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Harbor Mixed Use Trani Corridor Plan
<br />A statement of City policies concerning voluntary contractual
<br />assessments including:
<br />1) Identification of types of improvements that may be financed
<br />through the use of contractual assessments
<br />2) Identification of a City official authorized M enter into voluntary
<br />contractual assessments on behalf of the City
<br />3) A maximum aggregate dollar amount of voluntary contractual
<br />assessments
<br />4) A method for setting requests from property owners for financing
<br />through voluntary Contractual assessments in priority order in the
<br />event that requests appear likely to exceed the authorization amount
<br />A plan for raising a capital amount required to pay for work performed
<br />pursuant to voluntary Contractual assessments. The plan may include
<br />amounts to be advanced by the public agency through funds available
<br />to it from any source. The plan may include the sale of a bond or
<br />bonds or other financing relationship.
<br />The plan shall include a statement of or method for determining the
<br />interest rate and time period during which contracting property owners
<br />would pay any assessment. The plan shall provide for any reserve
<br />fund or funds. The plan shall provide for the apportionment of all or
<br />any portion of the costs incidental to financing, administration, and
<br />Collection of the voluntary contractual assessment program among the
<br />Consenting property owners and the City.
<br />The authorizing statue provides other requirements as well as the Standards for
<br />noticing and conducd ng a required public hearing.
<br />Grants and Loan Programs
<br />Although the Specific Plan does not explicitly call for using grant and loan
<br />programs to implement the public realm improvements, the City may tap into
<br />various federal, state, local, and private grants to provide additional funding
<br />for public improvements. In particular, the projects focus on increasing transit
<br />ridership, promoting pedestrian -and bike - friendly environments, and relieving
<br />traffic Congestion may help the project qualify for various grants dedicated ta
<br />these goals. The fallowing list provides a few examples of state and federal
<br />programs currently available and relevant to the Harbor Corridor Plan.
<br />State
<br />n Transit - Oriented Development Housing Program
<br />• Housing Related Parks Program
<br />• Infill Infrastructure Grunt Program
<br />• Land and Water Conservation Fund
<br />• Active Transportation Program
<br />• Highway Safety Improvement Program
<br />• Transportation Enhancement Program
<br />• Infrastructure State Revolving Fund Program
<br />• Public Agency Revenue Bond Program
<br />Federal
<br />n Economic Development Initiative Grant
<br />a Community Development Block Grant
<br />n Section 108 Loan Guarantee
<br />Assessment Districts
<br />The Specific Plan anticipates that development impact fees, Contractual
<br />assessments, and City revenues will be sufficient to fund the public realm
<br />improvements. Nevertheless, groups of property owners may desire and the
<br />City may find that assessment districts could help finance the Construction
<br />of public improvements on public property, public rights-ol -way, and public
<br />easements. The public must pay for the portions of the improvements that
<br />provide general benefit to the public at large, but real property that receives
<br />a special benefit may be assessed for the costs, proportional to the level of
<br />benefit received. Three different provisions of state law authorize assessment:
<br />• Improvement Bond Act of 1915 (Streets and Highways Cade Sections
<br />8500 at seq.)
<br />• Improvement Act of 1911 (Streets and Highways Code Sections
<br />5000 et seq.)
<br />• Municipal Improvement Ad of 1913 (Streets and Highways
<br />Code Sections 10000 at seq.), which contains only provisions for
<br />establishing assessment districts
<br />Assessment districts are intended to finance construction of physical
<br />improvements. They cannot pay for operations and maintenance or additional
<br />services. If additional improvements are desired after an assessment district is
<br />assets ished, the entire process is required for those additional improvements.
<br />Assessment districts may be used to finance improvements in one of two
<br />general ways. The assessments may repay the City at an initial developer for
<br />the up front costs of infrastructure. The City may also issue bonds pursuant
<br />to an assessment district and use the proceeds to fund the infrastructure
<br />improvements and use the assessments to repay the bonds.
<br />Generally, assessment districts can be used to finance these improvements:
<br />a Local streets
<br />+ Streetlights
<br />+ Parks
<br />r Water supply and distribution facilities
<br />+ Gas and electric power
<br />» Landscaping
<br />a Sidewalks
<br />+ Sanitary sewers
<br />Flood Control and drainage improvements
<br />+ Parking facilities
<br />The authorizing statutes referenced above set forth procedures for establishing
<br />assessment districts. Under existing State law, however, establishment of an
<br />assessment district cannot occur if a majority, of the affected property owners
<br />object (weighted by the value of the proposed assessment).
<br />Lighting and landscaping Maintenance Districts
<br />The Specific Plan anticipates that development impact fees, Contractual
<br />assessments, and City revenues will be sufficient to fund the public realm
<br />improvements. Nevertheless, groups of property owners and the City may
<br />find that lighting and landscaping maintenance districts (LLMD) coultl be an
<br />effective way to fund the ongoing maintenance (or even the construction) of
<br />public realm improvements. Ll are authorized by the Landscaping and
<br />Lighting Ad of 1972 (Streets and Highways Cade section 22500 at seq.).
<br />An LLMD requires an annual assessment process for any assessments other
<br />than previously approved assessments to pay previously approved and issued
<br />debt The annual assessment process is similar to that used to establish
<br />assessment dishicts.
<br />The improvements and services provided by LLMDs include:
<br />a Landscaping
<br />n Statuary, fountains, and other ornamental structures
<br />• Public lighting, including traffic signals
<br />Appurtenant facilities, including grading, clearing, and removal
<br />of debris; the installation or construction of curbs, gutters, walls,
<br />sidewalks, or paving; or water, irrigation, drainage, or electrical
<br />facilities
<br />Park or recrettonal improvements
<br />x Land preparation
<br />+ Lights, playground equipment, play Courts, and public restrooms
<br />+ The maintenance or servicing or both of any of the foregoing
<br />• Acquisition of land for park, recreational, or open -space purposes
<br />• Acquisition of existing improvements
<br />• Acquisition or Construction of any Community center, municipal
<br />auditorium or hall, or similar public facility for the indoor presentation
<br />of performances, shows, stage productions, fairs, Conventions,
<br />exhibitions, pageants, meetings, parties, or other group events,
<br />activifies, or functions, whether those events, activifies, or functions
<br />are public or private
<br />LLMDs can be expanded over time, following a process similar to that used is
<br />establish the district. The City may condition development activiy, in the plan
<br />area on annexation into a LLMD if one is established for all or a part of the plan
<br />area. An LLMD may also be established to generate revenues from throughout
<br />the plan area to fund the operation and maintenance of public open space in
<br />or around the Specific Plan area.
<br />Panting Districts
<br />The development standards and Concepts in this Specific Plan envision
<br />metered on-street parking and off-street parking (in structures or surface lots).
<br />AtlGfionally, parking reduction strategies such as shared parking are explicitly
<br />encouraged to provide sufficient space for parking while fostering pedestrian,
<br />bicycle and transit friendly design. The design and management of parking is
<br />integral to the long tern success of the Harbor Corridor and its surrounding
<br />neighborhoods. Nevertheless, groups of property owners and the City may find
<br />that it would be beneficial to form a parking management district to fund the
<br />construction and operation of additional parking facilities.
<br />7 -10 City of Santa Ana
<br />11 A -73
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