HomeMy WebLinkAboutORD 1370' ORDINANCE NO. 1370
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM
DESERT, CALIFORNIA, AMENDING CHAPTER 3.44 OF THE PALM
DESERT MUNICIPAL CODE PERTAINING TO THE COLLECTION
OF TRANSPORTATION UNIFORM MITIGATION FEES
WHEREAS, the City of Palm Desert, California, ("City") is a member agency of the
Coachella Valley Association of Governments ("CVAG"), a joint powers agency consisting
of the County of Riverside ("County"), the Agua Caliente Band of Cahuilla Indians, the
Cabazon Band of Mission Indians, the Torres Martinez Desert Cahuilla Indians, the City of
Blythe, and the nine cities (Desert Hot Springs, Palm Springs Cathedral City, Rancho
Mirage, Palm Desert, Indian Wells, La Quinta, Indio and Coachella) situated in the
Coachella Valley (collectively, "Member Agencies"); and
WHEREAS, acting in concert, the Member Agencies developed a plan whereby the
shortfall in funds needed to enlarge the capacity of the Regional System of Highways and
Arterials within CVAG's jurisdiction (the "Regional System") could be made up in part by a
Transportation Uniform Mitigation Fee ("TUMF") imposed on future residential, commercial
and industrial development within the jurisdiction; and
WHEREAS, as a CVAG Member Agency, the City participated in the preparation of
the 1987 Coachella Valley Area Transportation Study ("1987 Transportation Study")
' prepared pursuant to the Mitigation Fee Act (Government Code section 66000 et seq.) and
based on the 1987 Transportation Study, the City adopted and implemented CVAG's model
TUMF Ordinance as Palm Desert Municipal Code (PDMC) Chapter 3.44; and
WHEREAS, CVAG commissioned Michael Baker International, Inc. to prepare an
updated TUMF study entitled "Transportation Uniform Mitigation Fee (TUMF) 2018 Fee
Schedule Update. Nexus Studv Reoort." and dated March 2018 ("2018 Nexus Study") to
establish updated TUMF levels and program revenue collection targets, which was
approved by the CVAG Executive Committee on April 30, 2018; and
WHEREAS, the 2018 Nexus Study revealed the need to revise certain provisions of
the model TUMF Ordinance to reflect changes in the Mitigation Fee Act which governs the
adoption and implementation of development impact fees and to reflect the findings of the
2018 Nexus Study; and
WHEREAS, by notice duly given and posted, on October 16, 2021, the City Council
conducted a public hearing to consider adoption of this ordinance; and
WHEREAS, at the time and place set for the hearing, the City Council duly
considered the data and information provided by CVAG, City staff and the public relative to
the TUMF and all other comments, whether written or oral, submitted prior to the conclusion
of the hearing; and
' WHEREAS, the City Council wishes to accurately collect TUMF fees along with the
other participating jurisdictions within the Coachella Valley, as requested by the CVAG
General Assembly.
ORDINANCE NO. 1370
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of Palm I
Desert, California, as follows:
Section 1. REVISED CHAPTER 3.44 "TRANSPORTATION UNIFORM
MITIGATION FEE"
Palm Desert Municipal Code Chapter 3.44, "Transportation Uniform Mitigation
Fee" is hereby amended to read as follows:
Chapter 3.44
Transportation Uniform Mitigation Fee
3.44.010 Purpose, use and findings.
The City Council finds and determines as follows:
A. The City is a Member Agency of the Coachella Valley Association of
Governments ("CVAG"), a joint powers agency consisting of public agencies situated
in the Coachella Valley (collectively, "Member Agencies").
B. Acting in concert, the Member Agencies developed a plan whereby the
shortfall in funds needed to enlarge the capacity of the Regional System of
Highways and Arterials within CVAG's jurisdiction (the "Regional System") could be
made up in part by a Transportation Uniform Mitigation Fee ("TUMF") imposed on '
future residential, commercial and industrial development within the jurisdiction.
C. That CVAG commissioned the preparation of various studies ("Fee Studies")
which evaluate population and employment growth, future transportation needs and
the availability of traditional transportation funding sources to establish updated
TUMF levels and program revenue collection targets.
D. That the Fee Studies, as periodically updated, make it possible to determine
a reasonable relationship between the cumulative regional impacts of new land
development projects in the Coachella Valley on the Regional System and the need
to mitigate these transportation impacts using funds levied through the TUMF
program.
E. That the Fee Studies, as periodically updated, establish the purposes of the
TUMF, which may be summarized as a uniform development impact fee to help fund
construction of the Regional System needed to accommodate growth in the
Coachella Valley to the year 2030.
F. That the Fee Studies, as periodically updated, establish that the TUMF
proceeds will be used to help pay for the engineering, construction and acquisition of
the Regional System improvements identified therein. Such improvements are
necessary for the safety, health and welfare of the residential and non-residential '
users of the development projects on which the TUMF will be levied.
ORDINANCE NO. 1370
' G. That the Fee Studies, as periodically updated, establish a reasonable and
rational relationship between the use of the TUMF proceeds and the type of
development projects on which the TUMF is imposed.
H. That the Fee Studies, as periodically updated, establish the reasonable
relationship between the impact of new development and the need for the TUMF.
I. That the TUMF program revenues to be generated by new development will
not exceed the total fair share of these costs.
J. That the projects and methodology identified in the Fee Studies, as
periodically updated, for the collection of fees is consistent with the goals, policies,
objectives and implementation measures of the City's General Plan.
K. That the TUMF program complies with the provisions of the Mitigation Fee
Act.
3.44.020 Definitions
For the purposes of this chapter, the following words and phrases shall have the
meanings respectively ascribed to them as follows:
"Change of use" means any change in the use of an existing building that results in
the increase of vehicular trips.
"Development" means any activity which requires discretionary or ministerial action
by the City resulting in the issuance of grading, building, plumbing, mechanical or
electrical permits, or certificates of occupancy issued by the City to construct, or
change the use of, a building or property. Where "development" applies to an
enlargement of an existing building, or a change of use of an existing building that
results in increased vehicle trips, the average weekday trips shall be only the
additional trips in excess of those associated with the existing use.
"Fee Study" means the studies prepared by
which supports the fee established by this
reports and documents referenced therein.
CVAG and adopted by the City Council,
chapter, and includes all the underlying
"Impact Fee Schedule" means the schedule of development impact fees approved
by resolution of the City Council.
"Mitigation Fee Act" means the law set forth in the California Government Code
(Government Code Section 66000 et seq.) that establishes the criteria for
establishing a fee as a condition of approval of a development project.
"Regional System" means the regional system of roads, streets and highways
identified by CVAG in its 2016 Transportation Project Prioritization Study (TPPS) to
accommodate growth in the Coachella Valley to the year 2040. Only those projects
scoring above 7.5 points in the TPPS are included for TUMF consideration.
ORDINANCE NO. 1370
"Transportation Mitigation Trust Fund" means the fund established pursuant to this I
chapter.
TUMF means the Transportation Uniform Mitigation Fee established by this
chapter.
3.44.030 Transportation Uniform Mitigation Fee Established
A. There is established a Transportation Uniform Mitigation Fee ("TUMF"), which
shall apply to new development yet to receive final discretionary approval and/or
issuance of a building permit or other development right and to any reconstruction or
new use of existing buildings that results in change of use and generates additional
vehicular trips.
B. The facilities to be funded by the TUMF are detailed in the Fee Study, which
is on file with the City's Public Works Department.
C. The TUMF is in addition to the requirements imposed by other City laws,
policies or regulations relating to the construction or the financing of the construction
of public improvements within subdivisions or developments.
D. If the amount of the recommended mitigation fee is amended by CVAG
pursuant to CVAG's annual review, the council shall amend its fee amount in
accord or in an amount greater by providing authorization to the Director of '
Development Services to amend the City's fee schedule accordingly.
3.44.040 Fund Established
A. There is established a Transportation Mitigation Trust Fund ("Trust Fund")
into which TUMF proceeds shall be deposited.
B. TUMF proceeds shall be imposed and collected by the City and shall be
transmitted to CVAG to be placed in the Trust Fund. All interest or other earnings of
the Trust Fund shall be credited to the Trust Fund.
C. CVAG shall administer the Trust Fund in accordance with the Mitigation Fee
Act.
3.44.060 Calculation and Collection of the TUMF
A. The method of calculating the TUMF shall be described in CVAG's
Transportation Uniform Mitigation Fee Handbook, a copy of which is on file with the
City's Development Services Department.
B. The amount of the fees due shall be the amount set forth in the applicable
Impact Fee Schedule in effect at the time each fee is due. The TUMF shall be I
collected pursuant to the City's established procedures for the collection of
development impact fees.
ORDINANCE NO. 1370
3.44.060 Use Restrictions
TUMF proceeds shall be solely used for the engineering, construction and
acquisition of the Regional System improvements identified in the Fee Study and
any other purpose consistent with this chapter. TUMF proceeds shall not be used for
Regional System maintenance.
3.44.070 Exemptions
A. The following developments are exempted from payment of the fee required
by this chapter:
1. Low and lower -income residential housing, including single-family
homes, apartments and mobile homes built for those whose income is no more than
eighty percent of the median income in the San Bernardino -Riverside Standard
Metropolitan Statistical Area and as determined and approved by the City Council or
its designee. The sales or rental price shall not exceed the affordability criteria as
established under HUD Section 8 guidelines.
B. Credit against the TUMF shall be given where a developer improves streets
included within the Regional System beyond the City's requirements established for
on -site and off -site improvements imposed upon projects. To receive a credit, the
' developer shall obtain in advance an agreement with CVAG pursuant to CVAG's
rules and regulations. That credit shall be an amount equal to the actual engineering
and construction costs incurred at the time of the development to the extent that
CVAG has included those costs in its estimated cost of constructing the Regional
System.
3.44.070 Appeal Process
A. Any developer, who, because of the nature or type of uses proposed for a
development project, contends that application of the TUMF is unconstitutional or
unrelated to mitigation of the burdens of the development, may file a written appeal
with the City within ninety days after imposition of the TUMF as a condition of
approval or as otherwise provided by the Mitigation Fee Act.
B. The appeal shall be heard by the CVAG Executive Committee in accordance
with CVAG's established policies and procedures for conducting such matters. The
decision of the Executive Committee shall be final.
3.44.080 Administrative Fee
A. The City may impose an administrative fee in amount computed to cover the
average cost to the City of processing the TUMF. The City shall establish such fee
' in accordance with the City's procedures for establishing service -related fees.
B. The administrative fee authorized by this section shall be in addition to the fee
imposed under Section 3.44.030. The administrative fee, when collected, shall be
retained by the City to recover its costs.
ORDINANCE NO. 1370
SECTION 2. Severability. The City Council declares that, should any provision, '
section, paragraph, sentence or word of this ordinance be rendered or declared invalid by
any final court action in a court of competent jurisdiction or by reason of any preemptive
legislation, the remaining provisions, sections, paragraphs, sentences or words of this
ordinance as hereby adopted shall remain in full force and effect. If any section, subsection,
subdivision, paragraph, sentence, clause, or phrase in this ordinance or any part thereof is
for any reason held to be unconstitutional or invalid or ineffective by any court of competent
jurisdiction, such decision shall not affect the validity or effectiveness of the remaining
portions of this ordinance or any part thereof. The City Council hereby declares that it would
have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase
thereof irrespective of the fact that one (1) or more subsections, subdivisions, paragraphs,
sentences, clauses, or phrases be declared unconstitutional, invalid, or ineffective.
SECTION 3. Publication. The City Clerk of the City of Palm Desert, California, is
hereby directed to publish this ordinance in The Desert Sun, a newspaper of general
circulation, published and circulated in the City of Palm Desert, California, and shall be in full
force and in effect thirty (30) days after its adoption.
ADOPTED at a regular meeting of the Palm Desert City Council, held on this
18'^ day of November, 2021, by the following vote, to wit:
AYES: HARNIK, JONATHAN, NESTANDE, QUINTANILLA, and KELLY I
NOES: NONE
ABSENT: NONE
ABSTAIN: NONE
KATHLEEN RCLLY, MAY"
ATTEST: ��
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NORMA I. ALLEY, MMC ITY CLERK
CITY OF PALM DESER ALIFORNIA