code or $100 per each daily peak hour trip to or from development (pick the greater of the two) Clayton $400 per dwelling unit $2.50 per s.f. commercial Concord $1007 per single family dwelling unit $858 per multi -family dwelling unit $4.68 per s.f. office $3.65 per s.f. office $1.08 per s.f. industrial Danville $1400 per single family dwelling unit $900 per multi-family dwelling unit $3.50 per s.f. commercial El Cerrito No Mitigation Fees Martinez $175 per required parking space San Paolo No Mitigation Fees San Ramon $1500 per dwelling unit Walnut Creek $3.00 per` s.f. office $1.30 per s.f. retail REVIEW OF FEES Project cost estimates will be reviewed January 1 of every year that the Interim Countywide Area of Benefit is in effect. At that time the previous year' s increase in the California Construction Cost Index as published annually by California State Department of Transportation will be analyzed. Appropriate adjustments in the fees may then be established by Board Resolution/Ordinance. 13 COLLECTION OF FEES To assure that funds are available to .construct needed road improvements before newly generated traffic exceeds the capacity of existing facilities, fees will be collected prior to the filin of the final subdivision map in accordance with Section 913-4.202 of Title 9 ?Subdivisions) of the Contra Costa County Ordinance Code. For those properties that have approved tentative maps prior to the adoption of this interim area of benefit and for developments which do not require filing of subdivision maps, the fee will be collected when the building permit is issued in accordance with Section 913-4.204 of Title 9 (Subdivisions). A separate interest bearing account will be set up for each subarea of the Interim Countywide Area of Benefit. Fees collected in each subarea will be deposited in the appropriate trust account. INTEREST ON FEES The interest accrued on the fees collected in each subarea shall continue to accumulate in the subarea trust account an shall be used for the same purpose of administration, design and construction of the fee area improvements. IN LIEU DEDICATION A development may dedicate the right of way and construct the road improvements identified in Appendix A. In such a case the developer may be eligible to receive credit or reimbursement in accordance with the Area of Benefit Road Fee Credit and Reimbursement Policy adopted bye the Board of Supervisors on ?????? s • r Jv vs, ui rr s . LL • i.i.. ,. r' > s z u ( v 600, LLI 111 4 CO rn � M � 1 � � 111 �h ! � �•' AI • �a• �� r �♦v r�V_ � O •D `! 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