SDC Overview

(Courtesy of the Eugene Police Commission)

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System Development Charges (SDCs), or impact fees, are fees collected by local governments to offset the costs of public improvements associated with new development. SDCs are not a tax. They are one-time fees collected at the time of building permit issuance. The fees collected may only be used for capital improvements for municipal services.

Under Oregon law, SDCs can be charged for capital improvements associated with a) water supply, treatment and distribution; b) waste water collection, transmission, treatment and disposal; c) drainage and flood control; d) transportation; e) parks and recreation.

Impact fees are common among states in the U.S., particularly those with cities experiencing rapid population growth. In Oregon, the following jurisdictions impose one or more SDC: Albany, Ashland, Bend, Corvallis, Eugene, Gresham, Hillsboro, Lake Oswego, Medford, Portland, Roseburg, Salem, Springfield, Tualatin, Washington County, West Linn, Wilsonville, and Woodburn.

Public safety impact fees, while not in place in Oregon, are used in: California, Florida, New Mexico, Rhode Island, Texas, Utah and Vermont.

SDCs can consist of an "improvement fee" (for costs of capital improvements to be constructed), a "reimbursement fee" (to pay back municipalities for capital construction already built that included future capacity needs), or a combination of both. The methodology for determining a city’s SDC is not fixed in statute. Instead, local municipalities develop the rate structures for any SDCs imposed. ORS requires linkages between the charges imposed and the current or projected development. There must be a reasonable connection between the need for new facilities and the new development paying the SDC. SDCs cannot be used to remediate deficiencies in existing facilities. SDCs do not require a public vote, but ORS requires public notice to adopt or amend SDCs.

• It has been estimated that 20% of the cost of residential development is unfunded by local governments. SDCs generate more money to build needed infrastructure.
• The basic premise behind SDCs is that taxes to existing residents should not increase because of new development. The costs of SDCs fall on those who generate the need for new/expanded infrastructure.
• SDCs lessen reliance on general funds for city services and reduce bond amounts for new facilities.
• SDCs are generally supported by existing residents as a fair way to pay for growth.

Bills have been introduced to expand SDCs the past four legislative sessions. Last legislative session, two bills were proposed amending ORS 223.299 to expand SDCs to include other city services. House Bill 3179, sponsored by Representative Charlie Ringo (D-Beaverton) added public schools, community colleges, library districts, fire protection and rescue services and police protection to the definition of capital improvements for which SDCs may be imposed. The bill never got a hearing. Later in the session, House Bill 2288 was proposed, but limited new SDCs to schools providing primary and secondary education. This bill, sponsored by Representative Kurt Schrader, died in committee. It is anticipated that this issue will be brought forward again in the FY 2003 next session.

Because the fee structures are developed at the local level, there is a significant range of charges imposed by jurisdictions. A national survey conducted in 2002 found that total SDCs charged for all types of public services averaged $10,183 per single family residential unit. Public Safety

SDCs ranged from a maximum of $4,445 to a minimum of $78. The average public safety SDC was $679 per single family residential unit.

A City of Eugene SDC comparison conducted in January of 2001 showed that Eugene’s SDCs totaled about $3000 per single family residential unit, while Springfield’s SDCs were just over $2500. West Linn had the highest SDC fees, totaling about $9000. Therefore, Eugene and Springfield have some of the lowest SDC fees among Oregon cities, and Oregon cities have lower SDC fees than the national average. Typically the rates charged vary between residential and non-residential development depending on impact to the public service system.

• SDCs can only be used for capital projects, not operations or equipment.
• They only pay for the portion of a facility that is accommodating new growth; they cannot be used to replace existing capacity.
• SDCs raise the costs of development.
• Fees from SDCs trickle in so funds may not be available for improvements when the impact from new development is felt.
• There are development and administrative costs associated with SDCs, although these costs can be mitigated by building them into the rate structure.
• There is a fairly strong lobby against SDCs. In recent legislative sessions, bills have been proposed to limit how SDCs are used, while most bills expanding SDCs have been stuck in committee. Bi-partisan support for public safety SDCs will be needed to be successful in this effort.

Some alternative funding options include: development exactions, reimbursement/recoupment contracts, local improvement districts, tax increment financing (urban renewal), general obligation bonds, revenue bonds, and public purpose lenders (state or federal grants/low income loans).

More resources:

  More about the Eugene Police Commission effort

  Draft resolution (provided by the Eugene Police Commission)

  How you can help

This page last modified on 2006-02-22 10:43.