HomeMy WebLinkAboutResolution 2003-208 N.C.S. 10/27/2003resolution No.2003-208 N.C.S.
of the City of Petaluma, California
REVISING THE COMMUNITY FACILITIES DEVELOPMENT FEE AU'T'HORIZED
BY MUNICIPAL CODE CHAPTER 17.14 TO CREATE A SEPARATE
COMMUNITY CENTER FACILITIES IMPACT FEE
TO PROVIDE FOR EXPANSION OF COMMUNITY CENTER. FACILITIES
FOR FUTURE DEVELOPMENT
RECITALS
WHEREAS, the Petaluma General Plan 1987-2005 (hereafter "General Plan") outlines
future land uses within the City; and,
WHEREAS, an Environmental Impact Report (hereafter "EIR") was prepared for the
General Plan (SCH No. 86052013) and certified by the Council on March 30, 1987 by
Resolution No. 87-73 N.S.C.; and,
WHEREAS, the City is currently preparing an update of the General Plan that will
outline future land uses and development potential through the 2025 build-out horizon; and,
WHEREAS, the General Plan designates a defined land use for all property within the
City and, based on those uses, calculates the expected number of residents, residential units,
employees, and square footage of nonresidential development that will result if all property in
the City is developed as planned by the year 2005. The General Plan update will do the same for
development in the City through 2025. Further, the General Plan incorporates policies and
programs to mitigate the impacts of such new development, including policies that require .new
development to pay for its proportional fair share of the costs of acquiring and improving public
facilities necessary to meet the demands of residents, employees, customers, and businesses.
The 2025 General Plan update will continue and build upon those policies; and,
WHEREAS, the EIR analyzed the impacts of development under the General Plan and
proposed mitigation measures, including the creation of fee programs to require new
development to pay for its proportional fair share of the cost of acquiring and improving public
facilities necessary to meet the demands of new residents, employees, customers, and businesses
for such facilities; and,
WHEREAS, Chapter 17.14 of the Petaluma Municipal Code authorizes a development
impact fee to pay for community facilities. Current public facilities in the City have been paid
for in part through a single fee collected pursuant to that chapter of the Municipal Code. The
purpose of this resolution is to create a separate fee for aquatic facilities pursuant to the same
authority; and,
Resolution No. 2003-208 N.C.S.
WHEREAS, the City retained Revenue & Cost Specialists (hereafter "RCS") to
determine, based in part on the land use designations provided by the General Plan and the draft
2025 update, what improvements to the City's existing community center facilities would be
necessary to maintain the level of those services provided to the community and to fund new
development's share of the costs of expanding the amount of community center space available
to residents of Petaluma; and,
WHEREAS, RCS has prepared. the Development Impact Fee Calculation and Nexus
Report and the Master Facilities Plan, both dated August 2003 (together hereafter the "Reports"),
Exhibits A and B, respectively, on file in the Office of the City Clerk and hereby incorporated by
reference. The Reports list the additional community center space necessary to maintain the
current levels of community center services provided to the community and thereby meet the
demands of new residents for those services through build out under the General Plan and the
2025 General Plan update. The Reports together estimate the cost in current dollars of those
improvements, assign the portion of those costs attributable to new development, and calculate
the fees necessary to raise t11e revenue necessary to pay for the portion of the improvement costs
attributable to new development; and,
WHEREAS, the Reports demonstrate the appropriateness of adopting a fee based on
current estimates of the need for and cost of community center facilities improvements needed to
accommodate new development, including (1) an inventory of the existing community center
facilities; (2) an estimate of the increase in the City's service population by the year 2025, the
planning horizon of the General Plan update; and (3) the cost of providing the community center
facilities improvements as necessary to meet the demands of the estimated increase in the City's
service population by 2025; and,
WHEREAS, in accordance Government Code section 66016, at least 14 days prior to the
public hearing at which the Council first considered the adoption of the Fee, notice of the time
and place of the hearing was mailed to eligible interested parties who filed written requests with
the City for mailed notice of meetings on new or increased fees or service charges; and,
WHEREAS, in accordance with Government Code section 66016, the Reports were
available for public review and comment for 10 days prior to the public hearing at which the
Council first considered the adoption of the Fee; and,
WHEREAS, 10 days advance notice of the public hearing at which the Council first
considered the adoption of the Fee was given by publication in accordance with Section 6062a of
the Government Code.
FINDINGS
WHEREAS, the City Council finds as follows:
A. The purpose of the Community Center Facilities Impact Fee set forth in this
resolution is to finance public facilities to reduce the impacts caused by future
Resolution No. 2003-208 N.C.S. Page 2
development in the City (hereafter the "Facilities"). Such Facilities are described
in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B.
B. The Community Center Facilities Impact Fee collected pursuant to this resolution
shall be used to finance the community center facilities improvements described
in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B.
C. After considering Chapter 8 of Exhibit A and pages 68-73 of Exhibit B, the
testimony received at the noticed public hearings related to the Fee, the agenda
statements, the General Plan, and all correspondence received (together,
"Record"), the City Council approves and adopts Exhibits A and B and
incorporates such reports herein; it further finds that future development in the
City will generate the need for the community center facilities improvements
described in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B, and that such
improvements and acquisitions are consistent with the General Plan.
D. Adoption of the Community Center Facilities Impact Fee set forth in this
resolution, as it relates to development within the City, is intended to obtain funds
for capital projects necessary to maintain service within existing City service
areas. The City currently provides community center facilities to the residents of
the City, and the Community Center Facilities Impact Fee set forth in this
resolution will be used to maintain current service levels. As such, such Fee, as it
relates to development within the City, is not a "project" within the meaning of
CEQA (Pub. Res. Code §21080(b)(8)(D)).
E. In adopting the Community Center Facilities Impact Fee set forth in this
resolution, the City Council is exercising its powers under Article XI, Section 7 of
the California Constitution, and Section 54 of the City of Petaluma Charter.
F. The Record establishes:
1. That there is a reasonable relationship between the use of the Community
Center Facilities Impact Fee set forth in this resolution (payment for
certain listed improvements and collections additions) and the type of
development projects on which such Fee is imposed in that residential
development in the City generates or contributes to the need for the
Facilities listed in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B;
and,
2. That there is a reasonable relationship between the need for the Facilities
listed in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B and the type
of development projects on which the Community Center Facilities Impact
Fee set forth in this resolution is imposed in that new residential
development in the City will generate persons who live, work, and/or shop
in Petaluma and who generate or contribute to the need for the Facilities
listed in Chapter 8 of Exhibit A and pages 68-73 of Exhibit B; and,
Resolution No. 2003-208 N:C.S. Page 3
3. That there is a reasonable relationship between the amount of the
Community Center Facilities Impact Fee set forth in this resolution and
the cost of the Facilities listed in Chapter 8 of Exhibit A and pages 68-73
of Exhibit B, or that portion of such Facilities attributable to the
development on which such Fee is imposed, in that such Fee is calculated
based on the number of residents generated by specific types of land uses,
the total cost of construction or acquisition of such Facilities, and the
percentage by which development within the City contributes to the need
for such Facilities; and,
4. That the cost estimates set forth in Chapter 8 of Exhibit A and pages 68-73
of Exhibit B are reasonable estimates for the cost of the Facilities listed
therein, and the Fees expected to be generated by future development will
not exceed the projected cost of the Facilities; and,
5. That the method of allocation of the Fee set forth in this resolution to a
particular development bears a fair relationship and is roughly
proportional to each development's burden on and benefits from the
Facilities to be funded by such Fee, in that such Fee is calculated based on
the number of residents each particular development will generate.
G. Chapter 8 of Exhibit A and pages 68-73 of Exhibit B are detailed analyses of how
public services will be affected by development in the City and the public
facilities required to accommodate that development; and,
H. The Fee imposed by this resolution is consistent with the General Plan and,
pursuant to Government Code Section 65913.2, the Council considered the effects
of the Fee with respect to the City's housing needs as established in the housing
element of the General Plan.
I. The Fee amounts set forth in Exhibit C include the reasonable costs of
administering the Fee program, as determined by a detailed internal audit, which
found that the City's administrative overhead and costs were equal to ten percent
(10%) of the amount of the Fee.
ADOPTION OF FEE
NOW, THEREFORE, the City Council of the City of Petaluma does resolve as follows:
1. Definitions.
a. "Developed" and "development" shall mean the construction or alteration
of or addition to, other than by the City, any building or structure within
the City of Petaluma.
Resolution No. 2003-208 N.C.S. Page 4
b. "Facilities" shall include those municipal public facilities as are described
in the Reports related to providing community center facilities.
"Facilities" shall also include comparable alternative facilities should later
changes in projections of development in the region necessitate
construction of such alternative facilities; provided that the City Council
later determines (1) that there is a reasonable relationship between
development within the City of Petaluma and the need for the alternative
facilities; (2) that the alternative facilities are comparable to the facilities
in the Reports; and (3) that the revenue from the Fee will be used only to
pay new development's fair and proportionate share of the alternative
facilities.
c. "Mixed Development" shall mean a development that includes more than
one of the types of development defined in this Section 1.
d. "Mobile Home" shall have the same meaning as manufactured home, as
defined in the Zoning Ordinance.
e. "Multiple Family" shall mean any dwelling unit as defined in the Uniform
Building Code, as adopted by the City, which is constructed on property
zoned R-M-G or R-M-H.
f. "Single Family" shall mean a dwelling unit as defined in the Uniform
Building Code (UBC), as adopted by the City of Petaluma, which is
constructed or to be constructed on property zoned R-1 or R-C.
g. "Single-Family-Attached" shall mean a building containing a single
dwelling unit and having one or more walls in common with another such
unit.
h. "Single-Family-Detached" shall mean a freestanding building designed
for and occupied by one household.
i. "Single Occupancy Unit" shall mean (also commonly referred to as a
"Single Room Occupancy" or SRO): A housing unit, usually within a
multi-unit structure, designed for a single individual.
2. Community Center Facilities Impact Fee Imposed.
Pursuant to Government Code Section 66000 et seq, ("Mitigation Fee Act") a
Community Center Facilities Impact Fee ("Fee") shall be imposed and paid at the
times and in the amounts and otherwise apply and be administered as prescribed
in this resolution on all development, as defined herein..
Resolution No. 2003-208 N.C.S. Page 5
3. Time for Imposing Fee.
In accordance with Government Code Section 65961, the Fee for Single-Family
and Multiple-Family subdivision development for which tentative or parcel maps
are required pursuant to the Subdivision Map Act (Government Code Sections
66410 et seg.) shall be imposed of the time of approval of the conditions that
apply to the tentative or parcel map for such residential subdivision development,
as applicable. Payment of the Fee shall be deemed to be a condition of all such
tentative or parcel maps. Notwithstanding this Section 3, the time for payment of
the Fee for all development, including Single-Family and Multiple-Family
subdivisions, shall be as specified in Section 4, below.
4. Time for Fee Payment.
a. In accordance with Government Code Section 66007, a Fee shall be
charged and paid for each residential development upon the date of final
inspection or issuance of the certificate of occupancy for such residential
development, which ever is earlier; however, if the Fee is to reimburse the
City for expenditures previously made, or if the City determines that the
Fee will be collected for Facilities for which an account has been
established and funds appropriated and for which the City has adopted a
proposed construction schedule prior to issuance of the building permit for
such residential Development, then the Fee shall be charged and paid upon
issuance of the building permit for such residential development.
b. A Fee shall be charged and paid for each Mixed development upon the
times specified in this Section 4 that apply to such Mixed development.
5. Amount of Fee.
a. The amount of the Fee for development shall be as set forth on Exhibit C
attached hereto and incorporated herein.
b. The amount of the Fee for Mixed Development shall be the sum of the
applicable amount per unit pursuant to Section 5(a), above, for each type
of development within a Mixed development.
6. Designation of Developments.
Developments, other than Mixed developments (but including non-residential
development within Mixed developments), that are not within the definition of a
use defined in this resolution shall be assigned to one of the defined use categories
by the City Manager for purposes of imposition and charging of the Fee. The
City Manager shall assign such categories as consistently as possible within. the
definitions of such categories established pursuant to this resolution or as later
amended by the City Council.
Resolution No. 2003-208 N.C.S. Page 6
7. Exemptions From Fee. The Fee shall not be imposed on:
a. Any alteration or addition to a residential structure, except to the extent
that a residential unit is added to a single family residential unit or another
unit is added to an existing multi-family residential unit;
b. Any replacement or reconstruction of an existing residential structure that
has been destroyed or demolished; provided that, the building permit for
reconstruction is obtained within one year after the building was destroyed
or demolished, unless the replacement or reconstruction increase the
square footage of the structure by 50 percent or more.
8. Use of Fee Revenue.
The revenues raised by payment of the Fee shall be placed in a separate, interest
bearing account to permit accounting for such revenues and the interest that they
generate. Such revenues and interest shall be used only for the facilities and the
purposes for which the Fee was collected, which are the following:
a. To pay for acquisition of the Facilities;
b. To pay for design, engineering, construction of and property acquisition
for, and reasonable costs of outside consultant studies related to, the
Facilities;
c. To reimburse the City for the Facilities constructed by the City with funds
from other sources including funds from other public entities, unless such
funds were obtained from grants or gifts intended by the grantor to be used
for the Facilities.
d. To reimburse developers that have designed and constructed any of the
Facilities with prior City approval and have entered into an agreement, as
provided in Section 13, below; and,
e. To pay for and/or reimburse costs of program. development and. ongoing
administration of the Fee program, including, but not limited to, the cost
of studies, legal costs, and other costs of updating the Fee.
9. Standards.
The Standards upon which the need for the Facilities is based are the standards of
the City, including the standards contained in the General Plan and those City
standards reflected in the Reports.
Resolution No, 2003-208 N.C.S. Page 7
10. Periodic Review.
a. During each fiscal year, the City Manager shall prepare a report for the
City Council, pursuant to Government Code Section 66006, identifying
the balance of Fee revenues in the Fee account.
b. Pursuant to Government Code Section 66002, the City Council shall also
review, as part of any adopted City Capital Improvement Plan each year,
the approximate location, size, time of availability and estimates of cost
for all Facilities to be financed with the Fee. The estimated costs shall be
adjusted in accordance with appropriate indices of inflation. The City
Council shall make findings identifying the purpose to which the existing
Fee revenue balances are to be put and demonstrating a reasonable
relationship between the Fee and the purpose for which it is charged.
11. Subsequent Analysis and Revision of the Fee.
The Fee set forth herein is adopted and implemented by the City Council in
reliance on the Record identified above. The City may continue to conduct
further study and analysis to determine whether the Fee should be revised. When
additional information is available, the City Council may review the Fee to
determine that the Fee amounts are reasonably related to the impact of
Development within the City. In addition to the inflation adjustments pursuant to
Section 12, below, the City Council may revise the Fee to incorporate the findings
and conclusions of further studies and any standards in the General Plan, as from
time to time amended by the City.
12. Fee Adjustments.
The Fee established will escalate or decrease annually the same percentage the
latest "Engineering News Record" Construction Costs Index for the San Francisco
Bay Area annually escalates or decreases. The Finance Director shall compute
the increase in such Fees. The first adjustment will take place on the July 1st
following the adoption of this resolution and each subsequent July 1st.
13. Credits and Reimbursement for Developer Constructed Facilities.
The City and a developer may enter into an improvement agreement to allow the
developer to construct certain of the Facilities. Such an agreement is totally
discretionary on the part of the City. Such agreement shall provide for security for
the developer's commitment to construct the Facilities and shall refer to this
resolution for credit and reimbursement. If the City enters into such an agreement
with a developer prior to construction of one or more of the Facilities, the City
shall provide the developer a credit in accordance with the following:
a. Credit Amount. The credit shall be in the amount of the lowest bid
Resolution No. 2003-208 N.C.S. Page 8
received for construction of the facility, as approved by the City Engineer.
However, in no event shall a credit pursuant to this provision exceed the
current facility cost. For the purposes of this section, such current facility
cost shall be the amount listed in the Reports for that particular facility, as
subsequently adjusted pursuant to Sections 11 and 12 of this Resolution
prior to issuance of the building permit for that facility. Once issued,
credit pursuant to this section shall not be adjusted for inflation or any
other factor. Credit. provided pursuant to this section is not transferable.
b. Application of Credit. Developers may apply credit given pursuant to this
section against the Fee applicable to a particular project, until. the credit is
exhausted or an excess credit results. The total credit shall be divided by
the number of units or square footage of building space (or combination
thereof for a Mixed Use Development) to determine the amount of credit
which can be applied against the Fee for each unit of measurement and, if
the credit per unit of measurement is less than the Fee per unit of
measurement, the developer shall pay the difference for each residential
unit or square footage of building space.
c. Reimburserent for Excess Credit. Reimbursement for excess credit shall
only be from remaining unspent Fee revenues. Once all the Facilities have
been constructed or acquired, and to the extent Fee revenues are sufficient
to cover all claims for reimbursement of Fee revenues, including
reimbursement for excess credit, developers with excess credit shall be
entitled to reimbursement, subject to such. developers certifying in writing
to the City that the cost of constructing the facility that resulted in an
excess credit was not passed on to homeowners, and indemnifying the
City from land-.owner claims for reimbursement under Government Code
Section 66000 et seq., and Section 66001 in particular. If remaining Fee
revenues after all of the Facilities have been constructed or acquired are
insufficient to cover all claims for reimbursement of Fee revenues, such
claims, including claims for reimbursement of excess credit, shall be
reimbursed on a pro rata basis in accordance with applicable law.
14. Existing Deficiencies.
There are no existing deficiencies.
15. Effective Date.
This Resolution shall become effective immediately. In accordance with
Government Code Section 66017, the Fee shall be effective 60 days from the
effective date of this Resolution.
Resolution No. 2003-208 N.C.S. Page 9
16. Severability.
Each component of the Fee and all portions of this resolution are severable.
Should any individual component of the Fee or any portion of this resolution be
adjudged to be invalid and unenforceable by a body of competent jurisdiction,
then the remaining Fee components and/or resolution portions shall be and
continue in full force and effect, except as to those Fee components and/or
resolution portions that have been adjudged invalid. The City Council of the City
of Petaluma hereby declares that it would have adopted this resolution and each
section., subsection, clause, sentence, phrase and other portion thereof, irrespective
of the fact that one or more section, subsection, clause, sentence, phrase or other
portion maybe held invalid or unconstitutional.
17. Savings Clause.
All resolutions, motions, and parts thereof in conflict with the provisions of this
resolution are repealed. The provisions of this resolution, insofar as they are
substantially the same as existing resolutions and motions relating to the same
subject matter shall be construed as restatements and continuations thereof and
not as new enactments. With respect, however, to violations, rights accrued,
liabilities accrued, or appeals taken, prior to the effective date of this resolution,
under any chapter, ordinance, or part of an ordinance shall be deemed to remain in
full force for the purpose of sustaining any proper suit, action, or other
proceedings, with respect to any such violation, right, liability or appeal.
Under the power and authority conferred upon this Council by the Charter of said City.
REFERENCE: I hereby certify the foregoing Resolution was introduced and adopted by the Approved as to
Council of t~~,,rity of Petaluma at ~ to~gular) (Adjourned) (Speci~l~ meeting
on the .......................... day of .......... ~........................................., 20......, by the
following vote: •••••••••••••~•• •••••••••y
Ci Attorne
AYES: Canevaro, Mayor Glass, Harris, Healy, Moynihan, Vice Mayor O'Brien, Torliatt
NOES: None
ABSENT: N e ~ ~ ~
ATTEST: ....................................~!~~!:1,<..1!~!a~...........................
City lerk Mayor
Council Fil .. .. ....
e1003 -7tlg ..............
Res. No ..................................:N.C.S.
EXHIBI'T' C
COMIViUNITY-FACILITIES (PUBLIC MEETINGS) IMPACT FEE
Recommended
Fee 0
5 ~°
Administrative
Charge
Total
Charge_
Unit of
Measurement
Single Family -Detached $ 622 $ 31 $ 653 Unit
Single Family -Attached 531 27 558 Unit
Multiple Family 419 21 440 Unit
Mobile Home 338 17 355 Unit
Single Occupancy Unit 213 11 224 Unit.
Resolution No. 2003-208 N.C.S. Page 11