Infrastructure and Growth

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Infrastructure and Growth

• ESP 171 Urban and Regional Planning
• S. Handy
• 5/20/08

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Whos Responsible for What
 
 
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Local Tools for Matching Growth and Infrastructure

• Capital Improvement Programs
• Adequate Public Facilities standards
• Traffic Impact Analyses
• Exactions

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Tool 1 Capital Improvement Programs

• Public physical improvements scheduled for 5-6
  years
• Facilities with long-term usefulness or
  permanence sidewalks, sewers, etc.

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Davis Capital Improvement Program 2007-2008
http//www.cityofdavis.org/finance/budget/07-08/pd
fs/1-15_Capital_Improvement_Projects.pdf
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Capital Improvement Programs

• Key issues
• Sources of funding
• Prioritization of projects

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Funding Sources

• general revenues (bonds)
• federal or state grants
• tax increment financing (bonds)
• impact fees and exactions (developers)
• negotiated agreements (developers)
• assessment districts (bonds)

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Assessment Districts

• Property owners pay for benefits of
  infrastructure fixed per lot
• In California
• Mello-Roos Districts 1982 legislation allows
  property tax increase
• Prop 218 in 1996 Requires 2/3 vote for special
  taxes

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Mello-Roos Districts

• Community facilities district levies additional
  taxes on land inside district
• Taxes tied to property (e.g. size of house),
  included with property tax bill
• Tax revenues used as backing for bonds to pay for
  new infrastructure
• Lasts no longer than 40 years

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Proposition 218

• All local taxes of any kind, plus assessment
  districts, require approval of local voters
• Two-thirds vote needed for special purpose tax
  (e.g. utilities, transportation)
• e.g. Parcel tax in Davis for parks maintenance,
  possibly for schools

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Assessment District Issues

• Tax cant be tied to property value because only
  property tax can be based on value equity
  issues?
• Based on idea that growth should pay for itself
  but sometimes taken to next step that growth
  should solve all problems.

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CIP Prioritizing

• Should implement General Plan
• Example Give points to projects that support
  growth management goals
• Projects serve existing areas
• Projects serve redevelopment areas

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Fix it First

• prioritizing investments in roads, schools,
  utilities, housing, and other infrastructure in a
  way that leverages and enhances existing assets
  before building new NGA Center for Best
  Practices

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Tool 2 Adequate Public Facilities Standards

• New development must demonstrate that facilities
  and services will be available to serve project
  at the time it come on-line.
• Local government sets standards then approves
  projects based on adequacy of public facilities

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APF Standards - Variations

• Concurrency management
• ex. Florida, Washington
• Growth-phasing systems
• ex. Ramapo, NY system

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APF Standards - Issues

• What happens if adequate public facilities not
  available?

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Tool 3 Traffic Impact Studies

• Impact of proposed project on traffic levels in
  area
• Part of development review process, before
  project approval
• California part of CEQA
• FL, WA used to determine concurrency

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Level of Service
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Traffic Impact Studies - Process

• Existing LOS in area
• New trips generated by project
• Projected LOS in area with new trips added
• Mitigations, if needed

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Source http//www.city.davis.ca.us/covell/pdfs/de
ir/4-04_Transportation_and_Circulation.pdf
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TIA Mitigations?

• LOS f(volume/capacity)
• What can you do to increase LOS?

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Tool 4 Exactions

• Growth should pay its own way!
• Two forms
• Physical infrastructure, dedication of land
• Financial in-lieu payments

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Exactions

• Two forms of legal requirements
• General Plan policy imposed on all developers
• Reasonable relationship test
• Imposed on single project or developer
• Essential nexus test
• Rough proportionality

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Exactions Key Legal Milestones

• Police power public purpose
• Nolan vs. California Coastal Commission, US
  Supreme Court 1987 essential nexus
• AB1600, California Legislature 1987 document,
  spend for that purpose
• Dolan vs. City of Tigard, US Supreme Court 1994
  rough proportionality

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Exactions - Issues

• Increase in housing costs
• Discouragement to growth?

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Exactions - Issues

• For local governments the clear message is to
  keep hiring nexus consultants and conducting more
  studies. For property owners, the clear message
  is to keep suing. - Fulton

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(b)   Requirements.As a condition of approval
of a tentative map, the subdivider shall dedicate
land, pay a fee in lieu thereof, or both, at the
option of the city, for park or recreational
purposes at the time and according to the
standards and formula contained in this article.
The land dedicated or the fees paid, or both,
shall be used for community and neighborhood
parks and facilities in such a manner that the
locations of such parks and facilities bear a
reasonable relationship to the use of the park
and recreational facilities by the future
inhabitants of the subdivision generating such
dedication or fees, or both.
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Chapter 36 SUBDIVISIONS
36.08.070 Local transit facilities.
As a condition of approval of a tentative map,
the subdivider shall dedicate, or make an
irrevocable offer of dedication, of land within
the subdivision for local transit facilities such
as shelters, benches, bus turnouts, landing pads,
park-and-ride facilities and similar items which
directly benefit the residents of the
subdivision, if(a)    The subdivision as shown
on the tentative map has the potential for two
hundred dwelling units or more if developed to
the maximum density shown on the General Plan or
contains one hundred acres or more, and(b)    If
the city finds that transit services are or will,
within a reasonable time period, be made
available to the subdivision. (Ord. No. 1407,
1 (part).)
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Side Note Parking Requirements
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Regional Transportation Planning

• See D. Sperlings ECI165 course or my graduate
  class in the TTP program every other spring

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Transportation Planning Agencies
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SAFETEA-LU

• Safe Accountable Flexible Efficient
  Transportation Equity Act A Legacy for Users
• Authorizes 244.1 Billion in federal spending for
  surface transportation for 4 years
• Sets requirements for planning process

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Metropolitan Planning Organizations
Source Lewis and Sprague 1997
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Regional Transportation Plans

• Required for federal transportation funding
• 20 year horizon, updated every 4 to 5 years
• Contains
• Goals and objectives
• Policies and programs
• Proposed projects

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The T-LU Challenge

• MPOs have
• Responsibility for transportation planning
• No responsibility for land use planning!
• How can we coordinate transportation and land
  use?
• Voluntary efforts, e.g. SACOGs Blueprint
• Financial incentives, e.g. for TOD

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Do Roads Contribute to Sprawl?

• Theory 1 If we build more roads we will
  encourage more sprawl
• Theory 2 We need to more build roads to serve
  the sprawl that is happening whether we like it
  or not

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Fresno Bee, March 15, 2007
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Foothill highway back on the map
The Foothill Freeway, a Highway 65 extension
that would link Exeter to Chowchilla, has been
part of the state highway system since 1959, but
only on paper. Valley lawmakers are pushing to
get the plan going again, though opponents fear
it could lead to urban sprawl.
Fresno Bee, March 15, 2007
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Research suggests

• Building new highways will not increase the rate
  of growth but will influence where in a region
  growth occurs and what kind of growth occurs
• Not building highways will not necessarily
  prevent continued decentralization

Source Handy 2005
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Water

• See ESP 198 Water and Government M. Lubell
• See also book by J. Loux

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Water Supply

• Projects State Water Project, Central Valley
  Project, Owens Valley Aqueduct, Colorado
  Aqueduct, Hetch Hetchy, etc.
• Agencies Department of Water Resources, plus
  irrigation districts, municipal water districts,
  426 mutual water companies, cities, counties

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Source http//www.opr.ca.gov/publications/PDFs/7
9515.pdf
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Source http//www.opr.ca.gov/publications/PDFs/7
9515.pdf
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Source http//www.mwd.dst.ca.us/mwdh2o/pages/abo
ut/about01.html
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The issue
Implications for local planning?
Source http//www.opr.ca.gov/publications/PDFs/7
9515.pdf
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• Dougherty ValleyContra County Supervisors
  approved plans to begin the first phase of the
  controversial Dougherty Valley development near
  Danville. Placed in undeveloped land east of
  I-680, the eventual 11,000 home development has
  been criticized for its taking of open space,
  increased traffic congestion, and strain on water
  supplies. Contra Costa Times
• Specific Plan approved and EIR certified by
  County in 1992
• Specific Plan listed EBMUD as water supplier and
  proposed annexation to district
• EBMUD objected and sued, developer sued back
• New state legislation to link land use decisions
  to water availability

Source http//www.adpsr-norcal.org/menu/News/Bul
letin/Announcements/DoughterlyValley.htm and
http//www.mattobrienphotography.com/article.html
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State Legislation

• SB 901 of 1995 local governments must consult
  with water agencies when considering approval of
  projects of more than 500 units.
• SB 221 of 2001 prohibits cities and counties
  from approving new subdivisions creating more
  than 500 new residential units unless it can be
  shown that an adequate water supply is available
• SB 610 of 2001 requires cities and counties to
  review detailed water supply assessment reports
  as part of environmental review process for
  various types of large development projects

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Issues

• Does this give water agencies de facto veto over
  new development?
• Does this mean more coordination between land use
  and water planning?

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For Thursday

• Chapter 20 and article in reader - on regional
  transportation planning
• Lecture will jump ahead to Chapters 22, 23, 24
• Paper 2b assignment to be handed out!