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HomeMy WebLinkAboutT-6003 - Agreement/Covenant - 7/3/2014 WHEN RECORDED MAIL TO: City Clerk City of Fresno 2600 Fresno Street Fresno, CA 93721-3603 07103/2014,20140074129 NO FEE - Government Code 6103 p CITY OF FRESNO LL Development & Resource Management Department Z O U W cn a w J CL STATEMENT OF COVENANTS AFFECTING LAND DEVELOPMENT No. 2 DEFERRING CERTAIN SEWER CONNECTION CHARGES, WATER CONNECTION CHARGES, URBAN GROWTH MANAGEMENT FEES, CITY-WIDE FEES AND DEVELOPMENT FEES TO THE TIME OF ISSUANCE OF CERTIFICATE OF OCCUPANCY AND CREATION OF LIEN FOR THE FINAL MAP OF TRACT NO. 6003, PHASE 1 OF VESTING TENTATIVE MAP NO. 6003 Statement of Covenants No. 2 Fee Deferral Final Map of Tract No. 6003 Page 2 RECITALS WHEREAS, COPPER/MAPLE NO.4,INC,A Delaware Corporation,hereinafter referred to as the "Covenantor," is the owner of that certain real property in the City of Fresno, County of Fresno, State of California, hereafter referred to as the "Subject Property" and more particularly described as follows: Lots 13 and 30 through 54, inclusive, of the Final Map of Tract No. 6003 according to the map thereof recorded on December 4, 2013 in Volume 83 of Plats at Pages 69 through 72, Fresno County Records; and WHEREAS, Covenantor hereby warrants that any and all parties having record title interest in the Subject Property, which may ripen into a fee, have subordinated to this instrument and all such instruments of Subordination, if any, are attached hereto and made a part of this instrument; and WHEREAS, the conditions of approval of Vesting Tentative Map No. 6003 (hereinafter, "Project"), require the payment of applicable sewer connection charges,water connection charges, traffic signal charge, Urban Growth Management fees, city-wide fees, Millbrook Overlay Sewer fee, Copper Avenue Sewer Lift Station Benefit Service Fee (hereinafter, "Fees") in accordance with the provisions of Chapters 9, 11, 12 and 14 of the Fresno Municipal Code, Resolution Nos. 95-117, 95-118 and 2003-264 (hereafter, "Ordinances and Resolutions"); and WHEREAS, the City approved and recorded the Statement of Covenants Affecting Land Development Deferring Certain Sewer Connection Charges, Water Connection Charges, Urban Growth Management Fees, City-wide Fee and Development Fees to the Time of Issuance of Certificate of Occupancy and Creation of Lien for the Final Map of Tract No. 6003, Phase 1 of Vesting Tentative Map No. 6003 on December 4,2013 as Doc. No. 2013-0164213, Fresno County Records (Covenant No. 1); and Statement of Covenants No. 2 Fee Deferral Final Map of Tract No. 6003 Page 3 WHEREAS,the Covenantor has requested a new covenant to reflect additional fee credits for certain fees on said lots of the Subject Property; and WHEREAS, said Ordinances and Resolutions provide the Covenantor the option to defer certain Fee obligations, more particularly identified in the attached Exhibit "A", to the time of issuance of a Certificate of Occupancy pursuant to the requirements of Section 12-4.604 of the Fresno Municipal Code; and WHEREAS, the Covenantor, as a condition of issuance of building permit(s)for the Project pursuant to the provisions of the latest edition of the Uniform Building Code as adopted by the State of California and as amended by the City of Fresno ("City'), including any subsequent extension and expiration of such permit and the re-issuance of a new building permit for any expired permit on any lot or parcel of the Subject Property, desires to defer the payment of the Fee obligations identified in Exhibit"A" pursuant to the requirements of said Section 12-4.604 until such time that the Covenantor or successors and assigns requests the issuance of a Certificate of Occupancy. COVENANTS, CONDITIONS, AND RESTRICTIONS NOW,THEREFORE, the Covenantor hereby covenants as follows: 1. For the express purpose of administering the fee deferral process, the Fee obligations for the Project may be prorated by the City to each lot, parcel, unit or building on the Subject Property in the manner established by the City's Development& Resource Management Director. The intent of this provision is to prorate the Fee obligations of common use areas,outlots, public street easements and similar miscellaneous areas of the Project in a reasonable manner to each lot, parcel, unit or building of the Project to facilitate reasonable administration of the fee deferral process. 2. At the sole discretion of the Development& Resource Management Director,when Statement of Covenants No.2 Fee Deferral Final Map of Tract No. 6003 Page 4 the proration of a Fee obligation is not feasible to be administered on a lot, parcel, unit or building basis, the Covenantor may be required to pay the total Fee obligation for such fee for the Project with the first request for issuance of a certificate of occupancy for the Project. 3. The Covenantor may elect to pay any of the deferred Fees prorated to each lot, parcel, unit or building as identified on the attached Exhibit"B", at anytime after the recordation of this instrument. The Fee obligations stated in said Exhibit "B" shall be maintained by the Development& Resource Management Director and shall be adjusted to reflect the Fee rates in effect at the time payment is made, and may be adjusted to account far any subsequently approved reconfiguration to the size or number of lots, parcels, units or buildings. When Covenantor elects to pay one or more of the deferred Fees in advance of the request for issuance of a Certificate of Occupancy, the full amount of such Fee must be paid. The remaining unpaid deferred Fees for that lot, parcel, unit or building shall be paid in full at the time the Covenantor or successors and assigns requests the issuance of a Certificate of Occupancy. 4. The actual Fee obligations shall be recalculated by the City at the time of payment at the fee rates in effect at the time of such payment. a. For the purpose of fee recalculations,the fee credits applied in Exhibit"A"to establish Fee obligations shall not be adjusted during the effective term of this Statement of Covenants except as set forth in subsection "b", below. Any additional credits established after the recordation of this instrument shall be reimbursed in the manner established by the section of the Fresno Municipal Code relating to that specific Fee. b. Covenantor may receive designated fee credits from the City as offsets toward a UGM or development impact fee for construction of certain required infrastructure improvements either as a part of this Statement of Covenants or at some future date. Covenantor acknowledges and agrees any such fee credits are provided contingent upon the City accepting required infrastructure improvements completely installed by Covenantor. Statement of Covenants No. 2 Fee Deferral Final Map of Tract No. 6003 Page 5 Until then, and notwithstanding any other provision, Covenantor expressly agrees Covenantor has no right to any portion of any fee credit and the Directorof Public Works for the City, in the Director's sole discretion, may unilaterally amend this Statement of Covenant effective upon mailed notice to Covenantor to adjust(including adding, reducing or removing) credits at any time prior to acceptance of all required infrastructure improvements by City. Upon adjustment, Covenantor shall pay in full any UGM or development impact fees, due from modification of the fee credit, prior to approval of the final map or as may be deferred by this Statement of Covenant or applicable fee deferral covenant. If the final map has already been approved and there is no applicable fee deferral covenant, all such fees shall be promptly paid by Covenantor. The City may enforce recovery of such fees in any manner available at law or in equity, including but not limited to private foreclosure and sale of the property in the manner provided in Section 2924 of the California Civil Code or successor statute. 5. Additional new fee obligations not listed on Exhibit "A", but in effect at the time the Covenantor or successors and assigns requests the issuance of a Certificate of Occupancy,will be applicable to this Project if such new fee(s) is/are duly established by the City Council in accordance with Government Code Section 66498.1. 6. At the sole discretion of the Development & Resource Management Director, a request for"temporary utility connection" or a"temporary or safe to occupy" may be made subject to the provision of an additional cash security deposit representing a portion or all of the deferred Fee amounts. 7. Notwithstanding any of the above payment times,the maximum period for deferment of Fees for a lot, parcel, unit or building shall be limited to a period of one (1) year after final inspection of a building. This time period approximates with the Uniform Building Code and Fresno Municipal Code period which provides for an active permit life of 180 days, after last inspection, Statement of Covenants No.2 Fee Deferral Final Map of Tract No. 6003 Page 6 with provisions for one (1) extension of said permit, not to exceed a period of 180 days_ 8. Covenantor hereby waives any claim that the provisions of this Statement of Covenants violate Government Code Section 65961. 9. Each of the covenants, conditions, and restrictions contained in this Statement of Covenants shall run with the Subject Property and shall be binding upon each successive owner of the Subject Property, heirs, representatives, successors and assignees.The Covenantor hereby creates a lien upon the Subject Property to guarantee the performance of the obligations of the Covenantor contained in this Statement of Covenants. 10. The conditions of this Statement of Covenants are intended to benefit the public and public properties. Accordingly,the City of Fresno shall have the right to enforce this Statement of Covenants by any legal or equitable means. All obligations of the Covenantor in this Statement of Covenants shall inure solely to the benefit of the City of Fresno. There are no third party beneficiaries of said obligations nor shall the right of the City of Fresno be transferable in any manner to any person other than to a successor municipal corporation whose geographic boundaries include the Subject Property. 11. if either party is required to commence any proceeding or legal action to enforce or interpret any term or condition of this Statement of Covenant,the prevailing party in such proceeding or action shall be entitled to recover from the other party its reasonable attorney's fees and legal expenses. For the purposes of this Statement of Covenant, "attorneys'fees"and"legal expenses" include, without limitation, paralegals' fees and expenses, attorneys, consultants fees and expenses, expert witness fees and expenses, and all other expenses incurred by the prevailing party's attorneys in the course of the representation of the prevailing party in anticipation of and/or during the course of litigation,whether or not otherwise recoverable as"attorneys'fees"oras"costs" under California law, and the same may be sought and awarded in accordance with California procedure as pertaining to an award of contractual attorneys' fees. 12. The waiver by either party of a breach by the other of any provision of this Statement Statement of Covenants No. 2 Fee Deferral Final Map of Tract No. 6003 Page 7 of Covenant shall not constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different provision of this Statement of Covenant. No provisions of this Statement of Covenant may be waived unless in writing and signed by all parties to this Covenant. Waiver of any one provision herein shall not be deemed to be a waiver of any other provision herein. 13. Upon recordation of this Statement of Covenants, said Covenant No. 1 shall be of no further force and effect on said lots of the Subject Property. 14. The conditions and obligations of this Statement of Covenants,for each lot or parcel of the Subject Property, shall be of no further force and effect upon satisfaction of the Fee obligations for such lot or parcel. 15. The conditions and obligations of this Statement of Covenants shall remain in full force and effect until such time as the Fee obligations for all lots, parcels, units or buildings of the Project on the Subject Property are fully satisfied. 16. The provisions of this Statement of Covenants shall be deemed independent and severable and the invalidity or partial invalidity or unenforceability of any one provision or portion thereof shall not affect the validity or enforceability of any one provisions hereof. Whenever the context of the Statement of Covenants so requires, in interpreting this Statement of Covenants, any gender includes the other genders, the singular includes the plural, and the plural includes the singular. Statement of Covenants No. 2 Fee Deferral Final Map of Tract No. 6003 Page 8 DATED: U �I ZcIq CITY OF FRESNO, COVENANTOR a Municipal Corporation COPPER/MAPLE NOA INC., Development& Resource Management A Delaware Corporation Department Jennifer Clark, Director By: SY� Je ni 'Clark, Director J t A. Mc y, ti dicer M. Mc y,ent APPROVED AS TO FORM: DOUGLAS T. SLOAN City Attorney By: tA Deputy City Attorney Date: N (Attach !Votary Acknowledgment) CLERK'S CERTIFICATION State of California ) County of Fresno ) On July 2, 2014 before me, Sherrie L. Badertscher, Deputy City Clerk, personally appeared, Jennifer Clark, Director, Development and Resource Management Department, who proved to me on the basis of satisfactory evidence, to be the person(s)whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s)on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal YVONNE SPENCE, CMC City Clerk, City of Fresno By aMb Deputy STATE OF CALIFORNIA ) SS. COUNTY OF FRESNO ) On June 20,2014, before me, Michele L. Hogan, Notary Public, personally appeared,Robert A.McCaffrey and Brent M. McCaffrey,who proved to me on the basis of satisfactory evidence to be the person(s)whose name(s) are subscribed to the within instrument and acknowledged to me that they executed the same in their authorized capacity(ies), and that by their signature(s) on the instrument the person(s) or the entity(ies) on behalf of which the person(s) acted,executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California the foregoing paragraph is true and correct. WITNESS my hand and official seal. Notary Public ; L.S. My Commission,Expires: April 29,2015 MICHELE L.HOGAN Commission # 1931224 Notary Public-Caiifornia D Z Fresno County My Comm.Expires Apr 29,2415 SUBORDINATION The undersigned as holder of the beneficial interest in and under that certain Deed of Trust recorded on December 23, 2013, in the office of the Fresno County Recorder as Document Nos. 2013-0171763 of which the Deed of Trust in by and between: Copper/Maple No. 4 Inc., a Delaware Corporation as Trustor, First American Title Company-, as Trustee, and U.S. Bank National Association d/b/a Housing Capital Company, as Beneficiary, hereby expressly subordinates said Deed of Trust and its beneficial interest thereto to the foregoing Statement of Covenants Affecting Land Development No. 2 Deferring Certain Sewer Connection Charges, Water Connection Charges, Urban Growth Management Fees, City-wide Fee and Development Fees to the Time of Issuance of Certificate of Occupancy and Creation of Lien for the Final Map of Tract No. 6003, Phase 1 of Vesting Tentative Map No. 6003. DATED: alt-�' :� BENEFICIARY By: lM�,A, Name: Thomas G. Walker Title: Senior Vice President By: Name: Title: (Beneficiary to print/type Narne and Title; and attach Notary Acknowledgment) CALIFORNIA ALL-PURPOSE AC KN®WLEDGMENT State of California County of �� - On d� before me, �" Date Here I ert Name€rhd 3tie of the Office personally appeared N' t� L Names)of 5t41er(s) who proved to me on the basis of satisfactory evidence to be the persons) whose name(6) isla e subscribed to the within instrument and acknowledged to me that helsz` ey executed the same in his/liw their authorized RHONDA HAROLD capacity("), and that by hisiherftheir signature(9) on the w Commission # 19061 02 Z instrument the person(a), or the entityupon behalf of P a =d Notary Public California ; which the person(6)aed, executed the instrument. =. Fresno county P �} Z My Comm.Expires Oct 28,2014 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature Piace Notary Seal Above Signature of Notary Public OPTIONAL Though the information below is not required by law,it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Document Title or Type of Document: —.- Document Date: _ Number of Pages: Signer(s) Other Than Named Above: Capacity(les) Claimed by Signer(s) Signer's Name: Signer's Name:----------- 0 ame: _--_— — ❑ Individual ❑ Individual ❑ Corporate Officer--Title(s): ❑Corporate Officer—Title(s): ❑ Partner—El Limited ❑ General _ ❑ Partner—❑ Limited ❑General ❑ Attorney in Fact ❑Attorney in Fact Top of thumb here El Trustee Top of thumb Here ElTrustee ❑ Guardian or Conservator ❑ Guardian or Conservator ❑ Other: ❑Other: Signer Is Representing: Signer Is Representing: @2007 National Notary Association•9350 Se Soto Ave.,P.O.Box 2402•Chatsworth,CA 91313-2402•www.NationalNotaryorg item#5907 Reorder:Call Tell-Free 1-800-876-61327 SUBORDINATION The undersigned as holder of the beneficial interest in and under that certain Deed of Trust recorded on July 24, 2013, in the office of the Fresno County Recorder as Document Nos. 2013-0103820 of which the Deed of Trust in by and between:-Cogger/Maple No. 4 Inc.a Delaware Corporation as Trustor, First American Title Company , as Trustee, and U.S. Bank National Association d/b/a Housing Capital Company, as Beneficiary, hereby expressly subordinates said Deed of Trust and its beneficial interest thereto to the foregoing Statement of Covenants Affecting Land Development No. 2 Deferring Certain Sewer Connection Charges, Water Connection Charges, Urban Growth Management Fees, City-wide Fee and Development Fees to the Time of Issuance of Certificate of Occupancy and Creation of Lien for the Final Map of Tract No. 6003, Phase 1 of Vesting Tentative Map No. 6003. DATED: (vjz°jrN BENEFICIARY Name: Thomas G. Walker Title: Senior Vice President By: Name: Title: (Beneficiary to print/type Name and Title; and attach Notary Acknowledgment) CALIFORMIA ALL—PURMOSE ACKNOWLEDGMENT State of California County of On f — before me, , Data Here Insert Name and tie of the Officer personally appeared Names)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(.&) whose name(s) is/are subscribed to the within instrument and acknowledged to me that hel*lh-- 1 e executed the same in hislke64 eir authorized _ RHONDA HAROLD capacity(iiee), and that by his/ t4elk signature(.&) on the Commission #1906102 z instrument the person(g), or the entity upon behalf of z ;pY� Notary Public California D which the person(.&)acted, executed the instrument. Z -! Fresno County �� My Comm.Expires Oct 28,2014 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official g seal. Signature a" Place Notary Seal Above signature of Notary Public OPTIONAL Though the information below is not required by law,it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Document Title or Type of Document:__ _ Document Date: —_Number of Pages:_ Signer(s)Other Than Named Above: Capacity(les) Claimed by Signer(s) Signer's Name: __ -.._..�. Signer's Name: ❑ Individual ❑ Individual ❑ Corporate Officer—Title(s): ❑ Corporate Officer—Title(s): ❑ Partner—© Limited 11 General _ ❑ Partner—❑ Limited Cl General © Attorney in Fact ❑Attorney in Fact • ❑ Trustee Top of thumb here ❑Trustee Top of thumb here ❑ Guardian or Conservator ❑Guardian or Conservator ❑ Other: ❑Other: Signer Is Representing: Signer Is Representing: 02007 National Notary Association•9350 De Soto Ave.,P.O.Box 2402•Chatsworth,CA 91313-2402•www.Nationaxotary.org Item#5907 Heard=Call Toll-Free 1-900-876-5827 EXHIBIT "A" DEFERRED FEES AND ESTIMATED FEE OBLIGATIONS FOR TRACT 6003 Project Zoning: R-1/UGM I. WATER CONNECTION CHARGES A. Service Connections (flat rate cost basis only) inch Services @ $__ IService = $ NIA B. Meters (flat rate cost basis only) 44- 1.0 inch Meters @ $ 330.00/Meter = $ 14.520.00 C. UGM Transmission Grid Main (TGM) Charge UGM Reimbursement Area: A 9.3497 Gross Acres @ $643.00 lac. _ $_ 6,011.86 Less amount to be paid for E.I.B.P.* _ $ 1,495.43 Estimated Net Deferred UGM TGM Charge = $ 4.516.43 D. Transmission Grid Main Bond Debt Service Charge 9.3497 Gross Acres @ $243.00/ac. _ $ 2,271.98 Less amount to be paid for E.I.B.P.* _ $___L65.15 Estimated Net Deferred TGM Bond Debt Service Charge = $ 1,706.83 E. Frontage Fee 843 Lineal Feet @ $ 6.501LF =$, 5,479.50 Less amount to be paid for E.I.B.P.* _ $ 1.362.98 Estimated Net Deferred Frontage Fee = $_4J 16.52 F. 1994 Bond Debt Service Fee 101 1994 Bond Debt Service Area. 54 Living Units @ $_%95.00/ Unit = $ 483.3.0.00 Less amount to be paid for E.I.B.P.* _ $ Sy0.00 Estimated Deferred 1994 Bond Debt Service Fee = $ 39.380.00 G. The following water connection charges are not deferrable or prorated under the terms of this covenant: 1. Service Connections for common, landscape and other miscellaneous areas, and Time & Materials cost basis 2. Meters for common, landscape and other miscellaneous areas, and Time & Materials cost basis 3. UGM Water Supply Fee 4. Wellhead Treatment Fee 5. Recharge Fee II. SEWER CONNECTION CHARGES & SEWER RELATED CHARGES A. UGM Oversize Sewer Charge UGM Reimbursement Area 89,300 Square Feet @ $0.05 /Sq. Ft. = $ 4,465.00 Less amount to be paid for E.I.B.P.* = $1110.63 Estimated Deferred UGM Oversize Sewer Charge = $ 3,354.37 B. Lateral Sewer Charge 89,300 Square Feet @ $0.10 / Sq. Ft. = $ 8,930.00 Less amount to be paid for E.I.B.P.* = $_ 2,221.26 Estimated Deferred Lateral Sewer Charge = $_ 6.708.74 C. Copper Avenue Sewer Lift Station Charge 54 Living Units @ $650.00 /Unit = $ 350.00 Less amount to be paid for E.I.B.P.* =$ 6,500.00 Estimated Net Deferred Copper Avenue Sewer Lift Station = $_28.600.00 D. The following sewer connection charges are not deferrable under the terms of this covenant: 1. Trunk Sewer Charge 2. Wastewater Facilities Sewer Charge III. CITYWIDE IMPACT FEES A. Traffic Signal Charge 54 Living Units @ $ 450.94/ Unit = $ 24.350.76 Less Estimated Traffic Signal Credits = $ 7,500.00 Less amount to be paid for E.I.B.P.* = $ 3,120.50 Less Estimated Traffic Signal Credits on 6/16/2014= $ 6.663.21 Estimated Deferred Traffic Signal Charge = $ 7,067.05 B. The following charges are not deferrable under the terms of this covenant: 1. Citywide Fire Facilities Impact Fee (Due @ Occupancy- Reso. 05-429) 2. Citywide Park Facility Impact Fee (Due @ Occupancy- Reso. 05-427) 3. Citywide Police Facilities Impact Fee (Due @ Occupancy- Reso. 05-428) 4. Citywide Regional Street Impact Fee (Due @ Building Permit- Reso. 07-291) 5. 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