HomeMy WebLinkAboutOrd 2024-3563
Attachment #2 Draft Amendments to PFFP Guidelines
Public Facility Finance Plans Guidelines
A Public Facility Finance Plan (PFFP) is a document that details infrastructure requirements for particular
projects, and how the improvements will be funded. The Chula Vista Municipal Code (19.92.0309.080)
requires Public Facilities Finance Plans (PFFPs) for Sectional Planning Area (SPA) plans and Tentative
Maps.; Tthey are also required for development proposals of 50 dwelling units or more, and commercial
or industrial projects with 50 equivalent dwelling units (EDUs) or greater.
I. Initiation and Preparation
Typically, PFFPs are prepared early in the development review process, at the time a SPA plan is
prepared; or, if no SPA is involved, as a part of the Tentative Map application. In some instances, the
city may choose to incorporate the PFFP into other documents that meet the basic policy and technical
requirements of a PFFP. For example, a PFFP could be incorporated into a Specific Plan or an area-
specific financing plan sponsored by the city.
In some instances, the city will sponsor preparation of a PFFP; for example, when the geographic
coverage involved encompasses a large area with multiple landowners and no single development
project. The procedures for such city-sponsored PFFPs will be similar to developer-sponsored PFFPs.
Adoption of a PFFP does not establish any entitlement or right to any particular gGeneral pPlan or
zoning designation, or any particular development proposal.
A PFFP may be initiated by filing an application with the Director of Development Services. The
applicant shall pay a deposit at the time any application for a PFFP is accepted, and the PFFP shall be
prepared by the city, or a consultant selected by the city (which is typical), according to the procedures
established by this section. In some instances, developer cooperation in the preparation of PFFPs (e.g.,
infrastructure design and cost estimating) is acceptable. In the case of a city-prepared PFFP, the city
may recover the cost of PFFP preparation by adding the cost to the impact fees (or other financing
mechanisms) created to fund the required public facility improvements.
II.I. Content
PFFP content requirements are outlined below.
A. A PFFP shall include a complete description of the proposed development project, and a
complete description of all public facilities included within the boundaries of the plan and off-
site facilities that will service the development., as defined by the Development Services
DirectorDirector of Development Services. It shall also include a description of the individual
and cumulative impacts of the proposed development on the community as it relates to the
Growth Management Program, the specific facility master plans. and the threshold standards.
B. The PFFP shall consist of maps, graphs, tables, and narrative text and shall be based upon the
General Plan, Sectional Planning Area (SPA), and zoning applicable within the area of impact. It
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shall be consistent with the Growth Management Program and threshold standards and shall
implement the Growth Management Program within the area.
C. The boundaries of the PFFP shall be established by the city at the time a SPA plan or Tentative
Map is submitted by the applicant. The boundaries shall be based upon the impact created by
the project on existing and future need for facilities. The project boundaries will correlate the
proposed development project with existing and future development proposed for the area of
impact to provide for the economically efficient and timely installation of both on-site and off-
site facilities and improvements required by the development. In establishing the boundaries
for the PFFP, the city shall be guided by the following considerations:
1. Service areas or drainage or sewer basins that serve the project;
2. Extent to which facilities or improvements are in place or available;
3. Ownership of property;
4. Project impact on public facilities relationships
planned major circulation network;
5. Special district service territories; and
6. Approved fire, drainage, sewer, or other facilities or improvement master plans.
D. The boundaries shall be established by resolution after a public hearing, notice of which is given
pursuant to CVMC 19.12.070.
ED. The PFFP shall show how and when the facilities and services necessary to accommodate
development within the area will be installed or and financed:
1. Police;
2. Fire/Emergency Medical Services;
3. Schools;
4. Libraries;
5. Parks and Recreation;
6. Water;
7. Sewer;
8. Drainage; and
9. Traffic;
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FE. The PFFP shall include the following information with regard to each facility and service listed in
Section E, above:
1. List of Facilities and Services. A list or schedule of facilities and service requirements
correlated to individual development projects within the area.
2. Inventory. An inventory of present and future requirements for each facility and service.
based upon the threshold standards. The inventory shall include life cycle cost (LCC)
projections for each element in Section E, above, as they pertain to city fiscal responsibility.
The LCC projections shall be for estimated life cycle for each element analyzed. The model
used shall be able to identify and estimate initial and recurring life cycle costs for the above
elements. Because requirements for certain facilities and services may overlap plan
boundaries, the plan shall address the need for coordination and shall propose a
coordination plan for facilities and services extending from one project boundary area to
another. Cost estimates for funding public facilities and services directly related to the
impact created by the project as well as for proposals for funding existing deficiencies
required by the project prior to the phasing schedule set forth in the Growth Management
Program shall be included. It must be shown that development in the area will not reduce
the existing facilities or services capabilities within the project boundaries or create facilities
or improvements shortages in other areas or reduce capability in any area below the
threshold standards, which are established pursuant to CVMC 19.09.040-050. The growth
inducing impact of the out-of-area improvements shall be assessed and mitigation provided,
if appropriate, to the satisfaction of the city council.
3. Phasing Schedule. A phasing schedule that complies with the adopted development phasing
policy as set forth in the Growth Management Program and the threshold standards, which
establishes the timing for installation or provision for facilities and services required by the
project. The phasing schedule shall ensure that development of one area will not utilize
a share of facility or service capacity within the projected
service area of a facility unless sufficient capacity is ensured for other areas at the time of
development. The phasing schedule shall include a schedule of development within the area
and when facilities are built in relation to the unitsa cash flow analysis for financing of
facilities and services for the PFFP area. The phasing schedule shall identify periods where
the demand for facilities and improvements may exceed the capacity and provide a plan for
eliminating the shortfall. If a project cannot demonstrate consistency with the phasing
schedule, the PFFP must
the project in advance of the phasing schedule as set forth in the master plan will be
provided. If no facility master plan or threshold standard exists for a particular facility, the
PFFP for the project must demonstrate how that facility will be provided and financed in a
phased and timely manner.
4. Financing Plan. A financing plan establishing specific methods of funding each facility and
service identified in the PFFP, which allocates the cost to the various properties within the
plan area. The plan shall identify those facilities and services that would otherwise be
provided as a requirement of processing a development project (i.e., requirements imposed
as a condition of a development permit) or provided by the developer in order to establish
consistency with the General Plan, Growth Management Program or facility master plans,
and those facilities and improvements for which new funding methods shall be sufficient to
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ensure that funds are available to construct or provide facilities or services when required
by the phasing schedule for the project. Where facilities or services are required for
property within the PFFP area, other than the project, the phasing plan shall identify those
other properties and the PFFP for each property shall be coordinated. Coordination,
however, shall not require identical funding methods.
GF. The PFFP shall establish the proportionate share of the cost of facilities and services identified in
the Growth Management Program and the facility master plans attributable to the development
of each property in the PFFP area.
HG. In the event that an applicant provides private financing for public facilities or services
to service a project in advance of the normal time frame for constructing such facilities, the
approval of credits against any city fees for such advanced private financing may be postponed
until the estimated time of such construction as specified in the specific facility master plan or
the c
In lieu of a facility master plan phasing schedule, such determination shall be made by the cCity
cCouncil after reviewing information from the Development Services DirectorDirector of
Development Services, City Engineer, Finance Director, and Deputy City Manager. In no event
shall a developer receive interest on funds for providing public facilities or services in advance of
The developer shall also become responsible for the maintenance and operation costs
associated with the early construction of said facility. No repayment will be made to the
developer for the funds provided for maintenance and operational costs. All repayments will be
considered in accordaned construction dates for said facilities.
I. Assessment Special tax districts requested by the developer shall not be given credit for facility
fees when a facility is constructed above the standards established by the respective facility
master plan or standards imposed as conditions on the approval of the project by the Ccity
cCouncil.
JH. A fiscal impact analysis (FIA)/economic impact report shall be provided identifying capital
budget impacts on the city as well as maintenance and operation costs for each proposed phase
of development. The report shall include an analysis of the project impact on school districts
and water agencies as well as the life cycle analysis set forth in Section F.2, above. Each year
during the development of the project, the Development Services DirectorDirector of
Development Services may require the applicant to provide the city with an updated fiscal
impact report reflecting the actual revenue and expenditure impacts based upon the
development of the project. The project shall be conditioned to provide funding for periods
where expenditures exceed projected revenues.
K. Developer contributions shall not be required as a source of funding for that proportion of the
cost of any facility or service that is needed to reach threshold standards due to the demands
created by existing development. (Ord. 2790, 1999; Ord. 2448 § 2, 1991).
III.II. Public Facilities Finance Plan Amendment
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The cCity cCouncil may initiate an amendment to any PFFP at any time if, in its discretion, it
determines that an amendment is necessary to provide adequate facilities and improvements,
and subsequent permits will be conditioned on conformance. An applicant can also initiate an
amendment to a PFFP that was originally adopted for their project, following the same
procedures as those for establishing a new PFFP.
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