Villages Of Pasadena Hills

Background of Special Districts

Connected City (CC) and the Villages of Pasadena Hills (VOPH) are the two dependent Special Districts within Pasco County, each with a unique vision. The County Commissioners are the governing authority of each District. The intent of Special Districts is to allow those landowners that benefit from the new infrastructure and services within its borders, to pay for the cost of services and infrastructure, since these landowners directly reap the additional property values. Any landowner that voluntarily chooses to “Opt Into” their Special District can obtain additional entitlements over and above their existing zoning thru the MPUD application and process. Landowners can still develop their properties under existing zoning regulations and not have to pay the additional fees associated with their respective Area Plans.

The Area Plans were a result of a planning process funded by a Property Owners Group (POG) to implement each unique vision. The number of entitlements for each Area Plan were driven by the vision, the amount of developable land, the necessary transportation facilities needed, and the natural resources of each District and the input of citizen groups, residents, and local businesses. Each Special District has at least the following enabling documents: 

  1. A unique Comprehensive Plan (vision, goals, objectives, land use types) 
  2. 2065 Master Roadway Plan (demonstrates necessary road network, cross sections, and alternative transportation facilities) needed to achieve the full number of entitlements under an appropriate level of service
  3. Financial Plan (estimated costs of infrastructure needed and funding incentives (credits) offered) to ensure all infrastructure is paid for
  4. Stewardship Ordinance (governing documents, Committee and District Manager responsibilities and financing mechanisms, fee schedules and property PIN numbers within the District)

The Area Plans operate as “Overlay Zones” that landowners can “opt into” if they choose to rezone their property to capture a portion of the overall entitlements of each zone.

Standard Development Review Fees vs. the Additional Review and Administration Fees (VOPH RAF) and associated Credits

Standard Development Review fees will always have to be paid by developers in Special Districts. There are no credits associated with these standard Development Review Fees. 

However, there are special District fees required in addition to the standard fees. These additional fees are listed below and are the only fees where credits are available.

Transportation: The County has a successful mobility fee program whereby developers pay transportation impact fees (mobility fees and transportation surcharges) by land use type in order to mitigate their impacts on the overall transportation system as a result of their new development projects. As an inventive for developers to build roads other than for their own development, the County offers mobility fee credits to those developers who build roadway improvements, thus eliminating the need for the County to build many roads.

Utilities: The VOPH Special District adds a new Utility Surcharge Program with similar incentives (Utility Surcharge Credits) for developers to extend main transmission lines, by imposing new Utility Surcharges (to cover the cost of extending utility lines), and then offering Utility Surcharge Credits to pay those Utility Surcharge fees.

Long Term Planning of the District: The Property Owners Groups (POG) of each Special District funded the Area Plans and produced the enabling documents and updates needed to implement the Area Plan. The current (as of Oct 25, 2022) amount of VOPH RAF credits are listed by each owner in Exhibit 602-D of the VOPH Stewardship Ordinance and total $1,860,025.62 among 17 investors.

In all these credit programs, developers may have excess credits they may not be able to use. VOPH Developers will now be able to sell all excess credits at par through the VOPH Credit Registry to those other developers who need to pay their special District fees. Outside of VOPH, developers may have to sell their excess credits for much less than they are worth because there is no County wide Registry to handle these transactions. The VOPH Credit Registry adds an additional incentive to invest in the infrastructure needed for all residents and businesses within the VOPH borders. 

VOPH Credit Registry

In the VOPH District, a new Credit Registry was established by BCC Resolution #21-21, Jan 26, 2021, and subsequently updated (Sept 28, 2021) to allow VOPH Entitled Developers to buy and sell their credits at par. A Consultant will be hired by the Planning and Development Department to create, manage, operate and maintain the VOPH Credit Registry which includes handling and recording of all transactions of sales and purchases of the following credits at par:

  • Transportation Credits (mobility fee credits and transportation surcharge credits)
  • Utility Surcharge Credits
  • Review and Administration Fee (VOPH RAF) Credits

The Credit Registry enables all VOPH Property Owners Group members (who are the owners of VOPH RAF credits listed on Exhibit 602-D as a result of their investment in the VOPH Area Plan Enabling Documents and Financial Plan Updates (2021 and 2022)), to register their credits and sell their credits at par to any developer in VOPH who need to pay their VOPH Review and Administration Fees.

Credits are offered to VOPH developers 1) who build eligible infrastructure projects documented in the Financial Plan and Master Roadway Plan and 2) for sale to reimburse the Property Owners Group for funding the Special Area Plan and updates for long term planning of the VOPH Special District.

The Special District requires all developers who do not have enough credits to pay their full Fees to purchase available credits on the Registry at par value.  

Developers always have the option of transferring credits and/or buying credits directly from other VOPH Entitled Property owners but will need to provide proof to redeem credits when paying their fees with their purchased credits when these credits are not registered in the Registry.

The Credit Registry is a mechanism to “pay back” the initial investors for their long term planning of the District, in a fair way because the fees are based on the actual number of residential units and non-residential square feet for all VOPH developers who choose to rezone and capture VOPH entitlements.

The Credit Registry retains the value of all credits overtime and allows a faster pay back for those Entitled Developers who have invested in roadways, utilities, and paid for the VOPH Area Plan and subsequent Updates.  Nothing restricts the Entitled Properties from assigning their credits to others who chose not to utilize the Credit Registry.

The Credit Registry is only available within the Special District of Villages of Pasadena Hills.

VOPH Special District Impact Fees

The VOPH Board of Supervisors, (aka the County Commissioners) sets the following Development Fee schedules in the VOPH Stewardship Ordinance Land Development Code with regular updates every three years or as needed:

Name of the Impact Fee Rate Source

Review and Admin Fees (VOPH RAF)

$400/Residential Unit
$50/1000 Sqft Non-Residential Space

Section 602.8.T VOPH LDC
Mobility Fees See VOPH schedules by Land Use Type Exhibit Section 602-C VOPH LDC
School Park Fees See VOPH schedules by Land Use Type Exhibit Section 602-C VOPH LDC
Park Development Fees See VOPH schedules by Land Use Type Exhibit Section 602-C VOPH LDC

Utility Surcharges: Water, Reclaimed Water, and Wastewater Dev Fees

See VOPH schedules by Land Use Type Exhibit Section 602-C VOPH LDC

Credits are granted when developers construct, donate, or pay for:

  • Primary, intermediate roads and alternative transportation facilities (documented in the VOPH Financial Plan, Exhibit B 2065, and Master Roadway Plan and respective Cross Sections Oct 25, 2022).  A portion (20%) of the mobility fees is reserved to pay for external roads (regional roads that connect to VOPH) and no credits can be used for this. 
  • Utilities - Main Transmission Lines
  • Land and Facilities for Parks (excluding Neighborhood Parks)
  • Land for Schools
  • Investment to create and update the planning studies and enabling documents of the VOPH Area Plans (Property Owners Group credits)

The Credit Registry Operator will register the following credits for sale:

  • VOPH Review and Administration Fee (VOPH RAF) Credits
  • Mobility Fee Credits for those developers who have purchased Rights of Way (ROW) outside their property holdings and dedicated that ROW to the County, and paid for the construction of primary and intermediate roadway segments inside the borders of VOPH
  • Utility Surcharge Credits for those developers who have installed main transmission lines that future developers will tap into Credits for Park Fees (eventually)

Registry Flow Chart of Processing Fees and Credits by Type of Fee/Credit

VOPH Stewardship Land Development Code: VOPH Credit Registry (Section 602-8 M.7)

All Entitled Properties shall receive the applicable mobility fee credits (including for Alternative Transportation Facilities), park (land) impact fee credits, and school (land) impact fee credits as provided for in the Pasadena Hills Financial Plan, as amended from time to time, for the designated land and infrastructure items and to the full extent specified therein. 

To encourage the Entitled Properties to font-end the required Pasadena Hills Financial Plan improvements applicable to their respective Entitled Properties and thereby to encourage development in accordance with the VOPH Area Plan, the District shall have the authority by Resolution to establish a VOPH impact/mobility fee credit registry (the “VOPH Fee Credit Registry”) whereby the Entitled Properties may, at their election, register their respective VOPH fee credit amounts as verified and approved by the County pursuant to the Pasadena Hills Financial Plan from time to time.

Such Resolution may also require all developers/builders of Entitled Properties within the District first to purchase any available fee credits available in the VOPH Fee Credit Registry, at par value with the then-existing Development Fee rates within VOPH, prior to direct payment of such Development Fees to the County.

The Resolution also may establish reasonable administrative fees for the County to maintain the VOPH Fee Credit Registry, the process for equitable rotation/apportionment of fee credit purchases/assignments among the Entitled Properties utilizing the VOPH Fee Credit Registry, and other procedures deemed appropriate by the District. Nothing herein shall prohibit or restrict any Entitled Property from the direct assignment of its VOPH fee credits to any third party without utilization of the VOPH Fee Credit Registry, for use of such credits on any project within the District.

VOPH Review and Administration Fee Text (VOPH LDC Section 602-8.T)

In recognition of the additional governmental review and oversight required for the proper administration of the District, the limited amount of development entitlements available within the District, and the need for future long-term planning and administration of such entitlements, a "Pasadena Hills Development Review and Administration Fee," is hereby established for Entitled Properties in an amount of Four Hundred and 00/100 Dollars ($400.00) per residential unit or Fifty and 00/100 Dollars ($50.00) per 1,000 square feet of building area for nonresidential uses. Funds received from the VOPH Development Review and Administration Fee will be directly distributed as follows:

  • Two Hundred and 00/10 Dollars ($200.00) per residential unit to reimburse and redeem Planning Fee Credits owned by the Property Owners Group (listed on Exhibit 602-D of the VOPH Stewardship Ordinance) as a result of their funding the long term planning of the District. Once the POG credits are fully paid off, the remaining Two Hundred and 00/100 Dollars ($200.00) per residential unit will be allocated to cover the additional costs of Planning and Development Department review and administrative support for the District.
  • One Hundred Twenty Five and 00/100 Dollars ($125.00) per residential unit to cover the annual costs of operating and maintaining the VOPH Fee Credit Registry.
  • Seventy Five and 00/100 Dollars ($75.00) per residential unit to initially cover the additional costs of Planning and Development Department review and administrative support for the District until the credits for long term planning by the Property Owners Group are fully paid off. Once the POG credits are fully paid off, the remaining Two Hundred and 00/100 Dollars ($200.00) per residential unit will be added to the initial Seventy Five and 00/100 Dollars ($75.00) for a total of Two Hundred Seventy Five and 00/100 Dollars ($275.00) per residential unit to cover the additional costs of Planning and Development Department review and administrative support for the District.
  • Fifty and 00/100 Dollars ($50.00) per 1,000 square feet of building area for nonresidential uses to cover additional Planning and Development review costs,
The foregoing amounts may be modified by resolution of the BCC, but shall not exceed the actual cost of administering, implementing, and planning for the District, which may include costs that were incurred prior to the date of collection. For Entitled Properties this fee shall be in addition to all other applicable County review fees, including impact fee or mobility fee administration fees and rezoning and site plan review fees, and payable at the time of application for Preliminary Development Plan (PDP) approval, based upon the approved entitlements requested in the application, and shall be deposited in a separate account for the use and benefit of the District for the purpose of providing supplemental revenues in the planning and administration of the District. These revenues may be allocated or transferred to other County departments or funds based on the amount of time that each County department or fund contributes to the planning, administration, and implementation of the District. 

Those members of the Pasadena Hills Property Ownership Groups who have helped finance the development of the original and updated Pasadena Hills Area Plans, the Pasadena Hills Financial Plan, and the Pasadena Hills governance documents shall receive a credit against fifty percent (50%) of the residential Development Review and Administration Fee in an amount equal to their financial contribution as specifically identified and set forth on Exhibit 602-D, and any person who purchases such credits from the Pasadena Hills Property Group, through the Fee Credit Registry or other purchase, shall not be entitled to any credit against the Fifty and 00/100 ($50.00) per 1,000 square feet of building area Development Review and Administration Fee for nonresidential uses. 

The foregoing development review fee credits are personal property of the individuals/entities listed on Exhibit 602-D, who paid said expenses, and do not automatically run with the land owned or controlled by such individuals/ entities. To transfer the foregoing credits to another individual/entity for use within the District, the owner of the credits must submit to the County Administrator or designee a letter, signed and notarized by the owner of the credits listed on Exhibit 602-D, which specifies the name of the person/entity receiving the transfer of credits and the amount of the credit being transferred. Applicants for PDP approval that own development review fee credits shall present proof of ownership if not listed on Exhibit 602-D hereto, including the required transfer letter, where applicable, with the application for PDP approval. Payment of the applicable development review fees shall be deemed a waiver of any right to utilize credits for the particular PDP approval under review and development review fees shall be nonrefundable, once paid.
Categories always sorted by seq (sub-categories sorted within each category)
Documents sorted by SEQ in Ascending Order within category

VOPH - 2022 Approved Revisions