HomeMy WebLinkAboutAgenda Packet 2002/05/21 CITY OF CHULA VISTA
SPECIAL MEETING OF THE CITY COUNCIL
AGENDA
May 21, 2002 COUNCIL CONFERENCE ROOM
3:30 P.M. CITY HALL
276 FOURTH AVENUE
CALL TO ORDER
ROLL CALL: Councilmembers Davis, Padilla, Rindone, Salas, and Mayor Horton
1. URGENCY ORDINANCE AMENDING CHAPTER 3.50 OF THE CHULA
VISTA MUNICIPAL CODE RELATING TO UPDATES 1N THE PUBLIC
FACILITIES DEVELOPMENT IMPACT FEES (PFD1F) TO PAY FOR
VARIOUS PUBLIC FACILITIES WITHIN THE CITY OF CHULA VISTA'S
GENERAL PLAN AREA BOUNDARY (4/5THS VOTE REQUIRED)
On April 23, 2002, Council approved Urgency Ordinance No. 2855-B, which is
effective for thirty days only, amending Chapter 3.50 of the Chula Vista
Municipal Code to increase Public Facilities Development Impact Fees (PFDIF)
from $2,618 to $4,888 per equivalent dwelling unit. The Urgency Ordinance
contained other minor amendments to Municipal Code Chapter 3.50, as detailed
in "Public Facilities DIF, 2002 Update", and as presented to Council at the regular
meeting on March 26, 2002. Ordinance No. 2855 was adopted by Council on
April 9, 2002. Adoption of the proposed urgency ordinance will enable the City
to continue to collect the updated fees during the 60-day waiting period before
Ordinance No. 2855 becomes effective. (Director of Budget and Analysis)
Staff recommendation: Council adopt the urgency ordinance.
ORAL COMMUNICATIONS
ADJOURNMENT to the Regular Meeting of May 28, 2002 at 6:00 p.m. in the
Council Chambers, and thence to an Adjourned Regular Meeting on Thursday, May 30,
2002 at 4:00 p.m.
COUNCIL AGENDA STATEMENT
Item ~
Meeting Date 05/21/02
ITEM TITLE: AN URGENCY ORDINANCE NO. 2855-C OF THE CITY OF
CHULA VISTA, CALIFORNIA, AMENDING CHAPTER 3.50 OF
THE CHULA VISTA MUNICIPAL CODE RELATING TO
UPDATES IN THE PUBLIC FACILITIES DEVELOPMENT
IMPACT FEE (PFDIF) TO PAY FOR VARIOUS PUBLIC
FACILITIES WITHIN THE CITY OF CHULA VISTA'S GENERAL
PLAN AREA BOUNDARY.
(4/5ths Vote: Yes ~X No __)
SUBMITTED BY: Director of Budget and Analysis
REVIEWED BY: City Manage'"~"r~l,//
BACKGROUND:
On April 23, 2002, Council approved Urgency Ordinance No. 2855-B, which is effective
for thirty days only, amending Chapter 3.50 of the Chula Vista Municipal Code to
increase Public Facilities Development Impact Fees (PFDIF) from $2,618 to $4,888 per
equivalent dwelling unit. The Urgency Ordinance contained other minor amendments to
Municipal Code Chapter 3.50, as detailed in "Public Facilities DIF, 2002 Update", and as
presented to Council at the regular meeting on March 26, 2002. Ordinance 2855 was
adopted by Council on April 9, 2002 and becomes effective 60 days thereafter. Adoption
of the proposed Urgency Ordinance 2855-C will enable the City to continue to collect the
updated fees during the 60-day waiting period.
RECOMMENDATION: That City Council adopt an urgency ordinance amending various
sections of Chapter 3.50 of the Chula Vista Municipal Code to include increasing the
total Public Facilities Impact Fees from $2,618 to $4,888, effective for a period of thirty
(30) days from the date of adoption.
BOARDS AND COMMISSIONS: Presentations were made to the Chula Vista
Economic Development Commission, the Growth Management Oversight Commission,
and the Housing Advisory Commission. Staff answered ali questions of these boards
and commissions, but did not seek endorsements.
Page 2, Item ~
Meeting Date 05/21/02
DISCUSSION:
This discussion represents a brief recap of more detailed information contained in the
"Public Facilities DIF, 2002 Update".
Public Facilities Development Impact Fee Increase: Overall, projects included in the
PFDIF total slightly more than $265 million, of which 68%, or $181 million is the
responsibility of the PFDIF program. To date, approximately $40 million in fee and
interest revenue has been collected. The proposed impact fee is calculated solely on
the PFDIF's remaining obligation for project costs.
Thirty-one percent of project costs ($82 million) is the City's share for correcting pre-
existing deficits and for joint-impetus projects. Approximately 33% ($27.1 million) of the
City share has already been expended. The remaining City share will be paid over the
next 20-30 years. The largest remaining component of that share will be the Police
Facility.
The PFDIF is proposed to increase from $2,618 to $4,888, an increase of $2,270 per
equivalent dwelling unit. The proposed increase for commercial/industrial development
is also shown below. The fee increase, adjusted for financing costs and earned interest,
is broken down as follows:
PFDIF Component Current New Fee Change
Fee per EDU
Civic Center $480 $1,202 + $722
Police $735 $1,635 + $900
Corporation Yard $386 $707 + $321
Libraries $638 $716 + $78
Fire Suppression System $203 $449 + $246
Administration $134 $149 + $15
GIS, Computer Systems, Records
Management System, Telecommunications $42 $30 - $12
Residential $2,618 $4,888 + $2,270
Commercial/Industrial $13,090 $20,860 + $1,554 ~
Cornmerc al/industnal ~s assessed at the rate of 5 EDUs per acre. The table presents the increase per
acre, expressed as a Uper EDU" increase ($20,860 - $13,090 = $7,770 + 5 = $1,554/EDU).
Page 3, Item /
Meeting Date 05/21/02
DISCUSSION (continued):
Major component changes are highlighted below.
Police Facilities and Equipment Component: The fee is proposed to increase from
$735 per EDU to $1,635 per EDU, representing the largest increase of any component.
The increase is attributable to revised estimates supported by more detailed information
now available from the new Police Facility Master Plan, in the key areas of building
construction, design, project management and construction administration. A change in
facility location also increased site acquisition costs.
The new Master Plan, approved by City Council in July 2001, reflects increased staffing
requirements generated by higher-than-expected call for service demand in newly
developed areas. The Master Plan also added new planned facilities such as a
quartermaster area, a larger short-term holding space, and an indoor vehicle exam area.
These significant cost increases required the financing period for the new facility to be
increased from 20 to 30 years, further contributing to the fee increase.
The police facility will be constructed as a design-build project with future project costs
not expected to change significantly, with the possible exception of changes in borrowing
rates in the very near future. The PFDIF share of the new Police Facility has been
capped at 48.5% of the basic $63 million project, plus applicable financi'ng charges. The
cap does not include extraordinary costs (costs that could not be reasonably foreseen at
the time the project budget was developed, such as the significant increase in insurance
costs after 9/11), possible inflationary changes, and extraordinary EDU changes as
defined in the following "Prepayment of Fees" section.
Civic Center Expansion Component: The $722 increase in this fee component is
attributable to increases in construction-related costs similar to those for the Police
Facility, and costs not included or underestimated in the 1997 Civic Center Master Plan,
but identified in the more detailed Master Plan update, approved by Council in July 2001.
Increases reflect added costs to relocate Fire Station #1, rewiring and
telecommunication upgrades particularly in the existing Police building, and additional
modifications to common and public areas. Financing costs for the Civic Center
expansion add significantly to the overall project. It is important to note that the proposed
fee increase also incorporates a number of cost savings due to re-use of the vacated
police building and reductions in square footage and parking-related needs.
Corporation Yard: The fee is proposed to increase from $386 to $707 per EDU,
primarily reflecting increases in'site preparation requirements, and the addition of 11,000
square feet of office space to accommodate the staff to be relocated from the Civic
Center. The PFDIF share of the new corporation yard has been capped at 47.1% of the
basic $35.1 million project cost, plus applicable financing costs.
Page 4, Item /
Meeting Date 05/21/02
DISCUSSION (continued):
Libraries: The fee for the Library component is proposed to increase from $638 to $716
per EDU, principally attributable to spreading costs only to residential units. Previously,
library costs had been spread to both residential and commercial/industrial land uses,
which lowered the cost per EDU. The update reflects changes in library usage since the
1990's.
The full Library component fee increase has, however, been partially offset and may be
reduced even further. The City will be submitting a State Libraries grant application for
the Rancho del Rey library (under Proposition 14). If obtained, the grant would pay for
65% of construction costs, thereby providing an offset to the PFDIF of $4.4 million. The
proposed fee already incorporates half of this projected offset. Future fee adjustments
will depend on whether the grant is awarded.
Fire Suppression System: The fee is proposed to increase from $203 to $449 per
EDU. The increase primarily reflects updated construction costs for future fire stations
and a 51% increase in the cost of fire apparatus. There were no additional costs for
external financing.
Administration: The fee is proposed to increase by $15 per EDU. The major factors in
this change include an enhanced need to develop financial tracking systems for the
various building projects detailed above.
Prepayment of Fees:
As requested by developers, and at the discretion of the City Manager, developers have
been allowed to prepay the Police Facility component fee at a reduced rate of $865 per
EDU, and/or to prepay the Civic Center Expansion component fee at a reduced rate of
$708 per EDU. The prepaid fee is lower than the standard fee because it does not
include financing. However, since financing costs are removed from both the prepaid
fee and the total project cost, the standard fee remains unchanged for developers who
do not elect to prepay.
The prepaid EDU fee will be adjusted to account for any of the following events:
* Extraordinar~costs as defined previously;
· A change in EDU totals in excess of 2,000 EDUs, which would have a
substantial effect on fee levels;
Page 5, Item /
Meeting Date 05/21/02
DISCUSSION
Prepayment of Fees (continued):
· Normal annual adjustments that are not already incorporated into
project totals. Such adjustments would be for inflation according to
the Consumer Price Index (CPI) as published by the Bureau of Labor
Statistics, or for construction costs increases according to the Building
Construction Index (BCI) as published by the ENR.
The deadline for the prepayment of Police Facility fees to the City Finance Department
was May 3, 2002. Civic Center Expansion fees were prepaid by May 17, 2002 by all
interested developers/builders, except for developers and builders of "future
developments". ("Future developments" are defined as those for which no permits had
been pulled by May 17, 2002). Such future developments may prepay Civic Center fees
in a lump sum on the date their first permit is pulled, up to June 30, 2003, which is three
months prior to the date the City intends to solicit financing for the Civic Center project.
Prepayment represents a drawdown account - not a fixed number of EDUs. Should the
prepayment fee be increased for any of the reasons cited above, the number of EDUs
covered by the drawdown account will similarly change.
As with all other PFDIF fund balances, the City will retain any earned interest on the
prepaid funds, to be used for any allowable PFDIF purpose.
Developers who transfer all or any portion of a remaining prepayment for use by a
merchant builder, must notify the City in writing of the transfer before the merchant
builder will be allowed to draw down the prepayment balances.
As part of the prepayment process, an agreement stipulating to the terms above, must
be entered into with the City.
Recreation Facilities: The addition of a new PFDIF component to fund public
recreation facilities has not been included with this update pending further study and
adoption of the Parks Master Plan. The master plan was accepted by the Parks and
Recreation Commission on March 27, 2002 with a recommendation to go forward to
Council.
City staff have determined that the Park Acquisition and Development (PAD) fee,
calculated in 1991, has for some time been insufficient to meet the costs of planned
major recreation facilities such as community centers, gymnasiums, and swimming
pools. These facilities are needed to serve the growing City population due to new
development.
Page 6, Item ~
Meeting Date 05/21/02
DISCUSSION
Recreation Facilities (continued):
Staff have also determined that funds to pay for those facilities may be more suitable for
collection through the PFDIF than through the PAD. Developers were informed of the
City's intention to establish the new PFDIF component in October 2001. At that time,
staff and developers agreed to delay discussions on the new Recreation Facilities
component until after an update of the existing 10 components (the subject of this report)
was adopted by the City Council. Discussions concerning the new Recreation Facilities
component commenced in May 2002. When implemented, the new Recreation Facilities
fee will not be spread to commercial/industrial development due to the absence of an
appropriate nexus.
Affordable Housing
The Housing Advisory Commission (HAC) has raised concerns with regard to the
impacts of a significant fee increase on affordable housing project costs. Municipal
Code section 3.50.070 currently allows developers of Iow and/or moderate-income
housing projects to prepay up to 500 EDUs as approved by the City Manager. Staff
have been working with the Housing Division to ensure that develoPers of affordable
housing projects that are planned to commence before March 2005 (a 3-year period
from the current fee update), will be able to lock in the pre-March 2002 fee rate ($2,618
per EDU) and to pay said fees over a 5-10 year period. Because housing costs and thus
related fees are projected to rise over the long term, it is expected that the HAC will
develop proposals for future Council consideration which would help offset fee increases
that occur after March 2005.
URGENCY:
It is necessary that the City's development impact fee increases for public facilities go
into effect immediately in order that all developers of properties in the Eastern territories
of the City pay their fair share of the cost of public facilities improvements relating to the
impacts caused by their development. In addition, GMOC thresholds call for timely
analysis of development impact fee activity, including fee adjustments, to ensure that
funding is available when facilities need to be built. Furthermore, immediate
implementation of this fee increase is necessary due to the current and immediate threat
to public safety that will result should there be a shortfall in the amount of money
necessary to pay for the various needed public facilities, thereby resulting in a decline in
police and fire service levels. _The prospect of a shortfall and the inadequacy of public
safety facilities constitute a current immediate threat to the public health, welfare and
safety justifying the immediate imposition of this fee.
Page 7, Item
Meeting Date 05/21/02
FISCAL IMPACT:
Staff recommends increasing the total Public Facilities Development Impact Fee by
$2,270 - from $2,618 to $4,888 per EDU. Current and future projects included in the
PFDIF total $265,109,171 of which 68% ($181,086,819) is the responsibility of the
PFDIF program. To date, 24% or $50,471,027 of the PFDIF obligation, including earned
interest, has been paid.
Financing: Of the four major building projects that are planned to commence between
2002 and 2006, the PFDIF share for the new Police Facility and the Civic Center
expansion will require external financing. Conversely, the PFDIF obligation for the
Rancho del Rey Library and the Otay Ranch Village 2 Fire Station are planned to be
directly financed from fund balances, as are all building projects targeted for 2006 and
beyond.
Currently, the annual PFDIF debt service is $1.5 million. By the year 2004, the PFDIF
debt service is projected to rise to $3.3 million, and reach $5.7 million in 2006. The
annual PFDIF debt service will be approximately $4.2 to $5.5 million through the year
2022 for all projects. Police Facility debt service will extend to 2030 at approximately
$1.8 million annually.
At the direction of the Assistant City Manager, staff conducted a "worst case" growth
scenario to assess the City's risk should development slow. The study concluded that at
the new fee level, the City could withstand a significant slowdown in building activity
(down to approximately 1,000 EDUs per year) over several years. Such a slump would,
of course, necessitate a change in project phasing and a fee adjustment to account for
lower interest earnings on PFDIF fund balances.
/-7
ORDINANCE NO. 2855-C
AN URGENCY ORDINANCE OF THE CITY OF CHULA VISTA, CALIFORNIA,
AMENDING CHAPTER 3.50 OF THE CHULA VISTA MUNICIPAL CODE
RELATING TO UPDATES IN THE PUBLIC FACILITIES DEVELOPMENT
IMPACT FEE (PFDIF) TO PAY FOR VARIOUS PUBLIC FACILITIES WITHIN
THE CITY OF CHULA VISTA'S GENERAL PLAN AREA BOUNDARY
WHEREAS, the City Council adopted Ordinance 2855 on April 9, 2002,
which will increase the development impact fees to finance public facilities within
the City of Chula Vista; and
WHEREAS, pursuant to Government Code Section 66017(a), the fees
increased by that ordinance will not become effective until sixty (60) days after its
adoption; and
WHEREAS, developments in the City which will impact various public
facilities will be applying for building permits during the interim period before the
development impact fee increase becomes effective; and
WHEREAS, Government Code Section 66017(b) authorizes the City to
adopt an interim fee as an urgency measure upon making a finding describing
the current and immediate threat to the public health, welfare, and safety; and
WHEREAS, state law requires said urgency ordinance to be adopted by a
four-fifths vote; and
WHEREAS, cost estimates for the current list of needed public facilities,
have been updated; and
WHEREAS, new master plans for the police facility and civic center
expansion - the two most costly PFDIF projects - were approved by Council on
July 17, 2001, containing updated costs that necessitate a fee increase; and
WHEREAS, current developers of Iow/moderate-income housing may
need to defer or prepay impact fees at the current rate for up to 500 EDUs, in
order to financially protect the public-purpose project;
NOW, THEREFORE, the City Council of the City of Chula Vista does
ordain as follows:
SECTION 1: FINDINGS
The City Council finds that developers of land within Chula Vista's General
Plan area boundary should be required to mitigate the burden created by
development through the payment of an impact fee for construction of public
facilities within the boundaries of the development and for public facilities outside
the boundaries of the development which are needed to provide service to the
development in accordance with City standards; and
The City Council finds that the legislative findings and determinations set
forth in Ordinance No. 2810 continue to be true and correct and incorporate
those findings herein; and
The City Council finds, after consideration of the evidence presented to it
including the "Public Facilities DIF, 2002 Update", that certain amendments are
necessary in order to assure that there are sufficient funds available to finance
police and fire facilities necessary to maintain public safety service levels; and
The City Council finds, based on the evidence presented at the meeting,
the City's General Plan, and the various reports and information received by the
City Council in the ordinary course of its business, that the imposition of public
facilities impact fees on all development in the eastern territories for which
building permits have not been issued is necessary in order to protect the public
health, safety and welfare and in order to assure effective implementation of the
City's General Plan; and
The City Council finds that the amount of the amended fees levied by this
ordinance does not exceed the estimated cost of providing the public facilities.
SECTION 2: Finding of Urgency
That the City Council of the City of Chula Vista finds that it is necessary
that its development impact fee update for public facilities remain.in effect on an
urgency basis for an additional thirty (30) days until Ordinance 2855 becomes
effective sixty (60) days after its second reading and adoption on April 9, 2002.
The City Council finds that an Urgency Ordinance is necessary in order that all
developers of properties in the eastern section of the City pay their fair share of
the cost of public facilities improvements relating to the impacts caused by their
development. Ongoing implementation of this fee is necessary due to the current
and immediate threat to public safety that will result should there be a shortfall in
the amount of money necessary to pay for the various public facilities thereby
resulting in a decline in police and fire service levels. The City Council finds that
the prospect of a shortfall, inadequacy of public safety facilities and concems
about an increased charge to remaining property owners constitutes a current
immediate threat to the public health, welfare and safety justifying the immediate
imposition of this fee.
SECTION 3: That Sections 3.50.020, 3.50.030, 3.50.050, 3.50.070, and
3.50.090 of the Chula Vista Municipal Code shall be amended to read as follows:
3.50.020 Definitions.
For the purposes of this chapter, the following words or phrases shall be
construed as defined in this section, unless from the context it appears that a
different meaning is intended.
A. "Building permit" means a permit required by and issued pursuant to the
Uniform Building Code as adopted by reference by this city.
B. "Developer" means the owner or developer of a development.
C. "Development permit" means any discretionary permit, entitlement or
approval for a development project issued under any zoning or subdivision
ordinance of the city.
D. "Development project" or "development" means an~, activity described as
the following:
1. Any new residential dwelling unit developed on vacant land;
2. Any new commercial/office or industrial development
constructed on vacant land;
3. Any expansions to established developments or new
developments on non-vacant land in those land use categories
listed in 1 and 2 above, if the result is a net increase in EDUs.
The fee shall be based solely on this net EDU increase.
4. Any new or expanding special land use project;
5. Any special purpose project developed on vacant land or non-
vacant land, or expanded within a pre-existing site, if the result
is a net increase in EDUs. The fee shall be based solely on this
net EDU increase.
6. Any other development project not listed above but described in
Section 65927 and 65928 of the State Government Code.
E. "Community purpose facility" means a facility which serves one of the
following purposes:
1. Social service activities, including such services as Boy Scouts
and Girl Scouts, Boys and Gids Club, Alcoholic Anonymous and
services for the homeless;
2. Public schools;
3. Private schools;
4. Daycare;
5. Senior care and recreation;
6. Worship, spiritual growth and development;
F. "Special land use" means any non-residential, non-commercial/office or
non-industrial development project (e.g. Olympic Training Center,
hospitals, utilities), or non-special purpose project.
G. "Special purpose project" means any for-profit community purpose facility
(e.g. daycare).
H. "Engineer report" refers to the April 20, 1993 "development impact fees for
public facilities" report.
I. "Extraordinary project cost increases" means increases resulting from
costs that could not have been reasonably foreseen at the time a project
budget was established.
J. "Extraordinary EDU change" means an increase or decrease in the
number of remaining planned equivalent dwelling units (EDUs) for which
building permits have not yet been pulled, which changes the existing total
by more than 2,000 EDUs.
3.50.030 Public Facilities to be Financed by the Fee.
A. The public facilities ("facilities") which are the subject matter of the fee
include buildings, equipment and related one-time start-up costs or
portions thereof, as detailed in Subsection C below and in the engineer
report on file in the office of the city clerk.
B. The city council may modify or amend this list of facilities by written
resolution in order to maintain compliance with the city's general plan or
the capital improvement program.
C. The facilities are as follows:
1. Civic Center Expansion
2. Police Department Facilities and Equipment
3. Corporation Yard Relocation/Expansion
4. Library System Expansion
5. Fire Suppression System Expansion
6. Geographic information system ccmputcr .... ~--
· ,z ...... expansion;
7. Computer system expansion;
~ 8~. Telecommunication system upgrcdc expansion;
& 9__. Records management system expansion.
3.50.050 Establishment of Fee.
A development impact fee ("fee"), to be expressed on a per equivalent dwelling
unit ("EDU") basis, is hereby established to pay for the facilities within the
territory. The fee shall be paid upon the issuance of building permits for each
development project within the city of Chula Vista, except that, at the discretion of
the city manager, a developer may prepay all or part of civic center expansion
and/or police facilities fees that would be applicable to the developer's future
development proiects. Prepayment would occur at the then current rate;
however, the developer has sole responsibility for paying subsequent fee
increases resulting from (1) "extraordinary project cost increases", (2) normal
annual adjustments in the Consumer Price Index (CPI) or Building Construction
Index (BCI), or (3) "extraordinary EDU changes".
3.50.070 Time to Determine Amount Due.
The fee for each development shall be calculated at the time of building permit
issuance and shall be the amount as indicated at that time, and not when the
tentative map or final map were granted or applied for, or when the building
permit plan check was conducted, or when application was made for the building
permit, except that a developer of a development project providing Iow and/or
moderate-income housing in accordance with Section III, Objective 1 of the 1991
housing element of the general plan may request authorization to prepay or defer
the fee for up to 500 EDUs and said request may be approved at the sole
ity " .............* ~-~ -' .... ' ..... · ~:.~
discretion of the c manager. ,.,~,~,,, ~,,
order to facilitate those Iow and/or moderate-income proiects which are planned
for construction throuflh March 24, 2005, the fee for said projects shall be the fee
existing as of March 25, 2002.
3.50.090 Amount of Fee.
A. The fee shall be the amounts set forth in Section 3.50.090.B and C. The
city council may adjust the amount of this fee as necessary to reflect
changes in the costs of the facilities as may be reflected by such index as
the council deems appropriate, such as the Engineering-News Record
Construction Index, or such other basis; changes in the type, size, location
or cost of the facilities to be financed by the fee, changes in land use
designation in the city's general plan, and upon other sound engineering,
financing and planning information. Adjustments to the fee may be made
by resolution amending this section.
B. The fee shall have portions which are, according to the engineer report,
allocated to a specific facility ("fee components") which correspond to the
costs of the various facilities, plus the administration cost for the fee,
which is a percentage of the fee components' total cost divided by total
EDUs, as indicated in Section 3.50.090.
/ --t2-
C. The fee shall be the following, depending on land use:
Land Use Fee
Residential $.-,..'~ ~.,.o 4,888/dwelling unit
Commercial/Office ~...,,-....~ nn,~ 20,860/acre
Industrial
..... 0 20,860/acre
Special land use ~, ..,w,.~nn 20,860/acre
Olympic Training Center ,.,._,~ '~'~.. 6,110/acre
Public purpose Exempt
Nonprofit community
purpose facility Exempt
Special purpose project,
including for-profit day care ~ 14,664/acre
SECTION 4: Time limit for protest and iudicial action
Any judicial action or proceeding to attack, review, set aside, void or annul
this ordinance shall be brought within the time period as established by law.
In accordance with Government Code Section 66020(d)(1), the ninety-day
approval period in which parties may protest begins upon the effective date of
this ordinance.
SECTION 5: Expiration of this urgency ordinance
This urgency ordinance shall be of no further force and effect 30 days
after its adoption.
SECTION 6: Effective Date
This urgency ordinance shall become effective immediately upon four-
fifths vote.
Presented by Approved as to form by
~-~-,_~er~FFru_chter /~,i'~'(~n M. Kahehy
D~rector of Budget and Analys~s ~ty Attorney