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Forward Pinellas begins phased update of countywide multimodal impact fee ordinance amid state law pause on fee increases
Summary
Forward Pinellas presented Phase 1 findings Sept. 10 and proposed a two‑part Phase 2 for the countywide multimodal impact fee update. Staff recommended proceeding with administrative and procedural updates now but delaying any technical fee study or rate increases until after Florida’s Senate Bill 180 restrictions expire October 1, 2027.
Forward Pinellas staff outlined Phase 1 results of a countywide multimodal impact fee ordinance update and recommended a phased Phase 2 approach on Sept. 10 that would defer any fee‑rate increases until state law permits.
Nicole Glasser, project lead, told the board that Phase 1 produced recommendations including revising fee rates, reconsidering benefit districts, evaluating the 50/50 revenue‑share split between municipalities and county, updating land‑use categories and fee schedules to reflect contemporary trip generation, and incorporating deeper affordable‑housing waivers tied to area median income and affordability periods.
Glasser said recent state legislation — Senate Bill 180 — prohibits local governments from adopting more restrictive or burdensome land‑development regulations through Oct. 1, 2027, and Forward Pinellas counsel advised against initiating the technical fee study now because state law requires adoption of a technical fee study within 12 months of initiation. “If we initiated it today, we would have to adopt it 12 months from today, but we would be running foul of Senate Bill 180,” Glasser said.
Staff proposed splitting Phase 2 into 2 subphases: Phase 2A would proceed now with updates that clarify administration and improve consistent implementation (revenue‑sharing methodology review, clarifying eligible expenditures, opt‑out provisions, and administrative guidance); Phase 2B — including the statutorily required technical fee study and any fee schedule increases — would be initiated only when state law allows.
Why it matters: the multimodal impact fee program raises and distributes development impact revenues across 25 local governments. Staff told the board the current opt‑out provision could dissolve the entire program if municipalities representing at least 10% of county population withdraw, and that municipalities have expressed differing views on benefit district structure and revenue sharing. The board discussed possible interim steps such as revising administrative procedures now, and members suggested monitoring for possible legislative “glitch” bills to Senate Bill 180.
Forward Pinellas staff recommended continuing with Phase 2A to maintain momentum and return later with Phase 2B once state law permits initiation of the technical fee study.
