HomeMy WebLinkAboutR-10959 Authorizing the city to join the stateside community infrastructure program RESOLUTION NO. 10959 (2018 Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, AUTHORIZING THE CITY TO JOIN THE
STATEWIDE COMMUNITY INFRASTRUCTURE PROGRAM;
AUTHORIZING THE CALIFORNIA STATEWIDE COMMUNITIES
DEVELOPMENT AUTHORITY TO ACCEPT APPLICATIONS FROM
PROPERTY OWNERS, CONDUCT SPECIAL ASSESSMENT
PROCEEDINGS AND LEVY ASSESSMENTS WITHIN THE
TERRITORY OF THE CITY OF SAN LUIS OBISPO; APPROVING
FORM OF ACQUISITION AGREEMENT FOR USE WHEN
APPLICABLE; AND AUTHORIZING RELATED ACTIONS
WHEREAS, the California Statewide Communities Development Authority (the
"Authority") is a joint exercise of powers authority the members of which include numerous
cities and counties in the State of California, including the City of San Luis Obispo (the "City");
and
WHEREAS, the Authority has established the Statewide Community Infrastructure
Program ("SCIP") to allow the financing of certain development impact fees (the "Fees") levied
in accordance with the Mitigation Fee Act (California Government Code Sections 66000 and
following) and other authority providing for the levy of fees on new development to pay for
` public capital improvements (collectively,the "Fee Act") through the levy of special assessments
pursuant to the Municipal Improvement Act of 1913 (Streets and Highways Code Sections
10000 and following) (the "1913 Act") and the issuance of improvement bonds (the "Local
Obligations") under the Improvement Bond Act of 1915 (Streets and Highways Code Sections
8500 and following) (the "1915 Act") upon the security of the unpaid special assessments; and
WHEREAS, SCIP will also allow the financing of certain public capital improvements
to be constructed by or on behalf of property owners for acquisition by the City or another public
agency(the "Improvements"); and
WHEREAS, the City desires to allow the owners of property being developed within its
jurisdiction ("Participating Developers") to participate in SCIP and to allow the Authority to
conduct assessment proceedings under the 1913 Act and to issue Local Obligations under the
1915 Act to finance Fees levied on such properties and improvements, provided that such
Participating Developers voluntarily agree to participate and consent to the levy of such
assessments; and
WHEREAS, in each year in which eligible property owners within the jurisdiction of the
City elect to be Participating Developers, the Authority will conduct assessment proceedings
under the 1913 Act and issue Local Obligations under the 1915 Act to finance fees payable by
such property owners and improvements and, at the conclusion of such proceedings, will levy
special assessments on such property within the territory of the City;
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Resolution No. 10959 (2018 Series) Page 2
WHEREAS, there has been presented to this meeting a proposed form of Resolution of
Intention to be adopted by the Authority in connection with such assessment proceedings (the
"ROI"), a copy of which is attached hereto as ��:hib�4 �,, and the territory within which
assessments may be levied for SCIP (provided that each Participating Developer consents to
such assessment) shall be coterminous with the City's official boundaries of record at the time of
adoption of each such ROI (the "Proposed Boundaries"), and reference is hereby made to such
boundaries for the plat or map required to be included in this Resolution pursuant to Section
10104 of the Streets and Highways Code; and
WHEREAS, there has also been presented to this meeting a proposed form of
Acquisition Agreement (the "Acquisition Agreement"), a copy of which is attached hereto as
������ai� 9�, to be approved as to form for use with respect to any Improvements to be constructed
and installed by a Participating Developer and for which the Participating Developer requests
acquisition financing as part of its SCIP application; and
WHEREAS, the City will not be responsible for the conduct of any assessment
proceedings; the levy or collection of assessments or any required remedial action in the case of
delinquencies in such assessment payments; or the issuance, sale or administration of the Local
Obligations or any other bonds issued in connection with SCIP; and
WHEREAS,pursuant to Government Code Section 6586.5, notice was published at least
five days prior to the adoption of this resolution at a public hearing, which was duly conducted
by this Council concerning the significant public benefits of SCIP and the financing of the
improvements and the public capital improvements to be paid for with the proceeds of the Fees;
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
Section 1. The City hereby consents to the conduct of special assessment proceedings by
the Authority in connection with SCIP pursuant to the 1913 Act and the issuance of Local
Obligations under the 1915 Act on any property within the Proposed Boundaries;provided, that:
(1) Such proceedings are conducted pursuant to one or more Resolutions of Intention in
substantially the form of the ROI; and
(2) The Participating Developers, who shall be the legal owners of such property, execute
a written consent to the levy of assessment in connection with SCIP by the Authority and execute
an assessment ballot in favor of such assessment in compliance with the requirements of Section
4 of Article XIIID of the State Constitution.
��c�:�r�a� �. The City hereby finds and declares that the issuance of bonds by the
Authority in connection with SCIP will provide significant public benefits, including without
limitation, savings in effective interest rate, bond preparation, bond underwriting and bond
issuance costs and the more efficient delivery of local agency services to residential and
commercial development within the City.
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�;'���i�� �. The Authority has prepared and will update from time to time the "SCIP
Manual of Procedures" (the "Manual"), and the City will handle fee revenues and funds for
improvements for properties participating in SCIP in accordance with the procedures set forth in
the Manual.
���:di�r� �. The form of Acquisition Agreement presented to this meeting is hereby
approved, and the Mayor is authorized to execute and the City Clerk is authorized to attest the
execution of a completed Acquisition Agreement in substantially said form and pertaining to the
Improvements being financed on behalf of the applicable Participating Developer.
���ti�rru �. The appropriate officials and staff of the City are hereby authorized and
directed to make SCIP applications available to all property owners who are subject to Fees for
new development within the City and/or who are conditioned to install Improvements and to
inform such owners of their option to participate in SCIP; provided, that the Authority shall be
responsible for providing such applications and related materials at its own expense. The staff
persons listed on the attached L���ail�z� �C�, together with any other staff persons chosen by the City
Manager from time to time, are hereby designated as the contact persons for the Authority in
connection with the SCIP program.
��w����ar� C�. The appropriate officials and staff of the City are hereby authorized and
directed to execute and deliver such closing certificates, requisitions, agreements and related
documents, including but not limited to such documents as may be required by Bond Counsel in
connection with the participation in SCIP of any districts, authorities or other third-party entities
entitled to own Improvements and/or to levy and collect fees on new development to pay for
public capital improvements within the jurisdiction of the City, as are reasonably required by the
Authority in accordance with the Manual to implement SCIP for Participating Developers and to
evidence compliance with the requirements of federal and state law in connection with the
issuance by the Authority of the Local Obligations and any other bonds for SCIP. To that end,
and pursuant to Treasury Regulations Section 1.150-2, the staff persons listed on Exhibit C, or
other staff person acting in the same capacity for the City with respect to SCIP, are hereby
authorized and designated to declare the official intent of the City with respect to the public
capital improvements to be paid or reimbursed through participation in SCIP.
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Section 7. This Resolution shall take effect immediately upon its adoption. The City
Clerk is hereby authorized and directed to transmit a certified copy of this resolution to the
Secretary of the Authority.
Upon motion of Vice Mayor Christianson, seconded by Council Member Rivoire, and on the
following roll call vote:
AYES: Council Members Gomez, Pease and Rivoire,
Vice Mayor Christianson and Mayor Harmon
NOES: None
ABSENT: None
The foregoing resolution was adopted this 13th day of November �+�18.
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Teresa Purrington, City ..��c
APPROVED AS TO�C��l"'�:
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IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this �S'�� day of f`���.d��� , w�l�.
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Teresa Purrington, City�"lc� '
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Resolution No. 10959 (2018 Series) Page 5
EXHIBIT A
EXHIBIT A TO THE RESOLUTION
FORM OF RESOLUTION OF INTENTION
TO BE ADOPTED BY CSCDA
RESOLUTION NO. SCIP-
RESOLUTION OF INTENTION OF THE CALIFORNIA STATEWIDE
COMMUNITIES DEVELOPMENT AUTHORITY TO FINANCE CAPITAL
IMPROVEMENTS AND/OR THE PAYMENT OF DEVELOPMENT IMPACT
FEES FOR PUBLIC CAPITAL IMPROVEMENTS IN THE PROPOSED
STATEWIDE COMMUNITY INFRASTRUCTURE PROGRAM ASSESSMENT
DISTRICT NO._(CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS
OBISPO, CALIFORNIA), APPROVING A PROPOSED BOUNDARY MAP,
MAKING CERTAIN DECLARATIONS, FINDINGS AND DETERMINATIONS
CONCERNING RELATED MATTERS, AND AUTHORIZING RELATED
ACTIONS IN CONNECTION THEREWITH
WHEREAS, under the autharity of the Municipal Improvement Act of 1913 (the "1913 Act"),
being Division 12 (commencing with Sections 10000 and following) of the California Streets and
Highways Code (the "Code"), the Commission (the "Commission") of the California Statewide
Communities Development Authority (the "Authority") intends to finance, through its Statewide
Community Infrastructure Program, the payment of certain development impact fees for public
improvements (the "Improvement Fees") and/or to finance certain public capital improvements to be
constructed by or on behalf of the property owner(s)and to be acquired by the City of San Luis Obispo or
another local agency (the "Improvements") as described in 1::��ii�ai� � attached hereto and by this
reference incorporated herein, all of which are of benefit to the property within the proposed Statewide
Community Infrastructure Program Assessment District No. (City of San Luis Obispo, County of San
Luis Obispo, California) (the"Assessment District");
WHEREAS,the Commission finds that the land specially benefited by the Improvements and/or
the Improvement Fees is shown within the boundaries of the map entitled "Proposed Boundaries of
California Statewide Communities Development Authority Statewide Community Infrastructure Program
Assessment District No. (City of San Luis Obispo, County of San Luis Obispo,) State of California,"
a copy of which map is on file with the Secretary and presented to this Commission meeting, and
determines that the land within the exterior boundaries shown on the map shall be designated"Statewide
Community Infrastructure Program Assessment District No. (City of San Luis Obispo, County of San
Luis Obispo,) State of California";
WHEREAS, the City of San Luis Obispo is a member of the Authority and has approved the
adoption on its behalf of this Resolution of Intention and has consented to the levy of the assessments in
the Assessment District;
NOW, THEREFORE, BE IT RESOLVED that the Commission of the California Statewide
Communities Development Authority hereby finds, determines and resolves as follows:
Section 1. The above recitals are true and correct.
Section 2. Pursuant to Section 2961 of the Special Assessment Investigation, Limitation and
Majority Protest Act of 1931 (the "1931 Act"), being Division 4 (commencing with Section 2800) of the
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EXHIBIT A
Code, the Commission hereby declares its intent to comply with the requirements of the 1931 Act by
complying with Part 7.5 thereof.
Section 3. The Commission has designated a registered, professional engineer as Engineer
of Work for this project, and hereby directs said firm to prepare the report containing the matters required
by Sections 2961(b) and 10204 of the Code, as supplemented by Section 4 of Article XIIID of the
California Constitution.
Section 4. The proposed boundary map of the Assessment District is hereby approved and
adopted. Pursuant to Section 3111 of the Code,the Secretary of the Authority is directed to file a copy of
the map in the office of the County Recorder of the County of San Luis Obispo within fifteen(15)days of
the adoption of this resolution.
Section 5. The Commission determines that the cost of financing the Improvements and/or
the payment of the Improvement Fees shall be specially assessed against the lots,pieces or parcels of land
within the Assessment District benefiting from the financing of the Improvements and/or the payment of
the Improvement Fees. The Commission intends to levy a special assessment upon such lots, pieces or
parcels in accordance with the special benefit to be received by each such lot, piece or parcel of land,
respectively, from the financing of the Improvements and/or the payment of the Improvement Fees.
Section 6. The Commission intends, pursuant to subparagraph(� of Section 10204 of the
Code, to provide for an annual assessment upon each of the parcels of land in the proposed Assessment
District to pay various costs and expenses incurred from time to time by the Authority and not otherwise
reimbursed to the Authority which result from the administration and collection of assessment
installments or from the administration or registration of the improvement bonds and the various funds
and accounts pertaining thereto.
Section 7. Bonds representing unpaid assessments, and bearing interest at a rate not to
exceed twelve percent(12%)per annum,will be issued in the manner provided by the Improvement Bond
Act of 1915 (Division 10 of the Code), and the last installment of the bonds shall mature not to exceed
twenty-nine (29) years from the second day of September next succeeding twelve (12) months from their
date.
Section 8. The procedure for the collection of assessments and advance retirement of bonds
under the Improvement Bond Act of 1915 shall be as provided in Part 11.1 thereof.
Section 9. Neither the Authority nor any member agency thereof will obligate itself to
advance available funds from its or their own funds or otherwise to cure any deficiency which may occur
in the bond redemption fund. A determination not to obligate itself shall not prevent the Authority or any
such member agency from, in its sole discretion, so advancing funds.
Section 10. The amount of any surplus remaining in the improvement fund after acquisition
of the Improvements and/or payment of Improvement Fees and all other claims shall be distributed in
accordance with the provisions of Section 10427.1 of the Code.
Section 11. To the extent any Improvement Fees are paid to the Authority in cash with
respect to property within the proposed Assessment District prior to the date of issuance of the bonds, the
amounts so paid shall be reimbursed from the proceeds of the bonds to the property owner or developer
that made the payment.
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EXHIBIT A
PASSED AND ADOPTED by the California Statewide Communities Development Authority this _
day of ,20_.
I, the undersigned, an Authorized Signatory of the California Statewide Communities
Development Authority, DO HEREBY CERTIFY that the foregoing resolution was duly adopted by the
Commission of the Authority at a duly called meeting of the Commission of the Authority held in
accordance with law on ,20 ,
BY �wwww ..�...�
Authorized Signatory
California Statewide Communities
Development Authority
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EXHIBIT A
EXHIBIT A TO THE RESOLUTION OF INTENTION
DESCRIPTION OF WORK
The payxnent of development impact fees levied within the Assessment District and/or public capital
improvements to be acquired and owned by the City of San Luis Obispo or another local agency upon or
for the benefit of parcels within the Assessment District, for the project known as [Project Name], which
are authorized to be financed pursuant to the Municipal Improvement Act of 1913 and as to which the
owners of the applicable parcels within the Assessment District have applied for participation in SCIP, as
more particularly described below.
PAYMENT OF IMPACT FEES
CAPITAL IMPROVEMENTS*
*Capital improvements includes funding for incidental costs associated with the capital improvements,
including but not limited to, contingency, design, engineering, and construction management
[End of Form of Resolution of Intention]
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EXHIBIT B
EXHIBIT B TO THE RESOLUTION
FORM OF ACQUISITION AGREEMENT
CALIFORNIA STATEWIDE COMMUNITIES DEVELOPMENT AUTHORITY
STATEWIDE COMMUNITY INFRASTRUCTURE PROGRAM
ACQUISITION AGREEMENT
BY AND BETWEEN
CITY OF SAN LUIS OBISPO
AND
[DEVELOPER]
Dated as of , 20
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Resolution No. 10959 (2018 Series) Page 10
EXHIBIT B
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Recitals
A. The parties to this Acquisition Agreement (the "Agreement") are the CITY OF
SAN LUIS OBISPO, (the "Local Agency"), and [DEVELOPER], a [here indicate type of legal
entity] (the "Developer").
B. The effective date of this Agreement is� , 20_.
C. The Developer has applied for financing of certain public capital improvements
(the "Acquisition Improvements") and capital facilities fees though the Statewide Community
Infrastructure Program ("SCIP") administered by the California Statewide Communities
Development Authority (the "Authority") and such application has been approved by the Local
Agency.
D. The administration, payment and reimbursement of the capital facilities fees is
agreed to be governed by the provisions of the SCIP Manual of Procedures as it may be amended
from time to time. The administration, payment and reimbursement of the Acquisition
Improvements shall be as provided herein.
E. Under SCIP, the Authority intends to issue bonds to fund, among other things, all
or a portion of the costs of the Acquisition Improvements, and the portion of the proceeds of
such bonds allocable to the cost of the Acquisition Improvements to be constructed and installed
by the Developer, together with interest earned thereon prior to such acquisition, is referred to
herein as the "Available Amount".
F. SCIP will provide financing for the acquisition by the Local Agency of the
Acquisition Improvements and the payment of the Acquisition Price (as defined herein) of the
Acquisition Improvements from the Available Amount. Attached hereto as Exhibit A are
descriptions of the Acquisition Improvements, which descriptions are subject to modification by
written amendment of this Agreement, subject to the approval of the Authority.
G. The parties anticipate that, upon completion of the Acquisition Improvements and
subject to the terms and conditions of this Agreement, the Local Agency will acquire such
completed Acquisition Improvements with the Available Amount.
H. Any and all monetary obligations of the Local Agency arising out of this
Agreement are the special and limited obligations of the Local Agency payable only from the
Available Amount, and no other funds whatsoever of the Local Agency shall be obligated
therefor.
I. In consideration of Recitals A through H, inclusive, and the mutual covenants,
undertakings and obligations set forth below, the Local Agency and the Developer agree as
stated below.
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EXHIBIT B
A �r������r�t
ARTICLE I
DEFINITIONS; ASSESSMENT DISTRICT FORMATION AND
FINANCING PLAN
Section 1.01. Definitions. As used herein, the following capitalized terms shall
have the meanings ascribed to them below:
"Acceptable Title" means free and clear of all monetary liens, encumbrances,
assessments, whether any such item is recorded or unrecorded, and taxes, except those items
which are reasonably determined by the Local Agency Engineer in his sole discretion not to
interfere with the intended use and therefore are not required to be cleared from the title.
"Acquisition Improvements" shall have the meaning assigned to such term in Recital C
and are described in Exhibit A.
"Acquisition Price" means the amount paid to the Developer upon acquisition of all of
the Acquisition Improvements as provided in Section 2.03.
"Actual Cost" means the cost of construction of all of the Acquisition Improvements, as
documented by the Developer to the satisfaction of the Local Agency, as certified by the Local
Agency Engineer in an Actual Cost Certificate.
"Actual Cost Certificate" shall mean a certificate prepared by the Developer detailing the
Actual Cost of all of the Acquisition Improvement to be acquired hereunder, as revised by the
Local Agency Engineer pursuant to Section 2.03.
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greement means t is Acquisrtion Agreement, dated as of mmmmmmmmmmmmmm mmmmmmm, 20 .
"Assessment District" means the assessment district established by the Authority
pursuant to SCIP which includes the Developer's property for which the Acquisition
Improvements are being funded.
"Authority"means the California Statewide Communities Development Authority.
"Available Amount" means the amount of funds deposited in the Developer Acquisition
Account by the Authority pursuant to SCIP, together with any interest earnings thereon.
"Code"means the Streets and Highways Code of the State of California.
"Developer"means [Developer], a [here indicate type of legal entity].
"[Developer] Acquisition Account" means the account by that name established by the
Authority pursuant to SCIP for the purpose of paying the Acquisition Price of the Acquisition
Improvements.
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EXHIBIT B
"Local Agency"means the City of San Luis Obispo.
"Local Agency Engineer" means the Director of Public Works of the Local Agency (the
"Director") or the designee of the Director, who will be responsible far administering the
acquisition of the Acquisition Improvements hereunder.
"Project" means the land development program of the Developer pertaining to the
Developer's property in the Assessment District, including the design and construction of the
Acquisition Improvements and the other public and private improvements to be constructed by
the Developer within or adjacent to the Assessment District.
"SCIP"means the Statewide Community Infrastructure Program of the Authority.
"SCIP Requisition" means a requisition for payment of funds from the [Developer]
Acquisition Account in substantially the form attached hereto as Exhibit B.
"SCIP Trust Agreement" means the Trust Agreement entered into by the Authority and
the SCIP Trustee in connection with the financing for the Acquisition Improvements.
"SCIP Trustee" means Wilmington Trust, National Association, as trustee under the
SCIP Trust Agreement.
"Title Documents" means, for each Acquisition Improvement acquired hereunder, a
grant deed or similar instrument necessary to transfer title to any real property or interests therein
(including easements) necessary or convenient to the operation, maintenance, rehabilitation and
improvement by the Local Agency of that Acquisition Improvement (including, if necessary,
easements for ingress and egress) and a Bill of Sale or similar instrument evidencing transfer of
title to that Acquisition Improvement (other than said real property interests) to the Local
Agency, where applicable.
Section 1.02. 1���rta�a a,t��a�t �t� S�";��, Developer has applied for financing through
SCIP of the Acquisition Improvements, and such application has been approved by the Local
Agency. Developer and Local Agency agree that until and unless such financing is completed by
the Authority and the Available Amount is deposited in the Developer Acquisition Account,
neither the Developer nor the Local Agency shall have any obligations under this agreement.
Developer agrees to cooperate with the Local Agency and the Authority in the completion of
SCIP financing for the Acquisition Improvements.
Section 1.03. �� ����;a�ac�Use of Available Amount .
(a) Upon completion of the SCIP financing, the Available Amount will be
deposited by the Authority in the [Developer] Acquisition Account.
(b) The Authority will cause the SCIP Trustee to establish and maintain the
[Developer] Acquisition Account for the purpose of holding all funds for the Acquisition
Improvements. All earnings on amounts in the [Developer] Acquisition Account shall remain in
the [Developer] Acquisition Account for use as provided herein and pursuant to SCIP. The
amounts in the [Developer] Acquisition Account shall be withdrawn by the Local Agency in
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EXHIBIT B
accordance with SCIP procedures upon completion of the Acquisition Improvements within 30
days (or as soon thereafter as reasonably practicable) of receipt by the Local Agency of the
certification of the Local Agency Engineer required by Section 2.03 of this Agreement, and
subject to satisfaction of all other conditions precedent to such acquisition pursuant to Section
2.04 of this Agreement, to pay the Acquisition Price of such completed Acquisition
Improvements, as specified in Article II hereof. Upon completion of all of the Acquisition
Improvements and the payment of all costs thereof, any remaining funds in the [Developer]
Acquisition Account (less any amount determined by the Local Agency as necessary to reserve
for claims against such account) (i) shall be applied to pay the costs of any additional
improvements eligible for acquisition with respect to the Project as approved by the Authority
and, to the extent not so used, thereafter (ii) shall be applied by the Authority as provided in
Section 10427.1 of the Code to pay a portion of the assessments levied on the Project property in
the Assessment District.
Section 1.04. �icr �c���� � _���� L����ait�� � �c����l � ����� L�i��r��i����� �� �f�"��t
�rm �����r A r�������t�. In no event shall any actual or alleged act by the Local Agency or any
actual or alleged omission or failure to act by the Local Agency with respect to SCIP subject the
Local Agency to monetary liability therefor. Further, nothing in this Agreement shall be
construed as affecting the Developer's or the Local Agency's duty to perform their respective
obligations under any other agreements, public improvement standards, land use regulations or
subdivision requirements related to the Project, which obligations are and shall remain
independent of the Developer's and the Local Agency's rights and obligations under this
Agreement.
ARTICLE II
DESIGN, CONSTRUCTION AND ACQUISITION OF ACQUISITION IMPROVEMENTS
Section 2.01. [����i� _���� �,�t��ri�tis�t�ria� � ���i =�z �,`'�a�tr���,�, The parties presently
anticipate that the Developer has awarded and administered or will award and administer
engineering design contracts for the Acquisition Improvements to be acquired from Developer.
All eligible expenditures of the Developer for design engineering and related costs in connection
with the Acquisition Improvements (whether as an advance to the Local Agency or directly to
the design consultant) shall be reimbursed at the time of acquisition of such Acquisition
Improvements. The Developer shall be entitled to reimbursement for any design costs of the
Acquisition Improvements only out of the Acquisition Price as provided in Section 2.03 and
shall not be entitled to any payment for design costs independent of or prior to the acquisition of
Acquisition Improvements.
Section 2.02. I,,�kt�� � ����� ,r�����irlustration of ��r��tt���cti�� �ra�tz��t�'C�. State law
requires that all Acquisition Improvements shall be constructed as if they were constructed under
the direction and supervision of the Local Agency. In�order to assure compliance with those
provisions, except for any contracts entered into prior to the date hereof, Developer agrees to
comply with the guidelines of the Local Agency for letting and administering said contracts. The
Developer agrees that all such contracts shall call for payment of prevailing wages as required by
the Labor Code of the State of California.
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EXHIBIT B
Section 2.03. �'�MI�a�"�� �i�i�a�r� 1ra���c�v�n°����s. The Developer agrees to sell to
the Local Agency the Acquisition Improvements to be constructed by Developer (including any
rights-of-way or other easements necessary for the operation and maintenance of the Acquisition
Improvements, to the extent not already publicly owned) when such Acquisition Improvements
are completed to the satisfaction of the Local Agency for an amount not to exceed the lesser of
(i) the Available Amount or (ii) the Actual Cost of the Acquisition Improvements. Exhibit A,
attached hereto and incorporated herein, contains a list of each Acquisition Improvement. At the
time of completion of each Acquisition Improvement, the Developer shall deliver to the Local
Agency Engineer a written request for acquisition, accompanied by an Actual Cost Certificate
and executed Title Documents for the transfer of the Acquisition Improvement, where necessary.
In the event that the Local Agency Engineer finds that the supporting paperwork submitted by
the Developer fails to demonstrate the required relationship between the subject Actual Cost and
the related Acquisition Improvement, the Local Agency Engineer shall advise the Developer that
the determination of the Actual Cost (or the ineligible portion thereo� has been disallowed and
shall request further documentation from the Developer. If such further documentation is still
not adequate, the Local Agency Engineer may revise the Actual Cost Certificate to delete any
disallowed items, and such determination shall be final and conclusive.
In the event that the Actual Cost is in excess of the Available Amount, the Local Agency
shall withdraw the Available Amount from the [Developer] Acquisition Account and transfer
said amount to the Developer. In the event that the Actual Cost is less than the Available
Amount, the Local Agency shall withdraw an amount from the [Developer] Acquisition Account
equal to the Actual Cost, and shall transfer said amount to the Developer. Any amounts then
remaining in the [Developer] Acquisition Account shall be applied as provided in Section 1.03.
In no event shall the Local Agency be required to pay the Developer more than the
amount on deposit in the [Developer] Acquisition Account at the time such payment is
requested.
Section 2.04. Conditions Precec����t t�r �'� , �t�t a�# �� ��i�i�icr�� ��ri��. Payment
by the Local Agency to the Developer from the [Developer] Acquisition Account of the
Acquisition Price for an Acquisition Improvement shall be conditioned first upon the
determination of the Local Agency Engineer, pursuant to Section 2.03, that such Acquisition
Improvement is all complete and ready for acceptance by the Local Agency, and shall be further
conditioned upon prior satisfaction of the following additional conditions precedent:
(a) The Developer shall have provided the Local Agency with lien releases or
other similar documentation satisfactory to the Local Agency as evidence that the property which
is subject to the special assessment liens of the Assessment District is not subject to any
prospective mechanics lien claim respecting the Acquisition Improvements.
(b) All due and payable property taxes, and installments of special assessments
shall be current on property owned by the Developer or under option to the Developer that is
subject to the special assessment liens of the Assessment District.
(c) The Developer shall certify that it is not in default with respect to any loan
secured by any interest in the Project.
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EXHIBIT B
(d) The Developer shall have provided the Local Agency with Title Documents
needed to provide the Local Agency with title to the site, right-of-way, or easement upon which
the subject Acquisition Improvements are situated. All such Title Documents shall be in a form
acceptable to the Local Agency (or applicable governmental agency) and shall convey
Acceptable Title. The Developer shall provide a policy of title insurance as of the date of
transfer in a form acceptable to the Local Agency Engineer insuring the Local Agency as to the
interests acquired in connection with the acquisition of any interest for which such a policy of
title insurance is not required by another agreement between the Local Agency and the
Developer. Each title insurance policy required hereunder shall be in the amount equal to or
greater than the Acquisition Price.
Section 2.05. ��"�� ��.� :c��sit��ar�. Upon a determination by the Local Agency
Engineer to pay the Acquisition Price of the Acquisition Improvements pursuant to Section 2.04,
the Local Agency Engineer shall cause a SCIP Requisition to be submitted to the Program
Administrator. The Program Administrator will review the SCIP Requisition and forward it with
instructions to the SCIP Trustee and the SCIP Trustee shall make payment directly to the
Developer of such amount pursuant to the SCIP Trust Agreement. The Local Agency and the
Developer acknowledge and agree that the SCIP Trustee shall make payment strictly in
accordance with the SCIP Requisition and shall not be required to determine whether or not the
Acquisition Improvements have been completed or what the Actual Costs may be with respect to
such Acquisition Improvements. The SCIP Trustee shall be entitled to rely on the SCIP
Requisition on its face without any further duty of investigation.
ARTICLE III
MISCELLANEOUS
Section 3.01. Indemnification ���a� Fw[��d C��a°��t����. The Developer hereby
assumes the defense of, and indemnifies and saves harmless the Local Agency, the Authority,
and each of its respective officers, directors, employees and agents, from and against all actions,
damages, claims, losses or expenses of every type and description to which they may be
subjected or put, by reason of, or resulting from or alleged to have resulted from the acts or
omissions of the Developer or its agents and employees in the performance of this Agreement, or
arising out of any contract for the design, engineering and construction of the Acquisition
Improvements or arising out of any alleged misstatements of fact or alleged omission of a
material fact made by the Developer, its officers, directars, employees or agents to the
Authority's underwriter, financial advisor, appraiser, district engineer or bond counsel or
regarding the Developer, its proposed developments, its property ownership and its contractual
arrangements contained in the official statement relating to the SCIP financing(provided that the
Developer shall have been furnished a copy of such official statement and shall not have
objected thereto); and provided, further, that nothing in this Section 3.01 shall limit in any
manner the Local Agency's rights against any of the Developer's architects, engineers,
contractors or other consultants. Except as set forth in this Section 3.01, no provision of this
Agreement shall in any way limit the extent of the responsibility of the Developer for payment of
damages resulting from the operations of the Developer, its agents and employees. Nothing in
this Section 3.01 shall be understood or construed to mean that the Developer agrees to
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EXHIBIT B
indemnify the Local Agency, the Authority or any of its respective officers, directors, employees
or agents, for any negligent or wrongful acts or omissions to act of the Local Agency, Authority
its officers, employees, agents or any consultants or contractors.
Section 3.02. Audit. The Local Agency shall have the right, during normal
business hours and upon the giving of ten days' written notice to the Developer, to review all
books and records of the Developer pertaining to costs and expenses incurred by the Developer
(for which the Developer seeks reimbursement) in constructing the Acquisition Improvements.
Section 3.03. �"�aat��r�r�icrr�. The Local Agency and the Developer agree to
cooperate with respect to the completion of the SCIP financing for the Acquisition
Improvements. The Local Agency and the Developer agree to meet in good faith to resolve any
differences on future matters which are not specifically covered by this Agreement.
Section 3.04. General Standard �a� �����an�����n���s. Any provision of this
Agreement which requires the consent, approval or acceptance of either party hereto or any of
their respective employees, officers or agents shall be deemed to require that such consent,
approval or acceptance not be unreasonably withheld or delayed, unless such provision expressly
incorporates a different standard. The foregoing provision shall not apply to provisions in the
Agreement which provide for decisions to be in the sole discretion of the party making the
decision.
Section 3.05. Thirci P'�r� ������i�i��r���. The Authority and its officers,
employees, agents or any consultants or contractors are expressly deemed third party
beneficiaries of this Agreement with respect to the provisions of Section 3.01. It is expressly
agreed that, except for the Authority with respect to the provisions of Section 3.01, there are no
third party beneficiaries of this Agreement, including without limitation any owners of bonds,
any of the Local Agency's or the Developer's contractors for the Acquisition improvements and
any of the Local Agency's, the Authority's or the Developer's agents and employees.
Section 3.06. Conflict with Oth�r ,� ����a�a�a��t�. Nothing contained herein shall
be construed as releasing the Developer or the Local Agency from any condition of development
or requirement imposed by any other agreement between the Local Agency and the Developer,
and, in the event of a conflicting provision, such other agreement shall prevail unless such
conflicting provision is specifically waived or modified in writing by the Local Agency and the
Developer.
Section 3.07. Notices. All invoices for payment, reports, other communication
and notices relating to this Agreement shall be mailed to:
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EXHIBIT B
�:f"��a ����: L.a��I �. �r�c :
City of San Luis Obispo
[Address to Come]
1��+�t�� ��v�l�.��:
[Developer]
[Address to Come]
Either party may change its address by giving notice in writing to the other party.
Section 3.08. �"���x��1�ilit�. If any part of this Agreement is held to be illegal or
unenforceable by a court of competent jurisdiction, the remainder of this Agreement shall be
given effect to the fullest extent reasonably possible.
Section 3.09. �ic�v�rRr�ir�� ��v�. This Agreement and any dispute arising
hereunder shall be governed by and interpreted in accordance with the laws of the State of
California.
Section 3.10. Waiver. Failure by a party to insist upon the strict performance of
any of the provisions of this Agreement by the other party, or the failure by a party to exercise its
rights upon the default of the other party, shall not constitute a waiver of such party's right to
insist and demand strict compliance by the other party with the terms of this Agreement.
Section 3.11. ��� �k'�r ar�cl �"1�r��: �a�������. As used herein, the singular of any
word includes the plural, and terms in the masculine gender shall include the feminine.
Section 3.12. ���u:�t�����t�. This Agreement may be executed in counterparts,
each of which shall be deemed an original.
Section 3.13. Successors and Assi r�is. This Agreement is binding upon the
heirs, assigns and successors-in-interest of the parties hereto. The Developer may not assign its
rights or obligations hereunder, except to successors-in-interest to the property within the
District, without the prior written consent of the Local Agency.
Section 3.14. Remedies in General. It is acknowledged by the parties that the
Local Agency would not have entered into this Agreement if it were to be liable in damages
under or with respect to this Agreement or the application thereof, other than for the payment to
the Developer of any (i) moneys owing to the Developer hereunder, or (ii) moneys paid by the
Developer pursuant to the provisions hereof which are misappropriated or improperly obtained,
withheld or applied by the Local Agency.
In general, each of the parties hereto may pursue any remedy at law or equity available
for the breach of any provision of this Agreement, except that the Local Agency shall not be
liable in damages to the Developer, or to any assignee or transferee of the Developer other than
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EXHIBIT B
for the payments to the Developer specified in the preceding paragraph. Subject to the
foregoing, the Developer covenants not to sue for or claim any damages for any alleged breach
of, or dispute which arises out of, this Agreement.
[THE REST OF THIS PAGE INTENTIONALLY LEFT BLANK]
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EXHIBIT B
IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and
year written above.
CITY OF SAN LUIS OBISPO
BY_...�.�..... .... ..........._
ATTEST: [Mayor]
City Clerk
BY.. �����.�...��........... .........
[DEVELOPER],
a [here indicate type of legal entity]
BY......
(Signature)
��_._._ .__ _
(Pnnt Name)
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Resolution No. 10959 (2018 Series) Page 20
EXHIBIT B
EXHIBIT A°�""�� "�"��E �w,� LRI�I��"1�� �1GREEMENT
DESCRIPTION OF ACQUISITION IMPROVEMENTS AND BUDGETED AMOUNTS
��" ��'��'�"�+�}� ���'���'�'��'f��T'�"� BUDGETED AMOUNTS
1. $
2.
3.
4.
4151-8087�004 B-2�
Resolution No. 10959 (2018 Series) Page 21
EXHIBIT B
F�C&�I1�["��` � "�"�"�"��.� �.�; i1���"T��)� �,+�►���"���"�"
FORM OF SCIP REQUISITION
To: BLX Group LLC
SCIP Program Administrator
777 S. Figueroa St., Suite 3200
Los Angeles, California 90017
Attention: Vo Nguyen
Fax: 213-612-2499
Re: Statewide Community Infrastructure Program
The undersigned, a duly authorized officer of the CITY OF SAN LUIS OBISPO hereby requests
a withdrawal from the [DEVELOPER] ACQUISITION ACCOUNT, as follows:
Request Date: [Insert Date of Request]
Name of Developer: [Developer]
Withdrawal Amount: [Insert Acquisition Price]
Acquisition Improvements: [Insert Description of Acquisition Improvement(s) from Ex. A]
Payment Instructions: [Insert Wire Instructions or Payment Address for Developer]
The undersigned hereby certifies as follows:
1. The Withdrawal is being made in accordance with a permitted use of such monies
pursuant to the Acquisition Agreement, and the Withdrawal is not being made for the purpose of
reinvestment.
2. None of the items for which payment is requested have been reimbursed previously from
other sources of funds.
3. If the Withdrawal Amount is greater than the funds held in the [Developer] Acquisition
Account, the SCIP Program Administrator is authorized to amend the amount requested to be
equal to the amount of such funds.
4. To the extent the Withdrawal is being made prior to the date bonds have been issued on
behalf of SCIP, this withdrawal form serves as the declaration of official intent of the CITY OF
SAN LUIS OBISPO, pursuant to Treasury Regulations 1.150-2, to reimburse with respect
expenditures made from the Developer Acquisition Account listed above in the amount listed
above.
CITY OF SAN LUIS OBISPO
By :
Title:
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Resolution No. 10959 (2018 Series) Page 22
EXHIBIT C
EXHIBIT C TO THE RESOLUTION
CITY OF SAN LUIS OBISPO CONTACTS FOR SCIP PROGRAM
Primary Contact
Name: Daryl Grigsby
Title: Public Works Director
Mailing Address: 919 Palm Street, San Luis Obispo, CA 93401-2710
Delivery Address (if different):
E-mail: dgrigsby@slocity.org
Telephone: (805) 781-7207
Fax:
Secondary Contact
Name: Matt Horn
Title: City Engineer
Mailing Address: 919 Palm Street, San Luis Obispo, CA 93401
Delivery Address (if different):
E-mail: mhorn@slocity.org
Telephone: (805) 781-7191
Fax:
[Add additional contacts as needed]
4151-8087�004 C_22
Resolution No. 10959 (2018 Series) Page 23
EXHIBIT C
r�'��'�"��"I�r�"�"I���,1 �:iT":�;E�t��,1C�'�"l���fi
I, the undersigned, the duly appointed and qualified City Clerk of the City of San Luis
Obispo, do hereby certify that the foregoing Resolution Na __� was duly adopted at a
regular meeting of the City Council of the City of San Luis Obispo duly and regularly held at the
regular meeting place thereof on the day of�___ _ � 20_, of which meeting all of
the members of said City Council had due notice and at which a majority thereof were present.
An agenda of said meeting was posted at least 72 hours before said meeting at
IT� _, a location freely accessible to members of the public, and a brief
description of said resolution appeared on said agenda.
I have carefully compared the foregoing with the original minutes of said meeting on file
and of record in my office, and the foregoing is a full, true and correct copy of the original
resolution adopted at said meeting and entered in said minutes.
Said resolution has not been amended, modified or rescinded since the date of its
adoption and the same is now in full force and effect.
ate :
, 20
���������.. _���...........
City Clerk
City of San Luis Obispo
BY: �.�_ ..._
[Seal]
4151-8087�004