3.32.140 Mixed use and related properties

        A.    Special standards may apply for determining the appropriate category where developed properties share or utilize common transportation facilities, such as walkways, driveways or parking areas. Except as provided in this section, no TUF will be apportioned among mixed uses, related developments or combinations thereof.

        B.    Mixed uses within a single developed property and related improvements will not have the TUF bill apportioned unless there are separate water meters and sewer services for the separate uses. Although these standards generally apply to nonresidential uses, they also will be used to determine the appropriate category in properties with mixed uses of residential and nonresidential developments. The city will provide assistance to owners to help them determine an equitable manner for apportioning the fee to tenants.

        C.    The following procedure is used to apportion TUF fees within mixed use properties that have separate water meters and sewer services for the separate uses:

        1.     Residential Uses. Each equivalent residential unit will be assessed a TUF in accordance with the applicable residential rate for that unit.

        2.     Nonresidential Uses. For developed properties with at least one common boundary where the uses would be assigned separate categories if the uses did not share common driveways, walkways or parking areas, and where the property design reduces the number of trip destinations that normally would be assigned to that use, a combined TUF may be established. Related properties may have more than a single water meter and sewer utility service and the combined TUF will be apportioned by the manager between uses as follows:

        a.     Establish a collective trip assignment for the mixed uses based on the lowest applicable trip generation factors that could be applied to the subject properties. The assignment may include individual trip calculations for some uses and combined trip calculations for other uses.

        b.     Establish the appropriate category and related cost per trip rate for that category and apply that rate to the collective trip assignment a recommended allocation of the total trip.

        c.     Establish an allocation of the combined fee amount to the water meter / sewer accounts that serve the collective properties using one or more of the following methods:

        i.      Building area square footage;

        ii.     ITE Manual daily trip generation factors;

        iii.    Internal traffic counts;

        iv.    Other factors deemed suitable for apportioning the fee commensurate with a use.