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APPENDIX D :
Supporting Tables for
Revenue and Expenditure Analysis
Table D- 1 Preliminary Property Tax Allocations for
Annexation Area ......................................................... H- 18 Table D- 2 Cumulative Assessed Valuation ..................................... H- 19 Table D- 3 Estimated Average Annual Household Income ................. H- 20 Table D- 4 Total and Taxable Retail Sales per Square Feet................ H- 21 321
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ATfACHMENT I :
San Joaquin County Fiscal Impact Analysis
327
List of Tables
Table 1 Summary of Annual Surplus/ Deficits.............................................................. I- 1 Table 2 Estimated Annual Revenues and Expenditures ................................................ I- 2 328
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Attachment I: San Joaquin County Fiscal Impact Analysis DRAFT Table 2
Mossdale Tract Infrastructure Finance Plan
San Joaquin
Fiscal ImpactAnalysis- San Joaquin County County
Estimated Annual Revenues and Expenditures( 2020$
Estimated Annual Revenues/ Expenditures( Rounded)
Item 2025[ 1] 2030 2035 2040 2050 Buildout( 2060)
Annual General Fund Revenues( Priorto EIFD Contribution) PropertyTax( withoutElFDContribution) $ 5, 213, 700 $ 10, 026, 300 $ 13, 591, 500 $ 15, 581, 500 $ 18, 298, 200 $ 20, 189, 600 PropeRy Tax in Lieu of VLF 3, 002, 700 $ 5, 774, 400 $ 7, 827, 600 $ 8, 973, 700 $ 10, 538, 300 $ 11, 627, 600 Property Transfer Tax 132, 200 $ 243, 400 $ 326, 000 $ 368, 800 $ 452, 500 $ 519, 900 Prop. 172 Public Safety Sales Tax 1, 704, 100 $ 4, 200, 700 $ 6, 111, 600 $ 7, 210, 000 $ 8, 362, 500 $ 8, 599, 800 Licenses, Permits, and Franchise 45, 300 $ 86,900 $ 116, 200 $ 131, 800 $ 155, 700 $ 173, 700 Motor Vehicle License Fee 6, 000 $ 10, 500 $ 13, 600 $ 15, 100 $ 18, 500 $ 21, 600 Fines, Forfeitures and Penalties 26, 900 $ 51, 700 $ 69, 100 78, 400 $ 92, 600 $ 103, 300 Total Generel Fund Revenue 10, 130, 900 $ 20, 393,900 $ 28, 055, 600 $ 32, 359, 300 $ 37, 918, 300 $ 41, 535, 500 Annual General Fund Expenditures
General Government
Legislative& Administrative 90, 000 $ 172, 700 $ 231, 000 $ 261, 900 $ 309, 400 $ 345,200 Finance 589, 900 $ 1, 131, 500 $ 1, 513, 900 $ 1, 715, 900 $ 2, 027, 700 $ 2, 261, 900 County Counsel 5, 300 $ 10, 200 $ 13, 600 $ 15, 500 $ 18, 300 $ 20, 400 Human Resources 31, 700 $ 60, 700 $ 81, 200 $ 92, 100 $ 108, 800 $ 121, 400 Elections 65,500 $ 125, 600 $ 168, 000 $ 190, 400 $ 225, 000 $ 251, 000 Property Management 271, 300 $ 520, 400 $ 696, 300 $ 789, 200 $ 932, 600 $ 1, 040, 300 Other General 77, 800 $ 149, 200 $ 199, 600 $ 226, 300 $ 267, 400 $ 298,300 Total General Government 1, 131, 500 $ 2, 170, 300 $ 2, 903, 600 $ 3, 297, 300 $ 3, 889, 200 $ 4, 338, 500 Public Protection
Judicial 887, 500 $ 1, 702, 300 $ 2, 277, 600 $ 2, 581, 500 $ 3, 050, 600 $ 3, 403, 000 Police Protection 418, 300 $ 802, 200 $ 1, 073, 400 $ 1, 216, 600 $ 1, 437, 600 $ 1, 603, 700 Detention and Corrections 960,300 $ 1, 841, 900 $ 2, 464, 500 $ 2, 793, 300 $ 3, 300, 900 $ 3, 682, 200 Protective Inspection 106, 100 $ 203, 400 $ 272, 200 $ 308, 500 $ 364, 600 $ 406, 700 OtherProtection 4, 700 9, 000 $ 12, 000 $ 13, 600 $ 16, 100 $ 17, 900 Total Public Protection 2, 376,900 $ 4, 558, 800 $ 6, 099, 700 $ 6, 913,500 $ 8, 169, 800 $ 9, 113, 500 Health and Sanitation
Health Services 316, 200 $ 553, 800 $ 717, 200 $ 792, 600 $ 974, 000 $ 1, 137, 300 Total Health and Sanitation 316, 200 $ 553, 800 $ 717, 200 $ 792, 600 $ 974, 000 $ 1, 137, 300 Public Assistance
Administration
Aid Programs 184, 600 $ 323, 300 $ 418, 700 $ 462, 700 $ 568, 600 $ 663, 900 General Relief 11, 200 $ 19, 700 $ 25, 500 $ 25, 100 $ 34, 600 $ 40, 400 OtherAssistance 74, 100 $ 129, 700 $ 168, 000 $ 185, 700 $ 228, 200 $ 266, 400 Veterans Services 3, 900 6, 800 8, 800 9, 700 $ 11, 900 $ 13, 900 Total Public Assistance 273, 800 $ 479,500 $ 621, 000 $ 686, 200 $ 843, 300 $ 984, 600 Education
AgriculWre Education 1Q000 $ 18, 000 $ 23, 000 $ 25, 000 $ 31, 000 $ 36, 000 Total Education 10, 000 $ 78, 000 $ 23, 000 $ 25, 000 $ 31, 000 $ 36, 000 Recreation
Recreation Services 55, 000 96, 000 $ 124, 000 $ 137, 000 $ 168, 000 $ 196, 000 Cultural Services 6, 000 $ 10, 000 $ 13, 000 15, 000 $ 18, 000 21, 000 Total Recreation 61, 000 $ 106, 000 $ 137,000 $ 152, 000 $ 186, 000 $ 217, 000 Total General Fund Expenditures 4, 169, 400 $ 7, 886, 400 $ 10, 501, 500 $ 11, 860, 600 $ 14, 093, 300 $ 15, 826, 900 EIFD Contribution[ 2]
Maximum Tax Rate 2, 466, 100) ($ 2, 005, 300) ($ 2, 718, 300) ($ 3, 116, 300) ($ 3, 659, 600) ($ 4, 037, 900) Variable Tax Rate 2, 466, 100) ($ 1, 303, 400) ($ 1, 291, 200) ($ 1, 480, 200) ($ 823, 400) ($ 908, 500) Net General Fund Surplus/( Deficit)
Prior to EIFD Allocation 5, 961, 500 $ 12, 507, 500 $ 17, 554, 100 $ 20, 498, 700 $ 23, 825, 000 $ 25, 708, 600 Net of EIFD Allocation• Maximum Tax $ 3, 495, 400 $ 10, 502, 200 $ 14, 835, 800 $ 17, 382, 400 $ 20, 165, 400 $ 27, 670, 700 Net of EIFD Allocation- Variable Tax 3, 495, 400 $ 11, 204, 100 $ 16, 262, 900 $ 19, 018, 500 $ 23, 001, 600 $ 24, 800, 100 det sum
Source: EPS.
i] This analysis assumes the EIFD will be formed in FY 2022- 23( Base Year) with the frst year of revenue accruing to the district in FY 2023- 24.
Secured and unsecured tax rolls for a fiscal year are based on taxable assessed values with a lien date of the prior January 1. Thus, the initial phase of lhis analysis includes estimated development occurring in July- December 2022( 50% of development estimated in calendar year 2022) and development occurring in full calendar years for the remainder of the phase( 2023- 2025). Subsequenl phases include 5- year development periods for development occurring from 2026 through 2040 and 10- year developmenl periods from 2041 through 2060. 2] EIFD Contribution represenls the portion of County property tax revenues diverted lo the EIFD. Refer to Table B3 for details.
PreparedbyEPS 1 0/? Q2 Z ISM MP fs4SAC11910001192015MassdakTrecfFinancirgPlanlMoEelslSenJoequin1f920155anJoaquin/ iscalm] 11. 1]. 11 I- 2
330
APPENDICES:
Appendix A: General Assumptions
Appendix B: General Fund Revenue Analysis
Appendix C: General Fund Expenditure Analysis
Appendix D: Supporting Tables for
Revenue and Expenditure Analysis
331
APPENDIX A:
General Assumptions
Table A- 1 General Assumptions...................................................... I- 3 Table A- 2 Cumulative Land Use Projections...................................... I- 4 Table A- 3 Cumulative Occupied Dwelling Units and
Building Square Footage.................................................. I- 5 Table A- 4 Cumulative Estimated Population and Employees................ I- 6 Table A- 5 Land Use Assumptions.................................................... I- 7 332
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APPENDIX B:
General Fund Revenue Analysis
Table B- 1 Revenue- Estimating Procedures Based on
City of Lathrop FY 2020- 21 Budget ................................... I- 8 Table B- 2 Estimated Annual General Fund Revenues ......................... I- 9 Table B- 3 Estimated Annual Property Tax Revenues ( 2 pages) .......... I- 10 Table B- 4 Real Property Transfer Tax ............................................ I- 12 Table B- 5 Estimated Annual Taxable Sales and Use Tax Revenue ...... I- 13 Table B- 5A Estimated Annual Taxable Sales from Proposed Development, Market Support Method............................. I- 14 Table B- 5B Estimated Annual Taxable Sales from
Onsite Nonresidential.................................................... I- 15 338
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APPENDIX C:
General Fund Expenditure Analysis
Table C- 1 Expenditure- Estimating Procedures Based on
City of Lathrop FY 2020- 21 Budget ................................. I- 16 Table C- 2 Estimated Annual General Fund Expenditures................... I- 17 347
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APPENDIX D :
Supporting Tables for
Revenue and Expenditure Analysis
Table D- 1 Preliminary Property Tax Allocations for
Annexation Area ( 2 pages) ............................................ I- 18 Table D- 2 Cumulative Assessed Valuation ...................................... I- ZO Table D- 3 Estimated Average Annual Household Income .................. I- 21 Table D- 4 Total and Taxable Retail Sales per Square Feet................. I- 2Z 350
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CITY MANAGER' S REPORT ITEM 3. 1
MAY 2, 2022 CITY COUNCIL SPECIAL MEETING
ITEM: PROVIDE DIRECTION ON TERMS OF DRAFT
DEVELOPMENT AGREEMENT FOR A COMMERCIAL
CANNABIS RETAIL DISPENSARY IN THE CITY OF
LATH RO P
R COMMENDATION: Provide Direction on Terms of Draft Development Agreement for a Commercial Cannabis Retail
Dispensary in the City of Lathrop
BACKGROUND
The City Council, in its desire to regulate commercial cannabis business operations wit:hin the City, passed and adopted Ordinance No. 21- 428 on December 13, 2021 an l
thereby amended the Lathrop Municipal Code ( LMC") to allow one commercial caiinabis retail dispensary business within the City.
On February 14, 2022, City Council approved revised merit- based selection criteria, ap peal procedures, and the issuance of a retail cannabis dispensary request for proposal (" RFP") with a response deadline of 6 p. m. on March 8, 2022.
A i; otal of one ( 1) timely response was received to the RFP by the deadline from Central California Greens, Inc. Staff reviewed the response and confirmed said res>ponse met the minimum requirements of LMC 5. 26 and the requirements of the RFP. Council selected Central California Greens, Inc. to proceed to the next discretionary steps in the application process to establish a commercial cannabis ret:ail dispensary.
SIJIMMARY
As part of requirements pursuant to LMC 5. 26, Central California Greens, Inc. submitted an application for Conditional Use Permit ( CUP- 22- 58") on April 18, 2022.
Th e Attorney representing Central California Greens, Inc. has agreed to several of thE City' s proposed terms and conditions of the Draft Development Agreement C) A"), with the exception of the following unsettled economic issues. The unsettled economic issues are summarized as follows:
City staff proposed:
2( b)( i)( 2)- A monthly fee of 5% of gross receipts from operation of the retail storefront Business on the Property (" Fee") from and after the Effective Date.
2( c)( ii)- If the City's tax on cannabis commerce should ever exceed that of the City of Stockton for any reason, at Operator' s option, it may initiate good faith dialog with the City to explore whether that additional taxation is in the parties mutual interests given the risk of sales leakage to 357
CITY MANAGER' S REPORT PAGE 2
I N AY 2, 2022 CITY COUNCIL SPECIAL MEETING
PIxOVIDE DIRECTION ON TERMS OF DRAFT DEVELOPMENT AGREEMENT Fa R A COMMERCIAL CANNABIS RETAIL DISPENSARY IN THE CITY OF
LA,TH RO P
Stockton. City shall participate in those discussions in good faith, but is not obligated to agree to change its tax.
Central California Greens, Inc. responded with a request the City approve:
A 2% fee on online orders and delivery sales.
A 5% fee on onsite retail sales to be reduced if Stockton reduces their 5% fee.
RE:ASON FOR RECOMMENDATION:
St<ff recommends City Council consider all information provided, and, if determined to be appropriate, provide staff direction regarding the remaining unsettled ea nomic terms.
FI'SCAL IMPACT:
The ultimate approval of the Development Agreement will allow the City to recover revenue from sales by this retail cannabis dispensary.
A7'TACH M ENTS:
Ati: achment A- Draft Development Agreement
358
CI'TY MANAGER' S REPORT PAGE 3
IMAY 2, 2022 CITY COUNCIL SPECIAL MEETING
PFxOVIDE DIRECTION ON TERMS OF DRAFT DEVELOPMENT AGREEMENT FaR A COMMERCIAL CANNABIS RETAIL DISPENSARY IN THE CITY OF
LA,TH RO P
ARPROVALS:
Z. '' Z.O Z Z
Salvador Navarrete Date
City Attorney
Z• ZZ
St en J. Salvatore Date
City Manager
359
Attachment A
Recording,fees exempt pursuant to
Govemrnent Code§ 27383
Prepared by and after Recording Remm to:
City ol' Lathrop
c/ o City Clerk
390 Towne Centre Drive
Lathrop, CA 95330
Space above this tine for Recorder' s use
DEVELOPMENT AGREEMENT
This iEVELOPMENT AGREEMENT ( the " AgreemenP') is made this _ day of 2022, between the City of Lathrop, California, a general law city (" City"), and Central California Greens, Inc., a California corparation (" Operato"). City and Operator are individually referred to as" Party" or collectively as" Parties."
RECITALS
A. WHEREAS, Operator is the tenant of a long-term lease for the real property located at 16925 South Harlan Road 103, Lathrop, CA 95330( the" Property"); and B. WHEREAS, Operator plans to operate a cannabis dispensary ( the ` Business") on the Property pursuant to Lathrop Municipal Code(" LMC") Chapter 5. 26; C. WHEREAS, the Parties mutually desire to enter into this Agreement to facilitate the evelopment and expansion of community programs and infrastructure; and D. ' WHEREAS, California Government Code Sections 65864 et seq., authorizes inunicipalities to enter into development agreements at their discretion to establish certain development rights in real property for a period of years regardless of intervening rhanges in land use regulations, to vest certain land use rights in the Operator, and to meet certain public purposes in local government.
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NOW," CHEREFORE, in consideration of the above Recitals and mutual promises, conditions and covenarits of the Parties in this Agreement, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows:
1. . AUTHORITY FOR TAIS AGREEMENT
a. This Agreement is authorized by Section 65865 of the Govemment Code of the State of California and LMC section 5. 26. 060.
Ib. Pursuant to this Agreement, City and Operator have taken all actions mandated by and fulfilled all requirements set forth in Section 65865 of the Govemment Code of the State of California.
Having duly examined and considered this Agreement and having held a properly noticed public hearing regarding this Agreement before the Planning Commission on date], 2022 and before the City Council on[ date], 2022, the City Council declared this Agreement:
i. Is consistent with the objectives, policies, general land uses and programs specified in the general plan and any applicable specific plan; ii. Is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located; iii. Is in conformity with public convenience, general welfare and good land use practice;
iv. Will not be detrimental to the health, safety and general welfare; and v. Will not adversely affect the orderly development of the property or the preservation of property values.
2. AGREEMENT
a. TERn-f. The term of this Agreement( the" Terrn") shall commence upon the Effective Date defined below and continue perpetually, unless terminated earlier under Sections 9 or 10 of this Agreernent." Effective Date" is defined as the first date on which both of the following are true: ( i) the ordinance adopting this Agreement is effective, expected to be 30 days after second reading; and( ii) the Operator has obtained City permits and approvals necessary to operate the Business. b. OPERATOR OBLIGATIONS.
i. In consideration for the rights granted by this Agreement, the Operator agrees to contribute to community benefits program to be implemented by the City:
1. A one- time, non- refundable payment of $ 79, 165. 50 (" Advance PaymenY') within sixty ( 60) days of the Effective Date of this Agreement; and
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2. A monthly fee of five percent( 5%) of Gross Receipts from operation of the retail storefront Business on the Property(" Fee") from and after the Effective Date.
3. Within 30 days of receipt of an invoice, Operator shall reimburse the City' s costs to implement this Agreement and to enforce Chapter 5. 26 of the City Code, including but not limited to:
a. The cost of an independent contractor to enforce this Agreement; b. Any law enforcement responses to the Property or the Business which exceed the level of service provided to other businesses in the City.
Operator may seek review of any such invoice by written request to the Finance Director of the City within the 30 days referenced in this subdivision and, if the Operator remains dissatisfied after such a review, may resort to its remedies under sections 10 and 11 of this Agreement.
Failure to seek review within that time shall constitute waiver of the right to object to the invoice, which shall be immediately due and payable. ii. Although the funds collected pursuant to the Advance Payment and Fee may be appropriated for any lawful purpose in the discretion of the City Council, the Parties understand that the Advance Payment and Fee may be devoted to:
1) drug awareness programs; ( 2) recreational programs; ( 3) public safety programs, and( 4) programs to address food insecurity and hunger in the City. iii. Gross Receipts Definition. " Gross Receipts" shall be as defined in Lathrop Municipal Code Section 5. 04. 010. In addition, any portion of the Operator' s payments to the City passed through to consumers or other third parties is e ccluded from" Gross Receipts," provided, however, that no reference in that section to forms of business exchange not lawful as to the Business shall be read to permit such exchanges.
iv. The Fee shall be abated and shall not be due to and/ or collected by the City until such time as the total amount of the accrued Fee calculated in accordance with Secdon 2( b)( ix2) afrer the Effective Date exceeds the amount of the Advance Payment. From and after such time, the Fee shall be due and payable to the City with respect to the amount that exceeds the Advance Payment in accordance with Section 2( bxi)( 2). If the Fee never exceeds the Advance Payment, the City has no obligation to return any portion of the Advance Payment to Operator. v. In addition to other reporting requirements described in this Agreement, Operator shall make a monthly return to City in a form specified by the Finance Director of the City(" Finance Director"). The Operator shall, within 20 days following the close of each calendar month, or at the close of any shorter reporting period which may be established by the Finance Director, make a 3 277607. 5
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return to the Finance Director of gross receipts collected in that month and the amount of the Fee due on account of those receipts. When the return is filed, the full amount of the Fee due shall be remitted to the Finance Director. The Finance Director may establish shorter reporting periods for the Operator if he or she deems it necessary to ensure collection of the Fee and he or she may require further inforrnation in the return. Returns and payments are due immediately upon cessation of business for any reason. All Fees collected by the Operators from customers shall be held in trust for the City until paid to Finance Director. Operator shall keep complete, accurate and appropriate books and records of all receipts from operations of the Business in accordance with generally accepted accounting principles. For purposes of this Agreement, books and records" shall mean all bookkeeping or accounting documents Operator typically utilizes in managing its Business operations. Operator shall make available to the City, its auditors, and other authorized representatives all books and records, and other relevant documents as the City may reasonably require, upon reasonable written notice. If the City determines at any time, in its sole discretion, such books and records are inadequate to record the Gross Receipts and to calculate the Fee, Operator shall, upon the written request of the City, procure and maintain books and records adequate for such purpose. vi. Operator shall provide the City courtesy copies of every report Operator must provide to the State of California as to sales and use ar other taxes when such filings are made.
vii. At all times during the Term of this Agreement, Operator agrees to comply with all of the reyuirements of LMC Chapter 5. 26 as amended by the City from time to time and to hold and comply pertt its and other approvals issued by the City for operation of the Business.
C. CITY OBLIGATIONS.
i. Provided that Operator maintains current permits and approvals in compliance with LMC Chapter 5. 26 and applicable State] aw, as they now exist or may hereafter be amended, City hereby grants Operator the vested land use right to locate the Business on the Property consistent with the land use entitlements the City issues to Operator, which will include, but not be limited to: a conditional use permit, a business license certificate, building permits for tenant improvements to the Property, and other approvals required pursuant to LMC Chapter 5. 26. City shall not promulgate any land use rules, ordinances or resMctions other than those in effect as of the Effective Date, which would unreasonably restrict, impair or prohibit the location of the Business on the Property, unless: ( i) the Parties agree to such land use rules, ordinances or restrictions in writing; or( ii) such land use rules, ordinances or restrictions are proposed by initiative and adopted by voters , ar ( iii) such land use rules, 4 277607. 5
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ordinances or restrictions apply City-wide to any cannabis dispensary. In such an event, Operator will nevertheless be subject to those new land use rules, ordinances or restrictions but Operator may give a notice of default under section 10 of this Agreement and, upon resolution of that notice, shall thereafter be relieved of the obligations of this Agreement. ii. During the Term of this Agreement, if the City or voters adopt and impose an alternative revenue mechanism specifically related to cannabis operations( e. g., a cannabis tax), Operator' s payments under this Agreement after the effective date of that alternative revenue mechanism shall be credited against the alternative revenue mechanism such that Operator shall only pay the greater of the two; in no circumstance shall Operator be required to pay both. As used in this subsection, " altemative revenue mechanism" does not include taues, fees, or assessments levied on or collected from both cannabis and non- cannabis businesses in the City or the City' s application of regulatory fees under LMC Chapter 5. 26. If the Citv' s tax on cannabis cominerce should ever exceed that of the Citv of Stockton for anv reason, at Operator' s ontion, it mav initiate Qood faith dialoe with the Citv to exnlore whether that additional taxation is in the parties mutual interests given the risk of sales leakaee to Stockton. Citv shallparticipate in those discussions in good faith, but is not obligated to agree to chan tax.
iii. City shall keep sMctly confidential all statements of revenue furnished by Operator related to operation of the Business, except as otherwise required by law. In particular, the City will exercise its right to withhold such documents under Governmenf Code section 6254, subdivisions( i) and( n).
3. GENERAL PLAN CONSISTENCY.
a. The City Council hereby fmds the land use entitlements for Operator' s conduct of the Business are consistent with the Lathrop General Plan, including the policies noted below.
lb. On December 17, 1991, the City adopted a comprehensive General Plan that included the Project Site within the City' s Sub- Plan Area# 1. The General Plan has been amended periodically with the latest amendment on November 8, 2021. The adopted General Plan designated the Project Site for commercial use and provides for the development of this property in a manner that will benefit the City and the community. Specifically, the Planning Commission and City Council find that approval of this Agreement and the associated land use entitlements will further these General Plan goals.
r.. Goal No. 1 — Balancing the Social and Economic Costs and Benefits of Urbanization
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i. General- Policy 1. The City' s ability to stay abreast of its financial and service capabilities will require continuous monitoring. Once a system is in place, it will be relatively easy to identify current conditions and to estimate the probable impacts of new development proposals. Rather than adhering to an arbitrarily fixed percentage of annual growth as a matter of policy, it will be the City' s responsibility to manage the growth rate in relation to physical and financial capability of municipal service while being consistent with all applicable policies and proposals of the General Plan.
ii. Commercial Development- Policy 1. Areas having early potential for retail and highway commercial development primarily involve lands located at the easterly quadrants of the Lathrop Road and Louise Avenue interchanges with I5. The ] argest commercial project being considered in the short term is a Factory Stores center proposed at the southeast quadrant of the Louise Avenue interchange.
iii. Commercial Development- Policy 4. Proposals for the ciassifications of retail activity described in Part IV-A of the Plan are to be considered as offering flexibility for ingenuity and innovation in the selection, promotion, design and development of commercial centers and uses.
id. Goal No. 2— Equal Opportunity
Policy 1. ' The City intends that positive benefits accrue to the community as a whole, through programs which maacimize the potential of local residents to obtain jobs, assuming adequate training and personal characteristics. Contracts will be sought with employers of commercial and industrial establishments which will ensure the opportunity for employing qualified local residents. e. Goal No. 4— Quality in the Form, Design and Functions of the Urban Area:
Commercial and Industrial Areas - Policy 2. The visual interface between commerciaUindustrial areas and residential areas shall be designed and developed so as to avoid obtrusive visual impacts of commercial or industrial activities on neazby residential areas.
iF. Goal No. 8— Pubiic Safety Hazards:
Policy 1. The City will continue to give high priority to the support of police protection, and to fire suppression and prevention and life safety functions of the Lathrop- Manteca Fire District. Ultimate expansion of the City' s fire service is to include additional stations affording adequate response within a ma cimum of 3- 4 minutes to all parts of the urban area.
4. ] f2EPRESENTATIONS, WARRANTIES AND ACKNOWLEDGEMENTS. a. INTE[ zEST[ rr PitorERTv. Operator represents and wanants that as of the Effective Date, Operator has an enforceable legal interest in the Property and that all persons 6 277607. 5
365
holding legal or equitable interest in the Property have consented to this Agreement. b. AUTHORITY. T}10 PBrtleS represent and warrant that the persons signing this Agreement are duly authorized to enter into and execute this Agreement on behalf of their respective principals.
5. 1[ 2ELATIONSHIP OF CITY AND OPERATOR. This Agreement is a contract that has Ueen negotiated and voluntarily entered into by City and Operator related to land use. The relationship of Operator and City is and at all times shall remain solely that of City as a regulatory body and Operator as the operator of the Business. It is specifically understood and agreed by and between the Parties that the Business proposed to be conducted on the 1? roperty by Operator is a private development and a for-profit business. City and Operator liereby disclaim any form ofjoint venture or partnership between them, agree that nothing in this Agreement or in any document executed in connection with this Ageement shall be construed as making City and Operator joint venture partners.
6. 1PUBLIC HEARING. City Council approves this Agreement consistent with Government Code section 65867, after the Agreement was duly examined and considered at a properly noticed public hearings by the Planning Commission on [ date], 2022 and by the City Council on[ date], 2022.
7. APPLICABLE RULES, REGULATIONS AND POLIC[ ES.
a. LAWS AND REGULATIONS APPLICABLE TO COMMERCIAL CANNABIS ACTIVITIES.
Operator shall comply fully with all existing and future State and local laws, rules and regulations applicable to Operator' s Business on the Property, including but not limited to LMC Chapter 5. 26, and shall ensure such compliance by all of Operator' s employees, contractors, vendors and members of the public invited or allowed access to the Property. Nothing in this Agreement shall be construed as the City authorizing or condoning any actions that violate federal, state or local law with respect to the Business or the Property. It shall be the responsibility of Operator to ensure that the Business operates at all times in compliance with all applicable laws and regulations, including for as long as applicable, all state laws, any subsequently enacted state or local law or regulatory, licensing, or certification standards or requirements, and any specific, additional operating procedures or requirements which may be imposed as conditions of approval of a state license or of required City permits or approvals for the Business.
b. L cENsuRE oF OpERaT oNs. Operator shall obtain and maintain all State and local licenses and permits required for operation of the Business on the Property. The City understands that a Type] 0 State license is required for operation of the Business.
8. AMENDMENT. This Agreement may be amended or canceled, in whole or in part, by mutual consent of the Parties in writing, consistent with Government Code section 65868, unless the City Manager or his designee determines that the amendment is insubstantial. If the City Manager or his designee determines an amendment is both insubstantial and 7 277607. 5
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consistent with the Agreement and the City' s existing land use regulations, then the City Council may approve the proposed amendment without notice and a public hearing. An insubstantial amendment may not relate to the Term; conditions, terms, restrictions, and r•equirements relating to subsequent modification ar termination; monetary contributions; or any conditions or covenants relating to the use of the Property. An insubstantial amendment may include interpretation of terms contained herein, and clarification of ambiguities. An insubstantial amendment may also include logical extensions of terms and provisions of this Agreement which are not inconsistent with its provisions.
9. ANNUAL REVIEW OF AGREEMENT.
a. IN GENERAL. City shall annually review performance of this Agreement in accordance with this section and Califomia Government Code section 65865. 1.
Operator shall provide any information khe City requests to facilitate the annual review within 14 days of such request.
b. MODIFICATION OR TERMINAT[ ON. If ttle Clty C011IICI f1ridS BIId( ICtCt7T11ri2S YIliOUg} 1 an annual review, based on substantial evidence, that Operator has not complied in good faith with this Agreement, City may terminate or modify the Agreement pursuant to Section 10 of this Agreement.
C. OTHER INVESTIGATIONS AND EVALUATIONS. Clty TTk1Y 1riV0St1gSt0 Oi OVa U8t0,$' Ori7 time to time and as a part of an annual review or otherwise, any matter properly the subject of an annual review of this Agreement.
10. TERMINATION.
A. DEFAULT BY OPERATOR.
i. Termination. If City determines, based on substantial evidence, that Operator has not complied in good faith with the terms and conditions ofthe Agreement, City may terminate the Agreement as indicated herein.
ii. Notice of Proposed Termination. If Operator fails to address the identified default( s), City may give Operator a written notice specifically identifying those obligations Operator has not performed and providing for a period of not less than 60 business days in which the Operator may cure the alleged breach unless the breach involves a payment to the City, in which case the Operator shall cure the default within five business days. If Operator does not cure the breach in that time or, if the breach is such that more time is needed to complete it, commence the cure and inform the City of Operator' s efforts in the applicable time period, the City may give notice of a hearing on termination of this Agreement. The written notice shall include the time and place of the hearing and any other information that City considers necessary to inform Operator of the nature of the proceeding. Nothing herein shall entitle 8 znbozs
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the City to rescind or adversely affect any land use entitlement held by Operator other than in compliance with the LMC and other applicable law. iii. Public Hearing on Proposed Termination. City shall give notice of the public hearing under Government Code sections 65090 and 65091. On conclusion of the public hearing, the City Council may, in lieu of termination, impose such conditions on Operator as it considers reasonably necessary to protect City' s interests. Such a hearing may, in the City' s discretion, be combined with a heazing to evoke land use entitlements under the procedures required by the LMC and other applicable law, including, without limitation, LMC section 17. 112120.
iv. Modification of Agreement. City may, instead of termination, modify the terms of the Agreement if it determines that Operator has not complied in good faith with the terms and conditions of this Agreement. If City modifies this Agreement under this subdivision, it must follow the procedures in sections 10( a)( ii),( a)( iii) of this Agreement.
I3. DEFAULT BY CITY. If City defaults under the provisions of this Agreement, Operatar shall have only the right to compel specific performance of City' s obligations under this Agreement or, as to the imposition of new land use rules, ordinances or restrictions other than those in effect as of the Effective Date, that unreasonably restrict, impair or prohibit the location of a cannabis dispensary on the Property in violation of section
2. C. i of this Agreement, Operator may terminate this Agreement after complying with this section. Operator shall submit to City a written notice of default stating with specificity those obligations the City has not performed. Upon receipt of the notice of default, City may cure the idenrified default( s) at the earliest reasonable time after receipt of the notice of default and shall complete the cure within 90 days after receipt of the notice of default, or such longer period as is reasonably necessary to remedy such default( s), provided that City shall continuously and diligently pursue such remedy at all times until such default( s) is cured and regularly notify Operator of City' s efforts to remedy the default( s). Altematively, City may dispute that a default exists and inform Operator in writing of the basis for City' s conclusion that no default has occurred. If the City disputes the alleged default, the Parties shall seek to resolve their differences by good faith dialog, with or without the assistance of a mediator. If the dispute remains unresolved after 60 days of such dialog, either Party may seek dedaratory relief or other appropriate judicial assistance.
11. '. iPECIFIC PERFORMANCE. Both Parties agree and recognize that Operator has invested considerable time and financial resources in establishment of the Business. For this reason, it may not be possible to determine an amount of monetary damages which Nould adequately compensate Operator for this work, nor calculate the consideration City would require to enter into this Agreement to justify such exposure. The Parties 9 277607. 5
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acknowledge that City would not enter into this Agreement ifit might expose its assets and the public to the risk of damages arising from failed expectations in continued operation of the Business. Therefore, the Parties agree that monetary damages shall not be an adequate remedy for Operator ifCity is in default under this Agreement and City fails to remedy the default( s). The Parties further agree that specific performance ( or writ of mandate to compel a required act) shall be the sole available and appropriate remedy for Operator under this Agreement, and Operator shall not seek monetary damages if a default by City occurs under this Agreement or under any otherwise applicable legal basis for monetary damages. Operator agrees that in no event will City or its officers, agents, or employees, be liable for damages for any default under this Agreement; it being expressly understood uid agreed by Operator that the sole legal remedy available to Operator for a default under this Agreement by City shall be a legal action in mandarnus, specific performance, or other injunctive or declaratory relief to enforce the provisions of this Agreement except that, as to a default under section 2. C. i, Operator may also terminate this Agreement.
12. 1fNSURANCE. Operator shall at all times maintain insurance at coverage limits and with conditions thereon determined necessary and appropriate by the City' s Risk Manager.
13. ASSIGNMENT/ CHANGE OF LOCATION.
a. The provisions hereof shall be binding upon, and inure to the benefit of, City and Operator and their successors and permitted assigns, as the case or context may require.
This Agreement shall likewise be binding upon and obligate the Property and any successors in interest to the Property. Operator must obtain the City' s prior written consent to any assignment and comply with LMC Title 17 as to any transfer of City permits and approvals associated with the Property or the business.
I. Should Operator request relocation of the Business, Operator will retain all obligations and responsibilities under this Agreement upon the City' s amendment, in the manner required by the LMC and other applicable law, of the Operator' s land use entitlements to allow operation at the relocation site.
14. ] INDEMNITY.
a. Operator agrees to protect, defend( with legal counsel acceptable to City), indemnify and hold harmless City, its council members, officers, agents, independent contractors, attorneys and employees from any and all( 1) claims, damages, penalties, losses, costs, expenses( including reasonable attomeys' fees and court costs), injuries and liabilities of every kind arising out of or related to Operator' s conduct of the Business whether such conduct is by Operator or anyone directly employed or contracted with by Operator, and( 2) claims challenging the City approval, legality, constitutionality, or enforceability of this Agreement or any other City action related to the Business. b. City' s rights of indemnity, as expressly set forth in this Agreement, shall not depend upon payment of any claim, damage, penalty, loss, cost, expense( including reasonable 10 Zn6o s
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attorneys' fees and court costs), injury or liability sustained by Operator or its contractors, subcontractors, agents or employees. Operator shall not be entitled to a refund of any sums spent pursuant to this indemnity promise if Operator is adjudicated or determined to have been without fault or liability.
c. If City tenders the defense and indemnification of a claim to Operator and its contractors, subcontractors, agents or employees under this Section 14, City shall be entifled to actively supervise defense of the claim, and may select and retain separate counsel, at Operator' s or its contractors, subcontractors, agents or employees' expense, as necessary, which decision shall be made solely and exclusively by City.
City must consent to the disposition of any such claim, including but not limited to, the settlement of any such claim.
a. Within 10 days of the service of any claim or lawsuit against the City challenging this Agreement or any other City action related to the Business, the Operator shall submit to the City a$ 10, 000 cash deposit or irrevocable letter of credit in favor of the City in a form acceptable to the City Attomey, to pay the City' s fees and costs in connection with the defense of any such claim or lawsuit and shall thereafter repienish the funds in increments of$5, 000 when requested by the City upon receipt of an accounting, so that the deposit is continuously maintained at$ 10, 000 or more. Failure to provide funds sufficient to satisfy this indemnification obligation shall constitute grounds for the City to take action to terminate this Agreement and to nullify any City permit or approval as to the Business. If the City holds remaining defense funds after any claim or lawsuit is resolved, the City shall refund them to Operator within 30 days of the resolution of the claim or lawsuit.
15. CEQA. Nothing in this Agreement shall authorize any development without compliance with the Planning and Zoning C, aw, the LMC, CEQA( to the extent it applies), the CEQA Guidelines, and other applicable law, policies and procedures. Because the Operator proposes only tenant improvements of an existing structure zoned for retail use, the City has determined that approval of this Agreement and the associated land use entitlements are categorically exempt from analysis under the Califomia Environmental Quality Act pursuant to State CEQA Guidelines sections 15061( b)( 1)[" common sense" exemption], 15273[ rates, tolls, and charges], 15301 [ existing facilities], 15305[ minor alterations in land use limitations], and 15332[ in-fill development].
16. MISCELLANEOUS.
a. Notices. All notices required by this Agreement or by law shall be in writing and personally delivered or sent by certified mail to the following addresses. Notice may be provided by email as well if receipt of that email notice is acknowledged by the recipient. Either Party may change the address stated here by notice in writing to the other Party, and thereafter notices shall be addressed and transmitted to the new address. Notice shall be deemed delivered on the date of personal delivery or email, 11 277607. 5
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one( 1) day after delivery to an overnight delivery service and three( 3) days after deposit in the U. S. Mail as certified mail.
Notice to City shall be addressed:
CITY OF LATHROP
ATTN: City Manager
390 Towne Centre Drive
Lathrop, California 953302
With a copy to
City Attorney
390 Towne Centre Drive
Lathrop, California 953302
Notice to Operator shall be addressed:
Central California Greens, Inc.
16925 So Harlan Road 103
Lathrop, CA 95330
With a Copy to:
Jennifer McGrath, Esq.
9114 Adams Avenue,# 264
Huntington Beach, CA 92646
b. CortsTRucTtoN oF AGx En ErrT. Operator acknowledges that it has been advised to have this Agreement reviewed by counsel, and agrees that Operator and its counsel and/ or such other business and financial advisers as Operator desires) have reviewed and revised this Agreement and that any rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not apply in interpreting this Agreement or any amendments or exhibits.
a Txixv Pne BENEFtC aR Es. This Agreement is entered into for the sole benefit of the Parties and any successors. No other party( other than a permitted assignee under Section 13) shall have any cause of action or the standing to assert any rights under this Agreement.
d. A'r'roRrrEY FEEs. If any action at law or in equity is brought by either Party to enforce or interpret provisions of this Agreement against the other Party, then the prevailing Party shall be entided to reimbursement by the non- prevailing Party for its reasonable and actual attomeys' fees and costs in the action.
e. SEVE tas L. Should any provision of this Agreement be found invalid or unenforceable by a court of law, the decision shall affect only the provision interpreted and all remaining provisions shall remain enforceable.
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f. IN'rECRn'rioN. This Agreement constitutes the entire understanding and agreement of the Parties regarding its subject matter and supersedes any previous oral or written agreement. This Agreement may be modified or amended only by a subsequent writing executed by both Parties.
g. COUNTERPARTS; ELECTRONIC SIGNATURES. This Agreement may be signed in one or more counterparts and will be effective when the Parties have affixed their signatures to counterparts, at which time the counterparts together shall be deemed one original document. Signatures may be given by emailed pdf or other electronic means with the same force as hard copy signatures.
l. INCORPORATION. The recitals and all defined terms in this Agreement are part of this Agreement.
i. CovErtnN' rs. City and Operator acknowledge that all covenants, obligations, and rights run with title to the Property. Each and every purchaser, assignee, or transferee of an interest in the Property, or any portion thereof, shall be obligated and bound by the terms and conditions of this Agreement, and shall be the beneficiary thereof and a party thereto, but only with respect to the Property, or such portion thereof, sold, assigned, or transferred to it.Any such purchaser, assignee, or transferee shall observe and fully perform all the duties and obligations of Operator in this Agreement, as such duties and obligations pertain to the Property, or such portion thereof, sold, assigned, or transferred to it.
j. Coon FnITx nNu FniR DEnt,tNG. City and Operator agree to execute all documents and instruments and to take all action and shall use commercially reasonable efforts to accomplish the purposes of this Agreement. City and Operator shall each diligently, reasonably and in good faith pursue the satisfaction of any conditions or contingencies subject to their approval. Nothing in this section is intended to waive or contract away the City' s governmental authority.
Ic. ENFORCEMENT. This Agreement shall in all respects be interpreted, enforced, and governed under the laws of the State of California. Parties agree that any action to enforce this Agreement shall be filed and maintained in the San Joaquin County Superior Court and Operator hereby concedes the existence of personal jurisdiction there and consents to the jurisdiction of that Court for this purpose.
1. FEnE[ zn[. Law. The Agreement involves the operation of a business or businesses involving cannabis retail sales. Under federal criminal law, marijuana remains a Schedule I narcotic, manufacture and distribution ofwhich is prohibited, and for which there is no federally approved use. ( Controlled Substances Act, 21 U. S. C. Section 801 et seq.) The U. S. Department of Justice takes the position that the federal law is valid and enforceable even against individuals and companies engaged in cultivation, transportation, delivery or use of inedical or recreational marijuana as permitted under 13 277607. 5
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State law. Operator' s direct or indirect involvement in cultivation, dispensing, delivery and retail sale of inedical or adult use of cannabis could expose Operator to criminal liability for violating federal law. ( See the federal Criminal Accessory statute, 18 U. S. C. Section 2, which imposes accessorial liability against a person who intentionally aids or abets another in violating the narcotics law.) City shall not be obligated to defend or indemnify Operator or any person associated with Operator, if any criminal prosecution occurs arising out of activities related to this Agreement. The Parties agree the City' s role as to the Operator' s operation of the Business is solely that of a regulator.
m. T[ ME [ S OF THE ESSENCE. Time is of the essence in this Agreement and every provision within it.
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first above written:
I City of Lathrop Central California Greens, Inc.
By:
By: Donald Jimenez
Stephen J. Salvatore Chief Executive Officer
City Manager
Date:
Date:
By:
Attest: Printed Name:
Teresa Vargas Title:
City Clerk
Date:
Date:
APPROVED AS TO FORM:
By:
Michael G. Colantuono, Special Counsel
Date:
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Property Owner Acknowledgement:
Kulwant Sran
By:
Signature)
Date:
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A notary public or other of cer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA
ss.
COUNTY OF
On 2022, before me,
personally appeared 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( ies) 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. SEAL)
Notary' s Signature
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I2;7eo7i ..__.__ ......... ....._. _.___. _._.. .----- -----_. .__.__.._.... .._ ____-:" 375
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
STATE OF CALIFORNIA
ss.
COUNTY OF
On 2022, before me,
personally appeared 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( ies) 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. SEAL)
Notary' s Signature
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