HomeMy WebLinkAboutOrdinance No. 2026-018d
C� NT CITY OF CLERMONT
�¢o.p,.. ORDINANCE N0.2026-018
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CLERMONT, FLORIDA AMENDING CHAPTER 30, SOLID WASTE, OF
THE CITY OF CLERMONT CITY CODE, CREATING A NEW ARTICLE
III, SOLID WASTE IMPACT FEE; SECTION 30-33, FEE IMPOSITION;
SECTION 30-34, ADOPTION OF TECHNICAL REPORT AS BASIS OF
IMPACT FEES; SECTION 30-35, DEFINITIONS; SECTION 30-36,
DETERMINATION OF FEE; SECTION 30-37, COLLECTION OF SOLID
WASTE IMPACT; SECTION 30-38, SOLID WASTE IMPACT FEE
SCHEDULE; SECTION 30-39, USE OF FUNDS COLLECTED; SECTION
30-40, EXEMPTIONS; SECTION 30-41, INTERPRETATION OF ARTICLE
AND FEE SCHEDULE; SECTION 30-42, EFFECT ON OTHER
REGULATIONS AND REQUIREMENTS; SECTION 30-43,
ALTERNATIVE CALCULATION OF SOLID WASTE IMPACT FEES;
AND SECTION 30-44, APPEALS; AND SECTION 30-45, UPDATING,
ANNUAL REPORTING, AND AUDITS; PROVIDING FOR CONFLICT,
SEVERABILITY, CODIFICATION, ADMINISTRATIVE CORRECTION
OF SCRIVENER'S ERRORS, PUBLICATION AND EFFECTIVE DATE.
WHEREAS, the imposition of impact fees is one of the City's preferred methods of
ensuring that development and growth pays a proportional share of the cost of capital facilities
necessary to accommodate such development; and
WHEREAS, as required under Section 163.31801(4), Florida Statutes, impact fees must
be based on the most recent available City -specific data and meet the following requirements, as
shown below:
1. The calculation of the impact fee must be based on the most recent and localized data.
2. The local government must provide for accounting and reporting of impact fee collections and
expenditures. If a local governmental entity imposes an impact fee to address its infrastructure
needs, the entity must account for the revenues and expenditures of such impact fee in a
separate accounting fund.
3. Administrative charges for the collection of impact fees must be limited to actual costs.
4. The local government must provide notice not less than 90 days before the effective date of an
ordinance or resolution imposing a new or increased impact fee. A municipality is not required
to wait 90 days to decrease, suspend, or eliminate an impact fee.
5. Collection of the impact fee may not be required to occur earlier than the date of issuance of
the building permit for the property that is subject to the fee.
6. The impact fee must be proportional and reasonably connected to, or have a rational nexus
with, the need for additional capital facilities and the increased impact generated by the new
residential or commercial construction.
7. The impact fee must be proportional and reasonably connected to, or have a rational nexus
with, the expenditure of the funds collected and the benefits accruing to the new residential or
non-residential construction.
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CITY OF CLERMONT
, ORDINANCE NO.2026-018
The local government must specifically earmark funds collected under the impact fee for use
in acquiring, constructing, or improving capital facilities to benefit new users.
Revenues generated by the impact fee may not be used, in whole or in part, to pay existing
debt or for previously approved projects unless the expenditure is reasonably connected to, or
has a rational nexus with, the increased impact generated by the new residential or non-
residential construction.
WHEREAS, the consultant team of Wright -Pierce and Innovative Technical Solutions,
LLC (ITS) prepared a Technical Report entitled City of Clermont Solid Waste Program Impact
Fee Study, dated September 2025, (Technical Report) which presented an impact analysis of
development/growth on the City's solid waste program; and
WHEREAS, the purpose of the ordinance is to regulate the use and development of land
so as to assure that new development (or annexation into the City's service area) bears a
proportionate share of the cost of capital expenditures necessary to provide solid waste collection,
transfer and disposal within the City Limits of the City of Clermont, which will be impacted by
such new development; and
WHEREAS, the City's Comprehensive Plan dictates that the Capital Improvements
Element shall be updated annually to meet the City's existing and projected needs for the
construction of capital facilities necessary to meet existing deficiencies, to accommodate desired
future growth and to replace obsolete or worn-out facilities.
WHEREAS, Policy 1.1.6 of the City's Comprehensive Plan allows the City to develop,
adopt and implement City impact fees for the purpose of subsidizing the costs of public facility
improvements; and
WHEREAS, the Clermont City Council accepts the finding of the Technical Report, as
more particularly described in Exhibit `A', incorporated herein by reference.
NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
CLERMONT, FLORIDA:
SECTION 1.
The above -stated recitals are hereby adopted as Findings in support of this Ordinance.
SECTION 2.
Chapter 30, SOLID WASTE, of the City of Clermont Code of Ordinances, is hereby amended to
read as follows (underlined indicates added language, strikethrough indicates deleted):
ARTICLE III. — SOLID WASTE IMPACT FEE
Sec. 30-33. — Fee Imposition.
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CLE N,', CITY OF CLERMONT
�.da.oa. ORDINANCE NO.2026-018
There is hereby, imposed upon all impact -generating land development activity, resulting in the
issuance of a Certificate of Occugancy, in the City Limits a solid waste impact fee due grior to
the Ci 's placement of solid waste receptacles for the collection transfer and disposal of solid
waste. However, if the building permit for new development is for less than the entire
contemplated development, the fee shall be computed for the amount of development covered by
the permit. The obligation for payment of impact fees shall run with the land. as shall the resultin
privilege.
Sec. 30-34. - Adol2tion of technical rel2ort as basis of inact fees.
The City hereb • adopts and incolporates by reference the most recent version of the Technical
Report, which among other thins supports the rates and reasonableness of the im act fees
imposed by this Article.
Sec. 30-35. — Definitions.
The following words, terms and phrases. when used in this Division, shall have the meanings
ascribed to them in this Section except where the context clearly, indicates a different meaning:
Applicant means the person who applies for a certificate of occupancy or building permit: typically
refers to the propeowner or a duly designated agent of the roe owner.
Building permit means an official document or certificate issued by the City authorizing the
commencement of construction of any structure.
Capital cost includes the following, costs as they relate to the use of impact fees for the purpose of
expanding the City's solid waste service area for new development or annexation:
1 ] The cost of all labor and materials for capital improvements to expand capacity of
existing facilities
(2) The cost of all lands, property, rights, easements and franchises acquired, including
costs of acquisition:
(3) The cost of all planning activities, including engineering evaluations and studies to
determine expansion requirements, engineering and legal services;
4 The cost of all plans andspecifications.•
(5) The cost of all equipment that adds capacity to the solid waste collection, transfer
and disposal system, including solid waste collection vehicles,
(6) The cost of all construction for a City owned and operated solid waste transfer
station;
7 The cost of all equipment necessM tooperate a solid waste transfer station
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CITY OF CLERMONT
CORDINANCE NO.2026-018
(g) The cost of relocating utilities and roadway infrastructure to accommodate new
solid waste transfer station facilities:
(9) The cost of all land surveying. and soils and construction materials testing
(10) The cost of mitigating negative impacts of construction of new solid waste transfer
station facilities including natural resource impacts, environmental impacts, noise
impacts. air qualily impacts, and communi1y impacts. Such costs do not include
routine and periodic maintenance expenditures or personnel, training, or other
operating costs.
Capital improvement includes the planning of, engineering for, acquisition of land or equipment.
and the construction of improvements for solid waste collection. transfer and disposal facilities
and infrastructure.
Commercial means a propeily uses that sells goods or services at retail.
Development means any construction or expansion of building(s) or structure(s), or any changes
in the use of and building(s) or structure(s) or land use that will generate additional impact on the
Cit 's public facilities.
Director means the Public Services Director or designee.
Essential public services means services or buildings owned, managed, or operated by or in the
interest of a governmental entity. which provides a function critical to the health safety, and
welfare of the public, but which is not proprietary in nature. Essential public services may
sRecifically include but not be limited to, public schools (including charter schools), water and
sewer services, solid waste collection, transfer and disposal, emergency services, rvices, publicly owned
housing. public safety facilities and services.
Feepaver means any person who seeks to develop land by applying for a building permit to make
an improvement to land which will generate additional impacts, or who shall by annexation require
solid waste collection services by the City. shall be reQuired to pay im act fees in the manner and
amount set forth in the ordinances of the City.
Level of service means a measure of the availabilit\ and accessibility of public facilities in support
of public facility services.
Person means any individual, partnership, co -partnership, firm, company,_ corporation,
association, joint stock company, trust, estate, governmental entity or any other legal entity, or
their legal representatives, agents ents or assigns. The masculine gender shall include the feminine, the
singular shall include the plural where indicated in the context.
Technical or Study Report means the Solid Waste Program Impact Fee Study, or the most recent
update to the impact fee calculation.
Residential and Commercial Collection shall be as classified as follows:
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CLEObNT CITY OF CLERMONT
ORDINANCE NO.2026-018
1 Class L Residential establishments shall describe those single-family, duplex
multifamily, trailer and mobile home residences utilizing solid waste containers
provided by the city for curbside pickup. Properly licensed home occupations are
included as class I.
2) Class IT Commercial establishments shall include churches, motels. hotels
manufacturers, retail and wholesale establishments where garbs a and trash may
accumulate and which are not described herein as residential. Such commercial
establishments shall use solid waste containers supplied by the city for curbside
pickup. No solid waste shall be collected that is not placed in a solid waste
container except as provided in this Article.
Sec. 30-36. — Determination of Fee.
(a) Customer Classifications. Except as otherwise provided herein, the imposition of
the solid waste impact fee shall be categorized as follows:
(1) Residential Bin Customers: Class 1 Residential customers requiring three
waste collection bins for municipal solid waste, recycling. and yard waste.
(2) Commercial Bin Customers: Class II commercial customers requiring two
waste collection bins for municipal solid waste and recycling.
(b) Applicabil6,. Impact fees shall be for new development within the City of Clermont
City Limits resulting in the issuance of a Certificate of Occupancy, where solid
waste collection. transfer and disposal services are required.
(c) Redevelopment or replacement. Where new development involves the
redevelopment of land such that existing_ impact generating development is
removed or substantially altered, the new development impact fees shall be
computed on the additional or new impacts only. It is the City's intent to collect
impact fees for only that additional impact generated by redevelopment over and
above the impact attributable to the existing development.
(d) Review of lees. The Director shall periodically review the fees adopted by
resolution, as set forth in this Section. The review period shall not exceed five
Sec. 30-37. — Collection of Solid Waste Impact Fees.
Solid waste impact fees required by this Article shall be assessed against new
develoement/redevelopment and collected in full prior to issuance of a certificate of occupancy by
the City. The City Council may establish and collect an administrative charge to offset its actual
costs of solid waste impact fee collection by adoj2tion of a resolution.
Sec. 30-38. — Solid Waste Impact Fee Schedule.
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CITY OF CLERMONT
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(a) Impact Fee Schedule. A solid waste impact fee shall be assessed and collected from
new development/redevelopment pursuant to all applicable provisions of this
Article. The fee schedule shall be adopted by resolution of the City Council.
b Im act Fee Account. There is hereby established a solid waste impact fee fund into
which all impact fees collected shall be deposited. The solid waste impact fees
shall be spent on solid waste facilities and capital costs asrovided in this Article.
Sec. 30-39.- Use of funds collected: solid waste impact fee accounts.
a) Establishment and use of impact fee fund. There is hereby established a se arate
fund account specifically for the solid waste impact fee fund. Impact fees collected
pursuant to this Article shall be used solely for the u ose of acquisition,
expansion and development of the public facilities, the need for which results from
and the provision of which will benefit new development/redevelopment or
annexed area having paid into the impact fee fund. Allowable expenditures include,
but are not limited to:
1 Planning, design and construction plan preparation:
2 Land acquisition,
3) Acquisition of trucks, trailers and housing buildins equipment:
(4) Public facilities and public facilities capital costs identified in the capital
improvements proj7ram:
(5) Repayment of monies transferred or borrowed from any budgetary fund of
the City which were used to fund the acquisition. expense and development
of the public facilities identified in the capital improvements program,
6 Payment of principal and interest, necessaa reserves and costs of issuance
under any bonds or other indebtedness issued b, the he city to provide funds
for acquisition. expansion and development of public facilities identified in
the capital improvements pro rg am,
(7) Administration of the City's impact fee program to the extent that such
administration costs do not exceed actual costs,•
8 Impact fees collected shall be encumbered for allowable expenditures as set
forth above within seven 7 ears of the date of collection.
(9) Costs associated with the expansion of public facilities necessary to offset
the impacts of new development, including, but not limited to, expansion of
transfer stations and construction of related support facilities required to
accommodate additional equipment that the City purchases due to growth.
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CITY OF CLERMONT
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b Se )arate accounting, The City shall establish and maintain a se arate solid waste
impact fee account for which the impact fee is collected in accordance with the
rovisions of this Article. This fund shall be the solid waste impact fee fund.
(c) Investment offunds. Any amounts in the impact fee fund not immediately necessary
for expenditure shall be invested in an interest -bearing account and all interest
income derived from such investments shall be deposited in the impact fee fund.
(d) Segregation of Lunds. Impact fee revenues shall remain segregated from other City -
funds and only impact fees and accrued interest shall be maintained in the impact
fee fund.
Prohibited uses. Amounts withdrawn from the impact fee fund must be used solely
in accordance with the provisions of this Article. Amounts on deposit in the impact
fee fund shall not be used for any expenditure that would be classified as a
maintenance, operations, or repair expense.
Sec. 30-40. — Exemptions.
(a) Minor alterations or additions to existing residential or general service building
There shall be no impact fee due when application is made for a building permit to
construct any addition to a residential building that already falls within the Cit of
Clermont City Limits.provided that no additional impact is created on the solid
waste program by such re lacement.
(b) Accessory structures. An impact fee shall not be assessed for construction of an
accesso building or structures that are not dwelling units and which do not
constitute an increase in intensit,, of use:
ti Replacement. An impact fee shall not be assessed for replacement of a building 2r
structure with a new building, or structure of the same use, provided that no
additional impact is created on the solid waste program by such replacement.
Sec 30-41. - Interpretations of Article and Fee Schedule.
interpretation of the provisions of this Article shall be made by the Director.
Sec. 30-42. - Effect on other regulations and requirements.
(a) No effect on zoning code. This Article ma, not be construed to alter, amend, or
modiCy any provision of the City's zoning code and City Code. Other provisions of
the City's zoning code and CityCode shall be operative and remain in full force and
effect notwithstanding, any contrary provisions, definitions, or intentions that are or
may be expressed or implied in this Article.
(b) No entitlement to certificate of occupancy. The payment of solid waste impact fees
shall not entitle the applicant to a certificate of occupancy unless all other applicable
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CLEF&NT CITY OF CLERMONT
ORDINANCE NO.2026-018
land use land development, zoning. planning, concurrency, and other applicable
requirements. standards and conditions have been met. Such other requirements,
standards. and conditions are independent of the requirement for a =ment of the
solid waste impact fees required by this Article.
c) No effect on zoning standards. This Article, including the solid waste impact fee
ordinances for particular public facilities shall not affect in any manner, the
ermissible use of property, density or intensity of development, design and
improvement standards. or other gRplicable standards or requirements of the zonin
code.
Sec. 30-43. - Alternative calculation of solid waste impact fees and procedure for review.
a) Alternative impact fee calculation. Any person who initiates any, development ma
choose to provide an alternative calculation of the impacts of the proposed
develo ment. The alternative calculation study may be used to determine whether
a fair share of the public facilities costs necessitated by the proposed development
should be less than the fees set forth in this Article or, if a particular use or
combination of uses is not identified in this Article, what fee the use should pay.
Technical details of approach, methodology,.. procedures and other matters relating
to the alternative fee calculation shall be discussed with and approved b • the
Director prior to groceeding with the study.
(b) Alternate calculations. The alternative impact fee calculation may be based on data,
information assumptions, formulae and methodology contained in this Article and
the studies prepared by independent sources provided that:
(1) The independent source is an accepted standard source of engineering and
planning data or information:
2 The independent source is a local study carried out by a qualified planner
or engineer pursuant to an accepted methodology of planning or
engineering: or
(3) Where different data, information, assumptions, formulae or methodology
are employed. such differences shall be specifically identified and justified.
(c) Submission. An alternative impact fee calculation shall be undertaken through the
submission of an application for review of an alternative impact fee calculation for
the impact fee component for which an alternative impact fee calculation is
requested.
(d) Director determination. Within thirty (30) calendar days of receipt of an application
for review of an alternative impact fee calculation, the Director shall determine if
the application is complete. If the Director determines that the application is not
complete, he shall send a written statementspecifying the deficiencies by United
States mail to the person submitting the application. The applicant shall provide a
CLERWONT CITY OF CLERMONT
ORDINANCE NO.2026-018
written response addressin , and satisfying the deficiencies to the Director,
postmarked no later than 10 days from the determination letter's postmark date.
The gpl2lication shall be deemed complete if no deficiencies are specified.
Furthermore the application shall be deemed unsatisfied and closed if no response
is received by the Director within the timeframe specified. The Director shall take
no further action on the application until it is deemed complete.
e Director review. When the Director determines the application is complete. he shall
review it and render a written decision in calendar thirty (30) days on whether the
fee should be modified and if so what the amount should be.
�]t Adjustment by agreement. If the Director finds that the data, information,
assumptions, formulae and/or methodology used by the a licant to compute the
alternative impact fee calculation satisfies the requirements hereof, the fee
determined in the alternative impact fee calculation shall be deemed the fee due and
owing for the proposed land development activity. This ad*ustment in the fee shall
be set forth in a fee agreement which shall be entered into. A determination by the
Director that the alternative impact fee calculation does not satisfy the requirements
of this section mgy be appealed to the City Manager.
Sec. 30-44. - Appeals.
a] Initiation. A fee paver mavappeal a final decision of the Director made pursuant to
any provision of this Article to the Cily Manager, by filing an apl2eal. in writin-
with the Cijy Clerk, within ten (10) business days of the decision. The appeal shall
include a written notice stating and specifying briefly the grounds of the appeal.
The City Manager shall respond in writing within fifteen (15) business days of the
receipt of the appeal. If the Cijy Manager upholds the decision of the Director, the
fee paver may appeal the City Manager's decision to the City Council by filing an
appeal. in writing, with the City Clerk. within ten (10) business days of the City
Manager's decision. The City Clerk shall place the gppeal on the City Council's
agenda for a regularly scheduled meeting or a special meeting called for that
purpose and forward the record of the matter that is on appeal to the City Council.
(b) Record. The record considered by the City Council shall be the record of the
application associated with the final decision of the Director and City Manager
being appealed and any other documents related to the decision.
(c Notice The City Clerk shall provide the applicant at least fifteen (15)_calendar
days' notice of the appeal before the City Council by mail or hand deliverer.
(d) Hearing on appeal. At the hearing on the appeal. the City Council shall provide the
appellant an opportunity to identif
y the grounds for the appeal and the basis for the
Director's and City Manager's alleged error on the decision, based on the record.
To the extent relevant, the Director and/or the City Manager, or their designees,
shall be allowed to respond, based on the record. After the presentations, the City
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CLER�r CITY OF CLERMONT
ORDINANCE NO.2026-018
Council ma hear from any otherperson(s) it deems agpropriate, and then based on
the testimony heard at the hearing and the record affirm modify. or reverse the
decision on appeal.
(e) Standards To reverse a decision of the Director and the City Manager. the City
Council must find that there is a clear and demonstrable error in the application of
the facts in the record to the applicable standards set forth in this Article. If the Ci
Council reverses or modifies the decision. it shall provide the Director and City
Manager clear direction on the proper decision. In no case shall the City Council
have the authority to negotiate the amount of the impact fees or waive the impact
fees otherwise specified in this Article. The decision of City Council shall be final._
(f) Form of decision. The City Council's decision on the appeal shall be in writing and
include findings of fact and the application of those facts to the relevant standards.
Sec. 30-45. - Updating, annual reporting, and audits.
Sal Periodic update of Technical Report. At least once eveEy five (5) years, the City
shall update the Technical Report which provides the basis for the impact fees
imposed under this Article.
(b) Annual report to City Council. On an annual basis, a report to the CitY Council shall
be made on the followin :
(1) The amount of impact fee revenues currently on account for which impact
fees are collected,
(2) The amount and nature of any expenditure or encumbrance of impact fees
since the prior annual re ort• and
(3) The amount and nature of M planned expenditures or encumbrances of
impact fees prior to the next annual report.
(c) Audit certification requirement. Audits of the City's financial statements, which are
performed by a certified public accountant pursuant to Florida Statutes, and
submitted to the auditor general. must include an affidavit signed by the finance
,director, stating that the City has complied with the requirements of Florida
Statutes.
d Notice and publication requirements. All ul2dates and annual ad*ustments to this
Article shall comply with statutory requirements for notice and publication.
SECTION 3: CONFLICT
All ordinances or parts of ordinances in conflict with any of the provisions of this Ordinance are
hereby repealed.
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CLEF,, `�J „, CITY OF CLERMONT
"�""ORDINANCE NO.2026-018
SECTION 4: SEVERABILITY
If any portion of this Ordinance is declared invalid, the invalidated portion shall be severed from
the remainder of the Ordinance, and the remainder of the Ordinance shall continue in full force
and effect as if enacted without the invalidated portion, except in cases where such continued
validity of the remainder would clearly and without doubt contradict or frustrate the intent of the
Ordinance as a whole.
SECTION 5: CODIFICATION
The text of Section 2 of this Ordinance shall be codified as a part of the Clermont City Code. The
codifier is authorized to make editorial changes not affecting the substance of this Ordinance by
the substitution of "Article" for "Ordinance", "Section" for "Paragraph", or otherwise to take such
editorial license.
SECTION 6: ADMINISTRATIVE CORRECTION OF SCRIVENER'S ERRORS
Regardless of whether such inclusion in the Code as described in Section 5 is accomplished,
sections of the Ordinance may be re -numbered or re -lettered and the correction of typographical
and/or scrivener's errors which do not affect the intent may be authorized by the City Manager or
City Manager's designee, without need of public hearing, by filing a corrected or re -codified copy
of same with the City Clerk.
SECTION 7: PUBLICATION AND EFFECTIVE DATE
This Ordinance shall be published as provided by law and it shall become law and shall take effect
30 days after its Second Reading and Final Passage.
CITY OF CLERMONT
LE ORDINANCE NO.2026-018
PASSED AND ADOPTED by the City Council of the City of Clermont, Lake County,
Florida on this 28th day of April, 2026.
ATTEST:
CITY OF CLERMONT
Tim Murry, May r
Tracy Ackrold Ho We, MMC
City Clerk
APPROVED AS TO FORM A-�D LEGALITY:
Wau2K, City Attorney
October 2025 Exhibit A
CLERK
The City of Clermont Solid Waste Program Impact Fee
Study
Prepared by:
Innovative Technical Solutions, LLC
3720 NW 43rd Street, Ste. 103
Gainesville, Florida 32605
Inn*vative
TECHNICAU SDUUTIONS
and
Wright -Pierce
601 S. Lake Destiny Road
Suite 290
Maitland, Florida 32751
WRIGHT-PIERCE ,4
Engineering a Better Environment
&
C�E M 2025 Solid Waste Impact Fee Study
��
Table of Contents
1 Introduction..........................................................................................................................................4
1.1 Document Purpose......................................................................................................................4
1.2 Impact Fee Legal Framework.......................................................................................................4
1.3 Report Outline.............................................................................................................................5
2 Solid Waste Program Overview............................................................................................................
6
2.1 Waste Collection..........................................................................................................................
6
2.2 Waste Transfer and Disposal.......................................................................................................6
3 Nexus of Benefits between Solid Waste Collection Services Expansion and Development.................8
3.1 Solid Waste Program Expansion Cost Overview..........................................................................8
3.2 Waste Collection Points...............................................................................................................8
3.3 Transfer Station...........................................................................................................................8
3.4 Collection and Transfer Vehicles.................................................................................................9
4 Cost of Solid Waste Collection Services Expansion per Residential Unit............................................11
4.1 Per Unit Impact Fees Estimation Overview...............................................................................11
4.2 Transfer Station Impact Fees.....................................................................................................11
4.3 Fees to Cover Collection and Transfer Vehicles........................................................................12
4.4 Fees to Cover Administrative Costs...........................................................................................12
5 Summary and Recommendations.......................................................................................................13
5.1 Summary of Proposed Fees.......................................................................................................13
5.2 Recommendations.....................................................................................................................13
6 References..........................................................................................................................................13
CLER IT
List of Tables
2025 Solid Waste Impact Fee Study
Table 1. Number of Collection Points Served by the City Solid Waste Collection Program in FY 2025........ 6
Table 2. Cost of Each 95-Gallon Collection Bin Required for Each Unit of Additional Development ........... 8
Table 3. Current Number of Customers Served and Total Number of Customers to Reach Full Utilization of
theTransfer Station...................................................................................................................................... 9
Table 4. Current Number of Solid Waste Collection Vehicles and the Estimated Number of Customers
ServedPer Vehicle........................................................................................................................................ 9
Table 5. Number of Transfer Trucks and Trailers Needed for Fleet at Full Capacity and Number of
CustomersServed Per Vehicle....................................................................................................................10
Table 6. Number of Waste Collection Points and Per Unit Share of Total Impact Fee Cost Based on
Utilization and Remaining Capacity of the Transfer Station.......................................................................11
Table 7. Number of Collection Points Served by Vehicle Type, and Respective Share of Vehicle
Purchase/Replacement Cost.......................................................................................................................12
Table 8. Summary of Proposed Impact Fees for Residential and Commercial Bin Customers..................13
2025 Solid Waste Impact Fee Study
1 Introduction
1.1 Document Purpose
The City of Clermont (City) is responsible for providing solid waste collection services for its residents and
businesses. Expanding the City's collection program to meet the demands of its expected growth will
require capital expenditures, which the City may recoverthrough an impact fee charged to new residential
and commercial developments. This report will discuss the framework for this impact fee and provide an
estimate of the capital expenses the City is expected to incur to initiate the solid waste collection services
for new customers based on historical and expected population growth trends.
A master plan was prepared and submitted in March 2023 that discussed several waste management
options that the City could implement to address a growing population. Two of these options included
the implementation of impact fees and the establishment of a City -owned transfer station. This report
uses some of the findings from these sections of the master plan along with the most recent City -provided
data.
1.2 Impact Fee Legal Framework
Regulations for impact fees in the state of Florida are laid out in 163.31801, Florida Statutes (also referred
to as the "Florida Impact Fee Act"). Section 163.31801(4) of the Act contains the requirements for
instituting impact fees, as shown below.
(4) At a minimum, each local government that adopts and collects an impact fee by ordinance and
each special district that adopts, collects, and administers an impact fee by resolution must:
(a) Ensure that the calculation of the impact fee is based on the most recent and localized
data available within 4 years of the current impact fee update. The new study must be
adopted by the local government within 12 months of the initiation of the new impact fee
study if the local government increases the impact fee.
(b) Provide for accounting and reporting of impact fee collections and expenditures and
account for the revenues and expenditures of such impact fee in a separate accounting
fund.
(c) Limit administrative charges for the collection of impact fees to actual costs.
(d) Provide notice at least 90 days before the effective date of an ordinance or resolution
imposing a new or increased impact fee. A local government is not required to wait 90
days to decrease, suspend, or eliminate an impact fee. Unless the result is to reduce the
total mitigation costs or impact fees imposed on an applicant, new or increased impact
fees may not apply to current or pending permit applications submitted before the
effective date of a new or increased impact fee.
(e) Ensure that collection of the impact fee may not be required to occur earlier than the date
of issuance of the building permit for the property that is subject to the fee.
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2025 Solid Waste Impact Fee Study
(f) Ensure that the impact fee is proportional and reasonably connected to, or has a rational
nexus with, the need for additional capital facilities and the increased impact generated
by the new residential or commercial construction.
(g) Ensure that the impact fee is proportional and reasonably connected to, or has a rational
nexus with, the expenditures of the funds collected and the benefits accruing to the new
residential or nonresidential construction.
(h) Specifically earmark funds collected under the impact fee for use in acquiring,
constructing, or improving capital facilities to benefit new users.
(i) Ensure that revenues generated by the impact fee are not used, in whole or in part, to pay
existing debt or for previously approved projects unless the expenditure is reasonably
connected to, or has a rational nexus with, the increased impact generated by the new
residential or nonresidential construction.
This report meets the requirements listed above and uses the most recent available City -specific data to
calculate appropriate impact fees.
Report Outline
This report is organized into the following 6 chapters.
• Chapter 1 introduces the objectives of this report and the legal frameworkforthe implementation
of an impact fee.
• Chanter 2 presents an overview of the City's solid waste program.
• Chapter 3 discusses the nexus of benefits for each of the capital expenditures that may be
included in the impact fee.
• Chapter 4 presents the per -lot fees that may be applied to new development in the City.
• Chapter 5 presents a summary of the impact fee evaluation and recommendations of this study.
• Chapter 6 provides references used for this report.
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2 Solid Waste Program Overview
2.1 Waste Collection
2025 Solid Waste Impact Fee Study
In 2025, the City of Clermont's Sanitation Department served approximately 16,983 customers with
garbage removal, recycling pickup, yard waste removal, white goods collection, and bulk pickups every
week. The City owns a fleet of side- and rear -loader garbage trucks that collect municipal solid waste
(MSW) and recyclables. Yard waste and other bulk waste are picked up using clam trucks, and delivery
trucks are used for bulk collection (e.g., white goods, electronics) and for distributing new bins to
customers. Solid waste collection takes place four days per week (Monday, Tuesday, Thursday, and
Friday). Collected waste is transported to the Groveland Transfer Station (GTS).
The City serves 16,679 residential customers and provides each with one MSW waste cart and one
recycling cart. To meet the needs of the residents, the City provides three different -sized cart options
(95-, 65-, and 35-gallon) for MSW and recycling. Additional carts are available upon request for an
additional monthly fee (Clermont, 2021). Three material streams (MSW, recyclables, and yard waste) are
collected once per week from each collection point on the residential routes using a fleet of side -loading
trucks, rear -loading trucks, small garbage trucks, and clam trucks.
The City serves 304 commercial customers. Few commercial and City -owned properties use dumpsters
as the City does not own the appropriate equipment to handle them. Commercial entities that use
dumpsters contract with private haulers to collect their waste. Many commercial customers utilize the
City's collection program, which offers the attractive price structure of additional bins costing less than
the first bin. Commercial curbside customers receive two types of bins: MSW and recycling. Yard waste
is not collected from commercial customers. High waste -generating commercial properties that use the
City's waste collection program often employ multiple bins to manage their waste.
The number of residential and commercial collection points served by the City as of 2025 was provided
by the City for this report. Table 1 presents the number of collection points for each type of customer as
of 2025.
Table 1. Number of Collection Points Served by the City Solid Waste Collection Program in FY 2025.
Collection Source Number
Residential 16,679
Commercial 304
2.2 Waste Transfer and Disposal
All waste collected by the City is hauled to the GTS, a privately -owned transfer station located in Lake
County, approximately 5 miles from the City. When the transfer station is unavailable, waste is directly
hauled to the Heart of Florida Landfill (HFL), a privately owned landfill located in Sumter County,
approximately 32 miles from the City.
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2025 Solid Waste Impact Fee Study
The GTS accepts Class I municipal solid waste and recyclable materials collected from commercial and
residential customers located in Lake County and other surrounding counties in Florida (GTS, 2013). GTS
is permitted to store a maximum of 240 tons of waste, and must close for the rest of the day when it has
reached this capacity. If the facility has reached its permitted capacity to store waste or recyclable
materials, it will not accept waste until sufficient capacity is restored (GTS, 2013). Currently, GTS is
operating close to its disposal capacity, and may not be able to expand to match the future needs of the
City. Additionally, the City's dependence on GTS and lack of an alternative option for waste transfer make
it vulnerable to increases in the tipping fees charged by GTS.
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3 Nexus of Benefits between Solid Waste Collection Services Expansion and Development
3.1 Solid Waste Program Expansion Cost Overview
The City provides solid waste collection to residents and commercial customers as described above, and
the expansion of this program is necessary to provide these services to new customers. All new collection
points require procurement and distribution of additional collection bins, and additional collection
vehicles needed to service the growing number of collection points. In addition to bins and collection
vehicles, increased waste generation from the City would necessitate the construction of a new transfer
station, with additional equipment for managing and hauling waste. This section will discuss the
estimated pro-rata capital expenditures required to provide these services to new City customers.
3.2 Waste Collection Points
Each additional residential or commercial lot represents an additional collection point, which will require
bins to be provided by the City. Table 2 shows the cost to purchase each required bin, as provided by the
City. As discussed in Section 2.1, both residential and commercial units require two collection bins (MSW
and recycling). Commercial customers typically host 1 to 2 of each bin, depending on size and/or recycling
needs, but several host 3 or more. The cost of bins varies by the number and size of bins for each unit, so
the figure in Table 2 is an estimate of the cost per unit by assuming one 95-gallon bin for each residential
and commercial customer.
Tnhlp 7_ rnct of Each 9-9-Gallon Collection Bin Reauired for Each Unit of Additional Development.
Customer Type
Collection Container Cost ($/container)
Total
MSW
Recycling
Residential
$51.99
$51.99
$103.98
Commercial
$51.99
$51.99
$103.98
3.3 Transfer Station
Impact fees allow for a pro-rata recuperation of investments to support the expansion of infrastructure
(e.g., transfer stations) and services related to waste management. The master plan that was prepared
and submitted in March 2023 detailed the establishment of a new transfer station to manage the growing
waste stream of the City and the surrounding area. Based on this analysis, the necessary capacity of the
hypothetical future transfer station is expected to be about 675 tons/day of MSW to handle a growing
population, with a required tipping floor area of approximately 14,900 square feet. Table 3 presents the
estimated number of customers and the associated incoming MSW tonnages that the transfer station
would be expected to accomodate in the year 2045, when it reaches its full capacity.
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�LE M 2025 Solid Waste Impact Fee Study
Table 3. Current Number of Customers Served and Total Number of Customers to Reach Full Utilization
of the Transfer Station
Year Estimated Number of Incoming MSW
Customers Served Projection (tons/day)
Present 16,983 65.8
At Capacity 174,218 675
At capacity, all incoming waste to the transfer station would originate from City customers. Before
reaching capacity, the City could consider offering any available capacity at the transfer station to non -
City entities for an added source of income while the City grows. Impact fees would not apply to non -City
entities.
3.4 collection and Transfer Vehicles
The collection and transfer programs use vehicles to provide collection services as described in Section 2.
The procurement of additional vehicles is necessary to continue providing the same level of service to
new residential and commercial customers. The number of collection points served by each type of
vehicle is shown in Table 4. The number of vehicles necessary for bin customers was estimated based on
the current number of vehicles in operation, providing the current level of service to the City. The current
fleet of vehicles is assumed to be necessary to cover the current number of customers served. The
number of customers per vehicle is estimated by dividing the number of trucks in service by the combined
number of residential and commercial collection points, as shown in Eqn. 1. However, only residential
collection points are applied to clam trucks because yard waste service is not offered to commercial
customers. The estimation from Eqn. 1 assumes that the existing fleet is fully utilized and does not have
the capacity to serve more customers.
Number of Collection Points Eqn. 1
Customers per Vehicle = Number of Vehicles
Table 4. Current Number of Solid Waste Collection Vehicles and the Estimated Number of Customers
Served Per Vehicle
Vehicle Type Current Number
_ of Vehicles
Side Loader 14
Rear Loader 3
Clam Trucks 6
Small Garbage Truck 2
Delivery Truck 2
Number of Customers
Served Per Vehicle
1,213
5,661
2,780
8,492
8,492
The transfer trucks and transfer trailers would be used to service both residential and commercial
customers. The impact fee would apply to new residential and commercial City customers based on their
share of the cost to purchase these vehicles. The master plan discussed the expected number of vehicles
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that would be needed at the transfer station once it reached its full capacity. The number of customers
served for each transfer truck and trailer is shown in Table 5, calculated using Eqn. 2.
Expected Number of Collection Points at Full Capacity Eqn. 2
Customers per Vehicle = Expected Number of Vehicles at Full Capacity
Table 5. Number of Transfer Trucks and Trailers Needed for Fleet at Full Capacity and Number of
Customers Served Per Vehicle.
Expected Combined Residential and
Vehicle Type Number of Commercial Customers
Vehicles Served per Vehicle
Hauling Trucks 12 14,518
Hauling Trailers 13 13,161
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4 Cost of Solid Waste Collection Services Expansion per Residential Unit
4.1 Per Unit Impact Fees Estimation Overview
As discussed in Section 3, the City's capital expenditures necessary to provide solid waste services to a
growing population consist of collection bins, transfer station capacity, and collection and transfer
vehicles. In this section, the per -unit cost for each of these services is calculated based on the most
recently available data. Collection bins are not included in a subsection because the fees are equal to the
cost to provide collection receptacles required for each customer type, as discussed in Section 3.2.
4.2 Transfer Station Impact Fees
The GTS is currently operating close to capacity. To manage the increased waste volumes from an
increasing population, the City is considering constructing its own transfer station. As discussed in the
master plan, the proposed new transfer station would be expected to manage a projected 675 tons/day
of MSW in 2045. Based on the current generation rate of City customers, an estimated 174,218 customers
would be served by the transfer station at capacity. The transfer station capital costs have been updated
since the master plan to reflect the anticipated site layout as described by the City. The total anticipated
capital cost is estimated to be $14,131,122.
The share of cost allocated to new City customers is the total cost of the transfer station multiplied by the
portion of the capacity allocated to new City customers, as presented in Table 6. Based on the estimate
of current versus future City customers, 90.2% of the cost of the transfer station may be incorporated into
the impact fee. The per -unit cost is the total capacity cost for new City customers divided by the number
of new City customers that are expected to be served upon reaching capacity. These estimates are
summarized in Table 6.
Table 6. Number of Waste Collection Points and Per Unit Share of Total Impact Fee Cost Based on
Utilization and Remaining Capacity of the Transfer Station
Current
Total City
New City
Share of Cost for
Per Unit
Customer
Number of
Customers at
Customers
Available Capacity to
Share of Cost
Type
City
Capacity
Needed to
New City Customers
for New City
Customers
Reach Capacity
Customers
Bin
16,983
174,218
157,235
$12,753,600
$81.11
Customers
Upon completion of the transfer station construction, a large amount of free capacity would potentially
be available for the City to offer to non -City entities as an additional source of income until the City
population reaches the projected maximum in 2045. However, impact fees are not applicable to non -City
entities. It is expected that as the City grows in population, the proportion of non -City to City waste
managed at the transfer station will decrease.
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2025 Solid Waste Impact Fee Study
4.3 Fees to Cover Collection and Transfer Vehicles
The estimated replacement costs shown in Table 7 are based on the most recent procurement cost of
each vehicle type inflated to 2025 dollars using the average inflation rate from the year of purchase to
2025 (US BLS 2025). The estimates of the number of customers served by each vehicle in the solid
waste collection fleet were discussed in Section 3.4. The cost for each vehicle is divided by the number
of customers served by that vehicle to arrive at the price per customer shown in Table 7. Because the
City does not currently own any tractor trailers, the cost for the tractor and trailer component was
estimated based on cost data for the nearby city of St. Cloud, which currently operates a transfer
station.
Table 7. Number of Collection Points Served by Vehicle Type, and Respective Share of Vehicle
Pnrrhnca/RPnIArPmPnt rnst_
Number of
Estimated Cost Based
Year of
Price per
Residential
Price per
Commercial
Vehicle Type
Customers
on Last Purchase
Most Recent
Bin
Bin
per Vehicle
(2025 dollars)
$399,206
Purchase
Customer
Customer
Side Loader
1,213
2025
$328.92
$328.92
Rear Loader
5,661
$327,126
2025
$57.76
$57.76
Clam
2,7801
$207,166
2023
$74.46
$0
Small Garbage
8,492
$130,523
2017
$15.43
$15.43
Truck
Delivery Truck
8,492
$87,212
2019
$10.25
$10.25
Hauling Truck
14,518
$193,5702
N/A
$13.33
$13.33
Hauling Trailer
13,161
$137,0222
N/A
$10.22
$10.22
1 Used for residential collection points only
Z Estimated based on fleet costs for the nearby city of St. Cloud
4.4 Fees to Cover Administrative Costs
The Florida Impact Fee Act permits the inclusion of actual administrative costs in the impact fee. These
costs must be the actual cost to administer the fund. The City estimates that the administrative costs will
be $100 per customer.
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5 Summary and Recommendations
5.1 Summary of Prnnnsed Fees
2025 Solid Waste Impact Fee Study
This report has discussed the necessity of expansion of the City's solid waste management service to new
residents and businesses, which may be funded by implementing a solid waste impact fee. The City must
provide solid waste collection to all new residents, and requires additional capital expenditures to provide
this benefit for the growing population. Table 8 summarizes the proposed impact fee for elements of the
City's solid waste for each customer it serves.
Table 8. Summary of Proposed Impact Fees for Residential and Commercial Bin Customers.
Capital Category Impact Fees Applied to Each Impact Fees Applied to Each
Residential Bin Customer Commercial Bin Customer
Collection Bins $103.98 $103.98
Transfer Station $81.11 $81.11
Collection and Transfer Vehicles $510.38 $435.91
Administrative Costs $100.00 $100.00
Total $795.47 $721.00
Recommendations
Implementation of the impact fees proposed in Section 5.1 will allow the City to maintain capital funds to
continue providing the same high level of service to new customers without disrupting the City budget
with difficult -to -predict expenditures that take several years to recover through waste collection fees.
These include the purchase of waste collection bins, recovery of investments in a new transfer station,
revenue for the purchase of additional waste collection and new transfer vehicles, and administrative
costs.
6 References
Clermont (2021). Downtown Resolution. Provided by the City of Clermont Groveland Transfer Station
GTS (2013). Notice of Permit. Florida Department of Environmental Protection. October 2013.
US BLS (2025). Historical Consumer Price Index for All Urban Consumers (CPI-U): U.S. city average, all
items, by month. US Bureau of Labor Statistics. https://www.bls.gov/cpi/tables/supplemental-
files historical-c i-u
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