HomeMy WebLinkAboutOrdinance 1837 N.C.S. 01/22/19913
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5 Introduced by Councilman
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Michael Davis
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ORDINANCE NO. 1837 N.C.S.
Seconded by Councilman
Lynn Woolsey
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AN ORDINANCE AMENDING TITLE 11 (VEHICLES AND TRAFFIC)
11 OF THE PETALUMA MUNICIPAL OCDE BY
ADDING CHAP ER 11.80 (TRAFFIC IMPACT FEE ON DEVELOPMENT)
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14 THE CITY COUNCIL OF THE CITY OF PETALUMA DOES ORDAIN AS FOLLOWS:
15 Section 1. Chapter 11.80 (Traffic Impact Fee on Development) is added to Title
16 11 of the Petaluma Municipal Code to read as follows:
17 Chapter 11.80 Traffic Impact Fee on Development
18 Section 11.80.010 Intent and Purpose.
19 The City Council of the City of Petaluma finds that as a result of
20 increasing regional growth, significant residential, commercial office and industrial
21 development is expected to occur within the City. This anticipated development,
22 including development currently approved or submitted for approval, cumulatively
23 will generate a substantial increase over existing levels of traffic within the City.
24 This increase in traffic will result in traffic volumes which exceed the capacity of
25 the existing City-wide transportation system to provide acceptable levels of service.
26 The City Council also finds that unless certain actions are taken, the
27 above factors will result in adverse impacts such as unacceptable levels of congestion
1
Ord. 1837 N."".S.
1 on streets and at intersections, traffic accidents, air pollution, noise and restrictions
2 on access for emergency vehicles. To prevent these undesirable consequences, the
3 capacity of the City-wide transportation system must be built out at a rate which will
4 accommodate the expected growth in the City.
5 The City Council also finds that, in the absence of this ordinance imposing
6 a traffic impact fee, existing and future sources of revenue will be inadequate to
7 fund a substantial portion of the improvements required to meet goals, objections,
8 policies and programs identified in the transportation element of the General Plan.
9 Accordingly, it is the intent of the City Council to adopt by this ordinance
10 a fair and equitable method of securing some of the revenues necessary to fund the
11 construction and implementation of improvements to the City-wide transportation
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system sufficient
to accommodate the
traffic volumes
generated
by new
acceptable
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levels of service
throughout the City.
This Ordinance
is adopted
pursuant
to and to
14 comply with Government Code Sections 66000 et seq.
15 Section 11.80.020 Additional Findings.
16 The City Council further finds as follows:
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A.
The Land
Use and
Growth
Management Element of the
Petaluma
18
General Plan
specifies the
permitted
uses of
land within the City and places
limits on
19 the intensity and density of such use.
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B . The City Council
has examined the relationship
between the
land uses
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and densities permitted under the
General Plan and the rate
and amount
of actual
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development of property within
the City. Based upon this
examination,
the City
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Council has identified trends in
growth and development which
enable the
Council to
24 project, with substantial certainty, the magnitude and extent of future development
25 based upon the City's General Plan.
26 C. The City Council also has examined the extent to which different land
27 uses generate vehicle trips. The City Council, in evaluating these trip generation
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Y ".3837NCS
1 rates, has taken into consideration, among other things, the General Plan Technical
2 Appendices and various reports and memorandums by staff and consultants regarding
3 trip generation rates. Trip generation rates for the various land use categories
4 identified in Section 11.80.030G herein were determined. The City Council finds that
5 these trip generation rates represent a reasonable estimate of the actual trip
6 generation rates for these land use categories.
7 D. The City has identified certain major street and interchange
8 improvements, grade separations and bridges and other traffic -related improvements
9 which are necessary or appropriate to accommodate new development described in the
10 City's General Plan and the Five Year Capital Improvement Project Plan. The
11 Petaluma General Plan including the Technical Appendix to the General. Plan and the
12 1987 General Plan Environmental Impact Report, indicates that build -out of the
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development permitted
under the General Plan will
result in unacceptable levels of
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service at many of the
key intersections identified in the report. The City Council
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finds that this level of
congestion will have adverse
effects throughout the City and
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that implementation of
the Transportation Element
will substantially reduce these
17 adverse effects.
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E. Full implementation of
the
Transportation Element will require the
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construction of major improvements to
the
existing City-wide transportation system.
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The City Council has, after review
of
all relevant information, determined the
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estimated reasonable cost of those improvements and estimated funds available to
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make such improvements, as well as
the
extent to which funding is inadequate to
23 make the necessary improvements.
24 F. The City Council, in determining the extent to which funds are
25 available to make Transportation Improvements, has evaluated present and future
26 sources of Federal, State and County funding, City revenues which are earmarked
27 for Transportation Improvements, and the extent to which committed projects are
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3 7 N C S
1 required to construct
or fund Transportation
Improvements
that will assist in the
2 implementation of the
Transportation Element.
The City is
committed to actively
3 pursuing all available funding sources for Transportation Improvements, in
4 cooperation with interested members of the development community.
5 G. Although the traffic volume generated by an individual development
6 project may not be, in and of itself, sufficient to overload the existing City-wide
7 transportation system, the cumulative impact of all new development permitted under
8 the City's General Plan (including development currently approved or submitted for
9 approval) will result in unacceptable levels of traffic congestion. Implementation of
10 the Transportation Element will result in a significant reduction in the level of traffic
11 congestion generated by new development. It is the policy of the City, as set forth
12 in the Transportation Element, that new development pay for the cost of the
13 improvements to the City-wide transportation system which are identified in the
14 Transportation Element and necessary to accommodate the traffic volumes generated
15 by new development. For these reasons, a fair and equitable method of securing
16 some of the revenues necessary to construct the required Transportation Improve-
17 ments is to impose a traffic impact fee based on the extent to which new development
18 generate additional traffic volumes.
19 H. The Transportation Improvements will be constructed or implemented
20 with funds generated by this ordinance and will significantly benefit the contributor
21 in that the adverse impacts, such as noise, air pollution, delay, accidents, increased
22 fuel consumption, harm to the local economy, and inconveniences caused by traffic
23 congestion will be substantially mitigated. The inability or failure to reduce the
24 adverse impacts caused by traffic congestion in all parts of the City will have
25 adverse effects throughout the City.
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OR. .1g37NCS
1 I. The City Council further finds that the traffic fees to be charged
2 pursuant to this ordinance do not exceed the estimated reasonable cost of implement-
3 ing the Transportation Element, that implementation of the Transportation Element is
4 necessary to reduce the traffic congestion which will be created by new development,
5 and that the method of allocation adopted by this ordinance which is based upon the
6 trip generation rates for the land uses permitted under the City's General Plan
7 assures that the fee applicable to a particular development bears a fair and reason-
8 able relationship to each such development's burden on, and benefit from, the
9 City-wide Transportation Improvements to be funded by this ordinance.
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J. Periodic review, and possible revision, of the
resolutions adopted
by
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the City Council pursuant to this ordinance will allow for the
adjustment of the fees
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to be paid under this ordinance to ensure that those fees are
fair and equitable
and
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that the traffic fees imposed pursuant to this ordinance continue to reflect
the
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reasonable cost of implementing the Transportation Element.
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Section 11.80.030 Terms and Definitions.
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For the purposes of this ordinance, the following
terms shall have
the
17 meanings indicated below:
18 A. Transportation Element shall mean the text and maps of the Transpor-
19 tation Element of the City's General Plan, as the same may be amended from time to
20 time by the City Council in accordance with Government Code Section 65358.
21 B . Transportation Improvements shall mean those improvements necessary
22 to complete the major street and interchange improvements necessary to meet the
23 goals of the General Plan, including paving, curb and gutter, sidewalks, medians,
24 landscaping, drainage facilities, traffic signals, street lighting, noise walls,
25 right-of-way acquisition, public park and ride facilities, bicycle paths, public
26 transit, bridges, grade separations, downtown parking facilities, and other
27 improvements in connection therewith, which are not otherwise provided by, or
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� � d1837NCS
1 required
of, Development
within the
City pursuant to Title
20
(Subdivisions),
2 Ordinance
1072 (Zoning) ,
as amended,
or Title 17 (Building) ,
and
other applicable
3 statutes and ordinances. Transportation Improvements also shall include the archi-
4 tectural, administrative, engineering, legal, planning, environmental and other
5 services required in connection with the implementation of this ordinance.
6 C. Developer shall mean an individual or entity submitting an application
7 for a building permit or other entitlement for Development.
8 D. Development shall mean the construction of a new residential unit or
9 the construction, addition, extension or enlargement of a non-residential structure.
10 E. New Development shall mean the total amount of potential forecasted
11 new development in the City of Petaluma as permitted under the General Plan
12 calculated to occur between 1990 and buildout estimated to occur by 2005.
13 F. Gross Floor Area shall mean the square footage of the area included
14 within the surrounding exterior walls of a building or portions thereof, exclusive of
15 floor area devoted to vehicle access and parking.
16 G. Land Use Category shall mean any of the following specific land uses:
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(1)
Residential:
(2) Commercial:
Single Family or Duplex
Motel or tel
lg
Multi -Family (3 or more units)
All Other Retail Uses
Manufactured Home
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Senior Housing
Accessory Dwelling
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(3)
Offices:
(4) Industrial:
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All Office Uses
Warehouse
Manufacturing
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Mini Storage
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H .
Net
Transportation Improvement
Costs shall mean Transportation
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Improvement
Cost
minus that portion of Transportation
Cost which benefit existing
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development
minus
funds available to offset the
Transportation cost benefiting new
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development.
The
Net Transportation Improvement Costs are further divided by the
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.1S37NCS
1 estimated source of the traffic volume generated between residential and
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non-residential development.
I. Peak Hour Trip shall mean a one-way vehicle trip measured during
the hour of peak traffic volume occurring between 4 p.m. and 6 p.m.
J. Peak Hour Trip Rate shall mean the average number of Peak Hour
Trips adjusted by a pass by factor generated by a Land Use Category per unit of
Development. The Peak Hour Trip Rate for each Land Use Category shall be as set
forth by resolution of the City Council as that resolution may be amended from time
to time pursuant to Section 11.80.050E. Notwithstanding the foregoing, where
applicable, the term Peak Hour Trip Rate shall mean the rate established by the City
Engineer in accordance with Section 11.80.060A.
K . Cost Per Peak Hour Trip is defined as the Net Transportation
Improvement Costs for residential and non-residential development divided by the
estimated number of units resulting from development.
L. Number of Units is the number of:
1) residential dwelling units;
2) a thousand square feet or fraction thereof of non-residential
gross floor area; or
3) number of hotel or motel rooms.
Section 11.80.040 Applicability.
Except as otherwise expressly provided herein, the
provisions
of this
ordinance shall apply to, and the traffic impact fee required
hereunder
shall be
payable
with respect to (1) all Development within the City
for which
building
permits
or other entitlements for Development are issued on or
after the
effective
date of
this ordinance, and (2) all Development within the City
for which
building
permits
or other entitlements for Development were issued prior to
the effective
date
of this
ordinance which permits or entitlements were issued subject to a
condition
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Gr!:W.1837NCS
1 requiring the Developer to pay a traffic impact fee to be imposed
upon
all new
2 residential, office, commercial and industrial development within
the
City;
provided
3 however, that the provisions of this ordinance shall not apply to
(A)
in the case of
4 residential development, any Development which has a recorded
final map
prior to
5 the effective date of the ordinance and (B) any Development
for
which
building
6 permits or other entitlements for development were issued prior to the effective date
7 of this ordinance, which permits or entitlements were issued subject to a condition
8 requiring the developer to pay a traffic fee and such fee was paid, or such traffic
9 condition was otherwise satisfied, prior to the effective date of the ordinance.
10 Section 11.80.050 Rate of Fee.
11 A. The rate of the traffic impact fee shall be calculated in accordance
12 with the procedure set forth in this Section 11.80.050 and shall be established by
13 resolution of the City Council as that resolution may be amended from time to time
14 pursuant to Section 11.80.050E enacted after a properly noticed public hearing and
15 shall be effective no sooner than 60 days after the resolution is adopted. The rate
16 of the fee applicable to any particular Development shall be the rate established in
17 accordance with this ordinance and in effect no sooner than 60 days following the
18 final action on the adoption of this ordiance.
19 B . The City Council shall determine by resolution the Net Transportation
20 Improvement Costs as follows:
21 (1) The City Council shall determine the Transportation System Improve-
22 ments which are necessary to implement the Transportation Element
23 and reduce the adverse impacts caused by the increased traffic
24 volume generated by Development.
25 (2) The City Council shall make a reasonable estimate of the total costs
26 necessary to construct or provide the Transportation Improvements.
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COAR.1837NCS
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(3) The City Council shall estimate the current and anticipated funding
available to satisfy the costs of constructing and implementing the
Transportation Improvements. In determining the amount of available
funding, the City Council shall include funding from other govern-
mental entities to the extent the receipt by the City of such funding
is reasonably probable, and City revenues appropriated for
construction or implementation of Transportation Improvements, if
any.
(4) The City Council shall determine the difference, if any, between the
estimated costs of construction and implementation of the Transporta-
tion Improvements, that portion of the Transportation Improvements
which benefit existing development, and the estimated funding avail-
able to benefit new development which therefore shall be the "Net
Transportation Cost."
(5) The City Council shall determine the portion of Net Transportation
Improvement Cost generated by source of traffic volume between
residential and non-residential development.
C. The City Council shall determine the total number of residential units
and non-residential units resulting from Development.
D . The City Council shall determine the cost for residential and
non-residential Peak Hour Trip by dividing the Net Transportation Improvement
Costs for residential impacts by the total additional residential units and for
non-residential impacts by the total additional non-residential units.
E. Once every 12 months, or more frequently if it deems necessary, the
City Council, shall review the Development assumptions, the Peak Hour Trip Rates,
the Net Transportation Improvements Costs and the Cost Per Trip and, if necessary,
amend the resolutions adopted pursuant to this ordinance to ensure that the traffic
9
j,g .1837NS
1 impact fee remains a fair and equitable method for the distribution of costs of
2 constructing or providing the Transportation Improvements necessary to accommodate
3 traffic volumes generated by Development.
4 Section 11.80.060 Amount of Fee.
5 A. Each Developer, prior to obtaining a building permit or other entitle-
6 ment for Development, or at such earlier time as may be provided by City ordinance,
7 shall file with the City Engineer, on such forms as the City Engineer may develop, a
8 report
indicating the number
of
dwelling units
or
the
Gross Floor
Area,
as appropri-
9 ate, in the Development,
and
the extent
of
any
proposed
credits
or in lieu
10 contributions as provided by this ordinance.
11 Concurrently with the submission of such report, a Developer may
12 apply for a determination of the traffic impact fee based upon a Peak Hour Trip Rate
13 different from that established by resolution pursuant to Section 11.80.050. Such
14 application shall include the amount of the fee as based on a Peak Hour Trip Rate
15 established by the resolution pursuant to Section 11.80.050 and a traffic study
16 contracted for by the City and paid for by the Developer, or such other reports or
17 analysis in lieu thereof as the City Engineer determines are sufficient to establish
18 the Peak Hour Trip Rate applicable to the Development. The Developer may also
19 submit additional information which the City Engineer shall consider insofar as he
20 determines it to be relevant to establishing the Peak Hour Trip Rate applicable to
21 the Development, including but not limited to information contained in the Trip Rate
22 Manual adopted by the Institute of Transportation Engineers. The City Engineer,
23 based upon his review and consideration of the information provided in the foregoing
24 studies, reports or analysis, and such other information as he may deem relevant,
25 may approve a Peak Hour Trip Rate for the Development which is different from that
26 set forth in Section 11.80.030J and reimburse to Developer from the Fund the
27 difference between the Fund and the Peak Hour Trip Rate approved by the City
10
oam1837NCS
1 Engineer or require payment of costs shown to be in excess of those set forth in
2 Section 11.80.030J. Notwithstanding Section 11.80.050, the Peak Hour Trip Rate
3 applied to any residential development located within an area designated in the City
4 General Plan as a commercial or industrial Land Use Category shall be the Peak Hour
5 Trip Rate for that type of residential development as if it were located within the
6 appropriate residential Land Use Category, as determined by the City Engineer.
7 The City Engineer may require such information as he may find necessary or
8 desirable in making the determinations required by this Section 11.80.060.
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B.
The Land Use Category and amount of traffic impact fee required of
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the Development
shall be determined by the City
Engineer in accordance with Section
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11.80.030G and
the following formula:
Peak Hour Cost Per Peak Number of
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Fee = Trip Rate x Hour Trip
x Units
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C.
For Development consisting of an
addition, extension, or enlargement
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of an existing
structure, the traffic impact fee
shall be paid only on any additional
15 dwelling units or additional Gross Floor Area resulting from such addition, extension
16 or enlargement.
17 D . For Development consisting of a conversion or change in use of an
18 existing structure which increases the Peak Hour Trip Rate otherwise applicable to
19 such existing structure, the traffic impact fee shall equal the fee applicable to the
20 entire new structure minus the fee originally paid at the time of the construction of
21 the existing structure.
22 E. For any structure which contains both residential and commercial,
23 office, or industrial uses, the traffic impact fee shall be calculated for the structure
24 as a whole at a uniform rate based on the predominant use of the structure or an
25 apportionment of rates as determined by the City Engineer.
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OU.D.1837NCS
1 F. The amount of the traffic impact fee determined in accordance with
2 the preceding Section 11.80.060B shall be reduced by the amount of any credits or
3 in lieu contributions authorized by Section 11.80.080.
4 Section 11.80.070 Payment of Fee.
5 The full amount of the traffic impact fee determined in accordance with
6 Section 11.80.060 shall be paid at the times set forth in this Section 11.80.070.
7 A. Residential Development:
8 The fee with respect to all residential Development shall be paid on
9 the date of final inspection of each dwelling unit or the date the certificate of
10 occupancy is issued for each dwelling unit, whichever occurs first.
11 B. Non -Residential Development:
12 The traffic impact fee with respect to non-residential Development for
13 which building permits are issued on or after the effective date of this ordinance
14 shall be paid on or before the issuance of the certificate of occupancy.
15 C. No City official or agency, including the City's Building Department
16 may issue a certificate of occupancy for a Development until the traffic impact fee
17 with respect to such Development required by this ordinance is paid in accordance
18 with this Section 11.80.070.
lg Section 11.80.080 In Lieu Contributions; Credits.
20 A. The amount of the traffic impact fee otherwise payable pursuant to
21 this ordinance in connection with a Development shall be reduced by:
22 (1) The amount of the estimated construction cost of Transportation
23 Improvements which a Developer and the City agree in connection
24 with the approval of a Development shall. be constructed by the
25 Developer, based upon plans and specifications prepared by Developer
26 and approved by the City Engineer. No credit shall be allowed for
27 the cost of construction of improvements which may be required by
1 .1b37N CS
1 City
pursuant to Title 20
(Subdivisions), Ordinance 1071L (Zoning), or
2 Title
17 (Building) . The
amount of creditable construction costs shall
3 equal the total amounts to be paid
by Developer for
engineering,
4 inspections, actual construction, and
land dedication
activities for
5 Transportation Improvements, as determined by the City Engineer
6 subject to appeal to the City Council pursuant to Section 11.80.120.
7 In the event the City and the Developer agree that the Developer
8 shall construct certain Transportation Improvements, the Developer
9 shall enter into an agreement with City providing for the construction
10 of such improvements and providing adequate security therefor. The
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foregoing shall
not limit the right of City
to require the
construction
12
and/or dedicate
improvements which the
City otherwise
may require
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under Title 20
(Subdivisions), Ordinance
1075 (Zoning),
as amended,
14 or Title 17 (Building) .
15 (2) Where Development occurs within an assessment district, fee benefit
16 area, community facilities district, or otherwise is subject to an
17 assessment, fee or special tax collected specifically to defray the
18 costs of providing or constructing Transportation Improvements, an
19 amount equal to that portion of the estimated construction cost of the
20 Transportation Improvements included in such assessments, fees or
21 special taxes which will be contributed by the development. The
22 amount of creditable construction costs shall equal the total amounts
23 to be paid by the Development through such assessments, fees, or
24 special taxes for engineering, inspections, and actual construction
25 activities for Transportation Improvements, as determined by the City
26
Engineer
subject
to appeal to the City
Council pursuant to Section
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11.80.120.
This
credit shall be adjusted
for certain developers that
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GrZ .1837NCS
1 are providing funding for certain projects where the Net Transporta-
2 tion Improvement Costs have already been reduced by an estimated
3 amount of funding from assessment funds.
4 B. For phased Developments, any credits allowed pursuant to this
5 Section 11.80.080 shall be pro -rated so that the credit allowed for each phase equals
6 the product of the otherwise payable fee times the ratio which the number of units
7 of that phase bears to the number of units of the entire Development.
8
C.
In no event shall a Developer be entitled to a credit in excess of the
9
fee otherwise
payable pursuant to this ordinance.
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Section 11.80.090 Exemptions.
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A.
The following projects shall be exempt, in whole or in part, from the
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traffic impact
fee otherwise required by this ordinance.
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(1)
Development for which an application for a vesting tentative map
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authorized by Government Code Section 66498.1 was deemed complete
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on or prior to the date of the introduction of this ordinance.
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(2)
Capital improvements and/or buildings or structures related to the
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operation of City, Sonoma County, State or Federal governments
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including, but not limited to, police and fire stations, park facilities,
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parking lots, offices, equipment yards, sanitation facilities, parks and
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similar facilities in or through which general government operations
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are conducted; provided, however, that this subsection shall not
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create an exemption for private commercial or industrial activities
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conducted on public lands.
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(3)
Any projects exempt pursuant to State or Federal law.
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Section
11.80.100 Use of Funds.
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The fees paid pursuant to the provisions of this ordinance shall be set
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aside by the
City in a special revenue fund in a manner to record the fees from
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ORD. 18 3 7 N CS
1 other revenues or funds of the City, and record any expenditures for the purpose
2 of constructing or providing only the Net Transportation Improvements listed in the
3 resolution adopted pursuant to Section 11.80.050B. Any interest income earned on
4 the fund shall also be deposited therein and shall only be expended for the purposes
5 set forth in this Section 11.80.100. The City Council shall review annually fund
6 balances, projected revenues and required Transportation Improvements and make a
7 determination for use of the funds as a part of the Capital Improvement Plan and
8 Annual Budget, or the refunding of all or a portion thereof, as may be required by
9 state and local law.
10 Section 11.80.110 Refunds.
11 A. Refunds asked of the Community Development Director may be made
12 where:
13 (1) The building permit expires and no extensions have been granted for
14 a Development for which the fee required under this ordinance has
15 been collected, provided that the claim for such refund is filed no
16 later than one year after the expiration date of the building permit or
17 any extension thereof as may have been approved by City, as the
18 case may be; or
19 (2) A refund is specifically authorized by resolution of the City Council
20 adopted pursuant to Government Code Section 66001(d). Such
21 amounts shall be refunded by City to the then current record owner
22 or owners of the Development on a pro -rated basis. The City may
23 effect such refunding by direct payment, by providing a temporary
24 suspension of fees, or by any other means consistent with the intent
25 of Government Code Section 66001.
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I Section 11.80.120 Appeals.
2 A Developer may appeal to the City Council any determination made
3 pursuant to this ordinance. All appeals shall be on a form prescribed by the City
4 Engineer and shall be filed within fifteen (15) days of the date of the mailing to the
5 Developer of written notice of the applicable determination. Any appeal not filed
6 within such period shall be deemed waived.
7 The hearing shall occur within two regular City Council meetings after the
8 day of receipt by the City Clerk of notice of the appeal. In making its determina-
9 tion on the appeal, the City Council shall follow the standards set forth in this
10 ordinance.
11 Section 11.80.130 Supplementary Provisions.
12 It is the intent of the City Council that the fees required by this
13 ordinance shall be supplementary to the fees, dedications or conditions imposed upon
14 Development pursuant to the provisions of the Subdivision Map Act, California
15 Environmental Quality Act and other state laws and City ordinances or policies which
16 may authorize the imposition of fees, dedications or conditions thereon.
17 Section 11.80.140 Severability.
18 The provisions of this ordinance shall not apply to any person,
19 association, corporation or to any property as to whom or which it is beyond the
20 power of the City of Petaluma to impose the fee herein provided. If any sentence,
21 clause, section or part of this ordinance, or any fee imposed upon any person or
22 entity is found to be unconstitutional, illegal or invalid, such unconstitutionality,
23 illegality or invalidity shall affect only such sentence, clause, section or part of this
24 ordinance, or person or entity, as the case may be, and shall not affect or impair
25 any of the remaining provisions, sentences, clauses, sections or other parts of this
26 ordinance, or its effect on other persons or entities. It is hereby declared to be
27 the intention of the City Council that this ordinance would have been adopted had
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such unconstitutional, illegal or invalid sentence, clause, section or part of this
ordinance not been included herein; or had such person or entity been expressly
exempted from the application of this ordinance. To this end, the provisions of this
ordinance are severable.
Section 2. An initial study of the effect of the use on the environment has
been made with the result that a determination has been made that there will be no
significant effect on the environment and that the Negative Declaration is approved
and certified as being complete and accurate and the City Clerk is directed to file a
Notice of Determination with the Sonoma County Clerk.
INTRODUCED and ordered
posted this 7th
day
of
January
, 1991.
ADOPTED this 22nd day
of January
1991
by
the following
vote:
AYES: Read, Davis, Sobel, Nelson, Vice Mayor Cavanagh, Mayor Hilligoss
NOES: 0
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26 ordinance 3
ORD 1
27 1/23/91
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Ord. 1837 N.C.S.