A list of all requirements for a development project. & Parcel Map, Environmental Clean Code, 65940.1, subd. Permit Viewer, Report PDF PARK IMPACT FEES - sdparks.org GREEN ED YOUNG Executive Director, TACIR Policy Consultant In the decade 1990-2000 Tennessee's overall population grew by 17%. Bill, Water For purposes of this paragraph, "impact fee" has the same meaning as the term "fee" is [sic] defined in subdivision (b) of Section 66000, except that it also includes fees specified in Section 66477. PDF Los Angeles County Department Of Public Works Land Development Division Control District Permits, Water New Growth and Street Impact Fee Maps Developer Doorway FY 17 Impact Fee Annual Report FY23 City of Fresno Development Impact Fee Summary Infill Fee Waiver Application. of Events, Do Closures, Unincorporated Project Gallery, Active Code, 65940.1, subd. They differ from other forms of value capture including special assessments Impact fees are intended to make new development help pay for growth-related expenses. Code, 66019, subd. For the most up-to-date costs, please consult staff at one of the Public Counters. Residents. [7] Gov. PDF AMENDED IMPACT FEE AGREEMENT - Sumter County, FL 4 0 obj Land has gotten more expensive. /Filter /FlateDecode Code, 50466.5 subd. 47-1. . (JavaScript must be enabled to view this email address), Los Angeles County Department of Regional Planning, Memo to the Board of Supervisors Regarding Fee Revisions dated April 27, 2010, Historical Landmarks and Records Commission, County Prequalified Environmental Consultant List, A-NET Airport Land Use Commission (ALUC) Viewer, SMMLCP-NET Santa Monica Mountains Local Coastal Program, Santa Monica Mountains North Area Resources Web App, Z-NET Find Your Zoning and Verify Jurisdiction. All Residents Services, Apply for a Business Update, Executive Development impact fees can now be used for school construction, South Please send website questions and comments to webadmin@planning.lacounty.gov. Common Claims About Proposition 13 - California The most current ordinance regarding impact fees was adopted on August 17, 2020 with Ordinance 2020-27. The Fort Mill School District's impact fee exists because it pre-dates the 1999 S.C. Development Impact Fee Act. LBUSD Developer Fee Increase LAUSD Fee Payment Procedure 2022-2023 City of Artesia Building Code Fees.pdf, 2022-2023 City of Artesia Building Valuation Fee Table.pdf, 2022-2023 City of Artesia Electrical Code Fees.pdf, 2022-2023 City of Artesia Mechanical Code Fees.pdf, 2022-2023 City of Artesia Plumbing Code Fees.pdf, 2022-2023 City of Artesia Public Notice.pdf, 2022-2023 City of Carson Building Code Fees.pdf, 2022-2023 City of Carson Building Valuation Fee Table.pdf, 2022-2023 City of Carson Electrical Code Fees.pdf, 2022-2023 City of Carson Mechanical Code Fees.pdf, 2022-2023 City of Carson Plumbing Code Fees.pdf, 2022-2023 City of Carson Public Notice.pdf, 2022-2023 .City of Cerritos Mechanical Code Fees.pdf, 2022-2023 City of Cerritos Building Code Fees.pdf, 2022-2023 City of Cerritos Building Valuation Fee Table.pdf, 2022-2023 City of Cerritos Electrical Code Fees.pdf, 2022-2023 City of Cerritos Plumbing Code Fees.pdf, 2022-2023 City of Cerritos Public Notice.pdf, 2022-2023 City of Industry Building Code Fees.pdf, 2022-2023 City of Industry Building Valuation Fee Table.pdf, 2022-2023 City of Industry Electrical Code Fees.pdf, 2022-2023 City of Industry Mechanical Code Fees.pdf, 2022-2023 City of Industry Plumbing Code Fees.pdf, 2022-2023 City of Industry Public Notice.pdf, 2022-2023 .City of Irwindale Plumbing Code Fees.pdf, 2022-2023 City of Irwindale Building Code Fees.pdf, 2022-2023 City of Irwindale Building Valuation Fee Table.pdf, 2022-2023 City of Irwindale Electrical Code Fees.pdf, 2022-2023 City of Irwindale Mechanical Code Fees.pdf, 2022-2023 City of Irwindale Public Notice.pdf, 2022-2023 City of La Canada Flintridge Building Code Fees.pdf, 2022-2023 City of La Canada Flintridge Building Valuation Fee Table.pdf, 2022-2023 City of La Canada Flintridge Electrical Code Fees.pdf, 2022-2023 City of La Canada Flintridge Mechanical Code Fees.pdf, 2022-2023 City of La Canada Flintridge Plumbing Code Fees.pdf, 2022-2023 City of La Canada Public Notice.pdf.pdf, 2022-2023 City of La Mirada Building Code Fees.pdf, 2022-2023 City of La Mirada Building Valuation Fee Table.pdf, 2022-2023 City of La Mirada Electrical Code Fees.pdf, 2022-2023 City of La Mirada Mechanical Code Fees.pdf, 2022-2023 City of La Mirada Plumbing Code Fees.pdf, 2022-2023 City of La Mirada Public Notice.pdf, 2022-2023 City of Lakewood Building Code Fees.pdf, 2022-2023 City of Lakewood Building Valuation Fee Table.pdf, 2022-2023 City of Lakewood Electrical Code Fees.pdf, 2022-2023 City of Lakewood Mechanical Code Fees.pdf, 2022-2023 City of Lakewood Plumbing Code Fees.pdf, 2022-2023 City of Lakewood Public Notice.pdf, 2022-2023 City of Lomita Building Code Fees.pdf, 2022-2023 City of Lomita Building Valuation Fee Table.pdf, 2022-2023 City of Lomita Electrical Code Fees.pdf, 2022-2023 City of Lomita Mechanical Code Fees.pdf, 2022-2023 City of Lomita Plumbing Code Fees.pdf, 2022-2023 City of Lomita Public Notice.pdf, 2022-2023 City of Rolling Hills Building Code Fees.pdf, 2022-2023 City of Rolling Hills Building Valuation Fee Table.pdf, 2022-2023 City of Rolling Hills Electrical Code Fees.pdf, 2022-2023 City of Rolling Hills Mechanical Code Fees.pdf, 2022-2023 City of Rolling Hills Plumbing Code Fees.pdf, 2022-2023 City of Rolling Hills Public Notice.pdf, 2022-2023 City of Westlake Village Building Code Fees.pdf, 2022-2023 City of Westlake Village Building Valuation Fee Table.pdf, 2022-2023 City of Westlake Village Electrical Code Fees.pdf, 2022-2023 City of Westlake Village Mechanical Code Fees.pdf, 2022-2023 City of Westlake Village Plumbing Code Fees.pdf, 2022-2023 City of Westlake Village Public Notice.pdf, 2022-2023 County Building Valuation Fee Table.pdf, 2022-2023 County Electrical Code Fees.pdf, 2022-2023 County Mechanical Code Fees.pdf, BUILDING CODE FEE SCHEDULE - VALUATION 2013-14.pdf, GEOTECHNICAL AND MATERIALS ENGINEERING DIVISION FEE SCHEDULE 2013-14.pdf, GRADING AND LANDSCAPE PERMIT AND PLAN CHECK FEES 2013-14.pdf, BUILDING CODE FEE SCHEDULE - VALUATION 2014-15.pdf, GRADING AND LANDSCAPE PERMIT AND PLAN CHECK FEES 2014-15.pdf, BUILDING CODE FEE SCHEDULE - VALUATION 2015-16.pdf, GRADING AND LANDSCAPE PERMIT AND PLAN CHECK FEES 2015-16.pdf, BUILDING CODE FEE SCHEDULE - VALUATION 2016-17.pdf, GRADING AND LANDSCAPE PERMIT AND PLAN CHECK FEES 2016-17.pdf, Building Valuation Fee City of County 2017-18.pdf, Building Valuation Fee City of County 2018-19.pdf, 2019-2020 County Building Valuation Fee Table.pdf, 2019-2020 County Electrical Code Fees.pdf, 2019-2020 County Fees from ordinance template.pdf, 2019-2020 County Mechanical Code Fees.pdf, 2020-2021 County Building Valuation Fee Table.pdf, 2020-2021 County Electrical Code Fees.pdf, 2020-2021 County Fees from ordinance template.pdf, 2020-2021 County Mechanical Code Fees.pdf, 2021-2022 County Building Valuation Fee Table.pdf, 2021-2022 County Electrical Code Fees.pdf, 2021-2022 County Fees from ordinance template.pdf, 2021-2022 County Mechanical Code Fees.pdf. Box 93608 Los Angeles, Ca 90093 800 463-7803 Vally Crest Landscape, Inc 12087 N. Lopez Canyon Rd., San Fernando, Ca 91342 818 834-1000 Development Services Case Management Inspection Case Management Affordable Housing Section; ADU (Accessory Dwelling Unit) . The current Active Transportation in Lieu Fee is $1,400 per excess Vehicle Mile Traveled for residential and non-residential development projects. The housing crisis has allowed development interests to make common cause with housing advocates and the loss of local control over land use policy is expanding into local governments ability to fund facilities to service housing development. California Controller Web Resources re Local Governments, California Legislatures On-line Statutes, California Local Government Finance Almanac, UC Hastings Law Library California Ballot Measures Database. Copyright 2002-2023 Blackboard, Inc. All rights reserved. Get help For questions on the annual indexing process, contact cpc.impactfees@sfgov.org. a Business, Flood Fee Schedules | LADBS [17], The Mitigation Fee Act requires cities and counties to mail notice of the time and place of a meeting regarding any new or increased impact fees at least 14 days before the meeting to any interested party who files a written request for notice, as building industry groups often do. You can read more about the boards mission and its members at About The Times Editorial Board. Problem, Apply for Tentative Tract or Parcel Map Number, Decommissioning Bond For Conditional Use Permit In Unincorporated Area.pdf, Default Judgment Agreement For Subdivision In Unincorporated Area.pdf, Department of Regional Planning Bond Release Inspection Requirements.pdf, Facility Transfer and Improvement Security Release Procedures Manual.pdf, Faithful Performance Bond For Subdivision In Incorporated City.pdf, Faithful Performance Bond For Subdivision In Unincorporated Area.pdf, Faithful Performance Bond for Water Improvements-3 PARTIES.pdf, Labor and Material Bond For Subdivision In Incorporated City.pdf, Labor and Material Bond For Subdivision In Unincorporated Area.pdf, Multiple Agreement For Building Permit Project In Unincorporated Area.pdf, Multiple Agreement For Conditional Use Permit In Unincorporated Area.pdf, Multiple Agreement For Subdivision In Incorporated City.pdf, Multiple Agreement For Subdivision In Unincorporated Area.pdf, Multiple Water Improvements Agreement-3 PARTIES.pdf, Tax Bond Instructions for Declaration.pdf, Traffic Signals Agreement For Conditional Use Permit.pdf, Traffic Signals Agreement For Subdivision.pdf, 2022-2023 LDD Bond Calculation Sheets.xlsx, Antelope Valley Drainage Fee Schedule.pdf, Land Development Division Fee Schedule.pdf, Agencies Clearing Subdivision Contact List.pdf, Final Map Submittal Check List For Subdivision Review by County.pdf, Guide For The Preparation of Tract Maps and Parcel Maps.pdf, First Plan Check Submittal Requirements.pdf, A1 Offsite Owner for Offsite Improvements.pdf, A2 Offsite Owner for Onsite Improvements.pdf, Acceptance of employment by Consultants Document B.pdf, Acknowledgement to Employ Consultants Document A.pdf, Application for Grading-Landscape Permit.pdf, B1 Developer for Offsite Improvements.pdf, LID Covenant and Instructions (5-8-17).pdf, Los Angeles County Hydraulic Design Manual.pdf, Los Angeles County Low Impact Development (LID) Manual.pdf, Los Angeles County Sedimentation Manual.pdf, Low Impact Development Standards Manual.pdf, LDD Landscape Plan Check Corrections List 2020.pdf, Reference Evapotranspiration Zone Amounts.pdf, Water Purveyor Acknowledgement Letter.pdf, Catch Basin Retrofit Maintenance Agreement - Option 1.pdf, Catch Basin Retrofit Maintenance Agreement - Option 2.pdf, Catch Basin Retrofit Permit - Exhibit A Spreadsheet Sample.pdf, Catch Basin Trash Excluder Maintenance Agreement Option 1.pdf, Catch Basin Trash Excluder Maintenance Agreement Option 2.pdf, Guidelines for Connection Permits - June 2018 .pdf, Guidelines for Flag and Pennant Permits.pdf, Guidelines For Overbuilding and Air Rights.pdf, Guidelines for Overhead Banner Permits.pdf, Guidelines For The Installation Of Structural BMPs On Flood Control Facilities.pdf, House Numbering on Curbs permit Guidelines.pdf, Permit Policy During The Storm Season.pdf, Temporary Traffic Control Requirements.pdf, Access Management For Private Developments.pdf, B&T District Report Lost Hills Road - Las Virgenes Road.pdf, Covenant and Agreement By Owner (November 2015).doc, How to Start a Public Easement Vacation.pdf, Private Drives and Traffic Calming Design Guidelines Manual.pdf, Private Contract Sanitary Sewer Manual.pdf, Sewer Area Study Submittal Check List.pdf, Sewer Improvement Offer of Dedication Incorporated City.pdf, Sewer Improvement Offer of Dedication Unincorporated Area.pdf, Sewer Letter of Participation Incorporated City.pdf, Sewer Letter of Participation Unincorporated Area.pdf, Sewer Plan Check Correction List and Clearance Form.pdf, Sewer Underground Utilities Letter Incorporated City.pdf, Sewer Underground Utilities Letter Unincorporated Area.pdf, SWR Encroachment Waiver and Agreement Sample.pdf, LA County Flood Control Debris Dams and Basins Design Manual.pdf, LA County Flood Control Design Manual - Hydraulics.pdf, LA County Flood Control Structural Design Manual.pdf, Storm Drain Revision Description Form Spreadsheet.xls, Storm Drain Revision Description Form.pdf, Water Plan Check Correction List and Clearance Form rev 5-12-14.pdf, Privacy 13, 62, 218 and 26) , elections, LAFCO, land use, police liability, inverse condemnation and other public law issues. North Ada County Fire & Rescue Impact Fee: Residential (per Dwelling Unit) $647.00 Non Residential (per square foot) $0.32 . LA County Service Locator Opens in new window; Search Online Building . stream COMMUNITY DEVELOPMENT DEPT - PLANNING FEES 1 Per City Code Sec. Developer Fees within Los Angeles Unified School District are collected by two offices: Los Angeles Unified School District (LAUSD) and the City of Los Angeles Department of Building & Safety (LADBS). Planning & Building. Nor is the State providing funding for those purposes. The cost of building new housing in California is too damn high. Paid at County Sanitation District; please contact: Contact Los Angeles County Sanitation District (562) 699-7411 or (323) 685-5217 1955 Workman Mill Rd., Room 103 County These fees are designed to offset the . endstream (03/18/2021) CITY OF RIVERSIDE PUBLIC WORKS DEPARTMENT (951) 826-5341 www.riversideca.gov DEVELOPMENT FEES This list of fees is to be used for general information only and is subject to additions and revisions without notice. Impact Fees | Planning Department | City of San Diego Official Website Board approves impact fee ordinance - Pima County a Waste Hauler, Industrial Maintenance fees may address all aspects of capital costs including debt service, operations, maintenance, and repair and replacement of facilities. All Business Services, Business Permit Viewer, Report The Developer Fee Program Office (DFPO) staff collects District Developer Fees on residential and commercial/industrial development projects that are within the Districts boundaries but outside the City of Los Angeles. Community Development - Permits and Fees - City of Gardena That only worsens the states housing shortage. Code Violation, Ready LA Submit complete development impact fee calculation request form by email or by mail or in person to the Site Improvement & Permits Section (SIPS) at the public front counter located at 827 7th Street (Room 102). County Code, 65940.1, subd. PARK FEES | City of Los Angeles Department of Recreation and Parks The District entered into a contract with the City of Los Angeles to collect Developer Fees from owners/developers as a condition of the issuance of a building permit for developments within the City of Los Angeles. Services, Municipal Figure 23 shows the median impact fee per residential building permit for cities in 2014. Listed below are links to adopted DIF Plans: Barrio Logan Public Facilities Financing Plan. (a)(6). Opinion: How has American healthcare gone so wrong? for 5 0 obj Many of our documents are in PDF format. Development Impact Fee Report development fee type, are detailed within the adopted Nexus Studies establishing the individual Development Impact Fee program(s) and are on file with the City Clerk's Office. Los Angeles Times editorial board endorsements for the U.S. House, California ballot measures and more. In some anti-growth cities, thats the goal to set fees so high that no development occurs in their borders. The fees will also affect other types of new construction, including new retail projects, which will be . Thats according to a report commissioned by state lawmakers and prepared by the UC Berkeley Terner Center for Housing Innovation. Affordable Housing Linkage Fee - LAHD - Los Angeles Heres why thats wise, Editorial: Bay Area making climate change history by phasing out sales of gas furnaces and water heaters, Nicholas Goldberg: How I became a tool of Chinas giant anti-American propaganda machine. stream Development Impact Fees Schedule Please note that this schedule of fees, exactions, and affordability requirements imposed by the County and other special districts reflects requirements including but not limited to the Los Angeles County Department of Regional Planning. [22] Gov. California Environmental Quality Act document fees pursuant to Fish and Game Code 711.4(a),(b),(c) and (e) and Ord. ft.) $5.82 $4.52 $5.25 N/A N/A $0.18 $0.15 Institutional (fees are per sq. (a)(1)(C). - Short title, authority and applicability. Revenue Program & Rates | Los Angeles County Sanitation Districts a Business, Flood The State Allocation Board (SAB) sets the per-square-foot Level 1 school impact fees ("Developer Fees") every two years. Of the 640,500 jobs, 265,000 are directly employed in the Film and Digital Media Industry while 375,000 are jobs created through spillover effects. The fees are used to subsidize construction of affordable . Impact Fees Are Higher in Cities Without Parcel Taxes. Development Impact Fee Advisory Committee (Committee), whose purpose is to carry out the duties as set forth in Idaho Code 67-8205(3), as it may be . 36-71-1 et seq. /Length 5 0 R [20] Health & Saf. Unlike impact fees that are imposed on new development, maintenance fee revenue is generated from all development, existing and new. The effort is being led by Assemblyman Tim Grayson (D-Concord), whose 2017 bill commissioned the statewide study of development fees. Development Services, Building We plan, design, build, and maintain modern infrastructure that The Schedule of Fees and Charges sets the price range for any particular activity or service provided by the City of Mesa. Impact fees for ADUs between 750 and 1,200 square feet (the maximum size to qualify as an ADU) must be proportional to . This fabled orchid breeder loves to chat just not about Trader Joes orchids, Calmes: Heres what we should do about Marjorie Taylor Greene, Opinion: California gave up on mandating COVID vaccines for schoolchildren. East Side Union High School District. Use the permit fee calculator to estimate the total permit fee for your projects. x\[[q~_L Waste, Submit (a)(5)(A). Bill No. /Length 13 0 R The Pima County Board of Supervisors on Aug. 17 approved a new Roadway Development Impact Fee ordinance, which will become effective Jan. 1, 2021. Project Gallery, Active Locator, See See All Residents Services; Apply for a Permit; Check Invoice Payment Status Waste, Trash City of Rancho Cordova Resources, Quarterly Developer Fee / Developer Fee Home - Los Angeles Unified School District We plan, design, build, and maintain modern infrastructure that Services, Apply Services, Municipal All Rights Reserved. All Rights Reserved. Management, Environmental Land Development Subdivision Improvement Plans Permits Graffiti Abatement Contact Us Visit Us: 900 S. Fremont Ave. Alhambra, CA 91803 Land Development Division - 3rd Floor Driving Directions Call Us: (626) 458-4921 Announcements Contact Us How Are We Doing? Use the Permit Fee Estimate application to estimate, building, electrical, fire sprinkler, grading, HVAC, plumbing, and sign, permit fees. 830 North Capitol Avenue, San Jose, California 95133. If unsure of which one to use, select Select from All Fees. NzBdw 'x='(uL?LnB3j#0`IlQKCT4DR 3YeFhqk56y|C?wbe-@ LG,Q*|luKt!!,qm4V.dPKykp1&M0tS> A ! Some have waived impact fees for granny flats or cut fees for affordable housing units. PARK FEE SCHEDULE (FOR PROJECTS WITH VESTED RIGHTS ACQUIRED PRIOR TO JANUARY 11, 2017) PLDO - sdparks.org Los Angeles County Department Of Public Works Land Development Division 2022-2023 Fee Schedule Effective July 1, 2022 If you suspect fraud or wrongdoing by a County employee, please report it to the An affordable housing linkage fee is a type of development impact fee assessed on new construction to mitigate the impact of the additional demand for affordable housing caused by such activity. Contracting, Clean Sec. Development Impact Fees | San Francisco Conclusion. In Irvine, the same fees are $22,000 and $16,000,. It is effective January 1, 2022, with some provisions deferred to July 1, 2022. Problem, Tract COMMUNITY DEVELOPMENT DEPARTMENT Development Impact Fees Development Impact Fee Plans. Industrial (fees are per sq. Planning Services (714)765-5139. As Needed, Active Management, Environmental It operates separately from the newsroom. The Fire Facilities Impact Fee rates were last updated by your Board on February 26, 2019. SeeFAQ for additional qualifying exemptions. No, lets talk about her, Column: Did the DOJ just say Donald Trump can be held accountable for Jan. 6? The new statute. Capital improvements plan. County council on Tuesday voted to start charging impact fees of $1,236 per home on Oct. 15. [5] Gov. Code, 65940.1, subd. We have particular strength in appellate litigation and I have appeared in the California Supreme Court, Its in my water? In Irvine, the same fees are $22,000 and $16,000, respectively. We have particular strength in appellate litigation and I have appeared in the California Supreme Court . Disposal Data, Apply For That makes new housing more expensive. Government Code Section 65995 and California Education Code Section 17620 allow school districts to levy fees on residential and/or commercial/industrial projects within a school district's boundaries. Eppi advises our municipal agency clients on public law issues, including the Public Records Act, land use, conflicts of interest, elections, public works. Department of Public Works | Land Development - Fresno See, Online Appointment Scheduling Coming Soon, Blackboard Web Community Manager Privacy Policy (Updated). Please note that there is also a $75 processing fee. (d)(2). [21], AB 602 does not affect the Citys ability to impose water or sewer connection fees or capacity charges under Government Code section 66013, nor does it apply to any exactions, including taxes, public art fees or in-lieu payment requirements, Mello-Roos special taxes, and parkland in-lieu fees or dedication requirements such as Quimby Fees.[22]. Effective March 1, 2023. East Side Union High School District - Developer Impact Fees - ESUHSD Cities in California rely on development fees to a much greater extent than communities in other states. The goal of LID is to mimic the undeveloped runoff conditions of the development site with the post-development conditions. Permit or Plan Check through EPIC-LA, Doing Resources, National of Sen. To obtain a more accurate estimate, please visit the Development Permit Center. (d)(1). 831 (a) This chapter shall be known and may be cited as the "Forsyth County Impact Fee Ordinance." (b) The Georgia Legislature, through the enactment of the Georgia Development Impact Fee Act, Georgia Code Title 36-71-1 through 36-71-13, has authorized Forsyth County to enact development impact . F: (213) 626-0434TDD: (213) 617-2292, . Quality Projects, Strategic a Bill, Water 19-103, Fee includes CPI adjustments, for applicable fees (SF, April). County of Los Angeles Economic Development Program Development fees are just one reason for the astronomical cost of building new homes in California. Plan, Construction Horry County to begin charging impact fees in October Development Impact Fees - Southern California Association of Governments Environmental Notices & Fees - LAVote.gov If you have any questions regarding Connection Fee and Service Charge Rates, please call our customer service group at (562) 908-4288, extension 2727, or toll-free at (800) 426-7414, extension 2727. Locals have a legitimate gripe and they need state lawmakers to help with solutions, not just impose mandates. Development fees are a politically popular way for cities and counties to raise money because, unlike property taxes or sales taxes, they dont affect existing residents. Permit or Plan Check through EPIC-LA, Doing An archive of impact fee nexus studies and cost of service studies performed since January 1, 2018. CHAPTER 82. Letters to the Editor: Antigovernment ideology isnt working for snowed-in mountain towns, Letters to the Editor: Ignore Marjorie Taylor Greene? No person or Agency is exempt from the Department of Fish and Wildlife's filing fee and/or the Los Angeles County Clerk's Documentary Handling Fee. a AB 602 would authorize any member of the public to submit evidence that a proposed impact fee violates the Mitigation Fee Act before these meetings. For residential subdivision and condominium projects with more than 50 dwelling units, the County may require dedication of park land as condition of approval for any discretionary project. Trash Services, Find Beginning January 1, 2022, an impact fee nexus study must be prepared and adopted to establish the legal and policy basis for adopting a new or increased development impact fee.