2015/10/27 City Council Resolution 2015-174RESOLUTION NO. 2015 -174
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT
PARK DECLARING INTENTION TO FORM A COMMUNITY FACILITIES
DISTRICT TO FUND CERTAIN PUBLIC SERVICES WITHIN THE SOUTHEAST
SPECIFIC PLAN AREA AND AUTHORIZING AND DIRECTING CERTAIN
RELATED ACTIONS
WHEREAS, the City of Rohnert Park (the "City ") has received a petition requesting the
institution of proceedings for the establishment of a community facilities district to fund certain
public services (the "Community Facilities District "), which petition is signed by the owners of
all of the land within the boundaries of the territory proposed for inclusion in the Community
Facilities District and which petition meets the requirements of Sections 53318 and 53319 of the
Government Code of the State of California (the "Government Code "); and
WHEREAS, the City Council of the City (the "City Council ") desires to initiate the
requested proceedings by adopting this resolution of intention as provided in Section 53321 of
the Government Code and to establish the Community Facilities District consisting of the
territory described in Exhibit "A" hereto (which exhibit is incorporated herein by this reference),
pursuant to the Mello -Roos Community Facilities Act of 1982, as amended, commencing with
Section 53311 of the Government Code (the "Act "), in order to fund (1) the maintenance of
public facilities within the Community Facilities District and increased levels of one or more of
the services described in California Government Code Section 53313 that are in addition to those
services provided to the territory proposed to be included in the Community Facilities District at
the time the Community Facilities District is created, and (2) the incidental expenses to be
incurred in connection with funding the services, and forming and administering the Community
Facilities District; and
WHEREAS, Exhibit "B ", which is incorporated herein by this reference, provides a
more complete description of the services to be funded (collectively, the "Services ") and the
incidental expenses incurred (collectively the `Incidental Expenses "); and
WHEREAS, the City Council further intends to approve an estimate of the costs of the
Services and the Incidental Expenses for the Community Facilities District; and
WHEREAS, it is the intention of the City Council to consider funding the Services and
the Incidental Expenses through the formation of the Community Facilities District and the levy
of a special tax, provided that the special tax levy is approved at an election to be held for the
Community Facilities District;
NOW, THEREFORE BE IT RESOLVED, by the City Council of the City of Rohnert
Park that it does hereby find, determine, resolve and order as follows:
SECTION 1. The above recitals are true and correct.
SECTION 2. A community facilities district is proposed to be established under the
terms of the Act to be designated as "City of Rohnert Park Community Facilities District
No. 2015 -01 - Southeast Specific Plan — Services" (the "Community Facilities District "). It is
further proposed that the boundaries of the Community Facilities District shall be the legal
boundaries of the parcels described in Exhibit "A" hereto, as depicted on the map of the
Community Facilities District which is on file with the City Clerk, which boundaries shall, upon
recordation of said map, include the entirety of any parcel subject to taxation by the Community
Facilities District. The City Clerk is hereby authorized and directed to sign the original map of
the Community Facilities District and record it with all proper endorsements thereon with the
County Recorder of the County of Sonoma within 15 days after the adoption of this resolution,
all as required by Section 3111 of the Streets and Highways Code of the State of California.
SECTION 3. The Services proposed to be provided within the Community Facilities
District are "services" as defined in the Act. The City Council hereby finds and determines that
the description of the Services herein is sufficiently informative to allow taxpayers within the
Community Facilities District to understand what the Community Facilities District may fund.
The City Council hereby finds that the Services are necessary to meet increased demands placed
upon the City as a result of development occurring in the Community Facilities District.
SECTION 4. Except where funds are otherwise available, it is the intention of the City
Council to levy annually in accordance with the procedures contained in the Act a special tax,
secured by a continuing lien against all non - exempt real property in the Community Facilities
District, sufficient to pay for the Services and Incidental Expenses. The rate and method of
apportionment and manner of collection of the special tax in the Community Facilities District is
described in detail in Exhibit "C" attached hereto (which exhibit is incorporated herein by this
reference). Exhibit "C" allows each landowner within the Community Facilities District to
estimate the maximum amount that may be levied against each parcel.
The special tax is based on the expected demand that each parcel of real property within
the Community Facilities District will place on the Services and on the benefit that each parcel
will derive from the Services. The City Council hereby determines the rate and method of
apportionment of the special tax set forth in Exhibit "C" to be reasonable. The special tax is
apportioned to each parcel on the foregoing basis pursuant to Section 53325.3 of the Act; and
such special tax is not on, or based upon, the value or ownership of real property. In the event
that a portion of the property within the Community Facilities District shall become for any
reason exempt, wholly or partially, from the levy of the special tax specified in Exhibit "C," the
City Council shall, on behalf of the Community Facilities District cause the levy to be increased,
subject to the limitation of the maximum special tax for a parcel as set forth in Exhibit "C," to
the extent necessary upon the remaining property within the Community Facilities District which
is not exempt in order to yield the special tax revenues required for the purposes described in this
Section. The obligation to pay special taxes may be not prepaid.
SECTION 5. A public hearing (the "Hearing ") on the establishment of the Community
Facilities District shall be held at 6:00 p.m., or as soon thereafter as practicable, on November
24, 2015, at the City Hall Council Chambers, 130 Avram Avenue, Rohnert Park, California. If
the City Council determines to establish the Community Facilities District, a special election will
2
2015 -174
be held to authorize the levy of the special tax and to approve an appropriations limit for the
Community Facilities District in accordance with the procedures contained in Government Code
Section 53326. If such election is held, the proposed voting procedure at the election will be a
landowner vote with each landowner who is the owner of record of land within the Community
Facilities District at the close of the Hearing, or the authorized representative thereof, having one
vote for each acre or portion thereof owned within the Community Facilities District. Ballots for
the special election may be distributed by mail or by personal service.
SECTION 6. At the time and place set forth above for the Hearing, any interested
person, including all persons owning lands or registered to vote within the Community Facilities
District, may appear and be heard.
SECTION 7. Each City officer who is or will be responsible for providing the Services
within the Community Facilities District, if it is established, is hereby directed to study the
Community Facilities District and, at or before the time of the Hearing, file a report with the City
Council containing a brief description of the public services by type which will, in his or her
opinion, be required to meet adequately the needs of the Community Facilities District and an
estimate of the cost of providing those public services and an estimate of the fair and reasonable
cost of any Incidental Expenses to be incurred.
SECTION 8. The City may accept advances of funds or work -in -kind from any source,
including, but not limited to, private persons or private entities, for any authorized purpose,
including, but not limited to, paying any cost incurred by the City in establishing the Community
Facilities District. The City may enter into an agreement with the person or entity advancing the
funds or work -in -kind, to repay all or a portion of the funds advanced, or to reimburse the person
or entity for the value, or cost, whichever is less, of the work -in -kind, as determined by the City
Council, with or without interest.
SECTION 9. The City Cleric is hereby authorized and directed to publish a notice (the
"Notice ") of the Hearing pursuant to Section 6061 of the Government Code in a newspaper of
general circulation published in the area of the Community Facilities District. Such publication
shall be completed at least seven (7) days prior to the date of the Hearing. The City Clerk is
further authorized and directed to mail a copy of the Notice to each of the landowners within the
boundaries of The Community Facilities District at least 15 days prior to the Hearing. The
Notice shall contain the text or a summary of this Resolution, the time and place of the Hearing,
a statement that the testimony of all interested persons or taxpayers will be heard, a description of
the protest rights of the registered voters and landowners in the Community Facilities District
and a description of the proposed voting procedure for the election required by the Act.
SECTION 10. This Resolution shall be effective upon its adoption.
BE IT FURTHER RESOLVED that the City Manager is hereby authorized and directed
to execute documents pertaining to same for and on behalf of the City of Rohnert Park.
3
2015 -174
DULY AND REGULARLY ADOPTED this 27`x' day of October, 2015.
CITY OF ROHNERT PARK
Amy O. Ahanotu, Mayor
ATTEST:
A- Anne M. Buergler, City Cle
Attachments: Exhibits A, B, and C
BELFORTE: MACKENZIE: Al STAFFORD: AHANOTU: CALLINAN:
AYES: NOES: ( O ) ABSENT: ( 0) ABSTAIN:
4
2015 -174
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Exhibit B
DESCRIPTION OF SERVICES AND INCIDENTAL EXPENSES
The proposed Services to be funded from the special taxes include: the provision of public safety
services to developed property, the maintenance, rehabilitation and reconstruction of publicly owned
pavement surfaces, the maintenance, rehabilitation and reconstruction of publicly owned landscapes,
parks, playgrounds, signage, curbs, gutters, sidewalks, decorative walls, street lighting and traffic
signals and the permitting, operation, maintenance, monitoring, rehabilitation and reconstruction of
publicly owned drainage and storm water treatment systems, together with all appurtenances and
appurtenant work in connection with the foregoing including the cost of engineering, planning,
designing, materials testing, coordination, construction staking, construction management and
supervision and any other expense incidental to providing the Services and maintaining,
rehabilitating or reconstructing the facilities that provide the Services, all to the extent that such
services are in addition to those provided in the territory of the Community Facilities District prior to
its creation.
The Services listed herein are representative of the types of Services authorized to be funded by the
Community Facilities District and the detailed scope and limits of specific maintenance activities and
projects will be determined as appropriate, consistent with the standards of the City. Addition,
deletion or modification of descriptions of the Services may be made consistent with the
requirements of the City Council of the City of Rohnert Park and the Mello Roos Community
Facilities District Act of 1982.
The Incidental Expenses to be paid from the special taxes include: all costs associated with the
annual administration cost of the Community Facilities District including the costs of developing
budgets, calculating the special taxes and levying the taxes with the County of Sonoma for collection.
Annual administration costs may include costs for City staff time as well as outside legal and
financial consultants and any fees charged by the County of Sonoma.
CITY OF ROHNERT PARK
COMMUNITY FACILITIES DISTRICT NO. 2015 -1
(SOUTHEAST SPECIFIC PLAN — SERVICES
RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
A Special Tax shall be levied on all Assessor's Parcels in the City of Rohnert Park Community
Facilities District No. 2015 -1 (Southeast Specific Plan— Services) ( "CFD No. 2015-1") and collected
each Fiscal Year commencing in Fiscal Year 2015 -16, in an amount determined by the City Council
of the City of Rohnert Park through the application of the Rate and Method of Apportionment, as
described below. All of the real property in CFD No. 2015 -1, unless exempted by law or by the
provisions hereof, shall be taxed for the purposes, to the extent, and in the manner herein provided.
A. DEFINITIONS
The terms as may hereinafter be set forth have the following meanings:
"Acre" or "Acreage" means the land area of an Assessor's Parcel as shown on an
Assessor's Parcel Map, or if the land area is not shown on an Assessor's Parcel Map, the land
area shown on the applicable Final Map or other parcel map recorded at the County
Recorder's Office.
"Act" means the Mello -Roos Community Facilities Act of 1982, as amended, being Chapter
2.5, Division 2 of Title 5 of the California Government Code.
"Administrative Expenses" means the following actual or reasonably estimated costs
directly related to the administration of CFD No. 2015 -1: the costs of computing the Special
Taxes and preparing the annual Special Tax collection schedules (whether by the City or
CFD No. 2015 -1, or both); the costs of collecting the Special Taxes (whether by the County
or otherwise); the costs associated with preparing Special Tax disclosure statements and
responding to public inquiries regarding the Special Taxes; the costs of the City or CFD No.
2015 -1 related to an appeal of the Special Tax; the City's administration fees and third party
expenses; the costs of City staff time and reasonable overhead related to CFD No. 2015 -1;
and amounts estimated or advanced by the City or CFD No. 2015 -1 for any other
administrative purposes of CFD No. 2015 -1, including attorney's fees and other costs related
to commencing and pursuing to completion any foreclosure of delinquent Special Taxes.
"Assessor's Parcel" means a lot or parcel shown on an Assessor's Parcel Map with an
assigned Assessor's Parcel Number.
"Assessor's Parcel Map" means an official map of the Assessor of the County designating
parcels by Assessor's Parcel Number.
City of Rohnert Park CFD No. 2015 -1 1 October 19, 2015
"Assessor's Parcel Number" means, with respect to an Assessor's Parcel, that number
assigned to such Assessor's Parcel by the County for purposes of identification.
"Below Market -Rate Unit" means a Unit within CFD No. 2015 -1 that has a deed restriction
recorded on title of the property that: (1) limits the rental price or sales price of the Unit; (ii)
limits the appreciation that can be realized by the owner of such Unit; or (iii) in any other
way restricts the current or future rental rate or value of the Unit.
"CFD Administrator" means an official of the City responsible for determining the Special
Tax Requirement, providing for the levy and collection of the Special Tax, and performing
the other duties provided for herein.
"CFD Formation" means the date on which the Resolution of Formation to form CFD No.
2015 -1 was adopted by the City Council.
"CFD No. 2015 -1" means City of Rohnert Park Community Facilities District No. 2015 -1
(Southeast Specific Plan — Services).
"City" means the City of Rohnert Park, California.
"City Council" means the City Council of the City, acting as the legislative body of CFD
No. 2015 -1.
"Conventional Lot" means, in any Fiscal Year, Single Family Detached Property on an
Assessor's Parcel ranging from 4,500 square feet to 10,000 square feet in area.
"County" means the County of Sonoma.
"CPI" means the Consumer Price Index published by the U.S. Bureau of Labor Statistics for
All Urban Consumers, All Items, in the San Francisco - Oakland -San Jose Area, measured in
the month specified in this Rate and Method of Apportionment. In the event this index
ceases to be published, the CPI shall be another index as determined by the Administrator
that is reasonably comparable to the Consumer Price Index for the San Francisco-Oakland-
San Jose Area.
"Developed Property" means all Taxable Property in CFD No. 2015 -1 for which a building
permit or special use permit for new construction has been issued by the City prior to June 1
of the preceding Fiscal Year.
"Estate Lot" means, in any Fiscal Year, Single Family Detached Property on an Assessor's
Parcel greater than 10,000 square feet in area.
"Expected Land Uses" means the total number and types of Units expected within CFD No.
2015 -1 at the time of CFD Formation, as identified in Table 2 and Exhibit 1 at the end of this
Rate and Method of Apportionment.
City of Rohnert Park CFD No. 2015 -1 2 Octoher 19, 2015
"Expected Maximum Special Tax Revenues" means the amount of annual revenue that
would be available if the Maximum Special Tax was levied on the Expected Land Uses. The
Expected Maximum Special Tax Revenues are shown in Table 2 at the end of this Rate and
Method of Apportionment.
"Final Map" means a final map, or portion thereof, recorded by the County pursuant to the
Subdivision Map Act (California Government Code Section 66410 et seq.) that creates
individual lots on which building permits for new construction may be issued without further
subdivision. The term "Final Map" shall not include any Assessor's Parcel Map or
subdivision map, or portion thereof, that does not create lots that are in their final
configuration, including Assessor's Parcels that are designated as remainder parcels.
"Fiscal Year" means the period starting July 1 and ending on the following June 30.
"Land Use Class" means any of the classes listed in Table 1 below.
"Market -Rate Unit" means a Unit within CFD No. 2015 -1 that is not a Below Market -Rate
Unit.
"Maximum Special Tax" means, with respect to an Assessor's Parcel of Taxable Property,
the maximum Special Tax determined in accordance with Sections C and D below that can
be levied in any Fiscal Year on such Assessor's Parcel of Taxable Property.
"Multiple Family Property" means, in any Fiscal Year, all Assessor's Parcels of Developed
Property for which a building permit or use permit has been issued for construction of a
residential structure with five or more Units that share a single Assessor's Parcel Number,
are offered for rent to the general public, and cannot be purchased by individual homebuyers.
"One -Time Maintenance Fee" means the maintenance fee collected by the City, at the time
of issuance of a building permit for each Unit (excluding Below Market Rate Units of
Multiple Family Property), to partially offset the projected fiscal deficit to the City's general
fund created by each Unit, pursuant to the development agreement entered into between the
City and Redwood Equities, LLC, on December 7, 2010, and recorded by the County on
December 15, 2010.
"Property Owner Association Property" means, for each Fiscal Year, property within the
boundaries of CFD No. 2015 -1 that was owned by a property owner association, including
any master or sub - association, as of June 1 of the prior Fiscal Year.
"Proportionately" means: (i) for Developed Property, that the ratio of the actual Special
Tax levy to the Maximum Special Tax is equal for all Assessor's Parcels of Developed
Property; and (ii) for Undeveloped Property, that the ratio of the actual Special Tax levy to
the Maximum Special Tax is equal for all Assessor's Parcels of Undeveloped Property.
"Public Property" means, for each Fiscal Year, property within the boundaries of CFD No.
2015 -1 that is: (1) owned by, irrevocably offered to, or dedicated to the federal government,
City of Rohnert Park CFD No. 2015 -1 3 October 19, 2015
the State, the County, the City, or any local government or other public agency; or (ii)
encumbered by an easement for purposes of public right-of-way that makes impractical its
use for any purpose other than that set forth in such easement, provided that any property
leased by a public agency to a private entity and subject to taxation under Section 53340.1 of
the Act shall be taxed and classified according to its use.
"Rate and Method of Apportionment" means this Rate and Method of Apportionment of
Special Tax.
"Services" means the services authorized to be financed, in whole or in part, by CFD No.
2015 -1.
"Special Tax" means the special tax authorized by the qualified electors of CFD No. 2015 -1
to be levied within the boundaries of CFD No. 2015 -1.
"Special Tax Requirement" means the amount necessary in any Fiscal Year to pay the cost
of the Services, Administrative Expenses, an amount to create a sinking fund for Services
that could not otherwise be funded in a given Fiscal Year, an amount to build a reserve fund
for capital replacement, and an amount equal to Special Tax delinquencies based on the
historical delinquency rate for Special Taxes, as determined by the CFD Administrator, less
One -Time Maintenance Fee revenue collected in the prior Fiscal Year by the City.
"Single Family Attached Property" means, in any Fiscal Year, all Assessor's Parcels of
Developed Property for which a building permit or use permit was issued for construction of
a residential structure consisting of two or more Units that share common walls, have
separate Assessor's Parcel Numbers assigned to them (except for a duplex unit, which may
share an Assessor's Parcel with another duplex unit), and may be purchased by individual
homebuyers (which shall still be the case even if the Units are purchased and subsequently
offered for rent by the owner of the Unit), including townhomes, triplexes, and such
residential structures that meet the statutory definition of a condominium contained in Civil
Code Section 1351.
"Single Family Detached Property" means, in any Fiscal Year, all Assessor's Parcels of
Developed Property for which a building permit was issued for construction of a Unit that
does not share a common wall with another Unit.
"Small Lot" means, in any Fiscal Year, Single Family Detached Property on an Assessor's
Parcel smaller than 4,500 square feet in area.
"State" means the State of California.
"Taxable Property" means, for each Fiscal Year, all Assessor's Parcels within the
boundaries of CFD No. 2015 -1 which are not exempt from the Special Tax pursuant to law
or Section F below.
"Undeveloped Property" means any Taxable Property that is not Developed Property.
City of Rohnert Park CFD No. 2015 -1 4 October 19, 2015
C.
"Unit" means an individual single- family detached home, towndlome, condominium,
apartment unit, or other residential dwelling unit, including each separate dwelling unit
within a half -plex, duplex, triplex, fourplex, or other residential building.
ASSIGNMENT TO LAND USE CATEGORIES
Each Fiscal Year, beginning with Fiscal Year 2015 -16, all Taxable Property within CFD No.
2015 -1 shall be classified as Developed Property, including Single Family Detached Property
(Estate Lot, Conventional Lot, or Small Lot), Single Family Attached Property, and Multiple
Family Property, or Undeveloped Property and shall be subject to Special Taxes in
accordance with the Rate and Method of Apportionment as determined pursuant to Sections
C through E below. Each Assessor's Parcel of Developed Property shall be further classified
as either Market -Rate Units or Below Market -Rate Units.
MAXIMUM SPECIAL TAX
The Maximum Special Tax for each Assessor's Parcel classified as Taxable Property shall be
determined by reference to Table 1 below.
TABLE 1
MAXIMUM SPECIAL TAX
Single Family Detached Property:
Estate Lot
Conventional Lot
Small Lot
Market -Rate
Below Market -Rate
Single Family Attached Property
Market -Rate
Below Market -Rate
$3,482 per Unit
$2,313 per Unit
$2,058 per Unit
$1,185 per Unit
$1,373 per Unit
$1,185 per Unit
11 Multiple Family Property 1 $593 per Market -Rate Unit 11
1I Undeveloped Property I $1,756 per Acre N
On June 1, 2016, and June 1 of each subsequent Fiscal Year, the Maximum Special Tax to be
applied in the next Fiscal Year shall be subject to an automatic increase at a rate equal to the
percentage increase, if any, in the CPI from June 1 of the prior Fiscal Year to June 1 of the
current Fiscal Year.
City of Robnert Park CFD No. 2015 -1 5 October 19, 2015
In some instances an Assessor's Parcel of Taxable Property may contain more than one Land
Use Class. The Maximum Special Tax levied on an Assessor's Parcel shall be the sum of tile
Maximum Special Tax for all Units of Developed Property (based on the applicable Final
Map, parcel map, condominium plan, or other recorded County map) located on that
Assessor's Parcel.
D. ADJUSTMENTS TO THE MAXIMUM SPECIAL TAX
The Expected Maximum Special Tax Revenues were calculated based on the Expected Land
Uses at CFD Formation. The CFD Administrator shall review Final Maps and compare the
revised land uses, if any, to the Expected Land Uses to evaluate the impact on the Expected
Maximum Special Tax Revenues.
If a change to the Expected Land Uses (a "Land Use Change ") is proposed within any Final
Map area of CFD No. 2015 -1, the following steps shall be applied:
Step 1: By reference to Table 2 (which will be updated by the CFD Administrator each
time a Land Use Change has been processed according to this Section D), and
accounting for any applicable CPI adjustment, the CFD Administrator shall
identify the Expected Maximum Special Tax Revenues;
Step 2: The CFD Administrator shall calculate the Expected Maximum Special Tax
Revenues that could be collected if the Land Use Change is approved, making the
assumption that development within CFD No. 2015 -1 is completed;
Step 3: If the amount calculated in Step 2 is higher than that determined in Step 1, no
further action is needed. If the revenues calculated in Step 2 are less than those
calculated in Step 1, then the Maximum Special Tax for each Parcel of Developed
Property in the Final Map area affected by the Land Use Change shall be increased
proportionately until the Expected Maximum Special Tax Revenues for the Final
Map area affected by the Land Use Change is the same as it was prior to the Land
Use Change.
If multiple Land Use Changes are proposed simultaneously by a single land owner (which
may include approval of multiple Final Maps at one time), the CFD Administrator may
consider the combined effect of all the Land Use Changes to determine if there is a reduction
in Expected Maximum Special Tax Revenues. If there is a reduction, the CFD Administrator
shall increase the Maximum Special Tax proportionately in all of the Final Maps being
proposed by the landowner until the aggregate amount that can be levied within the Final
Maps is equal to the amount that could have been levied prior to the proposed Land Use
Changes. If Land Use Changes are proposed simultaneously by multiple landowners, the
CFD Administrator shall consider the proposed Land Use Changes individually.
City of Rohnert Park CFD No. 2015 -1 6 October 19, 2015
E. METHOD OF LEVY OF THE SPECIAL TAX
Each Fiscal Year, the CFD Administrator shall determine the Special Tax Requirement and
levy the Special Tax on all Parcels of Taxable Property as follows:
Step 1: The Special Tax shall be levied Proportionately on each Assessor's Parcel of
Developed Property up to 100% of the Maximum Special Tax for each
Assessor's Parcel until the amount levied on Developed Property is equal to the
Special Tax Requirement;
Step 2: If additional revenue is needed after Step 1 to pay the Special Tax Requirement,
the Special Tax shall be levied Proportionately on each Assessor's Parcel of
Undeveloped Property up to 100% of the Maximum Special Tax.
F. EXEMPTIONS
Notwithstanding anything in this Rate and Method of Apportionment to the contrary, no
Special Tax shall be levied on Public Property, Property Owner Association Property, or
Below Market -Rate Units of Multiple Family Property.
G. APPEALS
Any property owner may file a written appeal of the Special Tax with CFD No. 2015 -1
claiming that the amount or application of the Special Tax is not correct. The appeal must be
filed not later than one calendar year after having paid the Special Tax that is disputed, and
the appellant must be current in all payments of Special Taxes. In addition, during the term
of the appeal process, all Special Taxes levied must be paid on or before the payment date
established when the levy was made.
The appeal must specify the reasons why the appellant claims the Special Tax is in error.
The CFD Administrator shall review the appeal, meet with the appellant if the CFD
Administrator deems necessary, and advise the appellant of its determination.
If the property owner disagrees with the CFD Administrator's decision relative to the appeal,
the owner may then file a written appeal with the City Council, whose subsequent decision
shall be final and binding on all interested parties. If the decision of the CFD Administrator
or subsequent decision by the City Council requires the Special Tax to be modified or
changed in favor of the property owner, then the CFD Administrator shall determine if
sufficient Special Tax revenue is available to make cash refund. If a cash refund cannot be
made, then an adjustment shall be made to credit future Special Tax levy(ies).
This procedure shall be exclusive and its exhaustion by any property owner shall be a
condition precedent to filing any legal action by such owner.
City of Rohnert Park CFD No. 2015 -1 7 October 19, 2015
H. MANNER OF COLLECTION
The Special Taxes shall be collected in the same manner and at the same time as ordinary ad
valorem property taxes; provided, however, that the Special Taxes may be collected in such
other manner as the City Council shall determine, including direct billing of affected property
owners.
I. TERM OF SPECIAL TAX
The Special Tax shall continue to be levied indefinitely on an amlual basis on all Taxable
Property in CFD No. 2015 -1.
City of'Rohnert Park CFD No. 2015 -1 8 October 19, 2015
TABLE 2
CITY OF ROHNERT PARK
COMMUNITY FACILITIES DISTRICT No. 2015-1
(SOUTHEAST SPECIFIC PLAN — SERVICES)
EXPECTED LAND USES AND EXPECTED MAXIMUM SPECIAL TAX REVENUES
Land Use
Class
Expected
Land Uses
(Taxable
Units)
Estimated
Special
Tax per Unit
FY 2015 -16*
Expected
Maximum
Special Tax
Revenues
FY 2015 -16*
Single Family Detached Property:
Estate Lot
29 Units
$3,482 per Unit
$100,978
Conventional Lot
145 Units
$2,313 per Unit
$335,385
Small Lot
Market -Rate
184 Units
$2,058 per Unit
$378,672
Below Market -Rate
8 Units
$1,185 per Unit
$9,480
Single Family Attached Property
Market -Rate
45 Units
$1,373 per Unit
$61,785
Below Market -Rate
28 Units
$1,185 per Unit
$33,180
Multiple Family Property
0 Units
$593 per Unit
$0
Total
439 Units
$919,480
On June 1, 2016, and June 1 of each subsequent Fiscal Year, the Maximum
Special Tax to be applied in the next Fiscal Year shall be subject to an automatic
increase at a rate equal to the percentage increase, if any, in the CPI from June 1 of
the prior Fiscal Year to June 1 of the current Fiscal Year.
City of Rohnert Park CFD No. 2015 -1 9 October 19, 2015
EXHIBIT 1
CITY OF ROHNERT PARK
COMMUNITY FACILITIES DISTRICT NO. 2015 -1
(SOUTHEAST SPECIFIC PLAN — SERVICES)
TENTATIVE MAP — SITE PLAN
SOUTHEAST ROHNERT PARK
SHEET 3 OF 10
AUGUST 2014
City of Rohnert Park CFD No. 2015 -1 10 October 19, 2015