3.816 Definitions of Categories of Uses

3.816 Definitions of Categories of Uses.

The categories of use for determining the Street System Development Charge are defined as follows:

(1) Residential

(a) Single-family. A single-family detached dwelling. This category shall also include manufactured homes not located in a mobile home park and detached homes in self-contained parks or villages (including those for senior citizens). Boarding houses, rooming houses, etc. with five or fewer bedrooms shall be considered to be an SFR. A guest house shall be considered a part of the single-family residence and no additional fee shall be charged. If any of the rooms have kitchen facilities, then they shall be considered to be a separate dwelling unit and shall be charged under the "multi-family" category. Kitchen or kitchen facilities shall be any area separate from bathing and sanitation facilities which can be utilized for food preparation and which includes a sink, or plumbing for a sink, and may include any or all of the following: a dishwasher, stove, oven, or space for a refrigerator. If the building or facility contains more than five bedrooms, then it shall be charged under the "Hotel/Motel" category. A guest house or room is an accessory building or room designed, constructed and used to provide temporary sleeping accommodations for guests or for members of the same family as that occupying the main structure. A guest house or room contains no kitchen or kitchen facilities.

(b) Multi-family

(i) Regular - A building that is divided into more than one dwelling unit for the purpose of renting or single-family ownership (such as condominiums). For the purpose of the Street Systems Development Charge, mobile home parks shall be included in this category. Facilities may include recreation rooms, swimming pools and laundry facilities. These facilities shall not be categorized separately unless they are used primarily by persons other than those who reside in the mobile home park, or apartment/ condo/ townhouse complex. Boarding, lodging, rooming houses, etc. with five or fewer bedrooms shall be classified as SFRs; if more than five bedrooms, they shall be classified under "Hotel/Motel". If rooms contain kitchen facilities, then they shall be considered "Multi-family". Accessory dwelling units (ADU) shall be charged as multi-family residences, unless exempted under 3.817(3). Except as provided in 3.817(3), an ADU is defined as a residential dwelling unit, with a kitchen or kitchen facilities (as defined in paragraph a. ‘Single Family’), that can be used for independent living and is located on the same lot as the single-family residence.

(ii) Senior Housing Facility - A facility that will be 85% occupied by persons 55 years of age or older and which contains residential units similar to apartments or condominiums, and may be self-contained villages. They may contain special services such as medical facilities, dining facilities and some limited supporting retail facilities. This category would include, but not be limited to, retirement communities, congregate care facilities and elderly housing (attached). Although each of these may include medical facilities, the intent of this category is to include only those housing facilities considered to be providing independent living for the elderly. Detached elderly housing shall be considered to be in the Single-family category.

(2) Transportation

(a) Commercial Airport. A facility used for commercial air traffic and passengers.

Only those buildings which are directly related to the operation of the airport itself shall be considered as part of this category. All other buildings shall be classified according to their individual function. Buildings for the manufacture, repair or servicing of aircraft shall be classified in separate categories. Building used to house offices of charter and other commercial flight services shall be classified under "Professional Services".

(b) Truck/Bus Terminal. A truck terminal is where goods are transferred between trucks, trucks and railroads, or trucks and ports, and includes all maintenance and office facilities and all land used by a commercial transportation company. A bus terminal includes all passenger loading and/or maintenance and storage areas used by a commercial bus company.

(i) Trucks - The focus of the ITE Manual’s definition is the transfer of goods. It is not a facility whose primary use is by the general public. It serves primarily as a business-to-business carrier.

(ii) Bus Terminal - includes the entire improved area of a commercial bus company’s facility that is used for passenger loading and/or maintenance and storage areas.

(3) Retail. This category includes such business establishments as those selling building materials, hardware, garden supply, mobile home dealers, general merchandise stores, food stores, car dealers, gas stations, apparel and accessory stores, eating and drinking places, and miscellaneous retail as outlined in the 1987 edition of the Standard Industrial Classification Manual. This category is intended to cover establishments which are primarily engaged in selling merchandise for personal or household consumption and rendering services which are incidental to the sale of the goods. Some of the important characteristics of Retail establishments are: they are engaged in activities to attract the general public to buy; they may process their products, but such processing is incidental or subordinate to selling; they sell to customers for personal or household use.

There are exceptions to the general rule of selling to the general public for personal or household use. Some of them are: lumber yards; paint, glass, and wallpaper stores; typewriter stores; stationery stores; and gasoline service stations. These sell both to the general public and to businesses but are classified as Retail by the SIC Manual. However, establishments which sell products only to institutional or industrial users and to other wholesalers and establishments that sell similar merchandise for use exclusively by business establishments should be considered to be wholesale activities. Such establishments will be classified under the "Other Commercial/Industrial" category.

Establishments primarily engaged in selling such merchandise as plumbing equipment, electrical supplies, used automobile parts, and office furniture shall be classified as "Retail" if the higher proportion of their customers are the general public. This rule is contrary to the statement in the Retail section of the SIC manual.

Establishments at which sales people are based, but who do their selling through visitations to the general public at other sites, shall be classified as "Retail". If these sales are to institutions, retailers, contractors, or other businesses, then they shall be considered to be a wholesale activity and shall be classified under "Other Commercial/Industrial".

Processing that is incidental or subordinate to selling often is conducted at retail establishments. For example, restaurants prepare meals, meat markets cut meat, bakeries bake bread. Separate establishments which sell merchandise for personal or household consumption which has been manufactured or assembled by another establishment of the same company shall be classified as Retail.

Anything classified under Division G (Retail) of the SIC manual shall be categorized as Retail for Street SDC purposes. An exception is Industry No. 5961-Catalogue and Mail Order Houses. These shall be categorized under the "Other Commercial/Industrial" category of the fee schedule.

A facility which houses a business, the primary nature of which is to sell goods and which consists of a showroom or sales area, office, and a material supply or storage area for goods sold by said business, shall not be considered to be partially a warehouse. These material-supply, or stock areas, are to be considered as an integral part of the business and shall not constitute a basis for consideration as a separate category of use for Street SDC fee purposes. This does not imply that a development or building cannot be classified under more than one Category-of-Use under other circumstances.

(4) Services

(a) Hotel/Motel. A commercial lodging facility providing sleeping accommodations to the general public. All establishments which fall under Industry No. 7011 of the SIC code manual shall be classified under this category. Restaurants or restaurant/lounges which are associated with these establishments and are open to the general public will be classified separately as "Retail".

Boarding houses, rooming houses, etc. consisting of six or more bedrooms shall be classified here also. Bedrooms with kitchen facilities shall be considered separate dwelling units and shall be classified under "Multi-family".

(b) Professional, Personal and Repair Services. Establishments primarily engaged in providing a wide variety of services for individuals, businesses and government establishments, and other organizations. Services such as financial, insurance, real estate, engineering, accounting, research, management, legal, medical, repair, recreational and amusement services, except as specifically listed under other categories. It also includes museums, art galleries and utility customer service centers.

This category includes all those establishments listed in the SIC code manual under Division H (Finance, insurance and real estate), Division I (Services), Major Group 07 (Agricultural Services) and Industry 4215 (Courier Services), except for the following:

7992	Public Golf Courses	See Golf Course
8051	Skilled Housing Care Facilities	See Health Services
8052	Intermediate Care Facilities	See Health Services.
8059	Nursing and Personal Care Fac’s.	See Health Services.
806	Hospitals	See Health Services.
821	Elementary and Secondary Schools	See Ed. Services
822	Colleges, Universities, Professional Schools and Junior Colleges (Prof. Schools to remain as a "Prof. Service")	See Ed. Services
8351	Child Day Care	See Ed. Services
8361	Residential Care	See SFR, Multi-fam. or Health Services
8399	Other Social Services	See Non-Profit
8641	Fraternal Organizations Church/Fraternal	See Non-Profit
8661	Religious Organizations	See Non-Profit
7011	Hotels/Motels	See Hotel/Motel

Division H: Financial, Insurance and Real Estate Services.

Finance includes depository institutions, non-depository credit institutions, holding companies, other investment companies, brokers and dealers in securities and commodity contracts. Insurance covers carriers of all types of insurance and insurance agents and brokers. Real Estate includes real estate operators (property management), real estate agents and managers, title companies and developers.

Division I: Services (General)

This includes establishments providing personal, business, repair and amusement services; certain types of health services; legal, engineering and other professional services; certain kinds of educational services; membership organizations (except fraternal); and other miscellaneous services shall be included. Establishments which provide specialized services closely allied to, or incidental to, activities in other categories shall be included in those categories rather than Services.

Customer service centers of utility companies shall be classified under "Professional Services".

(d) Amusement and Recreation Services. Generally, all amusement and recreation facilities except golf courses and public parks shall be placed under the "Professional Services" category. Seasonal outdoor recreational facilities such as miniature golf, go-carts, bumper boats, etc. shall be charged as a "Professional Service", using the gross square footage of the activity area (excluding parking but including any buildings). The SSDC fee will be reduced by a factor of 2 to account for the seasonal nature of the activity.

Outdoor Recreation

(i) Golf Course - This category includes private country club and municipal golf courses. It does not include miniature golf courses. Included as accessory to the golf course shall be the putting green, pro shop, club house and lounge. Restaurant and banquet facilities shall be considered separately as "Retail". Driving ranges shall also be considered separately under "Professional Services".

(ii) Park - A publicly-owned parcel of land kept for ornament and recreation, or an area maintained in its natural state intended for public use, or an enclosed arena or stadium intended for sports activities. The entire area of each park shall be subject to the fee regardless of whether it is irrigated or not and regardless of the source of any irrigation water.

(e) Health Services

(i) Hospital - An institution where medical or surgical care is given to non-ambulatory and ambulatory patients, and overnight accommodations are provided. The term 'hospital' does not, however, refer to medical clinics (facilities that provide diagnoses and outpatient care only) or to nursing homes (facilities devoted to long term care of persons unable to care for themselves). Private-practice physicians’ offices (with waiting-rooms, reception areas and examination rooms) which are located in hospital buildings or on hospital-owned land shall be classified under the "Professional Service" category.

(ii) Nursing Care Services - Facilities devoted to long term care of persons unable to care for themselves. This type of facility is characterized by residents who do little or no driving. Traffic is primarily generated by employees, visitors, and deliveries. Residents would not normally leave these premises unattended. These are facilities where provision of medical care is a major element. Facilities such as convalescent homes, nursing homes, chronic care facilities, homes for the terminally ill shall be classified here (See also Section 805 of the SIC manual). Residential care facilities with incidental nursing or medical services shall be classified under the appropriate "Residential" category. Facilities for "independent living" shall also be classified as "Residential".

(f) Educational Services

(i) Elementary - Includes kindergarten, elementary, middle school or junior high school with no student drivers. Day care and nursery school facilities shall also be included in this category. The charge for non-residentially based day-care and nursery schools shall be based on the total student capacity of the facility. Home-based day care with a capacity of up to five (5) children shall be considered a home occupation for the purposes of the Street SDC. Home-based day care with a capacity of more than five (5) children shall be charged Street SDC at the Elementary School rate for the total student or child capacity of the facility.

(ii) High School - A school for students who have completed middle school or junior high school.

(iii) College - Post high school academic institutions offering associates, bachelors, masters or doctoral academic degrees.

1. SSDC - The calculation for the Street System Development Charge for the Elementary, High School and College categories shall be based on the design capacity of classroom area per student, as defined in the Administrative Guidelines for Street SDC’s (as authorized in Section 3.809). This shall include temporary classrooms as well.

(iv) Other - Professional schools that do not normally grant an academic degree or diploma shall be classified as a "Professional Service".

(g) Social Services and Membership Organizations. Non-Profits, Churches and Fraternal Organizations

Organizations that meet requirements of the Internal Revenue Service for charitable nonprofit income status and that are not included in any other defined category. For the purpose of the Street Utility Fee and the Street Systems Development Charge, separate residential units will not be considered for nonprofit status but will be classified under the appropriate "Residential" category.

(i) Church - A church or synagogue is a building or buildings which houses an assembly hall or sanctuary, meeting rooms, classrooms and, occasionally, dining and cooking facilities. The gross floor area of all areas combined shall be used to establish fees. If the classrooms are used on a regular, daily basis, they shall be classified as a "School", whether they are in a separate building or not. Day care centers located on church property or in church buildings shall be considered to be schools also.

(ii) Fraternal Organization - A fraternal organization or lodge building usually consists of a clubhouse with dining and drinking facilities, recreation and entertainment facilities and meeting rooms. The gross floor area of the entire facility shall be used to calculate the fees. If the dining facility is open to the general public, it may be charged as a restaurant under the "Retail" category.

(iii) Non-Profit - The term non-profit refers mainly to social service agencies and was intended to be applied to their headquarters or main administrative offices. Satellite or auxiliary facilities operated by these agencies at other sites shall not be categorized as non-profit but shall be according to the function of that particular site. Government offices directly concerned with the delivery of social services to individuals and families shall be included in the "Government Administration" category. Social services without the IRS non-profit designation shall be classified as a "Professional Service".

(5) Government Administration. Facilities used primarily in the administration of city, county, state or federal government, including post offices (offices, courts, etc.) and some social service programs.

This category includes all establishments listed under Division J (Public Administration) of the SIC code manual and all social programs operated and administered by any level of government.

(6) Other Commercial/Industrial. This category includes establishments engaged in construction contracting, manufacturing, wholesale-distribution, and warehousing, as well as mail order houses, mini-warehouses, utility maintenance facilities, hangars, and furniture and carpet stores.

(a) Construction Services - This shall refer to the fixed place of business from which construction activities are managed or generally administered and shall include equipment and materials storage, and repair facilities. Installation of prefabricated building equipment or materials by general and special trade contractors shall be included in this category. Similar installation work performed as a service incidental to sale by employees of an establishment which sells prefabricated equipment and materials to the general public shall be placed in "Retail" category. An example would be the sale and installation of preassemble equipment such as major household appliances. However, if site assembly is required it should be the "Other Commercial/Industrial" category.

(b) Industrial - This category shall be for establishments engaged in the mechanical or chemical transformation of materials or substances into new products. These establishments are usually described as plants, factories, or mills and characteristically use power driven machines and materials-handling equipment. Establishments engaged in assembling component parts of manufactured products are also considered manufacturing if the product is neither a structure nor other fixed improvement. Also included is the blending of materials, such as lubricating oils, plastics resins, or liquors.

The materials processed by manufacturing establishments include products of agriculture, forestry, fishing, mining, and quarrying as well as products of other manufacturing establishments. The new product of a manufacturing establishment may be finished in the sense that it is ready for utilization or consumption, or it may be semifinished to become a raw material for another establishment engaged in further manufacturing.

Manufacturing production is usually carried on for the wholesale market, for interplant transfer, or to order for industrial users, rather than for direct sale to the domestic consumer. If it is for direct sale to the domestic consumer, then it will be classified as either a "Professional Service" or "Retail".

The following activities, although not always considered as manufacturing, are so classified (according to the SIC Manual):

Milk bottling and pasteurizing;

Publishing (depending on the customer);

Ready-mixed concrete production;

Wood preserving;

Various service-type industries to the manufacturing trade, such as type-setting, engraving, plate printing, and preparing electrotyping and stereotype plates, but not blueprinting or photocopying services;

Electroplating, plating, metal heat treating, and polishing for the trade;

Fabricating of signs and advertising displays;

Boat building.

Some manufacturing-type activities which are performed by establishments primarily engaged in activities which are covered by another Category of Use are:

Breaking of bulk and redistribution into smaller lots, including packaging, repackaging, or bottling products, such as liquors or chemicals shall be categorized as Wholesale or Retail;

Establishments engaged in selling, to the general public, products produced on the same premises from which they are sold, such as bakeries, candy stores or ice cream parlors shall be categorized as "Retail";

Tire retreading and rebuilding, sign painting and lettering shops, computer software production and the production of motion pictures shall be classified as a "Professional Service".

Cabinet work on a custom basis to individual order shall be considered as a "Professional Service".

The gross floor area to be used for this category shall include all office, storage, research and other auxiliary areas that are located on the site.

(c) Wholesale-Distributor - An establishment primarily engaged in selling merchandise to retailers; to industrial, commercial, institutional, farm, construction contractors, or professional business users; to other wholesalers; or acting as agents or brokers in buying merchandise for or selling merchandise to such persons or companies. The establishment will include any offices, storage and shipping facilities as part of the chargeable area under this category.

Establishments at which sales people are based, but who do their selling through visitations to customers, shall be considered to be "wholesale" if their customers are other than the general public.

(d) Mail Order - Establishments primarily engaged in the sale of products by catalogue or mail-order. The product is not picked up by the customer. Orders are filled and delivered by mail.

(e) Warehouse - A building used primarily for long-term dead storage of materials or goods. It is usually a separate facility typified by infrequent access by users. No sales, service, or repair activities are permitted on the premises.

A facility which houses a business, the primary nature of which is to sell goods, and which may consist of a showroom or sales area, office and materials supply or storage area for goods sold by said business, shall not be considered to be partially a 'warehouse'. These material-supply or stock areas are to be considered as an integral part of the business and shall not constitute a basis for consideration as a separate category of use.

(f) Mini-Warehouse - A facility in which a storage unit or vault is rented for the storage of a general line of goods. The unit is physically separated from other units.

(g) Utility Maintenance Facility - A facility used by a utility company for maintenance and storage of maintenance materials and equipment.

(h) Hangars - Buildings used for storing and maintaining aircraft. If aircraft other than the tenant’s aircraft are maintained, then the facility will be considered to be performing a "Repair Service" and shall be classified accordingly.

(i) Furniture and Carpet Stores - Stores specializing in the sale of household furniture and/or carpeting. They are generally large and include storage areas. See Sections 5712 and 5713 of the SIC Code. This does not include stores that primarily sell appliances, floor covering other than carpet, cabinets or curtains/draperies.