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equivalent residential units and impact fees shall be assessed on the difference. C. Escalation of impact fees. The basis for the impact fees imposed by this section has been structured by the County with respect to two major but variable factors. First, the present level of construction cost of water distribution, sewer collection, water treatment plant and wastewater treatment plant facilities. Second, the theory of treatment facilities and their relative degree of treatment system sophistication as prescribed by the Florida Department of Health and Rehabilitative Services and the Florida Department of Environmental Regulation. The foregoing schedule of impact fees shall auto- matically escalate based upon increases in utility construction index published in the Engineering News Record magazine (ENR) (if ENR goes out of business, an equivalent index -rill be used by the County), entitled "twenty cities' construction cost index," using as a base the published index for the quarter ending June 30, 1980. The County shall automatically adjust the impact fees set forth herein semi-annually with the first such adjustment to be not earlier than December 31, 1984. The automatic escalation shall not exceed the percentage difference between said construction cost index for the base period as compared with the period in review. D. Escalation of plant capacity fee by County Board of County Commissioners. Separate and apart from the automatic esca- lation provisions set forth above, the Utility Department of the County may file with the Commission a higher or lower impact fee schedule, and in support of that schedule, detail the reasons requiring such increased fees. Such reasons may include and be irelated to increasing standards of service; inadequate or incorrect estimates of the total anticipated fees versus the actual investment levels required by the County for water or sewer plant treatment facilities; actual experience with regard to matters of service area density having a direct bearing upon assessments received versus the cost of construction of the facilities; matters of net investment bearing upon rates and -12-