03-30-1995 - Laserfiche WebLink

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Alvarez sketched the history of how infrastructure costs have been funded and noted the cost of improvements has shifted to the developer as a project beneficiary. Alvarez indicated developers pay this cost in the form of exactions which include infrastructure improvements, right-of-way dedications, and impact fees. INFRASTRUCTURE IMPROVEMENTS PWA Development Engineer Pam Lucado explained a private project is subject to a Development Processing (DP) review when the project size is at least 500 square feet or the project valuation is at least $20,000 per the Santa Ana Municipal Code (SAMC). Lucado indicated DP reviews include evaluating developer plans, examining current and proposed land uses, assessing the capacity of existing infrastructure, and establishing a nexus between the nature of the impact and the improvements the City prescribes as conditions for approval. Slides on Shimizu, Adohr Farms, and Northgate were shown and discussed as case studies to illustrate how infrastructure exactions are applied to projects. RIGHT-OF-WAY DEDICATION Lucado explained that safety and functionality may require the developer to transfer part of the project site to the City as a right-of-way (ROW) dedication. This allows the City to construct public safety improvements such as walkways and parkways on the dedicated area. Walkways protect pedestrians from traffic hazards, while parkways allow the installation of fire hydrants and street lights. Functionality refers to the capacity of existing infrastructure to meet the new service demands (e.g., increased vehicular and pedestrian traffic) generated by the project. The City meets those demands by installing traffic signals and other intersection enhancements on the dedicated area. Slides on Birtcher Xerox Center, Pep Boys, and South Coast Center were shown and discussed as case studies to illustrate how ROW dedications and enhanced intersections are applied to projects. Mayor Pro Tem Richardson requested staff provide Council with a map showing the location of the City's enhanced intersections. Lucado summarized the Nollan and Dolan Supreme Court decisions. Nollan requires jurisdictions to show a nexus between the nature of the project impact and the prescribed improvements. Dollan requires jurisdictions to establish a "rough proportionality" between the costs of the exactions to the developer and the benefits of the improvements to the public. In response to Councilmember Moreno's query, Lucado clarified that all private development projects including residential housing are subject to SAMC requirements and that the Planning and Building Agency determined a project's valuation using industry standards. Mayor Pro Tern Richardson and Councilmember Moreno requested staff to investigate how the City's 500 square feet-S20,000 valuation thresholds compare with other cities. CITY COUNCIL MINUTES 79 MARCH 30, 1995