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HomeMy WebLinkAboutItem 1c - Resolution No. 7105 RE Establishing/adjusting various City Fees DATE: December 15, 2015 TO: Honorable Mayor and City Council FROM: Dominic Lazzaretto, City Manager Prepared by: Lisa Mussenden, Chief Deputy City Clerk/Records Manager SUBJECT: RESOLUTION NO. 7105 ESTABLISHING AND/OR ADJUSTING VARIOUS FEES FOR CITY SERVICES; AND FINDING THAT THIS RESOLUTION IS EXEMPT FROM THE REQUIREMENTS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) Recommended Action: Adopt SUMMARY The City of Arcadia periodically reviews its fees and charges for services to make sure they are consistent with the current cost of providing the service. Each department has recently completed a review of their fees, and the proposed changes are outlined in this report and in the attached Resolution No. 7105. The net fiscal impact from the fee adjustments is estimated at $182,354 for the General Fund, but his is dependent on the actual demand for services. Of this amount, over $120,000 in increases are related to new developments. Should Resolution No. 7105 be adopted by the City Council, the new fees will become effective January 1, 2016. BACKGROUND City fees are reviewed on a regular basis for the purpose of making sure they are consistent with the cost of providing the service. Fee amounts are set at a rate that enables the City to recover all or a portion of the cost of the service. In no instance may a fee exceed the cost of providing the service. Before changing or setting a fee, staff conducts a study to determine the actual cost of providing service. In addition to reviewing such things as staff and/or consultant time and materials, the cost analysis takes into account the impact to the end user and the amount charged by other municipalities for similar services. This ensures that the established fees do not overburden the rate payer. Resolution No. 7105 establishing/adjusting various City fees December 15, 2015 Page 2 of 5 DISCUSSION The City of Arcadia has approximately 940 different user fees. Of these, it is proposed that 72 of them be increased, and nine (9) new fees be established. The remaining 859 fees (91%) will remain unchanged. The current review of fees has resulted in proposed changes to fees in Library and Museum Services, Development Services, Public Works Services, Recreation and Community Services, City Manager, and the Fire Department. No fee changes are proposed in Police or Administrative Services. All proposed changes would take effect on January 1, 2016. The changes are detailed in Exhibit “A” attached to Resolution No. 7105, and are summarized below. Library and Museum Services The Department of Library & Museum Services is proposing a rental fee for the Museum Education Center (“MEC”). The MEC is a new building that is occasionally rented by the hour to non-profit groups; currently no fee exists for this facility for such usage. The full cost of operating the MEC is $27.54 per hour. The proposed rate is $25 per hour with a two hour minimum. There are very few comparable rental options in terms of size and facility amenities. The small meeting rooms at the Community Center rent for $30.00 with a 2 hour minimum. The Chamber of Commerce rents for slightly less but has no kitchen facilities. Because the majority of usage for the MEC is for Museum events and Recreation classes, the total fee impact will be minimal at about $3,600 annually. Development Services The current grading plan review and permit fees of $250 equate to approximately 2 hours of staff time for each function. Evolving environmental laws and neighborhood concerns related to water quality, drainage, and property line treatments have made grading plan review and inspections more extensive and have required more staff time. It is estimated that the Engineering, Planning and Building staff spend approximately 7 hours per grading plan review and approximately 4 hours on grading inspections. Therefore, the fees are proposed to increase to $600 for anything less than 1,000 cubic yards of grading and $600 plus actual time spent in excess of 11 hours for projects that are greater than 1,000 cubic yards of grading. This threshold is generally the division between single family home grading plans (<1,000 CY) and multi-family, commercial, and Industrial developments (>1,000 CY), where there is generally a noticeable difference in the complexity of the grading. The proposal for these fees is to set prices at full cost recovery. The total increases reflect approximately $104,800 in additional revenues to the City. Resolution No. 7105 establishing/adjusting various City fees December 15, 2015 Page 3 of 5 Public Works Services The Public Works Services Department (PWSD) is proposing an increase in stormwater inspection fees and water related service fees (off-site improvement plan check and flow test hydrant). Stormwater inspection fees were last increased in 2011. These fees cover City administrative costs plus consultant fees to maintain compliance with ever-expanding NPDES regulations. The proposed increases range from $13 to $20 depending on the type of business being inspected. The off-site improvement plan check fee was last increased in 2009. These are related to new developments and are completed during the plan check process for the installation or modification of water services. The off-site improvement plan checks were initially completed by the Water Quality Backflow Inspector and are now completed by an Associate Civil Engineer as the off-site improvement plan check requires more technical experience. The unit time to complete the off-site improvement plan checks has also increased to reflect the actual time spent on reviewing site improvement plans related to installation of new water structure. The proposed increase for these fees would be $105 per plan check, for a total increase of $11,550 annually. The fire hydrant flow test fee was last increased in 1997 and is necessary for all new construction. Initially, the PWSD would allow a developer or representative to perform the hydrant flow test as long as PWSD staff verified and witnessed that it was performed correctly. Due to water conservation efforts and the concern of water lost during the performance of the test, hydrant flow test will now only be performed by PWSD staff. The proposed increase to the hydrant flow test is based on labor and equipment cost for services. Additional revenue would be $4,400 annually. Recreation and Community Services There is currently no fee in schedule for adult badminton; however, there is a growing demand for the sport. The Recreation and Community Services Department is proposing a $20 fee per session for the adult badminton program, which serves roughly 50 participations each season of the year at the Dana Gym. This class is administered by City staff similar to the adult volleyball class, which is currently $20 per session and covers the full cost of providing the service. The total additional revenue would be $4,000 per year from this fee. City Manager’s Office In September 2014, the State of California passed Assembly Bill 1525, which gave City Clerks (elected or appointed) within California the authority to perform marriage ceremonies. Recently, two services have been performed in the City Council Chambers and we expect a few requests annually. Currently, the administrative time involved in performing this service is extremely minimal and the actual costs incurred by the City is Resolution No. 7105 establishing/adjusting various City fees December 15, 2015 Page 4 of 5 difficult to determine. Therefore, a fee of $0 is proposed at this time; however, if in the future the service is requested and performed on a more regular basis and administrative time used increases in order to facilitate this service, a fee may be proposed at a later date. Fire Department The Fire Department is proposing to increase most of its existing 71 fees to address the escalating costs in labor and materials. Many fees have not been raised for several years. The majority of increases will be in the $10-$15 range. The largest single line item affected will be for the Covered Mall Permit fee, which will be raised from $250 to $560; the actual cost to provide this service is $562.33 and it applies only to the Westfield Mall. Since the inception of this fee in 2006, the Westfield Mall has had major expansions (Robinson’s May, the Promenade, and an underground parking structure) covering retail and parking areas. These expansions substantially enhanced the Westfield Mall’s gross square footage by 729,000 sq. ft., which has required more inspection hours annually. In addition, the inspection and testing of the more complex fire protection systems and radio communication systems in the underground parking structure require increased inspection time. A new fee is being recommended for an Elevator Rescue, which will only apply to third and subsequent occurrences at the same location address in a fiscal year. Fire suppression has been responding to increasing elevator rescue calls for several years, free-of-charge. Most repeated calls for elevator rescue incidents are due to antiquated systems and lack of maintenance to the elevator systems. The proposed fee would help to encourage building owners to better maintain their systems. In Fiscal Year 2010-11, a total of 10 elevator rescues were conducted throughout the City, with one being a location that had three or more calls for service. In comparison, in Fiscal Year 2015-16, as of October 2015, there have already been 29 elevator rescues, with six (6) of those being “repeat offenders” that would be charged an Elevator Rescue Service fee under the proposed policy. Based on the latest cost analysis on approximately 13 fee charges annually, it is proposed that the Elevator Rescue Service fee be set at $225 per third and subsequent incidents resulting in additional $2,925 in cost recovery to the City. This fee will only apply to elevator rescues to “repeat offenders” that are deemed by the Fire Department to be mechanical failures because of antiquated systems or lack of maintenance. Elevator rescues caused by unforeseen power outages or other unique circumstances would not incur the Elevator Rescue Service fee. ENVIRONMENTAL IMPACT The establishment and/or adjustment of fees are statutorily exempt from CEQA per Section 15273 of the CEQA Guidelines (Sections 21080(b)(8) and 21083, Public Resources Code). Resolution No. 7105 establishing/adjusting various City fees December 15, 2015 Page 5 of 5 PUBLIC COMMENTS/NOTICE Consideration of Resolution No. 7105 requires a public hearing, which was noticed in the Arcadia Weekly newspaper on December 3, 2015. As of the time this report was written, no comments have been received. FISCAL IMPACT The net fiscal impact from the fee adjustments is estimated at $182,354 for the General Fund annually, although this estimate is dependent on the actual level of demand for the various services. Of this amount, over $120,000 is related to new development fees for service. The vast majority of fees are minor increases to keep pace with inflationary factors. The new fee rates are not reflected in the adopted Fiscal Year 2015-16 budget. RECOMMENDATION It is recommended the City Council find that this Resolution is exempt from the requirements of the California Environmental Quality Act; and adopt Resolution No. 7105 establishing and/or adjusting various fees for City services. Attachments: Resolution No. 7105 Exhibit “A” – Department Fee Adjustment Descriptions EXHIBIT “A” DEPARTMENT OF LIBRARY & MUSEUM SERVICES FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION Museum Education N/A $27.54 $25.00/hr $3,600.00 $3,600.00 MEC rentals are restricted to non-profit Center (“MEC”) rentals (new with a 2 hr groups. Rentals by outside groups are building) minimum allowed only outside of Museum open hours, and when not already reserved by Recreation for classes. Hourly fee incorporates staff costs and prorated operating costs. There are very few comparable rental options in terms of size and facility amenities. The small meeting rooms at the Community Center are comparable in terms of size and rent for $30.00 with a 2 hour minimum. The Chamber of commerce rents for slightly less but has no kitchen facilities. The Masonic Lodge and Woman’s Club are substantially more expensive and substantially larger. EXHIBIT “A” DEVELOPMENT SERVICES DEPARTMENT FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION The current charge of $250 equates to Grading Plan approximately 2 hours of staff time. Check Fee: Evolving environmental laws and neighborhood concerns related to grading $250 $850 $850 $600 issues like water quality, drainage, and 0 cubic yards to property line treatments have made 1,000 cubic yards $78,600** grading plan review more extensive. We estimate that the Engineering, Planning and 1,001 cubic yards or $250 $850 + $850 + $600 Building staff spend approximately 7 hours more Actual Actual per grading plan review, and they spend Time* Time* approximately 4 hours on grading Grading Permit inspections associated with a grading Fee: permit. The 1000 cubic yard measurement is generally the division between single family home grading plans (< 1,000 CY) and 0 cubic yards to $250 $450 $450 $200 multi-family home, commercial, and 1,000 cubic yards $26,200** Industrial developments (>1,000 CY), which is generally a noticeable difference in the 1,001 cubic yards or $250 $450 + $450 + $200 complexity of the grading. more Actual Actual Time* Time* * Plus time spent over the baseline effort for grading under 1,000 CY ** Total of both subcategories EXHIBIT “A” PUBLIC WORKS SERVICES DEPARTMENT FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION Review site improvement plans related to installation of new water structure. Off-site Improvement Plan Services include review of proposed Check $35 $143 $140 $105 $11,550 installation or modification of water services including abandonment of water services and installation of new water services. Proposed work is checked to verify location and size of existing piping, connections to existing piping, and interference with existing utilities. Review includes notes and/or recommendations for the submittal of a Water Meter Clearance Application and reference to applicable City Standards. Stormwater inspection performed for auto service businesses. This fee is Stormwater Inspection necessary to fund the NPDES program in $1,020 Auto Service Fees- $145 $164 $162 $17 order to maintain compliance with federal Business (staff rates and and state regulations. Consultant fees are consultant fee) based on an hourly rate and are complete pass through fees with no net profit. Therefore, revenues collected are based on staff rates only. Stormwater inspection performed for Industrial Commercial sites. Stormwater Inspection This fee is necessary to fund the NPDES Industrial Fees- $165 $185 $183 $18 $1,152 program in order to maintain compliance Commercial (staff rates with federal and state regulations. and consultant fee) Consultant fees are based on an hourly rate and are complete pass through fees with no net profit. Therefore, revenues collected are based on staff rates only. EXHIBIT “A” PUBLIC WORKS SERVICES DEPARTMENT FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION Stormwater inspection performed for GIASP sites. This fee is necessary to Stormwater Inspection fund the NPDES program in order to GIASP Sites Fees- (large $370 $386 $383 $13 $52 maintain compliance with federal and complex projects) (staff state regulations. Consultant fees are rates and consultant fee) based on an hourly rate and are complete pass through fees with no net profit. Therefore, revenues collected are based on staff rates only. Stormwater inspection performed for restaurants. This fee is necessary to fund Stormwater Inspection $120 $142 $140 $20 $4,000 the NPDES program in order to maintain Restaurants Fees- (staff compliance with federal and state rates and consultant fee) regulations. Consultant fees are based on an hourly rate and are complete pass through fees with no net profit. Therefore, revenues collected are based on staff rates only. Low Impact Development (LID) annual Low Impact inspection fee. This fee is necessary to Development (LID) $180 $200 $198 $18 $360 fund the NPDES program in order to annual inspections (staff maintain compliance with federal and rates and consultant fee) state regulations. Consultant fees are based on an hourly rate and are complete pass through fees with no net profit. Therefore, revenues collected are based on staff rates only. This fee was previously titled SUSMP Inspections. Change of name due to NPDES Permit. EXHIBIT “A” PUBLIC WORKS SERVICES DEPARTMENT FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION Performing a test of a hydrant to determine the pressure and water flow available for fire protection. Work includes the following: set up the gauge Hydrant Flow Test $80 $313 $300 $220 $4,400 on a hydrant to identify fire flow demand, (Perform) remove equipment, record and store data, and transmit results to the developer. Proposed fee is based on current labor and equipment costs for the service. EXHIBIT “A” RECREATION & COMMUNITY SERVICES DEPARTMENT FEE ADJUSTMENTS TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION The adult badminton program serves roughly 50 participations each season of Adult Badminton $0 $20 $20 $20 $4,000 the year at the Dana Gym. This class is administered by City staff similar to the adult volleyball class which is currently $20 per session. City costs include on- site staff, operating costs for the Dana Gym, badminton equipment, marketing, and administrative costs. $20 per session is 100% cost recovery. EXHIBIT “A” CITY CLERK DEPARTMENT FEE ADJUSTMENT TOTAL CURRENT COST OF PROPOSED FEE REVENUE DESCRIPTION FEE SERVICE FEE DIFFERENCE CHANGE DESCRIPTION/JUSTIFICATION In September 2014, the State of California passed Assembly Bill 1525 Marriage Ceremony (City $0 minimal $0 $0.00 $0.00 which gave City Clerks (elected or Clerk) appointed) within California the authority to perform marriage ceremonies. Cities cannot charge a fee for the actual marriage ceremony performed by the City Clerk. The Los Angeles County Registrar- Recorder County Clerk office charges a flat fee of $35 for performing this service. So far, costs have been extremely minimal to host ceremonies. Staff will continue to track hours spent on these events and may propose a fee in the future, if appropriate. EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS DESCRIPTION CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE SERVICE CHANGE CALIFORNIA FIRE CODE The Fire Department currently PERMITS issues 37 different types of annual and temporary permits as required by the California Fire Code. With each issuance of a permit, a fire inspection is required along with corresponding administrative time to process the permit. A recent cost allocation analysis determined that fees will increase between $5-$20 to reflect the updated inspection and administrative costs associated with the issuance of these permits. The Covered Mall permit fee will increase by $310. Since 2006, the Westfield Mall has had major expansions (Robinson’s-May and the Promenade), which substantially increased its retail and parking square footage and the number of its fire protection system components (fire sprinkler, fire alarm, and radio systems). As such, the quantity of hours inspecting the facility had steadily risen over time but its cost recovery had not been fully captured. EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS DESCRIPTION CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE SERVICE CHANGE Aerosol Product 440 463.33 460 20 0 Amusement Building 315 331.92 330 15 0 Assembly 295 311.71 310 15 1,350 Candles/Open Flame in Assembly 95 103.9 100 5 30 Carnivals & Fairs 440 463.33 460 20 80 Combustible Dust Producing 315 331.92 330 15 60 Operations Combustible Fiber Storage 315 331.92 330 15 0 Compressed Gases 365 381.42 380 15 240 Covered Mall 250 562.33 560 310 310 Cryogens 315 331.92 330 15 45 Dry Cleaning Plants 315 331.92 330 15 90 Exhibits/Trade Shows 250 265.33 265 15 45 Explosives/Blasting 250 265.33 265 15 0 Fireworks/Aerial Display 720 735.94 735 15 15 Flammable/Combustible Liquids 370 388.71 385 15 315 Hazardous Materials 1 to 3 310 327.02 325 15 90 Chemicals EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS DESCRIPTION CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE SERVICE CHANGE Hazardous Materials 4 to 6 370 389.08 385 15 60 Chemicals Hazardous Materials ≥ 7 440 463.33 460 20 420 Chemicals Hazardous Production Materials 315 331.92 330 15 15 Facility Helicopter/Helistop 100 108.81 105 5 10 High Piled Combustible Materials 460 480.42 480 20 280 Hot-work Operations 295 311.71 310 15 390 Industrial Baking/Drying Oven 315 331.92 330 15 105 Liquid Gas Fueled Vehicles in 250 265.33 265 15 60 Assemblies Liquefied Petroleum Gases ≥ 5 250 265.33 265 15 120 Gallons Lumberyard 315 331.92 330 15 0 Magnesium Working 315 331.92 330 15 0 Miscellaneous Combustible 315 331.92 330 15 15 Material Storage Motor Vehicle Fuel Dispensing 295 311.71 310 15 690 Station/Repair Garage Open Burning 135 141.21 140 5 0 Organic Coatings 315 331.92 330 15 0 Pyrotechnical & Special Effects 440 463.33 460 20 20 Material EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS DESCRIPTION CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE SERVICE CHANGE Refrigeration Equipment 315 331.92 330 15 210 Spraying/Dipping 315 331.92 330 15 90 Tent/Canopy 315 331.92 330 15 450 Tire Storage 315 331.92 330 15 75 Wood Products 315 331.92 330 15 0 INSPECTIONS AND SERVICES According to the recent cost allocation analysis, it was determined that two (2) of the 18 Fire Department inspection and service fees will remain the same; 16 fees will increase between $5- $15 to reflect the updated inspection and administrative costs associated with providing these services; and one fee – the Elevator Rescue Service – will be added to the fee schedule for the first time. Chief Officer Standby 240/hour 247.57 245/hour 5/hour 0 Elevator Rescue Service (NEW) 0 229.95 225 225 2,925 Engine or Truck Company Standby 270/hour 276.69 275/hour 5/hour 0 Expedite or After Hours Inspection 370 388.71 385 15 15 EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE DESCRIPTION SERVICE CHANGE False Alarm Response 325 334.83 330 5 250 Fire Code Compliance Inspection 145 153.40 150 5 250 Fire Extinguisher Demonstration 205 215.1 215 10 20 Fire Inspector Standby 125/hour 133.19 130/hour 5/hour 10 Fire Marshal Standby 175/hour 183.42 180/hour 5/hour 0 Fire Safety Officer Movie Standby 120/hour 126.51 125/hour 5/hour 2,500 Fire Prevention Bureau Re-inspection 190 207.44 205 15 375 Key Box 60 66.6 65 5 100 Missed Appointment 155 166.33 165 10 60 Rescue Ambulance Standby 175/hour 176.26 180/hour 5/hour 30 Roof Covering (2nd & subsequent 540 553.38 550 10 0 response) Title 19 Fire Sprinkler System 60 66.6 65 5 250 Certification Water Evacuation (2nd & subsequent 270 276.69 275 5 0 response) EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE DESCRIPTION SERVICE CHANGE ANNUAL INSPECTIONS During Fiscal Year 2014-15, the Fire Department performed a total of 3,471 annual inspections of commercial, multi-family, schools, and brush hazard occupancies. Fire Prevention Bureau conducted 655 of those inspections (19%); fire suppression personnel conducted 2,816 inspections (81%). Based on the recent cost allocation analysis and performance time review, 11 of its Fire Department annual inspection fees will increase between $10 - $85. The $10 increase will apply to apartments, business, business restaurant, commercial rental, hotels/motels, manufacturing/industrial storage, and mercantile occupancies; a $15 fee increase will apply to high-rise buildings and public schools; and a $20 fee increase will apply to private schools. Finally, an increase of $85 inspection fee will apply to hospital occupancy. Apartments 75 86.27 85 10 5,000 EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE DESCRIPTION SERVICE CHANGE Business Occupancy 75 86.27 85 10 17,000 Business Restaurant Occupancy 95 108.4 105 10 1,000 Commercial Rental Occupancy 95 108.4 105 10 800 High-rise Occupancy 670 685.71 685 15 15 Hospital Occupancy 2,000 2,088.81 2,085 85 85 Hotel or Motel Occupancy 275 289.71 285 10 80 Manufacturing/Industrial Storage 75 86.27 85 10 1,450 Occupancy Mercantile Occupancy 75 86.27 85 10 2,500 Private School Occupancy 240 264.96 260 20 400 Public School Occupancy 370 388.71 385 15 180 PLAN CHECKS All plan reviews of building and fire protection systems for Fire Code compliance are completed in-house by the Fire Marshal. All five (5) plan check fees will increase between $5 to $15/hour to reflect the updated cost recovery. Architectural Design Review 155 166.33 165 10 60 EXHIBIT “A” FIRE DEPARTMENT FEE ADJUSTMENTS CURRENT COST PROPOSED FEE TOTAL DESCRIPTION/JUSTIFICATION FEE OF FEE DIFFERENCE REVENUE DESCRIPTION SERVICE CHANGE Expedite or Over-the-Counter Plan 155 166.33 165 10 100 Check Flammable/Combustible Tank 250 265.33 265 15 15 Installation or Removal In-house Plan Check 245/hour 257.67 255/hour 10/hour 6,250 Tract Application 175 183.42 180 5 20