HomeMy WebLinkAboutR-11233 consideration to amend the Rate and Method of Apportionment for Community Facilities District No. 2019-1 (San Luis Ranch)Resolution No. 11233 (2021 Series) Page 1
R 11233
RESOLUTION NO. 11233 (2021 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, OF CONSIDERATION TO AMEND THE RATE
AND METHOD OF APPORTIONMENT FOR CITY OF SAN LUIS OBISPO
COMMUNITY FACILITIES DISTRICT NO. 2019-1 (SAN LUIS RANCH),
AND RELATED MATTERS
WHEREAS, the City Council (the “City Council”) of the City of San Luis Obispo (the
“City”) conducted proceedings under and pursuant to the terms and provisions of the “Mello-Roos
Community Facilities Act of 1982,” being Chapter 2.5, Part 1, Division 2, Title 5 (beginning with
Section 53311) of the Government Code of the State of California (the “Act”), (i) to form a
community facilities district known as “City of San Luis Obispo Community Facilities District
No. 2019-1 (San Luis Ranch)” (the “Community Facilities District”), (ii) to authorize a special tax
to finance certain public facilities, (iii) to authorize the issuance of debt to finance the facilities,
and (iv) to establish the appropriations limit for the Community Facilities District, all as set forth
in the City Council’s Resolution No. 10998 (2019 Series) (the “Resolution of Formation”), adopted
on April 2, 2019; and
WHEREAS, the authorized rate and method of apportionment and manner of collection
of the special tax for the Community Facilities District, is set forth in Exhibit B to the Resolution
of Formation; and
WHEREAS, Presidio MI SLR 198, LLC, Presidio WH SLR 83 SFR, LLC, WH SLR 80,
LLC, Presidio MI SLR 96, LLC, and Williams Communities, LLC (together, the “Owners”), the
owners of the land subject to the special tax within the Community Facilities District, have
requested that the authority to levy the special taxes be amended to, among other things, provide
for an undeveloped tax on all of the planned multifamily housing within the Community Facilities
District; and
WHEREAS, these proposed changes in the authority conferred upon the City Council by
the Community Facilities District are referred to herein as the “Proposed Amendments”; and
WHEREAS, the City Council previously adopted its Resolution No. 10986 (2019 Series)
on February 19, 2019, describing the facilities to be financed through the Community Facilities
District, and no change to the facilities is contemplated here; and
WHEREAS, there has been no change in the name of the Community Facilities District
since its formation, nor is any contemplated here; and
WHEREAS, the boundaries of the Community Facilities District are shown on the
boundary map approved by Resolution No. 10986 (2019 Series), adopted on February 19, 2019,
which map was recorded in the official records of the County of San Luis Obispo on March 5,
2019, in Book 6 of Maps of Assessment and Community Facilities Districts at page 12, and there
has been no change in the boundaries of the Community Facilities District since its formation, nor
is any contemplated here; and
Resolution No. 11233 (2021 Series) Page 2
R 11233
WHEREAS, the City Council has determined that the public convenience and necessity
require the consideration of the Proposed Amendments; and
WHEREAS, the City Council is fully advised in this matter.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
SECTION 1. The City Council hereby specifically finds and declares that the actions
authorized hereby constitute and are with respect to public affairs of the City and that the
statements, findings, and determinations of the City set forth above are true and correct and that
the consideration of the Proposed Amendments to the authority conferred upon the City Council
by the Community Facilities District is important to the public welfare of the residents of the City,
and involve significant public benefits.
SECTION 2. It is proposed to replace the Rate and Method of Apportionment, as set forth
in Exhibit B to the Resolution of Formation, with the Amended and Restated Rate and Method of
Apportionment, as set forth in Exhibit A hereto.
SECTION 3. The City Council hereby sets Tuesday, April 20, 2021, at 6:00 p.m., or as
soon thereafter as the City Council may reach the matter, via teleconference as the time and place
for a public hearing to be held by the City Council to consider the Proposed Amendments and all
other matters set forth in this resolution. At the public hearing, any persons interested, including
all taxpayers, property owners, and registered voters within the Community Facilities District, may
appear and be heard, and the testimony of all interested persons or taxpayers for or against the
adoption of the Proposed Amendments or on any other matters set forth herein, will be heard and
considered. In the event the April 20, 2021 City Council meeting is held via teleconference and/or
videoconference only, the means by which the public may observe such public hearing and offer
public comment shall be prescribed in the agenda notice for such City Council meeting.
SECTION 4. Any protests to the proposals in this resolution may be made orally or in
writing by any interested persons or taxpayers, except that any protests pertaining to the regularity
or sufficiency of these proceedings must be in writing and must clearly set forth the irregularities
and defects to which objection is made. The City Council may waive any irregularities in the form
or content of any written protest and at the public hearing may correct minor defects in the
proceedings. All written protests not presented in person by the protester at the public hearing
must be filed with the City Clerk at or before the time fixed for the pub lic hearing in order to be
received and considered. Any written protest may be withdrawn in writing at any time before the
conclusion of the public hearing.
SECTION 5. Written protests by a majority of the registered voters residing and registered
within the Community Facilities District (if at least six such voters so protest), or by the owners
of a majority of the land area within the Community Facilities District not exempt from the special
tax, will require suspension of these proceedings for at least one year. If such protests are directed
only against certain elements of the Proposed Amendments, only those elements need be excluded
from the proceedings.
Resolution No. 11233 (2021 Series) Page 3
R 11233
SECTION 6. The public hearing may be continued from time to time, but shall be
completed within 30 days, except that if the City Council finds that the complexity of the
Community Facilities District or the need for public participation requires additional time, the
public hearing may be continued from time to time for a period not to exceed 6 mont hs.
SECTION 7. At the public hearing, the City Council may modify this resolution by
eliminating or modifying (by reducing the extent of) any of the Proposed Amendments.
SECTION 8. At the conclusion of the public hearing, the City Council may abandon these
proceedings or may, after passing upon all protests, determine to proceed with conducting special
mailed-ballot elections within the Community Facilities District to determine if the Proposed
Amendments should be adopted. If, at the conclusion of the public hearing, the City Council
determines to proceed with the elections, it expects that the proposed voting procedure will involve
an election by the landowners within the Community Facilities District voting in accordance with
the Act, as the City Council is informed that during the 90 days prior to the date set for the hearing,
there were no registered voters residing within the Community Facilities District. The City
Council will require this information to be confirmed before ordering the election.
SECTION 9. The City Clerk shall give notice of the time and place of the public hearing
by publishing a Notice of Public Hearing substantially in the form attached hereto as Exhibit B
once in a newspaper of general circulation published in the area of the Community Facilities
District, pursuant to section 6061 of the California Government Code, and publication must be
completed at least seven days prior to the date set for such public hearing.
Resolution No. 11233 (2021 Series) Page 4
R 11233
SECTION 10. Resolution shall take effect immediately upon its adoption.
Upon motion of Council Member Christianson, seconded by Vice Mayor Stewart, and on the
following roll call vote:
AYES: Council Member Christianson, Pease, Vice Mayor Stewart, and Mayor
Harmon
NOES: None
RECUSED: Council Member Marx
The foregoing resolution was adopted this 16th day of March 2021.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, on ____________________________.
____________________________________
Teresa Purrington
City Clerk
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Resolution No. 11233 (2021 Series)Page 20
Attachment 1
City of San Luis Obispo CFD No. 2019-1 (San Luis Ranch)
Assignment of the Special Taxes to Original Parcels - Base Year
Maximum Annual
Minimum Minimum Special Tax
Annual Annual For Developed Maximum Annual
Original Special Tax Special Tax Parcels Special Tax
Parcel Tax Categories Acres Units per Unit/Acre per Tax Category per Unit/Acre per Tax Category
[1] [2] [1]
067-121-022 Residential Uses per Unit per Unit
Low Density Residential (LDR)15.51
1,850 sq. ft. and greater 98 $2,630 $257,740 $3,110 $304,780
Less than 1,850 sq. ft.94 $2,630 $247,220 $2,630 $247,220
Workforce/Affordable Units [3]6 $0 $0 $0
LDR Subtotal 198 $504,960 $552,000
Medium Density Residential (MDR)5.14
1,600 sq. ft. and greater 44 $2,150 $94,600 $2,630 $115,720
Less than 1,600 sq. ft.33 $2,150 $70,950 $2,150 $70,950
Workforce/Affordable Units [3]6 $0 $0 $0
MDR Subtotal 83 $165,550 $186,670
High Density Residential (HDR) - For Sale [2]
Townhomes per Unit per Unit
Lot 5 0.32 8 $1,910 $15,280 $1,910 $15,280
Lot 6 1.66 36 $1,910 $68,760 $1,910 $68,760
Lot 7 1.67 34 $1,910 $64,940 $1,910 $64,940
Workforce/Affordable Units [3]2 $0 $0 $0 $0
Condominiums
Lot 1 1.98 60 $1,600 $96,000 $1,600 $96,000
Lot 2 1.35 34 $1,600 $54,400 $1,600 $54,400
Workforce/Affordable Units [3]2 $0 $0 $0 $0
Efficiency Units
Lot 3 1.79 100 $1,199 $119,900 $1,199 $119,900
Lot 4 0.14 14 $1,199 $16,786 $1,199 $16,786
Workforce/Affordable Units [3]6 $0 $0 $0 $0
HDR Subtotal 8.90 296 $436,066 $436,066
Residential Use Totals 29.55 577 $1,106,576 $1,174,736
Nonresidential Uses per Acre per Acre
Commercial
Lot 7 Nonresidential Use 11.44 $0 $0 $0 $0
Lot 8 Nonresidential Use 3.33 $0 $0 $0 $0
Lot 9 Nonresidential Use 3.81 $0 $0 $0 $0
Nonresidential Use Totals 18.58
Public Uses
Parks 3.19 $0 $0 $0 $0
Open Space 7.81 $0 $0 $0 $0
Agricultural 52.32 $0 $0 $0 $0
Regional Road 9.00 $0 $0 $0 $0
Local Road 8.84 $0 $0 $0 $0
Public Use Totals 81.16 $0
Totals 129.29 $1,106,576 $1,174,736
"att1"
[1] The Minimum Annual Special Tax and Maximum Annual Special Tax per Unit/Acre are increased by 2% annually following the Base Year (FY 2018-19).
[2] The Minimum Annual Special Tax for Final Map Parcels is equal to the Maximum Annual Special Tax assigned to a Tax Category and Building Square Footage range.
[3] If there are a greater number of Workforce/Affordable Units Building Permits issued within a Tax Category (LDR, MDR, or HDR), the Administrator shall require the full
Prepayment of the Maximum Annual Special Tax for each such Unit constructed.
Lot Numbers
11 to 208
Lot Numbers
220 to 302
Minimum Annual Special Tax Maximum Annual Special Tax
Prepared by EPS 2/25/2021 Z:\Shared\Projects\SAC\182000\181049 San Luis Ranch CFD\Models\181049 model 6
Resolution No. 11233 (2021 Series)Page 21
Attachment 2
City of San Luis Obispo CFD No. 2019-1 (San Luis Ranch)
Assignment of the Special Tax by Tax Category - Base Year
Minimum Maximum
Annual Annual
Special Tax Special Tax
Tax Category per Unit per Unit/Acre
[1] [1]
Residential Uses per Unit per Unit
Low Density Residential (LDR)
1,850 sq. ft. and greater $2,630 $3,110
Less than 1,850 sq. ft. $2,630 $2,630
Workforce/Affordable Units $0 $0
Medium Density Residential (MDR)
1,600 sq. ft. and greater $2,150 $2,630
Less than 1,600 sq. ft. $2,150 $2,150
Workforce/Affordable Units $0 $0
High Density Residential (HDR) - For Sale [2]
For-Sale Multifamily
Townhomes $1,910 $1,910
Condominiums $1,600 $1,600
Efficiency Units $1,199 $1,199
Workforce/Affordable Units $0 $0
For-Rent Multifamily $0 $0
Nonresidential Uses per Acre per Acre
Commercial $0 $0
Office $0 $0
Hotel $0 $0
"att_2"
[1] The Minimum Annual Special Tax and Maximum Annual Special Tax per Unit/Acre are
increased by 2% annually following the Base Year (FY 2018-19).
Prepared by EPS 1/25/2021 Z:\Shared\Projects\SAC\182000\181049 San Luis Ranch CFD\Models\181049 model 6
Resolution No. 11233 (2021 Series)Page 22
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863Map 1Resolution No. 11233 (2021 Series)Page 23
Map 2
Resolution No. 11233 (2021 Series)Page 24
Resolution No. 11233 (2021 Series) Page 26
R 11233
Exhibit B
NOTICE OF PUBLIC HEARING
REGARDING PROPOSED CHANGES TO THE CITY OF SAN LUIS OBISPO’S
COMMUNITY FACILITIES DISTRICT NO. 2019-1 (SAN LUIS RANCH)
Tuesday, April 20, 2021
6:00 p.m.
To be held via teleconference
On Tuesday, March 16, 2021, the City Council (the “City Council”) of the City of San Luis
Obispo (the “City”) adopted its Resolution No. 11233 (2021 Series) (the “Resolution of
Consideration”) by which it has scheduled a public hearing to give consideration to amending the
powers currently conferred upon the City Council by the City’s Community Facilities District No.
2019-1 (San Luis Ranch) (the “Community Facilities District”).
At a special election within the Community Facilities District held on April 2, 2019, the
City Council was authorized, among other things, to levy a special tax to finance certain public
facilities and to issue debt to finance the facilities. The special tax to be levied in the Community
Facilities District is referred to herein as the “Rate and Method of Apportionment.” The
Community Facilities District was formed under the “Mello-Roos Community Facilities Act of
1982,” Chapter 2.5, Part 1, Division 2, Title 5 of the Government Code of the State of California,
commencing with Section 53311 (the “Act”).
The Act provides that changes in the powers conferred upon the City Council by the
Community Facilities District may be considered and submitted to the qualified electors of the
Community Facilities District. The first step in that process is to describe the proposed changes
and to schedule and hold a public hearing on them. In its Resolution of Consideration, the City
Council has set forth the proposed changes (the “Proposed Amendments”) and scheduled the
public hearing.
This Notice contains a brief summary of the Proposed Amendments, but you are referred
to the Resolution of Consideration for the definitive description of the Proposed Amendments,
including a description of the Community Facilities District and a description of the amended and
restated rate and method of apportionment.
The Public Hearing: The City of San Luis Obispo City Council will hold the public hearing
on Tuesday, April 20, 2021, at 6 p.m. via teleconference, the means by which the public may
observe such public hearing and offer public comment shall be prescribed in the agenda notice for
such City Council meeting.
At the public hearing, any persons interested, including all taxpayers, property owners and
registered voters within the Community Facilities District, may appear and be heard, and the oral
or written testimony of all interested persons or taxpayers for or against any of the proposed
changes to the authority conferred on the City Council, will be heard and considered.
Resolution No. 11233 (2021 Series) Page 27
R 11233
Any protests to the proposed changes may be made orally or in writing by any interested
persons or taxpayers, except that any protests pertaining to the regularity or sufficiency of the
proceedings shall be in writing and shall clearly set forth the irregularities and defects to which
objection is made. The City Council may waive any irregularities in the form or content of any
written protest and at the public hearing may correct minor defects in the proceedings. All written
protests not presented in person by the protester at the public hearing must be filed with the City
Clerk at or before the time fixed for the public hearing in order to be received and considered. Any
written protest may be withdrawn in writing at any time before the conclusion of th e public
hearing.
Written protests by a majority of the registered voters residing and registered within the
Community Facilities District (provided they number at least 6), or by the owners of a majority of
the land area within the Community Facilities District does not exempt from the special tax, will
require suspension of these proceedings for at least one year. If such protests are directed only
against certain elements of the proposed changes, only those elements need be excluded from the
proceedings.
The Proposed Amendments: The proposed changes are to amend the rate and method of
apportionment in the Community Facilities District to, among other things, provide for an
undeveloped tax on all of the multifamily housing within the Community Facilit ies District. For
a definitive description of the Proposed Amendments, you are referred to the Resolution of
Consideration itself, a copy of which is available from the City Clerk.
For the Proposed Amendments to take effect, a public hearing must be held on the Proposed
Amendments and the qualified electors within the Community Facilities District must approve the
Proposed Amendments by a two-thirds vote. As the Community Facilities District is uninhabited,
or inhabited by fewer than 12 registered voters, the qualified electors are, pursuant to the Act, the
owners of property within the Community Facilities District.
The City’s special tax consultant has studied the Proposed Amendments and will provide,
at or before the time of the public hearing, a report which will contain a brief description of the
Proposed Amendments and a brief analysis of the impact of the Proposed Amendments on the
probable special tax to be paid by the owners of lots or parcels in the Community Facilities District.
The report will be available for inspection by the public and will become a part of the record of
the public hearing. Questions should be directed to Economic & Planning Systems, Inc., Special
Tax Consultant, at (916) 649-8010.
Dated: [______ __], 2021.
City Clerk
City of San Luis Obispo