HomeMy WebLinkAbout2012-04-10 e-packetP.O. Box, 71.1 (City Hall, 400 Grand Avenue)
South San Franciscol, Cal,ifbmia 940583
CITY HALL
IARGE CONFERENCE
400 "RAN DAVENUE
TUESDAY, APRIL 1 01 2012
9-000 A.M.
N( CE IS HITE Y GWEN, xov,eri:mlent Code of,dic State
a B purstiant toSection 54956 of"the
of" Calil'Ornia, the Overs'glit Board fo)r t1le Successor Age
"'licy to the Cit""y of' Solid-i Sail Francisco
Redevelopnicnt Agency will hold a Special Meet'i'lig Oil 'Fucsday, t rC I Oth day l'April, 20 1, 21 at 9,.-.00 aai,i,
iti the Laige Conf'erence Roomn, I op Floor at City Hall, 400 Grrand Avenue, South an Francisclo,
Calif'ornia.
Ill accordance widi Califbriu,a (')'r, owl-nnict-it Codc Section 54 ,57.5, any wi-iting or docul'ilCtit that is a ptlblic
record, relates, to an open session agmia iteni, and is distributed less than'72 hours pri'or to a regrular
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ti,ieeting will be iii-tlde avallable Rm- public in,spection, i,,,ii the City Clerk's Office loca,tcd at. City Hall. If,
I # I
however, the docunient. or writiligisnot distributed tit itil the regular ii'ieeting to w I hich it relates, dieli the
docunienA or writing will be made awdlable to dit public at t.he location of the me -et as listed on t1iis
I
agenda. The address of'City Hall is, 400 Grmd Avenue, So,)titli Sa,,n,Francisco, Califomia, 94080,
In conipliance Witli. An,iericans mth Disabilitics Act, if* you tiecd special ass,isUnicc to particil at ill th,
is
niceting, please contact the South San Francisco City! Clcrk's Of c at (650) 877'-8518. Notificatio 48
mil hours in advance of* (lie mecting l enable the City to, make rcasonablc arl-wigenients to ensure
'Jit�7 to t1i *
accessibi is nieeting.
Chairman: Selected
, - W ...
Neil, Cullen, Largest Special stfict of the type in H&R
Code Section 34188
Vice Chak,
Denise Porterfield San Mateo County Supefintendent, of Schools
Deputy Superintendent, Fiscal and Operafional Services
San Mateo County Office of Education
I " I I =!- i a -LTj - ff 17 ro =''
.Mark, AddlegO
Councilmember, City of South San F rancisco,
Barry Aagel
C ! ity Manager, City of South San Francisco
Director of Community/Government Relations',
San Mateo County COMMUnity College District
Rey a Fames
Deputy County' Manager,, San M'ateo County
Labadle
Ma,
yor of the Oty of South San Francisel
Mayor of the City of South San Francisco:
Chancellor of Califomia Community College
San, Mateo, County Board of Su
San'Mateo County'Board of Supervisors
(Public Member)
(A,rF','RSI(',",I-I'T' BOARD MI.Erl"INC., APRIL 101, 2012
L Motion to approve the Minutes of theApril 3, 2012 Special �Meeting.
3. Iden-fification. of sta,ffing and salian'es in connection with the Successo
Agency's proposed staffing of the, Oversight Bond.
4. Consideration of 'insurance and rl management matters.,
5. Discussion of the composition,, of the Oversight Board.
4,
6. Consideration of reguilarl meeting, dates for the Oversight Boardl
7. Presentation an.d consideration oi the draft Amended Recognized Obligations
Payments Schedule (ROPS) for the perl January through June 2012.
a. Presentation on responses to questions from Oversight Boal
b. Consialeration of motion, to approve draft ROPS.
8. Future Agenda Iteml
Ilk
. I . ..... . . . .....
City"cu
ONTERSIC" iT BOARD MEF,"11NCr APRILL 101 2012
AG'rENDA I)A,(;"r'E 3
i i h 0
Meefing el,d at-
MUNICIPAL, SERVICES BtAIDING
COMMUNITY R1001M
33 ARROYO DRIVE
S01JTH SAN FRANCISCO, CA
n W,
Ln
CALL TO ORDER Time: 3:00 P.M.,
ROLL CALL Present: Boardrnernbers Addiego,
Christensen', Famles, Nagel and
Scannell, Vice Chairperson
Porterfield and Chairperson
Cullen.
2. Organization of Board
a., Call fbr Nominations fbr Chairperson, (Steelej
Boardrnernber Addiego �nominated Boardmemberi Scannell as Chairperson of the South San
Francisco Oversight Board, which, nolmination was seconded byi Boardmernber Christensen.
BOar III member Scannell nominated Boardmember Cullen as Chairperson of the South San
Francisco Oversight Board.
Boardmernber Cullen nominated Boardmember Farrales as Chairperson of the So th San
Francisco Oversight Board.
Boardmember Farrales, declined nomination and seconded the nomination of'Nefl Cullen.
Motion— Boardmember Scannell/Second— Boardmember Farralels., to appoint Nell Cullen as, the
Chairperson of the South San Francisco Oversight Board., "Unanimously approved by voice vote.
b. Call fbir Nominations for Vice Chairp;1ers,on (Chair)
Roardmember Chn"stensen nominated Boardmember Porterfield as'Vice Chairperson of the
4,
South San Francisco OversightBoard.
4� W'j
0,
iWotllon— Boardmember Chn'stensen/Second— Chairperson Cullen: to ap 'nt Denise Porterfield
, pol I
as the Vice Chairperson of the South, San, Francisco Oversight Board. Unanimously approved by
I voice vote.
list a 6 Ist
Chair Culle limited, public comment to,3 minutes, per speAker.
3. Consicteration of Legal Services Agreement wit�h Craig Labadie. (Mattas)
City Attorney Mattas presented, the agreement for retention of Craig Labadie as legal counsel t,
the Oversight Board. He noted Mr. Labadie was, being recommended to the Board as a very
experienced public law attorney.
Cha,ir Cullen suggested certain moditications to the agreement.
City Attorney, Maftas e�xplained the respective moldifications. He, further stated that the
agreement would be signedby Chair Cullen, on behalf of -the Oversight Board, himself as
f
Counsel to the Successor Agency and by Mr., Labladlie as legal services provider.
OVERSIGHT BOARD APRIL 31,,2012
MIWTES PAGE 2
Motion,— Boardmember Addiegol/Second— Boardmember Nagel to approve the Legal Services
Agreement with, Craig Labadi'e with modified language suggested by Chair Cullen.
On the question, Boardmember Farrales suggested that a "not to exceed" monetary term be
considered for i nclusion in the
e
are
gment.
City Attorney Mattas adviSedi t hat, after the completion of Board action that would help to defin,
the scope of Mr.Labadies work within the next ft�w weeks, consideration of suich a term woul
be moire ap *ate.
., propn I
r
Motion— Boardmember Addiego/Second— Boardmember Nagel: to appi ove the Legal Services
Agreement, with Craig Labadie with modified langutage suggested by Chair Cullen,.
Unani'mously; approved by roll call vote.
4. Consideration of Rules of'Procedure and Future Meeting Dates. (Farrales/Mattas)
City Attorney Mattas presented the staff report, recommending the Oversight Board adopt, by
motion a regular meeting date and the recommended Rules of Procedure that had been presented
in, the materials provided to Boardinembers in advance, of the meeting.
1, , e Board could establish whatever rules of procedure it preferred. as
Counsel Labadie adv'sed th
long as, such rules did not conflict with the Brown Act.
Boardmembiers, discussed the various rules and idetennined that due to the amount of work that,
needed tobe done in the i , mmedi,ate 'time peri od it was best, to continue with special meetings
andla
establish a regur meeting time at a later date.,
Boardmembers, farther discussed modifying the proposed, Rules of Procedure to remove language
at: (1) S,ection, 5(b): requiriffig a majority, vote of the Board to place an item, on the agenda; (2)
'I as, th s of
i
Section, 9(a) requifing a, roll, call vote and, (3)) Sect on 5(c) establishing U.S. Mai, e mean
packet delivery to Boardmembers.
Voardmember Farrales in, oved to approve the Proposed Rule,of Procedure without modification.
The motion not seconded,.
The Board determined to address Section 5(e) under Agenda Item 6 below.
Boardmembers agreed that Section 5(b) should be modified to include language that the
OVERSIGHT BOARD APRIL 3,1 2012
MINUTES PAGE 3
Chairperson of the Board, in consultation with staff and one member ojf,the Board, could set, the
agenda. This would stirike the language requiring a majority vote of the Board, to
place an, item
on the agenda and accommodate minon*ty concerns.
For efficiency purposesBoardmembers agreed tio replace language requinng a roll call, vote with,
language requinng, a voice vote in, Section 9(a).
5. Agenda Fortnat/Procedure. (Martinelli)
City Clerk Martinelli explal'ned standard, procedure for posting and circulating City Council and
Successor Agency Agendas, and proposed the same procedures for Oversight BoardAgendas.
Board unanimously agreed to the Clerk's proposal via voice vote called, by Chair
Cullen.
6. Packet Delivery/Electronic Capability. (Martinelli*)
City Clerk. Martlliadvisied Boardmembers that Agenda packet delivery was available by U.S.
Mail, e-mail andIPad.
Boardmembers requested that FedEx delivery also be ail option depending on the length oftime
between packet availability and the corresponding meeting.
Via, voice vote called by Chajr Cullen,,
Boa,
5(c) of the Rules, of Procedure to authon*ze U.S. Mail, FedEx, e-miall and,. IPad delivery of agenda
packets, at the discretion of each member.
7. Availability of Contact, Information/Website. (Martinelli)
sl
Via a vioice vote calledby Chair Cullen, Boardmiembers preferred a general Over 'ght Board, el
mail, address', mail -to which woluld be reviewed, by sitaff and ref6rred to the Board, for follow-un,
OVERSIGHT BOARD APRIL 3, �, 20 12
MINUTES PAGE 4
8. Presentation and consideration of the Draft Amended, Recognized Obligations Payments
Schedule (ROPS) for the pen*od January through June 2012. (San�hez/Steele/Mattlas)
Director of Finance Steele, City Attorney Miattas and Redevelopment Consultant Sancbez
9
presented the staffreport recommending t h a t the Oversight Board review the amended draft
Recognized Obligations Payment Schedule ("ROPS") for the penod January through June 2012
as, required, by Assembly Bill x 1, 261#
Staff revi"ewed line items 1-72 and pas,sAhrough payments 'I �'l 4 on a line itembasis. Questions
plosedby Boardmembers for staff f6flow-up are summafized, below.
V"',
t outstanding bonds and debt obli gations,
Moardmembers, requested, follow-up, information regarding, the extent to which, bond obligations
could be paid down with reserves such, that, there would be less, money available, now in exchange
for interest savmgs and an. even payment schedule moving torward.
Regarding HUD loans such as, those listed, at Item 6, Boardmembers requested clanification of'
potential ffinding source options, for pay-off
ROPS Items 18-23 pertaming to the, Oyster Point Ventures Project and, Disposition
Development and other related agreements.
Boardmembers requested information pertaining to the investment plan for fu-nds reserved foll
this project and, sPecificalty pertaining to potential, interest on funds., I
ro ing con ingencie�,,
rahoardmembers requested a, more specific timeline for the p Ject includ' ,t,
I .
Boardmiember Christensen questionea the propn"ety of including the obligation in the ROPS
given, that no obligation was wenti present fiscal year.
Staffacknowledged that the entirety of the ""Total Remaining Debt or Obligations" column, wa'i
optional and not required by the, State Department of Finance. Staff members explained, the
purpose for including the column was to provide Boardmernbers, with complete knowledge of
OVERSIGHT BOARD APRIL 37 2012
MMUTES PAGE 5
outstanding debt and obligations. Staff would consult the, State Department of Finance FAQ to,
6 1111
determine her inclusion, of contingent liabilities was permiss�i I we.
Regarding the Oyster Point Flyover a Impact Fee, loan agreements, and/or terin-s wier,*
frequested. It was, further requested that loan payback, be reflected on the Successor Agency's
Budget.
Boardmembers, requested additional information on the Harbor Dilstiiet Agreements speelfied at
*fi
lines 20 and,21 , including, speci. c, terms,, work completed and, terms met by the Harbor Di.strict.
Build out scenanos for the entirety of the project were, requested.,
Boardmembers requested the estimated magnitu,ae of tax generation on the project.
Finally, staff was requested, to provide a projected, breakdown of soft costs reflected, in line 23
and, re&renced in, relation to the Harbor District Projects.
RODS Items 24-27 pertaining to items producing respective on-going, revenue, streams.
Regarding ;the Miller Avenue Parking, Structure ref�rerieed at line 24, Boardmemblers requested
A
clarification as, to whether the State Department of Finance would make a determ, inafion on tne
validity ofthe loan, forgiveness between, the Redevelopment Agency and the Parking Distfict;
and �i if'so, the possible timeline for receipt.
ROPS Items 28-31 pertaining to Train Station Improvements.
Boardmembers pointed out that staff'research requested. above with, respect to the Department of
Finance s position as to the propriety ofinclusion of contingent liabilities would determine
whether Itern'No. 30 should be carried on this ROPS.,
GJROPS Items 32 and 33, pertaining to Two (2) Housing� Replacement'UnIAS.
Boardmember Christensen requested that Counsel Labadile determine whether the statutory
housing oblig,ation creating these obligations exists after dissolution of t e RDA. She off'
-
that AB 26, may have eliminated 'it and requested clarification on the point.
o ROPS Items 38- 48 pertaining to grants and grant management.
The Board quenied staff,costs far grant administration past the end,, ofthis, year. It requested, that
f I I a
staff confirm the, obfigation to monitor/man ge grants, in the wake of RDA dissolutioll,
e ROPS Items 54-55 pertaining to consulting services related to auditfinainclal analyses and
local tax compliance.
Boardmembers requested that sitaff'res,earch, �whether items set forth here were: propefly accounted
I *
f6r as separate ROPS obligations as opposed, to, being categorized as a statutory administrative
expense.
OVERSIGHT BOARD APR1L 3, 2012
MINUTES PAGE 6
ROPS items 59 and, 60, pertaining to maintenance of commercial properties.
Boardmember Chn"stens,en suggested, outsIde contractors could maintain properties for less than
the expense incurred by utilization of City employee maiintenance wo rkers, and, requested that
staff consider thi's option.
ROPS Items 63, 64, i69 and 70 pertaining to administrative and property disposition costs,.
Boardmembers requested, clariffication of administrative costs, and the administrative budget
generally. It was ffirther requested that staff confirm that property, disposition costs were best
treated as a separate ROPs l,ine item as, opposed to being folded into administrative costs,.
e ROPS, Items 71 and 72 estimated legitimate retirement costs eligible as Successor Agency
expense.
Boardmembers requested clan* fication on the, accounting ifor this, expense, They ffirther requested
an opinion ftom Counsel Labadie as to the identi fi cation, of forTner South San, Francisco
Redevelopment Agency Employees.
9. Consideration, of need for Audit/RDA Financial Consulting Assistance.
(Christensen/Farrales)
This item was not heard,.
4 0
10. Identification of staffing and salaries 'in. connection with the Successor Agency's proposed
staffing of the Oversight Board. (Farrales)
If
9
Consideration of insurance and, risk management matters. (Farrales),
Boardmembers requested, that Counsel Labadie ven4 that the Successor Agency will cover th,+
Oversight Board's risk exposure.
12. Discussion of the Composition of the Committee. (Christensen)
Boardmember Chn,*stensen questioned the appointment of City Manager Nagel, based on an
interpretation ofthe statute requifing that the Mayor appoint a representative of the largest
employee organization that served, the former Redevelopment Agency.
Counsel Labadie stated he would research and formulate a legal opinion for the Board's direction
on this point,.
13. Future Agenda Items., (Chair)
Chair Cullen determined, that Agenda Items 842 should, be placed, onthe upcoming Special
Meeting Agenda for, hearing.
OVERSIGHT BOARD APRIL 3, 2012
MINUTES PAGE7
FmAl
I NW, M-11 MY - I
In
Motion — Boardmember Clins, ten sen/,-)ec ond— Board member F rales: to adjourn the nxeting.
Unmimously aPproved by voice Vote.
Pursumit to the above, Motion, the rneeting was a(bburned at 5,:45 pan.
fit.d:
OVERSIGHT BOARD APRIL 31,20,12
MINUTES PAGE 8
DATE-. April 10, 2012
TO,-@ Members of the Oversight Board
FROM 6- Mar,ty Van Duyn, As&istant GRy. ages
SUBJECT: Presentation. and consideration of'the draftAmended Recognized Obligations
Payments Schedule (SOPS) for the period January through June 2012,
RECOMMENDATION
Staffre Comm ends, that the Oversight Board review staff s responses and provides direction as to, further
inform, at ion desired or consider a motion to adopt the draft RORS wfth any amendments directed by the
Oversight Board. I
WWN�Iam
The Oversight Board r i,ewed the Recognized Obligati .on Payment Schedule (R ) on April 2, 2012.
The Board had a series of questions to which staff has prepared responses in the attached questions and
answers document. Backup material is prov,i,ded for each the line items where appropriate. For your
inforination we have also included a copy of the 3/28 draft RODS.
X01110relffil SMINK
Staff requests that the Oversight Board provide direction to staff.
Attachments: RAPS questions and answers,
Draft ROPS
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Property Tax Estimate
City of South San 'Fray ndl'sco Genotd Fund !ond Redovetop m ent Agenq
Proposed, Pro" ed Analysis
Oywiter Point Busiben'Fam"
Odo6ar2 I
Item Amount
1.00% Of 13.55Med, VOIV'e'
15.096% of the 1 .00%
$773,670ABO,
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5622:583,539
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Exhibit 3.ZB
Estimated Eta
Met Schedule
I C
This Exhibit sets forth the Parties' reasonable est'mates of proje t mi stones based on
� & h 4th
each Party's good-faith, diligent pursuit of their respective responsibilities in compliance wi
applicable law. Thesemilestones include the items listed below, for illustrative purposes only.
I - 1nitiate preparation, of'EIR and project entitles -name: Third quarter 2009
2. Complete environmental review and Agency and City approval of project entitlements.-
First quarter 2011
-er
3, Approval and execution of Disposition and DevelopmentAgreement to govem transf
of the King Leas es and Conveyed Property; First quarter 201 1
4. Projected date for exchange of interests in, King Leases and Conveyed Property pursuant
to Disposition and Development A,greement: Second q.uarter 20,13
5. Projected establishment of a communities facilities district and issuance of Mello-Roos
Boards: zi econd quarter 201 3
61.
Projected date to commence construction of Phase I'Improvements: Third quarter 2013
The Parties recognize that despite weir respective diligent -good faith effolts, the
achievement of these inilestones. is subject to circumstances and actions of 'others beyond their
respective reasonable control, such as actions by other governmental agencies, market
Conditions, financing, and other business and, econbmic,flaGtors, and that such, circumstances are
taken into dccuunt in the DDA and DA. This estimated schedule doe's not affect the Partiles"
rights. or remedies under any termination provisions that are included in the DDS. and DA.
MN1615727J.
MN 1 615 72 7. 1
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Intentionally Deleted.
In 6nn
2.5.3 At Closing, a niemorandum ofthis Right of First Reffisal the f
attached, hereto as ExhibIt.2,5.2, shall be executed by City or Agency (as applicable) and
recorded against the ROFR Property. Upon such time that Developer n,io longer has � i the right to
exercise its Right of First Refusal pursuant to the terms of this Section,2.5, Developer shall
promptly ex,ecute and acknowledge anny docuinient reasonably requested by City or Agency (as
applicable) to tenn, i,nate the aforementioned mem.orandum, including, without tati on7 a
quitclaim deed.
2.5.4 The, provisions of this Section 2.5 and Developer"s Right of First, Refusal
to purchase tbe'Property pursuant to the tenns hereundier shall survive the Closing,,,
V HIM r1liff, w'' I
0
3.2 of'Development. The Parties inticind Jiat tbei Redevelopment Project will be
undertaken In Phases as described in this Section and Exhibit 3.2A. The project schedule attached
as E,xhibit, 12B (the "Project Scheidulo"') represents the Parties' reasonable esti e
imat: s W
RedevelopiTient Project milestones. I'n no event shall any fai'lure to meet the tim,eframe set forth in',
the Project Schedule be considered a default under this Agreement.
MN161'3885 8
0
W Streets and utilities, (including grading, subgrade,, base", paving,
curb and sidewalk, street lights, storm, water, sanitary sewer, eombined,trench fdr gas, electric and
teleeom, impermeable, utility trench at samtary landfill areas,, and temporary, streets, and utilities)
in
the following locations:,
(1) At the future Hub axeal;
Extending east firoin, thle Hub across the Man'na
M=
41
Repair of and/or upgradie to, the clay cap covenng the Oyster
Point Landfill on specliflied City-owned parcels and raising the level of certain portions of the Oy-ster
Po M*t Landfill and its perimeter t o counteract the proji ected effects of sea, level rise,,
(in") Reconfiguration and reconstruction of existing parking, areas
on specified, Clity-owned, parcels;
,tru, 1
(iv) Grading and cons ctoon of open space, recreation areas on
specified, Cit�y�-owned arcels;
p
City-owned parc,els, (v) Demolition and grading at the future ',hotel site,,, on speciffied
(vi) Landscaping of the beach/park area on speCified parcels of th�-
Conveyed P erty;
'rop , and,
(vii) Landscaping and othe e
r' W
improvemnts including construction
ofportions of'Bay Trail, public restrooms an,d palm. promenade, on, specified, City�-owned, parcels, all
as shown on that certain Conceptual Site Plan, for the Public Realm with Phase One SiSK's
Development dated, February 22, 2011 shown on Exhibit
"Phase ID I
I !�Aproyements. Developer w'll c*nstruct the Phase ID
Improvements desmibed in this Section 32.2 on the Conveyed Property. The public
1 , mprovement/remediation components of the Phase ID Improvements will be fmancedin pwt by
Developer and, at the option of Developer, in part wl"th UD'Proceeds pursuant to Section 3.4
below. The Phnse: ID Improvements consist of the following improvments, as more particularly
descnl'bed and identified in Exhibit 3.2.2-.
(1), Repair of the clay cap coIveiing the Oyster Point Landfill on
(ii) Rem., ediation of the area identified on Exhibit 3.2,2 as "'Sump
M
('141) Installation of methane control and monitoning systems on the
(iv) Other improvements and construction activities necessitated
by building on landfill on the Conveyed Property;
(v-) Relocation of refuse on the Conveyed Property to
accommodate new buildings; and
(vi) Development of research and development and/or office 1.
buildings on the Conveyed Property consisting of an aggregate of not less than Five Eundred Ei 0 1 To,
Thousand (508,000) square feet and not more than Six Hundred Thousand (600,000) square feet.
3.3 Additional Development. As of the Effective DateI, the parties intend that the
development of the City PropI and Developer Property will incl-ude the additional improvements
described in this Section 33. Notwithstanding the foregoing or, anything to the contrary set forth in
this Agreement, neither Pa-rty shall have any obligation to consftuct. the Improvements described in
this Section 3.3, orI, if su, ch, improIvements are constructed, to construct their in zany particular order
or in accordance with any particular schedule. Except, for (a),Agiericy. s obligation to fund, the clay
cap repair as set forth in Section 3.3.2(a)(iv), below (which, the Parties agree is an express obligation
ofthe Agency),, and (b), Deve1oper"s obligation to provide fundliig f6r certain has 11C
Improvements, as set forth below, which, obligation shall be contingent upon Agency's
determination to proceed with the Phase IIC Improvements pursuant to this Agreement, this Section,
�3.3 is set forth herein foIr explanatory purposes only and shall not create any obligations or liabilities
on the part of either Party.
(a) Development of streets and Iutiliti6s at the Business Nrk Propetty-
7
MN1613885 10
(b) Relocation and expansion of capacity, of Sewer Pump Station'No. I
(c) Landscaping within I 00-foot shorelin, e band at the Busm'ess Part
(d) Development of''buildings, for research anddevelopmentand/or office
use so that the FAR across the entire Business Park Property and', C I onveyed Property (including that
portion of the Conveyed Property developed in Phase ID) will be 1.25, comprising a total of up to
approximately 2.2 5'— 2.25423 0 milli on gross square feet ofstich development.
Reffisal, as set forth in Section 2.5.
Developer to fund sewer pump station at the MarinJ,
(fi) Agency to fund, cl,ay cap repair at specified City Property
(Parcel 11C) at the Man"na, 'in accordance with the requirements of the, R: ional Water Quality
e9i
Control Board-,
( 11i) Agency to fimd rep *
04 aving ofexisting parking areas at speciffied
City Property (Parcel 1IC) at the Marina; and
Agency to fund landscapm"g of cwai*n City Property withi
the jun'sdietion of San Francisco Bay Conservation, and Development Ommission (11-BCDC11) 0
CityPareel 11C.
04, ALI
3.4.1 Improvement Costs. The Parties have estimated the cost of''the Phase I
Improvements (the "'Phase IC provement Costs") and the Phase ID Improvements (the I
MNI 613 885
M 613885 2
palm promenade, and Marina parking lot, including but, not hinited to increased costs required
by BCDC; (b related to agreements reached, ith, the Harbor District- and, (c) irel,ated to) change
Ix ) W1 I
En scope or quality requested or, required by City.;
14.5 [Intentionally Deleted]
31.4.7 Allocation of Rp,§pqns1b.J.1jty. Agency shall be responsiblie, for �pa'yment o
all Phase 111C Improvement Costs not, reqed to be paid by theDeveloper Funding
Requil"rement, and shall pay for any cost overrun's above, and shall, be entitled, to retain any cost
W
savings below, tile, estimated, costs of such Improvements.,
MN1613885 13
Property taken as a result of such proceeding, in which case this Agreement sh,all other-wise remain
in full fo�rce and effect, and Agency shall be entitled to any condemnation, awards.
4 14 Maintenance of the Conveyed Property. Except the ex,tent such matters, are the
responsibility of' the Developer in its capacity as the le ' se under the King Leases, between
Agency's execution of this Agreement, and tie Closing, Agency, shall maintain the Conveyed
Property in good order, condition and repair, reasonable wear and tear excepted, and shall make all
repairs, maintenance and replacements, of the Improvements and any Personal Property and
othemrise operate the Conveyed Property In the same manner asbefore the making of this
Agreement, as if Agency, were retaining the Conveyed Property,
4.15 Develo, er's Consent to Contracts and Leases Affecti the Conveyed Provert
Termination of Existing, Contracts.
4.15.1 Agency shall not, after the Effective Date, enter into any new feases or
contra cts relating to the Conveyed Property, or any amendments thereof, or terminate any lease,
or waive any rights of Agency under any contract, without in, each case obtang, Developer* S
written consent thcreto
r (wb o
ich consent shall n
prio t br, unreasonably withheld),
Agency shall terminate prior to the Cillosing, at no cost or expense to
Developer, any and all Service Contracts affecting the Conveyed Property that are not Assume
6
Contracts (excluding any Service Contracts en, tered 'into by Developer in its capacity asthe
lessee under the King Leasies). I
4. 15'.3 From and a-fter the Effective Diate, Agency shall not further, encumber tb
Conveyed,Property with any �monetary or non-monetary Hens or encumbrances. i
4.16 Insurance,, "11-irough the Closing Date,, Agency shall maintain or cau,se to be
mal I n"tained., at Agency's sole cost and, expense, Agency"s existing policy or policies set forth in the
ABAG Memorandum of Coverage providing shared risk, coverage for the Conveyed, Property-
KNEVNIfORM11111M� I I I � I � � i rp
51 Enviro=enta'l Remediation. The Parties antpate that development. of the
,t I
Redevelopment Projec w*11 require enviromnental remediation and related geotechnical. work,
4
including icleanupi of sumps on the Ma Tina Property, a methane monitoning system as set forth in
S ecti on 5.3. relocation of refuse., 'and re p air and[or replacement o f the cl ay cap co vering the landfill.
The Partics, agree to allocate costs for these remediation activities as set forth in Exhibit 3.4.1,
M'N* I 6 13 885 24
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MN1613885 25
AM
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-w<� ,+MM aY �, ,� � ,� MYb- ,MAw �A,
lip
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im418,3 I H8rbo'r District, r r t (3-24-11)
F On May 27P 120091, the. Pates. entere'd'jhto a Memorandum -of Understand"ng (WOU") as
an expresslon of preliminary VoInts of agreement among the Paftlos concerning- development of the
Project, This Agreement will, 5upers"ede any points of ag reom'ent contained withih the, MOU.
"Ia u
11MAZ 221111
W 91 W,
section 5 Lea-so k6venue, In 'the event the King Leas-es, are: conveyed. tio the City or Agiency and
thereafter terminated I
'prior, to, District's payment of its existing- d6bt obligations to DBVV which as of the
16134183 2 Harbor Distriot Agreemel 1(3-24-111),
IS c aera lon
Kti-on 6 arina0t'
It
All I
q ligill 11 111 1
SRI 0
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Section 7 Districto"ice. S
-1 0,11I
IN
16134,1 8,3 Harbor District Agr men ( (3-124-11)
improvements-wilthin, the space, District shalt a[sio a,y all, utility costs, maintenance costs, custaidial
P
services. and applicable, taxes for the temporary off ic'6 lease space du ring, the, term. of the I-ease,
its
L K M
r PoINIF4111:111111is
bftL D; ot." I . ur aniy addition'81debt skbrOd by- any
SlectTO'nIO: Add itf.6 A a 1: D6 will'n'dt"ho
W ue. M' or th pro "erty itself witho'ut first tat "h
06 -erztedb,' h' arina"'Propert 6, p ob Inii g ;express written
,gen y t e ty
consent frdm",the'Ot�]
Oft A N.
AP W 40
41111
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lip Ot
1613418A 4 H a rbor Di s trid Ag re e M, e n ( �3-24-1 I ),
"77
tff,
Line 60, Maintenanceof Properties
. . .......... ................ ......... . ............
p Osition T'itle -A
0
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$46,1415
I I 19 1, We",
rr
0,81
0. 25
I�i63,461
46,415
Legal' Costs, $10,000
$ 1 000
Consultant Costs $25,3917
$25,397
'Tota, f-costs .... . . .................. $198II85a
$156,5011
0.18
$44,240
0.05
.. . ..... ........
L*
0.25
$46,1415
I I 19 1, We",
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0,81
0.56
I�i63,461
$12 1,1 10� 0
Legal' Costs, $10,000
$ 1 000
Consultant Costs $25,3917
$25,397
'Tota, f-costs .... . . .................. $198II85a
$156,5011
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......... .............................. . . ........ . . . . . . .... ....... .... ................ . ............. .........
Cost $28,265
HCD & ECD Mananger 0.10
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Cost $24,578
HC D Coordinator 0.10,
$21,572
Park Maintenance W'orker
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Answer to Row 71(a)
The definition of "enforceable obligation" in California Health & Safety Code Section 34171(d)(1)(C)
includes "legally enforceable payments required in connection with the agencies' employees, including
but not limited to, pension payments, pension obligation debt service, unemployment payments, or
other obligations conferred through a collective bargaining agreement." Section 34177 of the H &S Code
provides that successor agencies are required to "(a) [c]ontinue to make payments due for enforceable
obligations, "and to "(b) [p]erform obligations required pursuant to any enforceable obligation."
Further, the statutory scheme governing CalPERS expressly provides for a succeeding agency to become
a contracting agency if it is not already one. Under such circumstances, "[a]ccumulated contributions
held for or made by the former agency and its employees, and assets derived from those contributions,
shall be merged with analogous contributions under the contract of the succeeding agency;" and "[t]he
liability to [CalPERS] with respect to service credited under the former agency's contract shall become a
contractual liability of the succeeding agency." Cal. Gov. Code Sec. 20508.
This analysis also is consistent with February 29, 2012 FAQ responses that have been sent out by the
Department of Finance. a copy of which is attached hereto. That FAQ states in part that "Successor
Agencies should also estimate the value of other employee benefit obligations as part of their overall
long -term asset and liability plan and establish a reserving plan to fund them." This section refers
directly to other non -PERS employee benefits such as retiree health.
The salary and current benefits including PERS for the positions at issue were partially funded
(proportionate to each person's share of redevelopment work) by the Redevelopment Agency.
We have not located any definition of employees in AB x126 or the former redevelopment act or case
law regarding redevelopment agencies. However, case law stands for the idea that if a statute refers to
employees without defining the term, that Court's generally apply the common law test of employment
to determine if someone is an employee. Metropolitan Water District v. Superior Court, 32 Cal.4th 491,
500 (2004); Bradley v. Court of Appeal, 158 Cal.App.4th 1612, 1626 (2008); Board of Retirement of the
Kern County Employees' Retirement Assn. v. Court of Appeal, 126 Cal.App.4th 781, 789 (2005). In fact,
one Court noted that "it has long been common in the supplied -labor context for an employee to be
deemed to have two employers. Id. at 790.
In essence, the common law test is whether the agency has "a right to direct and control the means and
details" of the individual's work. That is a 20- factor test to determine whether common law
employment status exists. A brief summary of the twenty factors are as follows:
(1) is the worker required to comply with instructions by the entity for which he provides
services about when, where and how he is to work? (if yes, more likely to be common
law employee)
(2) is the worker receiving training by an experienced employee working with him, by
correspondence or by required attendance at meetings, etc.? (if yes, more likely to be
common law employee)
(3) are the worker's services a cog in the business machinery of the entity for which he
provides services? (if yes, more likely to be common law employee)
(4) is the worker required to perform the work personally? (if yes, more likely
to be common law employee)
(5) does the employer hire, supervise, and pay other workmen on the same job as the
worker? (if yes, more likely to be common law employee)
(6) does the worker provide continuing services for the person for whom he works? (if yes,
more likely to be common law employee)
(7) are the worker's hours set by the entity for which he is providing services? (if yes, more
likely to be common law employee)
(8) is the worker required to devote his full time to the activity? (if yes, more likely to be
common law employee)
(9) does the worker work on the premises of the entity for which he provides services? (if
yes, more likely to be common law employee)
(10) is the order or sequence of work performed by worker set by the entity for which he
provides services ?(if yes, more likely to be common law employee)
(11) does the worker have to submit oral or written reports to the entity for which he is
provides services? (if yes, more likely to be common law employee)
(12) is the worker paid by the hour, week or month rather than by the project? (if yes, more
likely to be common law employee)
(13) is the worker's travel or business expenses paid by the entity for which
he provides services? (if yes, more likely to be common law employee)
(14) are the tools, materials used by the worker supplied by the entity for which he provides
services? (if yes, more likely to be common law employee)
(15) does the worker make investments in the facilities he uses to work (such as equipment,
office furniture)? (if yes, more likely to be common law employee)
(16) is the worker in a position to realize a profit or suffer a loss as a result of the work he
performs? (if yes, more likely to be common law employee)
(17) does the worker work exclusively for one agency or for a number of different entities?
(if for one agency only, more likely to be common law employee)
(18) does the worker make his services available to the general public? (if yes, more likely
NOT to be common law employee)
(19) does the entity for which the worker provides services have the right to discharge the
worker? (if yes, more likely to be common law employee)
(20) can the worker quit the job at any time without liability or is he legally responsible for
completing a project? (if he can quit at any time, more likely to be common law
employee; if legally responsible to complete project, more likely NOT to be common law
employee)
With regards to the work done by the employees for whom the redevelopment agency reimbursed the
city, the answer to these questions support a conclusion that the workers would be defined as common
law employees of the Redevelopment Agency.
Thus, staff believes these one time charges are enforceable obligations.
CITY OF SOUTH SAN FRANCISCO
INTER - OFFICE MEMORANDUM
DATE: April 9, 2012
TO: Oversight Board
FROM: Assistant City Manager Van Duyn
SUBJECT: Agenda item #7
Please find attached information regarding line 59 — Maintenance of Property which was
accidentally omitted from the staff report and information for line 23 — Harbor District
Agreement.
Additionally, answer 28b should be corrected to reflect that the "Redevelopment
Agency" entered into a Purchase and Sale Agreement rather than the City.
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