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Matched Legal Cases: ['§ 2', '§ 1', '§ 3', '§ 1', '§ 6', '§ 2', '§ 4', '§ 5', '§ 6', '§ 7', '§ 1', '§ 8', '§ 2', '§ 2', '§ 2', '§ 9', '§ 1', '§ 3', '§ 10', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 4', '§ 1', '§ 2', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 1', '§ 4', '§ 1', '§ 1', '§ 1', '§ 11', '§ 3', '§ 2', '§ 12', '§ 13']

Chapter 3.63 SCHOOL IMPACT FEES
3.63.010 Authority.
3.63.020 Definitions.
3.63.030 Exemptions.
3.63.040 Interlocal agreement between the City and District.
3.63.050 Submission of District capital facilities plan and data.
3.63.060 Annual council review.
3.63.070 Impact fee program elements.
3.63.080 Fee calculations – Application fee.
3.63.085 Deferral of single-family residential impact fees.
3.63.090 Maintenance of fees collected.
3.63.100 Assessment and collection of impact fees.
3.63.110 Determination of the fee, adjustments, exceptions and appeals.
3.63.120 Impact fee accounts and refunds.
The ordinance codified in this chapter is adopted as an official control to implement Issaquah’s comprehensive plan policies, the Growth Management Act, RCW 82.02.050 through 82.02.100; and the State Subdivision Act, Chapter 58.17 RCW. This chapter is also necessary to address identified impacts of new development on schools, in order to protect the public health, safety and welfare. (Ord. 2074 § 2, 1995).
7. At least a 6-year financing component, updated as necessary to maintain at least a 6-year forecast period, for financing needed for school facilities within projected funding levels, and identifying sources of financing for such purposes, including bond issues authorized by the voters;
C. “City” means the City of Issaquah.
D. “Classrooms” means educational facilities of the District required to house students for its basic educational program. The classrooms are those facilities the District determines are necessary to best serve its student population. Specialized facilities as identified by the District, including but not limited to gymnasiums, cafeterias, libraries, administrative offices, and child care centers, shall not be counted as classrooms.
G. “District” means the Issaquah School District.
I. “Development activity” means any construction or expansion of a residential building, structure or use, any change in use of a residential building or structure, or any change in the use of land that creates additional demand for school facilities where such activity requires approval or issuance of a plat, short plat, cluster development, site development permit, residential building permit, mobile home permit, or mobile home park site plan.
N. “Impact fee” means a payment of money imposed upon development as a condition of development approval to pay for school facilities needed to serve new growth and development, that is reasonably related to the new development that creates additional demand and need for public facilities, that is a proportionate share of the cost of the public facilities, and that is used for facilities that reasonably benefit the new development. “Impact fee” does not include a reasonable permit or application fee.
P. “Permanent facilities” means facilities of the District with a fixed foundation that are not relocatable facilities.
Q. “Relocatable facilities” means any factory-built structure, transportable in 1 or more sections that is designed to be used as an education space and is needed to prevent the overbuilding of school facilities, to meet the needs of service areas within the District or to cover the gap between the time that families move into new residential developments and the date that construction is completed on permanent school facilities.
U. “Student factor” means the number derived by the District to describe how many students of each grade span are expected to be generated by a dwelling unit. Student factors shall be based on District records of average actual student generated rates for new developments constructed over a period of not more than 5 years prior to the date of the fee calculation; provided, that if such information is not available in the District, data from adjacent Districts, or Districts with similar demographics or County-wide averages may be used. Student factors must be updated on an annual basis, and separately determined for single-family and multifamily dwelling units and for grade spans.
V. “Transitional facilities” means those school facilities that are being used pending the construction of permanent facilities; provided, that the necessary financial commitments are in place to construct the permanent facilities. (Ord. 2214 § 1, 1998; Ord. 2074 § 3, 1995).
1. Shelters or dwelling units for temporary placement, which provide housing to persons on a temporary basis for not more than 4 weeks.
3. Any form of housing for the elderly, including nursing homes, retirement centers, and any type of housing units for persons age 55 and over, which have recorded covenants or recorded declaration of restrictions precluding school-aged children as residents in those units.
B. Low, moderate or mid-moderate income affordable housing with a recorded lien, covenant, or other contractual provision consistent with subsection (B)(1) of this section. For purposes of this subsection:
Affordable housing: A dwelling unit reserved for occupancy by eligible households and having housing expenses no greater than 30 percent of a given percent of the King County median household income, adjusted for household size, as follows:
The amount of the school impact fees not collected from low, moderate or mid-moderate income affordable housing developments shall be paid from public funds other than impact fee accounts. In no event shall this subsection be construed to require the City to provide any funds for school impact fees not collected.
1. As a condition of receiving an exemption under this subsection, the owner shall execute and record in King County’s real property title records a City-drafted lien, covenant, or other contractual provision against the property that provides that the proposed housing unit or development will continue to be used for low, moderate or mid-moderate income affordable housing. In the event that the property does not comply with the affordability requirements of the covenant then the owner shall pay a school impact fee based upon the schedule then in effect. The lien, covenant, or other contractual provision shall run with the land and apply to subsequent owners and assigns in the event that the housing unit(s) are exempted.
2. Any request for an exemption under this subsection shall be made prior to issuance of a building permit. If a building permit is not required for the development, then the exemption request shall be made when the first development permit is applied for. Any request not made when required by this subsection shall be deemed waived.
3. The Issaquah School District shall pay or bear the cost of the impact fees that are not collected pursuant to this exemption.
C. Rebuilding of legally established dwelling unit(s) destroyed or damaged by fire, flood, explosion, act of God or other accident or catastrophe, or remodeling of existing legally established dwelling unit(s); provided, that such rebuilding takes place within a period of 1 year after destruction, and so long as no additional dwelling units are created.
D. Condominium projects in which existing dwelling units are converted into condominium ownership and where no new dwelling units are created.
E. Any development activity that is exempt from the payment of an impact fee pursuant to RCW 82.02.100, due to mitigation of the same system improvement under the State Environmental Policy Act.
F. Any development activity for which school impacts have been mitigated pursuant to a condition of plat approval to pay fees, dedicate land or construct or improve school facilities, unless the condition of the plat approval provides otherwise; provided, that the condition of the plat approval predates the effective date of fee imposition as provided in IMC 3.63.070(C).
G. Any development activity for which school impacts have been mitigated pursuant to a voluntary agreement entered into with the District to pay fees, dedicate land or construct or improve school facilities, unless the terms of the voluntary agreement provide otherwise; provided, that the agreement predates the effective date of fee imposition as provided in IMC 3.63.070(C).
H. Accessory Units. A development permit for an accessory unit shall not be assessed a school impact fee. (Ord. 2839 § 1, 2018; Ord. 2746 § 6 (Exh. C), 2015; Ord. 2529 §§ 2, 3, 2008; Ord. 2074 § 4, 1995).
As a condition of the City’s authorization and adoption of a school impact fee ordinance, the City and District shall enter into an interlocal agreement governing the operation of the school impact fee program, and describing the relationship and liabilities of the parties thereunder. (Ord. 2074 § 5, 1995).
1. The District’s capital facilities plan (as defined in IMC 3.63.020 herein) and adopted by the school board;
2. The District’s enrollment projections over the next 6 years, its current enrollment and the District’s enrollment projections and actual enrollment from the previous year;
4. The District’s overall capacity over the next 6 years, which shall take into account the available capacity from school facilities planned by the District but not yet built and be a function of the District’s standard of service as measured by the number of students which can be housed in District facilities;
B. To the extent that the District’s standard of service identifies a deficiency in its existing facilities, the District’s capital facilities plan must identify the sources of funding other than impact fees, for building or acquiring the necessary facilities to serve the existing student population in order to eliminate the deficiencies within a reasonable period of time.
E. In its development of the financing plan component of the capital facilities plan, the District shall plan on a 6-year horizon and shall demonstrate its best efforts by taking the following steps:
1. Establish a 6-year financing plan, and propose the necessary bond issues and levies required by and consistent with that plan and as approved by the school board consistent with RCW 28A.53.020, 84.52.052 and 84.52.056 as amended; and
2. Apply to the state for funding, and comply with the state requirements for eligibility to the best of the District’s ability. (Ord. 2074 § 6, 1995).
On at least an annual basis, the City Council shall review the information submitted by the District pursuant to IMC 3.63.050(A) herein. The review shall occur in conjunction with any update of the capital facilities plan element of the City’s comprehensive plan. (Ord. 2074 § 7, 1995).
B. Any impact fee imposed shall be reasonably related to the impact caused by the development and shall not exceed a proportionate share of the cost of school facilities that are reasonably related to the new development. The impact fee formula shall account in the fee calculation for future revenues the District will receive from the development.
C. The impact fee shall be based on the capital facilities described in the capital facilities plan developed by the District and approved by the School Board, and adopted by reference as part of the capital facilities element of the City’s comprehensive plan for the purpose of establishing the fee program. (Ord. 2855 § 1, 2018; Ord. 2074 § 8, 1995).
A. The fee shall be calculated and assessed at building permit issuance, unless otherwise specified on a final plat. The fee shall be based generally on the formula set forth in the adopted Issaquah School District capital facilities plan, but the Issaquah City Council may impose a greater or lesser fee than the formula may otherwise provide in order to ensure that such fees reflect a proportionate share of the cost of school facilities reasonably related to new development in the City.
C. The fee shall be calculated on the basis of a District-wide service area, using the appropriate factors and data to be supplied by the District, as indicated in the adopted Issaquah School District capital facilities plan. The fee calculations shall also be made on the basis of a District-wide service area to assure maximum utilization of all school facilities in the District used currently or within the last 2 years for instructional purposes. The fee shall be uniform for each single-family type and multifamily type of new development occurring within the boundaries of the City of Issaquah.
D. Applications for a change of use shall receive credit based on the existing use. This credit is calculated by deducting the fee amount of the existing use from the fee of the proposed use.
E. The formula used to calculate the fee shall provide a credit for the anticipated tax contributions that would be made by the development based on historical levels of voter support for bond issues in the District.
F. The formula shall also provide for a credit for school facilities or sites actually provided by a developer which the District finds acceptable.
G. The City may also impose an application fee to cover the reasonable costs of administration of the impact fee program. The application fee shall be assessed and collected on the date a complete application is filed for approval or issuance of a final plat, final short plat, a cluster development, site development permit, residential building permit, mobile home permit, or mobile home park site plan, where the application fee for the lot or unit at issue has not been previously paid. (Ord. 2855 § 2, 2018; Ord. 2523 § 2, 2008; Ord. 2214 § 2, 1998; Ord. 2074 § 9, 1995).
H. Each applicant for a single-family detached or attached residential construction permit, in accordance with his or her contractor registration number or other unique identification number, shall be entitled to annually receive deferrals for the first 20 single-family residential construction building permits. For purposes of this subsection, an “applicant” includes an entity that controls the applicant, is controlled by the applicant, or is under common control with the applicant. (Ord. 2771 § 1, 2016).
The impact fee and the application fee shall be collected by the City, and maintained in separate accounts. All school impact fees shall be paid to the District from the school impact fee account monthly. The City shall retain all application fees associated with the City’s administration of the impact fee program. (Ord. 2214 § 3, 1998; Ord. 2074 § 10, 1995).
A. Impact fees shall be imposed upon development activity in the City as follows:
1. $15,276 per single-family residential unit;
2. $4,399 per multifamily residential unit.
These fees may be collected by the City from any applicant where such development activity requires final plat, PUD approval, issuance of a residential building permit or a mobile home permit, and the fee for the lot or unit has not previously been paid.
B. For a plat applied for on or after the effective date of the ordinance codified in this chapter, 50 percent of the impact fees due on the plat shall be assessed at the time of final approval and collected from the applicant prior to the recording of the final plat, using the impact fee schedule in effect at the time of final plat approval. The balance of the assessed fee shall be allocated to the dwelling units in the project, and shall be collected when the building permits are issued, based on the fee schedule in effect at the time of building permit issuance. Residential developments proposed for short plats shall not be governed by this subsection, but shall be governed by subsection D of this section.
C. If on the effective date of the ordinance codified in this chapter a plat has already received preliminary approval, such plat shall not be required to pay 50 percent of the impact fees at the time of final approval, but the impact fees shall be assessed and collected from the lot owner at the time the residential building permits are issued, using the impact fee schedules then in effect at the time of building permit issuance. If on the effective date of the ordinance codified in this chapter an applicant has applied for preliminary plat approval, but has not yet received such approval, the applicant shall follow the procedures set forth in subsection B of this section.
D. For existing lots or lots not covered by subsection B of this section, for application for single-family and multifamily residential building permits, a site development permit, a cluster development permit or a short plat approval, the total amount of the impact fees shall be assessed and collected from the applicant when the building permit is issued, using the impact fee schedules in effect at the time of building permit issuance.
E. The City shall not grant final plat approval nor issue the required residential building permit unless and until the impact fees set forth in the impact fee schedule have been paid.
F. Any application for preliminary plat approval or multifamily development which has been approved subject to conditions requiring the payment of impact fees established pursuant to this chapter shall be required to pay the fee in accordance with the conditions of approval. (Ord. 2856 § 1, 2018; Ord. 2822 § 1, 2017; Ord. 2776 § 1, 2016; Ord. 2743 § 1, 2015; Ord. 2718 § 1, 2014; Ord. 2693 § 1, 2013; Ord. 2659 § 1, 2012; Ord. 2623 § 1, 2011; Ord. 2597 § 1, 2010; Ord. 2564 § 1, 2009; Ord. 2553 § 4 (Exh. B3), 2009; Ord. 2529 § 1, 2008; Ord. 2523 § 2, 2008; Ord. 2509 § 1, 2007; Ord. 2467 § 1, 2006; Ord. 2451 § 1, 2006; Ord. 2400 § 1, 2004; Ord. 2376 § 1, 2003; Ord. 2351 § 1, 2002; Ord. 2302 § 1, 2001; Ord. 2237 § 1, 1999; Ord. 2214 § 4, 1998; Ord. 2191 § 1, 1998; Ord. 2163 § 1, 1997; Ord. 2143 § 1, 1997; Ord. 2074 § 11, 1995).
A. The City shall determine a developer’s impact fee, based upon the fee schedule adopted in IMC 3.63.100(A).
C. Whenever a developer is granted approval subject to a condition that the developer actually provide a school facility acceptable to the District, the developer shall be entitled to a credit for the actual cost of providing the facility, against the fee that would be chargeable under the formula provided by this chapter. The cost of construction shall be estimated at the time of approval, but must be documented, and the documentation confirmed after the construction is completed to assure that an accurate credit amount is provided. If construction costs are less than the calculated fee amount, the difference remaining shall be chargeable as a school impact fee.
D. The standard impact fees may be adjusted, if one of the following circumstances exists; provided, that any discount used in the fee formula fails to adjust for the error in the calculation or fails to ameliorate for the unfairness of the fee:
E. In cases where a developer requests an independent fee calculation, adjustment exception or a credit pursuant to RCW 82.02.060(3), the City shall consult with the District and the District shall advise the City prior to the City making the final impact fee determination.
G. Any appeal of the decision of the City with regard to fee amounts shall follow the process for the appeal of the underlying development application, as set forth in the Issaquah Municipal Code. Any errors in the formula identified as a result of the appeal should be referred to the Council for possible modification.
H. Impact fees may be paid under protest in order to obtain a permit or other approval of development activity. (Ord. 2855 § 3, 2018; Ord. 2771 § 2, 2016; Ord. 2074 § 12, 1995).
A. Impact fee receipts shall be earmarked specifically and retained in a special interest-bearing account established by the District solely for the District’s school impact fees. All interest shall be retained in the account and expended for the purpose or purposes for which impact fees were imposed. Annually, the District, based in part on its report prepared pursuant to IMC 3.63.050, shall prepare a report on the impact fee account showing the source and amount of all moneys collected, earned or received, and capital or system improvements that were financed in whole or in part by impact fees. The District shall submit a copy of this report to the City Council. The City shall maintain separate school impact fee and administration fee accounts pursuant to IMC 3.63.090, and shall prepare a report on the source and amount of all school impact fees collected and transferred to the District.
C. Impact fees shall be expended or encumbered by the District for a permissible use within 6 years of receipt by the District, unless there exists an extraordinary or compelling reason for fees to be held longer than 6 years. Such extraordinary or compelling reasons shall be identified to the City by the District in a written report. The City Council shall identify the District’s extraordinary and compelling reasons for the fees to be held longer than 6 years in the Council’s own written findings.
D. The current owner of property on which an impact fee has been paid may receive a refund of such fees if the impact fees have not been expended or encumbered within 6 years of receipt of the funds by the District on school facilities intended to benefit the development activity for which the impact fees were paid. In determining whether impact fees have been encumbered, impact fees shall be considered encumbered on a first in, first out basis. The District shall notify potential claimants by first-class mail deposited with the United States postal service addressed to the owner of the property as shown in the County tax records.
E. An owner’s request for a refund must be submitted to the District in writing within 1 year of the date the right to claim the refund arises or the date that notice is given, whichever date is later. Any impact fees that are not expended or encumbered by the District in conformance with the capital facilities plan within these time limitations, and for which no application for a refund has been made within this 1-year period, shall be retained and expended consistent with the provisions of this section. Refunds of impact fees shall include any interest earned on the impact fees.
F. Should the City seek to terminate any or all school impact fee requirements, all unexpended or unencumbered funds, including interest earned, shall be refunded to the current owner of the property for which a school impact fee was paid. Upon the finding that any or all fee requirements are to be terminated, the City shall place notice of such termination and the availability of the refunds in a newspaper of general circulation at least 2 times and shall notify all potential claimants by first-class mail addressed to the owner of the property as shown in the County tax records. All funds available for refund shall be retained for a period of 1 year. At the end of 1 year, any remaining funds shall be retained by the District, but must be expended by the District, consistent with the provisions of this section. The notice requirement set forth above shall not apply if there are no unexpended or unencumbered balances within the account or accounts being terminated.
2. No impact on the District has resulted. “Impact” shall be deemed to include cases where the District has expended or encumbered the impact fees in good faith prior to the application for a refund. In the event that the District has expended or encumbered the fees in good faith, no refund shall be forthcoming. However, if within a period of 3 years, the same or subsequent owner of the property proceeds with the same or substantially similar development activity, the owner shall be eligible for a credit. The owner must petition the District and provide receipts of impact fees paid by the owner for a development of the same or substantially similar nature on the same property or some portion thereof. The District shall determine whether to grant a credit, and such determinations may be appealed by following the procedures set forth in IMC 3.63.110.
H. Interest due upon the refund of impact fees required by this section shall be calculated according to the average rate received by the District on invested funds throughout the period during which the fees were retained. (Ord. 2074 § 13, 1995).