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2013/08/27 City Council Resolution 2013-125RESOLUTION NO. 2013 -125 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK AS SUCCESSOR AGENCY TO THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF ROHNERT PARK APPROVING A LONG -RANGE PROPERTY MANAGEMENT PLAN WHEREAS, the Redevelopment Dissolution Law (AB 1x 26, enacted June 28, 2013, as amended by AB 1484, enacted June 26, 2013) provided for creation of the Successor Agency to the Community Development Commission of the City of Rohnert Park ( "Successor Agency ") and required the Successor Agency to expeditiously wind -down the affairs of the former Community Development Commission as directed by the oversight board created pursuant to Section 34179 of the California Health and Safety Code ( "Oversight Board "); and WHEREAS, following the successful completion of certain statutory prerequisites, the Successor Agency received a Finding of Completion from the State of California Department of Finance by letter dated April 26, 2013; and WHEREAS, Health and Safety Code Section 34191.5(b) states that the Successor Agency shall prepare a Long -Range Property Management Plan ( "PMP ") that addresses the disposition and use of the real properties of the former Community Development Commission, which shall be submitted to the Oversight Board and the Department of Finance for approval no later than six months following the issuance to the Successor Agency of the Finding of Completion; and WHEREAS, the Successor Agency has received, reviewed and considered the PMP and finds that the PMP was prepared in accordance with the requirements of Health and Safety Code Section 34191.5. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, AS SUCCESSOR AGENCY TO THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF ROHNERT PARK, DOES HEREBY RESOLVE AS FOLLOWS: Section 1. The Long -Range Property Management Plan attached to the staff report for this Resolution is hereby approved. Section 2. The staff of the Successor Agency is hereby authorized and directed to transmit the approved PMP and this Resolution to the Oversight Board for review and approval in accordance with the requirements of Health and Safety Code Section 34191.5. 2013 -125 DULY AND REGULARLY ADOPTED by the City Council of the City of Rohnert Park this 27t" day of August 2013. CITY OF ROHNERT PARK Pam Stafford, Mayor AHANOTU:- 9Hp, _BELFORTE: yV- MACKENZIE: NIS CALLINAN: N0 STAFFORD: A S AYES: ( 4 ) NOES: ( I ) ABSENT: ( (j ) ABSTAIN: ( O ) 2013 -125 EXHIBIT A LONG -RANGE PROPERTY MANAGEMENT PLAN CITY Of LONG -RANGE PROPERTY MANAGEMENT PLAN This page left intentionally blank. Table of Contents I. Plan Basics II. Structuring Transactions & Developing Opportunities III. Dollars & Cents IV. Real Properties V. Permitted Uses & Disposition Overview VI. Why It Makes Sense to Transfer Certain Non - Governmental Properties to the City VII. Why It Makes Sense to Liquidate Certain Non - Governmental Use Properties VIII. The Plan IX. Parcel 1: Rohnert Park Senior Center APN 143 - 051 -061 X. Parcel 2: City Center Parking Lot APN 143 - 051 -076 XI. Parcel 3: Former Veterinary Building APN 143 - 051 -065 XII. Parcel 4: Vacant Lot APN 143 - 051 -066 XIII. Parcel 5: Redwood Drive Parcel North APN 045 - 081 -007 XIV. Parcel 6: Redwood Drive Parcel South APN 045 - 082 -053 XV. Exhibits A — G Page # 1 2 2 3 3 4 4 5 7 11 15 19 23 27 31 -183 This page left intentionally blank. Plan Basics Pursuant to Health and Safety Code ( "H & S Code ") Section 34191.5 (b), Successor Agencies are to prepare a Long -Range Property Management Plan ( "Property Management Plan ") that addresses the disposition and use of the real properties of the former redevelopment agency. Successor agencies are also required to complete a Long -Range Property Management Plan Checklist which is to be forwarded, along with the Property Management Plan, to the Department of Finance (Exhibit A). This Property Management Plan addresses the real properties in the Community Redevelopment Property Trust Fund established pursuant to Health and Safety Code Section 34191.5(a). The Property Management Plan does not contain housing properties of the former redevelopment agency. H & S Code Section 34176 (a) gives the city that authorized creation of a redevelopment agency the option of retaining the redevelopment agency's housing assets and functions. On January 10, 2012, the City Council of the City of Rohnert Park elected to retain the housing assets and functions previously held and performed by the Community Development Commission ( "CDC "). The Property Management Plan must be submitted to the oversight board and the Department of Finance for approval no later than six months following the issuance of a Finding of Completion. The Finding of Completion for the City of Rohnert Park Successor Agency was issued April 26, 2013 (Exhibit B — Finding of Completion). Accordingly, the Property Management Plan must be submitted on or before October 25, 2013. The Property Management Plan must contain two primary elements for each property (H & S Code §34191.5 (c)): 1) A detailed inventory addressing specified aspects of each property. 2) A plan that addresses the proposed use or disposition of each property within four (4) basic use /disposition categories. Permitted uses /disposition of successor agency real property under a Property Management Plan (H & S Code § 34291.5) include: Plan Category Use /Disposition Purpose of Property Propertv Transferee Governmental Governmental Use in Accordance with Section 34181 (a) Appropriate Public hiricdirtinn Other Liquidation Distribution of sales proceeds as property taxes q to affected taxing entities Approved purchaser LRPMP Page 1 Structuring Transactions & Developing Opportunities There are a number of options available to Successor Agencies for real property liquidation under AB 1484, these include: ➢ Auction ➢ Traditional brokered sale ➢ Negotiated Sale ➢ Conditioned Sale (Essentially DDA) In determining which liquidation option to use for achieving the highest price, and ensuring that the buyer's interest /intent and agency goals are aligned, the Successor Agency has considered where each property falls within three (3) basic property classifications. The classifications are: "A" Properties • Strategic Properties for economic development • Entitlement conditions /status a factor • Highest & Best Use vs. Price "B" Properties • Properties with encumbrances, Conditions of Approval, need zoning • Market & zoning /Conditions of Approval will impact value and terms of sale "C" Properties • Less saleable properties: easements, remnant parcels, covenants, air space rights, transferable Floor Area Ratios ( "FARs ") • Specialized campaign or approach to disposition (e.g., adjacent owners, unique conditions) Dollars & Cents The Successor Agency has also considered strategies that increase the likelihood that the property liquidations will result in a tax generating project. Sources of tax revenues include: • Property tax • Sales tax • Transient Occupancy Tax LRPMP Page 2 Real Properties The Property Management Plan comprises the following six (6) real properties: Rohnert Park Senior Center 4. Vacant lot APN 143 - 051 -061 Site address: 415 City Center Drive Site address: 100 Enterprise Drive APN 143 - 051 -066 2. City Center Parking Lot 5. Redwood Drive North No site address No site address APN 143 -051 -076 APN 045 - 081 -007 3. Former veterinary building 6. Redwood Drive South Site Address: 6230 State Farm Drive No site address APN 143 - 051 -065 APN 045 - 082 -053 Permitted Uses & Disposition Overview Enforceable Obligation: At dissolution, the former redevelopment agency did not have any enforceable obligations for development or sale of the properties in this plan. Governmental Purpose Properties: In accordance with H & S Code Section 34181 (a), the oversight board may direct the successor agency to transfer ownership of those assets that were constructed and used for a governmental purpose, such as roads, school buildings, parks, police and fire stations, libraries, and local agency administrative buildings, to the appropriate public jurisdiction pursuant to any existing agreements relating to the construction or use of such as asset. Properties shall not, however, be transferred to a successor agency, city, county, or city and county, unless the long -range property management plan has been approved by the oversight board and the Department of Finance (H & S Code Section 34179.5 (c)(5)(C)). The City of Rohnert Park and its former redevelopment agency entered into a Project Payment Agreement to facilitate the installation and construction of buildings, facilities, structures and other improvements either within or without the boundaries of the redevelopment project area including (Exhibit C — Project Payment Agreement and related resolutions). Two (2) of the properties listed above (i.e., Rohnert Park Senior Center, City Center Parking Lot) were constructed and are used for governmental purposes. LRPMP Page 3 Approved Redevelopment Plan Project: In 2002, the City of Rohnert Park adopted the Rohnert Park City Center Concept Plan ( "Plan "). The plan establishes a vision for development of the City Center. The vision for the City Center is to create a central focal point in the City as an active and vital public place for people to gather, celebrate and hold special events (Exhibit D — Rohnert Park City Center Concept Plan). The City Center is in the redevelopment project area. Under the "Property Acquisition Program ", as defined in the Community Development Commission ( "CDC') Five Year Implementation Plan for Fiscal Years 2009 -10 through 2013 -14, the CDC purchased two parcels in the City Center for the purpose of facilitating redevelopment in the City Center (Exhibit E — Five Year Implementation Plan for Fiscal Years 2009 -10 through 2013 -14). The Successor Agency is recommending that the two parcels be transferred to the City. The City would then sell the properties to a developer with restrictions that ensure development consistent with the City Center Concept Plan. An agreement with affected taxing entities may be required, and the use of any sales proceeds will be determined in accordance with federal tax law and AB 1484. Liquidation of Properties: The Successor Agency is recommending that two "non- governmental" properties, parcels 5 and 6, be liquidated since the properties cannot be independently developed and only have value to adjacent developers. Why It Makes Sense to Transfer Certain Non - Governmental Properties to the City ❖ Can sell to developer with restrictions that ensure development consistent with City Center Concept Plan and Priority Development Area Plan. ❖ If the properties are put to a private business use, City could receive ... • Sales tax • Property tax o Transient occupancy tax ( "TOT ") Why It Makes Sense to Liquidate Certain Non - Governmental Use Properties ❖ Irregular shaped /small parcels are costly to improve, expensive to maintain, and not readily marketable. No direct revenue generating end use. May be leveraged to (a) provide access to Redwood Drive from adjacent development; and (b) generate property tax revenues. LRPMP Page 4 The Plan This plan addresses each of the six (6) real properties owned by the former Community Development Commission. As stated under "Plan Basics" the plan comprises two elements for each parcel: 1) A detailed inventory addressing specified aspects of each property. 2) A plan that addresses the proposed use or disposition of each property within four (4) basic use /disposition categories. The plan will first consider the two (2) government purpose properties. 1. Rohnert Park Senior Center APN 143 - 051 -061 Site address: 100 Enterprise Drive 2. City Center Parking Lot No site address APN 143 - 051 -076 It will then look at the remaining four (4) properties which were acquired for the purpose of promoting redevelopment. 3. Former veterinary building Site Address: 6230 State Farm Drive APN 143 - 051 -065 4. Vacant lot Site address: 415 City Center Drive APN 143 - 051 -066 5. Redwood Drive North No site address APN 045 -081 -007 6. Redwood Drive South No site address APN 045 - 082 -053 LRPMP Page 5 This page left intentionally blank. LRPMP Page 6 Parcel 1 Rohnert Park Senior Center Site address: 100 Enterprise Drive LRPMP Page 7 APN M 143 - 051 -061 Address: 100 Enterprise Drive Property type: Public Building Lot Size: 64,033 square feet Current Zoning: Public Institutional Permissible use: Governmental Use Permissible use detail: Serves as City's Senior Center and Information Technology Division offices. Both staff and equipment are located at this site. Acquisition date: 6/30/1989 Value at time of purchase: $851,620 (Purchased with low /moderate income housing funds) Estimated current value: $851,620 Value basis: Book Value LRPMP Page 8 Date of estimated current value: as of 6/30/13 Proposed sale value: N/A Proposed sale date: N/A Purpose for which property was acquired: The CDC acquired the property for the purpose of constructing a Senior Center. The acquisition and construction of the Senior Center was contemplated in the Redevelopment Plan that was adopted on 7/14/1987. Estimate of current parcel value: $1,021,944. It is estimated that the value of this parcel has appreciated by 20% since it was acquired by the CDC. Factors such as historical and current sales prices, as well as the effects of the economic downturn, were considered. The property appreciation estimate was provided by a real estate broker with over 28 years of experience selling properties in Sonoma County. Estimate of income /revenue: A portion of the building (approximately 2,500 square feet) is leased to Old Adobe Developmental Services ( "OADS "), a 501(c)(3) non - profit corporation. The monthly lease payment is $2,111. The recipient of annual revenues from this lease, totaling $25,332, is the City of Rohnert Park. The term of the lease is five (5) years commencing on September 1, 2010 and expiring on September 1, 2015. Contractual requirements for use of income /revenue: N/A History of environmental contamination, studies and /or remediation, and designation as a Brownfield site: None. Description of property's potential for transit oriented development: N /A Advancement of planning objectives of the successor agency: Currently meets objectives operating as a senior center. History of previous development proposals and activity: N/A PROPERTY DISPOSITION PLAN The Redevelopment Plan for the City of Rohnert Park Community Development Commission ( "CDC ") envisioned the construction of a senior center. On December 13, 1988, the CDC adopted Resolution No. 88 -14, authorizing the Executive Director to execute a Certificate of Acceptance of Deed and to disburse funds for acquisition of the site that would become home to Rohnert Park's Senior Center. The Senior Center is ideally situated next to a number of large multi - family complexes that cater to seniors. It is also conveniently located next to a number of shopping centers and a bus line that serves Rohnert Park, Sonoma County and other destinations throughout Northern California. The Rohnert Park Senior Center reaches over 35,000 seniors annually and as many as 500 seniors per day through its various programs. The type of classes and programs offered are as varied and diverse as the seniors LRPMP Page 9 that attend them. The following is a partial list of classes, programs and activities offered at the Senior Center: • Aerobics exercises, Tai Chi and Ping Pong • Country & western line dancing, both beginner and intermediate • Zumba fitness classes for seniors ( "Zumba Gold ") • Bridge, Mahjong, scrabble and pool • Arts and crafts classes • Book clubs When physical and cognitive impairments prevent older adults from driving or using public transportation the City's Senior Transportation Program gives them a reliable option. The Senior Center provides door -to -door transportation for seniors residing in Rohnert Park, Cotati, and Penngrove on Mondays, Tuesdays, Wednesdays and Fridays for medical appointments, grocery shopping, banking, or other personal needs. On Thursday mornings, seniors are transported to Santa Rosa for medical, DMV or Social Security only. If this site does not remain a senior center, the 35,000 seniors who currently utilize the facility will be displaced and will no longer have access to the classes, programs and other essential services that they enjoy today. Many seniors' health and welfare would be impacted by the absence of the transportation services and the delicious and healthy meals that are provided by the Council on Aging of Sonoma County. Recommendation: Continued use of site as City's Senior Center. LRPMP Page 10 N=- m City Center Parking Lot No site address APN 143 - 051 -076 LRPMP Page 11 I IM Is APN #: 143 - 051 -076 Address: City Center Drive Property type: Parking Lot Lot Size: 99,752 square feet Current Zoning: Mixed use Permissible use: Governmental Use Permissible use detail: Identified in approved Redevelopment Plan (i.e., Property Acquisition Program) and City Center Concept Plan. This site is also part of a 282 -acre Priority Development Area (PDA) for which the City has received a grant award for the purpose of moving forward with formal adoption of a PDA Plan. Acquisition date: 6/30/2009 Value at time of purchase: $3,001,063 (Purchased with Tax Allocation Bonds, Series 2007R) Estimated current value: $3,001,063 Value basis: Book Value Date of estimated current value: as of 6/30/13 LRPMP Page 12 Proposed sale value: N/A Proposed sale date: N/A Purpose for which property was acquired: To facilitate redevelopment of properties adjacent to parking lot. Adjacent properties would be developed as mixed use project in keeping with the direction provided by the City Center Concept Plan. Estimate of current parcel value: $1.5 million to $1.7 million (based on $15 to $17 per square foot). The land value estimate was derived from informal discussions with real property professionals. Estimate of income /revenue: N/A Federal tax law requirements for use of income /revenue: Tax Allocation Bonds Series 2007R establishes certain covenants with the bondholders for the use of the proceeds. Use of sales proceeds will be determined in accordance with federal tax law and AB 1484. History of environmental contamination, studies and /or remediation, and designation as a brownfield site: N/A Description of property's potential for transit oriented development: Does not adjoin the Northwest Pacific Railroad line. Transit - oriented development is not feasible at this location. Advancement of planning objectives of the successor agency: Currently meets objectives operating as a public parking lot serving government buildings. History of previous development proposals and activity: N/A PROPERTY DISPOSITION PLAN This site is a City- maintained parking lot with ingress /egress driveways and travel lanes, lighting and appurtenant landscaping. The property comprises a basically rectangular generally level parcel located in the east central portion of the City of Rohnert Park, with ±260 I/f of frontage on City Center Drive and ±280 I/f of frontage on Rohnert Park Expressway. The City Center does not have a downtown; therefore, the parking lot serves as the central community gathering place; a place where people come to enjoy cultural, recreational, business and civic functions. It is home to one of the most successful farmer's markets in Sonoma County. Over 1,000 visitors and more than 60 vendors attend the weekly farmers market that is held from June through August of each year. The site provides parking for visitor's to the Rohnert Park — Cotati Regional Library, the City of LRPMP Page 13 Rohnert Park Public Safety Department and the Rohnert Park City Center Plaza. It will also provide parking for the future mixed use development of two adjoining parcels (APNs 143 - 051 -065 and 143 - 051 -066). With the exception of this parking lot, there is no off - street parking in close proximity and available on- street parking is limited and insufficient to meet basic parking requirements for visitors to these locations. The City of Rohnert Park Public Safety Department utilizes the City Center Parking Lot to accommodate parking overflow on training days when all City of Rohnert Park Public Safety personnel are present. The parking lot is also utilized by outside agencies (police /fire) who participate in joint training exercises with City Public Safety personnel or who utilize Rohnert Park's facilities for their own dedicated off -site training. PROPOSER PRIORITY UVELOPMEW AREA The property is located within a 282 -acre Priority Development Area (PDA). The area is already Rohnert Park's transit hub, with four (4) Golden Gate Transit commuter and intercity routes, three (3) Sonoma County Transit intercity routes, and three (3) Sonoma County Transit city routes serving the area. Existing on- and off - street bicycle facilities provide non - motorized transportation options. The future multi -use path along the SMART rail and the siting of the Rohnert Park SMART station adjoining the former State Farm Insurance site has many of the elements for intermodal access to employment, housing and amenities that characterize the type of development that the Metropolitan Transportation Commission ( "MTC ") and Association of Bay Area Governments ( "ABAG ") wishes to encourage through Priority Development Areas. On June 13, 2012, the MTC Board formally recognized the proposed Priority Development Area and awarded the City a $448,000 grant to develop a formal PDA Plan. An appraisal of the property was done in June 2007. It concluded that the highest and best use of the property, as improved, is continued interim use as City - parking lot until such time as development or partial development pursuant to City of Rohnert Park zoning and land use policies is warranted. Recommendation: Continued use of site as a community gathering area and City- maintained parking lot. LRPMP Page 14 Parcel 3 Former Veterinary Building Site Address: 6230 State Farm Drive 1911110 �IZ:'•' LRPMP Page 15 Property Inventory Data APN #: 143 - 051 -065 Address: 6230 State Farm Drive (Corner of State Farm Drive and City Center Drive) Property type: Commercial Lot Size: 15,100 square feet Current Zoning: Mixed use Permissible use: Future Development Permissible use detail: Identified in approved Redevelopment Plan (i.e., Property Acquisition Program) and City Center Concept Plan. This site is also part of a 282 -acre Priority Development Area (PDA) for which the City has received a grant award for the purpose of moving forward with formal adoption of a PDA Plan. Acquisition date: 11/16/2007 Value at time of purchase: $1,105,357 (Purchased with Tax Allocation Bonds, Series 2007R) Estimated current value: $1,105,357 Value basis: Book Value Date of estimated current value: 6/30/13 LRPMP Page 16 Proposed sale value: $550,000 Proposed sale date: FY 2013/14 Purpose for which property was acquired: To facilitate redevelopment of the property and develop a mixed use project that would be in keeping with the direction provided by the City Center Concept Plan. Estimate of current parcel value: $500,000 (inclusive of APN 143 - 051 -066) Probable sales price. Estimate of income /revenue: $500,000 less seller's fees. Federal tax law requirements for use of income /revenue: Tax Allocation Bonds Series 2007R establishes certain covenants with the bondholders for the use of the proceeds. Use of sales proceeds will be determined in accordance with federal tax law and AB 1484. History of environmental contamination, studies and /or remediation, and designation as a brownfield site: None Description of property's potential for transit oriented development: Does not adjoin the Northwest Pacific Railroad line. Transit - oriented development is not feasible at this location. Advancement of planning objectives of the successor agency: In order to advance the planning objectives of the Successor Agency, this property is recommended for sale. History of previous development proposals and activity: None • ' M 11 [ � [oilti I us] ► I »_1► The property is located in Central Rohnert Park in a transitional commercial /residential and public /institutional neighborhood within the 32 -acre Rohnert Park City Center Concept Plan Area. Newer development includes mixed -use retail /residential, professional office and retail; public use includes linear park, public library, public safety headquarters, public plaza, and public parking lot. The property is improved with an existing one -story Class "D" wood frame medical office building comprising ±2,486 square feet of gross building area, 11 on -site paved parking spaces, appurtenant landscaping and hardscape. Rohnerl I tV 1 x� ' PROPOSED PMORITf DEVELOPMENT AREA n.a.s.ri The property is located within a 282 -acre Priority Development Area (PDA). The area is already Rohnert Park's transit hub, with four (4) Golden Gate Transit commuter and intercity routes, three (3) Sonoma County Transit intercity routes, and three (3) Sonoma County Transit city routes serving the area. Existing on- and off - street bicycle facilities provide non - motorized transportation options. The future multi -use path along the SMART rail and the siting of the Rohnert Park SMART station adjoining the former State Farm Insurance site has many of the elements for intermodal access to employment, housing and amenities that characterize the type of development that the Metropolitan Transportation Commission LRPMP Page 17 ( "MTC ") and Association of Bay Area Governments ( "ABAG ") wishes to encourage through Priority Development Areas. On June 13, 2012, the MTC Board formally recognized the proposed Priority Development Area and awarded the City a $448,000 grant to develop a formal PDA Plan. An appraisal of the property was done in June 2007. It concluded that the highest and best use of the property, as improved, is continuation of the existing use as a veterinary /medical office. At the time of the appraisal, no significant elements of functional or economic obsolescence were noted. However, this is no longer the case. The condition of the property has deteriorated markedly making continued use of the building unfeasible without significant and costly improvements. Pursuant to the Broker Price Opinion dated 7/16/2013 obtained by the City, the "Suggested marketing plan would be to demolish the building on the corner (APN 143 - 051 -065) and market together with the contiguous parcel (APN 143 - 051 -066) to increase the pool of potential purchasers for a larger economically feasible development project" (Exhibit F — Broker Price Opinion). Recommendation: in order to address the obsolescence of this site, maximize its development potential consistent with the City Center Concept Plan and PDA Plan, and its capacity to generate tax revenues, it is recommended that the parcel be transferred to the City. The City would then sell the property to a developer with restrictions that ensure development consistent with the City Center Concept Plan and PDA Plan. An agreement with affected taxing entities may be required, and the use of any sales proceeds will be determined in accordance with federal tax law and AB 1484. LRPMP Page 18 Parcel 4 Vacant Lot Site address: 415 City Center Drive LRPMP Page 19 Property Inventory Data APN #: 143 - 051 -066 Address: 415 City Center Drive Property type: Vacant lot /land Lot Size: 14,345 square feet Current Zoning: Mixed use Permissible use: Future Development Permissible use detail: Identified in approved Redevelopment Plan (i.e., Property Acquisition Program) and City Center Concept Plan. This site is also part of a 282 -acre Priority Development Area (PDA) for which the City has received a grant award for the purpose of moving forward with formal adoption of a PDA Plan. Acquisition date: 12/4/2007 Value at time of purchase: $552,674 (Purchased with Tax Allocation Bonds, Series 2007R) Estimated current value: $552,674 Value basis: Book Value Date of estimated current value: 6/30/13 Proposed sale value: $550,000 LRPMP Page 20 Proposed sale date: FY 2013/14 Purpose for which property was acquired: To facilitate redevelopment of the property and develop a mixed use project that would be in keeping with the direction provided by the City Center Concept Plan. Estimate of current parcel value: $500,000 (inclusive of APN 143 - 051 -065) Probable sales price. Estimate of income /revenue: $500,000 less seller's fees. Federal tax law requirements for use of income /revenue: Tax Allocation Bonds Series 2007R establishes certain covenants with the bondholders for the use of the proceeds. Use of sales proceeds will be determined in accordance with federal tax law and AB 1484. History of environmental contamination, studies and /or remediation, and designation as a brownfield site: None Description of property's potential for transit oriented development: Does not adjoin the Northwest Pacific Railroad line. Transit - oriented development is not feasible at this location. Advancement of planning objectives of the successor agency: In order to advance the planning objectives of the Successor Agency, this property is recommended for sale. History of previous development proposals and activity: None. PROPERTY DISPOSITION PLAN The property is located in Central Rohnert Park in a transitional commercial /residential and public /institutional neighborhood within the 32 -acre Rohnert Park City Center Concept Plan Area. Newer development includes mixed -use retail /residential, professional office and retail; public use includes linear park, public library, public safety headquarters, public plaza, and public parking lot. The property is vacant land with contributory value of existing site improvements. Improvements "as is" include a paved driveway and parking areas comprising approximately ± 4,032 square feet of land area. The parking area is striped for 11 vehicles. The total site area is ±14,345 square feet. •r3c Rohnert T'a ,'k k . ..... .., 6 r PROPOSED PRIORITY DEVELOPMENT AREA nexr�rrr The property is located within a 282 -acre Priority Development Area (PDA). The area is already Rohnert Park's transit hub, with four (4) Golden Gate Transit commuter and intercity routes, three (3) Sonoma County Transit intercity routes, and three (3) Sonoma County Transit city routes serving the area. Existing on- and off - street bicycle facilities provide non - motorized transportation options. The future multi -use path along the SMART rail and the siting of the Rohnert Park SMART station adjoining the former State Farm Insurance site has many of the elements for intermodal access to employment, housing and amenities that characterize the type of development that the Metropolitan Transportation Commission ( "MTC ") and Association of Bay Area Governments ( "ABAG ") wishes to encourage LRPMP Page 21 through Priority Development Areas. On June 13, 2012, the MTC Board formally recognized the proposed Priority Development Area and awarded the City a $448,000 grant to develop a formal PDA Plan. An appraisal of the property was done in June 2007. It concluded that the highest and best use of the property, as improved, is development pursuant to City of Rohnert Park zoning and land use policies and regulations, including the City Center Concept Plan. Pursuant to the Broker Price Opinion dated 7/16/2013 obtained by the City, the "Suggested marketing plan would be to demolish the building on the corner (APN 143 - 051 -065) and market together with the contiguous parcel (APN 143 - 051 -066) to increase the pool of potential purchasers for a larger economically feasible development project" (Exhibit F — Broker Price Opinion). Recommendation: In order to maximize the development potential of the site consistent with the City Center Concept Plan and PDA plan, and its capacity to generate tax revenues, it is recommended that the parcel be transferred to the City. The City would then sell the property to a developer with restrictions that ensure development consistent with the City Center Concept Plan and PDA Plan. An agreement with affected taxing entities may be required, and the use of any sales proceeds will be determined in accordance with federal tax law and AB 1484. LRPMP Page 22 Parcel 5 Redwood Drive Parcel North No site address FAVOI IL X11,603 LRPMP Page 23 PROPERTY INVENTORY DATA APN M 045 - 081 -007 Address: Redwood Drive (North of Wilfred Avenue) Property type: Vacant lot /land Lot Size: 6,875 square feet Current Zoning: Regional commercial Permissible use: Future development Permissible use detail: Identified in approved Redevelopment Plan (i.e., Property Acquisition Program and Economic Development Program.) Acquisition date: 6/30/2010 Value at time of purchase: $137,500 (Purchased with Tax Allocation Bonds, Series 2007R) Estimated current value: $137,500 Value basis: Book Value Date of estimated current value: 6/30/13 Proposed sale value: N/A Proposed sale date: N/A LRPMP Page 24 Purpose for which property was acquired: On June 30, 2010, the CDC acquired two sites (APN 045 - 081 -007 & 045 - 082 -053) to stimulate private investment in the project area and to allow for greater flexibility in negotiating a future agreement for their disposition. The unusual size and irregular shape of these parcels create constraints on the development potential of the sites; however, they do have inherent value to the adjacent land owners because they will provide access to Redwood Drive. Estimate of current parcel value: Nominal. Estimate of income /revenue: Nominal. Federal tax law requirements for use of income /revenue: Tax Allocation Bonds Series 2007R establishes certain covenants with the bondholders for the use of the proceeds. Use of sales proceeds will be determined in accordance with federal tax law and AB 1484. History of environmental contamination, studies and /or remediation, and designation as a Brownfield site: None. Description of property's potential for transit oriented development: None. Advancement of planning objectives of the successor agency: The sale of this parcel will facilitate development on the adjoining parcel. History of previous development proposals and activity: See discussion below under "Property Disposition Plan." PROPERTY DISPOSITION PLAN The property is located in the northwest quadrant of Rohnert Park adjacent to the Wilfred - Dowdell Specific Plan Area. Redwood Drive, in the vicinity of the subject parcels, serves as a freeway frontage road from Rohnert Park's northerly urban boundary to State Highway 116. Highway commercial uses are located along Redwood Drive. The parcel is triangular in shape, 181 feet long and 77 feet wide at the thickest end tapering along its length. Because of its location any structure will need to be set back 30 feet off the roadway and 20 feet on the other two sides. Taking into account the setback, the "buildable area" is a triangle 35 feet long and 16 feet wide at the widest end. This is shown below. 181` 20.1 R00,LVood 4)r. An appraisal of the property was done in May 2009. It concluded that the best and highest use was to combine this parcel with the property immediately to the west. The appraisal noted development of the parcel alone "is LRPMP Page 25 not legally permissible, physically possible or financially feasible." Without incorporation into the adjacent development, the parcel is essentially worthless. The subject property is adjacent to the "Wilfred /Dowdell Specific Plan" that is proposed for commercial development. The parcel is adjacent to a hotel and restaurant development that has gone to Planning Commission and hope to start construction this year. The project includes at least $9,000,000 of improvements, so it will generate over $100,000 per year to be shared by taxing entities. The hotel development plan originally included this triangular property. Since the hotel development needed the property, they were negotiating to acquire it, but were very reluctant to pay a high price. The developer suggested an exchange of property they were dedicating to the City for right of way. Following the passage of AB 1484, the ability to acquire the property and the timing of any acquisition was thrown into doubt. The developer therefore paid to redesign the development to exclude the triangular property in order to avoid delay and risk. On March 9, 2012, the developer provided a planning submittal that completely removed the triangle property from the development; they also asked to be released from any obligation or conditions pursuant to maintenance of the triangular property. Now that the developer has an alternative to acquiring the property, the value of the property in any negotiation is greatly diminished. It is doubtful the developer will agree to anything but a nominal price for the property. This parcel is unimproved. Required public improvements include sidewalks and utilities. Without a sidewalk being installed over at least a portion of the property, the frontage along the west side of Redwood Drive will remain inaccessible to pedestrians and it will not comply with required ADA accessibility standards. People choosing to walk in the street could create both public safety and liability problems. If the property can be incorporated into the development, it will generate property taxes estimated at about $800 per year. The developer will plant and maintain the property and be responsible for the sidewalk. The plantings will enhance the commercial area of the City. If the property is not incorporated into the development, it will remain in the City and the City would retain responsibility for all improvements, the cost of weed control, landscape and sidewalk maintenance; as well as liability for the property. The City is not adequately funded for this expense. Due to the small size, available access and remote location of the property, this parcel is difficult and expensive to maintain. Pursuant to the Broker Price Opinion ( "Opinion ") dated 7/16/2013 obtained by the City, the proposed marketing strategy states that, "Properties may have value and /or utility to contiguous properties as plottage. Under "Comments," the Opinion states that since the properties cannot be independently developed, no estimated marketing time or list price has been suggested. (Exhibit G — Broker Price Opinion). Recommentation: Negotiate a sale of this property to the developers of the Northern Wilfred Dowdell Specific Plan. LRPMP Page 26 Parcel 6 Redwood Drive Parcel South No site address LRPMP Page 27 Property Inventory Data APN M 045 - 082 -053 Address: Redwood Drive (South of Wilfred Avenue) Property type: Vacant lot /land Lot Size: 6,534 square feet Current Zoning: Regional commercial Permissible use: Future development Permissible use detail: Identified in approved Redevelopment Plan (i.e., Property Acquisition Program and Economic Development Program.) Acquisition date: 6/30/2010 Value at time of purchase: $137,463 (Purchased with Tax Allocation Bonds, Series 2007R) Estimated current value: $137,463 Value basis: Book Value Date of estimated current value: 6/30/13 Proposed sale value: N/A Proposed sale date: N/A LRPMP Page 28 Purpose for which property was acquired: On June 30, 2010, the CDC acquired two sites (APN 045 - 082 -053 & 045 - 081 -007) to stimulate private investment in the project area and to allow for greater flexibility in negotiating a future agreement for their disposition. The unusual size and irregular shape of these parcels create constraints on the development potential of the sites; however, they do have inherent value to the adjacent land owners because they will provide access to Redwood Drive. Estimate of current parcel value: Nominal. Estimate of income /revenue: Nominal. Federal tax law requirements for use of income /revenue: Tax Allocation Bonds Series 2007R establishes certain covenants with the bondholders for the use of the proceeds. Use of sales proceeds will be determined in accordance with federal tax law and AB 1484. History of environmental contamination, studies and /or remediation, and designation as a Brownfield site: None. Description of property's potential for transit oriented development: None. Advancement of planning objectives of the successor agency: The sale of this parcel will facilitate development on the adjoining parcel. History of previous development proposals and activity: None. PROPERTY DISPOSITION PLAN The property is located in the northwest quadrant of Rohnert Park adjacent to the Wilfred - Dowdell Specific Plan Area. Redwood Drive, in the vicinity of the subject parcels, serves as a freeway frontage road from Rohnert Park's northerly urban boundary to State Highway 116. Highway commercial uses are located along Redwood Drive. The setback from Redwood Drive is 30', the rear setback is 20'. The property is 66.38 ft. on the south, 262.04 ft. on the South and connected by a curve 273.4 ft. along Redwood Drive. Taking into account the setback, the buildable area" is a triangle 28.5 feet long and 31.7 feet wide at the widest end. This is shown below. LRPMP Page 29 An appraisal of the property was done in May 2009. It concluded that the best and highest use was to combine this parcel with the property immediately to the west. The appraisal noted development of the parcel alone "is not legally permissible, physically possible or financially feasible." Without incorporation into the adjacent development, the parcel is essentially worthless. This parcel is needed for essential public improvements. Required public improvements include sidewalks and utilities. Without a sidewalk being installed over at least a portion of the property, the frontage along the west side of Redwood Drive will remain inaccessible to pedestrians and it will not comply with required ADA accessibility standards. People choosing to walk in the street could create both public safety and liability problems. If the property can be incorporated into adjacent development, it will generate property taxes. The developer will plant and maintain the property and be responsible for the sidewalk. The plantings will enhance the commercial area of the City. If the property is not incorporated into the development, it will remain in the City and the City would retain responsibility for all improvements, the cost of weed control, landscape and sidewalk maintenance; as well as liability for the property. The City is not adequately funded for this expense. Due to the small size, available access and remote location of the property, this parcel is difficult and expensive to maintain. Pursuant to the Broker Price Opinion ( "Opinion ") dated 7/16/2013 obtained by the City, the proposed marketing strategy states that, "Properties may have value and /or utility to contiguous properties as plottage. Under "Comments," the Opinion states that since the properties cannot be independently developed, no estimated marketing time or list price has been suggested. (Exhibit G — Broker Price Opinion). Recommentation: Negotiate a sale of this property with the developers to the west. LRPMP Page 30 Exhibit A Long -Range Property Management Plan Checklist LRPMP Page 31 LONG -RANGE PROPERTY MANAGEMENT PLAN CHECKLIST Instructions: Please use this checklist as a guide to ensure you have completed all the required components of your Long -Range Property Management Plan. Upon completion of your Long -Range Property Management Plan, email a PDF version of this document and your plan to: Redevelopment _Administration @dof.ca.gov The subject line should state "[Agency Name] Long -Range Property Management Plan ". The Department of Finance (Finance) will contact the requesting agency for any additional information that may be necessary during our review of your Long -Range Property Management Plan. Questions related to the Long -Range Property Management Plan process should be directed to (916) 445 -1546 or by email to Redevelopment Administration�dof.ca.gov. Pursuant to Health and Safety Code 34191.5, within six months after receiving a Finding of Completion from Finance, the Successor Agency is required to submit for approval to the Oversight Board and Finance a Long - Range Property Management Plan that addresses the disposition and use of the real properties of the former redevelopment agency. GENERAL INFORMATION: Agency Name: City of Rohnert Park Date Finding of Completion Received: April 26, 2013 Date Oversight Board Approved LRPMP: Long -Range Property Management Plan Requirements For each property the plan includes the date of acquisition, value of property at time of acquisition, and an estimate of the current value. ® Yes ❑ No For each property the plan includes the purpose for which the property was acquired. M Yes ❑ No For each property the plan includes the parcel data, including address, lot size, and current zoning in the former agency redevelopment plan or specific, community, or general plan. ® Yes ❑ No For each property the plan includes an estimate of the current value of the parcel including, if available, any appraisal information. M Yes ❑ No Page 1 of 3 LRPMP Page 32 For each property the plan includes an estimate of any lease, rental, or any other revenues generated by the property, and a description of the contractual requirements for the disposition of those funds. ® Yes ❑ No For each property the plan includes the history of environmental contamination, including designation as a brownfield site, any related environmental studies, and history of any remediation efforts. ® Yes ❑ No For each property the plan includes a description of the property's potential for transit - oriented development and the advancement of the planning objectives of the successor agency. ® Yes ❑ No For each property the plan includes a brief history of previous development proposals and activity, including the rental or lease of the property. ® Yes ❑ No For each property the plan identifies the use or disposition of the property, which could include 1) the retention of the property for governmental use, 2) the retention of the property for future development, 3) the sale of the property, or 4) the use of the property to fulfill an enforceable obligation. �■ The plan separately identifies and list properties dedicated to governmental use purposes and properties retained for purposes of fulfilling an enforceable obligation. ® Yes ❑ No ADDITIONAL INFORMATION • If applicable, please provide any additional pertinent information that we should be aware of during our review of your Long -Range Property Management Plan. Page 2 of 3 LRPMP Page 33 Agency Contact Information Name: Linda T. Babonis Name: Cathy Orme Title: Economic Development Manager Title: Finance Director Phone: (707) 588 -2233 Phone: (707) 585 -6717 Email: Ibabonis @rpcity.org Email: corme @rpcity.org Date: August 27, 2013 Date: August 27, 2013 Department of Finance Locaf Government Unit Use Only DETERMINATION ON LRPMP: ❑; APPROVED ❑ DENIED APPROVED /DENIED BY: DATE: APPROVAL OR DENIAL LETTER PROVIDED: ❑ YES DATE AGENCY NOTIFIED: Form DF -LRPMP (11/15/12) Page 3 of 3 LRPMP Page 34 Exhibit 6 Finding of Completion LRPMP Page 35 e� ANT OF il Ill p DEPARTMENT OF C4.LfFOF2��P l 1 N A N 0. E April 26, 2013 Ms, Cathy Orme, Finance Director City of Rohnert Park 130 Avram Avenue Rohnert Park, CA 94928 Dear Ms. Orme: EDMUND G. BROWN JR, - GOVERNOR 9.1 5 L STREET N SACRAMENTO CA ® 95B 1 4-8706 G WWW.00F.CA,GOV Subject: Request for a Finding of Completion The California Department of Finance (Finance) has completed the Finding of Completion for the City of Rohnert Park Successor Agency. Finance has completed its review of your documentation, which may have included reviewing supporting documentation submitted to substantiate payment or obtaining confirmation from the county auditor- controller. Pursuant to Health and Safety Code (HSC) section 34179.7, we are pleased to inform you that Finance has verified that the Agency has made full payment of the amounts determined. under HSC section 34179.6, subdivisions (d) or (e) and HSC section 34183.5. This letter serves as notification that a Finding of Completion has been granted. The Agency may now do the following: • Place loan agreements between the former redevelopment agency and sponsoring .entity on the ROPS, as an enforceable obligation, provided the oversight board makes a finding that the loan was for legitimate redevelopment purposes per HSC section 34191.4 (b) (1). Loan repayments will be governed by criteria in HSC section 34191.4 (a) (2). • Utilize proceeds derived from bonds issued prior to January 1, 2011 in a manner consistent with the original bond covenants per HSC section 34191.4 (c). Additionally, the Agency is required to submit a Long -Range Property Management Plan to Finance for review and approval, per HSC section 34191.5 (b), within six months from the date of this letter. Please direct inquiries to Andrea Scharffer, Staff Finance Budget Analyst, or Chris Hill, Principal Program Budget Analyst, at (916) 445 -1546. Sincerely, r STEVE SZALAY Local Government Consultant cc: Ms. Linda Babonis, Economic Manager, City of Rohnert Park Mr. Erick Roeser, Property Tax Manager, Sonoma County California State Controller's Office LRPMP Page 36 Exhibit C Project Payment Agreement and Related Resolutions LRPMP Page 37 RONO0001- 17/0242R/nb 07/06/88 RESOLUTION NO. 88 -10 RESOLUTION OF THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK APPROVING THE FINAL FORM OF A CERTAIN PROJECT PAYMENT AGREEMENT AND AUTHORIZING EXECUTION THEREOF WHEREAS, the Community Development Agency of the City of Rohnert Park (the "Agency "), 'is a redevelopment agency, a public body, corporate and politic of the State of California, organized and existing pursuant to the Community Redevelopment. Law (Part 1 of Division 24 (commencing with Section 33000) of the Health and Safety Code of the State of California) (the "Act "); and WHEREAS, the City of Rohnert Park, California (the "City "), a municipal corporation and a general law city, duly created ,and existing pursuant to the Constitution and the laws of the State of California (the "City ") , has previously undertaken actions preparatory to the incurring of certain obligations in connection with certain public improvements (collectively herein, the "Project ") located both within and without the redevelopment project area of the Agency known as the Rohnert Park Redevelopment Project as further described in Exhibit "A" attached hereto; and WHEREAS, pursuant to Section 33445 of the Act, the Agency may, with the consent of the City Council, pay all or a part �A } he costs of the installation and construction of any build:n,a, facility, structure or other improvement which is publicly owned either within or without the boundaries of a redevelopment project area if the City Council determines: (1) that such buildings, facilities, structures or other improvements are of a benefit to the Project Area or the immediate neighborhood in which the project is located, regardless of whether such improvement is within another project area in the case of a project area in which essentially all the land is publicly owned that such improvement is of benefit to an adjacent project area of the Agency, and (2) that no other reasonable means of financing such buildings, facilities, structures or other improvements, are available to the community, and such determination by the Agency and the City Council shall be final and conclusive; and WHEREAS, by adoption of its Resolution No. 87 -12 on July 7, 1987, the Agency has found and determined that the Project is located both within and without the Project Area and benefits the Project Area and benefits other neighborhoods and areas in the City by virtue of the improved community services which shall be provided as a result of said Project and by adoption of its Resolution No. 87 -101 on July 7, 1987, the City Council has found and determined that no other reasonable means of financing the - 1 - LRPMP Page 38 construction of the Project are presently available to the City except as may be provided pursuant to the issuance of tax- exempt obligations of the Agency; and WHEREAS, on June 8, 1988, the Agency issued the $12,000,000 Community Development Agency of the City of Rohnert Park, California, Rohnert Park Redevelopment Project, Tax Allocation Bonds, Issue of 1988 (the "Bonds "); and WHEREAS, the Agency has deemed it desirable to proceed with the construction and installation of the Project pursuant to a Project Payment Agreement by and between the City and the Agency (the "Project Payment Agreement "); and WHEREAS, the Agency proposes to approve the form of the proposed Project Payment Agreement; and WHEREAS, it is ''appropriate at this time for the Agency to make certain findings - and take certain action with respect to the installation and construction of the Project. NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDERED BY THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK AS FOLLOWS: Section 1. The Agency hereby authorizes the form of and approves the execution of the Project Payment Agreement by and between the Agency and the City for the construction and installation of the Project substantially in the form as on file with the Agency Secretary. Section 2. The Agency further authorizes the execution of the final form of such documents when the same shall be presented for execution by the Chairman, the Agency Secretary, or such other appropriate Agency officials, subject to such changes, additions or deletions as may be approved by the Executive Director and recommended by Sabo & Deitsch, a Professional Corporation, as Special Counsel to the Agency. The execution thereof by the Chairman, Agency Secretary, the Executive Director or such other appropriate Agency official shall be deemed to be conclusive as to the approval thereof by and on behalf of the Agency. Section 3. By adoption of its Resolution No. 87 -12 pursuant to Section 33445 of the Act, the Agency has consented and agreed to the payment by the Agency of all or part of the value of costs of the installation and construction of the Project with a portion of the proceeds of the Bonds, future tax - exempt obligations authorized and issued by the Agency and other funds available to the Agency pursuant to the Project Payment Agreement. Section 4. The and directed to cause this Council for consideration that body. Agency Secretary is hereby authorized Resolution to be transmitted to the City Ln connection with appropriate action by - 2 - IRPMP Page 39 adoption. Section 5. This Resolution shall take effect upon ADOPTED AND APPROVED this 12th day o4 July , 1988. urra i. rma t the Community Develop nt Agency of the City of Rohnert Park, California (SEAL) ye "NO, �,zacy 6. T 0.,i ATTEST:A° Secretary of the Commtf_ `jtny d�obd°`' Development Agency of t 01416 of Rohnert Park, California 3 LRPMP Page 40 STATE OF CALIFORNIA ) COUNTY OF SONOMA ) ss. CITY OF ROHNERT PARK I, Lorraine Roberts, Deputy, Secretary of the Community Development Agency of the City of Rohnert Park do hereby certify that the foregoing resolution was regularly introduced and adopted by the Community Development Agency of tb City of ohiert Park at a regular meeting thereof, held on the f� day of , 1988, by the following vote of the Community Develop nt gency of the City of Rohnert Park: AYES: (5) Members Cochran, Eck, Hollingsworth, Lepinski and Hopkins NOES: ( D ) Members None ABSENT: (0) Members None ABSTAIN: (0) Members None IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the Community Development Agency of the City of Rohnert Park this 12th day of _July , 1988. M (SEAL) Secretary of the Development Agen of Rohnert Park C'y 0 F V�� So t) muni"Ly ° Af 4 l i V°' B Qiaaao3o ° LRPMP Page 41 EXHIBIT "A" (Description of Project) All capitalized terms not defined herein shall have the same meaning as in Resolution No. 88 -05 of the Agency, adopted on May 24, 1988, as amended (the "Resolution of Issuance "). 1. Except for the use of certain improvements financed from amounts on deposit in the Low and Moderate Income Housing Account of the Redevelopment Fund, no Private Business Use of the Project other than use of the Project by members of the public generally is expected. 2. The Project consists of the acquisition and /or construction of public improvements as listed in Schedule 1 attached hereto. A - 1 LRPMP Page 42 Schedule 1 1. The Redevelopment Plan contemplates the installation or construction of certain public improvements, structures, facilities and buildings either inside or outside and of benefit to the redevelopment project area of the Agency known as the Rohnert Park Community Development Project (the "Project Area "). Amounts on deposit in the Projects Account of the Redevelopment Fund shall finance the public improvements to be constructed pursuant to the Redevelopment Plan and shall include, but not be limited to, the following: `(a) Public street improvements, including all appurtenances and appurtenant work pertaining or related thereto, and all necessary or required work and attendant facilities, structures and rights --of -way with respect to construction, extension, reconstruction, realignment and improvements including paving, repaving, widening, sidewalks and all curbs, gutters and parkway landscaping, and public street lighting including, without limitation, said improvements in the following areas within the Project Area or outside and of benefit to the Project Area: (i) Construct road from Golf Course Drive adjacent to the freeway right --of -way to South Santa Rosa Avenue. (ii) Extend Rohnert Park Expressway westerly to Stony Point Road, and construct a new two lane road from its present terminus at the Rancho Verde Mobile Home Park to provide a connection to State Route 116. (iii) Develop a community parking lot at the corner of State Farm Avenue and Commerce Boulevard. (iv) Construct new two lane road ( "Seed Farm Drive ") on existing right -of -way connecting Rohnert Park Expressway and Enterprise Drive along extension of State Farm Drive to provide a direct connector to the Expressway. (v) Widen Redwood Drive, Route 101 frontage road, to provide a full four lane facility from Rohnert Park Expressway to Wilfred Avenue. (vi) Purchase right -of -way as the local share of the first phase of a State Highway interchange improvement at State Route 101 and Wilfred Avenue. The purchase of right -of -way is necessary to change the alignment of the frontage road at this interchange. The project is scheduled in conjunction with the improvement of the on and off ramps to the highway. (vii) Installation of twenty traffic signals throughout the development area as per the Rohnert Park signalization plan. A - 2 LRPMP Page 43 (viii) Reconstruct, repave, or patch and seal all streets in the Project Area and any other in the City which provide benefit to the Project Area. (ix) Underground existing overhead utilities within the Project Area. (b) Construction, acquisition, extension of civic improvements and community municipal buildings, appurtenant structures including rights -of -way necessary or convenient Project Area or outside and of benefit to the. following areas: installation and : atilities, including and improvements, therefor within the Project Area in the (i) Construct a new public safety station on City owned land adjacent to existing waste water pumping station on Redwood Drive on the City's westside and/or on City Hall Drive. (ii) Design and construct community theater on City owned property at the Community Center site at the intersection of Rohnert Park Expressway and Snyder Lane. (iii) Construct community swim complex at the Community Center site at Rohnert Park and Snyder Lane. (iv) Develop a neighborhood gym and community use building on Rohnert Park Jr. High School site on property leased from the school district. (v) Construct a parking lot to serve El Colegio Park on Southwest Boulevard. (vi) Renovate Alicia Park lighting. (vii) Construct a new City Hall complex and office building adjacent to Rohnert Park Expressway and City Hall Drive. Objective is to develop private - public partnership in office space development. (viii) Construct community center buildings at three neighborhood parks within the City. (ix) Install field lighting at two City parks, to wit, El Colegio Park, Paul and Gloria Golis Park and another at Grandview Way. (x) Develop Paul and Gloria Golis Park at Grandview Way and Golf Course Drive, and another neighborhood city park on Hudis Street adjacent to Marguerita Hahn School. A - 3 LRPMP Page 44 r (xi) Construct a Senior Center at a location yet to be determined. (xii) Construct a new public safety station on City owned property on Carnation Avenue adjacent to redevelopment area 2. (c) Acquisition, construction, improvement and extension of water mains and storage facilities and the extension and construction of local water lines including, but not limited to, the acquisition of rights -of -way necessary or convenient therefor, to provide water service to the following areas either within the Project Area or outside and of benefit to the Project Area: (i) Construct water main in Hinebaugh Creek from the County aqueduct at railroad to Snyder Lane. (ii) Construct water main in Hinebaugh Creek from the County aqueduct at railroad to Labath Avenue. 2. Amounts on deposit in the Low and Moderate Income Housing Account of the Redevelopment Fund shall be used to assist the development of affordable housing both (i) within the Project Area and (ii) without the Project Area if such development is found to be of benefit to the Project -Area. Assuming that no amounts on deposit in the Escrow Fund are deposited in the Redevelopment Fund, the Agency shall assure that the total cost of the project(s) (i) financed with amounts on deposit in the Low and Moderate Income Housing Account and (ii). put to Private Business Uses shall be limited to five percent (5 %) of [the net proceeds of the Bonds minus the principal amount of the Bonds to be redeemed on December 1, 19911,.; an. amount presently estimated to be $401,000. Assuming that the entire amount on deposit in the Escrow Fund is deposited in the Redevelopment Fund, the Agency shall assure that the total cost of the. project(s).(i) financed with amounts on deposit in the Low and Moderate Income Housing Account and (ii) put to Private Business Uses shall be limited to five percent (5 %) of the Net Proceeds of the Bonds, an. amount presently estimated to be $588,000. Such assistance shall include the following: (a) payment of costs, including, but not limited to, construction costs in connection with increasing and improving. housing; and (b) loans for home improvement costs. A - 4 LRPMP Page 45 RON00001-- 18/0243R/nb 07/06/88 PROJECT PAYMENT AGREEMENT $12,000,000 COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK, CALIFORNIA ROHNERT PARK REDEVELOPMENT PROJECT TAX ALLOCATION BONDS ISSUE OF 1988 This Project Payment Agreement is entered into (12th) day of July 1988, by and between the Communit y Agency of the City of Rohnert Park (the "Agency "), a agency,. being a public body, corporate and politic, d and existing under the laws of the State of California, of Rohnert .Park, California (the "City "), a municipal duly organized and existing under the Constitution an State of California. RECITALS this twelfth Development redevelopment m y organized and the City corporation, d laws of the A. The Agency is a redevelopment agency duly created, established and authorized to transact business and exercise its powers, all under and pursuant to the California Community Redevelopment' Law (Part 1 of Division 24 of the Health and Safety Code of the State of California) (the "Act "). B. A Redevelopment Plan for the redevelopment project area known and designated as the "Rohnert Park Redevelopment Project" (the "Project Area ") has been considered and approved by the City and the Agency. In accordance with and to implement said Redevelopment Plan and for purposes of implementing redevelopment activities of the Agency benefiting the Project Area, the Agency shall enter into this Project Payment Agreement with the City for the construction and installation of certain projects both within and without the Project Area (collectively herein, the "Project "). In order to finance the construction and installation of the Project'; ` the Agency has issued the $12,000,000 Community Development Agency of the City of Rohnert Park, California, Rohnert Park Redevelopment Project, Tax Allocation Bonds, Issue of 1988 (the "Bonds "). C. The Agency and the City Council of the City each have determined by resolution pursuant to Section 33445 of the Health and Safety.Code that the construction of the Project shall be of benefit to the Project Area and is for the purpose of redevelopment and shall be located both within and without the Project Area, the - 1 - LRPMP Page 46 implementation of which is permitted under the circumstances as herein recited. The Agency intends to repay debt service on the Bonds with funds generally available to the Agency or with tax increment revenues of the Agency generally or with tax increment revenues to be received from the Project Area. The Agency and the City have found and determined that there are no other reasonable means of financing the construction of the Project. NOW, THEREFORE, in consideration of the foregoing and the mutual covenants and conditions set forth' herein, the parties hereto agree toas follows: Section 1. Appointment of City. Agency appoints City as!: its agent to carry out all phases of the supervision, construction and acquisition of the Project and City, as agent of Agency, assumes all ,rights, duties,. responsibilities and liabilities of Agency regarding supervision, construction and acquisition of the Project, except as limited herein. Section 2. Authority of Agency. Agency retains authority to approve the means whereby the Project, and all phases thereof, will be accomplished. In that regard, City shall give notice to Agency of its intention to: (a) Enter into any contract or agreement under Section 3(a); (b) Change the Project or any component thereof described in Section 3(b); (c) Supervise construction of the Project and /or purchase or install any personal property therefor as described in Section 3(c); and (d) Approve plans and specifications for the Project and any changes thereto, as described in Section 3(f) hereof. Upon receipt of such notice, the Agency shall have ten (10) business days in which to approve the action to be taken by City as described in the notice, or to request City to furnish copies of the documents referred to in the notice in order that Agency may approve or disapprove in writing such proposed action by City. Failure of Agency to request such documents or approve such action by the City within the ten (10) day period shall be deemed approval of the proposed action. Section 3. Authority of Agent; Construction and Acquisition of Project. (a) Contracts and Payments. City, as agent of Agency, and upon compliance with Section 2, may enter into any purchase order, — 2 — LRPMP Page 47 <�r construction management agreement, architecture or engineering contract or construction contract required for the construction and completion of the Project upon being assured that moneys sufficient for the payment thereof are then with the Agency. The Agency shall pay all amounts due for construction and installation of the Project from the proceeds of the Bonds, future tax - exempt obligations authorized and issued by the Agency and any other funds available to the Agency (b) Project Description. City, as agent of Agency, and upon compliance with Section '2,'shall have the right to make any changes Am the description of the Project or of any component thereof_ whenever City deems such changes to be necessary and appropriate. (c) Supervision of Construction and Installation. City, as agent of Agency, -and upon compliance with Section 2, shall have sole responsibility for and shall supervise construction of the Project and the purchase and installation of any personal property constituting a part of the Project. City shall monitor the performance by any manager and by any construction contractors to the extent City deems appropriate. City shall permit Agency or its assignee to inspect construction at all reasonable times which are deemed appropriate by Agency or its assignee. (d) Enforcement of Contract. Agency assigns to City all rights and powers to enforce in its own name, as agent, or the name of Agency such purchase orders or contracts as are required for construction, purchase and completion of the Project which enforcement may be at law or in equity; provided that the assignment made by Agency shall not prevent Agency or its assignee from asserting such rights and powers in its own behalf. (e) Inspection of Records. Agency shall have the right to inspect periodically the books and records of City relating to construction of the Project and City shall permit Agency to make such inspections at all reasonable times as City shall deem appropriate. (f) Plans and Specifications. City agrees that it will assure that the Project will be acquired, constructed and installed in accordance with final plans and specifications approved by the City. No changes or modifications which required an amendment to a pre- existing building permit shall be made in or to the final plans and specifications unless such changes or modifications are approved in writing by the City. 3 LRPMP Page 48 (g) Prevailing Wades. Each contract entered into between City, as the agent for Agency, and any contractor shall provide that such contractor shall pay not less than the general prevailing rate of wages as determined in accordance with Sections 1770, et se of `the Labor Code. (h) Nondiscrimination. Each contract entered into between ;City, as the agent for Agency, and any contractor shall provide that such contractor shall not discriminate against any other contractor `or any employee or applicant for employment because of the race, religious creed, color, national origin or sex of such person, unless based upon a bona fide occupational qualification. In addition, in determining contractors or in employing persons for the purposes of construction or construction management, City shall not disc riminate on the basis of race, religious creed, color, national origin, or sex of such person, unless based upon a bona fide occupational qualification. (i) Performance Security. Each contractor hired by City, on behalf of Agency, shall be required to provide payment and performance bonds in amounts equal to the maximum price under the contracts. In addition, each contractor shall be required to provide an appropriate bond which guarantees workmanship and materials for a period of one (1) year after completion of the contract. In all such bonds, Agency shall be named as a co- insured party. 4 - LRPMP Page 49 +1 IN WITNESS WHEREOF, the Agency and the City have executed this Agreement as of the date first set forth herein above. CITY OF ROHNERT PARR, CALIFORNIA >' <' Mato r ATTEST Agency Secretary 1Q227R �begbE609110$40'f�� p09 EtiCY 0 Ap t P N .. O J7 (� py��1, , � 1986 d - 5 - LRPMP Page 50 RESOLUTION NO. 87 -12 RON00002- 28 /0061R /kf 06/16/87 RESOLUTION OF THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK, CALIFORNIA ' /APPROVING THE REDEVELOPMENT PLAN FOR THE ROHNERT PARK COMMUNITY DEVELOPMENT PROJECT AND THE REDEVELOPMENT PLAN REPORT; CERTIFYING THE ENVIRONMENTAL IMPACT REPORT FOR THE ROHNERT PARK COMMUNITY DEVELOPMENT PROJECT AND MAKING CERTAIN RECOMMENDATIONS WITH RESPECT TO LOW AND MODERATE INCOME HOUSING WHEREAS, the Community Development Agency of the City of Rohnert Park, California (the "Agency ") has prepared the Redevelopment Plan (the "Redevelopment Plan ") for the Rohnert Park Community Development Project (the "Project ") which will be subject to adoption by appropriate Ordinance of the City of Rohnert Park, California (the "City "); and WHEREAS, certain findings may be made by the Agency and the City Council of the City (the "City Council ") pursuant to Health and Safety Code Section 33334.2 with regard to low and moderate income housing needs within the City; and WHEREAS, the Agency has prepared a Redevelopment Plan Report and an Assessment of Conditions Report in connection with its consideration of the Redevelopment Plan which documents have been assembled and included in the Rohnert Park Community Development Project Public Hearing Document Binder (the "Public Hearing Document Binder ") which has been submitted to the Agency and is on file with the Agency Secretary; and WHEREAS, the Agency has previously caused to be prepared certain environmental documentation pertinent to the proposed Redevelopment Plan in accordance with the California Environmental Quality Act of 1970, as amended ( "CEQA "), in connection with the adoption of the Redevelopment Plan, including the Final Comments and Responses to the Environmental Impact Report for the Rohnert Park Community Development Project (the "EIR "); and WHEREAS, pursuant to. public notice duly given, the Agency and the City Council have held a full and fair joint public hearing on July 7, 1987, concerning the Redevelopment Plan and the EIR and have considered all written and oral comments and testimony relating thereto and are fully advised thereon. - 1 - LRPMP Page 51 6 NOW, THEREFORE, BE IT RESOLVED, DETERMINED AND ORDERED BY THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT PARK AS FOLLOWS: Section 1. A full and fair public hearing having been held on the Redevelopment Plan, as stated in the recitals herein, the Agency, having considered all oral and written comments and testimony relating thereto and being fully advised thereon, hereby approves Redevelopment Plan, as included in the Public Hearing Document Binder, as on file with the Agency Secretary and by this reference incorporated herein. Section 2. The public improvements to be constructed or financed pursuant to the Redevelopment Plan are as follows: acquisition, construction and improvement, including all appurtenances and appurtenant work pertaining to or related thereto, and all necessary or required work and attendant facilities and structures to be installed and constructed as public improvements and public utilities either within or outside the project area of the Rohnert Park Community Development Project (the "Project Area "), and such public improvements include, but are not limited to, overpasses or underpasses,_ bridges, streets, curbs, gutters, sidewalks, street lights, sewers, storm drains, traffic signals, electrical distribution systems, flood control facilities, natural gas distribution systems, water supply and distribution systems, buildings, parks, off - street parking, plazas, playgrounds, landscaped areas, and any other public building, facility, structure or improvement, in the Project Area as more fully described in the Redevelopment Plan. Section 3. The Agency has considered the following methods of financing the necessary public improvements as further detailed by the Agency Staff in the Preliminary Report as included in the Public Hearing Document Binder as on file with the Agency Secretary and incorporated herein by this reference! M 7. Federal and State assistance programs; General.revenue financing; General obligation bond issues; Joint powers agreements with the Agency, the City and /or a nonprofit corporation; General fund appropriations from the City of Rohnert Park; User fees; Developer participation negotiations; - 2 - through public- private LRPMP Page 52 i 8. A nonprofit corporation acting on behalf of the City of Rohnert Park and sale and lease -back financing; 9. Assessment district financings; 10. Development fees; 11. Tax allocation bonds or other legal means of financing the improvements available to the Agency; and 12. Sales tax revenues. The Agency hereby requests the City Council to concur in the findings and determinations as set forth in said Preliminary Report and adopt an appropriate resolution pursuant to Health and Safety Code Section 33445. Section 4. The Agency hereby finds that it may seek to pay all costs of the value of land and the cost of the installation and construction of any facility, structure or other improvement as specified in the Redevelopment Plan which is publicly owned either inside or outside the Project for the following reasons: (a) that such facilities, structures or other improvements as specified in the Redevelopment Plan are of benefit to the Project Area; and (b) that no other reasonable means of financing such public facilities, structures or other improvements as specified in the Redevelopment Plan are available to the City other than to permit the 'Agency to construct or finance said public improvements in whole or in part with the proceeds of bonds which may be issued from time to time by the Agency or with the pledge or other use of tax increment revenues or others revenues that are available to the Agency for such purposes. Section 5. The Agency finds and determines that notwithstanding the efforts of the City to meet low and moderate income housing needs within the City, a need exists to provide additional housing through the use of available tax increment moneys attributable to the Project Area. The use of tax increment moneys pursuant to this Section 5 is intended for the purposes of increasing and .improving the community's supply of low and moderate income housing available at affordable housing costs either within or outside the Project Area pursuant to Health and Safety Code Section 33334.2. The Agency hereby recommends to the City Council that pursuant to Health and Safety Code Section 33334.2(g) the provision of low and moderate income housing either inside or outside the Project Area will be of benefit to the Project Area, and the City Council is hereby requested to make such findings as deemed appropriate pursuant to said Section. - 3 - LRPMP Page 53 Section 6. The Agency hereby accepts for filing the public Hearing Document Binder and approves the Redevelopment Plan Report (the "Report ") for the Redevelopment Plan prepared pursuant to Health and Safety Code Section 33352, as included in said document binder which is incorporated herein by this reference, and the Agency requests the Council to review the Report and take such further action as is deemed appropriate. Section 7. A full and fair public hearing having been held on the EIR as stated in the recitals herein, the Agency hereby approves and certifies the EIR, as presented at the joint public hearing and as on file with the Agency Secretary and incorporated herein by this reference, and the Agency certifies that the EIR has been completed in compliance with CEQA and that the EIR has been reviewed and considered by the Agency prior to and for the purpose of determining whether to approve the Redevelopment Plan. The Agency hereby finds that the adoption and implementation of the Redevelopment Plan will or may cause certain significant environmental effects in the areas of hydrology and drainage; air resources; noise; sewage; vehicle traffic circulation; and relocation of persons and /or businesses. The Agency further finds that changes or alterations have been required in or incorporated into, the Redevelopment Plan, or mitigation measures have been adopted, which avoid or substantially lessen the significant environmental effects as identified in the EIR. The Redevelopment Plan is itself a measure for providing for the mitigation of adverse environmental effects which may otherwise be associated with existing conditions within the Project Area or such development which may occur within the Project Area without redevelopment.assistance. As a result of the foregoing, including the mitigation measures set forth in the EIR, the Commission hereby determines that the implementation of the Redevelopment Plan will not have a significant effect on the environment in view of the elimination or substantial reduction of possible environmental effects, as otherwise set forth in the EIR. To the extent that there are any remaining significant effects upon the environment, the Commission hereby determines such effects are unavoidable and acceptable because the benefits of the adoption and implementation of the Redevelopment Plan outweigh any such adverse environmental effects, in that the redevelopment of the Project Area and the elimination of blight therein pursuant to Health and Safety Code Section 33000, et seg., will generally create a better living and working environment for the Project Area and the community. - 4 - LRPMP Page 54 Section 8. This Resolution shall take effect upon adoption. ADOPTED AND APPROVED this 7th day of July , 1987. Chairman of the Community Development Agency of the City of Rohnert Park, California (SEAL) ATTEST: Secretary of the Community / Development Agency of the City of Rohnert Park,.California LRPMP Page 55 vj STATE OF CALIFORNIA ) COUNTY OF SONOMA ) ss. CITY OF ROHNERT PARK ) I, Lorraine Roberts, Deputy, Secretary of the Community Development Agency of the City of Rohnert Park do hereby certify that the foregoing resolution was regularly introduced and adopted by the Community Development Agency of the City of Rohnert Park at a regular meeting thereof, held on. the 7th day of July , 1987, by the following vote of the Community Development Agency of the City of Rohnert Park: AYES: (5) Members Cochran, Hollingsworth, Hopkins, Lepinski, Eck NOES: (0) None Members . ABSENT: (0) None Members ABSTAIN: (0) NoneMembers IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the Community Development Agency of the City of Rohnert Park this 7th day of July , 1987. (SEAL) /0061R a r By: Secretary of the Communit Development Agency of the City of Rohnert Park LRPMP Page 56 E RESOLUTION NO. 87 -101 RON00002- 24/0057R/sf 07/15/87 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, CONSENTING TO PAYMENT BY THE COMMUNITY DEVELOPMENT AGENCY OF THE CITY OF ROHNERT -PARK, CALIFORNIA FOR CERTAIN PUBLIC IMPROVEMENTS PURSUANT TO HEALTH AND SAFETY CODE SECTION 33445 AND MAKING CERTAIN DETERMINATIONS CONCERNING 'SUCH IMPROVEMENTS INCLUDING MAKING FINDINGS WITH RESPECT TO LOW AND MODERATE INCOME HOUSING WHEREAS, the Community Development Agency of the City of Rohnert Park, California :(the "Agency ") has caused the Redevelopment Plan for the Rohnert Park Community Development Project (the "Redevelopment Plan ") to be prepared which shall be considered for approval by appropriate Ordinance of the City Council of the City of Rohnert Park (the "City Council "); and WHEREAS, the City Council and the Agency have held a full and fair joint public hearing on the adoption of the Redevelopment Plan on July 7, 1987, pursuant to proper notice having duly been given; and WHEREAS, the City Council and the Agency have given due consideration to all written and oral statements introduced into evidence at such public hearing; and WHEREAS, the Redevelopment Plan contemplates the installation or construction of certain public improvements, structures, facilities and buildings either inside or outside and of benefit to the redevelopment project area of the Rohnert Park Community Development Project (the "Project Area "). The public improvements to be constructed pursuant to the Redevelopment Plan include the following: (a) Public street improvements, including all appurtenances and appurtenant work pertaining or related thereto, and all necessary or required work and attendant facilities, structures and rights -of -way with respect to construction, extension, reconstruction, realignment and improvements including paving, repaving, widening, sidewalks and all curbs, gutters and parkway landscaping, and public street lighting including, without limitation, said improvements in the following areas within the Project Area or outside and of benefit to the Project Area: Construct a new two lane overcrossing over State Highway 101 from State Farm Drive to Business Park Drive approximately one half mile north of the Rohnert Park Expressway intersection with Route 101. - 1 - LRPMP Page 57 Widen Redwood Drive, Route 101 frontage road, to provide a full four lane facility from Rohnert Park Expressway to Wilfred Avenue. Construct new two lane road on existing right -of -way connecting Rohnert Park Expressway and Enterprise Drive along extension of State Farm Drive to provide a direct connector to the Expressway. Extend Rohnert Park Expressway westerly to Stony Point Road, and construct a new two lane road from its present terminus`at the Rancho Verde Mobile Home Park to provide a connection to State Route 116. Purchase right-of-way as the local share of. the first phase of a State Highway interchange improvement at State Route 101 and Wilfred Avenue. The purchase of right -of -way is necessary to change the alignment of the frontage road at this interchange. - -) ` -The project is scheduled in conjunction with the improvement of the on and off ramps to the highway. Installation of twenty traffic signals throughout the development area as per the Rohnert Park signalization plan. Construct a new pedestrian crossing over Highway 101 in the vicinity of Copeland Creek approximately 2,000 feet south of the Rohnert Park Expressway Interchange on Route 101. 3 Reconstruct, repave, or patch and seal all streets in the Project Area and any other in the City which provide benefit to the Project Area. Construct road from Golf Course Drive adjacent to the freeway right -of -way to South Santa Rosa Avenue. Develop a commuter parking lot in the vicinity of Golf Course Drive and the railroad. Develop a community parking lot at the corner of State Farm Avenue and Commerce Boulevard. Construction of two additional overcrossing lanes and a double cloverleaf at Rohnert Park Expressway and Route 101 interchange. Widen Snyder Lane from two lanes to four lanes from East Cotati Avenue to Golf Course Drive. Widen East Cotati Avenue to four lanes from west City Limits to Snyder Lane. - 2 - LRPMP Page 58 Underground existing overhead utilities within the Project. Area. Extend Santa Rosa Avenue as a two lane facility to connect to Golf Course Drive as an eastern side frontage road to Route 101. This completes the parallel links to Route 101. Continue to expand the transit system, particularly to major employment centers. Encourage the use and continued development of the bikeway system in the City particularly as it relates to new employment centers. Develop and implement a signal coordination plan for the Rohnert Park Expressway and other major arterials in the Project Area. Other circulation improvements identified in the Circulation Element.- (b) Acquisition, construction, installation and improvement of waste water treatment facilities, and sewer lines and laterals and the extension and construction of local sewers, including the acquisition of rights -of -way necessary or convenient therefor, to provide sewer service to the following areas either within the Project Area or outside and of benefit to the Project Area: Purchase waste water treatment capacity from City of Santa Rosa treatment and disposal system. It is anticipated that Rohnert Park will participate in the cost of major improvements to the treatment and disposal system. Upgrade pumping facilities at Rohnert Park sewer pumping station and the sewer line to the Santa Rosa City waste water treatment plant. Other sewer improvements identified in the Sewer Master Plan. (c) Construction, of civic improvements municipal buildings, including right -of -ways the Project Area or oui in the following areas: acquisition, installation and extension and community facilities, including appurtenant stures and improvements, necessary or convenient therefor within :side and of benefit to the Project Area Enlarge the City corporation yard in order to provide additional storage area for community solid waste disposal. Construct a new City Hall complex and office building adjacent to Rohnert Park Expressway and City Hall Drive. Objective is to develop private- public partnership in office space development. - 3 - LRPMP Page 59 Assist in the construction of new hospital or other health service facilities on City provided property on Medical Center Drive. A public - private partnership with Santa Rosa Memorial Hospital is anticipated. Construct a new public safety station on City owned property on Carnation Avenue adjacent to redevelopment area 2. Construct a new public safety station on City owned land adjacent to existing waste water pumping station on Redwood Drive on the City's westside and /or on City Hall Drive. Enlarge existing or construct new main fire and police station on Southwest Boulevard. Construct community theater on City owned property at the Community Center site at the intersection of Rohnert Park Expressway and Snyder Lane. Construct community swim complex at the Community Center site at Rohnert Park and Snyder Lane. Construct community center buildings at three neighborhood parks within the City. Develop a new neighborhood park on City land on Carnation Avenue. Install field lighting at two City parks, to wit, El Colegio Park, Paul and Gloria Golis Park and another at Grandview Way. Construct a Senior Center at a. location yet to be determined. Develop Paul and Gloria Golis Park at Grandview Way and Golf Course Drive, and another neighborhood city park on Hudis Street adjacent to Marguerita Hahn School: Install field lighting on school grounds which per agreement between City and school district are made available to City for non - educational related uses, to wit, at Marguerita Hahn Elementary School, Gold Ridge School and Rancho Cotati High School. Construct a parking lot to serve E1 Colegio Park on Southwest Boulevard. Install spectator stands and related facilities at City parks and school playing fields throughout the City. Renovate Roberts Lake by installing bank stabilization, fish habitat facilities, fishing pier, and other improvements. - 4 - LRPMP Page 60 r Develop a commercial /industrial park or additional . recreation facilities on City owned land between Labeth Avenue and Redwood Drive, north of Hinebaugh Creek. Refurbish, renovate and modify Benecia Park and the Benecia Park Recreation Building. Develop City owned and privately owned land between Golf Course Drive and Roberts Lake into a coordinated commercial development. Develop a multi - use /teen center at /adjacent to Waldo Rohnert Elementary School. Develop a multi- use /teen center at /adjacent to John Reed Elementary School. Renovate Alicia Park lighting. Develop a neighborhood gym and community use building on Rohnert Park Jr. High School site on property leased from the school district. (d) Acquisition, construction, improvement and extension of water mains and storage facilities and the extension and construction of local water lines including, but not limited to, the acquisition of rights -of -way necessary or convenient therefor, to provide water service to the following areas either within the Project Area or outside and of benefit to the Project Area: Construct two new water storage tanks, one 500,000 gallon tank and another 300,000 gallon tank to provide a reservoir for community water. Construct 10 new wells throughout the development area. Purchase additional entitlement for water from Sonoma County Water Agency. Construct water main in Hinebaugh Creek from the County aqueduct at railroad to Snyder Lane. Construct water main in Hinebaugh Creek from the County aqueduct at railroad to Labath Avenue. Other water improvements identified in the Water Master Plan. Any work of grading, clearing, demolition, or construction undertaken by the Agency shall be done by contract after competitive bids if the cost of such work exceeds the amount specified in Part 3, Chapter I, Article 4, of the Public Contracts Code, as said Code presently exists or may be hereafter amended. The Agency shall maintain a listing of all contractors located within the Project - 5 - LRPMP Page 61 Area who have expressed a desire to be specifically notified of any proposed competitive bid opportunity to be undertaken by the Agency for the work of grading, clearing, demolition or the construction or installation of improvements within the Project Area, and the Agency, in addition to any and all other notices required by the laws of the state, shall mail a notice to such contractors at least ten (10) days prior to the date fixed for the receipt of bids. With respect to work of grading, clearing, demolition, or construction, which is not in excess of such amount, the Agency may, in accordance with Health and Safety Code Section 33422, contract the work without competitive bids, and in contracting such work may give priority to the residents of the Project Area and to persons displaced from the project Area as a result of redevelopment activities to the extent such proposals from such residents and persons do not exceed by more than five percent (5 %) the dollar amount estimated by the City Engineer to be the customary and reasonable costs for such work or construction. WHEREAS, the Planning Commission of the City of Rohnert Park has determined on June 25, 1987, that the location, purpose and extent of the public improvements identified above are consistent with the General Plan; and WHEREAS, the City Council has considered the following alternative means of financing the necessary public improvements: 1. Federal and State Assistance Programs; 2. General revenue financing; 3. General obligation bond issues; 4. Joint Powers Agreements with the Agency, the City and /or a nonprofit corporation; 5. General fund appropriations from the City of Rohnert Park; 6. User Fees; 7. Developer participation through public- private negotiations; 8. A nonprofit corporation acting on behalf of the City of Rohnert Park and sale and lease back financing; 9. Assessment District Financings; 10. Development Fees; 11. Tax allocation bonds or other legal means of financing the improvements available to the Agency; and - 6 - LRPMP Page 62 12. Sales tax revenues as may be authorized pursuant to Revenue and Taxation Code Section 7202.6. WHEREAS, Health and Safety Code Section 33445 authorizes a redevelopment agency to pay all or part of the value of the land for and installation and construction of certain public improvements, structures, facilities and buildings provided the City Council makes certain determinations; and WHEREAS, Health and Safety Code Section 33334.2 requires that a certain percentage of all tax increment revenues available to the Agency and attributable to the property tax rate levied within the Project Area shall be utilized to further the efforts of the City as to providing low- and moderate- income housing; and WHEREAS, said Section 33334.2 further provides that such housing may be provided outside of said Project Area upon certain findings being made. NOW, THEREFORE, the City Council of the City of Rohnert Park, California, finds, determines and orders as follows: Section 1. That the publicly owned facilities, structures or other improvements as specified in the recitals hereinabove are of benefit to the Project Area. Section 2. That no other reasonable means of financing said public improvements are available to the City of Rohnert Park other than to permit the Agency to construct said public improvements in whole or in part with the proceeds of tax allocation bonds which may be issued from time to time by the Agency or with the pledge or other use of tax increment revenues that are available to the Agency for such purposes. Section 3. That the Agency may pay all the costs of the value of land and the cost of the installation and construction for the public improvements specified in the recitals hereinabove which are publicly owned and located outside the Project Area for the following reasons: 1. that such public improvements are of benefit to the Project Area; and 2. that no other reasonable means of financing such public improvements are available to the City of Rohnert Park other than to permit the Agency to construct said public improvements in whole or in part with the proceeds of tax allocation bonds which may be issued from time to time by the Agency or with the pledge or other use of tax increment revenues that are available to the Agency for such purposes. Section 4. That, pursuant to Health and Safety Code Section 33334.2, the City Council hereby finds and determines that 7 - LRPMP Page 63 twenty percent (20 %) of all tax increment revenues which are allocated to the Agency pursuant to Health and Safety Code Section 33670 for the Project Area shall be utilized by the Agency to acquire, construct or install or cause to be acquired, constructed or installed, all necessary public infrastructure items and components and the other items as provided by Health and Safety Code Section 33334.2 together with such other funds as may be available therefor,, for the purpose of providing for low- and moderate - income housing either within or outside the Project Area. The City Council does hereby authorize the use of such revenues for the purpose of permitting the Agency to provide, as needed, any or all of the requisite infrastructure items and components and the other items provided by Health and Safety Code Section 33334.2 in furtherance of low- and moderate- income housing either within or outside the Project Area. The Agency shall so utilize such revenues for providing infrastructure items and components and the other items provided by Health and Safety Code Section 33334.2 until such time as one of the findings enumerated in Health and Safety Code Section 33334.2(a) may be made. Section 5. That the use of the twenty percent (20 %) of the tax increment revenues attributable to the properties included within the Project Area and to be used pursuant to Section 4 hereof, shall be in accordance with Health and Safety Code Section 33413 except as hereinafter set forth. The Agency shall require all development within the Project Area to be in compliance with the requirements of said Section 33413 except as may be qualified by Section 6 hereof. Section 6. Pursuant to Health and Safety Code Section 33334.2(g) and notwithstanding any other provision hereof, the City Council of the City of Rohnert Park hereby finds and determines that the provision of low- and moderate - income housing with the use of twenty percent (20 %) of the tax increment revenues attributable to the properties located both within the Project Area and outside of the Rohnert Park Community Development Project, will be of benefit to said Project Area. This finding and determination is based upon the report entitled "(1) Use of the Twenty Percent Tax Increment Revenues from the Project Area Included within the Redevelopment Plan for the Rohnert Park Community Development Project for affordable housing outside the Project Area and (2) a description of benefits to the Project Area" attached hereto as Exhibit "B" which is incorporated herein by reference and made a part hereof. LRPMP Page 64 adoption. Section 7. This Resolution shall take effect upon ADOPTED AND APPROVED this 7th day of July_, 1987. Mayor of the City of } Rohner Park, California (SEAL) ATTEST: City Clerk of the City of Rohnert Park, California AYES: (5) Councilmen Cochran, Hollingsworth, Hopkins, Lepinski and Eck NOES: (0) None I, Lorraine Roberts, Deputy City.:Cl!er.k of the City of Rohnert Park, do hereby certify that the foregoing is a full, true, and correct copv,;of Resolution No. 87 -101, adopted by the City Council on July 7, 1987, the original which resolution is on file in the office of the City Clerk of said c. K n uepu - 9 - LRPMP Page 65 This page left intentionally blank. LRPMP Page 66 Exhibit D Rohnert Park City Center Concept Plan LRPMP Page 67 RESOLUTION NO. 2002. -25 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK, CALIFORNIA, ADOPTING THE CITY CENTER CONCEPT PLAN WHEREAS, on July 25, 2000 the City Council approved Resolution No. 2000 -152 adopting a comprehensive update of the City's General Plan. WHEREAS, as part of a 1997 Rohnert Park Summit, a Town Center (aka City Center) Task- Force was created to research, discuss and recommend courses of action for a future civic /town center. WHEREAS, in December of 1998, an urgency ordinance (Ord. #645) was approved putting in place a 45 day moratorium on development to allow for the preparation of a plan for the Civic /Town Center, including: 1) recommended goals and objectives, 2) design and development standards and guidelines for construction and redevelopment within the Town Center, and 3) strategies to promote desirable uses within the area. As part of the process a Technical Advisory Committee was created and MIG consulting group was contracted with to prepare the plan. WHEREAS, during the early part of 1999, numerous public meetings were held with the Technical Advisory Committee, property owners and businesses, and the Planning Commission. Public design workshops were also held during this time. There was significant public participation in the development of the Concept Plan during this time. WHEREAS, the Draft City Center Concept Plan was completed in April 1999 and consideration of the Plan was delayed until the General Plan could be completed. WHEREAS, the comprehensive update of the General Plan was completed in July 2000 and the Town Center /City Center area is designated in the General Plan for mixed -use and public /institutional. WHEREAS, on August 13, 2002, the Rohnert Park City Council directed staff to bring the Draft Concept Plan to the Planning Commission and City Council for consideration of approval. WHEREAS, Planning Application No. 1858, City Center Concept Plan, was processed in the time and manner prescribed by State and local law. WHEREAS, at the October 10, 2002 Planning Commission meeting, upon hearing and considering all oral and written testimony and arguments of all persons desiring to be heard, the Commission considered al'_ the facts relating to Planning Application No. 1858 and recommended approval of the Draft City Center Concept Plan as a guideline for development in the City Center area. LRPMP Page 68 WHEREAS, the City Council of the City of Rohnert Park has reviewed and considered all oral and written comments raised during the public hearings and the information contained in related staff reports for the Draft City Center Concept Plan. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Findings. The City Council, in adopting the Draft City Center Concept Plan, dated April 15, 1999, as a guideline for development in the City Center area, makes the following finding, to wit: 1. The City Center Concept Plan is consistent with the elements of the Rohnert Park General Plan 2000. Specifically, the.Plan is consistent with the following goals, policies and programs of the General Plan: Goal. LU -E: Encourage development of the City Center as a mi. xed-use activity center with a range. of commercial, residential, and civic uses. Policy LU -4: Develop the City Center as a mixed -use, pedestrian- oriented center. Policy LU -30 which states, "Prepare and adopt a City Center Concept Plan to guide development and redevelopment in the City Center area. " The explanatory text states, "The City Center area is.:generally defined by Hinebaugh Creek on the north, the railroad tracks to the east, the Rohnert Park Expressway to the south, and U.S. Highway 101 to the west. The City Center would be an area of mixed land uses including civic buildings, commercial businesses, office uses, and multifamily housing. It would include approximately 180 housing units." Policy L U -31: Allow, but do not require, mixed- or multi -use development. Goal CD A: Create pedestrian- oriented activity centers that serve as community focal points. Policy CD -1: As part of preparation of specific plans, ordinances, ....and other measures, ensure that the University District and the City Center are developed as citywide destinations and with a pedestrian orientation. Policy CD -19: As part of updating the City's zoning regulations or applicable specific plans, adopt standards to foster pedestrian orientation by new development in Mixed -Use and Neighborhood Commercial areas... Policy CD -20: Encourage buildings to foster a sense of place by providing transitions between the street and building....as part of development standards or any design guidelines that may be prepared. Policy CD -26: Design local streets to not only accommodate traffic, but also to serve as comfortable pedestrian environments. 2 LRPMP Page 69 Policy CD -40: Use an adopted City Center Concept Plan (Policy LU -30) as the basis for the development character of the area. Goal CD -L: Ensure that the location of buildings and the orientation of entrances within commercial centers allow for easy pedestrian access. Policy CD -55: Require all development within commercial districts to provide pedestrian amenities,... Policy CD -57: Encourage the integration of art and cultural components in public places and facilities. Goal TR -F: Encourage alternative modes of travel - including transit, bicycles, and walking -by coordinating land use planning and development with transportation and by promoting compact, mixed -use development in targeted areas. Policy TR -31: Require project proponents to provide bus stops and shelters in conjunction with new development. Goal OS -F: Provide an integrated system of parks and trails throughout the City to meet the community's recreational needs. The Housing Element, adopted in 2001, states, "The City owns two sites within the City Center (430 and 450 City Hall Drive). The 1999 City Center Concept Plan identifies residential uses as an important component of the pedestrian- oriented center, which will eventually include city hall, the public library, and ' commercial uses. Dwelling units are allowed as a primary use, and higher floor -area ratios (2.0 vs. 1.5) are allowed for mixed -use projects that include residences. As noted above, the current City Hall site on Commerce Blvd. has been identified in the Housing Element for affordable housing. `Revenue bonds to construct a new city hall and library within the City Center have been sold, and it is hoped that their construction in the next few years will be a catalyst for mixed -use development nearby. `The City is actively working with potential developers to construct approximately 180 high - density units above ground -floor commercial uses. A mix of lower- and moderate - income units is assumed for these sites, with the potential for senior housing. `The sites are designated as "Mixed Use" by the General Plan diagram, which will allow residential development as a permitted use. One of the properties is vacant, while the other is improved with an office building and parking lot that will be demolished. Access and other infrastructure necessary to support residential uses on the sites are already in place." 2. That a duly noticed public hearing has been held to receive and consider public testimony regarding the City Center Concept Plan. 3 LRPMP Page 70 Section 3. Environmental Clearance. The project is categorically exempt from the California Environmental Quality Act, pursuant to the Guidelines for the California Environmental Quality Act, Section 15262: Feasibility and Planning Studies (i.e., studies that do not have a legally binding effect on later activities). NOW THEREFORE BE IT RESOLVED, that the City Council does hereby adopt the City Center Concept Plan, dated April 15, 1999, incorporated herein by reference, as a guideline for development in the City Center Area. DULY AND REGULARLY ADOPTED on this 12th day of November 2002 by the City Council of the City of Rohnert Park. Attest: Mayor, City of Rohnert Park CITY MACKENZIE: AYE REILLY: AYE VACANCY: N/A VIDAK- MARTINEZ: NO FLORES: AYE AYES: (3) NOES: (1) ABSENT: (0) ABSTAIN: (0) 4 LRPMP Page 71 .� (\ ! ® .� . a � t 1 @ L $ Q � $ Li � � Li 5, m � & � k \2 � t k � �� l!1 N � . o U ` u of U C CD Ln 1 c �. O V6 IX BS® L S. U E. M8tl tl LA 11 KN Ln Ln v tn LU AW W qq�py W^�d' W W W co co N c c0 a a 2 a J rw 7m, • V C C O a z �1 o� ci- 6- C):� ii U 'i Q) M � C C � QJ n' O O � U U Q o- "o- w O CJ 0 bC.O 4. o c a) c m IL a a ' X CZ O � LL -) C f� ® C ' O •O C Q U bA C a EL ® E 4' • V C C O a z �1 o� ci- 6- C):� ii U 'i Q) M � C C � QJ n' O O � U U Q o- "o- w O CJ 0 bC.O 4. o c a) c m IL a a 2 2� �\ 2 C A L s� o5 a� 4.j '+ 7 p a (ON et4 V! J o t as C% U O U U ^' O p N cd �' cb o 0 ° nd Co c°v v V) N x cd Qj -� a-.may °A ° o p Q` p v U O 1" p U, , � O R., rn a� aii U tj w0 O ON is 0 'n . 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" ro J _c c ti _ E N V U w pCj d d C O Q) C m 2 p0 V c N o t>p w 'O w N w U V V ro E p u w n CS LU N T N L a Z O .V v Q E E —c w U O A y M ._ O O � U F- < U w 2� J J m Z 'O Z ° °E E E O E c `o m W u o° Q ao c 0) o> =E v pE " 2 m E� "C° S: O U o Q N U 7 'U w O V O C � A U U .p O N y U y j Lo" Q O CC —`, tip O pi 0 'IV dl p << >` LL U Q U y p .� t0O 'a Q C Q- Z-> °- ^ U Z Q v ro@ ro p —aroi °_' ro m c U o U cn _ ro ai n. S c p ro s s s U a ro m m U s Q m a m ro °' o v c.s m v p� o O E Q c d. b E i O ro m ro U v_ w C v O > w > Q J L_ lw� O N O T C_U J F"' J m J C V tp tCp tp 0 4/ C J U 4; N J J D K Y J CO < -0 N � C) -=, m Exhibit E Five Year Implementation Plan for Fiscal Years 2009 -10 through 2013 -14 LRPMP Page 145 RESOLUTION NO. 2010 -06 A RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF ROHNERT.PARI� ADOPTING AND APPROVING THE FY 2009110 TI-IROUGH 2013/14 FIVE YEAR IMPLEMENTATION PLAN FOR THE ROHNERT PARK REDEVELOPMENT PROJECT AREA WHEREAS, Section 33490(a)(1)(A) of the California Community Redevelopment Law, Health and Safety Code 33000 et. seq. ( "Redevelopment Law ") requires all redevelopment agencies to adopt an Implementation Plan every-five years, following a noticed public hearing; and WHEREAS, the Redevelopment Plan for a redevelopment project known and designated as "Rohnert.Park Redevelopment Project" has been adopted and approved by Ordinance No. 479 adopted on July 14, 1987 as amended by Ordinance No. 646 adopted January 26, 1999, Ordinance No. 758 adopted on May, 9, 2006 and Ordinance No.. 770 adopted on November 28, 2006, and all requirements of law for and precedent to the adoption and approval of the Redevelopment Plan, as amended, have been duly complied with; and WHEREAS, Section 33490(a)(1)(A) requires that an implementation plan contain the specific goals and objectives of the redevelopment agency for each project area, the specific programs, including potential projects, and estimated expenditures proposed to be made during the next five years, and an explanation of how the goals and objectives, programs, and expenditures will eliminate blight within the project area and implement the requirements of Sections 33334.2, 33334.4, 33334.6, and 33413 of Redevelopment Law; and WHEREAS, pursuant to Section 33490 of Redevelopment Law, the Community Development Commission of the City of Rohnert Park ( "Commission ") has prepared an implementation plan for the Rohnert Park Redevelopment Project Area as included herewith as Exhibit A ( "Implementation Plan "). and WHEREAS, pursuant to Section 33490 of Redevelopment Law, the Commission has conducted a duly noticed public hearing on. the proposed Implementation Plan; and .NOW, THEREFORE, BE IT RESOLVED by the Community Development Commission of. the City of Rohnert Park that it does hereby authorize and approve the Implementation Plan for the Rohnert Park Redevelopment Project Area in the form attached herewith as Exhibit A. BE IT FURTHER RESOLVED that this approval and adoption of the Implementation flan does not constitute approval of any specific program, project or expenditure, and does not change the . need to obtain any required approval of a specific program, project, or expenditure from the Commission or City. DULY AND REGULARLY ADOPTED this 27`h day of April, 2010. ATTEST: Secretary COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF CITY OF ROHNERT PARK -,-?GAN11�• ryF C3 Chair • T �� . *19861 •. BELFORTE: AYE BREEZE: AYE" CALLINAN: AYE MACKENZIE: AYE STAFFORD: AYE AYES: (5) NOES: (0) ABSENT: (0) ABSTAIN: (0) LRPMP Page 146 EXHIBIT "A" IMPLEMENTATION PLAN LRPMP Page 147 RESOLUTION NO. 2010 -121 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK ADOPTING THE FY 2009/10 THROUGH 2013/14 FIVE YEAR IMPLEMENTATION PLAN FOR THE ROHNERT PARK REDEVELOPMENT PROJECT AREA WHEREAS, Section 33490(a)(1)(A) of the California Community Redevelopment Law, Health and Safety Code 33000 et. seq. ( "Redevelopment Law ") requires all redevelopment agencies to adopt an Implementation Plan every five years, following a noticed public hearing; WHEREAS, the Redevelopment Plan for a redevelopment project known and designated as "Rohnert Park Redevelopment Project" has been adopted and approved by Ordinance No. 479 adopted on July 14, 1987 as amended by Ordinance No. 646 adopted January 26, 1999, Ordinance No. 758 adopted on May 9, 2006 and Ordinance No. 770 adopted on November 28, 2006, and all requirements of law for and precedent to the adoption and approval of the Redevelopment Plan, as amended, have been duly complied with; WHEREAS, Section 33490(a)(1)(A) requires that an implementation plan contain the specific goals and objectives of the redevelopment agency for each project area, the'specific programs, including potential projects, and estimated expenditures proposed to be made during the next five years, and an explanation of how the goals and objectives, programs, and expenditures will eliminate blight within the project area and implement the requirements of Sections 33334.2, 33334.4, 33334.6, and 33413 of Redevelopment Law; WHEREAS, pursuant to Section 33490 of Redevelopment Law, the Community Development Commission of the City of Rohnert Park ( "Commission ") has prepared an implementation plan for the Rohnert Park Redevelopment Project Area as included herewith as Exhibit A ( "Implementation Plan "); WHEREAS, pursuant to Section 33490 of Redevelopment Law, the Commission has conducted a duly noticed public hearing on the proposed Implementation Plan; WHEREAS, the Commission approved and adopted the proposed Implementation Plan on April 27, 2010; WHEREAS, on May 27, 2003, the City Council of the City of Rolulert Park adopted Ordinance :No. 695 requiring the City to establish an Affordable Housing Trust Fund; WHEREAS, the City Council of the City of Rohnert Park ( "Council ") desires to utilize the housing component of the hnplementation Plan to direct the administration and use of funds in the Housing Trust Fund; WHEREAS, in order to utilize the Implementation Plan to direct the administration and use of funds in the Housing Trust Fund , the Council shall adopt the Implementation Plan; and OAK 114830- 9846 -9639 v3 LRPMP Page 148 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Rollnert Park that it does hereby adopt the Implementation Plan for the Rohnert Park Redevelopment Project Area in the form attached herewith as Exhibit A. BE IT FURTHER RESOLVED that this adoption of the Implementation Plan does not constitute approval of any specific program, project or expenditure, and does not change the need to obtain any required approval of a specific program, project, or expenditure from the Commission or City. DULY AND REGULARLY ADOPTED this 12`11 day of October, 2010. ATTEST: City C 19 CITY OF ROHNERT PARK Mayor BELFORTE: AYE BREEZE: NO CALLINAN: ABS77T— MACKENZIE: AYE STAFFORD: AYE AYES: (3) NOES: (1) ABSENT: (1) ABSTAIN: (0) OAK 114830- 9846 -9639 v3 I LRPMP Page 149 EXHIBIT "A" IMPLEMENTATION PLAN OAK 114830- 9846 -9639 v3 LRPMP Page 150 FIVE YEAR IMPLEMENTATION PLAN COMMUNITY DEVELOPMENT COMMISSION OF THE CITY OF ROHNE.RT PARK INTRODUCTION About this implementation Plan In fulfillment of Article 16.5 of California Community Redevelopment Law, Health and Safety Code Section 33000, et. seq. ( "Redevelopment Law "), the Community Development Commission of the City of Rohnert Park ( "CDC ") has prepared this Implementation Plan for the Rohnert Park Redevelopment Project Area ( "Implementation Plan "). Included in this document are the CDC's anticipated redevelopment and affordable housing programs for 2009 -10 through 2013 -14. The implementation plan document conforms to the City of Rohnert Park's General Plan and has been prepared according to guidelines established in the programs and goals outlined in the Housing Element of the General Plan. CONTENTS INTRODUCTION.........:......................................................................:.............:................................ ..............................1 CONTENTS.......................................................:...............................................:................................ .......................:......1 ABOUTTHE PROJECT AREA ...........................................:........................................................... ..............................2 Redevelopment Plan and Project Area Highlights ............................................ ............................... 2 ProjectArea Map .............................................................................................................. ..............................3 RECENT REDEVELOPMENT ACCOMPLISHMENTS ......................................................................... ..............................4 REDEVELOPMENTPLAN GOALS ............................................................................................. ..............:................ 6 PROPOSED REDEVELOPMENT PROGRAM.....: .........................:.............................................. ..............................7 PROPOSED HOUSING PROJECTS AND PROGRAMS ........................................................... .............................12 HOUSINGCOMPLIANCE PLAN..... .............................:................................................................ .............................16 Contents of the Compliance Plan .............................................................................. .............................16 HousingProduction ......................................................................................................... .............................17 ReplacementHousing Needs ...................................................................................... .............................21 Low and Moderate Income Housing Fund ............................................................. .............................21 LRPMP Page 152 ABOUT THE PROJECT AREA Who, What, When Where, and Why Rohnert Park was founded in 1954 as a master - planned community on the former site of the Rohnert Seed Farm, located along the Northwestern Pacific railroad right -of -way. The original master plan envisioned 8 neighborhoods, a school and a 5 -acre park. Development began shortly thereafter, and in 1962, Rohnert Park became a city with 2,775 residents and 903 homes. For a short time, Sonoma State University was located in the city limits before moving just outside the City to their current location. The presence of the University and other Bay Area development trends resulted in a boom in population and growth through the 1980's. As the community's supply of developable land began to dwindle, the City turned its attention to the revitalization of older parts of the community. In response to the desire to ensure the sustainability of existing neighborhoods and commercial areas and curb urban sprawl, the City Council adopted the Redevelopment Plan for the Rohnert Park Redevelopment Project Area ( "Redevelopment Plan ") by Ordinance No. 479 on July 14, 1987. The Redevelopment Plan has been amended three times. The first amendment occurred in 1999 and was adopted to comply with changes in the Redevelopment Law. The second amendment in May 2006 eliminated the time limit on incurring indebtedness and extended the redevelopment plan duration and the time limit to collect tax increment revenue by one year. The third amendment, adopted in November 2006, increased the limit on the amount of bonded indebtedness that can be outstanding at any one time. Long -term revitalization activities are guided by the 40 -year Redevelopment Plan for the Rohnert Park Redevelopment Project Area ( "Project Area "). Redevelopment projects in the Project Area have included improvements to public facilities and infrastructure, renovation and. construction of affordable housing, and partnerships with private industry to create jobs and expand the local economy. This Implementation Plan focuses on specific redevelopment goals and programs sought for the next five years. edevelopment Plan Adopted 7114/1987 1,711 Acres Expires 7/1412028 Vacant, 8% Commercial, Transportations 11% Incur Indebtedness Expires N/A Related, 1% Government, 7% Eminent Domain Authority Expired 1999 Industrial, 9% Collect Tax Increment Expires 7/14/2038 1.75 x max a� Institutional, 1% �a. r zs Tax Increment Revenue Limit 2 annual debt" Recreational, 1% service on ,,£l indebtedness :rte:?, Outstanding Bond Debt Limit 2 $150,000,000 r Agency may collect tax increment revenue beyond this date to repay certain obligations t M et } is :a stain obligations incurred prior to January 1, 1994, and meet specific affordable housing objectives. 2 Tax Increment Revenue and Outstanding Bond Debt limits exclude low /mod income housing funds as well as payments paid to other taxing entities pursuant to Health and Safety Code Section 33401. Source: Rohneri Park Redevelopment Plan, Metroscan Information Services on June, 2009. 2 LRPMP Page 153 Project Area Map LRPMP Page 154 RECENT REDEVELOPMENT ACCOMPLISHMENTS The Public Value & Benefit of Redevelopment Over the last five years, the CDC has championed many successful projects and programs in the Project Area, including the following: Baseball Stadium Reuse. The CDC and the City joined efforts with Kemen & Son, Inc. to demolish stadium structures at the former Crushers baseball stadium in order to facilitate development of a replacement commercial use. The City of Rohnert Park entered into an Option to Purchase Agreement with Redwood Equities, LLC, on April 8, 2003, allowing Redwood Equities the option to purchase the former baseball stadium owned by the City. On January 24, 2006, the CDC authorized the use of redevelopment funds to pay for wetland mitigation costs associated with the proposed reuse and redevelopment of the property. Courseco Lease Agreement. The CDC contributes toward a financial obligation with Courseco Inc. pursuant to a lease agreement for the management of two municipal golf courses. As part of the lease agreement, an annual contribution of 1% of golf revenue is required to be made to a Capital Improvement Fund for future golf course improvements. The required contribution commenced January 2005, increases to 2% of golf revenue in January 2014, and extends through the end of the lease term in 2023. Public Infrastructure Projects. The CDC completed Phase 1 of the Eastside Trunk Sewer Project. Phase 1 will promote in-fill development and the redevelopment of underutilized and abandoned or vacant parcels within the Project Area, including the Sonoma Mountain Village site (formerly the Agilent site), the Southwest Boulevard area, and the Commerce Boulevard area. Economic Development Program. The CDC entered into an agreement with MuniServices, LLC for an Economic Development Study that was completed in July 2007. In September 2008, the CDC approved an Agreement for Services with the Chamber of Commerce for the purpose of promoting economic development and implementing the City's Economic Development Strategic Action Plan. Downtown Infill Projects. Activities related to the implementation of two infill projects in the Downtown area including completing the design phase of the Public Safety Re- Alignment (renamed Fire Station No. 1 Expansion). The CDC also acquired the City Center parking lot across xry4. from the Public Library. This property is to be combined y' 4 `1 with two other CDC owned parcels for a mixed -use project.,; City Center Plaza Development. The City Center Plaza Development Project includes public open space and a community plaza in the heart of downtown Rohnert Park. It provides a place for all citizens and residents of the City to congregate for community activities and events. LRPMP Page 155 City Hall Site Reuse /Mixed -Use Avram Development. Three contiguous parcels were acquired by the CDC in 2007 for future affordable housing. The CDC intends to seek developer proposals for this site during the next Implementation. Plan period. Commercial Building Improvement Program. The CDC provided a loan to Rainbow- Copeland Creek LLC from the 2007H Series Tax Allocation Bonds for energy efficient rehabilitation in lieu of affordability covenants for 55 years on all 171 units in this development. The City's senior age restriction agreement was also extended to 2062. The improvements funded by this loan promote environmental sustainability and energy efficiency. Rohnert Park Community Center. In fiscal year 2006- 07, the CDC provided funds for the Community Center Beam Replacement and Americans with Disabilities Act ( "ADA ") Improvements. Community Development Block Grant funding was used to leverage the CDC's funding for the ADA improvements. Burton Avenue Recreation Center Roof Replacement. A roof replacement project at the Burton Avenue Recreation Center was completed in April 2006 with CDC funding. Redevelopment Plan Amendment. On May 9, 2006, the CDC amended the Redevelopment Plan to eliminate the existing time limit on incurring debt and amend certain time limitations with respect to the Redevelopment Plan. On November 28, 2006, the CDC amended its Redevelopment Plan to increase the amount of bonded debt capacity it can have outstanding at any one time. The Arbors. The CDC provided $4.015 million per an Affordable Housing Loan Agreement with Burbank Housing Development Corporation for the development of The Arbors, a 56 -unit multi - family rental project on City Plaza Drive. This project was completed in 2007 and is affordable to low and very -low- income families. Valley Village Mobile Home Park Covenant Purchase. The CDC purchased affordability covenants for 114 mobile home park units in November 2005. The covenants will restrict age (i.e., for qualifying senior citizens) and occupancy on these units for 55 years for very low and low- income households. As this project is just outside the Project Area, 57 of units are eligible to be counted toward the CDC's housing production goals. Vida Nueva. The CDC and Burbank Housing worked together to develop a 24 -unit very -low- income permanent housing project for previously homeless families. The CDC contribution toward this project was $2.495 million and it was completed in December 2008. LRPMP Page 156 REDEVELOPMENT PLAN GOALS Section 1000 of the Redevelopment Plan provides focus and direction for the CDC's efforts for revitalizing the Project Area; the following goals frame the overall strategy for this Implementation Plan and will serve as a guide for activities over the next five years. Clean, Value, and Respect. To stimulate and provide new private investment opportunities by revitalizing property characterized by deterioration, blight or functional obsolescence and to encourage continued investment in the Project Area where growth is planned. CLEAN . y Compound on Past Success. To foster the development of a sense of community identity within the Project Area. To improve the visual image of the City and, specifically, the Project Area, by reinforcing existing assets and by expanding the potentials of the Project Area. GROW Create a Stronger Local Economy. To improve employment opportunities, economic stability and r :x productivity and to increase public revenues within the Project Area. Strengthen retail and other commercial functions. To encourage the use of local resources in the development of the Project PRESERVE Area whenever economically feasible. Prudently Invest in Public Infrastructure. To eliminate environmental deficiencies by achieving a coordinated pattern of commercial, industrial and public land uses in the Project Area with adequate public improvements including but not limited to streets, utilities and flood control improvements. INVEST Use Land Wisely. To encourage the development of commercial uses along major thoroughfares. To ensure a variety of commercial, office, and /or industrial lands uses which will physically and economically complement development within the Project Area. To foster the establishment of ACCESS landscape buffers between incongruous land uses. Housing for All Families. Consistent with Redevelopment Law, increase, improve, and expand the community's supply of affordable housing. LIVE LRPMP Page 157 PROPOSED REDEVELOPMENT PROGRAM Five Year Work Program for Reinvestment & Revitalization Over the next five years, the CDC plans to 'implement the following redevelopment projects and programs using available funding sources. The list below describes the projects proposed, what blighting conditions will be addressed or eliminated, approximate costs and the Redevelopment Plan goals that will be achieved. On April 30, 2007, the CDC issued the Rohnert Park Redevelopment Project Tax Allocation Bonds, Series 2007R which provided $35,290,616 for redevelopment projects. Available bond proceeds, as well as tax increment revenues, will be utilized to implement the projects and programs identified in the CDC's Five -Year Implementation Plan. Preliminary cost estimates are for the five year Implementation Plan period. The CDC's ability to fund projects will be impacted by the State's taking of redevelopment funds to help balance the State's budget in fiscal years 2009 -10 and 2010 -11. Pursuant to California Assembly Bill 26, all redevelopment agencies are required to deposit a pre - determined payment in a county "Supplemental" Educational Revenue Augmentation Fund ( "SERAF "), to be distributed to schools to meet the State's Proposition 98 obligations to education. Preliminary estimates of the amount required to be paid by the CDC in fiscal years 2009 -10 and 2010 -11 are $4.1 million and $845,119, respectively. As a result, some of the projects listed below may be delayed until such time as the CDC has available revenues to fund these projects and programs. However, all projects and programs that the CDC would like to implement during the five -year period have been included for the purposes of this Implementation Plan in the event that funding does become available. Economic Development Program In order to stimulate private investment in the Project Area, the CDC may provide financial assistance to the Sonoma County Tourism Bureau and engage professional services as needed to promote economic development pending the Interim Executive Director's assumption of his former duties which include the promotion of economic development. Additionally, the CDC may fund and facilitate activities and programs to promote economic development, attract and retain businesses, create jobs and support workforce training and development that meets the needs of local employers. Completion of this program would address depreciated property values and impaired investments in the Project Area. Timeframe .............................. ........................2009 -10 through 2013 -14 $1,000,000 0 INVEST (a PRESERVE GROW LRPMP Page 158 Property Acquisition Program To Be Determined The CDC will establish this program to buy property within the Project Area to facilitate the redevelopment of the property pursuant to the goals and objectives of the Redevelopment Plan. INVEST C 1z i and impaired investments in the Project Area. P PRESERVE 0 Sonoma Mountain Business Cluster $888,000 The CDC has been providing financial assistance to the Sonoma 0 Mountain Business Cluster to assist technology entrepreneurs and INVEST start-up companies in achieving success through the provision of an affordable infrastructure, an intellectual and entrepreneurial In ` environment, a supportive services network and mentorship. Completion of this program would address depreciated property values PRESERVE and impaired investments in the Project Area. y Timeframe .................................... .................2009 -10 through 2013 -14 GROW Corridor Master Plans $200,000 Q§ The CDC will begin to fund public improvements proposed in the Master Plans for three of the City's corridor areas: Southwest Boulevard, INVEST Commerce Boulevard and State Farm Drive. Completion of this program would correct inadequate public signage in L� the Project Area. PRESERVE ..... ...................2009 -10 through 2013 -14 '_..,, Timeframe ......................... ..... �� //GROW ACCESS LRPMP Page 159 Corridor Master Plans $200,000 Q§ The CDC will begin to fund public improvements proposed in the Master Plans for three of the City's corridor areas: Southwest Boulevard, INVEST Commerce Boulevard and State Farm Drive. Completion of this program would correct inadequate public signage in L� the Project Area. PRESERVE ..... ...................2009 -10 through 2013 -14 '_..,, Timeframe ......................... ..... �� //GROW ACCESS LRPMP Page 159 LRPMP Page 159 Rohnert Park Community Center $2,000,000 The CDC is planning to implement a Community Center campus -wide master planning effort and construction of a first phase. Improvements will also include decommissioning the fountain located at the CLEAN Community Center as it poses potential legal and financial liability to the City. The E preliminary cost estimate includes design costs associated with this planning effort as well as the first phase of construction. PRESERVE Additionally, the CDC pays the City $80,333 annually for the (and for the . Community Center. Completion of this project would correct inadequate public ACCESS improvements. Timeframe ...................................................... 2009 -10 through 2013 -14 Recreational and Community Facilities Improvements $2,400,000 1 ' . In an effort to improve the quality of life for Project Area residents, the< CDC will explore opportunities to improve recreational and community Access facilities serving the Project Area. Several projects have been identified as beneficial to the Project Area, including year -round sports turf for sports fields, an aquatics facility and water /spray park. Completion of this project would address inadequate public improvements. Timeframe .............................. ........................2009 -10 through 2013 -14 Commercial District Revitalization $2,000,000„ The CDC will implement a program to provide funding for revitalization projects in the commercial districts within the Project Area. INVEST Completion of this project would address depreciated property values and impaired investments. s d. Timeframe .............................. ........................2009 -10 through 2013 -14 PRESERVE GROW T LRPMP Page 160 Commercial Building Improvement Program The CDC is considering the implementation of a program to provide property owners with incentives to upgrade commercial properties. A fagade improvement program would be an example of the types of projects that the CDC could support. Completion of this project would address depreciated.property values and impaired investments. Timeframe ......................... ............................. 2009 -10 through 2013 -14 $1,500,000 y�„ INVEST 9 GROW CLEAN Landscape Program $1,000,000 _ fi_ The CDC is proposing a landscape program to replace existing landscaping with lower maintenance plants in order to reduce costs and resources. CLEAN Completion of this project would address depreciated property values k and impaired investments. INVEST Timeframe ....................................... ............... 2009 -10 through 2013 -14 ; GROW Temporary Fire Station Facility $250,000 The CDC desires to modify an existing City -owned building to utilize it 6 as a temporary fire station to service portions of the Project Area and City. This facility would provide service until such time as funding is CLEAN available fora permanent facility. Completion of this project would correct inadequate public improvements. _ ACCESS Timeframe ................ ...................................... 2009 -10 through 2013 -14 Downtown In -Fill Projects $2,300,000 "ll?'t- .4 The CDC desires to utilize a portion of existing bond proceeds for the implementation of the Corridor Master Plans and other projects which contribute to the development of Rohnert Park's downtown. These CLEAN projects would include those identified in the Corridor Master Plans. Completion of these projects would address depreciated property values and impaired investments. INVEST Timeframe .............................. ........................2009 -10 through 2013 -14 1�� 110 ACCESS ,i GROW 10 LRPMP Page 161 Courseco Lease Agreement $275,000 The CDC provides financial assistance to the Capital Improvement 0 Fund for future improvements at the Foxtail North and Foxtail South Golf Courses. The CDC's contribution of 1 % of golf revenue to the ACCESS Capital Improvement Fund began in January 2005, increases to 2% of golf revenue in January 2014, and extends through the end of the term of the agreement in 2023. GROW Additionally, the CDC contributes funds to correct inadequate public improvements. Completion of this project would correct inadequate public improvements. Timeframe .............................. ........................2009 -10 through 2013 -14 Performing Arts Center $1,801,665�� The CDC makes reoccurring annual loan payments for the Performing Arts Center ( "PAC ") located at 5409 Snyder Lane. The permanent CLEAN financing for the facility's construction was refinanced in 1999 and will be paid off in the year 2024. The CDC also pays the City $80,333 annually for the PAC land. Completion of this project would address inadequate public ACCESS improvements. Timeframe .............................. : ........................ 2009 -10 through 2013 -14 Callinan Sports and Fitness Center $401,665 The CDC pays the City $80,333 annually for the land for this center. 0 The Callinan Sports Center is among one of the finest facilities in the CLEAN State and offers a wide variety of recreational facilities. It is open to both members and guests. Completion of this.project would correct inadequate public improvements. ACCESS Timeframe .............................. ........................2009 -10 through 2013 -14 Total Preliminary Cost Estimate $16,016,330 11 LRPMP Page 162 PROPOSED HOUSING PROJECTS AND PROGRAMS Five Year Work Program for Building Community Assets Over the next five years, the CDC plans to implement the following affordable housing projects and programs. The list below describes the projects proposed, what blighting conditions would be eliminated, approximate costs, and the Redevelopment Plan goals that would be achieved. On April 30, 2007, the CDC issued the Rohnert Park Redevelopment Project Tax Allocation Bonds Series 2007H which yielded $25,785,289 for housing projects. In June 2009, the CDC tendered $9,630,000 of the Series 2007H Bonds in order to lower the annual interest expense on the bonds. The remaining bond proceeds, including the housing set - aside, will be utilized to implement the projects and programs identified in the CDC Five -Year Implementation Plan. Neighborhood Beautification Program $350,000 , The CDC will implement a Neighborhood Beautification Program to f provide assistance to residential property owners for improvements such LIVE as painting, landscaping and other improvements. This program may GROW also assist with the cost of undergrounding utilities in the A Section neighborhood. Completion of this project would address depreciated property values CLEAN and impaired investments. GROW Timeframe .............................. ........................2009 -10 through 2013 -14 GROW Avram Development -Request for Proposals _ $70,000 LIVE z}: The CDC will prepare a Request for Proposals for the development of f affordable housing at the former city hall site (6750 Commerce Blvd., & LIVE 100 and 120 Avram Avenue) known as the Avram site.z3, GROW Completion of this project would address depreciated property values and impaired investments. This project will also aid the CDC in meeting affordable housing mandates, goals and policies. Timeframe .............................. ........................2009 -10 through 2013 -14 CLEAN �.yt Ax GROW Existing City Hall Site Reuse $4,352,000, The CDC will provide a subsidy for the development of an affordable housing project on the former City Hall site (6750 Commerce Blvd. & 100. and 120 Avram Avenue). LIVE z}: Completion of this project would address depreciated property values and impaired investments. This project will also aid the CDC in meeting affordable housing mandates, goals and policies. Timeframe .............................. ........................2009 -10 through 2013 -14 CLEAN GROW 12 LRPMP Page 163 Southwest Boulevard Shopping Center Site $1,720,000 $500,000 As one potential site for mixed -use housing identified in the City's ,. Y, Housing Element, the CDC may assist in facilitating the redevelopment this property, located at the southwest corner of Adrian Drive and LIVE Southwest Boulevard. The Housing Element anticipates that as many as 100 housing units could be developed at this location with redevelopment of the existing shopping center. For this planning period, the CDC CLEAN estimates construction of 50 housing units, including 12 affordable A, housing units; 4 very -low income and o low - income housing units. 111 :: y` The Southwest Shopping Center is.privately held by several entities. GROW Any mixed -use housing project proposed for the property would require the interest and cooperation of the property owners. Completion of this project would address depreciated property values and impaired investments. Timeframe .............................. ........................2009 -10 through 2013 -14 Existing Southwest Fire Station Reuse $2,000,000 $500,000 The CDC will acquire the former fire station located at 435 Southwest ,. Y, Boulevard in fiscal year 2009-10 for the purposes of either redeveloping property with 17 very -low income housing units., or an alternative use LIVE focused on creating a public assistance site. Completion of this project would address depreciated property values and impaired investments. Timeframe ........................ :............................. 2009 -10 through 2013 -14 CLEAN 3� :E - ... __.. GROW Housing Rehabilitation Loan Program $500,000 The CDC approved a Housing Rehabilitation Program in 1999 and 0 contracts with the Sonoma County Community Development Commission to assist with the implementation of the program. Funding LIVE LIVE for the Housing Rehabilitation Program will be derived from three sources; tax increment, CDBG funds and the CalHome Program. Completion of this project would address depreciated property values and impaired investments:` CLEAN Timeframe .............................. ........................2009 -10 through 2013 -14 GROW 13 LRPMP Page 164 Assistance to Community -Based Organizations (Rebuilding $1,380,000 Together, SCAYD /Homeless Prevention, and COTS)' >4 The CDC provides assistance to the following community -based LIVE organizations: fix. 1.... Rebuildinq Together - a non - profit community organization that provides free health and safety repairs to homes occupied by low- income families with children, seniors, and disabled CLEAN individuals. e 2.... Sonoma County Adult and Youth Development ( "SCAYD ") - the GROW CDC provides assistance to eligible residents experiencing GROW financial difficulty by providing one -time only emergency rental or deposit assistance for housing. 3.... COTS - the CDC owns five (5) homes in the City for which it has contracted with COTS to administer a Shared Housing Program for 15 -20 households. The CDC provides ongoing support for the administration of this program. Completion of this project would address depreciated property values and impaired investments Timeframe ........................... I ........................... 2009 -10 through 2013 -14 Vida Nueva $225,000 The CDC provides funding for permanent assisted -care services at Vida >4 Nueva. The CDC has a contractual obligation to provide the service LIVE provider, COTS, with five payments of $75,000, four of which will occur fix. during the fiscal year 2009/10 through 2013/14 period. Completion of this project would address depreciated property values and impaired investments. Timeframe .............................. ........................2009 -10 through 2012 -13 CLEAN GROW Acquisition of Affordability Covenants $2,000,000 housing funds are available, the CDC would purchase affordability` C zIf covenants to restrict occupancy of Rohnert Park rental units for 55 years LIVE to low and very -low- income households. , Completion of this project would address depreciated property values and impaired investments. Timeframe ................................ ...................... 2009 -10 through 2012 -13 CLEAN 3' GROW 14 LRPMP Page 165 Subsidies for Non- Profit Housing Development $3,300,000 The CDC would like to utilize bond proceeds to provide subsidies to qualified non - profit housing developers to increase affordable housing LIVE opportunities within the Project Area and City. Completion of this project would address depreciated property values and impaired investments. CLEAN Timeframe .............................. ........................2009 -10 through 2012 -13; GROW Total Preliminary Cost Estimate $15,897,000 15 LRPMP Page 166 HOUSING COMPLIANCE PLAN Ten Year Outlook of Affordable Housing This Section of the Plan contains the Ten -Year Affordable Housing Compliance Plan ( "Compliance Plan ") for the Rohnert Park Redevelopment Project Area in accordance with Section 33490(a)(2) of the Redevelopment Law. The Compliance Plan incorporates a summary of the CDC's affordable housing production and expenditure activities to address the requirements of Sections 33334.2, 33334.4, 33334.6, and 33413 of the Redevelopment Law, while presenting an affordable housing production plan for the next.five years, the ten =year planning period (2004 -05 through 2013 -14), and over the life of the Redevelopment Plan. This Compliance Plan sets forth, among other things, the CDC's program for ensuring that the appropriate number of very low -, low -, and moderate - income housing units will be produced as a result of new construction or substantial rehabilitation in the Project Area, as well as the CDC's proposed expenditures of moneys from the Low- and - Moderate- Income Housing Fund ( "LMIHF "). Contents of the Compliance Plan This Compliance Plan has been developed to accomplish the following goals: • To account for the number of affordable dwelling units, either constructed or substantially rehabilitated in the Project Area, since its adoption; • To forecast the estimated number of new, substantially rehabilitated or price- restricted dwelling units to be developed or purchased within the Project Area during the planning periods 2009 -10 through 2013 -14, 2014 -15 through 2018 -19, and over the life of the Redevelopment Plan; • To forecast the estimated number of very low -, low- and moderate- income dwelling units to be developed, substantially rehabilitated, or purchased by the CDC during the planning periods 2009 -10 through 2013- 14, 2014 -15 through 2018 -19, and over the life of the Redevelopment Plan;. • To project the CDC's estimated revenues and expenditures during the planning period and identify the availability of LMIHF moneys for funding affordable housing activities; • To identify implementation policies /programs and potential projects for affordable housing development; • To establish a timeline for implementing this Compliance Plan to ensure that the requirements of Section 33413 are met during the ten -year period between fiscal years 2009 -10 and 2018 -19; and • To review the consistency of CDC affordable housing goals, objectives, and programs pursuant to the City's Housing Element. 16 LRPMP Page 167 Housing Production This Compliance Plan identifies all new residential construction or substantial rehabilitation that has occurred within the Project Area since adoption of the Plan in order to determine affordable housing production needs. It accounts for past residential construction and substantial rehabilitation, and includes projections of new dwelling units that may be constructed or substantially rehabilitated during the current ten -year planning period which extends through June 30, 2014. The Affordable Housing Production table on the following page (Table 1) summarizes the total housing units, both market rate and affordable, produced within the Project Area to date, identifies the actual and projected production requirements, and summarizes the CDC's past production activities (both inside and outside the Project Area). This information is based on historical housing development and projected housing development for the planning periods 2009 -10 through 2013 -14, 2014 -15 through 2018 -19, and over the life of the Redevelopment Plan. Historical construction and substantial rehabilitation statistics were provided by the CDC. It should be noted that neither the existing housing units nor projections for future dwelling units include any units to be developed by the CDC. However, the CDC will continue to cooperate with and provide assistance and incentives to private developers in order to fulfill the CDC's affordable housing production requirements. Planning Period Production Needs The CDC does not directly develop or substantially rehabilitate housing units. However, per Section 33413(b) of the Redevelopment Law, not less than 15 percent of the units produced by persons or entities other than the CDC must be affordable to low- and - moderate - income households. Not less than 40 percent of the required affordable units must be available to very-low- income households at an affordable housing cost. In addition, to satisfy the CDC's production requirements; new or substantially rehabilitated units must have recorded 55 -year income restrictions or covenants for rental units and 45 -year income restrictions or covenants for owner occupied units. The affordable housing units may be constructed inside or outside the Project Area, but units outside the Project Area may only be counted on a 2 -for -1 basis. If low- and- moderate- income housing funds are available, the CDC. may also purchase affordability covenants on very-low or low- income multifamily units. The Housing Production Needs table (Table 1) on the following page summarizes the housing production activities within the Project Area, including the first five years of the Ten Year Planning Period, and identifies the projected production requirements for FY 2009 -10 through 2013-14 of the planning period and over the life of the Redevelopment Plan. As stated above, historical construction and substantial rehabilitation statistics were provided by the CDC.. The number of affordable units required is based on statutory thresholds, and the CDC is responsible for ensuring that the appropriate number of affordable units is created during a ten year period. It should be noted that neither the existing housing units nor projections for future dwelling units include any units to be developed by the CDC. However, the CDC will continue to cooperate with and provide assistance and incentives to private developers, in order to fulfill the CDC's affordable housing production requirements 17 LRPMP Page 168 iTabiol '�Cv N43f ?' a� z i 2 S� n Y�` � �F at b' vrr Time Period 1987 -88 to 2003 -04 rz Actual /Assumed Housing Units Constructed and Substantially Rehabilitated in Project Area 1,535 Required Affordable Units' Total Very Low 230 92 Ten Year Planning Period 1,293 194 78, 2004 -05 to 2008 -09 (Actual) /3 651 98 39 2009 -10 to 2013 -14 (Forecast)M 642 96 39 2014 -15 to 2018 -19 2019 -20 to 2026 -27 Redevelopment Plan Duration (1987 to 2038) P 550 83 33 200 30 12 ...., _ :.,..., 3 578 537 215 Notes: 1/ All required units based on 15 percent of actual /assumed units developed by entities other than the Agency. No units developed bythe Agency. 2/ Provided by City staff. 3/ Total units produced within the Project Area based on actual units per Citystaff 4/ Affordable Units Produced based on actual or estimated affordable units produced (or covenants purchased) during each planning period inside or outside the Project Area. 5/ The surplus affordable units in a 10 -year period maybe applied against the unit production requirements during the following ten -year compliance period, while anydeficit affordable u must be first produced during the following ten -year compliance period_ Source: City of Rohnert Park. According to actual and projected development information supplied by City staff, there were 1,535 housing units built in the Project Area between 1987 and 2004; creating the inclusionary housing need for 230 affordable housing units of which 92 units are required to be restricted to very -low income households. In the current Ten Year Planning Period, it is anticipated that the CDC will need to meet inclusionary requirements for 194 affordable units, including 78 units restricted to very low households. During the fiscal year 2004 -05 through 2008 -09 planning period, several residential developments occurred within the Project Area with a combined total of 651 housing units, resulting in inclusionary housing requirements of 98 affordable housing units, including 39 very-low income units. The CDC also projects that the proposed development of the Southwest Station Site, Southwest Boulevard Shopping Center and former City Hall site (Avram property), as well as other market -rate residential development within the Project Area, will produce 642 housing units and create an inclusionary housing need for 96 units, including 39 very -low income units . After the completion of the 2009 -10 through 2013 -14 planning period for this Compliance Plan, it is expected that there will be 550 additional housing units produced within the Project Area between fiscal years 2014 -15 through 2018 -19, creating a need for 83 affordable housing units; 33 of these units must be made affordable to very -low income households. Further, City staff estimates that an additional 200 housing units will be developed between fiscal years 2019 -20 and 2026 -27, triggering a requirement for 30 affordable housing units; 12 of which must be made affordable to very -low income households. In summary, over the duration of the Redevelopment Plan, it is estimated that 537 affordable units may be needed, including 215 very-low income units. MV LRPMP Page 169 Affordable Units Produced or Reserved Per Section 33413(b)(4) of the Redevelopment Law, the affordable housing production requirements must be met every ten years, which would reflect the compliance planning period ending June 30, 2014. If the CDC requirements are not met by the end of each 10 -year period, the agency shall meet these goals on an annual basis until the requirements for the 10 -year period are met. If the agency has exceeded the requirements within the 10 -year planning period, the agency may count the units that exceed the requirement in order to meet the requirements during the next 10 -year period. The Housing Production Fulfillment table on the following page (Table 2) summarizes the CDC's past production activities, including the first five years of the Ten Year Planning Period, and identifies the anticipated plans to meet identified production requirements for the 2009 -10 through 2013 -14 planning period and over the life of the Redevelopment Plan. 19 LRPMP Page 170 N`^'q1 fn S» y�y,. -cR'M j 4- aS-aM' ") ` Yrl' Y'1 - t1`.fy3..t+.'✓s gT fA$'a ,iY.3"SL'Ti?,."'S$ %", 3 C.:� �1 �3x 3 *j -X ,��h t�yt' ChS�'fh..S.'.ra FulCdlmentviAffort�able�HousiitgArfoductign {�egLl�eti�entsbxtl'@rie<Period� �. 134... LJ3.. �iS..' Nw��Y <LV`�..t`�Y..��iia3...1�i -<�:h 1._.AX."w ..• QZ ...�...n..,v......¢''rt.�t'414. ,,. 75>i.,a�� ?.iFi N �v+,. �1.N`t.`�,�,"i�:.S.H✓.�L'��yf Time Period Uptts Required Units Produced 9 Additional its ' Net Surplus Units (frfimiablel) f Required Produced Total Ver�+tow Total j( Very Low Total Very Low Total Very Low f t jt 1987 -88 to 2003 -04 230 x 92 491 150 0 0 261 58 Arlen Drive Condominiums x 17 0 i Altamont Apartments 92 23 } Aaron House Rehab x 1 1 I t Tower Apartments 50 0 The Gardens i 20 8 i & Muirfield Apartments 24 24 I t F Kisco /Oakview 41 i 4 € Covenant Purchases Rancho FelizMHP 178 60 t Las Casiias MHP 63 25 Shared Livin g/In nova tati ve Housing 5 5 j 4 (10 Year Planning Period 1;84 78 273 183 s 0 0 79 105 12004 -05 to 2008- 09(Actuai)}' 98 39 5 i Redwood Creek 35 } 0 J Centreville 12 6 j Marcheseillo 7 1 Park Gardens II t 2 1 I Arbors 56 33 i Vida Nueva 24 24 e Covenant Purchases 3 c Valley VillageMHP 57 57 t 12009 -10 to 2013- 14(Projected) 96 +39 1 Southwest Station Site 17 17 Southwest Blvd. Shopping Center 8 4 i Avram /Old City Hall 55 40 t 2014 -15 to 2018 -19 83 33 224 3 75 0 0 1 142 42 Southwest Blvd. Shopping Center 50 0 R Sonoma Mountain Village 120 48' Stadium 54 27 i Redevelopment Plan Duration 507 203 988 a 408 t 0 0 481 205 ?(1987 2038) I Notes: 1/ Affordable Units Required based on actual or estimated Total Units Produced during each planning period within the Project Area pursuant to CRL Section 33413 (b). Source: City of Rohnert Park. The CDC has proactively worked with private entities to facilitate the production of the required number of inclusionary units over the current Ten Year Planning Period. Based on the CDC's actual and planned developments; the number of affordable housing units produced will be in excess of the units required at the end of the same period. As shown in Table 1, housing development within the Project Area during the fiscal year 2004 -05 through 2008 -09 planning period triggered a requirement for 98 affordable housing units, including 39 very -low income units. Additionally, as stated previously, the CDC projects that the proposed development of the Southwest Station Site, Southwest Boulevard Shopping Center and former City Hall site (Avram property), as well as other market -rate residential development within the Project Area, will produce 642 housing units and create an inclusionary housing need for 96 units, including 39 very-low income units. Therefore, over the current ten 20 LRPMP Page 171 year Compliance Plan period, the CDC must ensure that a total of 194 affordable units are produced, including 78 units available to very-low income households. As shown in Table 2, the affordable housing development within the Project Area during this ten year period, both actual and projected development, will result in a total of 273. affordable housing units, 183 of which are, or will be, available to very -low income households. This creates a surplus of 79 affordable housing units. If very -low income housing units are isolated in this analysis, the CDC would have a surplus of 105 housing units. According to the Redevelopment Law, any surplus affordable housing units produced can by applied toward future affordable housing production requirements within 10 years. Therefore, as shown in Table 2 on the previous page, the CDC will have met its requirements for very low- income units through June 30, 2014, and is projected to have a 79 unit surplus of affordable housing units . This surplus of low- and moderate - income units allows the CDC flexibility with regard to negotiating with developers for future residential development projects. Production Needs over Duration of Redevelopment Plan As shown on Table 1, during the fiscal year 2014 -15 through 2018 -19 planning period addressed in this Compliance Plan, it is estimated that development projects will yield approximately 550. residential units in the Project Area. The potential development will trigger a requirement for 83 affordable housing units; 33 very low -, and 50 low- or moderate- income restricted units, which are expected to be built as part of the projects (Table 2). Similarly, an estimated 200 housing units are projected to be .developed in the Project Area between 2019 -20 through the duration of the Redevelopment Plan (fiscal year 2026 727), generating an inclusionary production need of 30 affordable housing units; 18 low- and- moderate - income housing units and 12 very -low- income housing units. These required units are also expected to be developed as part of the housing projects. The CDC may also apply any surplus affordable housing units developed within the previous ten year period to these required units. This allows the CDC flexibility to work with future developers, Replacement Housing Needs The Redevelopment Law requires that whenever dwelling units housing low- and- moderate- income households are destroyed as part of a CDC project, the CDC is responsible for ensuring that an equivalent number of replacement units are constructed or substantially rehabilitated. These units must provide at least the same number of bedrooms destroyed, and 100 percent of the replacement units must be affordable to the same or lower income categories (i.e. very low, low, and moderate) as those removed. The CDC receives a full credit for replacement units created inside or outside the Project Area. According to CDC staff, no units have been destroyed by CDC activity. Additionally, no units are expected to be destroyed or removed as a part of a CDC project during the planning period or over the life of the Redevelopment Plan. Low and Moderate Income Housing Fund The CDC's primary source of funding for housing program implementation is the annual set -aside deposits of 20 percent of the CDC's total tax increment in the low- and - moderate- income Housing Fund. The Redevelopment Law requires that not less than 20 percent of all tax increment revenue allocated to the CDC must be used to increase, improve, and preserve the community's supply of housing available, at affordable housing cost, to persons and families of very low -, low -, and moderate - incomes. Table 3 below presents a projection of housing fund revenues and estimated expenditures including the amounts that may be available for housing production activities over the 10 -year planning period. In accordance with Redevelopment Law section 33490(a)(2)(A)(i) and based on actual deposits and expenditures to and from the LMIHF in the preceding years, RSG worked with City staff to project the future cash flow for the fund for the next 5 and 10 years. As Table 3 on the next page, it is assumed that the 20 percent of increment deposit to the LMIHF will grow by a conservative 2 percent annual rate. Administration and planning expenditures are assumed to grow at a conservative annual rate of 1 percent after fiscal year 2013 -14. 21 LRPMP Page 172 $0, deposits t 2009, e LMIHFDare expected tedlHo anlge from 'M =T�'P$tsjected HoiYsfngAsd,Q p approximately $2.6 to $2.7 million annually. In addition, the t ,_. CDC currently has a balance of $13.7 million in 2007H Tax Fiscal Year LMIHF Deposits Allocation Bond proceeds to be spent on low- and - moderate- income housing projects and programs. Annual Cumulative Targeting of LMIHF Expenditures .2009-10 $ 2,605,309 $ 2,605,309 As set forth by Section 33334.4 of the Redevelopment Law, 2010 -11 2,605,309 5,210,617 each agency shall expend, over the duration of the 10 -year 2011 -12 2,605,309 7,815,926 2012 compliance plan period moneys in the LMIHF in proportion to -13 2,672,937 10,488,862 the community needs, both in terms of the income categories 2013 714 2,741,918 13,230,780 as well as for nonage- restricted units for low- income households. Effective January 1, 2002, expenditure of housing set -aside revenues is subject to certgin legal requirements. At a minimum, the CDC's low and moderate income housing set -aside revenue is to be expended in proportion to the community's need for very low and low income housing, as well as the proportion of the low income population under the age of 65. New legal requirements took effect in 2006 that modified the previous limitation of spending Housing Fund monies on households under the age of 65. Section 33334.4(b) of Redevelopment Law had previously required that an agency spend its Housing Fund monies "in at least the same proportion as the low- income population under age 65 bears to the most recent census." The new statute provides a higher level of specificity to spend monies "in at least the same proportion as the number of low- income households with a member under age 65 bears to the total number of low- income households of the community as reported in the most recent census." The percentage of very low and low income household expenditure requirements are based on Association of Bay Area Governments Regional Housing Needs Assessment ( "RHNA ") requirements for the City of Rohnert Park for the planning period of January 1, 2006 through June 30, 2014. The percentage of low income households under the age of 65 is based on Comprehensive Housing Affordability Strategy ( "CHAS ") reports of 2000 Census data as required by SB 527 adopted in 2005. Data relating to low income households under the age of 65 is not readily available from the Census. However, CHAS uses an extrapolation of Census data to calculate the number of low income households under the age of 62; which is the data that may be closest to that Which is required by the Redevelopment Law and used in this Plan. The current RHNA numbers, prepared by the Association of Bay Area Governments for the period 2007 through 2014, as stated in the City's Housing Element, reflect a Citywide need for 875 affordable housing units including 273 moderate- income units, 231 low- income units, and 371 very low- income units. For LMIHF expenditure purposes, the RHNA numbers reflect a minimum proportional expenditure obligation of 42.4 percent for very low - Income households, and 26.4 percent for low- income. households, while not more than 31.2 percent may be expended to assist moderate - income households. According to the CHAS data, 17 percent of the City's Census 2000 households were over the age of 62, while 83 percent of households were under the age of 62, as shown above in Table 4. Table 4 on the following page presents the Agency's requirements over the Ten Year Planning Period for Housing Fund expenditures, from January 1, 2002 June 30, 2014. L+A LRPMP Page 173 �Ta1�fe,4z F�olUSingtiExpd� ►d }tuFe�fiarystin� ReyurC,ftments,� ��Ya`,�4� ��y �s� : S' �.. h' �4e .a.�i5".Sl~i ✓:�G,.f�4...T�Y..: ..w_v..',`Sav�Fi ix »v�l.c.D ., J'a. sx..��1.rc.1 ?4s�Se1:S:.5 a�....k.�drm°v.�. ±l..`. tiv'.��,rhx... 'Y x1.4.a Household Type Minimum Percentage. of Housing Set -Aside Expenditures Between 2002 and 2014 Before 1106" After 1/06/2 Households Under Age 65 f3R4 91.9% 83.0% Very Low Income Households 31.5% 42.4% Low Income Households 21.9% 26.4% Notes: 1/ Prior to January 1, 2006, percentage targets for households under age 65 were based on total households, not just low income households. Prior to January 1, 2006, the breakdown of the City's Regional Housing Needs Assessment fair share goals included 31 percent to very low income. households and 22 percent to low income households. 2/ Effective January 1, 2006, AB 527 (Alquist) enacted a change to how targets to households under age 65 should be determined, specifically to limit the percentage to low income households in the community. As a result, the targets changed in 2006. However, because such data is not available directly from the Census, common practice is to use data for households under the age of 62 as reported in the. Comprehensive Housing Affordability Strategy. ( http : /soeds.org /chas /index.htm) 3/ According to 2000 Census data, 12,864 of a total of 15,505 households (83 percent) are under age 65. (www.census.gov) 4/ Targets beginning January 1, 2006 based on CHAS data as shown. Source: ESRI Business online, Bay Area Association of Governments; State of Cities Data System Between 2002 and 2006, the CDC's expenditures on non - senior housing were expected to be proportional to the prior requirement of 91.9% percent. Expenditures on very -low and low income households within the same period were expected to be at lease 31.5 percent and 21.9 percent of total LMIHF expenditures, respectively. However, for expenditures after 2006, and including this current implementation plan period, the minimum requirement for non - senior housing expenditures is 83 percent of total LMIHF expenditures. The minimum requirement for very -low and low housing after 2006 is 42.4 percent and 26.4 percent of total LMIHF expenditures, respectively. Over the next five. years of the compliance planning period, available LMIHF revenue is required to be allocated based on these RHNA -based ratios. Housing Set -Aside Expenditures since January 2002 The proportionality requirements affect expenditures over a ten year period, although the Redevelopment Law permits the initial compliance to be reported for a period beginning January 2002 and. ending June 30, 2014. Table 5 on the following page documents the amount of LMIHF revenues utilized since January 2002 for these income categories. The CDC is required to fulfill its target requirements by FY 2013 -14. 23 LRPMP Page 174 Table a� �xpen`dtture`Tat(yet�ngx$tafuS ' Actual an'd Plafitie FxTpBt1�11tUF� 4x " +Z4ks a IN v €t% ti t'�i Total" 3 Very Low Low I.. Households Income Income j Under Age 65 Expenditure Targeting Summary Actuals (2001 -02 through 2008 -09) Planned (2009 -10 through 2013 -14) n $ 16,818,484 1 $ 8,608,507 $ 7,076,398 $ 10 747,000 j 7,866,411 _.._.__ .._.._ ,�...._..__ ............ _ ... ... 2,880,589 $13,236,338 10 720,911 Planning Period Projected Totals 27,565,484 4 16,474,918 9,956,987 s 23,957,249 Planning Period Targets 13,521,821 11,507 395 25072 397 Potential Surplus / {Shortfall) 2,953,097 (1,550,408) (1,115,149 Notes: 1/ Based on FY 2004 -05 thru 2008 -09 Implementation Plan and CityofRohnert Park HCD Reports and housing data. Also includes moderate income household and senior housing expenditures which are not subject to proportionality requirements. 2/ Planned expenditures based on projects listed in 2009 -10 Implementation Plan and are subject to change. 3/ Targets based on estimates of planned expenditures and targeting percentages shown in Table 4. Actual targets are based on actual expenditures at the end of the 2001 -02 - 2013 -14 compliance period_ Source: Five Year Implementation Plan 2004 -05 through 2008 -09, Cityof Rohnert Park HCD Reports, financial statements and estimated housing fund expenditures Total Expenditures As Table 5 demonstrates, the CDC has spent approximately $16.8 million from the LMIHF between fiscal years 2001 -02 through 2008 -09 on. various affordable housing projects and programs. During the next five years, fiscal years 2009 -10 through 2013 -14, the CDC estimates that approximately $10.7 million of LMIHF will be spent on programs for very low, low and moderate income households. Vert/ Low Income Based on these actual and planned expenditures for very low income households, the CDC will meet and exceed the proportional spending targets for very -low income households by the end of the ten year planning period ending fiscal year 2013 -14. Actual expenditures since January 2002 total $8.6 million, and planned expenditures over the next five years are estimated at $7.9 million, resulting in a combined total of $16.5 million. Planning period targets are based on RHNA figures and are estimated at $13.5 million. As shown in Table 5, the CDC will exceed these requirements and have a surplus of approximately $3 million. Historically, the CDC has focused expenditures primarily on very-low income household, as shown by the $2.9 million surplus in expenditures for this income category. Low Income Actual and planned expenditures for low income households during the Housing Compliance Plan 10 -year period are $7.1 million and $2.9 million, respectively, resulting in a total of $10 million for this income category. However, the planning period targets, based on RHNA figures, dictate that the CDC needed to spend $11.5 million on low income housing projects and programs. Information presented in Table 5 above reflects this anticipated shortfall of approximately $1.5 million for low income households based on planning period targets. The CDC will need to expend additional LMIHF on low income projects beyond those identified in this Implementation Plan in order to comply with income targets anticipated at this point in time. 24 LRPMP Page 175 Households Under Age 65 With regard to LMIHF expenditures for households under the age of 65, Table 5 on the previous page shows that over the ten -year compliance period, the CDC will have spent approximately $24 million on affordable housing projects for households under the age of 65. Pursuant to current CHAS guidelines, the targeted minimum expenditure for households under the age of 65 for the planning period is $25.1 million. Table 5 on the previous page shows a shortfall of approximately $1.1 million of expenditures for households under the age of 65. It is important to note that that the CDC anticipates only $26,000 in LMIHF expenditures between fiscal year 2009 -10 and 2013 -14, on the Rebuilding Together and SCAYD /Homeless Prevention Programs. The remaining $10.7 of anticipated housing expenditures during this period will be spent assisting households under the age of 65. Family Units Assisted by the Housing Fund State law also requires a recap of the affordable housing projects for families (households under the age of 65) assisted by the LMIHF over the past implementation plan period. Table 6 on the following page summarizes these statistics by project from July 2004 through June 2009. 25 LRPMP Page 176 Units Assisted by Housing Set -Aside Fund Housing (FY2001 -02 through 2008 -09) Set -Aside Project/Location Expenditures Exdr. Low Very Low Low Moderate Total Family Projects $13,236,338 91 281 809 30 1,211 82% First Time Homebuyer $ 977,000 0 3 24 29.. 56_ Rehab Loan Program $ 691,651 0 11 11 1 23 Transitional Housing Program and $ 2,103,760 62 0 0 0 62 property purchases Homeless prevention (SCYAD, $ 868,167 0 138 473 0 611 Petaluma People Services, Sonoma Grove) Rebuilding Together $ 568,850 29 0 70 0 99 Las Casitas MHP $ 250,000 0 0 38 0 38 Rancho•Feliz $ 500,000 0 60 118 0 178 The Arbors $ 4,015,000 0 22 34 0 56 Vida Nueva $2,495,000 0 23 0 0 23 COTS Support Services $ 459,812 0 20 0 0 20 Kisco $ 307,097 0 4 41 0 45 Senior Projects $ 2,998,975 0 91 247 0 338 18% Oakview $ 450,000 0 4 37 0 41 Valley Village Mobile Home Park $ 1,200,000 0 57 57 0 114 Rebuilding Together $ 8,000 0 2 0 0 2 Outside P.A. Rebuild Together $ 4,000 0 1 0 0 1 Sonoma Co. CDC Rehab. Program $ 126,318 0 3 0 0 3 SCYAD /Homeless Prevention $ 10,657 0 7 0 0 7 Cop elandCreekApartments $ 1,200,000 0 17 153 0 170 Totals $16,235,312 91 372 1,056 30 1,549 100% Source: City of Rohnert Park HCD Reports and City staff. Housing Units Constructed during Prior Implementation Plan Period without LMIFIF During the prior implementation plan period, the Redwood Creek (232 total units with 35 units available to low income households), Centreville (76 total units, with 12 low and 6 very -low income units), and Park Gardens 11(20 units, with 1 very low and 1 low income units) projects were constructed within the Project Area without Agency assistance. These restricted units were produced by implementation of its lnclusionary Housing Ordinance on each of these developments. 26 LRPMP Page 177 This page left intentionally blank. LRPMP Page 178 Exhibit F Broker Price Opinion APN 143 - 051 -065 & 143 - 051 -066 LRPMP Page 179 Mason 09.1 MCDuffie commercial real estate 50 E Street Santa Rosa, CA 95404 BROKER PRICE OPINION TO: Linda Babonis Economic Development Manager 130 Avram Avenue Rohnert Park CA 94928 (v) 707.588.2233 PROPERTY ADDRESS: 6230 State Farm Drive 415 City Hall Drive Rohnert Park CA 94928 SITUS: Sonoma County APNs 143- 051 -065 and 143 - 051 -066 PURPOSE: To provide value estimate and probable sales price for Long - Range Property Management Plan NEIGHBORHOOD: Property is located in Central Rohnert Park in a transitional commercial /residential and public /institutional neighborhood within the 32 -acre Rohnert Park City Center Concept Plan Area. Newer development includes mixed use retail /residential, professional office and retail; public use includes linear park, public library, public safety headquarters, public plaza, and public parking lot. MARKET CONDITIONS: This urban sub - market is stabilizing after post- recession diminution of commercial property values and concurrent increase in marketing time. There has been little new construction in the commercial sector in Sonoma County or Rohnert Park for the past six years. A "re -set" of commercial property values occurred in late 2010 that resulted in property values similar to those of a decade earlier. Although jobs growth in Sonoma County is outpacing the state's metropolitan areas, full economic recovery is contingent upon sustained jobs growth and lower unemployment. SITE SIZE: 29,445± sf (0.67± ac) PROPERTY TYPE: Property is a generally level site carrying Mixed -Use zoning that allows a FAR of 1.5 for non - residential and 2.0 for mixed -use. Access is good, off -site improvements are complete, and public utilities are available. Currently improved with 2,486± square foot veterinary office building, driveway and paved parking areas of minimal value. Value estimate assumes that the site is vacant and available for development to its highest and best use. City of Rohnert Park Economic Development/State Farm & City Hall Drives Page 1 of 3 LRPMP Page 180 COMPARABLE SALES: Address List Price Sales Date Sales Price Sales Price psf DOM Distance Size Proposed Use Zoning Comments Comparability Sale No.1 10 E. Coati Coati N/A 9/04/2012 $310,000 $8.27 N/A 2 m. south 0.86± ac 37,501± sf Comm] SPD Finished lots Inferior COMPETITIVE LISTINGS: Address List Price List Price psf DOM Distance Size Proposed Use Zoning Comments Comparability No.1 6020 State Farm Dr Rohnert Park $775,000 $12.00 N/A 1/4 m. north 1.49± ac 64,761 ± sf Comm'I I -L /O Parking lot Inferior Sale No.2 58 Wilfred Rohnert Park N/A 12/13/12 $1,500,000 $27.55 N/A 1 m. west 1.25± ac 54,450± sf Comm'I. RR10 Raw land Superior N o.2 19366119370 Sonoma Hwy Sonoma $300,000 $23.74 N/A 20 m. west 0.29± ac 12,632± sf Comm'I. Comm'I. Finished lots Superior Sale No.3 Sale No.4 18820 Son.Hwy 400 S. A St. Santa Rosa Santa Rosa $345,000 N/A 10/31112 3/29113 $275,000 $65,000 $10.11 $12.43 106 N/A 10 m. We 7 m. north 0.62± ac 0.12± ac 27,199± sf 5;227± sf Comm'I. Parking lot LC CG Finished grade Paved lot Inferior Inferior Sale No.S 1711 SR Ave Santa Rosa $199,000 000 6/10/13 $150,000 $20.73 264 5 m. north 0.17± ac 7,236± sf Comm'I. CG Finished lot Similar MARKETING STRATEGY: Suggested marketing plan would be to demolish the building on the comer parcel (APN 143 - 051 -065) and market together with the contiguous interior parcel (APN 143 - 051 -066) to increase the pool of potential purchasers for a larger economically feasible development project. ESTIMATED MARKETING TIME-One year or less SUGGESTED LIST PRICE: $550,000 PROBABLE SALES PRICE: $500,000 City of Rohnert Park Economic DevelopmentlState Farm & City Hall Drives Page 2 of 3 LRPMP Page 181 MOST LIKELY BUYER: Most likely buyer is owner /user or developer for build -to -suit. COMMENTS: Value estimate based on land only pursuant to owner's representations of condition of the improvements. Listing No.1 recently reduced by 40% from $1,250,000. Prepared by: /`GrG i� Date Prepared: Lyn Crocker Broker Associate a CA BRE# 00697983 office: 707. 569.1862 - direct: 707.538.7772 cracker &,mmrecommercial.com Mason McDuffie commercial real estate 50 E Street-Santa Rosa CA 95404 City of Rohnert Park Economic Development/State Farm & City Hall Drives Page 3 of 3 LRPMP Page 182 Exhibit G Broker Price Opinion APN 045- 081 -007 & 045 - 082 -053 LRPMP Page 183 Mason 9NIMcElluffid commercial real estate 50 E Street Santa Rosa, CA 95404 BROKER PRICE OPINION TO: Linda Babonis Economic Development Manager 130 Avram Avenue Rohnert Park CA 94928 (v) 707.588.2233 PROPERTY ADDRESS: Redwood Drive Rohnert Park CA 94928 SITUS: Sonoma County APNs 045 - 081 -007 & 045- 082 -053 PURPOSE: To provide value estimate and probable sales price for Long - Range Property Management Plan NEIGHBORHOOD: Property is located in the northwest quadrant of Rohnert Park adjacent to the Wilfred - Dowdell Specific Plan Area. Redwood Drive in the vicinity of the subject parcels serves as a freeway frontage road from Rohnert Park's northerly urban boundary to State Highway 116. Highway commercial uses are located along Redwood Drive. Newer development includes a 534,000± sf resort casino scheduled fo opening in November 2013. MARKET CONDITIONS: The Rohnert Park submarket is stabilizing after post- recession diminution of commercial property values and concurrent increase in marketing time. There has been little new construction in the commercial sector in Sonoma County or Rohnert Park for the past six years. A "re -set" of commercial property values occurred in late 2010 that resulted in property values similar to those of nearly a decade earlier. Although jobs growth in Sonoma County is outpacing the state's metropolitan areas, full economic recovery is contingent upon sustained jobs growth and lower unemployment. PARCEL. SIZE: APN 045- 081 -007 6,875± sf APN 045 - 082 -053 6,534± sf PROPERTY TYPE: Property comprises two triangularly shaped parcels with frontage on Redwood Drive. Zoning is C -R: Regional Commercial and the General Plan is Regional Commercial. The parcels represent surplus property and, according to the Planning Director, neither is independently developable under the City's current zoning and land use regulations. Page 1 of 2 LRPMP Page 184 MARKETING STRATEGY: Properties may have value and /or utility to contiguous properties as plottage. ESTIMATED MARKETING TIME: N/A SUGGESTED LIST PRICE: N/A PROBABLE SALES PRICE: N/a MOST LIKELY BUYER: Most likely buyers are owners of contiguous parcels. COMMENTS: Properties cannot be independently developed; thus no estimated marketing time or suggested list price. Probable sales price would depend upon the contributory value to the respective contiguous parcels depending on the enhancement to these larger parcels. The most recent sales indicators for adjacent properties were two sales to Amy's Kitchen Restaurant Holdings at $22.00 and $27.00 per square foot. P repared by: Date Prepared: ate ® CA BRE# 00697983 69.1862 - direct: 707.538.7772 ecommercial.com Mason McDuffie commercial real estate 50 E Street-Santa Rosa CA 95404 Lyn Crocker Broker Associ office: 707. 5 crocker mmr City of Rohnert Park CA/Redwood Drive 03 Page 2 of 2 LRPMP Page 185