HomeMy WebLinkAboutr10386approvingamendmentstoch9publicfacilitiesfinancingplanofthemargaritaareaspecificplanRESOLUTION NO . 10386 (2012 SERIES)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO APPROVING AMENDMENT S
TO CHAPTER 9 THE PUBLIC FACILITIES FINANCING PLAN OF THE
MARGARITA AREA SPECIFIC PLA N
SPA 53-1 2
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo ,
California, on June 13, 2012 to review amendments to the public facilities plan, Chapter 9 of th e
Margarita Area Specific Plan, City of San Luis Obispo Community Development, applicant ; and
WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearin g
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 17 ,
2012 for the purpose of considering Application SPA 53-12 ; and
WHEREAS,notices of said public hearings were made at the time and in the manne r
required by law ; and
WHEREAS,the Specific Plan Amendments are warranted to reflect amendments to th e
parkland impact fees and to implement updated impact fee structures for traffic, water an d
wastewater; an d
WHEREAS,the Council has duly considered all evidence, including the
recommendation of the Planning Commission, testimony of interested parties, and the evaluatio n
and recommendations by staff, presented at said hearing .
NOW, THEREFORE, BE IT RESOLVED,by the City Council of the City of San Luis
Obispo as follows :
SECTION 1 .Environmental Determination .The City Council finds and determines that
the amendments to the financing plan are exempt from CEQA based on Section 15061 b (3).
According to this provision, where it can be seen with certainty that there is no possibility tha t
the activity in question may have a significant effect on the environment, the activity is not
subject to CEQA .
SECTION 2 .Findings .The amendments to Chapter 9 of the Margarita Area Specifi c
Plan as shown on the attached Exhibit A, are hereby approved, based on the following findings :
Findings .
1 . The proposed amendments to the Specific Plan are consistent with General Plan
Land Use Element Policy 1 .13 because the Damon Garcia Sports fields have been utilize d
community-wide since 2005 without being utilized by the anticipated residentia l
development in the Margarita area. Policy 1 .13 directs that the costs of public facilities an d
services needed for new development shall be borne by new development, unless th e
community chooses to help pay the costs for a certain development to obtain community -
wide benefits . The Damon Garcia Sports fields are a community-wide benefit .
Resolution No . 10386 (2012 Series)
Page 2
2.The proposed amendments to the Specific Plan will not reduce the amount o r
quality of parkland proposed in the Margarita Area Specific Plan because the amendment s
do not reduce the funding available for new parks in the specific plan area . New
development will still be responsible for maintaining the General Plan policy of providing 1 0
acres of parkland per 1,000 residents .
3.The proposed amendments will help to clarify the fee structure for parkland an d
allow the fee structure to be more transparent .
4.The proposed amendments will help accelerate the development of anticipate d
housing projects within the specific plan area because residential impact fees will be reduce d
for new development . The development of housing will, in turn, accelerate the constructio n
of Prado Road which is a significant east-west transportation corridor in the City .
5.The proposed amendments are not subject to CEQA because the amendments ar e
not considered a "project" under CEQA and the changes to the fee structure do not trigge r
any changes to development scenarios or any other physical components of the specific plan .
Therefore, Section 15061 b (3) of CEQA applies to this amendment .
SECTION 2 .Action.The City Council does hereby adopt revisions to the Margarit a
Area Specific Plan as shown in Exhibit A .
Upon motion of Council Member Carter, seconded by Council Member Ashbaugh ,
and on the following roll call vote :
AYES :
Council Members Ashbaugh, Carter and Smith, Vice Mayor Carpente r
and Mayor Marx
NOES :
Non e
ABSENT :
Non e
The foregoing resolution was adopted this 17 th day of July 2012 .
ATTEST :
Sheryll Schroede r
Interim City Clerk
Exhibit A
Margarita Area : Park Fees
The City's parkland standards are set forth in the General Plan at 10 acres per 1,000 residents . In implementing this standard, th e
Council adopted the policy Park Land Acquisition and Improvement in Annexation Areas in April 1998 . In summary, this polic y
provides that new development in annexation areas (as well as when discretionary approvals are requested, such as zone changes ,
general plan amendments or specific plans) is responsible for the cost of acquiring and improving park land as required to meet thi s
General Plan standard unless the community chooses to help pay the costs for certain development to obtain community-wid e
benefits .
Since this standard is only applicable to residential development, it was not included with the joint Airport/Margarita Are a
infrastructure analyses . Instead, the City prepared a separate analysis of parkland costs, fees and credits in March 1998 . Thi s
analysis has been updated to reflect changes since then and was most recently updated in 2012 to reflect changes in the use of th e
Damon-Garcia sports fields to reflect increased citywide use . The results are presented in Table 12 A .
The following summarizes the key assumptions in this analysis :
1.Based on 836 housing units and population per household from the 2010 Census, there will be approximately 1,835 resident s
in the Margarita Area .
2.At 10 acres per 1,000 residents, this means that new development in this area is responsible for providing approximatel y
18.35 acres of developed parkland .
4.The plan calls for 25 acres of parkland in this area: 9 .9 acres in neighborhood park and 15 .1 acres in sports fields . Only 18 .35
acres is required to meet policy levels of 10 acres of park land per 1,000 residents.Since original adoption of this plan i n
2004, the Damon-Garcia sports fields have been developed and utilized as a Citywide facility therefore some of the cost s
originally anticipated as being the sole responsibility of the Margarita Area development have been shifted to Cit y
responsibility . Of the total parkland planned for the area, new development is responsible for 12 .9 acres and the City i s
contributing 5 .45 acres towards the per capita increase . The remaining 6 .65 acres is further contributed to provide a
community-wide benefit . In meeting the standard for this area, this results in 9 .9 acres in neighborhood parks and 8 .45 acre s
in sports fields attributable to the increase in MASP population .Land costs are estimated at $300,000 per acre for the futur e
neighborhood park and $200,000 in actual costs for the Damon Garcia sports fields . Park development costs are $235,00 0
per acre for both the Damon Garcia sports fields and the proposed neighborhood park.
5.Those who dedicate parkland within the Margarita area will receive a fee credit based on the land and improvement value o f
the dedicated parkland .
This results in the following park fees per unit :
MASP Park Fees Per Residential Unit Single
Family
Multi-
Famil y
All Development $8,109 $6,82 9
1
Table 1 2
AIRPORT .AREA/MARGARITA AREA PROJECT SPECIFIC & CITYWIDE IMPACT FEE S
Updated July 1, 2012
Airport &Airport &
Total Margarita Margarita
Project Citywide Areas Citywide Areas Citywide
Specific Impact Fees Water Water Wastewater Wastewater Transportatio n
Transportation Plan Costs (Note 1)Fee Add-On Fee Fee Add-On Fee Fe e
Margarita Area : Project Impact Fees Citywide and Add-On Impact Fees (Note 2 )
Residentia l
Single Family Detache d
Multifamily
Tota l
Per Unit Per Uni t
59 .551 S197 $9,74 8
65 .893 $187 $6,080
Per Unit
817 .092 8954 $4 .132 $1 .822 $2,54 7
$13,673 6763 $3,306 $1,457$2,26 0
Nonresidential Per 1,000 SF
Tota l
Per 1,000 SF Per 1"Meter (Note 3)Per 1,000 S F
Retail $43,055 $173 $43,22 8
Office/R&D/Lt . Man .$18077 $173 $18,250
$34 .184 $1,907 $8,553 $3 .644 55 .35 2
$34,184 31,907 S8,553 $3 .644 $5 .35 2
Airport Area: Project Impact Fees (based on year 2005 )
Nonresidential Per 1,000 SF
Office/R&D/Lt. Man .(ADT trips) (per acre )
Service Commercial 83 .410 per acre )
Manufacturing/Indus .$680 (per acre)
Citywide and Add-On Impact Fees (Note 2 )
Per 1"Meter (Note 3)Per 1,000 SF
$34,184 $1 .907 $3,553 $3 .644 36,93 0
$34 .184 $1907 $8 .553 53 .644 $376 0
$34,184 $1,907 $8,553 $3 .644 $2,00 0
(1)Excludes Park Improvement Fees : See Table 12a .
(2)In addition to the Airport/Margarita Area project specific impact fees, new development in the Specific Plan areas will also be subject to citywide an d
Airport/Margarita add-on impact fees ; citywide and add-on impact fee rates are effective as of July 1, 2012 .
(3)Water and wastewater impact fees are based on meter size for non-residential uses in determining "equivalent dwelling units ." For example, a 3/4- inc h
meter is the equivalent of one single-family residence (EDU); a one-inch meter is two EDU's ; a two-inch meter is 6 .4 EDU's ; and a three-inch meter is 14 ED
TABLE 12 A
City of San Luis Obispo
Margarita Area Specific Pla n
PARK IMPROVEMENT FEE S
(updated 2012)
Parkland Assumptions (acres)
Development Responsibility
City Contribution toward s
(per-capita)
Total
12 .9
5 .45
18.35
OA)
Ownerand APN
King (053-022-016)
Resmark (DeBlauw 053-022-014 &0
City of San Luis Obispo
Resmark (Cowan 053-022-013 )
Garcia/Damon (053-431-002 )
Total
(1B)(1C)(1D)(1E)(1F)(1G)(1H )
Residential Population Park Acreage Actual Surplus/(Deficit) City Contribution Development Responbilit y
Units Proposed Generated Required Based Park Acres Acreage
Single Family Multi-Family From Units on City Standard Dedicated/1 Contribution
(4 .33)$1,556,51 3
316 3 .16 0 (3.16)$1,138,256
1 .26 (1 .26)$454,10 4
355 960 9 .60 9 .90 0 .30 $3,452,33 1
139 1,835 18 .35 18 .35 0 .00 $2,377,500 $6,601,204
08.4 58.45 $2,377 .50 00.00
165 32 433 4 .3 3
121 2 3
56 12 6
697
Simile Family Residentia l
Population per Househol d
City Park Standard (acres per 1,000 res .):
Parks Acres Required per Household :
Park Costs:
Land Aquistion Costs :
2 .2 5
10 .0 0
0 .022 5
$235,000 per acre
$300,000 per acre
Multi-Family Residentia l
Population Per Househol d
City Park Standard (acres per 1,000 res.):
Parks Acres Required per Household :
1 .92
10 .0 0
0 .0192