April 13, 2025
Mayor Alice Patino
City Council Members
100 Cook Street
Santa Maria, Ca 93454
RE: Quimby Fee Ordinance Amendment and Appraisal
Dear Mayor and City Council Members:
Urban Planning Concepts ha s worked with the City of Santa Maria staff fo r over 35 years reviewing the developer fee program when there are proposed changes. In most cases, these changes are prepared by staff and then presented at workshops with the Home Builders Association, Developers, Builders, and other community groups. These changes would not be heard by the City Council without the support of the community.
Unfortunately, the only opportunity to review this new version of the Quimby Fee Ordinance was at a quickly schedule meeting on Thursday, March 13, 2024, and only two representatives were able to make this meeting. Clearly this was not an adequate public review. We followed up with comments and we asked to have another working meeting with staff to review their responses to our comments. That did not happen. Now we have to ask the City Council to continue this matter so that the development and business community has time to review th e new changes to the ordinance.
We have reviewed the staff’s red -line changes in the package and compared them to our requested changes. The following are very important changes that we requested to be addressed by staff. Since they were not included, we request the City Council direct staff to meet with the development community before this item is brought back to you for approval.
Section 11-9.05 (b) (1) (C) and (2)
Change the timing for the payment of these fees from “..building permit issuance” to “…occupancy clearance” as is required for all of the other Developer Fees. This timing was adopted by previous ly many years ago to help reduce the cost of financing these fees and heling with the cost of housing.
Section 11-9.05 (b) (1) (C) (2)
This section should clearly note how these fees are collected for ADU’s and SB 9 Parcel Maps. This was not added to the ordinance.
Section 11-9.05 (c) (1) (A)
We request that the word “rehabilitation” be removed from this section. This is inconsistent with the law and the definition of Quimby fees. This fee is solely to be used for new land purchase and new park development . it is not to be used for maintenance and restoration of existing parks or equipment. Any rehabilitation Mayor and City Council
Quimby Fee
April 13, 2025
should be covered under the Developer fees or grants that the RPD collects. Using this money to fix existing parks means that there are fewer new park areas being added to the city inventory.
Section 11-9.05 (d) (1) (C)
The City Council should be the final decision maker on the fees, timing and improvement, not the Recreation and Parks Commission. The RPC should only be responsible for making recommendations on capital projects and developer fees.
The City Council is the final decision maker. There are many new provisions that move the City Council responsibility to the RPC and this is not right.
Section 11-9.05 (h) (1)
We have tried many times to get this credit . This is a very misleading provision in that as far as I know it has rarely been granted by the RPD even though we have tried many times. Almost all multifamily projects are required to include clubhouses, pools and recreational areas that take pressure off of the city’s parks and facilities, however the RPD does not acknowledge the benefit of these amenities and will not give 60% credit and now they are proposing only 20% credit. What’s the point of trying to get this reduction. This provision might as well be deleted.
Section 11-9.05 (i)
This whole section needs to be revised to acknowledge that fees are to be paid at Occupancy like other fees. Also, senior projects are needed in the city and many of them have very little impact on the city parks. Previous city councils saw the benefit of not charging senior projects for something that they would not use.
These are just some of the comments provided. You can review the attached comments that were provided to the city for more edits that were not accepted by staff.
One question that has not been addressed is how this ordinance applies to recent projects that are approved and or under construction. Blosser Ranch has an agreement with the city based on the purchase of the park land. That credit agreement was calculated based on the fees as they currently exist. Will these ordinance changes impact that agreement? Finally, we request that the appraisal dated February 2025 not be adopted until it has been reviewed by the development community for accuracy. The last appraisal done by the city was challenged and had to be revised. It needs to be reviewed by those that will be impacted by it.
We look forward to working with the city staff to correct this proposed ordinance and bring back to the City Council with support from the community.
Sincerely
Laurie Tamura, AICP
Principal Planner
1 ORDINANCE NO. 2025-01
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MARIA, CALIFORNIA, AMENDING SECTION 11-9.05 OF THE SANTA MARIA MUNICIPAL
CODE CONCERNING QUIMBY PARK FEES
The City Council of the City of Santa Maria, State of California, does ordain as follows:
SECTION 1. Section 11-9.05 of Chapter 11-9 the Santa Maria Municipal Code concerning Dedications—Public Parks is hereby retitled as follows: Quimby Fee Dedications —Public Parks.
SECTION 2. Section 11-9.05 of Chapter 11-9 the Santa Maria Municipal Code concerning Quimby Fee Dedications —Public Parks is hereby amended as follows:
Section 11-9.05 Dedications - Public Parks.
(a) General.
(1) This section is enacted pursuant to the authority granted by the Subdivision Map Act and the general police power of the City and is for the purpose of providing such additional park and recreational facilities and open space as appropriate pursuant to the General Plan. The park and recreational facilities for which dedication of land and/or payment of a fee is required by this section are in accordance with the policies, objectives, and standards for park and recreational facilities contained in the General Plan.
(2) For the purpose of this section, " Subdivision In-Lieu FeeQuimby Park Fee" shall mean either of the following:
(A) For all subdivisions noted in Section 11 -9.05(b)(1), the subdivision in-lieu feeQuimby Park Fee means the Quimby Act provisions of Government Code Section 66410 et seq. and of Chapter 9 of this title.
(B) For all residential developments not being subdivided as noted in Section 11-9.05(b)(2), the subdivision in -lieu fee Quimby Park Fee means the fee provisions of Chapter 9 of this title.
The subdivision in-lieu feeQuimby Park Fee is not the same as the residential development tax (Chapter 7 of Title 3) or the recreation and parks mitigation fee (Section 19 of Chapter 15 of Title 8).
(b) Applicability.
(1) The provisions of this section shall apply to all subdivisions with the exception of the following:
(A) Commercial or industrial subdivisions.
2 (B) Condominium projects or stock cooperative projects which consist of the subdivision of airspace within an existing apartment building which is more than five years old and by which no new dwelling units are added.
(C) Official tentative maps containing four or fewer parcels and not used for residential purposes. However, a condition may be placed on the approval of the official tentative map to the effect that if a building permit is requested for construction of a residential structure or structures on one or more of the lots within four years, the Quimby Park Ffee which is required at the time of building permit issuance may be required to be paid by the owner of each such parcel as a condition to the issuance of the building permit. (Reference: Government Code Section 66477).
(2) The provisions of this section shall apply to residential developments which are not being subdivided and have not previously been assessed fees pursuant to the provisions of this section. The exactions imposed upon these developments shall be paid at the earliest time allowed by law prior to at building permit issuance.
(c) Requirements.
(1) As a condition of approval of an official tentative map, the subdivider shall dedicate land to the City, pay a subdivision in -lieu fee Quimby Park Fee to the City, or a combination of both, at the option of the City, for park or recreational purposes at the time and according to the standards described in Section 11-9.05(d) of this chapter.
Dedications and/or fees Quimby Park Fees acquired for park and recreational uses shall be used as follows:
(A) To compensate the City for the cost of providing for the rehabilitation or construction of new park and recreational facilities; or
(B) To provide park and recreational facilities that will reasonably serve the residents of the development from which the exaction was obtained, and the amount and location of the Quimby Park Fees fee and /or land shall bear a reasonable relationship to the use of the park and recreational facilities by those future residents.
(2) Any Quimby Park Fees fee collected shall be committed within five years after the payment of such fee, or in the case of a subdivision, when building permits are issued on 1/2 of the lots created, whichever occurs later.
(3) Any Quimby Park Feesfee not committed shall be reimbursed to the then record owners of the subdivision pursuant to the procedure set forth in Government Code Section 66477(f). (Reference: Government Code Section 66477).
(d) Standards for Calculating Parkland Dedication or Quimby Park Fees.
(1) The amount of the subdivision in-lieu feeQuimby Park Fee or the amount of land to be dedicated, or both, shall be based upon the residential density of the site and 3 the average household size according to the following standards:
(A) Residential density shall be the total number of units proposed on the property by the official tentative map filed for Planning Commission action. In the case of a condominium project, the number of dwelling units shall be the number of condominium units.
(B) The average household size reflects the average for the area based on the latest Federal Census or a census taken by the California Department of Finance pursuant to Government Code section 40200 et seq. (hereinafter collectively referred to as “Census”). .
(C) The dedication of land, or the payment of Quimby Park Ffees, or both, shall not exceed the proportionate amount necessary to provide three (3) acres of park area per 1,000 persons residing within a subdivision, unless the amount of existing neighborhood and community park area, as calculated pursuant to this section, exceeds that limit, in which case the City CouncilRecreation and Parks Commission may adopt the calculated amount as a higher standard not to exceed five acres per 1,000 persons residing within a subdivision.
(D) The park area per 1,000 members of the population of the City shall be derived from the ratio of the amount of neighborhood and community park acreage bears to the total population of the City as shown in the most recent available Census. Federal Census. The amount of neighborhood and community park acreage shall be the actual accessible acreage of these parks within the City limits as shown on its records, plans, recreational element, maps, or reports as of the date of the most recent available CensusFederal Census.
(E) The City Council establishes that these Quimby Park Fees maybe used within a specific subdivision, neighborhood, or to fund regional projects that will benefit the residents for the subdivision from which the Quimby Park Fee was extracted.
(E)F) Only the payment of subdivision in -lieu fee Quimby Park Fee s, as calculated in this chapter, may be required of developments of 50 lots or fewer.
Dedication of land may not be required. Provided however, that , except that when a condominium project, stock cooperative, or community apartment exceeds 50 dwelling units, dedication of land may be required notwithstanding that the number of parcels may be less than 50. However, nothing in this chapter shall prohibit the dedication and acceptance of land for park and recreation purposes in developments of 50 lots or fewer, where the subdivider proposes such dedication voluntarily and the land is acceptable to the City.
(2) The in-lieu feeQuimby Park Fee per acre shall be based on the Citywide average fair market value of land zoned for residential development that would be dedicated.
The value per acre may be amended by resolution of the City Council on the basis of a Citywide appraisal; or by information provided by the Director of Recreation and Formatted: Not Highlight
4 Parks. The value per acre may be amended no more than every 12 months. (Reference: Government Code Section 66477).
(e) Determination of Land or Quimby Park Fee.
(1) Whether the City accepts land dedication, or elects to require the payment of the subdivision in-lieu feeQuimby Park Fee, or a combination of both, shall be determined by consideration of the following:
(A) The policies, objectives, and standards for park and recreation facilities in the City's General Plan;
(B) The topography, geology, and location of and access to land in the subdivision available for dedication;
(C) The size and shape of the subdivision and land available for dedication;
(D) The feasibility of dedication;
(E) The availability of previously-acquired park property; and
(F) The location of existing or proposed park sites and recreation trails.
(2) The determination by the City Council as to whether land shall be dedicated, or the subdivision in -lieu feeQ uimby Park Fee shall be charged, or a combination of both, shall be final and conclusive. (Reference: Government Code Section 66477).
(f) Procedure.
(1) At the time of approval or conditional approval of the official tentative map, the Planning Commission shall determine, based on recommendations from the Director of Recreation and ParksRecre ation and Parks Commission , whether land, subdivision in-lieu feeQuimby Park Fees, or a combination of both, shall be dedicated and/or paid by the subdivider.
(2) The Planning Commission may approve, modify, or disapprove the recommendation of the Director of Recreation and Parks.
(32) The recommendation of the Director of Recreation and Parks Recreation and Parks Commission shall include the following:
(A) The amount of land required, or that the subdivision in-lieu feeQuimby Park Fee be charged instead of the dedication, or that a combination of land and Quimby Park Ffee be required; and
(B) The location of the park land and, where appropriate, the siting and conceptual design of the park facilities thereto, to be dedicated or used in lieu of Quimby Park Ffees; and
(C) The approximate time when the development of the park or recreation 5 Formatted: Not Highlight
facility shall commence in the case of land dedication.
(43) Where dedication is required, the dedication shall be accomplished in accordance with the Subdivision Map Act and this title, and such land shall be conveyed to the City.
(54) Where subdivision in-lieu feeQuimby Park Fees are required, they are due and payable to the City at the time of building permit issuance.
(65) Open space covenants, easements or other appropriate designations for private park or recreational facilities shall be submitted to the City, in a form and type acceptable to the City Attorney and Director of Recreation and Parks, prior to approval of the final or parcel map by the City Council, and shall be recorded as part of the final or parcel map or recorded concurrently as a separate instrument with the final or parcel map.
(g) Private Parks/Open Space Maintained by Others.
(1) If private open space for park and recreational purposes is provided in a proposed development, and such space is to be privately owned and maintained by others, such areas are not entitled to any credit against Quimby Park Fees, unless public access is provided for in perpetuity. If the Director of Recreation and Parks determines that public access is provided for as described below, in perpetuity, such areas may be credited up to 60% If public access is provided in perpetuity, such areas may be credited against not more than 60% of the requirement of dedication and development for park and recreation purposes, as set forth in this chapter, or the payment of the subdivision in -lieu feeQuimby Park Fee thereof, in accordance with Section 11-9.05(f) of this chapter, provided that the following standards are met:
(A) That yards, court areas, required setbacks and other open space areas required to be maintained by the zoning and building provisions of the City's Municipal Code shall not be included in the computation of such private open space; and
(BA) That the ownership and maintenance of the open space is adequately provided for; and
(CB) That the use of the private open space is restricted for park and recreational purposes by recorded easements which run with the land in favor of the existing and future owners of property within the development and the public at-large and which cannot be modified or eliminated without the consent of the City Council; and payment of an amount equal to the initial credit given against
(DC) That the proposed private open space is reasonably adaptable for park and recreational purposes, as determined by the Director of Recreation and Parks, taking into consideration such factors as size, shape, topography, geology, access, and location of the private open space land; and
6 (ED) That facilities proposed for the open space are in substantial accordance with the provisions of the Land Use Element of the City's General Plan and are approved by the Recreation and Parks Commission; and
(FE) That the quality of all elements of recreation improvements shall meet the public playgrounds industry standards and the guidelines of the U.S.
Consumer's Product Safety Commission (CPSC).
(G) Nothing in this chapter shall prevent credit for lands used jointly for flood control as well as recreational purposes except that land inundated in an average annual storm shall not be given credit for recreational purposes.
(2) A minimum of fifteen hundred (1,500) square feet of landscaped space containing recreation facilities may qualify the applicant for credit to a maximum of 60% of the total subdivision in-lieu fee. All recreation facilities shall meet the CPSC Guidelines.
The actual amount of credit will be determined by the estimated value of the land as set forth in Section 11-9.05(d) of this chapter, and the cost estimates of the recreation facilities as approved by the Director of Recreation and Parks. These are calculated and available at the Recreation and Parks Department. All recreation facilities proposed for credit shall be approved by the Director of Recreation and Parks prior to approval of the official tentative map.
(32) Minor deviations from the standards of this section may be approved by the Director of Recreation and Parks, provided the changes are in conformance with the purpose and intent of this chapter.
(43) If a credit is received under this section, further credit may be given under Section 11-9.05(h), but in no case shall the total credit given under Sections 11 -9.05(g) and (h) exceed 6020%.
(54) If a credit is received under this section, no credit shall be available pursuant to Chapter 7 of Title 3 of the Municipal Code (Residential Development Tax), or Section 11-9.05(i) of this chapter. In addition, no credit shall be available pursuant to Municipal Code Section 8-15.19 unless the exemption provisions of Municipal Code Section 8-15.16 apply (AB1600 Growth Mitigation Fee).
(h) Other Credit - No Impact to Recreation or Park Facilities.
(1) There are few new development projects that will not impact the existing park system and recreational services offered by the City; therefor all new development must not only pay into the existing park system, but must also mitigate the impacts of new residential development. If a project can demonstrate that it will not have “any” impacts on the current and future park system and recreational services, the project may petition for a hearing before the Recreation and Park Commission for a reduction in fees; but in no case will the credit exceed 20% of the Quimby Fee.
If an applicant for a proposed residential development can meet a needs test proving that the residences will not impact typical neighborhood recreation and park facilities, 7 the development may be eligible for credit of up to 60% of the required subdivision in-lieu fee. The Recreation and Parks Commission shall determine eligibility for this credit.
(2) If a credit is received under this section, further credit may be given under Section 11-9.05(g), but in no case shall the total credit given under Sections 11 -9.05(g) and (h) exceed 60%.
(3) If a credit is received under this section, no credit shall be available pursuant to Chapter 7 of Title 3 of the Municipal Code (Residential Development Tax), or Section 11-9.05(i) of this chapter. In addition, no credit shall be available pursuant to Municipal Code Section 8-15.19 unless the exemption provisions of Municipal Code Section 8-15.16 apply (AB1600 Growth Mitigation Fee).
(i) Quimby Park Fee Deferments and Reductions.
(1) Deferments. If the Recreation and Parks Commission finds that a project will be built and operated for Lower Income Tenants, as defined by the latest United States Housing and Urban Development Department figures for the Santa Maria area, the payment of the subdivision in-lieu feeQuimby Park Fee may be deferred according to the following:
(A) One half of the fee amount shall be paid on or before one year fromprior to the issuance of building permits the date the City , and final payment of the second half of the fee shall be paid before the issuance of issues the last Certificate of Occupancy for the project, with the remainder of the fee due on or before one year thereafter together with interest based on the average interest rate of the Local Agency Investment Fund for the 12 month period (last four statements) ending 30 days prior to the date payment is due. An agreement and note secured by a Deed of Trust in a form acceptable to the City Attorney shall be entered into between the City and the subdivider.
Approval of the fee deferment shall be through a resolution adopted by the Recreation and Parks Commission.
(2) Reductions. If the City Council finds that a project will be built and operated for senior citizens, the City Council may, by resolution, approve a credit to a maximum of 60% of the total subdivision in-lieu fee. If the project does not remain as a seniors only project, the remainder of the subdivision in -lieu fee shall be paid. If a reduction is received under this section, no credits or reductions shall be available pursuant to Chapter 7 of Title 3 of the Municipal Code, or Sections 11-9.05(g) and 11-9.05(h) of this chapter. In addition, no credit shall be available pursuant to Municipal Code Section 8-15.19 unless the exemption provisions of Municipal Code Section 8-15.16 apply.
(3) Senior Conversions. If the City Council finds that a project that converts existing facilities to senior housing will provide on-site recreational facilities, the City Council may, by resolution, waive up to 100% of the subdivision inlieu fee. The waiver of all 8 or a portion of the fee will be determined by the Director of Recreation and Parks based on the estimated cost of the on -site recreation facilities. If a reduction is received under this section, no credits or reductions shall be available pursuant to Chapter 7 of Title 3 of the Municipal Code, or Sections 11-9.05(g), 11-9.05(h), or 11-
9.05(i)(2) of this chapter. In addition, no credit shall be available pursuant to Municipal Code Section 8-15.19 unless the exemption provisions of Municipal Code Section 8-
15.16 apply.
SECTION 3. This Ordinance has been reviewed for compliance with the California Environmental Quality Act (CEQA), and the CEQA guidelines, and the City’s environmental procedures, and has been found to be exempt pursuant to Section 15601(b)(3) (general rule) of the CEQA Guidelines, because the City Council hereby finds with certainty that there is no possibility the passage of this Ordinance amending the zoning code will have a significant effect on the environment.
SECTION 4. If any part or provision of this chapter, or the application thereof to any person or circumstance, is held invalid, the remainder of the chapter, including the application of that part or provision to other persons or circumstances, shall not be affected thereby and shall continue in full force and effect. To this end, the provisions of this ordinance are severable.
SECTION 5. This Ordinance shall be in full force and effect 30 days after its passage.
Within 15 days following its passage, the City Clerk shall cause this Ordinance to be published in a newspaper of general circulation in accordance with State Law; or when deemed necessary due to the length or complexity of the Ordinance, cause a summary of the Ordinance to be prepared and published at least five days prior to the City Council meeting at which the proposed Ordinance is to be adopted. If a summary is published at least five days prior to the City Council meeting at which the proposed Ordinance is to be adopted, then within 15 days after adoption of the Ordinance the City Clerk shall publish a summary of the Ordinance with the names of those City Council Members voting for and against the Ordinance and shall post a certified copy of the full text of such adopted Ordinance along with the names of those City Council Members voting for and against the Ordinance.
SECTION 6. The Chief Deputy City Clerk is hereby authorized to make minor changes herein to address clerical errors, so long as substantial conformance of the intent of this document is maintained. In doing so, the Chief Deputy City Clerk shall consult with the City Manager and City Attorney concerning any changes deemed necessary.
INTRODUCED at a regular meeting of the City Council held the day of , 2025 and PASSED AND ADOPTED the day of , 2025 by the following roll call vote:
AYES:
NOES:
9 Formatted: Line spacing: Multiple 1.08 li
ABSENT:
ABSTAINED:
ATTEST:
Rhonda M. White, CMCDonna Schwartz
Chief Deputy City Clerk
Alice M. Patino
Mayor
APPROVED AS TO FORM:
City Attorney
APPROVED AS TO CONTENT:
Department Director
City Manager