Joint Study Session of the Sutter County. March 2, 2009

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1 Joint Study Session of the Sutter County Board of Supervisors and Planning Commission March 2, 2009

CURRENT APPLICATION General Plan Amendment Specific Plan Specific Plan Appendices Utility Plans Transit/AQ Plans Financing Plan Urban Services Plan Development Agreement (Tier 1) Program EIR FUTURE

2 CURRENT APPLICATION General Plan Amendment Specific Plan Specific Plan Appendices Utility Plans Transit/AQ Plans Financing Plan Urban Services Plan Development Agreement (Tier 1) Program EIR FUTURE PLANS County Facilities Master Plan Public Area Landscape Plan Parks and Open Space Plan School Facilities/Finance Plan PROJECT-LEVEL APPROVALS (to be approved by PC/BOS) Phasing Study, to include: Updated Master Plans for Proposed Area of Development Updated Financing and Urban Services Plans to Reflect Actual Costs Project-level Development Agreement (Tier 2) Tentative Subdivision Maps/Design Review Permits Project-level Environmental Review

3 General Plan Amendment SPSP land use designation on 7,528 acres within plan area on General Plan Land Use Diagram Designates other land SSCI/C as Ag-80

5 General Plan Amendment Revise Policies in Sections 1 and 3 to allow development of Sutter Pointe Specific Plan Revise Section 9 Rural Communities, Area Plans and Specific Plans Delete South Sutter County Industrial/Commercial Reserve Add Goals, Policies, Findings for Sutter Pointe Specific Plan Adds specific policies about land use, public facilities, infrastructure, planning

6 General Plan Amendment Update Development Standards Table (lot size, density) Update General Plan Holding Capacity Table (acres, units) Add new GP land use and refer to SP for consistent zoning Revise road segment improvements/functionality to SPSP Revise other sections to conform to substantive changes GPA includes a comprehensive consistency analysis

7 Questions/Comments on GPA

8 Sutter Pointe Specific Plan Land Use and Development Code (LUDC) and Design Guidelines

Guidelines for appearance of residential,

uses, parks, and open spaces Regulation:

9 Purpose Land Use and Development Code» Regulations governing development, permitted uses, improvements and construction Design Guidelines» Guidelines for appearance of residential, commercial, mixeduse, employment, public uses, parks, and open spaces Regulation: 10-foot minimum front yard, 12-foot minimum back yard Guideline: Building mass should be broken up by projecting or recessing the walls of the front facade

staff will use to review development projects within the Specific Plan area Becomes

10 Land Use and Development Code Functions as County zoning code within Specific Plan area» Replaces current zoning code» Provides more urban development standards County staff will use to review development projects within the Specific Plan area Becomes zoning code for new city upon incorporation» Interim code until general plan and zoning are adopted

Zoning Districts LUDC includes zoning map» 12

11 Zoning Districts LUDC includes zoning map» 12 zone districts established Development standards by zone district for:» Residential» Commercial» Employment» Parks and Open Space Standards typical of newer suburban b communities Town Center standards typical of main street areas

12 Use Types LUDC defines 86 use types» Agriculture/Open Space (3)» Civic (12)» Residential (11)» Commercial (46)» Industrial (11)» Transport/Communication (3) Defines uses permitted in each zone district Reinforces desired use mix and function of activity centers

13 Additional LUDC Provisions Updates County sign ordinance, establishing urban standards» Requires Planned Sign Program for shopping centers Establishes urban parking standards by use type» Higher bicycle parking and storage requirements Establishes design review requirements:» Planning Commission reviews: Multi-family residential projects Individual commercial or mixed-use projects > 65,000 sf Shopping centers» Community Services Director reviews: Individual commercial or mixed-use projects <= 65,000 sf Projects in employment zone districts

14 Design Guidelines Manual and yardstick for LUDC s design review process» Principles establish design themes» Intent statements describe desired outcomes» Guidelines describe desired character and quality Design guidelines are advisory» Describe desired outcomes» Don t prescribe required methods

Communitywide Design Principles Sustainable

Streets should enhance the community and

pedestrian intersections should be clearly

the pavement A 150 foot open space buffer

15 Communitywide Design Principles Sustainable design promotes healthy lifestyles l Streets should enhance the community and provide vehicle capacity» Create safe pedestrian environment along Riego Road Identify gateways and use entry signs to establish sense of arrival Provide open space buffers and transition areas Enhanced pedestrian intersections should be clearly marked and visually distinguishable from the pavement A 150 foot open space buffer shall be provided between residential areas and adjacent agriculture

Residential Village Design Principles Create diverse neighborhoods with individual

materials, garage placement and facades to diversify neighborhoods Use landscaping to

include at least three different models Homes should be oriented toward the street,

16 Residential Village Design Principles Create diverse neighborhoods with individual identity but consistent with overall community character Vary form, massing, color, materials, garage placement and facades to diversify neighborhoods Use landscaping to complement architectural styles and increase variety Each block elevation should include at least three different models Homes should be oriented toward the street, with entry areas, windows, porches, and major activity spaces facing the street and pedestrian walkways

17 Commercial and Mixed-use Design Principles Establish public realm and create an inviting setting for a variety of users Establish distinctive and competitive activity centers accessible to drivers, pedestrians, and bicyclists Create a traditional downtown at Sutter Pointe s Town Center Wide sidewalks should be provided to accommodate a range of outdoor public activities along the street

to enhance built areas, soften and augment architecture, create identity, and screen/buffer objectionable uses Sidewalks should

18 Employment Village Design Principles Provide attractive appearance from the street Arrange circulation and parking to enable safe, convenient and pleasant movement Create formal building entrances with strong relationship to the street Use landscaping to enhance built areas, soften and augment architecture, create identity, and screen/buffer objectionable uses Sidewalks should be provided from each building to the public street system Building entries should provide strong visual identity from the street

Public Use and Park Design Principles Design public buildings

convey their civic roles Create high-quality, accessible parks

habitats through open space design Promote public health and

adjacent to a town square and designed as a landmark Parks

19 Public Use and Park Design Principles Design public buildings and infrastructure facilities to compliment surroundings and convey their civic roles Create high-quality, accessible parks for residents, workers and visitors in all age groups Enhance habitats through open space design Promote public health and community well-being The civic center should be located adjacent to a town square and designed as a landmark Parks should be linked by a network of pedestrian and bicycle paths and sidewalks

20 Questions and Discussion i

21 Sutter Pointe Specific Plan Economic & Planning Systems, Inc. Public Finance Real Estate Economics Regional Economics Land Use Policy Presented by: Tim Youmans

22 Financing Public Improvements and Services Public Facilities Financing Plan Fiscal Impact Analysis Urban Services Plan

23 Overview of Sutter Pointe Public Services and Facilities Analyses Services/Facilities Standards in Comparable Cities Services/Facility Standards Legend Technical Analysis Information Input/Output Specific Plan Service Guidelines Facilities Guidelines Fiscal Impact Analysis Final Urban Services Plan Infrastructure Financing Plan

24 Public Facilities Financing Plan

25 Financing Policies Fund major infrastructure t and public facilities required for Sutter Pointe development to proceed using a suitable and appropriate combination of public and private financing. The full costs of on-site and fair share of off-site public infrastructure and public facilities required to support Sutter Pointe will be funded from revenues generated by development in the Specific Plan area.

26 Elements of the Financing Plan Specific Plan Goals and Policies Infrastructure Master Plans Roadway System Water Service Plan Sewer Service Plan Storm Drain Plan Draft Specific Plan Draft Public Facilities Financing Plan Land Use Plan Transit Plan Draft EIR School Facilities Master Plan Public Area Landscape Plan Parks & Recreation Master Plan County Facilities Master Plan

27 Summary of Funding Programs Existing County & Special District Fees Sutter Pointe Fee Program Sutter Pointe Mello Roos CFD(s) Developer Funding Matching State Funding/Other

28 Existing County & Special District Fees Sutter County Processing Fees Sutter County Development Impact Fee Sacramento Regional County Sanitation District (SRCSD) Sewer Fee Natomas Basin Habitat Conservation Plan (NBHCP) Fee Sacramento Area Flood Control Agency (SAFCA) Fee School Impact Fees

29 Sutter Pointe Fee Program Backbone Infrastructure Roadway Sewer Storm Drainage Water Agricultural Irrigation Dry Utilities Public Facilities Supplemental Schools Sheriff Fire Government Center Corporation Yard Parks Trails Open Space Library Transit

30 Sutter Pointe Mello-Roos CFD Mello-Roos CFD(s) for infrastructure will be authorized to fund facilities in the Sutter Pointe Fee Program or facilities for existing fee funded improvements (schools, sewer). CFD features will be determined during the formation process. Expecting $370 million in bond proceeds to fund construction of infrastructure.

31 Developer Funding Provides funding advances before the collection of fees or other revenue sources.

32 Matching State Funding/Other State Highway Funding Federal/State Transit Funding Schools (State School Bonding Program) Local l Tax Revenue Funding

33 Funding at Buildout: Total Improvements (2008$) Item Sutter Pointe Fee Program Improvements $1, M School District Mitigation Fee Revenue $164.9 M Other (State Funding, Private, etc.) Total Funding $355.9 M $1,708.4 M

34 Infrastructure Funding Sources (2008$) Other Infrastructure t Estimated t Sutter Pointe (State t Funding, Improvements Costs Fee Program Private, etc.) Roadway $474.5 M $264.7 M $209.9 M Sewer $174.9 M $174.9 M $0.0 M Storm Drainage $214.2 M $214.2 M $0.0 M Water $251.2 M $251.2 M $0.0 M Agricultural Irrigation $10.0 M $10.0 M $0.0 M Dry Utilities $44.6 M $44.6 M $0.0 M Total Infrastructure Improvements $1, M $959.6 M $ M

35 Public Facility Funding Sources (2008$) Other Estimated Sutter Pointe School (State Funding Public Facilites Improvements Costs Fee Program Funding Private, etc.) Schools $353.0 M $0.0 0 M $ M $146.0 M Parks $62.8 M $62.8 M $0.0 M $0.0 M Trails $5.6 M $5.6 M $0.0 M $0.0 M Open Space $5.2 M $5.2 M $0.0 M $0.0 M Library $4.2 M $4.2 M $00M $0.0 $0.0 0 M Transit $8.0 M $8.0 M $0.0 M $0.0 M Sheriff Sub-Station $10.1 M $10.1 M $0.0 M $0.0 M Fire Stations & Equipment $27.1 M $27.1 M $0.0 M $0.0 M Government Center $13.9 M $13.9 M $00M $0.0 $0.0 0 M Corporation Yard $14.6 M $14.6 M $0.0 M $0.0 M Public Facility Improvements $504.4 M $151.4 M $207.0 M $146.0 M

36 Fiscal Impact Analysis and Urban Services Plan

37 Fiscal Impact Analysis and Urban Service Plan Fiscal Impact Analysis Urban Services Plan County Services: General Government Public Protection Health & Sanitation Public Assistance Education CSA Services: Administration Parks & Recreation Law Enforcement Fire Library CSA Services: Road Maintenance Drainage Maintenance Transit Lighting & Landscaping

38 Key Goals, Policies, and Assumptions Establish level of urban services commensurate with surrounding jurisdictions Maintain positive balance in County s General Fund Limit Special Taxes/Assessments to a rate that is economically feasible given market conditions Back-up funding source will be established to fund any service level shortfalls

39 County Funding Allocation Policies Countywide services shall be fully funded at all times C t h ll i ll i ti County shall receive all existing Project-area revenues

40 County-wide Services Building Block Approach Scenario 1: Residential Only Scenario 2: Residential Plus Local-Serving Retail Scenario 3: Scenario 2 plus Regional-Serving Retail Scenario 4: Scenario 3 Plus Office Scenario 5: Scenario 4 Plus Industrial (Buildout)

41 Annual Fiscal Impact Countywide Services (2008$) Sutter County General Fund Residential Residential Residential, Residential, and and Retail Retail, Office Residential Local-Serving All and and Industrial Only Retail Retail Office (Buildout) Revenues $11.0 M $14.0 M $18.0 M $19.8 M $30.8 M Expenses $10.8 M $11.2 M $11.6 M $13.2 M $17.2 M Surplus/(Deficit) $0.3 M $2.8 M $6.4 M $6.5 M $13.6 M

42 Urban Services Funding Policies Service levels will be flexible in early years As project builds out, urban service levels will be at Specific Plan goals Tax increment revenues generated by the Project could be used to help fund infrastructure for retail, office, and industrial land uses

43 Urban Service Providers Administration Parks & Recreation Fire Law Enforcement Library Roads Drainage Transit Landscaping & Lighting County (CSA) County (CSA) or Park & Recreation District County y( (CSA) Sutter County Sheriff (CSA) and California Highway Patrol County Library (CSA) or Library District County (CSA) County (CSA) Yuba-Sutter Transit County (CSA) or Lighting & Landscaping District

44 Funding Sources County General Fund Road Fund Special Taxes/Assessments User Charges Transportation Development Act (TDA) Developer Shortfall Funding Mechanisms

45 Funding For Urban Services Annual Gross Project Based Annual Net Special Tax/ Annual Other Funding/ Urban Services General Fund Urban Services Assessment Surplus/ Cost Costs Revenues Costs Revenues (Shortfall) Adjustments

46 Urban Services Net Annual Cash Flow Summary (2008$) Special Tax/ Net Assessment Annual Surplus/ Other Year Revenue Costs (Shortfall) Funding 2011/12 $0.0 0 M ($0.2) M ($0.2) M $0.2 M 2016/17 $6.1 M ($6.5) M ($0.4) M $0.4 M 2021/22 $11.8 M ($11.8) M ($0.1) M $0.1 M 2026/27 $17.5 M ($16.9) M $0.6 M $0.0 M 2031/32 $ M ($22.0) M $1.1 1 M $0.0 0 M

47 Questions/Comments

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