HomeMy WebLinkAbout03-30-1995MINUTES OF THE ADJOURNED REGULAR MEETING
OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA, CALIFORNIA
MARCH 30, 1995
CALLED TO ORDER
ATTENDANCE
SANTA ANA LIBRARY
2ND FLOOR CONFERENCE ROOM
26 CIVIC CENTER PLAZA
5:40 P.M.
COUNCILMEMBERS
Present:
ROBERT L. RICHARDSON, Mayor Pro Tern
TONY ESPINOZA
TOM LUTZ (6:45 p.m.)
LISA MILLS
TED R MORENO (5:46 p.m.)
Absent:
MIGUEL A. PULIDO, Mayor
PATRICIA A. McGUIGAN
STAFF:
DAVID N. REAM, City Manager
EDWARD J. COOPER, City Attorney
JANICE C. GUY, Clerk of the Council
WORK STUDY SESSION
Planning and Building Agency Executive Director Robyn Uptegraff outlined the schedule for the
remaining work study sessions noting April 6 and April 17 would focus on planning issues, and
April 27 and May 11 on budget. Uptegraff.indicated staff.will take the following actions as a
result of Council input: modify the non-conforming code on landscaping/monument signs, revise
gas station sign requirements, restrict the use of balloons and banners, and prepare "clean up" sign
code provisions.
PUBLIC WORKS AGENCY DEVELOPMENT POLICIES
City Engineer George Alvarez briefed the Council on the Public Works Agency (PWA)'s
operations and role in the approval process for private development projects. According to
Alvarez, PWA's policy is to review private development projects for their impact on public
facilities (i.e., streets, traffic circulation, drainage, sewer, medians, and underground utilities) and
require developers to pay their share of public improvement costs.
CITY COUNCIL MlNUTES 78 MARCH 30, 1995
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
Mayor Pro Tern Richardson asked why tenant improvements (TI's) to an approved project require
staff review when the project to which the TI is attached has already been reviewed and approved.
PWA Executive Director Jim Ross responded that a separate TI review is necessary to assure the
City that the tenant improvements do not exceed the original standards approved for the project.
IMPACT FEES
City Engineer Alvarez enumerated the City and non-City impact fees which are collected prior to
the issuance of a building permit. City impact fees consist of Transportation System Improvement
Program (TSIP) fees, drainage assessments, and connection fees for sewer and water. Non-City
impact fees, which are collected by the City for other agencies, include Orange County Sanitation
District fees and Transportation Corridor fees.
Alvarez explained that TSIP fees are governed by two Santa Aha Joint Powers Agreements, one
with the City of Orange and the other with the City of Tustin. Alvarez also pointed out that "in-
fill housing" (i.e., residential developments having four or less dwelling units on the entire project
site) are exempt from TSIP fees.
Staff showed charts depicting the various fee rates, improvement projects financed by the fees,
and an Impact Fee Comparison which noted Santa Ana as having the lowest impact fees among
six similar cities.
Mayor Pro Tern Richardson requested staff provide Council with a list of all City fees.
Councilmembers discussed issues relating to exactions including but not limited to ramifications of
the Nollan and Dolan Supreme Court rulings, how fee rates are calculated, tenant improvement
projects, over-the-counter project reviews, Mello-Roos and school district impact fees.
Planning Commissioner Alexander Nalle requested staff to compare the cost of developing a
private project in Santa Ana and in a South County jurisdiction. City Manager David Ream
suggested using Santa Margarita for comparison.
ADJOURNMENT - 7:30 P.M.
·
~iaja ~
Assistant Clerk of the Council
CITY COUNCIL MINUTES 80 MARCH 30, 1995