2018/09/25 City Council Resolution 2018-126 RESOLUTION NO. 2018-126
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK
ESTABLISHING UNIVERSITY DISTRICT SPECIFIC PLAN REIMBURSEMENT FEE
WHEREAS, University District, LLC, and Vast Oak Properties L.P (collectively,
"Developer") submitted applications to the City of Rohnert Park for a General Plan Amendment,
Specific Plan, Environmental Impact Report ("EIR"), rezoning,tentative maps, development
area plans, and annexation of certain properties consisting of approximately 300.61 acres,
located on each side of Hinebaugh Creek, south of Keiser Avenue,west of Petaluma Hill Road,
and north of Copeland Creek; and
WHEREAS,the Developer incurred costs for the preparation of the University District
Specific Plan("Specific Plan"),Environmental Impact Report("EIR") for the Specific Plan; and
approval and administration of the Specific Plan, including costs incurred pursuant to CEQA;
and
WHEREAS, Section 4.14 of the Development Agreement between the City of Rohnert
Park and the University District Developer commits the City to using its best efforts to secure
reimbursement for Developer for the costs of preparing the Specific Plan exceeding the
Developer's fair share; and
WHEREAS, California Government Code Section 65456 and Rohnert Park Municipal
Code Section 17.06.450 provide the City with the authority to establish a"specific plan
reimbursement fee" in order to meet this reimbursement obligation; and
WHEREAS, the Developer has submitted documentation of the total costs for the
preparation, approval and administration of the Specific Plan which totaled$3,790,395.28 as of
July 31, 2018, as well as Developer's proportionate share of such costs, and such costs are
detailed in Exhibit A: University District Specific Plan Processing Costs as of July 31, 2018;
and
WHEREAS, neither the Developer nor the City anticipate that any additional costs will
be incurred for the preparation of the Specific Plan; and
WHEREAS,the City Council finds and determines as follows:
A. The Specific Plan was prepared and adopted by the City to facilitate the orderly and
systematic development of the Specific Plan Area through the establishment of a
comprehensive planning program consistent with the Rohnert Park General Plan.
B. Persons or entities seeking to develop projects in the Specific Plan Area derive
substantial benefits from the preparation and adoption of the University District
Specific Plan, in that:
1. Environmental documents prepared in connection with the University District
Specific Plan, including the EIR and additional environmental review
documents prepared in connection with Developer's application, reduce the
scope and cost of subsequent environmental review that otherwise would be
required in connection with Specific Plan Area development projects;
2. Preparation of the Specific Plan substantially reduces the scope and cost of
planning review otherwise required in connection with Specific Plan Area
developments projects;
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C. California Government Code Section 65456 allows that the City Council"after
adopting a specific plan, may impose a specific plan fee upon persons seeking
governmental approvals which are required to be consistent with the specific plan.
The fees shall be established so that, in the aggregate,they defray but as estimated do
not exceed, the cost of preparation, adoption, and administration of the specific plan,
including costs incurred pursuant to Division 13 (commencing with Section 21000)of
the Public Resources Code."
D. Rohnert Park Municipal Code 17.06.450 allows the City Council to adopt by
resolution, a fee schedule for"costs incurred in the preparation, adoption, and
implementation of a specific plan including the preliminary application and costs
incurred pursuant to CEQA."
E. Through July 31, 2018,the Developer incurred $3,790,395.28 in costs documented in
Exhibit A: University District Specific Plan Processing Costs as of July 31, 2018.
F. The costs shown in Exhibit A are reimbursable costs pursuant to California
Government Code Section 65456 and Rohnert Park Municipal Code 17.06.450.
G. Timely notice of a public hearing was published in the Community Voice beginning
on September 14 and in the manner required Government Code section 6062a and
66018, and the City Council held a public hearing on September 25, 2018 regarding
the establishment of a specific plan fee.
NOW,THEREFORE,THE CITY COUNCIL 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. Environmental Review. The adoption of this Resolution is exempt from the
California Environmental Quality Act as this action is not considered a"project"as defined
in California Code of Regulations, Title 14, Chapter 3,Article 20, Section 15378(a):
(a) "Project"means the whole of an action, which has a potential for
resulting in either a direct physical change in the environment, or a
reasonably foreseeable indirect physical change in the environment,...
Section 3. Fee Established. The University District Specific Plan Reimbursement Fee
("University District Reimbursement Fee") is established to reimburse the City and
Developer for expenses exceeding Developer's proportionate share associated with
preparing and adopting the University District Specific Plan, including costs incurred
pursuant to CEQA for the University District Specific Plan.
Section 4. The University District Reimbursement Fee is a permit processing fee to
reimburse the City and Developer for costs incurred in the adoption of the University
District Specific Plan. It is not a monetary exaction for the purposes of defraying the costs
of public facilities.Payment of the University District Reimbursement Fee is in addition to
any applicable fee(s)which may be imposed to offset impacts to public facilities.
Section 5. Amount of Fee. The University District Reimbursement Fee charged for
each parcel is a prorated amount in accordance with the applicant's relative benefit derived
from the specific plan,as nearly as can be estimated. For the purposes of estimating relative
benefit, the amount of the University District Reimbursement Fee is based on a prorated
share of acreage within the total University District Specific Plan acreage. The amount of
the University District Reimbursement Fee allocated to each parcel is calculated as follows:
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Allocation of University District Specific Plan Reimbursement Fee
The following formula shall be used to allocate the Reimbursable Costs over all acreage anticipated to be
developed within the Specific Plan
Parcel Acreage=Total Acreage=Percentage Share of Reimbursable Costs
Reimbursable costs
Specific Plan Costs incurred by Developer as of July 31, 2018:$3,790,395.28
Percentage Share of University District Specific Plan Costs and Resulting Fee Amount
Percentage Fair Share
Amount of
Property Owner Parcel Nos. Property of University Acreage District Specic Specific
Plan area Costs
University District, 047-131-026 7 0 2 33% $88,316.21
LLC
University District, 047-131-027 27.34 9.09% $344,546.93
LLC
159-550-007, 159-550-008
159-560-001 through-032
159-570-001 through-052
159-580-001 through-112
Vast Oak Properties, 159-590-001 through-116
L.P. 226.58 75 37% $2,856,820.92
159-600-001 through-116
159-620-001 through-044
159-630-001 through-078
159-640-001 through-115
159-650-001 through-085
Milton T. Gee Trust 045-253-009 1.74 0.58% $21,984.30
Milton T. Gee Trust 045-253-010 1.73 0.58% $21,984.29
Milton T.Gee Trust 045-253-011 1.73 0.58% $21,984.29
Milton T. Gee Trust 045-253-012 1 74 0.58% $21,984.30
Cory S.and Windy L. 045-253-007 3.06 1.02% $38,662.03
Creath Trust
Cotati Rohnert Park Portion of 29.69 9 87% $374,112.01
Unified School District 045-253-018
300.61
Total 100% $3,790,395.28
Acres
Section 6. Time of Payment. The University District Reimbursement Fee shall be due
and payable prior to the issuance of a building permit, or at time of application of
subdivision map or parcel map, whichever comes first.
Section 7. Uses of Fee Revenue. Revenue generated from the University District
Reimbursement Fee shall be used only to reimburse the Developer for costs incurred in the
preparation and adoption of the University District Specific Plan and costs incurred
pursuant to CEQA for the University District Specific Plan in excess of Developer's
proportionate share.
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Section 8. Creation of Fee Account and Budget Authority. University District
Reimbursement Fees collected shall be deposited in a restricted account maintained by the
City. Revenue within this account shall be used solely for the purpose set forth by this
Resolution. Upon receipt of fee revenue, the Finance Director is authorized to make
appropriations and increase budgeted revenue as necessary to make the reimbursements
authorized by this Resolution. Once monies in the account are disbursed to reimburse the
Developer for its costs incurred,the remaining monies,which may include interest accrued
thereon, shall be unrestricted revenue of the City.
Section 9. Refunds. No applicant shall be entitled to a refund of the University District
Reimbursement Fee collected if, for any reason, development subject to the University
District Reimbursement Fee does not proceed.
Section 10. Amendments to Fee. This fee may be reviewed and amended by resolution
from time to time as provided by Rohnert Park Municipal Code 17.06.450.
Section 11. Effective Date. The Effective date for the Specific Plan Fee shall be sixty
(60) days from adoption, pursuant to Government Code section 66017(a).
Section 12. Severability. If any action, subsection, sentence, clause or phrase of this
Resolution or the fees levied by this Resolution shall be held invalid or unconstitutional by
a court of competent jurisdiction, such invalidity shall not affect the validity of the
remaining portions of this Resolution or the fees levied by this Resolution that can be given
effect without the invalid provisions.
DULY AND REGULARLY ADOPTED by the City Council of the City of Rohnert Park
on this 25th day of September, 2018.
CITY OF ROHNERT PARK
ATTEST: Pam Stafford, Mayor
JoAnne M.Buergler, City Cle k
Attachment: Exhibit A
AHANOTU: ` BELFORTE: MACKENZIE: J- CALLINAN: YI )(_ STAFFORD:A \t
AYES: (� ) NOES: ( O ) ABSENT: ( ) ) ABSTAIN:: ( O ) 1
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EXHIBIT A TO RESOLUTION
University District Specific Plan Processing Costs as of July 31,2018
Activities toward preparation,adoption,and administration of the
Date Expense Amount Company/Agency specific plan,including costs pursuant to CEQA
11/26/01 $ 2,500.00 City of Rohnert Park Preliminary Specific Plan
02/01/02 $ 10,965.22 Dahlin Group Preliminary Specific Plan
02/20/02 $ 5,709.90 Dahlin Group Preliminary Specific Plan
04/09/02 $ 785.96 Dahlin Group Preliminary Specific Plan
06/18/02 $ 3,725.50 Dahlin Group Specific Plan
07/08/02 $ 41,736.38 City of Rohnert Park PFFP
07/22/02 $ 10,422.45 Bingham McCutchen EIR
08/01/02 $ 3,122.35 Dahlin Group Specific Plan
08/21/02 $ 2,057.89 Dahlin Group Specific Plan
09/18/02 $ 6,738.77 Bingham McCutchen EIR,Specific Plan
10/09/02 $ 4,910.00 Dahlin Group Specific Plan
10/22/02 $ 6,663.45 Bingham McCutchen EIR,Specific Plan
11/13/02 $ 450.00 Dahlin Group Specific Plan
11/15/02 $ 858.01 Bingham McCutchen EIR,CEQA,GPA
11/20/02 $ 3,953.39 Bingham McCutchen EIR,CEQA,GPA
12/02/02 $ 22,517.11 Mackay&Somps Specific Plan
12/11/02 $ 1,067.15 Mackay&Somps Specific Plan
01/03/03 $ 4,000.00 City of Rohnert Park Specific Plan
02/28/03 $ 12,079.30 Bingham McCutchen EIR,Specific Plan
03/05/03 $ 2,397.00 Bingham McCutchen EIR,Specific Plan
03/10/03 $ 8,135.00 Mackay&Somps Specific Plan
03/31/03 $ 8,702.48 Bingham McCutchen CEQA,annexation
03/31/03 $ 3,751.48 Bingham McCutchen EIR
04/23/03 $ 8,015.50 Mackay&Somps Specific Plan
05/20/03 $ 7,029.60 Bingham McCutchen EIR
05/23/03 $ 16,415.29 Bingham McCutchen EIR,annexation
06/24/03 $ 16,162.13 Bingham McCutchen EIR,Specific Plan
07/01/03 $ 34,599.19 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
07/07/03 $ 10,456.05 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
07/31/03 $ 6,746.77 Bingham McCutchen EIR,annexation,Specific Plan
08/18/03 $ 38,666.45 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
08/28/03 $ 9,879.12 Bingham McCutchen EIR,annexation
09/08/03 $ 12,998.78 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
10/14/03 $ 8,464.77 Mackay&Somps Specific Plan,EIR,Tentative Map
10/29/03 $ 20,260.96 Bingham McCutchen EIR,Specific Plan
11/03/03 $ 16,250.17 Bingham McCutchen EIR,annexation,Specific Plan
11/03/03 $ 50,000.00 City of Rohnert Park EIR
11/14/03 $ 15,188.28 Bingham McCutchen EIR,annexation
11/14/03 $ 20,609.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
12/08/03 $ 16,166.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
12/16/03 $ 24,599.16 Bingham McCutchen EIR,Specific Plan,CEQA,annexation
01/27/04 $ 8,152.40 Bingham McCutchen EIR,Specific Plan
02/17/04 $ 24,696.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
02/24/04 $ 17,065.67 Bingham McCutchen EIR,Specific Plan
03/02/04 $ 50,000.00 City of Rohnert Park EIR
03/17/04 $ 50,000.00 City of Rohnert Park EIR
03/22/04 $ 20,282.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
03/23/04 $ 12,044.91 Bingham McCutchen EIR,Specific Plan
04/19/04 $ 20,159.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
04/30/04 $ 33,739.62 Bingham McCutchen EIR,Specific Plan,CEQA
04/30/04 $ 14,021.17 Bingham McCutchen PFFP,EIR
05/18/04 $ 8,580.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
05/25/04 $ 23,074.52 Bingham McCutchen EIR,Specific Plan,CEQA
06/03/04 $ 4,278.40 City of Rohnert Park PFFP
06/14/04 $ 10,411.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
06/16/04 $ 10,000.00 City of Rohnert Park Specific Plan
07/22/04 $ 17,262.29 Bingham McCutchen PFFP,EIR
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EXHIBIT A TO RESOLUTION
University District Specific Plan Processing Costs as of July 31,2018
Activities toward preparation,adoption,and administration of the
Date Expense Amount Company/Agency specific plan,including costs pursuant to CEQA
07/26/04 $ 9,073.00 Mackay&Somps EIR,Grading/Improvement studies
08/02/04 $ 10,161.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
08/24/04 $ 20,507.46 Bingham McCutchen PFFP,EIR,CEQA
08/30/04 $ 24,000.00 City of Rohnert Park WSA
09/10/04 $ 24,019.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
09/27/04 $ 6,561.09 Bingham McCutchen EIR
10/18/04 $ 4,688.25 City of Rohnert Park PFFP
10/25/04 $ 22,483.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
10/31/04 $ 10,415.68 Bingham McCutchen EIR,annexation
11/05/04 $ 22,112.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
11/16/04 $ 50,000.00 City of Rohnert Park EIR
12/13/04 $ 27,539.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
12/20/04 $ 34,948.95 Bingham McCutchen EIR,annexation
12/20/04 $ 16,486.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
12/31/04 $ 24,415.53 Bingham McCutchen EIR,annexation
01/24/05 $ 21,602.00 Mackay&Somps EIR,Tentative Map,WQ/Detention basin design
01/31/05 $ 28,802.03 Bingham McCutchen EIR,annexation
02/14/05 $ 44,851.00 City of Rohnert Park WSA
02/15/05 $ 2,280.00 Mackay&Somps Specific Plan,Tentative Map,Grading/Improvement studies
02/18/05 $ 23,525.68 Bingham McCutchen EIR,annexation
02/22/05 $ 25,232.00 Mackay&Somps Specific Plan,EIR,Grading/Improvement studies
03/07/05 $ 26,328.00 Mackay&Somps Specific Plan,EIR,Tentative Map,Grading/Improvement studies
03/08/05 $ 75,536.80 City of Rohnert Park EIR
03/23/05 $ 8,227.94 Bingham McCutchen EIR
Specific Plan,Grading/Improvement studies,WQ/Detention basin
04/11/05 $ 20,658.00 Mackay&Somps design
04/29/05 $ 5,381.15 Bingham McCutchen EIR,Specific Plan
Specific Plan,Grading/Improvement studies,Tentative Map,
05/10/05 $ 15,784.00 Mackay&Somps WQ/Detention basin design
05/17/05 $ 8,699.60 Bingham McCutchen EIR,annexation,CEQA
05/20/05 $ 7,500.00 City of Rohnert Park EIR
06/08/05 $ 12,690.00 City of Rohnert Park EIR
Grading/Improvement studies,Tentative Map,WQ/Detention basin
06/13/05 $ 4,263.00 Mackay&Somps design
06/24/05 $ 22,112.70 Bingham McCutchen EIR,annexation,CEQA
07/11/05 $ 19,033.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
07/25/05 $ 29,820.86 Bingham McCutchen EIR,annexation,CEQA
08/15/05 $ 11,974.00 Mackay&Somps EIR,Tentative Map,Grading/Improvement studies
08/19/05 $ 10,737.01 Bingham McCutchen EIR,annexation
08/24/05 $ 89,618.00 City of Rohnert Park EIR
09/07/05 $ 2,478.00 Mackay&Somps Tentative Map,Grading/Improvement studies
09/14/05 $ 2,218.00 Mackay&Somps Tentative Map,Grading/Improvement studies
09/16/05 $ 1,123.75 City of Rohnert Park EIR
09/26/05 $ 26,938.55 Bingham McCutchen EIR,annexation,CEQA
10/31/05 $ 30,351.92 Bingham McCutchen EIR,annexation,CEQA
11/21/05 $ 88,413.14 Bingham McCutchen WSA,EIR,annexation,Specific Plan
12/20/05 $ 50.00 City of Rohnert Park EIR
12/23/05 $ 56,414.47 Bingham McCutchen WSA,EIR,annexation,Specific Plan
01/18/06 $ 50,470.00 Mackay&Somps Specific Plan,Grading/Improvement studies,Tentative Map
01/30/06 $ 35,418.32 Bingham McCutchen WSA,EIR,PFFP,CEQA
02/22/06 $ 57,435.54 Bingham McCutchen WSA,EIR,PFFP
02/22/06 $ 26,914.00 Mackay&Somps Specific Plan,Grading/Improvement studies,Tentative Map
03/27/06 $ 80,796.21 Bingham McCutchen WSA,EIR
04/25/06 $ 2,034.00 Mackay&Somps Specific Plan,Grading/Improvement studies,Tentative Map
04/27/06 $ 58,512.28 Bingham McCutchen WSA,EIR
05/16/06 $ 6,795.00 Mackay&Somps Specific Plan,EIR,Tentative Map
05/23/06 $ 76,126.12 Bingham McCutchen WSA,EIR,Specific Plan,GPA,CEQA
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EXHIBIT ATO RESOLUTION
University District Specific Plan Processing Costs as of July 31,2018
Activities toward preparation,adoption,and administration of the
Date Expense Amount Company/Agency specific plan,including costs pursuant to CEQA
05/25/06 $ 10,716.00 City of Rohnert Park PFFP
06/30/06 $ 71,061.89 Bingham McCutchen EIR,Specific Plan,WSA
07/10/06 $ 46,720.00 City of Rohnert Park WSA
07/24/06 $ 29,287.32 City of Rohnert Park PFFP
07/28/06 $ 43,356.88 Bingham McCutchen WSA,EIR
08/24/06 $ 69,309.92 Bingham McCutchen WSA,EIR
09/26/06 $ 46,031.00 Bingham McCutchen WSA,EIR
10/27/06 $ 29,684.00 Bingham McCutchen WSA,EIR
11/14/06 $ 4,966.00 Mackay&Somps Specific Plan,EIR
11/22/06 $ 54,165.40 Bingham McCutchen WSA,EIR
12/01/06 $ 22,746.66 City of Rohnert Park WSA
12/13/06 $ 1,680.40 Bingham McCutchen EIR,annexation
01/02/07 $ 708,523.08 City of Rohnert Park Various
02/27/07 $ 12,148.10 Bingham McCutchen WSA,EIR,annexation,Specific Plan
03/27/07 $ 15,240.18 Bingham McCutchen WSA,EIR,annexation,CEQA
04/02/07 $ 137,045.21 City of Rohnert Park WSA
04/02/07 $ 7,381.04 City of Rohnert Park PFFP
04/03/07 $ (25,063.04) City of Rohnert Park WSA(refund as a result of recalculation of WSA cost fair share)
04/20/07 $ 51,463.55 Bingham McCutchen WSA,EIR
06/19/07 $ 29,474.57 Bingham McCutchen EIR,annexation
07/19/07 $ 2,068.80 Bingham McCutchen WSA,EIR
08/13/07 $ 2,664.00 Bingham McCutchen WSA,EIR
11/09/07 $ 8,561.92 City of Rohnert Park Annexation
01/09/08 $ 82,831.37 City of Rohnert Park WSA
02/23/10 $ 80,252.01 City of Rohnert Park Specific Plan,annexation,EIR,WSA,PFFP
TOTAL $ 3,790,395.281
Abbreviations:
CEQA California Environmental Quality Act,includes tasks performed to comply with CEQA
EIR Environmental Impact Report(includes Draft EIR,Final EIR,Mitigation and Monitoring Plan)
GPA General Plan Amendment
PFFP Public Facilities Finance Plan
WSA Water Supply Assessment(includes WSA and defense of WSA)
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