Highway 29 Specific Plan, St. Helena, CA
Mr. Haag was the author of a Specific Plan to guide the development of 110 acres of land in the southerly portion of St. Helena consistent with the General Plan. Major issues included financing of infrastructure and dealing with major traffic issues
Mr. Haag has prepared or participated on teams to prepare large-scale master plans for Rancho Santa Margarita in southern Orange County, a 3000-acre master plan for residences and a ski resort in Steamboat Springs Colorado, a 1500-acre mixed use plan in Mesa Arizona, a master plan for a 20,000-acre property on the outskirts of Colorado Springs. He also served as the staff consultant to the City of Ontario for the update of the General Plan in 1989.
Mr. Haag also has extensive experience with providing planning services to local communities in California, including large-scale master planned communities.
Education
MA. Public Administration, California State University, Fullerton, CA B.A. Political Science, University of California, Berkeley, CA Certificate, Light Construction Management, University of California, Irvine, CA Professional Registrations, Licenses, and Affiliations
American Planning Association
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Packet Pg. 132 Attachment: Commission Applications (3942 : Planning Commission Appointment)
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Packet Pg. 133 Attachment: Commission Applications (3942 : Planning Commission Appointment)
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Packet Pg. 134 Attachment: Commission Applications (3942 : Planning Commission Appointment) 1 Raina Allan
From: Alex Wood >
Sent: Monday, November 28, 2022 8:00 AM
To: Raina Allan
Hi Raina,
It was nice seeing you last week!
I submitted an application for the Planning Commission last night, but am concerned some of my answer to one of the questions was cut short. I entered several short paragraphs, but my full answer did not appear on the PDF copy I received after submission. Please see below for a copy of my full answer and let me know if there is something I should re‐submit before today's deadline.
Thank you!
Best,
Alex
_____________________________
Please state briefly your reasons for applying and why you feel you are qualified for appointment to this body.
It has been a privilege to call Healdsburg home for more than 20 years and would be an honor to serve the community as a member of the Planning Commission. Healdsburg is in the middle of a new era of development and revitalization, with city planning and land use at the center of every project.
My interest in land use and its impact on our community’s quality of life blossomed at a young age, long before I knew planning was a profession and critical component of any functioning municipality. As a child, I remember impatiently waiting at the five-way intersection toward the south-end of town and wondering what system could save me from this mess of honking cars and angry drivers. Years later, I smile at what became a roundabout and am humbled by the extensive planning involved to propose and develop a project that includes mixed transit, walkability, and historical preservation.
The roundabout was just the beginning. As projects in Healdsburg grow in number and size, I am increasingly interested in striking a balance between the town’s charm and character as an agricultural hub and tourist destination and would draw upon varied professional experience to inform my decisions as a Planning Commissioner. As a farm assistant at Preston Farm and Winery and production manager at a coffee farm in Southern California, I am well equipped to navigate the needs of our farming community. I applaud projects like the Pavilion at 3 North Street as an effort to revitalize a historic building near the plaza and to lay the foundation for community supported agriculture in perpetuity. Food security is public health and the planning process can support both.
My experience as a restoration technician at the Santa Lucia Conservancy would also serve me well as a Planning Commissioner, especially when evaluating projects like the Montage Healdsburg Park Development or the Fitch Mountain Park and Open Space Preserve. With a deep love for open space, native habitat, and resilient ecosystems, I am committed to expanding access to recreational and conserved areas, while navigating questions about drought, wildfire preparedness, and scenic preservation.
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Packet Pg. 135 Attachment: Commission Applications (3942 : Planning Commission Appointment) 2 In my current role as Program Coordinator and Regional Supervisor for California Climate Action Corps, I manage relationships with 45 partner organizations and 115 AmeriCorps members. Stakeholder engagement is an essential part of my job and would translate well to my service as a Planning Commissioner. My door will always be open in the spirit of collaboration and my decisions will be made with the goal of benefiting all facets of the community. I will commit to my full term and am keenly aware of the assumed work and responsibilities.
Thank you for your time and consideration and I hope to hear from you soon.
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Packet Pg. 136 Attachment: Commission Applications (3942 : Planning Commission Appointment)
CITY OF HEALDSBURG
CITY COUNCIL AGENDA STAFF REPORT
MEETING DATE: February 21, 2023
SUBJECT: Update on Park Master Plan Financing and Timeline PREPARED BY: Andrew Sturmfels, Assistant City Manager
STRATEGIC INITIATIVE(S):
Maintain and Improve Infrastructure and Facilities
Provide Effective Governance
Provide Resident-Driven Community Services
RECOMMENDED ACTION(S):
Receive a presentation from City staff regarding the financing plan and timeline for moving forward with Implementation of the Park Master Plan.
COMMUNITY ENGAGEMENT/OUTREACH:
The development of the Parks Master Plan for both Badger Park redevelopment and the new park at Saggio Hills centered around a community-based design approach, including a Parks Design Team comprised of 30 community members who met 13 times during the planning process. Additional public engagement and outreach was conducted with the broader public throughout the process. The financing strategy for moving forward was part of the two-year budget development process for fiscal year 22-23 and 23-24, which included multiple community workshops and public meeting discussions. Throughout both processes, the Council and Parks and Recreation Commission has received updates from City staff.
BACKGROUND:
At the September 20, 2021 City Council Meeting, City staff presented a Parks Master Plan for the redevelopment of Badger Park and the development of a new park at the north end of town in the Saggio Hills area. The Master Plan included costs estimates of approximately $13,469,049 for Badger Park redevelopment and $32,606,155 for the new park development at Saggio Hills.
In March of 2022, the City Council established a Strategic Goal to create a long-term financing plan for parks projects. In June of 2022, Council adopted a two-year budget for Fiscal Year’s 2022-23 and 2023-24 along with a five-year Capital Improvement Plan (CIP).
On June 21st, 2022 Council adopted a resolution placing a measure on the November Ballot to
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clarify existing municipal code language related to TOT. The measure was placed on the November ballot as Measure L and passed with 76% voter approval.
During the December 5, 2022 City Council meeting, Council requested that staff return at a later date to provide an update on the next steps on moving forward with the Parks Master Plan. The purpose of this agenda item is to provide an update to Council on the status and timeline for both projects and update the City Council on the financing plan.
DISCUSSION/ANALYSIS:
Existing Budget and Capital Improvement Plan
The 2022-2027 Capital Improvement Plan, approved by City Council as part of the FY 2022-23 and 2023-24 budget, included approximately $13,172,451 for Badger Park redevelopment and $27,686,081 in Saggio Hills Park Development. These amounts included over $10,858,532 in identified funds from a variety of sources, including development agreements, open space grants, Park Dedication Funds, Measure M Parks Funds, and Park Impact Fee Funds. The total funding also contemplated a $30,000,000 bond issuance split between the two projects. Even with a $30 million bond issuance, the combined projects would be short approximately $5.2 million, resulting in the need for either alternative funding sources and/or project phasing.
At the time, a $30,000,000 bond issuance with a 30-year term was projected to result in an annual debt payment of approximately $1.7 million. This amount represented approximately 38% of post-pandemic new TOT revenue growth in the current year, decreasing steadily down to 26% of total new revenue growth by 2027 as TOT revenue grows and already approved new hotel rooms come online. One of the guiding principles used to determine this amount was ensuring that the Community Services Fund would maintain sufficient new revenues to increase deferred maintenance funding for existing facilities and support targeted program growth over time.
Additionally, staff identified the following tasks that would need to be completed to prepare for a bond issuance:
1. Payoff Community Services Fund Debt
a. Measure T Loan of $650,000 - Completed in FY 2021-22 b. Community Center Loan: $1,151,461 – Completed in FY 2022-23 c. Pension Obligation Bond Final Payment: $126,243 – Completed in FY 2022-23
2. Establish Bond Reserve
a. $1,698,720 scheduled in FY 2023-24 Budget
3. Clarify Voter Intent to issue debt for Community Services and Affordable Housing construction projects.
a. Measure L - Passed in November 2022
While the City is seeing a slight lag in TOT revenue in the current fiscal year, TOT projections have largely fallen in line with the long-range forecast model developed by City staff in concert with Management Partners. Additionally, the Federal Reserve has substantially increased interest rates over the last 9 months to combat national inflation. As a result, the same $30 million, 30- year bond issuance is now being quoted at costing just under $2 million a year, and almost $9
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million more over the 30-year term. Depending on interest rates at the time of issuance, the City may decide to bond for less than $30 million to keep debt costs in line with our overall financial strategy.
Quote Date 3/1/2022 1/31/2023
Term 30 years 30 years
Amount $ 30,000,000 $ 30,000,000
Interest Rate 3.63% 4.23%
Annual Cost $ 1,698,720 $ 1,996,408
Total Debt Service $ 50,961,600 $ 59,892,250
Project Development Status
The Community Services team continues to work to prepare both projects for construction.
Attachment A provides an updated timeline for both projects. The new Park at Saggio Hills is anticipated to start construction in Q3 of 2024. Due to a longer timeline for environmental review, Badger Park is anticipated to start construction in Q2 of 2025. The anticipated time between starting construction of the new park and the Badger Park redevelopment project adds another layer of complexity to the financing approach. Bond proceeds must be spent within three years of issuance and the City does not want to issue bonds and begin paying interest on debt for a project that isn’t ready to start.
Bond Issuance Process
The process to issue bonds takes about 3 months from staff kickoff to the transaction closing.
Issuing bonds requires the City to partner with an underwriter, municipal advisor, bond counsel, disclosure counsel, trustee, bond insurer, and a rating agency. During the process, the City Council would take action twice. The first time would be to hire the financing team (including many of the partners listed above) and have an initial overview of the financing process and anticipated terms. The second time would be to approve the transaction, which would occur about midway through the process. Once approved by Council, City staff would work with the selected partners to finalize bond pricing, insurance costs, bond rating, and complete due diligence before closing the transaction.
Staff believe that a bond financing is still the best approach to making both park projects a reality within the near future, in large part because the increase in construction costs over time is likely to exceed the interest rate and issuance costs on the bonds. There are several factors that will impact the ultimate financing proposal that staff recommends to Council at the time the projects are ready, including the interest rate, cost of debt issuance, annual debt payments, the updated total project costs, the timing of each project, and the emergence of new alternative funding sources.
Staff will endeavor to begin the steps to initiate a bond issuance as close as possible to the anticipated construction date, likely in late Q1 of 2024. Depending on the ultimate alignment of the project timelines for both projects, staff may suggest additional changes to the originally proposed bond structure.
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ENVIRONMENTAL STEWARDSHIP:
Not applicable.
ALTERNATIVES:
Council may choose not to receive the presentation.
FISCAL IMPACT:
There is no fiscal impact associated with providing this update. However, the fiscal impacts of implementing the Park Master Plan projects are significant, totaling over $46,000,000 in City investments into the City Parks system. Furthermore, after the initial investment the ongoing operating and maintenance costs will likely necessitate an increase in the annual Community Services Operating budget.
ENVIRONMENTAL ANALYSIS:
Prior to final City Council action on the master plans for the new Saggio Hills Park and redevelopment of Badger Park, the City will undertake the necessary environmental review pursuant to Sections 21000 et seq., of the Public Resources Code (California Environmental Quality Act; "CEQA") and in accordance with Sections 15000 et seq., of Title 14, Chapter 3 of the California Code of Regulations ("CEQA Guidelines).
ATTACHMENT(S):
Attachment A: Park Planning Timeline Update
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Task
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3
Environmental Review
Finalize Funding Plan and
Project Scope
Final Design
Plans and Specifications
City Plan Check
Bidding and Contract Award
Construction
Environmental Review
Finalize Funding Plan and
Project Scope
Final Design
Plans and Specifications
City Plan Check
Bidding and Contract Award
Construction
Badger
2023 2024 2025 2026
Saggio
Hills
Attachment A: Park Planning Timeline Update 9.A.a
Packet Pg. 141 Attachment: Attachment A: Park Planning Timeline Update (3932 : Update on Park Master Plan Financing