HomeMy WebLinkAboutMinutes Capital Improvement Advisory Committee - 04/18/2024
MINUTES - REGULAR MEETING
CAPITAL IMPROVEMENTS ADVISORY COMMITTEE
CITY OF CORPUS CHRISTI
TH
CITY HALL, 6 FLOOR CONFERENCE ROOM
1201 LEOPARD STREET
THURSDAY, APRIL 18, 2024
11:30 A.M.
COMMITTEE MEMBERS: COMMITTEE MEMBERS:
Moses Mostaghasi-Chairman Alex Harris
Coretta Graham-Vice Chairman JJ Hart
Tricia Aitken Eli McKay
Bart Braselton Ramiro Munoz
Rudy Garza Jr. Melody Nixon-Bice
Hailey Gonzalez Chad Skrobarczyk
Jonathan Gonzalez Trey Summers
Velda Tamez
I. Call to Order/Roll Call:
The meeting was called to order by Chairman Mostaghasi at 11:58 am and a quorum was established to
conduct the meeting with Vice Chairman Graham absent (arrived at 12:05 pm).
II. Public Comment: Chairman Mostaghasi opened public comments.
David Loeb, 3833 S. Staples, Ste. 116, spoke about his opposition to charging an impact fee to people
redeveloping a property that already has its infrastructure in place, and to exempt redevelopment but
monitor changes; and provided charts and photographs to support the comments.
Michael Miller, 51 Camden Place, stated he is conflicted about impact fees along with the relatively flat
population growth and constant expansion. Corpus Christi is nowhere near as dense as it should be. A
city with a small population and coverage of a large area has costly challenges; with rising property taxes
and cost of public safety. The cost of development will be on the developer and the buyers of the homes.
We need proper projects and value added in the Master Plans.
Seeing no one else to speak, Chairman Mostaghasi closed public comments.
III. Approval of Minutes: March 28, 2024.
A motion was made by Vice Chairman Graham to approve the minutes and seconded by member Hart.
The Vote: All Aye. The motion passed.
IV. Approval of Absences: March 28, 2024: None.
V. Discussion and possible action:
Chairman Mostaghasi rearranged the order of the agenda: #7 as item one, #1 as item 2, #2 through 6 as
one item with discussion after the presentation.
1. Discussion of previously submitted CIAC questions regarding proposed impact fees.
2. Recommendation on proposed Stormwater Impact Fees.
3. Recommendation on proposed Wastewater Impact Fees.
4. Recommendation on proposed Water Impact Fees.
5. Recommendation on proposed Roadway Impact Fees.
6. Recommendation on amendments to Stormwater, Wastewater, Water, and RoadwayCapital
Improvement Plans to implement CIAC Impact Fee recommendations.
7. Discussion of future policies and procedures for Impact Fee Implementation.
Cara Tackett presented the following:
-Discussion of previously submitted CIAC questions
-Discussion of future policies and procedures for Impact Fee implementation
-Water, Wastewater, Stormwater and Roadway Impact Fees are governed by Chapter 395 of the Texas
Local government Code
-Chapter 395 defines an impact fee as “a charge or assessment imposed by a political subdivision
against new development in order to generate revenue for funding or recouping the costs of capital
improvements or facility expansions necessitated by and attributable to the new development”
-One-time payment levied on new or expanded development for some share of its capital costs being
placed on the utility or roadway system.
-Intended to mitigate rate impacts arising from the capital cost of new development and help make
growth pay for itself
-Service Units are defined using a typical single-family residential home as the common base
measurement for all categories of impact fees
-The standard term utilized is Equivalent Residential Unit (ERU), convert an ERU to other land uses,
utilizing industry standard process per category (water utilize meter size), for some categories, the
measurement for one ERU is converted to the most appropriate metric
-City will develop draft policies and procedures after adoption of Impact Fees.
-CIAC Chair to form a sub-committee consisting of existing CIAC members for policy development.
Draft policies and procedures will be brought to CIAC sub-committee every other month for input,
consideration, and recommendation
-CIAC will hold bi-annual meetings (or modified as recommended by Chair and sub-committee) with city
to update on status of implementation policies and procedures
-If any revisions to Impact Fees are proposed, CIAC will be involved in same manner as original
process, including review and recommendation required prior to going to City Council
-City will not be setting aside “seed money.” City’s share of project costs to come from existing revenue
sources until such time as funds become available from impact fees; there is no “seed money” planned
-The city will develop draft policies and procedures and bring to CIAC sub-committee for input and
recommendations.
-CIAC sub-committee meetings will be public meetings. In addition, the city intends to also conduct
stakeholder updates such as through the Development Process Task Force meetings and other similar
events
-City staff will provide a briefing to City Council once CIAC sub-committee has approved. Policies will
not be altered by city staff without CIAC sub-committee approval and involvement-Stormwater Utility
Fee is assessed for existing impervious cover and is used to fund stormwater maintenance programs.
The stormwater impact fee is assessed only on NEW DEVELOPMENT and goes towards future/new
improvements to address growth
-The Impact Fee calculation process outlined under Chapter 395 requires showing that you have
identified the impact and apportioned that impact to different service areas and uses. Saying a single-
family home and a large retail box site had the exact same fee implies they have the same impact, and
is not aligned with the intent of Chapter 395
-The political subdivision shall assess the impact fees before or at the time of recordation of a
subdivision plat; shall collect fees at the time the political subdivision issues a building permit; outside
the corporate boundaries of a municipality, the municipality shall collect the fees at the time an
application for an individual meter connection to the municipality’s water or wastewater is filed; or if a
building permit cannot be issued in the area where the impact fee applies shall collect fees at the time
and an application is filed for an individual meter connection to the political subdivision’s water or
wastewater system.
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-For land onwhich new development occurs or is proposed to occur without platting, the political
subdivision may assess the impact fees at any time during the development and building process and
may collect the fees at either the time of recordation of the subdivision plat or connection to the political
subdivision’s water or sewer system or at the time the political subdivision issues either the building
permit or the certificate of occupancy.
Discussion was held regarding all impact fees during the question/answer portion of the meeting
regarding:
-polices need to be in place; waivers, developer agreements, etc.; CIAC will be engaged in the process
of developing the policies; council will be briefed on the policies for approval
-why aren’t impact fees in the UDC: it can be in the UDC; it’s a slower process through the Planning
Commission but it will be in the city code
-will we have the ability to use credits in other areas than collected in: yes, Chapter 395 does not
address credits
-why do we keep projects in the Master Plan when we know it will not happen; the Master Plan based
on existing land use maps and plans, there will be projects that no one said to take out; can the Master
Plan be modified to remove these projects
-The Master Plan is a living document and can be adjusted
-what is the timeline for the Master Plans to be revised
-Trust Funds cannot be transferred to Impact Fees
-is there a way to exclude using a warehouse for units and assess later; depends if council states the
exclusion in the ordinance
-There is a push to amend the Master Plan along with polices to be created; there are a lot of questions
that are unanswered and makes it hard to vote and explain to customers; premature to make a
recommendation to Council without polices in place
Chairman Mostaghasi stated the following:
-Chairman stated he is appreciative of all the time and work the committee, Planning Commission,
Council members, and Pape-Dawson have done throughout this entire process
-The city has small box stores, not many big box stores
-Chairman gave the alternate suggestions to staff
-Corpus Christi didn’t used to have Master Plans, we have spent more than $5 million dollars, and we
want to amend and create something better
-We want to make sure Council understands and makes the best decision; there is a lot of staff work to
be done, a lot of dollars invested; a lot of staff work
-Need to know how things will be amended; we don’t have that today
-Need to know about exemptions; if Master Plans are altered, will the maximum Impact Fee be altered;
committee does not have to start from scratch
-Big Box can afford to lose, most Corpus businesses cannot
-IDM is confusing
-Any member who would like to be on the Sub-committee can be
-Trust Fund should not be dissolved because of grandfathering
-Impact Fees, if approved, will not go into effect until October 2025
-$100 per lot; $0 for commercial
-Wastewater Impact Fees: every rate payer in the city pays for sewer; dollars should be put into
infrastructure and not treatment side (option 2 on Wastewater)
-The Trust Fund doesn’t cover treatment, it can only cover infrastructure
Deputy City Attorney Buck Brice stated: Chapter 395 authorizes water and wastewater Trust Funds.
-Chairman discussed stormwater fees; changes in design and infrastructure
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-For Wastewater Impact Fees, every rate payer in the city pays for treatment, we have six treatment
plants; suggests one service area; Option #2 for Wastewater
-Water: Option #7 to support desalination and find the best sources for the best prices
-For Transportation, recommend $0
-Trust Funds need to be raised if Impact Fees are not implemented
Al Raymond, Director of Development Services, stated they have been listening to members regarding
policies and procedures that are not in place. Staff will continue to work diligently on this issue. There is
no issue of putting in CIAC’s recommendations. Assessing Impact Fees are tentatively scheduled for
October 2025.
Chairman Mostaghasi asked for a motion on items 2, 3, 4, 5, and 6.
Member Munoz made a motion to accept Pape-Dawson’s recommendation to assess Stormwater as
Option #6, include commercial, Wastewater, Option #2, Water, Option #7, Transportation, Option C;
($0), seconded by Vice Chairman Graham. (Items 2, 3,4, and 5)
Discussion: a member stated that we could end up with three or four proposals. CIAC members had an
opportunity to review recommendations prior to this meeting; does the committee need to review and
choose between different options; discuss what everyone wants.
Cara Tackett reviewed each option in detail.
Discussion was held regarding amendments to the Master Plan, CIP’s, and reconsidering fees.
Member Munoz amended his motion to exempt/waive redevelopment providing infrastructure fees do
not increase, seconded by Vice Chairman Graham.
Deputy Attorney Brice said the committee will make a recommendation to City Council.
Member Munoz amended his motion to include providing the city 18 months to get polices in line,
otherwise rescind their recommendation. Seconded by Vice Chairman Graham.
Member Munoz amended his motion to include providing the city 18 months to get policies in line,
otherwise delay their recommendation. Seconded by Vice Chairman Graham.
Roadway issues were discussed in detail.
Discussion was held regarding CIAC terms.
Member Munoz amended his motion reduce to a 5% adopted value, seconded by Vice Chairman
Graham.
The Roll Call Vote: Aye: Chairman Mostaghasi, Vice Chairman Graham, Members Aitken, Braselton,
Garza, Haily Gonzalez, Jonathan Gonzalez, Harris, Munoz, Nixon-Bice, Skrobarczyk, Summers, and
Tamez. No: Members Hart and McKay. The motion passed.
Chairman Mostaghasi thanked everyone for their assistance. There is a May 15 Joint Workshop to
discuss Impact Fees with the city council, planning commission, and CIAC members. Chairman
discussed a sub-committee formation.
Vice Chairman Graham made a motion to recommend amendments to Stormwater, Wastewater Water,
and Roadway Capital Improvement Plans to implement CIAC Impact Fee recommendations, seconded
by member Summers. The Vote: All Aye. The motion passed.
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VI.Director’s Report: Engagement for the community will begin next week. Other meetings will be set up
for stakeholders. Director Raymond thanked the members for their service.
VII. Future Agenda Items: Sub-committee formation. (six meetings over the next 12 months with agendas
and staff inclusion).
VIII. Adjournment: There being no further business to discuss, the meeting adjourned at 3:30 pm.
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