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CITY COUNCIL AGENDA ITEM NO.14

Meeting Date: August 10, 2004

Subject/Title: Approve a Resolution approving a Reimbursement Agreement with Pulte Home Corporation, Subdivision No.’s 8561 & 8675, for costs associated with Master Plan Facility Improvements.

Prepared by: Engineering: L. Vargas

Submitted by: Engineering: B. Grewal

RECOMMENDATION
Approve a Resolution approving a Reimbursement Agreement with Pulte Home Corporation, Subdivision No.’s 8561 & 8675, located north of Lone Tree Way, east of the Union Pacific Railroad, consisting of 511 lots, for costs associated with Master Plan Facility Improvements.

PREVIOUS ACTION
On April 12, 1994, City Council approved Resolution No. 94-63, which established a standard Reimbursement Agreement for Master Plan Facility Improvements.

On September 22, 2003, Planning Commission approved Planning Commission Resolution No. 03-72, which approved Vesting Tentative Subdivision Map No. 8561 with conditions.

BACKGROUND
This Subdivision Map No. 8561 is located south of Neroly Road, east of the Union Pacific Railroad and north of Lone Tree Way. The Conditions of Approval for Vesting Tentative Subdivision Map No. 8561 required the Developer to make certain off-site and excess capacity Master Plan Facility Improvements. Master Plan Facility Improvements are those improvements that have been identified in the Master Infrastructure Element of the General Plan. Under most circumstances, when a developer constructs these improvements, they provide capacity in excess of the needs of their development. The Subdivision Map Act requires that the City enter into a reimbursement agreement when requiring the developer to construct improvements with excess capacity or off-site improvements.

The Master Plan Roadway Improvements that qualify for reimbursement in this agreement are excess right-of-way and off-site road construction on Lone Tree Way. Also, oversize water mains, land cost and development of pocket parks, oversized sidewalk for use as bike trail along some of the major roads, trail along railroad and on the south side of Neroly Road. Facility fees will be reduced by the amounts pre-paid through CIFP 2004-1. A careful review by staff of the Conditions of Approval and finalized plans has resulted in a substantial savings to the City. If the final constructed quantities or items change, the agreement shall be modified to reflect those changes. The City Engineer has reviewed this agreement.

FISCAL IMPACT
Facility Fees to be collected will be reduced by pre-payment of fees, if any; fee credits will be given for Master Plan Improvements.

Attachments: Resolution
Reimbursement Agreement with Site Map
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING A REIMBURSEMENT AGREEMENT WITH PULTE HOME CORPORATION FOR SUBDIVISION NO.’S 8561 AND 8675 FOR COSTS ASSOCIATED WITH EXCESS CAPACITY AND OFF-SITE MASTER PLAN FACILITY IMPROVEMENTS.


WHEREAS, on September 22, 2003, Planning Commission adopted Planning Commission Resolution No. 03-72, which required the Developer of Tentative Subdivision No. 8561 to make certain off-site or excess capacity Master Plan Facility Improvements; and

WHEREAS, on April 12, 1994, City Council approved Resolution No. 94-63, which established a standard Reimbursement Agreement for Master Plan Facility Improvements; and

WHEREAS, certain Master Plan Facility Improvements are reimbursable under the City of Brentwood Master Plan Facility Fee Program; and

WHEREAS, the Developer will construct the excess capacity and off-site improvements eligible for reimbursement.

NOW, THEREFORE BE IT RESOLVED that the City Council of the City of Brentwood does hereby approve a Reimbursement Agreement with Pulte Home Corporation for Master Plan Improvements constructed in conjunction with Subdivision No.’s 8561 and 8675 covered under Vesting Tentative Subdivision Map No. 8561, as shown on the Reimbursement Agreement Site Map.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Brentwood at a regular meeting on the 10th day of August 2004 by the following vote:

REIMBURSEMENT AGREEMENT
BRENTWOOD MASTER PLANNED FACILITIES
PULTE HOME CORPORATION
SUBDIVISION NO.’S 8561 AND 8675

1. PARTIES AND DATE

This Reimbursement Agreement is made this 10th day of August, 2004 by and between the City of Brentwood, California, a Municipal Corporation (“City") and Pulte Home Corporation, a Michigan Corporation ("Developer").

2. RECITALS

2.1 The Developer owns Subdivision No.’s 8561 and 8675 in the City (the "Developer's Property") included within the original Vesting Tentative Subdivision Map No. 8561 described in Exhibit "A" attached hereto consisting of five hundred eleven (511) lots commonly referred to as Pulte Rose Garden.

2.2 As a condition to the development of Developer's Property, City required Developer to design, construct and install offsite or excess capacity Master Plan Improvements (“Improvements”) The Master Plan Improvements are identified in the CITY OF BRENTWOOD 2004 DEVELOPMENT FEE PROGRAM dated February 10, 2004. Improvement plans will be completed and approved by the City pursuant to Chapter 16.04 of the Code and are described in more detail in Exhibit "B" attached hereto.

2.3 Developer is willing to advance the costs of designing, financing, constructing, installing and inspecting the Improvements subject to the accrual to Developer of facility fee credits, and reimbursements over time from the City.

2.4 City has found that this Agreement is in accordance with the requirements of Sections 16.130.030 and 16.130.040 of the Code and California Government Code Sections 66485 through 66489.

3. TERMS

3.1 Design and Construction of Improvements. Developer shall be solely responsible for designing, financing constructing, installing, providing for the inspection and bonding of the Improvements. The Improvements shall be fully completed and ready for acceptance within the time period set forth in the Conditions of Approval for Vesting Tentative Subdivision Map No. 8561. City shall approve the plans and specifications for the work prior to construction of the Improvements by Developer. The design, construction and installation of the Improvements shall be to the satisfaction of City in its sole and reasonable discretion.

3.2 Source and Method of Reimbursement. City shall reduce facility fees collected from the Developer for Developer’s property by the amount of any pre-paid Assessment District fees. City shall reimburse Developer in the form of facility fee credits for the costs associated with the design, financing, construction, installation and inspection of the Improvements indicated in Exhibit “B” “Reimbursable Improvements”. The amount of the reimbursement credit shall be distributed on a pro-rata share over the developer's total number of residential units. In no event shall the fee credit exceed the fee for a given fee category. The total reimbursable amount is indicated in Exhibit “C” "Reimbursement Calculation" attached hereto. In the event that fee credits are insufficient to provide full reimbursement, the City shall reimburse the remaining funds from subsequent development fees paid by other development. Reimbursements shall be made from like development fee funds and no other. Reimbursements from fees of subsequent development shall be made on an annual basis in November of each year. The first annual reimbursement shall be given one year after all fee credits have been exhausted for that category of fee credits. The amount reimbursed on an annual basis shall be ten percent of the reimbursable balance after deduction for credits taken and cash payments previously made by City to Developer. As an alternative to annual payments of remaining funds, the Developer may transfer the reimbursement balance due them to any other project owned or under contract by Developer in the City, in the form of fee credits. Transferred credits shall be applied to like development fee funds and no other. The Developer may also assign the remaining fee credits to another party subject to Section 3.20 of this Agreement.

3.3 Term of Reimbursement Obligation. The City's obligation to reimburse the Developer shall continue for ten years from the date the Developer is first eligible for an annual reimbursement, unless the obligation is sooner satisfied. In the event there are insufficient funds in any given year in the facility fee fund responsible for the Improvements constructed by the Developer, and the City is unable to issue the annual reimbursement payment, the term of this Agreement shall be extended one year, for a maximum of five years. In no event shall the term of this Agreement exceed fifteen years from the date the Developer is first eligible for an annual reimbursement.

3.4. Maximum Reimbursement. The total amount of the reimbursement obligation over the life of this Agreement for Improvements described in Exhibit "B Reimbursable Improvements" shall be as determined by the CITY OF BRENTWOOD 2004 DEVELOPMENT FEE PROGRAM. The parties acknowledge and agree that the reimbursements/pre-paid fees under this Agreement are estimated to be TEN MILLION FIVE HUNDRED SEVENTY FOUR THOUSAND TWO HUNDRED SEVENTY EIGHT DOLLARS AND 21 CENTS ($10,574,278.21).

3.5 Inspection. The City shall have the right at all times to inspect the construction of the Improvements to confirm compliance with City plans and specifications.

3.6 Areas and Quantities. The areas and quantities used to develop this Agreement are the best estimates available at the time. The actual areas and quantities may change at the time of dedication to the City and/or construction by Developer. The reimbursable amount shall be based on actual areas and quantities, using the approved improvement plans for exact lengths. If it is reasonably determined by the City Engineer that the areas and quantities have changed, the reimbursable amount may be adjusted accordingly.

3.7 Indemnity and Insurance
(1) Developer shall defend, indemnify and hold City, its elected officials, officers, employees, and agents free and harmless from any and all liability from loss, damage, or injury to or death of persons or property in any manner arising out of or incident to Developer's performance of this Agreement, including without limitation all consequential damages, attorney's fees and court costs, whether or not resulting from the negligence of Developer or Developer's agents. This indemnity shall extend to any claims arising because Developer has failed to properly secure any necessary easements, land rights, contracts, or approvals, but shall not extend to any claims arising out of the sole negligence of City. This indemnity shall also extend to any legal action commenced by any third party against City challenging the terms of this Agreement or seeking judicial review.
(2) Developer shall require all persons doing work on the Improvements, including its contractors and subcontractors, to obtain and maintain insurance of the types and in the amounts described below in a form and with carriers satisfactory to City.
a. Commercial General Liability Insurance. Developer shall maintain occurrence version commercial general liability insurance or equivalent form with a limit of not less than $2,000,000.00 (or as otherwise approved, in writing, by City). If such insurance contains a general aggregate limit, it shall apply separately to this Agreement or be no less than two times the occurrence limit. Such insurance shall:
i. Name City, its officials, officers, employees and agents as insured by endorsement with respect to performance of this Agreement, and contain no special limitations on the scope of its protection afforded to the above-listed insured.
ii. Be primary with respect to any insurance or self-insurance programs covering City, its officials, officers, employees and agents; and
iii. Contain standard separation of insured provisions.
b. Business Automobile Liability Insurance. Developer shall maintain business automobile liability insurance or equivalent form with a limit of not less than $1,000,000.00 each accident. Such insurance shall include coverage for owned, hired and non-owned automobiles and shall contain the provisions set forth in subsections (a) (i) - (iii) set forth directly above.
c. Worker's Compensation Insurance. Developer shall maintain during the life of this Agreement, worker's compensation insurance for all Developer’s employees employed at the site of the work, and in case any of the work is sublet, Developer shall require any general contractor or subcontractor similarly to provide Workers’ Compensation Insurance for contractor’s or subcontractor’s employees, unless such employees are covered by the protection afforded by Developer. If any class of employee engaged in work under this Agreement at the site of the project is not protected under any workers’ compensation law, Developer shall provide and shall cause each contractor and subcontractor to provide, adequate insurance for the protection of employees not otherwise protected. Developer hereby indemnifies City for any damage resulting to it from failure of Developer, its agents, employees, contractors or subcontractors to take out or maintain such insurance. Developer shall also maintain worker’s compensation insurance with statutory limits and employer's liability insurance with limits of not less than $1,000,000.00 each accident.
d. Other insurance Requirements. Developer shall:
i. Prior to taking any actions under this Agreement, furnish City with properly executed certificates of insurance which shall clearly evidence all insurance required in this section and provide that such insurance shall not be canceled, allowed to expire or be materially reduced in coverage except on thirty (30) days prior written notice to City;
ii. Provide to City certified copies of endorsements and policies if requested by City, and properly executed certificates of insurance evidencing the insurance required herein;
iii. Replace or require the replacement of certificates, policies and endorsements for any insurance required herein expiring prior to completion and acceptance of the Improvements;
iv. Maintain all insurance required herein from the time of execution of this Agreement until the acceptance of the Improvements by City; and
v. Place all insurance required herein with insurers licensed to do business in California.

3.8 Commencement of Construction and Inspection. Developer and its contractor or subcontractors shall not commence construction of the Improvement until Developer has received written authorization from City to proceed. Written authorization shall be in the form of signed, approved plans along with permit issuance. All work on the Improvements shall be done in strict compliance with City approved plans, specifications and the contract documents and in a good and workmanlike manner. All work performed by Developer, its contractor or agents to construct the Improvements shall be subject to inspection by City. All fees and costs to construct the Improvements shall be borne solely by Developer, subject to reimbursement as provided herein. Inspection by City or its employees or agents shall not relieve Developer of its liability for design defects or improper or inadequate workmanship.

3.9 Compliance with Applicable Laws. Developer shall insure that all work performed on the Improvements is performed in a manner which complies with all applicable federal, state, county and local government laws, regulations and rules, including all rules and regulations of City, as these rules and regulations may be modified or changed from time to time.

3.10 Contractor Licenses. All work performed on the Improvements shall be done only by contractors licensed in the State of California and qualified to perform the type of work required and comply with the City's Business License Ordinance.

3.11 Acceptance of Work. Upon completion of the Improvements to the reasonable satisfaction of City, the Improvements shall be presented to the City Council of Brentwood for dedication and acceptance and for authorization to file a Notice of Completion. The City Council may accept the Improvements if it reasonably determines that the Improvements were constructed in accordance with the approved plans, specifications and contract documents that such Improvements operate satisfactorily, and that all other requirements of this Agreement have been satisfied. Immediately upon, and as a condition of the expiration of the guarantee period set forth in Section 3.13, Developer shall assign to City all of Developer's rights and remedies, including warranties, as set forth in the approved contract documents, and thereafter City shall have the same recourse under said contract documents that City would have had if City itself had engaged Developer's contractor to construct the Improvements.

3.12 Liability for Work Prior to Formal Acceptance. Until the City Council has formally accepted the Improvements, Developer shall be solely responsible for all damage to the work, regardless of cause, and for all damages or injuries to any person or property at the work site, except damage or injury due to the sole negligence of City, or its employees.

3.13 Guarantee. Developer shall guarantee all work and materials for the Improvements to be free from all defects due to faulty materials or workmanship for a period of one (1) year after the date of formal acceptance of the work by City. A guarantee bond in the amount of ten percent (10) of the total cost of the Improvements as reasonably determined by City and satisfactory to City in its sole and reasonable exercised discretion shall be posted with City prior to its acceptance of the Improvements. Developer shall repair or remove and replace all such work, together with any other work which may be displaced in so doing that is found to be defective in workmanship or materials within the one (1) year period, without any expense to City. In the event Developer fails to comply with the above-mentioned provisions within thirty (30) days after being notified in writing (or in cases of emergency, immediately) City shall be authorized to proceed to have the defects remedied and made good at the sole cost and expense of Developer, who is hereby contractually bound to pay the costs and charges therefore immediately upon demand. Such action by City will not relieve Developer of the guarantee required by this section. This section shall not, in any way, limit the liability of Developer or any other party for any design or construction defects in the work subsequently discovered by City.

3.14 Record Drawings. Prior to acceptance of the Improvements by the City Council, Developer shall provide City with one mylar copy of record drawings with certification by a licensed engineer in the State of California as to accuracy and completeness. Developer shall be solely responsible and liable for ensuring the completeness and accuracy of the record drawings.

3.15 Ownership of the Improvements. From and after acceptance of the Improvements by formal action of the City Council, ownership of the Improvements shall be vested exclusively in City.

3.16 Notice. Any notices required or desired to be sent pursuant to this Agreement shall be addressed as follows:

CITY: DEVELOPER:
City Manager Pulte Home Corporation
City of Brentwood 7031 Koll Center Parkway, Suite 150
150 City Park Way Pleasanton, CA 94566
Brentwood, CA 94513

3.17 Termination. In the event that Developer defaults in the performance of any of its obligations under this Agreement or materially breaches any of the provisions of this Agreement, City shall have the option to terminate this Agreement upon written notice to Developer.

3.18 Attorney's Fees. In the event, any action is commenced to enforce or interpret any term or condition of this Agreement, in addition to costs and any other relief, the prevailing party shall be entitled to reasonable attorney's fees. Jurisdiction over the authority in any dispute shall be maintained in Contra Costa County.

3.19 Entire Agreement. This Agreement contains the entire Agreement of the parties hereto with respect to the matters contained herein.

3.20 Assignment. This Agreement shall not be assigned without the written consent of the parties hereto, and any assignment without such written consent shall be void and ineffective. The written notice shall become effective within thirty (30) days upon delivery to the City, provided that the City shall not be responsible for any misdirected written notices under this section.

3.21 Time of Essence. Time is of the essence for this Agreement.

CITY OF BRENTWOOD PULTE HOME CORPORATION

BY: BY:_______________________________ Name Title
ATTEST:

BY: ___________________________
Karen Diaz, CMC, City Clerk


EXHIBIT "A"
"DEVELOPER'S PROPERTY"
PULTE HOME CORPORATION
SUBDIVISION NO. 8561

INSERT MAP

EXHIBIT “B”
REIMBURSABLE IMPROVEMENTS
PULTE HOME CORPORATION
SUBDIVISION NO. 8561

Water Facilities
Prepaid water facility fees through CIFP 2004-1
Oversize water mains

Wastewater Facilities
Prepaid wastewater facility fees through CIFP 2004-1

Roadway Facilities
Prepaid road facility fees through CIFP 2004-1
Lone Tree Way – oversize and off-site improvements
ROW for roads

Park and Trail Facilities
Neighborhood park construction
Park land purchase
Trail along northern and western boundaries
Oversized sidewalk along major roads to be used as trail
Partial landscaping along northern boundary trail

EXHIBIT “C”
REIMBURSEMENT CALCULATIONS
PULTE HOME CORPORATION
SUBDIVISION NO.’S 8561 & 8675
BASED ON 2004 DEVELOPMENT FEE PROGRAM

Road Facilities
Prepaid fees through Small lots 284 EA @ $7,348.20/EA $2,086,888.80
CIFP 2004-1 Large lots 219 EA @ $8,609.75/EA $1,885,535.25
Total Prepaid Road Fees $3,972,424.05

Lone Tree Way construct with 8561 ($621/2 X 500 LF) $155,250.00
Adjustment for eng, plan check 12.5% $ 19,406.25
Adjustment for financing 10.0% $ 15,525.00
Traffic Control 2.0% $ 3,105.00
Subtotal $193,286.25

NW Quadrant Engineering Design previously paid $ 68,599.00
ROW – Lone Tree Way Frontage
82’ – 30’ X 200 LF = .24 AC @ $100,000/AC $ 24,000.00
ROW – Lone Tree Way Martinez
59.5’ X 300 LF = .41 AC @ $100,000/AC $ 41,000.00
ROW – Lone Tree Way Frontage no construction
82’ – 30’ X 1150 LF @$100,000/AC $ 137,000.00
Lone Tree Way Developer’s obligation not constructed
($318/2 X 1150 LF) $(182,850.00)
Reimbursable Construction Total $ 281,035.25

TOTAL ROAD FACILITY REIMBURSEMENTS/PREPAID FEES $ 4,253,459.30

Parks and Trails Facilities
Park Improvements (Parcels B,C,E,H,I,N,O)
7.65 AC X $134,679.67/AC $1,030,299.48
Paved trail along Railroad and south side Neroly Road
6,000 LF @ $42.00/LF $ 252,000.00
Subtotal $1,282,299.48

Adjustment for eng, plan check 12.5% $160,287.43
Adjustment for financing 10% $128,229.95

Oversize sidewalk for trail use 5,850 LF X 3’ X $2.85/SF $ 50,017.50
Partial landscaping on Neroly Trail 3,100 LF X 20’ X $3.80/SF $ 235,600.00
Park Land Purchase 7.65 AC X $100,000/AC $ 765,000.00
Reimbursable Total $2,621,434.36

TOTAL PARKS & TRAILS FACILITY REIMBURSEMENTS $ 2,621,434.36

Water Facilities
Prepaid fees through CIFP 2004-1 Small lots 284 EA @ $1,500/EA $426,000.00
Large lots 219 EA @ $1,500/EA $328,500.00
Total prepaid fees $754,500.00

42” Oversize water line 80 LF @ $294.00/LF $ 23,520.00
36” Oversize water line 1920 LF @ $252.00/LF $ 483,840.00
24” Oversize water line 1530 LF @ $168.00/LF $ 257,040.00
24” Excess capacity water line 2530 LF @ $81.60/LF $ 206,448.00
Subtotal $ 970,848.00

Adjustment for eng, plan check 12.5% $ 121,356.00
Adjustment for financing 10.0% $ 97,084.80
Reimbursable Construction Total $1,189,288.80

TOTAL WATER FACILITY REIMBURSEMENTS/PREPAID FEES $ 1,943,788.80

Wastewater Facilities

Prepaid fees through CIFP 2004-1 Small lots 284 EA @ $3,490.25/EA $991,231.00
Large lots 219 EA @ $3,490.25/EA $764,264.75

TOTAL WASTEWATER FACILITY PREPAID FEES $ 1,755,595.75

TOTAL ALL REIMBURSEMENTS AND PREPAID FACILITY FEES $10,574,278.21
 

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Brentwood, CA 94513
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