A. The city shall collect TrIFs, based on the land use categories in the fee schedule, from any applicant seeking to conduct development activity that includes expansion, replacement, or new accessory building and which requires the issuance of a building permit, except for development exempt under LMC 3.105.080. This shall include, but is not limited to, the development of residential, commercial, office, and industrial land that creates a demand for additional system improvements. The public works department is authorized to determine the appropriate land use category found in the fee schedule that applies to the application.

B. All TrIFs shall be due and payable prior to issuance of the building permit based on the land use categories in the adopted fee schedule unless deferred in accordance with LMC 3.105.210 as adopted.

Unless the use of an independent fee calculation has been approved, or unless a development agreement entered into pursuant to RCW 36.70B.170 provides otherwise, the TrIF shall be calculated based on the fee schedule in effect at the time a complete building permit application is filed.

C. The public works department shall establish the TrIF rate for a land use that is not listed in the fee schedule. The applicant shall submit all information requested by the city for purposes of determining the TrIF rate pursuant to LMC 3.105.070.

D. For any change in use that includes expansion, replacement, or new accessory building, the TrIF shall be the applicable TrIF for the land use category of the new gross floor area (or if applicable, gross leasable area), less the TrIF for the land use category of the prior gross floor area (or if applicable, gross leasable area). The net TrIF shall be calculated by the following equation:

Net TrIF = X – Y, where:

X = (new gross floor area and/or dwelling units)*(fee per unit for the new land use category); and

Y = (prior gross floor area and/or dwelling units)*(fee per unit for the prior land use category).

If the net TrIF is a negative number, the applicant will not be required to pay TrIFs for the development activity. The applicant will not be compensated by the city for a negative TrIF.

E. For mixed use developments, TrIFs shall be imposed for the proportionate share of each land use based on the applicable measurement in the TrIF rates set forth in the fee schedule.

F. The city shall not issue the required building permit until the TrIFs set forth in the fee schedule have been paid as set forth in the fee schedule less any credits allowable under this chapter.

G. The city will assess TrIFs based on two zones whose boundaries are shown in Exhibit A (Transportation Impact Fee Zones). When combined, these areas encompass the entire city.