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Norco council probes whether sheriff station, land‑value assumptions should be added to impact‑fee study
Summary
Councilmembers questioned whether law‑enforcement facility expansions (not maintenance) could be funded by impact fees and asked staff to update a $142,900/acre land‑value assumption drawn from CoStar; consultant agreed to refresh sales data and revisit project inclusions.
Councilmembers pressed the consultant and staff on two contested inputs to the nexus study: whether law‑enforcement facilities could be included and whether the study's land‑value assumptions remain current. Several members noted the city maintains a substation and is planning lobby improvements that may have an expansion component.
"If it's expanding... I guess the key is if we can demonstrate that you're expanding the capacity," said consultant Carlos Viruel, explaining that maintenance or rehabilitation is not an acceptable use of impact fees but capacity‑increasing projects can be partly funded. Finance staff told council that the current five‑year CIP did not include a law‑enforcement facility need, but the city could add such projects in a later update if council directed.
Councilmember Greg Newton flagged the land‑acquisition figure used in the study ($142,900 per acre) and asked whether staff could provide a more current assumption. Viruel said the figure came from CoStar sales pulled during the study and offered to "roll that average forward" and update the sample if newer sales warranted it. Council asked staff to re‑review the project list and cost estimates so the fee model does not rely on stale or inaccurate figures.
Council direction from the workshop included a follow‑up staff review of CIP projects and cost assumptions and a consultant update to land‑value inputs before the near‑final study is released for public review.
