HomeMy WebLinkAboutItem W gbh
?PA
fA-X ,. . 0
December 11, 2000 P i i .L 4
P(I
STAFF REPORTFall
To: Mayor Campbell and Members of the City Council
Chairman and Members of the Redevelopment Agency
Attention: Donald F. McIntyre, Interim City Manager and Executive Director of
Redevelopment Agency
From: Pamela Arends-King,Director of Administrative Services/Treasurer
Subject: REFINANCING OF RIVERFRONT REDEVELOPMENT
PROJECT; FINANCING OF LIBRARY IMPROVEMENTS AND
OTHER CAPITAL IMPROVEMENT PROJECTS
SUMMARY OF REQUEST
The proposed actions by the City Council, the Redevelopment Agency and the Financing
Authority will authorize the refunding of all of the Redevelopment Agency's outstanding tax
allocation bonds, and the borrowing of new money to fund the costof improvements to the Mary
Wilson Library and other public capital improvements, through the issuance of tax allocation
refunding bonds(the Series 2000 Bonds).
BACKGROUND:
Current municipal bond market conditions, together with the proposed use of low and moderate
income housing funds in connection with the Seal Beach Trailer Park Project, provide an
opportunity to refinance all of the Redevelopment Agency's outstanding bonded debt. That debt
consists of the Riverfront Redevelopment Project Tax Allocation Bonds, Issue of 1986, of which
$1,380,000 are outstanding; and the Riverfront Redevelopment Project 1991 Subordinate Lien
Tax Allocation Bonds, Series A, of which$3,715,000 are outstanding.
1
AGENDA ITEM V
WSWLLNACCTrryatfe lbachI II30maaa.doe
•
; �
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
In addition, debt service savings resulting from the refunding of the two prior bond issues will
enable the Agency to borrow additional amounts through the new bond issue to pay for
improvements to the Mary Wilson Library, replacement of an antiquated Pump Station and other
needed improvements which will benefit the Riverfront Redevelopment Project Area. Prior to
expending Agency funds on the Library (since it is a public building), the Redevelopment Law
requires a public hearing and a determination by the City Council and the Agency that the
improvements will benefit the Redevelopment Project Area; that they are consistent with the
Agency's current implementation plan; and that no alternative source of funding is reasonably
available to the City. The City Clerk has accordingly caused a notice of tonight's joint public
hearing to be published as required by law.
Approval of the Series 2000 Bonds, consisting of a senior lien Series A and a subordinate lien
Series B, and related documents requires the adoption of three resolutions, one by the Agency,
one by the City Council and one by the recently created Seal Beach Public Financing Authority.
The principal documents to be approved as to form are the following:
Indentures. The Indentures are agreements between the Agency and the Trustee. They
set forth the terms and conditions of the Series 2000 Bonds (principal amounts,
maturities, interest rates, call provisions, etc.) and the form of the Series 2000 Bonds.
The Indentures will be completed in final form, signed and delivered following the sale of
the Series 2000 Bonds and prior to the closing.
Continuing Disclosure Agreement. This is an agreement between the Agency and the
Trustee, under which the Agency undertakes to provide annual financial information and
notices of significant events over the life of the Series 2000 Bonds. It enables the
Underwriter to comply with Rule 15c2-12 of the Securities and Exchange Commission.
Bond Purchase Contract. Pursuant to the Bond Purchase Contract, the Authority agrees
to purchase the Series 2000 Bonds from the Agency and will sell the Series 2000 Bonds
to the Underwriter at specified prices and interest rates, subject to the receipt of certain
opinions and certificates and other conditions. The Bond Purchase Contract will be
presented to the appropriate officers of the Redevelopment Agency and the Financing
Authority for approval and execution as soon as the Underwriter has completed the
process of offering and then pricing the issue in the market.
Preliminary Official Statement. This is the principal offering document utilized by the
Underwriter in marketing the Series 2000 Bonds. It describes the terms and the security
of the Series 2000 Bonds and discloses material information concerning the operations
and financial condition of the Redevelopment Agency and the Riverfront Redevelopment
Project. In its preliminary form, it will be distributed by the Underwriter to potential
\\sCULLY\ACCT\reportaealbeach111300master.doc 2
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
investors. Following the sale of the Series 2000 Bonds, the Official Statement will be put
in final form (with actual interest rates and re-offering prices disclosed on the cover) and
copies will be delivered by the Underwriter to the purchasers.
Negotiation of the final amount and other terms of the Series 2000 Bonds will be delegated to the
Agency Chairman, the Agency Treasurer and the Executive Director, within certain parameters
set by the Agency in its approving resolution.
DISCUSSION
Plan of Finance:
The following provides a brief summary of the proposed tax allocation refunding bonds (the
Series 2000 Bonds):
• The project area consists of an original area and an added area. Tax increment can be
collected in the original area until 2019 and until 2024 in the added area.
• Total tax increment from the entire project area equals $812,776 as of fiscal year 2000-
2001. Because increment can no longer be collected from the original area after 2019 the
amount of increment available to pay debt service declines to $238,467.
• Two series of tax exempt bonds will be issued, Series A and Series B with an aggregate
par amount of approximately$8.5 million.
• Series A will be senior lien debt with a coverage ratio of 120%.
• Series B will be subordinate lien debt with a coverage ratio of 110%.
• Series A will either carry municipal bond insurance and a rating of AAA or will be rated
in the A category.
• Series B will carry a rating in the BBB category.
• Series A and B will mature in 2023 and 2019 respectively.
• Approximately $5.2 million of the bond proceeds will be used to defease the Agency's
1986 and 1991 Tax Allocation Bonds. Approximately $3.0 million will be available for
new projects and the remainder will be used to pay for bond insurance, costs of issuance
and underwriters discount.
• The debt service reserve funds for the 1986 and 1991 Tax Allocation Bonds will be
liquidated and approximately$605,000 transferred to the refunding bond issue.
• A fully funded debt service reserve will be established for the refunding bonds.).
Report of Fiscal Consultant:
The Redevelopment Agency of the City of Seal Beach (the "Agency") is proposing the issuance
of Tax Allocation Bonds (the `Bonds"). The Agency intends to pledge the tax increment
revenues generated from the Riverfront Redevelopment Project Area ("Project Area") to the
\\SCULLY\ACCT\reporteealbeach111100m,ater.doe 3
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
repayment of the Bonds.
The purpose of the Fiscal Consultant's Report is to examine the current fiscal year and project
for the subsequent fiscal years the amount of tax increment revenues anticipated to be received
by the Agency from the Project Area.
The value and revenue estimates contained in this report are based upon information, data and
assumptions which we believe to be reasonable and accurate. The assessment practices and
county allocation procedures discussed in this report are based on information provided by
representatives of Orange County. Assessment practices and allocation procedures are set, in
part, administratively and can be changed. Nothing came to our attention during this review to
indicate changes are imminent. To a certain extent, the estimates of revenue are based on
assumptions that are subject to a degree of uncertainty and variation and therefore we do not
represent them as results that will actually be achieved. However, they have been conscientiously
prepared on the basis of our experience and the common practices used in the field of financial
analysis for redevelopment agencies.
The following table summarizes key features of the Riverfront Project Area including size,
adoption dates,base year values, and time and financial limits.
THE RIVERFRONT PROJECT AREA
Redevelopment Plan Limits
Original Added Combined
Territory Territory Territory
Gross Acres 104 90 194
Date Adopted 3/3/69 12/29/75
Base Year 1968/69 1974/75
Base Year Assessed Value $1,433,880 $858,463 $2,292,343
Time Limits under AB 1290
Debt Establishment 1/1/04 1/1/04
Plan Effectiveness 3/3/09 3/3/14
Debt Repayment 3/3/19 3/3/24
Financial Limits
Tax Increment Receipts $80,000,000
\\SCULLY\ACCT\reportsealbeach111300master.Coc
4
1 i . ,
December I I,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
Estimated Tax Increment Revenues
The following table summarizes the estimated tax increment revenues for the Project Area for
2000/01. Overall, tax increment revenues are estimated at $1,042,021 for 2000/2001. After
deducting certain tax increment revenues that are not available to be pledged to repayment of the
Bonds, the Net Tax Revenues are estimated at $812,777. For purposes of the tax increment
estimates in this report, we have used the County's methodology of applying only the 1 percent
tax rate to incremental taxable values.
Fiscal Year
2000/2001
Local Secured
Land $62,614,860
Improvements 43,459148
Gross Local Secured $106,074,008
Exempt 4,766,576
Net Local Secured $101,307,432
State Assessed 0
Unsecured
Land and Improvements $5,187,018
Net Unsecured $5,187,018
Total Value (1) $106,494,450
Base Year Taxable Value $2,292,343
Incremental Taxable Value 104,202,107
Tax Increment(2) 1,042,021
Unitary Tax Increment 0
Gross Tax Increment Revenue $1,042,021
Adjustments to Tax Increment Revenue:
Property Tax Administration Fees (3) $20,840
Housing Set-Aside(4) $208,404
Net Tax Increment Revenues $812,777
(1)Taxable values per Orange County Assessor's Office.
(2)Calculated at 1%of the Incremental Taxable Value.
(3)Based on County Auditor-Controller estimate of$0.02 per$1.
(4)Calculated based on 20 percent of total tax increment revenue net of adjustments.
\\SCULLY\ACCT\report$ealbeach111300maecer.doc C
/f • ,
c
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
Projected Future Tax Increment Revenue
The future level of real and other property values has been estimated in the following table.Real property
values have been increased based on an estimated 2% inflation factor. The 2% factor is the maximum
inflation factor that county assessors can use to increase real property values. However, in certain fiscal
years,the inflation factor may be less than 2%. Should inflation not reach 2% in the future,tax increment
could be lower than that shown in the following table.
Tax increment has been estimated based on the application of the 1% general tax rate to the incremental
taxable value of the Project Area. Unitary revenues shown in the projection are based on the 2000/01
County estimated amount and have been held constant in the projection.
PROJECTION OF INCREMENTAL TAX REVENUE
Total Assessed County Net Tax
Fiscal Value of Real Value Over Tax Increment Unitary Total Tax Admin.Eggg Housing Set Increment
Year Property(1x21 Base(3) (4) Revenue's) Increment (6) Asidet7 Revenue
2000/2001 $106,494,450 $104,202,107 $1,042,021 SO $1,042,021 $20,840 $208,404 $812,777
2001/2002 108,624,339 106,331,996 1,063,320 0 1,063,320 21,266 212,664 829,390
2002/2003 110,796,826 108,504,483 1,085,045 0 1,085,045 21,701 217,009 846,335
2003/2014 113,012,762 110,720,419 1,107,204 0 1,107,204 22,144 221,441 863,619
2004/2005 115,273,018 112,980,675 1,129,807 0 1,129,807 22,596 225,961 881,249
2005/2006 117,578,478 115,286,135 1,152,861 0 1,152,861 23,057 230,572 899,232
2006/2007 119,930,047 117,637,704 1,176,377 0 1,176,377 23,528 235,275 917,574
2007/2008 122,328,648 120,036,305 1,200,363 0 1,200,363 24,007 240,073 936,283
2008/2009 124,775,221 122,482,878 1,224,829 0 1,224,829 24,497 244,966 955,366
2009/2010 127,270,726 124,978,383 1,249,784 0 1,249,784 24,996 249,957 974,831
2010/2011 129,816,140 127,523,797 1,275,238 0 1,275,238 25,505 255,048 994,686
2011/2012 132,412,463 130,120,120 1,301,201 0 1,301,201 26,024 260,240 1,014,937
2012/2013 135,060,712 132,768,369 1,327,684 0 1,327,684 26,554 265,537 1,035,593
2013/2014 137,761,927 135,469,584 1,354,696 0 1,354,696 27,094 270,939 1,056,663
2014/2015 140,517,165 138,224,822 1,382,248 0 1,382,248 27,645 276,450 1,078,154
2015/2016 143,327,508 141,035,165 1,410,352 0 1,410,352 28,207 282,070 1,100,074
2016/2017 146,194,059 143,901,716 1,439,017 0 1,439,017 28,780 287,803 1,122,433
2017/2018 149,117,940 146,825,597 1,468,256 0 1,468,256 29,365 293,651 1,145,240
2018/2019 152,100,299 149,807,956 1,498,080 0 1,498,080 29,962 299,616 1,168,502
2019/2020(8) 45,789,237 44,930,774 449,308 0 449,308 8,986 89,862 350,460
2020/2021(8) 46,705,021 45,846,558 458,466 0 458,466 9,169 91,693 357,603
2021/2022(8) 47,639,122 46,780,659 467,807 0 467,807 9,356 93,561 364,889
2022/2023(8) 48,591,904 47,733,441 477,334 0 477,334 9,547 95,467 372,321
2023/2024(8) 49,563,742 48,705,279 487,053 0 487,053 9,741 97,411 379,901
(1) Prior Year Real Property increased by 2%per year as allowed by Article XIIIA of the California Constitution.No new development assumed in the projection.
(2) Includes the value of secured and unsecured personal property,and state-assessed railroad and non-unitary property.
(3) The combined Bas Year Value is equal to$2,292,343. The Added Territory Base Year Value is equal to$858,463.
(4) Based on the application of 1%tax rate to incremental taxable value.
(5) As reported by the County Auditor-Controller.
(6) Per SB 2557,reflects Project Area share of Orange County's property tax administrative costs.
(7) Calculated at 20%of the Total Tax Increment.
(8) Added Territory only.
(9) The portion of unsecured value is estimated as a prorata share of the total secured value.
\\SNLLY\Accr\reportsea1beach111300iasster.doc
•
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
FISCAL IMPACT
The project area consists of an original area and an added area. Tax increment can be collected in
the original area until 2019 and until 2024 in the added area. Gross tax increment revenues for the
project area are estimated at $1,042,021 for 2000/2001. After deducting certain tax increment
revenues that are not available to be pledged to repayment of the Bonds, the Net Tax Revenues
are estimated at $812,777 as of fiscal year 2000-2001. Because increment can no longer be
collected from the original area after 2019 the amount of increment available to pay debt service
declines to $238,467.
Approximately$5.2 million of the bond proceeds will be used to defease the Agency's 1986 and
1991 Tax Allocation Bonds. Approximately $3.0 million will be available for new projects and
the remainder will be used to pay for bond insurance, costs of issuance and underwriters
discount.
RECOMMENDATION
(1) Agency: Adopt the Resolution entitled"A Resolution of the Redevelopment Agency of
the City of Seal Beach Making Certain Determinations, Authorizing the Issuance of Tax
Allocation Bonds, Appointing a Trustee and Authorizing the Execution and Delivery of
Certain Documents Therewith".
(2) City Council: Adopt the Resolution entitled"A Resolution of the City Council of the
City of Seal Beach Making Certain Determinations and Approving the Issuance and Sale
of Bonds of the Redevelopment Agency of the City of Seal Beach".
(3) Financing Authority: Adopt the Resolution entitled"A Resolution of the Seal Beach
Public Financing Authority Authorizing the Execution and Delivery of a Bond Purchase
Contract and Actions Related Thereto".
NOTED AND APPROVED
igGe,w-tAS alt4G14
11‘7/
Pamela Arends-King onald F. McIntyre
Director of Administrative Services/ Interim City Manager
Treasurer
Attachments: (4)
\\SCU1.l.Y\ACCT\reporceealbeach111300maecer.doc 7
•
a
December 11,2000
Staff Report
Refinancing of Riverfront Redevelopment Project;Financing
Of Library Improvements and Other Capital Improvement Projects
ATTACHMENT 1: "A Resolution of the Redevelopment Agency of the City of Seal
Beach Making Certain Determinations, Authorizing the Issuance of Tax Allocation
Bonds,Appointing a Trustee and Authorizing the Execution and Delivery of Certain
Documents Therewith".
ATTACHMENT 2: "A Resolution of the City Council of the City of Seal Beach
Making Certain Determinations and Approving the Issuance and Sale of Bonds of the
Redevelopment Agency of the City of Seal Beach".
ATTACHMENT 3: A Resolution of the Seal Beach Public Financing Authority
Authorizing the Execution and Delivery of a Bond Purchase Contract and Actions Related
Thereto
ATTACHMENT 4: City of Seal Beach Redevelopment Agency Tax Allocation
Refunding Bonds, Series 2000 (Riverfront Redevelopment Project)
timeline
ATTACHMENT 5: Bond Purchase Contract
ATTACHMENT 6: Preliminary Official Statements
ATTACHMENT 7: Continuing Disclosure Agreement
\\9CULLY\ACCT\repottsealbeach111300master.doc 8
?34' ) 3°'
NOTICE OF JOINT PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the CitCouncil s oint tubi City
he of
Seale Beach andd
the Redevelopment Agency of the City of Seal Beach
payment by the Agency of all or a part of Library, 707 cost of the installAvenuael tiSeal Beach, California,
on and construction of
improvements to the Mary Wilson �brary, 07 Electric
including the installation of new carpeting, the replacement of three heating/ventilation/air
conditioning units, and the repainting of all interior painted surfaces (the Improvements").
The time, date and place of such joint public hearing are as follows:
TIME: 7:00 p.m.
DATE: December 11, 2000
PLACE: Council Chambers
City Hall
211 8th Street
Seal Beach, California
A summary
is available to the public for inspection and copying, at a cost not to
exceed the cost of duplication, at the office of the
eCitys Clerk of the all of the following of Seal Beach, 211 8th
Street, Seal Beach, California. The summary
(i) an estimate of the amount of taxes allocated to the Agency pursuant to Health
and Safety Code Section 33670(bwhi rovemeh the ntsninc udingwill inteto pes paymentsfor the ; of the
installation and construction of theImp
(ii)the facts supporting, h and Safety determinatiod to ns
be made by the City
Council and Agency pursuant to
(iii) the redevelopment purpose for which such taxes are being used to pay for the
cost of the installation and construction of the Improvements.
Joanne Yeo
City Clerk
City of Seal Beach
[Publish for two successive weeks prior to the public hearing]
S7264\0001\634525.1
TOTAL P.02
NDU-20-2000 16: 13 98% P.02
SUMMARY OF PROPOSAL BY THE REDEVELOPMENT
AGENCY OF THE CITY OF SEAL BEACH TO PAY ALL OR
PART OF THE COST OF THE INSTALLATION AND
CONSTRUCTION OF CITY LIBRARY IMPROVEMENTS
The Redevelopment Agency of the City of Seal Beach(the "Agency") proposes to
pay all or part of the cost of the installation and construction of certain Improvements (described
below) to the Mary Wilson Library(the"Library") in the City of Seal Beach and within the
Riverfront Redevelopment Project (the"Project Area").
The Improvements will consist of the installation of new carpeting, the
replacement of three heating/ventilation/air conditioning units, and the repainting of all interior
painted surfaces.
The total estimated amount of taxes allocated to the Agency pursuant to Health
and Safety Code Section 33670(b) to be used to pay for the installation and construction of the
Improvements is $160,000. The Agency proposes to pay such costs initially from proceeds of an
issue of Agency bonds payable from tax increment revenues derived from the Project Area, and
the figure of$160,000 represents an estimate of the total amount of taxes allocated to the Agency
which will be required to pay principal and interest on that portion of the bonds allocable to the
Library Improvements project.
The Library serves the residents and taxpayers of the City, including the Project
Area. The Project Area is an area in which the combination of blighting conditions is so prevalent
and so substantial that it causes a reduction of and lack of proper utilization of the area to such an
extent that it constitutes a serious physical and economic burden on the community which cannot
reasonably be expected to be reversed or alleviated by private enterprise or governmental action,
or both, without redevelopment. For example, the Project Area is characterized by
underdeveloped and unproductive raw land, insufficient street systems and vehicular access,
inadequate street lighting, absence of utility services, inadequate flood control facilities and
inadequate community facilities.
The proposed Improvements serve a basic purpose of redevelopment, which
includes the provision of structures as may be appropriate or necessary in the interest of the
general welfare. The proposed Improvements will assist in the elimination of conditions of blight
within the Project Area which are caused by inadequate public improvements and adverse
economic conditions.
No moneys of the City are available to pay for the cost of the Improvements. The
budget constraints of the City prevent the City from financing the Improvements by any means.
Traditional methods of financing, such as the issuance of general obligation bonds by the City, are
unavailable as a practical matter because of the extraordinary two-thirds majority voter approval
required by law. Special taxes also require approval by two-thirds of the voters. Assessment
financing is subject to a majority protest and may not be an appropriate method of financing a
facility having the general benefits associated with a public library.
S7284\0001\634769.1 1
ti
The payment of funds for the cost of the Improvements is consistent with the
Agency's implementation plan adopted pursuant to Health and Safety Code Section 33490.
S7284\0001\634769.1 2