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HomeMy WebLinkAbout069-87BEFORE THE TOWN COUNCIL OF THE TOWN OF DANVILLE In the Matter of: Approving the Public Improvement Reimbursement Agreement for the Sycamore Valley Benefit District RESOLUTION NO. 69-87 A. Title 19, Chapter 1 of the Municipal Code entitled "Benefit Districts and Public Improvement Reimbursement Agree- ments" establishes a mechanism whereby a property owner who benefits by, but does not contribute to, certain public improve- ments ("Benefited Property owner") will at the time he develops property reimburse the developer or owner who has paid for installing the improvements ("Financing Party"). (Ord. No. 76- 85) B. In the Sycamore Valley area, public improvements are being and will be constructed. These improvements are being financed through Assessment District No. 1985-1, Sycamore Valley. The assessments are made on the land of the "Financing Parties", listed in Exhibit "A". C. On ~ /2 /~f~ , the financing parties submitted an applic~ion. ~equesting a reimbursement agreement under Municzpal Cod~ section 9-103. The request is based on the fact that other properties in the Sycamore Valley area will benefit by the improvement although they were not included in the Assessment District and have not contributed to the cost of improvements at the time of their construction. These "Benefited Properties" are listed in Exhibit "B". D. A map of the area showing the properties belonging to Financing Parties and Benefited Property owners is attached as Exhibit "C". E. On July 6, August 3 and August 17, 1987, the Town Council held a public hearing on the application. At least 10 days before the hearing, the Town notified each affected property owner (as defined in section 9.103c) in writing, advising each of the hearing and providing a copy of the proposed reimbursement agreement and staff report which was submitted to the Council. At the hearing the Council received written and oral comments. NOW, THEREFORE, the Town Council of the Town of Danville finds and resolves that: l. that: Pursuant to Municipal Code §9-103.d, the Council finds Page 1 of Resolution No. ~. ~7 (1) the improvements for which reimbursement is sought are public improvements which will, upon completion, be accepted by the Town; (2) the improvements are located offsite from the parcels being developed by the Financing Parties; (3) the public improvements have the capacity and capability of serving and are designed to serve properties in addition to those developed by the Financing Parties due to the size, capacity, number and length of the improve- ments; (4) the proposed benefit district represents a geographical area of property which will benefit directly and substantially by the public improvements; and (5) the method of determining contribution and the amount of contribution is fair and reasonable to both the Financing Parties and the Benefited Property owners and fairly distributes the charge among all parcels in propor- tion to the estimated benefit each will receive from the proposed improvement. 2. The Public Improvement Reimbursement Agreement set forth as Exhibit "D" is approved [or, is approved subject to modifications] and the mayor is authorized to execute the agreement. Notwithstanding section 9-104(8), the Council hereby approves the 15-year time period for collecting charges set forth in the agreement. 3. The town clerk is directed to record the agreement in the Office of the County Recorder, Contra Costa County and to send copies of this resolution and the approved agreement to each owner of a Benefited Property shown in Exhibit "B". PASSED AND ADOPTED by the Town Council of the Town of Danville on August 17 . 1987, by the following vote: AYES: Lane, Offenhartz, Schlendorf NOES: None ABSENT: Kennett, May ATTEST: MAYOR Page 2 of Resolution No. ~'27 DRAFT 1115187 4115187 511187 6/17/87 6124187 7127/87 8/12/87 PUBLIC IMPROVEMENT REIMBURSEMENT AGREEMENT SYCAMORE VALLEY BENEFIT DISTRICT TABLE OF CONTENTS Recitals A-F Agreement, section: 1. Definitions 2. Property Subject to Agreement · Improvement Costs; Basis for Establishing Amount of Charges and Reimbursement · Contribution Charge from Benefited Property Owners a. Payment due b. Amount of charge c. Equivalent commercial unit d. Determination by city engineer e. Time of payment 5. Deposit in Special Fund 6. Administrative Costs · a. 1% annual fee b. Fee for special draw Reimbursement to Financing Parties a. Reimbursement b. Method of disbursement c. Time of disbursement d. Disclosure notice to buyers e. Assignment f. Limitation on reimbursements g. Default on cost overrun obligation S · Assessment District Improvements: Cost Overruns 9. Use of Remaining Funds 10. Amendments 11. Warranty 12. Notices Page 1 3 4 4 4 5 5 5 6 6 6 6 9 9 9 10 10 13. 14. 15. Attorneys' Fees Recordation Effective Date 10 10 11 Exhibits A. Financing Parties B. Benefited Parties C. Sycamore Valley Benefit District Map 12 PUBLIC IMPROVEMENT REIMBURSEMENT AGREEMENT SYCAMORE VALLEY BENEFIT DISTRICT This is an agreement between the Town of Danville, a municipal corporation of the State of California, ("Town") and Shapell Industries of Northern California, Inc., Olympia Investment Company, Davidon Homes, Far West Associates, A California Limited Partnership, Danville Meadows, A Danville Limited Partnership, Ponderosa Homes, Parkview Properties, Zion Fellowship of Danville, Messiah Lutheran Church, Robert Scheid, Silvio and Linda Queirolo and Albert G. Heisler, (collectively, the "Financing Parties"). RECITALS This Agreement is based upon the following facts: A. This Agreement is authorized under Danville Municipal Code Title 9, Chapter 1, "Benefit Districts and Public Improve- ment Reimbursement Agreements." The Municipal Code provides for the establishment of a benefit district so that an owner of benefited but non-assessed land is required to pay its fair share of the cost of improvements at the time of development of its land, and to provide for reimbursement to the originally assessed owners of land for the improvements. B. On November 7, 1985, the Town Council of the Town levied a special assessment within Assessment District No. 1985-1, Sycamore Valley (the "assessment district"), in the amount of $16,088,876.00 for the purpose of financing the cost of street, utility and other public improvements ("the Improvements").l--/ C. The special assessments were made upon the land of the Financing Parties in the amounts and percentages set forth in Exhibit "A". D. Certain parcels of land benefiting from the Improvements ("the Benefited Properties") were not included in the assessment 1_/ See Section 9(b). Public Improvement Reimbursement Agreement Page 1 of 13 district. A list by county Assessor's parcel number designating each Benefited Property is attached to this agreement as Exhibit "B". E. Both the Financing Parties' Properties and the Benefited Properties benefit by the Improvements. Both comprise the Sycamore Valley Benefit District shown on the map attached as Exhibit "Ct'. F. On January 15, 1987 the Financing Parties submitted an application to the Town requesting approval of a reimbursement agreement under Municipal Code §9-103. The Town notified the affected property owners of the request and on July 6, August 3 and August 17, 1987 the Town Council considered the matter at public hearings. Following the hearing the Council approved this agreement by Resolution No. NOW, THEREFORE, the parties agree that: 1. Definitions. In this Agreement: (a) "Assessment district" is the special assessment district designated as Assessment District No. 1985-1, Sycamore Valley (Council Resolution No. ); (b) "Benefit District" or "Sycamore Valley Benefit District" means the geographical area which benefits from the improvements financed by the assessment district. The area is shown in the map attached as Exhibit "C" and includes the Benefited Properties and the property of the Financing Parties; (c) "Benefited Property" is a property within the Benefit District which was not included in the assessment district. The Benefited Properties are described in Exhibit "B" attached and incorporated by this reference; (d) "Dwelling Unit" means a separate and independent living space of any size including a single family unit, townhouse, apartment or condominium. Regarding the contribution charge for a "dwelling unit (or equivalent commercial unit)", see Section 4; (e) "Financing Party" is a person who installs or pays for the installation of public improvements within the Benefit District through the levy of a special assessment by the assessment district. The Financing Parties are des- Public Improvement Reimbursement Agreement Page 2 of 13 ? ~j cribed more specifically in Exhibit "A", attached. (f) "Fund" means the Sycamore Valley Benefit District Reimbursement Fund described in section 5; (g) "Improvements" means the street, utility and other public improvements financed and constructed in the assess- ment district. The improvements are described in the "Sycamore Specific Plan Assessment District Proposed Scope of Improvements" approved by the City Council on July 3, 1985 and the "Second Amended Engineer's Report in Assessment District No. 1985-1, Sycamore Valley" dated November 18, 1985, and any approved amendments to those documents. (h) "Land use entitlement" means a permit or approval granted by the Town for the development of property and includes a subdivision map approval, land use permit, development plan approval, grading permit, building permit and architectural or design review approval. 2. ProDerty Subject to Agreement. The properties which are the subject of this Agreement are all those properties within the Sycamore Valley Benefit District, shown on the Exhibit "C" map. The properties consist of: the Financing Parties' Properties described in Exhibit "A"; and the Benefited Properties described in Exhibit "B". 3. ImDrovement Costs; Basis for Establishing Amount of Charges and Reimbursement. Cost: The estimated cost of the improvements to be financed through the assessment district is $16,088,876.00.2-/ Amount Eliqible for Reimbursement: The amount eligible for reimbursement to the Financing Parties is determined as follows: the estimated cost of improvements is divided by the projected total number of dwelling units (or equivalent commercial unit) to be constructed in the Benefit District. The resulting figure is 2_/ The actual cost of improvements may be greater and will include funds in addition to assessment district funds. Also, the cost of improvements financed through the assessment district may vary. See Section 10(b). Public Improvement Reimbursement Agreement Page 3 of 13 the contribution charge. The amount eligible for reimbursement is the figure arrived at by multiplying the contribution charge by the projected number of dwelling units (or equivalent commercial units) to be constructed on the Benefited Properties 3_/. The a~ount eligible for reimbursement under this agreement from the Benefited Properties to the Financing Parties is computed as follows: $16,088.876 4_/ = $8,700 x 278 units = $2,418,000 5_/ 1850 units Based upon the formula, the parties agree that of the estimated improvement costs, the Financing Parties' share is $13,670,876 and the Benefited Parties' share is $2,418,000. 4. Contribution Charge from Benefited ProDerty Owner. (a) Payment due. A Benefited Property owner shall pay to the Town the applicable contribution charge per dwelling unit (or equivalent commercial unit) whenever that person obtains a land use entitlement. A Benefited Property owner is not obligated to pay a contribution charge if the owner does not develop the property during the effective period of this agreement. (b) Amount of charge. The contribution charge is: (1) $8,700 per dwelling unit (or equivalent commercial unit); plus (2) simple interest calculated from December 1, 1986 to the time of payment at a similar rate per year as the rate established for the assessment district, as follows: 3_/ The projected number of dwelling units to be constructed on the Benefited Properties is based upon the dwelling unit density set forth in the Sycamore Valley Specific Plan. The projected total number of dwelling units in the Benefit District includes units already approved by the Town plus the estimated number of units which are likely to be approved under the Sycamore Valley Specific Plan. 4_/ See Section 10(b). 5_/ See Section 10(b). Public Improvement Reimbursement Agreement Page 4 of 13 interest from...to % (3) December 1, 1986 to Sept. 1, 1988 Sept. 2, 1988 to Sept. 1, 1989 Sept. 2, 1989 to March 1, 1992 March 2, 1992 to Sept. 1, 1995 Sept. 2, 1995 to Sept. 1, 1999 Sept. 2, 1999 to May 31, 2002 plus 7.0% 7.5% 8.0% 8.5% 9.0% 9.5%~ 1% of the contribution charge (including interest) to cover the Town~s administrative and accounting costs as provided in Section 6(a). (c) Equivalent commercial unit. portion of the Benefitted Property might be developed f~r commercial use. If it is, the "per dwelling unit" contribution charge shall be converted to an equivalent commercial unit contribution based upon the following formula: One dwelling unit shall be equal to 10 average daily trips (ADT) of traffic generation. A commercial development shall pay $8,700 for each 10 ADTs estimated to be generated by that development, with a minimum payment of $8,700. (d) Determination by city engineer. The contribution charge applies only if the city engineer determines that the land use entitlement involves the scope and type of develop- ment contemplated by this agreement. Payment of the contri- bution charge is not required as a condition of issuing a land use entitlement for= (1) a second unit under Title 8, Chapter 201 or (2) the alteration or enlargement of an existing building, or the erection of an accessory building if the work: (a) is on the same parcelf (b) does not create an additional dwelling unitl (c) will not change the potential for traffic generationl and (d) in any three-year period will not exceed one-half the value of all existing improvements on that parcel. No property may be charged a double fee. (e) Time of payment. The contribution oharge is payable at the time of recording a final map or issuance of a building permit, whichever occurs first. In approving this Agreement the Town determines that the contribution charge authorized by this Agreement will be collected for public improvements and facilities for which an account has Public Improvement Reimbursement Agreement Page 5 of 13 been established and funds appropriated and for which the Town has adopted a proposed plan and construction schedule and the charges represent reimbursement for expenditures previously made. (Gov. C. §53077.5) The charge applies only after this agreement is recorded and during the period this agreement is in effect. The charge shall be collected only until the close of business on May 31, 2002. 5. Deposit in Special Fund. The contribution charge shall be deposited in a special fund, to be known as the "Sycamore Valley Benefit District Reimbursement Fund" (the "fund"). The balance in the fund shall be invested in the same manner as other funds of the Town and for this purpose may be pooled with other Town funds. 6. Administrative Costs. (a) 1% annual fee. Annually, immediately before disbursement of the fund balance (under section 7(c)), the Town may make a charge against the fund of one percent of the fund balance to reimburse the Town for administrative and accounting costs. (b) Fee for special draw. If a Financing Party receives a special draw under section 7(c), the Town may deduct an accounting fee of $100 plus any investment penalty on early withdrawal. 7. Reimbursement to Financing Parties. (a) Reimbursement. Each year the Town shall disburse the balance of the fund to the Financing Parties. If a Financing Party fails or refuses to enter into this Agreement, that Party is not eligible for reimbursement and that Party's share may be distributed annually to the Town for the purposes described in section 9. The term "balance of the fund" refers to the contribu- tion charges collected from Benefited Properties (including interest, administrative and accounting costs) plus investment earnings minus administrative costs deducted under section 6. (b) Method of disbursement. The balance of the fund shall be disbursed to the Financing Parties ratably in Public Improvement Reimbursement Agreement Page 6 of 13 accordance with the percentage share of each assessment as set forth in Exhibit "A". The Town shall disburse funds to the Financing Parties at the addresses shown in Exhibit "A". A Financing Party shall advise the Town in writing of any change of address. If a Financing Party or designated assignee cannot be located through reasonable efforts at the time of annual disbursement, that Partyts share shall be retained in the fund and shall earn interest. If that Party has not been located by May 31, 2002, the funds (plus interest) retained may be used as provided in Section 8. (c) Time of disbursement. The Town shall disburse the fund annually, during June of each year. The balance disbursed is the balance as of May 31 of each year. No monies may be disbursed to a Financing Party until all of the public improvements described in section l(e) have been completed and accepted by the Town. If a Financing Party's ratable share of the fund exceeds $100,000 before the annual disbursement, that Party may draw upon the share. If such a special draw is made, the Town may charge an administrative fee as set forth in section 6(b). At the time of the regular annual disburse- ment, the percentage shares shall be adjusted to account for a special draw made by a Party during the year. (d) Disclosure Notice to buyers. When a Financing Party sells a parcel which is subject to assessment under the Assessment District, the Financing Party shall disclose to the buyer in writing that the Financing Party (not the buyer or any successor) is entitled to reimbursement under this Agreement. The Financing Party shall provide a Disclosure for the buyer's signature in substantially the form shown below and shall maintain copies of the signed forms during the life of this Agreement. DISCLOSURE [Name of Financing Party] [Name of Project and Lot or Parcel NumDer] In connection with the development of this project, Sycamore Valley Assessment District 1985-1 was formed for the purposes of financing the cost of streets, utilities and other public improvements. Thereafter, a Reimbursement Agreement was entered Public Improvement Reimbursement Agreement Page 7 of 13 into between the Financing Parties of the Assessment District and the Town of Danville. Among other things, the Reimbursement Agreement provides that as properties development which benefitted by the Assessment District but did not participate in that District, the owners of such properties would pay fees to the Town which will be paid to the original participants in the District. Neither you, nor any successor owners of your property will be entitled to participate in any of those reimbursements. [Optional: Costs overruns in the District will be the responsibility of the Developer.] Dated: Dated: Buyer Buyer (e) Assiqnment. A Financing Party may assign the right to reimbursement by filing a written notice with the Town. The notice shall be effective as to any disbursement occurring at least 30 days after receipt of the notice. (f) Limitation on reimbursements. Reimbursement to a Financing Party shall be made only from the fund and does not represent a right to or a claim upon any other funds of the Town. The Town is not liable to a Financing Party for failure or legal inability to collect a contribution charge. Reimbursement ceases when the Town has contribution charges of 278 dwelling units commercial unit) of Benefited Property reimbursed the charges collected as of whichever occurs first. (See section 4(c)) fund may be used as provided in section 9. reimbursed the (or equivalent owners or has May 31, 2002, After that, the (g) Default on cost overrun obligation. Under section 8 if the projected costs of the Assessment District Improvements are greater than the amount set forth in paragraphs B and 3, the Financing Parties assume responsibility for the cost overruns. However, if a Financing Party fails to pay the amount due to the Town under Section 8, the Town may recover the amount from the defaulting Financing Party's share of reimbursement under this Agreement as follows: Public Improvement Reimbursement Agreement Page 8 of 13 The Town may deduct the amount due to it under section 8 from a Financing Party's annual reimbursement under paragraph 6 of this Agreement. The Town may continue to make the deduction each year until the amount due is paid. The deduction shall include the principal amount due plus simple interest calculated from the due date at 12% per year. 8. Assessment District Improvements= Cost Overruns. If the actual costs of the Assessment District Improvements exceed the amount set forth in paragraphs B and 3, the Financing Parties agree to pay the cost overrun subject to the terms of this section. Cost overrun means the amount by which the improvements described in the Resolution of Intention exceed the total amount assessed. The cost overrun includes only improvements within the present scope of work as described in the Resolution of Intention and not changes or modifications to the scope of work. The cost overrun may not exceed $500,000 and shall be determined by an accounting prepared by the Town following the recordation of a notice of completion of the improvements. The Financing Parties shall pay the amount of the cost overrun in proportion to the percentage share of each as shown in Exhibit "A". The amount is due within 60 days after written demand by the Town. If the Financing Party fails or refuses to pay its share of the cost overrun, the Town may recover the amount from the defaulting Financing Party's share of reimbursement under this agreement as provided in section 7 (g). The cost overrun shall not affect the obligation of the Benefited Properties under this Agreement. 9. Use of Remaining Funds. If monies remain in the fund, or are collected into the fund, after reimbursements to the Financing Parties have ceased (under section 7(f)), the fund may be spent for public improve- ments which benefit the parcels within the Benefit District or maintenance of imDrovements constructed under the assessment district. Such expenditure must be approved by the Town Council. 10. Amendments. (a) Amendment by written consent. This Agreement may be amended by the written consent of the parties to it. An Public Improvement Reimbursement Agreement Page 9 of 13 amendment must be consistent with Municipal Code Title 9, Chapter 1 and may be approved by the Town only following the procedures and findings in Municipal Code Section 9-103 c. and d. An amendment is not effective until it or a memoran- dum of it is recorded in the office of the County Recorder. (b) Amendment following assessment district costs. The parties anticipate that the estimated cost of Improve- ments financed through the assessment district and set forth in section B and 3 may increase or decrease. An increase can occur only (1) as a result of a supplemental assessment approved by the Town under standard assessment district procedures or (2) through a voluntary contribution by the Financing Parties or (3) as provided in section 8. Such an increase may affect the "amount assessed" and "percentage share" shown in Exhibit "A". If an increase or decrease is approved, the amount of contribution charge for each Benefited Property shall be adjusted by an automatic amendment to this Agreement. An amendment under this subsection does not require the written consent of all parties and becomes effective when the Town records a memorandum or notice of it in the Office of the County Recorder. 11. Warranty. Each Financing Party warrants that it is the owner of property within the Sycamore Valley Benefit District and that the person signing this Agreement on behalf of the Financing Party has the authority to do so. 12. Notices. Notices and payments under this Agreement shall be delivered to the Financing Parties or their successors by United States mail, first class, postage prepaid, at the addresses set forth In Exhibit "A" or at such other addresses as may be filed in writing with the Town. 13. Attorneys' Fees. If a party brings an action to enforce this Agreement, the prevailing party in the action is entitled to reasonable attorneys' fees and court costs. 14. Recordation. This Agreement and any amendment to it, or a memorandum of either, shall be recorded in the office of the County Recorder. This Agreement pertains to and runs with the real property Public Improvement Reimbursement Agreement Page 10 of 13 described in Exhibit "B" and binds and inures to the benefit of the successors in interest of each of the parties to it. The recordation of this Agreement or a .memorandum of it constitutes notice to the Benefited Properties described in Exhibit "B" of their obligation to pay a contribution charge under section 4. 15. Effective Date and Effective Period of Agreement. This Agreement takes effect on 1987 and shall remain in effect for 15 years or until the Fund is disbursed, whichever is later. TOWN OF DANVILLE By: Attest: Town Clerk (SIGNATURE PAGE FOR FINANCING PARTIES FOLLOWS) Public Improvement Reimbursement Agreement Page 11 of 13 FINANCING PARTIES Shape11 Industries of Northern California, Inc. By Olympia Investment Company By Davidon Homes By Far West Associates, A California Limited Partnership By Danville Meadows, A Danville Limited Partnership By Ponderosa Homes By Parkview Properties By Zion Fellowship of Danville By Public Improvement Reimbursement Agreement Page 12 of 13 Messiah Lutheran Church By Robert Scheid By Silvio and Linda Queirolo By Albert G. Heisler By Public Improvement Reimbursement Agreement Page 13 of 13 Assessment Number!/ 1, 2, 3, 4, 10 6,8 15, 18, 19, 20, 21, 22 EXHIBIT "A" TO TOWN COUNCIL RESOLUTION NO. AND PUBLIC IMPROVEMENT REIMBURSEMENT AGREEMENT (SYCAMORE VALLEY BENEFIT DISTRICT) FINANCING PARTIES (Assessment District No. 1985-1, Sycamore Valley) Financing Party Shapell Industries of Northern Cal., Inc. 100 N. Milpitas Blvd. Miltipas, CA 95035 Attn: Amount Assessed $3,613,189.00 Percentage Share 22.458% Olympia Investment Company 6685 Owens Dr. Pleasanton, CA 94566 Attn: $3,418,099.00 21.245% Davidon Homes 1450 Maria Lane, Ste.230 Walnut Creek, CA 94596 Attn: $2,910,563.00 18.090% 5, 11 Far West Associates, $2,175,154.00 13.520% A Cal. Ltd Partnership 2291 Via De Mercados Concord, CA 94520 Attn: 12 Danville Meadows, $1,771,197.00 11.009% A Danville Ltd. Partnership 6685 Owens Drive Pleasanton, CA 94566 Attn: 16 Ponderosa Homes $1,532.966.00 9.528% 6671 Owens Drive Pleasanton, CA 94566 Attn: 1_/ The Assessment Number refer= to thQ number and DroDerty as set forth in the "Amended Assessment Diagram, Assessment District No. 1985- 1, Sycamore Valley" recorded in the office of the Contra Costa County Recorder on , Book , Page . V Assessment Number Financing Party Amount Assessed Percentage Share 23 17 14 13 24 Parkview Properties c/o Better Homes Realty 3146 Danville Blvd. Danville, CA 94507 Attn: Zion Fellowship of Danville P.O. Box 823 Danville, CA 94526 Attn: Messiah Lutheran Church 177 Front St., Ste. Q Danville, CA 94526 Attn: Bill Lutz Robert Scheid 7 Sherburne Hills Rd. Danville, CA 94526 Silvio & Linda Queirolo 2715 Camino Tassajara Danville, CA 94526 Albert G. Heisler 100 Blackhawk Lane Danville, CA 94526 404,602.00 170,087.00 42,522.00 30,298.00 10,099.00 10,099.00 2.515% 1.057% .264% .188% .063% .063% EXHIBIT #BN TOWN COUNCIL RESOLUTION NO AND 1RIBLZC IMPROVEMENT REIMBURSEMZNT AGREEMENT (SYCAMORE VALLEY BENEFIT DISTRICT) B~N~FTT~n PROP~RTTY.q ProDe~'bv (APN~ 202-100-020 202-110-012 203-160-002 203-160-003 203-160-004 203-160-006 203-171-001 203-171-004 203-171-008 203-171-009 203-171-011 203-171-012 203-171-013 203-180-002 203-180-003 203-180-004 203-180-005 203-180-006 203-190-001 203-190-002 203-190-003 203-190-004 203-190-005 203-200-001 203-200-002 203-200-003 203-200-004 203-200-005 207-050-007 207-061-001 207-061-005 207-061-006 207-061-007 207-061-008 207-061-009 Louis F. Plummet, at el. Tot& Shumate John War4 John Kury, at al. Roger Batzel MerJoryG&lvin Wm. H. Clemenl, at &l. Wm. H. Clemens, at &l. John P&lmer Rober~ BoZ~, at &l. Wayne Ciardell&, at el. Frederick Brear Clyde Mahnke, at el. Joe S. Anderson, at el. Dennis C. Farnden,et el. Dennis C. Farnden,et al. David L, Battaglini, et al. Marlbeth P. Sayre Richard C. Volberg, et al. Gary K. Brison,et al. David C. Blomgren, et al. O. A. Estenson,et al. Gary A. Souza, et al. Dale L. Holm, et al. Bruce Lance David E. Calvao, et al. Mary V. Bartheld Roman Cath. Bishop Oak. Blackhawk Corporation Robert & Marianne Walton Robert T. McNeil, et al. Robert T. McNeil, et al. David L. Gates, et al. Greg E. Kent, et al. 0liver T. Suojanen, et al. EXHIBIT B (Continued) 207-061-010 207-061-011 207-061-012 207-061-013 207-061-014 207-061-015 207-061-016 207-061-017 207-061-019 207-061-020 207-061-021 207-071-001 207-071-002 207-071-003 207-081-037 215-090-010 215-090-011 215-090-013 215-090-017 215-090-018 215-090-019 217-010-003 217-010-005 217-010-006 217-010-007 217-010-008 217-010-009 217-010-015 217-010-018 217-010-019 217-010-020 217-030-001 217-030-003 217-030-004 217-030-006 217-030-007 217-040-010 217-040-011 Edward C. Looney, at el. Barry R. Gross, at el. Daniel P. Shellooe, et el. Daniel P. Shellooe, et el. Raymond J. Threde, et el. Fernandez Conceicao K. Hatsushi Michael J. McQueen, et al. Eva L. Pompei Kenneth Batley,et al. Donald P. Bonnell,at el. Koicht Yamaguchi Gary D. Nauman Gary D. Nauman, et el. Warren Hook City of Danville Edward HolMrook Milton Howard E. H. HolMrook H. van Stagman Ralph McCraa Robt. M. Archibald, et el. Gerald L. Mixon Gerald L. Mixon Barry R. Gross K. Akabane,et el. Thomas Jacobsen, Jr., et al. Charles L. Dallas, et al. Thomas A. Daniels, et al. Nelson S. Wright,at al. Thomas Jacobsen, Jr. F & P Properties Betty S. Keller Victoria A. Woodhall Donald C. Wood, et al. Frank Ricca, et al. Wood & Company Wood & Company EXHIBIT "C" TOWN COUNCIL RESOLUTION NO. AND PUBLIC IMPROVEMENT REIMBURSEMENT AGREEMENT SYCAMORE VALLEY BENEFIT DISTRICT MAP