Agenda packet, special meeting, first session — Hollister City Council, April 2, 2022

MAYOR
Ignacio Velazquez

COUNCIL MEMBERS
Rick Perez, District 1
Rolan Resendiz, District 2
Dolores Morales, District 3
Tim Burns, District 4

CITY MANAGER
Brett Miller

CITY ATTORNEY
Jason S. Epperson

CITY CLERK
Christine Black

POLICE CHIEF
Carlos Reynoso

CITY TREASURER
Anietra Gomez

CITY COUNCIL AGENDA
Special Meeting
April 2, 2022
9:00 AM

CITY OF HOLLISTER

CITY COUNCIL CHAMBERS, CITY HALL
375 FIFTH STREET
HOLLISTER, CA 95023
(831) 636-4300
www.hollister.ca.gov

REMOTE PARTICIPATION DURING THE COVID-19 EMERGENCY - AMENDED

**Public Comment is limited to items on the Special Meeting Agenda**

This meeting is conducted in compliance substantive and procedural requirements of AB 361 to conduct a remote teleconference meeting without adhering to the requirements of Government Code section 54953 allowing for a deviation of teleconference rules required by the Brown Act. Pursuant to AB361 some or all Council Members may participate in the meeting by telephone or video conference. The purpose of this is to provide a safe environment for staff and the public to conduct city business, while allowing for public participation during the COVID-19 global emergency. The hybrid meeting will be held by teleconference, and the public may attend in person. The public may watch the meeting via live stream at:

City of Hollister Website
http://hollisterca.iqm2.com/Citizens/Default.aspx >

Community Media Access Partnership (CMAP) at:
http://cmaptv.com/watch/ >

Note: CMAP Live Streaming may not be available for Special Meetings.

AMENDED

City Council Saturday, April 2, 2022 Page 2 of 4

City of Hollister YouTube Channel:
https://www.youtube.com/channel/UCu_SKHetqbOiiz5mH6XgpYw/featured >

Public Participation:

The public may attend meetings; a face mask is required to be worn regardless of vaccination status. Due to recent outbreaks of COVID, remote public participation is strongly encouraged. If you wish to make a public comment remotely during the meeting, please use the zoom registration link below:

https://us02web.zoom.us/webinar/register/WN_IYUHYrIyRbKB3HqrQYz6tw

CALL TO ORDER

PLEDGE OF ALLEGIANCE

ROLL CALL

VERIFCATION OF AGENDA POSTING
A. CITY COUNCIL OF THE CITY OF HOLLISTER - AMENDED

1. Gavilan College San Benito County Campus Update (City Clerk)

BRIEF DESCRIPTION: Gavilan College will be experiencing upcoming construction.

Damon Felice, Project/Construction Manager, will present a report on the San Benito County Campus and be available for questions.

RECOMMENDATION: Staff recommends that the City Council receive the report from Felice Consulting Services and provide staff direction.

2. San Benito High School District Proposed Plans for a Second High School (City Clerk)

BRIEF DESCRIPTION: Dr. Shawn Tennenbaum, Superintendent of San Benito High School will provide City Council with a presentation on how the City can collaborate on a Second High School.

RECOMMENDATION: Staff recommends that the City Council receive a presentation from Dr. Shawn Tennenbaum, Superintendent of San Benito High School.

3. Hollister Family Apartments - Chelsea Investment Corporation Presentation (City Clerk)

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Chelsea Investments PP for Hollister Family Apartments.

RECOMMENDATION: Staff recommends that the City Council receive the

AMENDED

City Council Saturday, April 2, 2022 Page 3 of 4

presentation from Chelsea Investments PP, and provide staff direction, if desired.

4. San Felipe Road and Santa Ana North Gateway - Republic Urban Properties Presentation (City Clerk)

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Republic Urban Properties on San Felipe Road & Santa Ana – North Gateway.

RECOMMENDATION: Staff recommends that the City Council receive the presentation from Republic Urban Properties, and provide staff direction, if desired.

5. Ladd Lane Prezone for Annexation Presentation (City Clerk)

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation on the Ladd Lane prezone for annexation from Pinnacle Strategy, LLC.

RECOMMENDATION: Staff recommends that the City Council receive the presentation from Pinnacle Strategy, LLC, and provide staff direction, if desired.

B. CLOSED SESSION

PUBLIC COMMENT (LIMITED TO ANY ITEM LISTED ON THE CLOSED SESSION AGENDA).

CLOSED SESSION WILL BE HELD BY THE CITY COUNCIL OF THE CITY OF HOLLISTER TO DISCUSS THE FOLLOWING MATTERS:

Public Employee Evaluation per Government Code section 54957

Title: City Manager

CLOSED SESSION - REPORT OUT

ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (831) 636 -4300.

Notification of 48 hours prior to the meeting will enable the City to attempt to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102 -35.104 ADA Title II].

Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:00 a.m. to noon, 1:00 p.m. to 5:00 p.m. (City Hall is closed between 12:00 and 1:00 p.m.)

Notice to anyone attending any public meeting: The meeting may be broadcast live on Cable Channel 17 and/or videotaped or photographed. Recent City Council meetings may also be viewed at www.CMAP.com and periodically on Cable Channel 17.

City Council Saturday, April 2, 2022 Page 4 of 4

The next City Council Meetings are scheduled as follows:

Regular City Council Meeting -- Monday, April 4, 2022, at 6:30 p.m.

Regular City Council Meeting -- Monday, April 18, 2022, at 6:30 p.m.

Regular City Council Meeting -- Monday, May 2, 2022, at 6:30 p.m.

Regular City Council Meeting -- Monday, May 16, 2022, at 6:30 p.m.

STAFF REPORT

CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: APRIL 2, 2022
SUBMITTED: March 17, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY

OF HOLLISTER
DEPARTMENT:

DEPARTMENT HEAD:

City Clerk
Christine Black, City Clerk
CONTACT: Christine Black, City Clerk
831-636-4300 x 1017

SPONSOR(S): Burns

TITLE OF ITEM: GAVILAN COLLEGE SAN BENITO COUNTY CAMPUS UPDATE

BRIEF DESCRIPTION: Gavilan College will be experiencing upcoming construction.

Damon Felice, Project/Construction Manager, will present a report on the San Benito County Campus and be available for questions.

RECOMMENDATION: Staff recommends that the City Council receive the report from Felice Consulting Services and provide staff direction.

DEPARTMENT SUMMARY: Felice Consulting Services has provided a report on the San Benito County Update.

ATTACHMENTS:

1. Gavilan College updated on 3.24.2022

THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH

THE STAFF RECOMMENDATION

Brett Miller, City Manager

1 Packet Pg. 5

SAN BENITO COUNTY CAMPUS UPDAT E
DR.KATHLEEN A.ROSE,SUPERINTENDENT/PRESIDENT
April 2,2022
[email protected]
http://gavilanmeasurex.org /san-benito-county-campus/
GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 14/2/22

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GAVILAN COLLEGE

FELICE CONSULTING SERVICES
•DA MON FELICE –PROJECT/CONSTRUCTION MANAGER
•ESTABLISHED IN 2008 IN HOLLISTER
•HAVE BEEN INVOLVED WITH THE SAN BENITO COUNTY C AMPUS SINCE 2018 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 24/2/22

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DESIGN-BUILD
•WHAT IS DESIGN-BUILD?
•DESIGN-BUILD TEAM
•BLACH CONSTRUCTION
•QKA
•GENSLER
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 3

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PROJECT SCHEDULE
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Design & Preconstructi
DSA Approval
' ' i:::::=~============~ _,_w_...!,,
AVILAN
LLE
Construction
January
Building Occupancy March 2024

EXISITING SITE
GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 54/2/22

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SITE PLAN
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 6

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SEPTIC / LEACH FILED
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DONOTENTER

F A IR V IE W R O A D

AIRLINEHIGHWAY
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444'492'

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BUILDING LAYO UT
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 8

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KEY

SCIENCE
GEN .ED.
■ FACULTY OFFICES
(l)N
200'

STUDENT SERVICES & SBCC
COLLABORATIVE • CAFE & RECEPTION

LRC & COMMUNITY
■ COMPUTER LABS
BACK·OF·HOUSE
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ENTRY
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 9

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CENTRAL HUB
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 10

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COMMUNITY ROOM
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 11

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LEARNING RESOURCE CENTER -LRC
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 12

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SCIENCE LAB
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 13

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SOUTH TERRACE
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 14

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QUESTIONS
4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 15

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. ,

THANK YOU
DR.KATHLEEN A.RO SE
[email protected]
408.848.4712

DA MON FELICE
[email protected]
831-262-5599
Measure X We bsite link: http://gavilanmeasurex.org /san-benito-county-campus/ 4/2/22 GAVILAN COLLEGE -SAN BENITO COUNTY CAMPUS 16

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STAFF REPORT

CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: APRIL 2, 2022
SUBMITTED: March 17, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY

OF HOLLISTER
DEPARTMENT:

DEPARTMENT HEAD:

City Clerk
Christine Black, City Clerk
CONTACT: Christine Black, City Clerk
831-636-4300 x 1017

SPONSOR(S): Burns

TITLE OF ITEM: SAN BENITO HIGH SCHOOL DISTRICT PROPOSED PLANS FOR

A SECOND HIGH SCHOOL

BRIEF DESCRIPTION: Dr. Shawn Tennenbaum, Superintendent of San Benito High School will provide City Council with a presentation on how the City can collaborate on a Second High School.

RECOMMENDATION: Staff recommends that the City Council receive a presentation from Dr. Shawn Tennenbaum, Superintendent of San Benito High School.

DEPARTMENT SUMMARY: The Intergovernmental Committee received a presentation from Dr. Shawn Tennenbaum, Superintendent of San Benito High School related to the impact new development has had on San Benito High School. On January 18, 2022, City Council requested that Dr. Tennenbaum share with Council this presentation and potential solutions on how to mitigate this problem.

ATTACHMENTS:

1. SBHS March 7, 2022

THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH

THE STAFF RECOMMENDATION

Brett Miller, City Manager

2 Packet Pg. 22

San Benito High School District
Wo rking with the City of Hollister and
County of San Benito on a Second High School
March 7, 2022

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District Team
2 San Benito High School District
•John Corrigan, President, Board of Tr ustees
•Shawn Tennenbaum, Ed.D., Superintendent
•Ro seanne Lascano, Chief Business Officer
Capitol Public Finance Group
•Jeffrey Small, Municipal Financial Advisor

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The Problem
3 •Any additional students from
new development will diminish
the educational program for
students in our community
San Benito High
School is full
•The District needs assistance to
fund construction of the school
A n ew high school is
needed

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Objective
4 Wo rk collaboratively with the
City of Hollister and the County
of San Benito to ensure
adequate funding for a new high
school serving our common
constituents

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Agenda
5 Moving Forward
Re sidential Development
Funding
Background

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6 Background

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School Capacity and Student Enrollment
7 San Benito High School
has capacity for
approximately 3,437
students.

Enrollment
currently stands
at 3,423
students
Current projections show
enrollment growth of 237
students over the next
two years from existing
development
Does not include
future
residential units

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A N ew High School is Estimated to Cost
$123 Million (in 2020$)
8 u The District currently has 2
available funding sources:
u Developer Fees
u State Funding
u A s ignificant funding shortfall is
anticipated

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1S
--Level II ··-------
Developer Fees ......,_____
$13,800,000
Potential State
Funding
$36,000,000

9 Fu nding

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Po ssible Funding Sources for New School Construction
10 Level 2 Developer Fees
State School Facility
Pr ogram Funding
General Obligation
Bonds
General Fund
Contributions
Mitigation Agreements
(including
supplemental
mitigation fees and
Community Facilities
Districts)

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Developer Fees
11 School districts collect fees from new development to mitigate their impact The amount of fees a district can collect is limited under the law Developers applying for residential building permits in the District currently pay “Level 2 Fees” of $1.75 per square foot
Level 2 Fees are insufficient to construct a new high school, as an estimated $13.8 million would be generated from all anticipated new development

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Historical Developer Fees
12 Year
Residenti al
Permi ts
Residenti al Fees
Co lle cted
Co mmerc ial
Permits
Co mmerc ial
Fees Collected To ta l
2008-09 N/A N/A N/A N/A $113,824
2009-10 N/A N/A N/A N/A $177,757
2010-11 N/A N/A N/A N/A $129,737
2011-12 N/A N/A N/A N/A $33,323
2012-13 N/A N/A N/A N/A $57,635
2013-14 N/A N/A N/A N/A $52,681
2014-15 N/A N/A N/A N/A $169,756
2015-16 N/A N/A N/A N/A $1,022,677
2016-17 N/A N/A N/A N/A $940,139
2017-18 298 $815,999 1 $600 $816,599
2018-19 460 $1,359,754 5 $19,875 $1,379,629
2019-20 508 $1,451,716 7 $9,902 $1,461,618
2020-21 658 $2,259,238 10 $48,975 $2,308,212
Tota l $8,663,588
Historical Dev eloper Fees Collected
Year
Residenti al
Permi ts
Residenti al Fees
Co lle cted
Co mmerc ial
Permits
Co mmerc ial
Fees Collected To ta l
2008-09 N/A N/A N/A N/A $113,824
2009-10 N/A N/A N/A N/A $177,757
2010-11 N/A N/A N/A N/A $129,737
2011-12 N/A N/A N/A N/A $33,323
2012-13 N/A N/A N/A N/A $57,635
2013-14 N/A N/A N/A N/A $52,681
2014-15 N/A N/A N/A N/A $169,756
2015-16 N/A N/A N/A N/A $1,022,677
2016-17 N/A N/A N/A N/A $940,139
2017-18 298 $815,999 1 $600 $816,599
2018-19 460 $1,359,754 5 $19,875 $1,379,629
2019-20 508 $1,451,716 7 $9,902 $1,461,618
2020-21 658 $2,259,238 10 $48,975 $2,308,212
Tota l $8,663,588
Historical Dev eloper Fees Collected
u The District has
collected
approximately $8.6
million in developer
fees over the past 13
years
u Over the last four
years, the District has
received payment for
1,924 building
permits

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State School Facility Program Funding
13 The State School Facility Program is funded through statewide general obligation bonds
The District has been an active participant in the State School Facility Program, receiving approximately $28 million in matching funds and submitted applications for another $6.8 million
Currently, there is no State Funding available until California voters approve a new Statewide bond measure
If available in the future, State funding will likely fund only 30%-35% of the cost of the new high school, and funds will likely be received after the project is complete

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Local General Obligation Bonds
14 General Obligation Bonds (“GO Bonds”) are authorized by the voters and repaid from an ad valorem tax levy on property within the District’s boundaries
District voters authorized Measure G (2014) and Measure U (2016) totaling $102.5 million to fund improvements to San Benito HS, in order to serve the existing student population
Without obtaining a waiver from the State to issue additional GO Bonds, the District is at its upper limit on its legal bonding capacity

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San Benito HSD is a Good Fiscal Steward
15 *Tax rates are based on $100,000 of Assessed Value
** The District has authorization for 2 separate bonds measures, so the Maximum Tax Rate listed are 2 times the maximum tax rate limitation.
u The District has maximized its bonding authority while only utilizing 68% of the maximum tax rate cap
u San Benito HSD is a great investment!
Agenc y
Bond
Amount a s
of 4/1/21 Tax Rate*
Maxi mum
Tax Rate**
% o f Tax
Rate
Utilizatio n
San B enito High School Distri ct 96,005,856$ $40.78 $60.00 68% Tax Rate Utilization
Agenc y
Bond
Amount a s
of 4/1/21 Tax Rate*
Maxi mum
Tax Rate**
% o f Tax
Rate
Utilizatio n
San B enito High School Distri ct 96,005,856$ $40.78 $60.00 68% Tax Rate Utilization

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General Fund Support
16 u Not a substantial revenue source
for facilities as revenues are used
to operate schools
u Approximately 81% of the
District’s budget is spent on
salaries and benefits
u Can be used to secure a capital
facilities financing when the
intended source of repayment is
developer fees and/or State
funding

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Books and Supplies,

6.24%
2021-22 General Fund Expend itures
Services and other
Operating
Other Outgo, 5.08%
Capital Outlay, I

0.00%
Management Salaries,

6.10"/4
Certificated Non Mgmt
Sa laries, 33.45%

Mitigation Agreements are Crucial Partnerships
17 A n egotiated agreement between a school district and landowner/developer is called a “mitigation agreement”
Mitigation agreements may contain provisions for:

Pa yment of
alternative fees
•Pe r square foot basis
•Pe r unit basis
•Ti ered fees based on
size/type of unit
Designation of school
site
•Acquisition cost
•Improvements to site
Creation of a
Community Facilities
District (“CFD”)
•All or a portion of the
mitigation fee funded
by a future tax on
homes
Other conditions
•e.g., traffic patterns,
safe routes to school,
timing for new school
construction, etc.

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Developer/Landowner Initiated CFD
18 Special taxing district initiated by one or more landowners with each landowner vote weighted on the number of acres owned
Flexible taxing formula on a square foot or per unit basis Landowner(s) initiate formation through the District, a joint powers authority, other public agency such as the City or County
Future property owners within the CFD pay an annual special tax City/County consideration of how a school CFD could fit into the overall tax burden on property (e.g., 1.75% of assessed value)
Ta x revenues can be bonded against or used for pay-go projects

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19 Residential
Development

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20 As the community grows, all public
infrastructure grows, including
schools.

The District needs assistance from the
City and County to ensure developers
assist in funding a new high school.

Shared Goal with the City and County

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Without Another High School, New Development
Will Erode our Educational Quality for Students
Ø There is no room in San Benito High School for any students generated from these new homes. The implication for our programs is significant. 21 There are 36 different development projects currently identified within the County of San Benito and the City of Hollister at various stages of the development process
An estimated 4,700 new units would be built over the next 10 years

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.....
...
-
...

State Actions Wi ll Boost California’s Housing Supply
22 Re quiring Hollister, the County, and San Juan Bautista to allocate 5,005 housing units during the next 8 years
$22 billion allocated statewide with $10.3 billion for new housing and $12 billion for the unhoused. This will create 84,000 new affordable homes and 44,000 new housing units
Extension of the Housing Crisis Act of 2019 (SB 330) from 2025 to 2030 Streamlined process for cities to zone for multi-unit housing Ø No new money allocated to school districts to expand public facilities that are needed for a growing population.

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The District has Been Active in Voicing Concerns with
Development, But it is Not Enough
23 District focus is on seeking Voluntary Mitigation from projects seeking development approvals
District provides written comment on applications
•Significant impacts such as new developments claiming the same available capacity at High School, traffic and safety concerns Mandated meeting with developers should occur prior to
any City/County land use action

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The City of Hollister Is Considering Policies to Assist the District with its Funding Challenge
24 District is actively involved in the update to the City’s General Plan, providing output on policies that support schools
•Additional voluntary school funding when City agrees to additional density or flexibility for projects
•When a specific plan and/or financing plan are required for annexation or re- designation of land for urban use, the plan shall identify means to ensure adequate funding for public schools
Ø The County could consider similar policies that support schools during the development process.

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How Can the City
and County Help?
u Ensure coordination between the City,
County, and School Districts so all agencies
are aware of the cumulative impacts of
residential construction.
u Consider the funding need for a new high
school prior to any land use actions.
u Pr ovide residents with accurate, complete
information regarding high school capacity
and the impacts of each new residential
development in all project and
environmental analyses.
u Encourage developers to use CFDs to
generate funds from future units and
condition environmental approvals on the
use of CFDs.
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__.I

26 Other Concerns

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27 Pr operty tax bills show a
separate line item for each
series of bonds issued, leading
taxpayers to believe they pay on
more than the District’s 2
authorized GO Bonds
Concerns with Property Tax Bills

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San Benito County 2021-22 Tax Bill
28 Based on Net Taxable Value of $500,038
Rates (%)Amount

LAND, IMPROVMENTS, PERSONA L PROPERTY
GENE RAL PROPERTY TAX 1.000000 5,000.38
GAVILAN 3-2-04 D .S.0.017900 89.50
GAVILAN D.S. 11-6-18 0.024100 120.50
HE SD 2014 S ERIE S B 0.013506 67.54
HE SD 2015 S ERIE S A 0.007580 37.90
HE SD 2016 S ERIE S A 0.006801 34.00
HE SD 2016 S ERIE S B 0.017744 88.72
SAN BE NITO HS D BOND #2015 0.003068 15.34
SBHS BOND E2014 -#17 0.009013 45.06
SBHS BOND E2016 -#17 0.007166 35.84
SBHS BOND E2016 -#18 0.017783 88.92
SBHS E2014 2021 RFND 0.003751 18.76
SB HO SPITAL BOND #1024 0.019376 96.88
SB WATE R-SAN FELIPE (LAND VALUE ONLY)0.250000 380.78
SBC MOSQUITO ABATEME NT DIRE CT CHARGE 11.22
ADVANC ED LIFE SUPPORT DIRE CT CHARGE 20.00
ME LLO ROOS DIST 2 DIRE CT CHARGE 466.28
LANDSCAPE & LIGHTING DIRE CT CHARGE 51.24
TOTA L 1.397788 6,668.86
TA XES DUE 6,668.86
San Benito County Detail of Taxes
Taxing Enti ty Rates (%)Amount

29 Moving Forward

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Summary
•San Benito High School is at capacity and does not have space to accommodate students from new development
•The District wants to work with the City and County to create the public infrastructure needed to accommodate future
students
•Without the assistance from the land use agencies and
development community, the High School District will not be able to adequately serve students
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Re commendations
31 u Ensure project and environmental documents include an accurate picture of the high school capacity and the impacts of any new residential development so the public is aware.
u Adopt the school facility mitigation proposed in the City of Hollister updated General Plan, including:
u Granting development incentives for projects that voluntarily provide additional school funding
u Re quiring preparation of a Specific Plan, Financing Plan or similar document as a precondition of project approval, that identifies the means for funding all public facilities, including schools
u Condition environmental approvals and encourage developers to use CFDs to fund school needs and require a meeting prior to any land use action. u Consolidate bond series on a single line on tax bills to eliminate taxpayer confusion.

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32 Questions/Discussion

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33 Appendix

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34 2.a
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.......

Non •R.esick.>ritl I
County Development Projedli
~ Residel"ltial
~ Non•Ro, !Ar ...
□ atvlim~
Creoba<ldWaten,ays

35 u Re cent
entitlement
projects could
yield 3,114
residential units

2.a
Packet Pg. 57
Entitlement Projects in the City of Hollister and San Benito High School District
-City of Hol l ister Boundaries
ft San Benito High School
ft 70 Acre Site Owned by SB HSD
1 -Gonzalez Annexat ion North of Buena Vista
2 -Woodle
3 -Chappell
4 -Rosati Prezone
S -Spri ng Meadows Estates
6 -Lee Project
7 -Lico Project
8 -Ridgemark
9 -Lima Property Specific Plan
G
Capitol I PFG
6 R1 e ar 8 ft
9 TesP
July 28, 2020

Gavilan Joint CCD Has 7 SERIES of Bonds
From 2 Bond Measures
36 Issuance
Ini ti al
Pr incipa l
Amount
Pr incipa l
Outsta ndi ng Da te o f Delivery
Election of 2004,Series D $28,000,000 $305,000 May 12,2011 2012 Re fund ing Bo nd s $12,120,000 $6,525,000 Ap ri l 3,2012 2012 Re fund ing Bo nd s,Series B $11,800,000 $10,615,000 Ap ri l 19,2012 2015 Re fund ing Bo nd s $42,320,000 $39,700,000 Aug ust 20,2015 2017 Re fund ing Bo nd s $27,045,000 $25,935,000 December 20,2017 Election of 2018,Series A $26,600,000 $22,325,000 Ap ri l 18,2019 Election of 2018,Series A-1 $11,400,000 $7,725,000 Ap ri l 18,2019 Out st anding General Obl igation Bo nd Issuanc es
Gavilan Jo int C ommuni ty C olle ge Distric t
Issuance
Ini ti al
Pr incipa l
Amount
Pr incipa l
Outsta ndi ng Da te o f Delivery
Election of 2004,Series D $28,000,000 $305,000 May 12,2011 2012 Re fund ing Bo nd s $12,120,000 $6,525,000 Ap ri l 3,2012 2012 Re fund ing Bo nd s,Series B $11,800,000 $10,615,000 Ap ri l 19,2012 2015 Re fund ing Bo nd s $42,320,000 $39,700,000 Aug ust 20,2015 2017 Re fund ing Bo nd s $27,045,000 $25,935,000 December 20,2017 Election of 2018,Series A $26,600,000 $22,325,000 Ap ri l 18,2019 Election of 2018,Series A-1 $11,400,000 $7,725,000 Ap ri l 18,2019 Out st anding General Obl igation Bo nd Issuanc es
Gavilan Jo int C ommuni ty C olle ge Distric t

2.a
Packet Pg. 58

Santa Clara County Tax Bill
37 Excludes Direct Charges
Value Rates (%)Amount

LA ND, IMPROVMENTS, PERSONAL PR OPERTY
1%MAXIMUM LEVY 1,205,432 1.000000 12,054.32
CO BOND 2008 HO SP FAC 1,205,432 0.006100 73.53
CO RE TIRE ME NT LE VY 1,205,432 0.038800 467.70
CO HO USING BOND 2016 1,205,432 0.012660 152.60
è COMM C OLLEGE BONDS 1,205,432 0.030400 366.42
è ELEM OR UNIF S CH BONDS 1,205,432 0.101400 1,222.28
TOTAL A SSESSED VALUE TA XES 1.189360 14,336.85

LA ND AND IM PR OVEMENTS
SCVWD-STATE WATE R PROJ 1,212,432 0.005100 61.83
TOTAL LA ND & IMPR OVEMENT TAXES 0.005100 61.83
TAXES DUE 14,398.68
Santa Clara Count y Detail of Taxes
Taxing Agenc y
u Other counties
group multiple
series of bonds
into a single tax
rate category.
u It would
eliminate
taxpayer
confusion if San
Benito County
did so as well.

2.a
Packet Pg. 59

City of Hollister CFD No. 2
38 Formation Date –
July 6, 1995
Purpose –Formed
for Police and Fire
Services
Collections for FYE
June 30, 2020 -
$789,684

2.a
Packet Pg. 60

City of Hollister CFD No. 2
39 2.a
Packet Pg. 61
COMMUNITY FACILITIES DISTRICT NO. 2
(Police and Fire Services)
FISCAL YEAR 2021 /22

SPECIAL TAX RATES
Base Year for CFO No. 2 Tax FY 21/22 Maximum Tax Rate
FY 1995 $505.62
FY 1999 $466.28
FY 2000 $449.20
FY 2003 $397.78

City of Hollister CFD No. 2
40 2.a
Packet Pg. 62
EXHIB IT A: BO UND ARIES OF CO MM UNITY FAC ILITIES DISTR ICT No. 2 ~ ~
~~ ii~ ~ fJ J -@ @ . ~ ~ @._ -€) "' @1 ©---@ I', B ,@
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BOUNDARIES OF
COMMUNITY FACIL ITY DISTRICT NO . 2

CITY OF HOLLISTER, COUNTY OF SAN BENITO, ST ATE OF CALIFORNIA PREPARE D BY THE CITY OF HOLLISTER PLANNI NG DEPAR TMENT, DECEMBER 2020 --·1
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CITY CL ERK'S STATEMEN T
::::::;:;,":;::;;;-.::...---.-----.-.. -.·----..... a,.._a,_..,,.,,,_.,. __ ...,'"" ___ ••• __ _ .,,,,,--~--_,. __ a, _ _..,_...,..._ .... __ ••• __ CITY ENGINEER'S STATEMENT ______ _,,,,_,,,_ar, ___ _
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COUNTY RECORDERS STATEMENT
---------··--""--~--·· ___ ,.._,, _____ ,_,,___,,,,~,-----... __ ., __ ... __ .,._,,,_

City of Hollister CFD No. 4
41 Fo rmation Date –
July 21, 2014
Purpose –Fo rmed
for Public Facilities
Collections for FYE
June 30, 2020 -
$225,008

2.a
Packet Pg. 63

City of Hollister CFD No. 4
42 2.a
Packet Pg. 64
COM MU NI TY FACILITIES DISTRICT NO. 4
(Public Service s)
FISCAL YEAR 202 1/22

SPECIAL TAX R ATES
Tax Zo ne Ta x Per Tax pe r Tax per Tax Per
Numbe r DU SFD MF Acre
1 $ 248 .02 $ 248.02 $ 248.02 $ 1,730.07
2 $ 341.75 $ 341.75 $ 341.75 $ 2,411 .99
3 $ 238 .40 $ 238.40 $ 238.40 $ 2,29 5.19
4 $ 83 .38 $ 83.38 $ 83.38 $ 2,506.11
5 $ 129.18 $ 129 .18 $ 129.18 $ 1,713.45
6 $ 481.51 $ 481.51 $ 481.51 $ 3,721.74
7 $ 458.02 $ 458.02 $ 458.02 $ 5,714.16
8 N/A $ 123.31 $ 77.51 N/A
9 $ 211.39 $ 211.39 $ 211.39 $ 1,789.43
10 $ 375 .81 $ 375 .81 $ 375.81 $ 1,716.86
11 $ 187.91 $ 187 .91 $ 187.91 $ 2,595.69
12 N/A N/A N/A $ 2,721.57
13 $ 557.47 $ 557.47 $ 557.47 $ 2,665.12
14 N/A $ 945.77 $ 719.83 $ 7,918.62
1S $ 521.84 $ 521 .84 $ 521.84 $ 2,66 5.12
16 N/A $ 688.48 $ 564.60 $ 11,541.91
17 N/A $ 790.44 $ 647.92 $ 5,650 .36
18 N/A $ 285 .04 $ 158.96 $ 3,420.48
19 N/A $ 1,044.50 $ 835.60 $ 4,575.20
20 Reserved -(Tax Rates to be determined upon
annexation)
21 N/A $ 1,117 .56 $ 894.25 $ 7,241.49

City of Hollister CFD No. 4
43 2.a
Packet Pg. 65
EXH IBIT A : BOUNDAR IES OF CO MMUN ITY FAC ILITIES DISTR ICT NO. 4 BOUNDARIES OF COMMUN ITY FACILITY DISTRICT NO . 4
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C ITY OF HOLLISTER, COUNTY OF SAN BENITO , STATE OF CALI FORNIA PREPARED BY THE CITY OF HOLLI STER PLANNING DEPARTMENT, DECEMBER 2020 ~ p fa
BJ fe) ~ ~ ,
·I
CITY Cl.ERK'$ STATEMENT ·---·-----------'"""""OISNK>'/C~cm'O,-O> «O CNISPA~UfW.Vl$TA
~9CAN,OJ.AI.J.tY
CHIS?ASUMRJS E5ENIOII.APTS
25 MAPLEPMK
26 LOSPINAftS
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COUNTY RECORDERS STATEMENT
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City of Hollister CFD No. 5
44 Fo rmation Date –
June 18, 2018
Purpose –Fo rmed
for Police and Fire
Services
Collections for FYE
June 30, 2020 -
$19,436

2.a
Packet Pg. 66

City of Hollister CFD No. 5
45 2.a
Packet Pg. 67
COMMUNITY FACILITIES DISTRICT NO. 5
(Police and Fire Services)
FISCAL YEAR 2021/22

SPECIAL TAX RATES
Fiscal Year 2021/22
Land Use Class Description Maximum Special Tax per
Un it
1 Res identia l Property $846.32 per Un it
2 Mu lti -Fa m ily Property $693.44 pe r Un it
No Tax for Undevelo p ed Prop erty
No T ax fo r Tax-Exempt Property

City of Hollister CFD No. 5
46 2.a
Packet Pg. 68
EXHI BIT A: BOUN DA R IES OF CO MM UN ITY FAC ILI TIES D ISTR ICT No . 5 ~ n
) ---
y)
5D
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BOUNDARIES OF
COMMUNITY FACILITY DISTRICT NO. 5

CITY OF HOLLISTER, COUNTY OF SAN BENITO, STATE OF CALIFORNIA PREPARED BY THE CITY OF HOLLISTER PLANNING DEPARTMENT, DECEMBER 2020 ~r~)
' ' ' .
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CITY CLERK'S STATEMENT ·---,--,------~---'"""""" ... ffOCf""'..,.."'_.,,,,._.,.,, ___ .,. ... ___ ,_ h"Nfon'OO<Mll.O,_..,..,,,_., • .._,_...,..,..., __ ~,. __ _ _ .. ,,.....,.,._,.., __ ....., .. __ "' __ ....,ca.-___ ~•~-- CITY ENGINEER'S STATEMENT ,.,,._,.. ____ ,.._....,. ___ _ -~~----~-----en,--.:,,:

COUNTY RECORDERS STATEMENT
-----~---··--"'-----·· "°""-"'-"'~----,...,..-,n...,.._., __ ,,,. __ ,.. __ ,,, __ ..,,,,_.,, __

STAFF REPORT

CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: APRIL 2, 2022
SUBMITTED: March 28, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY

OF HOLLISTER
DEPARTMENT:

DEPARTMENT HEAD:

City Clerk
Christine Black, City Clerk
CONTACT: Christine Black, City Clerk
831-636-4300 x 1017

SPONSOR(S): Burns

TITLE OF ITEM: HOLLISTER FAMILY APARTMENTS - CHELSEA INVESTMENT

CORPORATION PRESENTATION

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Chelsea Investments PP for Hollister Family Apartments.

RECOMMENDATION: Staff recommends that the City Council receive the presentation from Chelsea Investments PP, and provide staff direction, if desired.

DEPARTMENT SUMMARY: Chelsea Investments PP will provide a presentation to the City Council on Hollister Family Apartments.

ATTACHMENTS:

1. Hollister Family Apartments

THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH

THE STAFF RECOMMENDATION

Brett Miller, City Manager

3 Packet Pg. 69

Hollister Family Apartments
4th Street & Rajkovich Way

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Packet Pg. 70
~Cit';iof LISTER ~RD L CA<..IFOR.NIA CHELSEA

INVESTMENT CORPORATION

Affordable Housing Expertise
2 Villa Primavera
Alpha Lofts
•35 years experience building quality
affordable housing for families and seniors
•Over 130 affordable apartment developments
(12,000+ units)
•Across CA, New Mexico, Arizona and Utah
•Long-term owner and operator; ensures
continuous management, maintenance, and
compliance
•Ve rtically integrated with construction, asset
management, and community development
affiliates for operational efficiency

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Packet Pg. 71

Site Location
3 •4th Street & Rajkovich Wa y
•3.76 Acres
•Zoned West Gateway –Mixed Use
•Proximity to Public Transportation, Parks, Schools, and Jobs

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Packet Pg. 72

Collaborative Design Approach
4 •Tw o Phases
•3 story buildings
•139 Total Units
•Pa rking 181 spaces
•1,000 SF Commercial
Office per Phase
•Community Room
with Amenities

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Packet Pg. 73

TING FIRE
lANT
i
I
0 ~
J
<( a:

SAN JUAN RD.
15'-0'
side setback
4TH ST.

PHASE I

VEHICULAR

COMMERCIAL/OFFICE ENTRANCE
AREA 1,000 S.F. 26'-0"

EXISTING SINGLE

FAMILY RESIDENTIAL

PHASE II
1 5'-0'

S IDE SETBACK

Community Goals Together
5 Ouchi Courtyard Pacifica at Playa Del Sol
•Designed for Mixed Use West Gateway Consistency
•3 Story Buildings –Mix of Office and Residential
•Density +35 du/ac
•Buffer zone between proposed and existing uses
•Pe destrian Friendly Corridor
•Reduced parking to encourage transit ridership
•Sixth Cycle Housing Element
•Helps provide 139 units towards RHNA Goal
•Provides housing for families earning between
30%-60% Area Median Income ($30,600 -
$81,600)
•Deed Restricted Rents for 55 years
Mill Creek Village
Willow Glen

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Project Timeline
6 •Area lost it’s Difficult to Develop Area (DDA) Designation –making financing more difficult
•Aw arded 25 Project Based Vouchers through the Santa Cruz Housing Authority •Applying for SuperNOFA HCD Multifamily Housing Program –Due June 30th •Low Income Housing Tax Credits (LIHTC) Funding March 2023 •Start Construction December 2023
•Project Complete April 2025
Lost DDA Awarded 25
PBV
June 30th MHP
Application DUE
LIHTC
Application
Start
Construction
Dec 2023
Project
Complete
2025
2021 2022 2023 2025

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Packet Pg. 75

Hollister Market Demographics
7 •Hollister Multifamily Vacancy Rate 1.3%
•Retail/Office Vacancy Rate 48% (CoStar)
•Av ailable SF Retail/Office 127,000 SF
3 Mile Radius

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Vacancy Rate
60%
40%
10%
Avai lable & Vacant SF
140K
120K
100K
BOK
60K
40K
20K
■ Available SF ■ Vacant SF
C! CoStar-0 2022CoStarRealtylnbmalionlnc.
f

Pa rking Requirement
8 Proposed Parking Ratio Current Code
1 Bedroom 1 1.5
2 Bedroom 1.5 1.5
3 Bedroom 1.5 2
Guest -1 per 4 DU
To tal 181 261
Parking Ratio 1.3 1.88
•Affordable Housing Pa rking Code under AB 2345 allows for reduction in parking in 100% Affordable Projects to encourage housing •Current CIC projects have a 1.2 parking ratio
•Reduction in parking helps meet Climate Action goals, encourages local transit ridership and helps with project Green Rating and sustainability that help our applications for funding

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Chelsea’s Request
9 •All Entitlements need to be in place for funding application by June 30th –Site Plan Review and approval by Planning Commission
•In the case hearing cannot be schedule with Planning Commission until after June 30th please allow City Staff to utilize ministerial process for funding application purposes only •Wo rk with us to reduce Commercial Requirement
•Commercial space is not eligible for Low Income Housing Funding •Proposing 1,000 SF of Commercial Office to comply with West Gateway Vision •Pa rking
•Requesting Use of State Affordable Housing Parking Code under AB 2345

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Q & A
10 3.a
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STAFF REPORT

CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: APRIL 2, 2022
SUBMITTED: March 28, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY

OF HOLLISTER
DEPARTMENT:

DEPARTMENT HEAD:

City Clerk
Christine Black, City Clerk
CONTACT: Christine Black, City Clerk
831-636-4300 x 1017

SPONSOR(S): Burns

TITLE OF ITEM: SAN FELIPE ROAD AND SANTA ANA NORTH GATEWAY -

REPUBLIC URBAN PROPERTIES PRESENTATION

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Republic Urban Properties on San Felipe Road & Santa Ana – North Gateway.

RECOMMENDATION: Staff recommends that the City Council receive the presentation from Republic Urban Properties, and provide staff direction, if desired.

DEPARTMENT SUMMARY: Republic Urban Properties will provide a presentation to the City of Hollister City Council on San Felipe Road & Santa Ana – North Gateway.

ATTACHMENTS:

1. San Felipe and Santa Ana

THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH

THE STAFF RECOMMENDATION

Brett Miller, City Manager

4 Packet Pg. 80

San Felipe Road &
Santa Ana
North Gateway
City of Hollister

4.a
Packet Pg. 81

•Va lue of Properties Sold: $279MM
•Estimated in Pipeline: $1.55B
•Residential Units Completed: 1,234
•Residential Units Under Construction: 320
•Hotel Rooms Completed: 216
•Office Space Under Construction: 157,700 SF
•Retail Space Completed: 97,000 SF
•Retail Space Under Construction: 43,500 SF

4.a
Packet Pg. 82
Republic Urban Properties HIGHLIGHTS

Single Family Rental Housings = Build for Rent (BFR)
Helping to supply critical rental housing for the missing middle families.

Work from home and
hybrid schedules are here
to stay.

BFR provides the
additional room for a
home office and
dedicated work-space.

4.a
Packet Pg. 83
Build for Rent Program
Yo u ng Si ngles
and Co uples
Young
Families
Mature
Fam ilies
M ature Si ngl es
and Couples
More likely to
have children
More like ly to
have pets
More suburban

BFR DEMOGRAPHICS
Flex i bili ty
68 % of those who p refer t o re nt attr ibu t e the prefe rence to a desire for flex ibility and/or p lans to leave t he area in t he future.

Finances
A down payment is just as big a hu rd le fo r Young Fam ilies as i t is for Young Sing les and Cou pl es, b ut Yo u ng Families are struggling wi t h their credit sco re too.

Comfo rt
Many Mature Famil ies describe having origi na ll y rented a home due to t h ei r circumstances b ut st ick ing around because t hey li ke it.

Freedom
62 % of those renting by preference do so because they do not want the maint enance respons ibi l ities o f homeownership.

Home Renters
1lth
60%
Su bu rban
ff
40%
Liv ing alone 01· with
spouse/partner
72%
Have pe t s
25%
Urban

EXISTING SITE CONDITIONS
Surrounded by commercial and residential uses.

Hard site to provide 100% commercial uses.

EXISTING SITE DESIGNATION
General Plan: North Gateway Commercial
Zoning: Commercial Zone -North Gateway

PROPOSED SITE DESIGNATION
General Plan: Mixed Use
Zoning: Mixed Use
Allows commercial and business uses along the San
Felipe Road corridor while providing much needed
rental housing.

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San Felipe Road NORTH GATEWAY

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Packet Pg. 85
"' 0
a::
a,
Q.
a,
IL.

C:
"' en
Land Uses and Site Plan
Map I e
Site Summary:

Total :

Site Area:

Density:

Unit Summary:

Live/Work:

Townhomes:

Parking Summary:

Required Parking
93 Units
±4.62 Acres
±20.1 Units/ Acre
15 Units
78 Units
Live/Work: 49 Spaces (3.25/Unit) *
Townhomes: 176 Spaces (2.25/Unit)
Total: 225 Spaces
Provided Parking
Garage:

Surface:

Total:
186 Spaces
39 Spaces
225 Spaces
Note: ± 15 on-street spaces are estimated but not a part of the above calculations
* Live/Work assumes multi-family parking ratio for
residential component (2.25: I) plus one additional
parking space for each unit's potential commercial space .

DEVELOPMENT PROPOSAL
•Provides critical housing units in the Bay Area
•Provides housing for the missing middle –
local teachers, fire fighters, City employees,
etc.
•Designed for families, couples, and empty
nesters
•Kid and pet friendly
•Single family housing lifestyle without a down
payment or maintenance
•2 car garages, private patios

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Packet Pg. 86
Why BU LD FOR RE T in Hollister

•Amenities
•Pool, private yards,

AMENITY PACKAGE
•Pool
•Fitness room
•Parks and open spaces
•Community Room & Meeting Space

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Packet Pg. 87
Build for Rent AME IT ES

Live Work Unit Benefits
•Combines both residential and commercial
uses –work from home
•No need to lease office space –saves money
•No commuting –keeps residents employed in
Hollister and out of their cars
•Signage opportunities –visibility along public
streets
•Supports local small businesses –artists, web
designers, architects, financial advisors, real
estate agents, event planners, etc.

FA CT: 5,224 workers commute into San Benito
County while 12,499 workers commute out

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Packet Pg. 88
Commercial Live Work Units
uw,o ,n,,o> n
r 1
DCC(

Submit Planning
Applications &
Environmental
Review
Receive Planning
Approvals Begin Construction Construction
Complete
Mid-2022 Early-2023 Mid-2023 Late-2024

4.a
Packet Pg. 89
Next Steps & Timeline

STAFF REPORT

CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: APRIL 2, 2022
SUBMITTED: March 28, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY

OF HOLLISTER
DEPARTMENT:

DEPARTMENT HEAD:

City Clerk
Christine Black, City Clerk
CONTACT: Christine Black, City Clerk
831-636-4300 x 1017

SPONSOR(S): Burns

TITLE OF ITEM: LADD LANE PREZONE FOR ANNEXATION PRESENTATION

BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation on the Ladd Lane prezone for annexation from Pinnacle Strategy, LLC.

RECOMMENDATION: Staff recommends that the City Council receive the presentation from Pinnacle Strategy, LLC, and provide staff direction, if desired.

DEPARTMENT SUMMARY: Pinnacle Strategy, LLC will provide a presentation to the City of Hollister City Council on Ladd Lane prezone for annexation.

ATTACHMENTS:

1. LaddLanePP

THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH

THE STAFF RECOMMENDATION

Brett Miller, City Manager

5 Packet Pg. 90

LADD LANE

PREZONE FOR ANNEXATION

5.a
Packet Pg. 91
.-1lltkt.-...1••·,. ... , ....
,_,,-.,.., 1&tlll•oi1 lil .. 1l1I
I
~

LADD LANE PREZONE LOC AT ION

5.a
Packet Pg. 92

LADD LANE –GENERAL PLAN CONSISTENCY
•Proper ty curre ntly has a low density GP designation

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LADD LANE –GENERAL PLAN CONSISTENCY
•Proper ty curre ntly has a low density GP designation
•GPAC is curre ntly seeking a Medium Density GP
designation in 2040 GP

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LADD LANE –GENERAL PLAN CONSISTENCY
•Proper ty curre ntly has a low density GP designation
•GPAC is curre ntly seeking a Medium Density GP
designation in 2040 GP
•Higher density can still be achieve d via LD
designation

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Packet Pg. 95

LADD LANE –ELEVAT ION EXAMPLES

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Packet Pg. 96

LADD LANE PARK EXPANSION

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LADD LANE SCHOOL TRAFFIC CIRCULATION IMPROV EMENT

CURRENT

CIRCULATION

5.a
Packet Pg. 98
I_I

LADD LANE SCHOOL TRAFFIC CIRCULATION IMPROV EMENT

IMPROV ED

CIRCULATION

5.a
Packet Pg. 99
l~I
Ir----i1

LADD LANE –OUR REQUEST

1.Suppor t a Prezone for Annexation with current GP Low Density Designation

2.Allow us to achieve yo ur desired density of MD via a performance agreement in LD
(PA can be approved in tandem with Prezone for Annexation)

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LADD LANE PREZONE FOR ANNEXATION
QUESTIONS?

5.a
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Hollister City CouncilApril 2, 2022

Hollister City Council
April 2, 2022