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- calendar_today November 12, 2026
St. Cloud Faces Revenue Shortfall on Planning and Zoning Fees
St. Cloud, Florida is facing a budget challenge as a recent community development fee study found that the city is losing money on its current planning and zoning fee structure. The study, conducted by consulting firm Raftelis and requested by the city in October 2024, reveals that St. Cloud’s rapid growth has outpaced fee schedules, with taxpayers subsidizing the difference.
Details of the Community Development Fee Study
The independent study determined that the “existing fee schedule, though escalated periodically, no longer reflects the current cost of providing many services.” In essence, the city is spending more on staff time to review planning and zoning applications than it recoups through application fees.
Recommended Fee Increases Impact Developers and Residents
The study recommends substantial adjustments to permit fees so the city can fully recover operational costs. Most of the proposed increases would impact developers and commercial builders, but some would directly affect residents. For example, the application fee for homeowners building a fence would jump from $112 to $160, while a permit for a commercial building fence would rise from $120 to $200. New fees are proposed, such as a $160 permit for installing an above-ground pool—which is currently free—and a $200 fee for adding a residential retaining wall, also currently free. Temporary and directional sign permits would each increase from $110 to $230.
Comparison to Nearby Cities and Justification for Changes
The report finds that the proposed fee increases would bring St. Cloud in line with planning, permit, and zoning fees charged by other regional municipalities, such as Kissimmee and Osceola County. These changes aim to fairly distribute costs among those using city services, rather than shifting the burden onto the general taxpayer base.
Financial Pressures Mount After Amendment 3
The timing of the recommendations is influenced by recent statewide property tax reform following the passage of Amendment 3. Florida Tax Watch estimates show that St. Cloud could lose more than $9 million in revenue in the first year alone as a result of the amendment, with annual losses projected to increase significantly. Over a five-year span—from 2027 to 2032—the city could face a revenue shortfall of nearly $94 million.
Financial Impact Projections (2027–2032):
- 2027-28: $9,171,431
- 2028-29: $17,372,863
- 2029-30: $19,703,049
- 2030-31: $22,389,038
- 2031-32: $25,345,818
- 5-Year Total Loss: $93,982,199
Council to Discuss Fee Adjustments
The St. Cloud City Council is set to review the results of the fee study and discuss a proposed new fee schedule at its regular meeting scheduled for 6:30 p.m. The study asserts that, given the financial strain from property tax reforms, “now is an ideal time for the City to consider updated fee levels to enhance the revenues of the Department and reduce future subsidizations.”
Source: clickorlando.com.
