HomeMy WebLinkAboutResolution 2017-006Annual Engineer’s Report
Street and Storm Drain Maintenance
District No. 01 (Apple Valley)
City of Atascadero
Fiscal Year 2017/18
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
CITY OF ATASCADERO
Street and Storm Drain Maintenance District No.01
(Apple Valley)
6500 Palma Avenue
Atascadero,CA 93422
Phone –(805) 461-5000
Fax –(805) 461-7612
CITY COUNCIL
Tom O’Malley,Mayor
Roberta Fonzi, Mayor Pro Tem
Charles Bourbeau, Council Member
Heather Moreno, Council Member
Brian Sturtevant, Council Member
AGENCY STAFF
Rachelle Rickard, City Manager
Jeri Rangel, Administrative Services Director
Cindy Chavez, Deputy Director of Administrative Services
NBS
Danielle Wood, Client Services Director
Adina McCargo, Senior Consultant
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero Table of Contents
Prepared by NBS –Fiscal Year 2017/18
TABLE OF CONTENTS
1.ENGINEER’S LETTER 1-1
2.EXECUTIVE SUMMARY 2-1
3.PLANS AND SPECIFICATIONS 3-1
A.BENEFITING PROPERTIES WITHIN THE DISTRICT ...................................3-1
B.FUNDING AUTHORIZED BY THE 1982 ACT.............................................3-1
C.DESCRIPTION OF IMPROVEMENTS AND SERVICES ................................3-1
4.ESTIMATE OF COSTS 4-1
5.METHOD OF ASSESSMENT 5-1
A.GENERAL ..............................................................................................5-1
B.BENEFIT ANALYSIS................................................................................5-1
C.ASSESSMENT METHODOLOGY .............................................................5-2
D.ASSESSMENT RANGE FORMULA...........................................................5-5
6.ASSESSMENT DIAGRAM 6-1
7.ASSESSMENT ROLL 7-1
ITEM NUMBER: A-2
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ATTACHMENT: 4
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 2-1
Prepared by NBS –Fiscal Year 2017/18
2.EXECUTIVE SUMMARY
Pursuant to the provisions of the Benefit Assessment Act of 1982, being Chapter 6.4 of the California
Government Code, commencing with Section 54703 (hereafter referred to as the “1982 Act”),and in
compliance with the substantive and procedural requirements of the California State Constitution
Article XIIID (hereafter referred to as the “California Constitution”),the City Council of the City of
Atascadero, County of San Luis Obispo,State of California (hereafter referred to as “City”),
proposed to form and levy special benefit assessments for the district designated as:
Street and Storm Drain Maintenance District No. 01 (Apple Valley)
(hereafter referred to as the “District”), which includes the lots and parcels of land within the residential
subdivision known as Apple Valley,Tract 2495 within the City limits of the City.This Engineer’s Report
(hereafter referred to as the “Report”) has been prepared in connection with the levy and collection of
annual assessments related thereto for fiscal year 2017/18.
The City Council formed the District,and provided for the levy and collection of annual assessments on
the County tax rolls to provide ongoing funding for the costs and expenses required to service and
maintain the street and storm drain improvements and facilities associated with and resulting from the
development of properties within the District.The improvements to be provided by the District and
the assessments described herein are made pursuant to the 1982 Act and the substantive and
procedural provisions of the California Constitution.
This Report describes the District,the improvements, and the proposed assessments to be levied
against properties in connection with the special benefits the properties will receive from the
maintenance and servicing of the District improvements and facilities.The annual assessments
described herein will provide a funding source for the continued operation and maintenance of streets,
storm drain system,and appurtenant facilities installed in connection with the development of
properties within the District.
The improvements and assessments described i n this Report are based on the development of
properties within the District and represent an estimate of the direct expenditures,incidental expenses,
and fund balances that will be necessary to maintain and service the s treets and storm drain system
that provides special benefits to properties within the District.The structure of the District
(organization), the improvements,the method of apportionment, and assessments described herein are
based on current development plans and specifications for Tract 2495; and by reference these plans
and specifications are made part of this Report.
The word “parcel,” for the purposes of t his Report, refers to an individual property assigned its own
Assessor’s Parcel Number (APN) by the San Luis Obispo County Assessor ’s Office.The San Luis Obispo
County Auditor/Controller uses Assessor’s Parcel Numbers and specific Fund Numbers to identify
properties to be assessed on the tax roll for the special benefit assessments.
As part of this District’s formation,the City conducted a Property Owner Protest Ballot proceeding for
the proposed levy of a new assessment pursuant to the provisions of the California Constitution, Article
XIIID Section 4.In conjunction with this ballot proceeding,the City Council conducted a noticed public
hearing to consider public testimonies,comments,and written protests regarding the formation of the
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 2-2
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District and levy of assessments. Upon conclusion of the public hearing,property owner protest ballots
received were opened and tabulated to determine whether majority protest existed (ballots were
weighted based on assessment amounts),and by resolution the City Council confirmed the results
of the ballot tabulation.The tabulation of the ballots indicated that majority protest did not exist for t he
proposed assessments and the assessment range formula presented and described herein;therefore,
the City Council approved the Report (as submitted or amended),ordered the formation of the District,
and approved the levy and collection of assessments.The assessments for fiscal year 2005/2006 were
submitted to the San Luis Obispo County Auditor/Controller for inclusion on the property tax roll for
each parcel.
Each subsequent fiscal year,a Report shall be prepared and presented to the City Council describing any
changes to the improvements, proposed services, the annual budget or assessments for that fiscal year
and the City Council may hold a noticed public hearing regarding these matters prior to approving and
ordering the proposed levy of assessments. If the proposed assessments for the District exceed the
maximum assessment described herein (as approved by the property owners), the new or increased
assessment must be confirmed through another property owner protest ballot proceeding before such
an assessment may be imposed. It should be noted that an increased assessment to an individual
property resulting from changes in development or land use does not constitute an increased
assessment.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 3-1
Prepared by NBS –Fiscal Year 2017/18
3.PLANS AND SPECIFICAT IONS
A.BENEFITING PROPERTIES WITHIN THE D ISTRICT
The territory within the District consists of the lots,parcels,and subdivisions of land within the
proposed residential subdivision known as the Apple Valley, Tract 2495,which encompasses an area of
land totaling approximately twenty-eight acres (28.35 acres).
This residential subdivision includes seventy (70) single-family residential homes.The subdivision is
situated in the northern portion of the City just southwest of Highway 101 and is generally located:
South of Del Rio Road;
North of Conejo Road;
West of Ramona Road;and,
East of Graves Creek.
B.FUNDING AUTHORIZED BY THE 1982 ACT
As generally defined by the 1982 Act and applicable to this District,the City may impose a benefit
assessment to finance the maintenance and operation costs of the following services:
Drainage and Flood Control;
Streets and Roads.
In addition to imposing a benefit assessment for the annual maintenance and operation of the District
improvements,the City may also authorize an assessment or utilize existing assessment revenues to finance
the installation, construction,or replacement of drainage and flood control facilities as well as the street and
road improvements (with some limitations).While such activities are permitted under the 1982 Act,the
budget and assessments for this District only provide for normal maintenance and operation of the
improvements.Since most major rehabilitation/construction projects result from unforeseen damages,the
extent and cost of such projects are not easily predicted and to accumulate funds as part of the
normal annual assessments would not be reasonable.If such funding becomes necessary,the City may
present a new or increased assessment to the property owners to support the projects.
C.DESCRIPTION OF IMPROVEMENTS AND SERVICES
The purpose of this District is to fund the activities necessary to maintain and service the local streets and
the drainage and flood control systems constructed and installed in connection with development of
properties within the residential subdivision known as Apple Valley,Tract 2495 pursuant to approved
development plans and agreements.The improvements may consist of all or a portion of the public streets,
drainage and flood control facilities associated with Tract 2495 and the maintenance of these improvements
may include but are not limited to the materials,equipment,labor,and incidental expenses deemed
necessary to keep these improvements in satisfactory condition.The maintenance of the improvements and
related activities shall be funded entirely or partially through the District assessments.The District
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 3-2
Prepared by NBS –Fiscal Year 2017/18
improvements and services are generally described as:
Street maintenance that may include but is not limited to the repair and servicing of street
surfaces, curbs, gutters, bridges, driveway approaches, sidewalks,barricades,delineation,
signage,or other facilities within the public street right-of-ways installed in connection with the
development of properties in Tract 2495 and that have been dedicated to the City;
Storm drain and flood control maintenance that may include but is not limited to
inspection,repair and servicing of drainage basins, inlets, catch basins,manholes,outlets,
drywells, pumps,filters,and storm drain pipes installed in connection with the development of
properties of Tract 2495 as well as any off-site improvements and facilities directly associated
with the aforementioned infrastructure that is deemed necessary to service or protect the
properties including waste water treatment;
The appurtenant,equipment,materials,and service contracts related to the aforementioned
improvements and facilities;
Specifically excluded are those improvements or facilities:located on private property or common
areas;that may be provided or maintained by an agency other than the City;that may be
provided by another assessment or tax levied by the City; or that may be provided and
maintained by a Homeowner’s Association or similar entity.
Detailed maps and descriptions of the location and extent of the specific improvements to be maintained by
the District are on file in the Office of Public Works and by reference are made part of this Report.Those
portions of the District improvements that may be identified as general benefit or will be funded in whole
or in part by other revenue sources as part of the approved development agreements,will not be included
as part of the District assessments.The net annual cost to provide and maintain the improvements
determined to be of special benefit shall be allocated to each property in proportion to the special benefits
received.
Street Maintenance
The street maintenance program may include,but is not limited to:the repair of potholes,cracks,or other
failures in the asphalt surface;repair or replacement of curbs,gutters,driveway approaches,and sidewalks
as required as part of maintaining the streets;repair or installation of street signs,barricades,fencing,or
other delineation;mechanized sweeping and cleaning of the streets and gutters;slurry sealing,overlays,
and re-striping of the street surfaces.The specific activities and timing of various street and road
maintenance services shall be determined by the City’s Public Works Department as necessary to extend
the life of the streets or to improve traffic circulation and safety as available funding permits.Specifically
the street improvements for this District are identified as:
Approximately 106,460 square feet of asphalt street surface located on the perimeter of the
development (south half of Del Rio Road); and the various interior streets identified as Via Colonia
Court, San Ramon Road, Via Huerto Court, Avenida Manzana, and San Ramon Road.
Approximately 5,320 linear feet of curb and gutter along Del Rio Road,Via Colonia Court,San
Ramon Road,Via Huerto Court, Avenida Manzana, San Ramon Road,and Conejo Road;
Approximately 3,545 square feet of decorative street pavers and 1,254 linear feet of curb
and gutter in and around the two median islands on San Ramon Road (entryways to the
development at Del Rio Road and Conejo Road);
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 3-3
Prepared by NBS –Fiscal Year 2017/18
Approximately 70 driveway approaches,25,394 square feet of sidewalks and various street
signs within the District;
Specifically not included as part of the street maintenance program are the costs associated with
major replacements or reconstruction. Altho ugh the District assessments will provide funding for
regular maintenance and servicing of the improvements that will extend the useful life of the
street improvements,the assessments are not intended to fund major replacements or
reconstruction of the street surfaces or adjacent improvements such as curbs,gutters,or
driveway approaches.The costs of extensive replacement or reconstruction activities such as
grinding and resurfacing of the asphalt;and replacement of curbs, gutters,driveway approaches,
and sidewalks is significantly more than the amount that can reasonably be collected annually
under the provisions of the 1982 Act. When such repairs or activities are deemed necessary, the
City will consider various financing options including new or increased assessments for property
owner approval.
The Public Works Department shall authorize the operational activities and maintenance of the public street
and right-of-way improvements,facilities,and services that may include,but are not limited to:
Regular street sweeping services necessary to control dirt and debris on street surfaces and
gutters;
Annual inspection of street surface and repair of potholes and surface cracks as needed;
Periodic slurry or overly of street surfaces and driveway approaches (typically one or the other
once every five years);
Periodic re-striping of traffic lanes,bike lanes,street parking areas, crosswalks,and intersections
(typically in conjunction with slurry or overly activities);
Graffiti abatement of public improvements within the street right-of-ways that are maintained
by the District including but not limited to sandblasting, repainting and repair of fences,walls,
barricades,sidewalks,and signage as needed;
Annual inspection and periodic repair or replacement of decorative street-pavers as needed;
Annual inspection and minor repairs of curbs,gutters,driveway approaches,and sidewalks
including partial segment replacements as needed to ensure pedestrian and vehicle safety or
the integrity of the street;
Annual inspection and periodic repair or rehabilitation of street signs and traffic control
devices;
Annual inspection and repair of barricades,street-fencing,delineation or retaining walls within
the street right-of-ways as needed.
A portion of the services described above are not performed on an annual basis but rather on a periodic
basis,such as slurry sealing or overlaying the asphalt streets,and the funds necessary for these activities are
collected in installments as part of the annual assessments.The monies collected each year for these
services will be accumulated in a special fund of the District (Reserve Fund or Capital Improvement Fund).
The monies accumulated for these activities shall be spent when sufficient funds have been accumulated
to perform the services deemed necessary by the City (approximately every five years).This process of
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 3-4
Prepared by NBS –Fiscal Year 2017/18
accumulating funds (installments)shall continue until such time the District is dissolved;or the City
determines that such funding procedures require modification.Changes in the process of accumulating
funds that would result in an increase to the annual assessment rate must be presented to the property
owners for approval prior to imposing such an increase.
Storm Drain and Flood Control Maintenance
The storm drain and flood control system associated with the District may include but is not limited
to:drainage basins and bio-filters;channel ways;storm drain inlets,catch basins,manholes,outlets;
drywells,pumps,filters and pipes. The storm drain system to be maintained primarily involves on-site
facilities (within the District boundaries)but may also include off-site improvements such as water
treatment equipment,facilities or services mandated or required by Federal,State,or County regulations
for water pollution control.The annual assessments for this District are intended to support a storm
drain and flood control maintenance program that will adequately regulate and control storm water runoff
resulting from the development of properties within the District.This maintenance program may include
but is not limited to:inspection and documentation of the system;cleaning,servicing,or repair of the
facilities and equipment;and the partial replacement or rehabilitation of equipment and facilities.The storm
drain and flood control system includes but is not limited to:
Approximately 30,050 square feet of drainage basin area;
Twenty-eight (28)inlets,outlets,and manholes located throughout Tract 2495;
Approximately 2,100 linear feet of storm drain pipe ranging from 18 inches to 42 inches in
diameter.
The Public Works Department shall authorize and schedule the operational activities and maintenance of
the storm drain and storm water pollution treatment infrastructure,facilities,and services that may include,
but are not limited to:
Cleaning of storm drain inlets,catch basins,manholes,and pipes as needed;
Stencil maintenance and documentation of facilities as required by Federal,State,or County
regulations;
Cleaning and landscape maintenance of the drainage basins,bio-filter areas or channel ways
as needed;
Debris removal and pest control in and around the storm drain facilities as needed;
Minor repairs and maintenance of the storm drain inlets,catch basins,and outlets as needed;
Street sweeping services necessary to control debris and water flow for the storm drain
system;and,
The operational costs related to NPDES compliance requirements.
A portion of the services described above are not performed on an annual basis but rather on a periodic
basis such as minor repairs to the storm drain inlets, catch basins,and outlets,and the funds necessary for
these activities are collected in installments as part of the annual assessments.The monies collected each
year for these services will be accumulated in a special fund of the District (Reserve Fund or Capital
Improvement Fund).The monies accumulated for these activities shall be spent as needed to perform the
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 3-5
Prepared by NBS –Fiscal Year 2017/18
services deemed necessary by the City.This process of accumulating funds (installments)shall continue until
such time the District is dissolved;or the City determines that such funding procedures require modification.
Changes in the process of accumulating funds that would result in an increase to the annual
assessment rate must be presented to the property owners for approval prior to imposing such an
increase.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 4-1
Prepared by NBS –Fiscal Year 2017/18
4.ESTIMATE OF COSTS
BUDGET FY 2017/18
DIRECT COSTS
Street, Roads & Storm Drain Improvements
Street Sweeping Services $1,600
Inspection & Operational Services -Roads, Drainage 13,600
Total Annual Direct Costs $15,200
ADMINISTRATION EXEPNSES
City Annual Administration $2,000
Engineer's Report & Services 2,997
Public Noticing 300
Total Annual Administration Costs $5,297
TOTAL DIRECT & ADMINISTRATION COSTS $20,497
CAPITAL RESERVE COLLECTIONS/(USES)
Collection for Street Surface Activities $21,800
Collection for Street Re-striping 80
Collection for Repair Activities: Curbs, Gutters, Approaches & Sidew alks 850
Collection for Debris Removal 380
Collection for Storm Drain Fencing 380
Collection for Storm Drain Infrastructure 600
Total Annual Capital Reserve Collections/(Uses)$24,090
LEVY ADJUSTMENTS
Interest Income -Improvement Fund ($4,233)
Interest Income -Operating Reserve Fund (147)
Improvement Fund Reserve Fund Collection/(Use)(12,207)
Total Levy Adjustments ($16,587)
BALANCE TO LEVY $28,000
DISTRICT STATISTICS
Total Parcels 74
Parcels Levied 70
Total EBU 70
Levy per EBU(1)400.00
Maximum Levy per EBU 714.06
FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $13,323
Operational Reserve Interest 147
Use of Operational Reserve Interest (147)
Operational Reserve Collection/(Use)0
Estimated Ending Operating Reserve Balance $13,323
Beginning Improvement Fund Balance $374,693
Improvement Fund Interest 4,233
Use of Improvement Fund Interest (4,233)
Improvement Fund Collection/(Use)9,518
Estimated Ending Improvement Fund Balance $384,211
(1) Levy per EBU rate does not include the County of San Luis Obispo fee of $2.00 per parcel.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-1
Prepared by NBS –Fiscal Year 2017/18
5.METHOD OF ASSESSMENT
A.GENERAL
The 1982 Act permits the establishment of assessment districts by agencies for the purpose of providing for
the maintenance,operation,and servicing of drainage and flood control improvements as well as streets,
roads,and appurtenant facilities.The 1982 Act further requires that the cost of these improvements be
levied according to benefit rather than assessed value:
“The amount of the assessment imposed on any parcel of property shall be related to
the benefit to the parcel which will be derived from the provision of the service”.
Furthermore:
“The annual aggregate amount of the assessment shall not exceed the estimated annual
cost of providing the service, except that the legislative body may,by resolution,
determine that the estimated cost of work authorized …is greater than can be
conveniently raised from a single annual assessment and order that the estimated cost
shall be raised by an assessment levied and collected in installments…. The revenue
derived from the assessment shall not be used to pay the cost of any service other than
the service for which the assessment was levied.”
The method of apportionment described in this Report for allocation of special benefit assessments utilizes
commonly accepted engineering practices in compliance with the provisions of the 1982 Act and the
California Constitution.The formulas used for calculating assessments reflects the composition of parcels
within the District and the improvements and services provided,to fairly apportion the costs based on
the special benefits to each parcel.
B.BENEFIT ANALYSIS
Each of the proposed improvements and services,and the associated costs and assessments have been
carefully reviewed,identified and allocated based on special benefit pursuant to the provisions of the 1982
Act and the California Constitution.The street and storm drain improvements associated with this District
were necessary and essential requirements for the orderly development of the properties within the District
to their full potential,consistent with the development plans and applicable portions of the City’s General
Plan.As such the ongoing operation,servicing,and maintenance of those improvements would otherwise
be the direct financial obligation of each individual property owner.Since each parcel to be assessed within
the District could not have been developed in the absence of these improvements and facilities,each
parcel has a direct investment in the proper maintenance of the improvements that is over and above any
general benefits that may be conferred by such improvements and services.
The ongoing maintenance and servicing of the District improvements is an integral part of the appearance,
use and preservation of the properties within the District and such services to be funded by annual
assessments confer a particular and distinct special benefit to those parcels.The proper maintenance of
streets and appurtenant facilities allows individual parcels to be used to their fullest extent by ensuring the
safe and efficient movement of people and goods to and from the benefiting properties.Likewise,the
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-2
Prepared by NBS –Fiscal Year 2017/18
maintenance and servicing of the storm drain system ensures proper water flow and control of excess
water during periods of rain,which is essential to preservation and protection of private property.Together
the maintenance and servicing of the streets and storm drain system contributes to a specific enhancement
of each of the parcels within the District and the absence of adequate maintenance and servicing of the
District improvements could eventually have a negative impact on properties within the District.
Although the improvements may include public streets and storm drain facilities that connect to similar
facilities outside the District boundaries,it is clear that the construction and installation of these
improvements were only necessary for the development of properties within the District.As such,these
improvements were not required nor necessarily desired by any properties or developments outside the
District boundary and any public access or use of the improvements by others is incidental.Therefore,it has
been determined that the ongoing maintenance, servicing and operation of the District improvements
provide no measurable general benefit to properties outside the District or to the public at large,but clearly
provide distinct and special benefits to properties within the District.Any improvement or portion thereof
(particularly off-site storm drain facilities)that may be considered general benefit shall be funded by other
revenue sources and not included as part of the special benefit assessments allocated to properties within
this District. However,the costs associated with installation or improvement of any off-site facilities that
benefit the parcels within this District as well as other properties (shared benefit)may be allocated
to the parcels within the District based on their proportional special benefit from such improvements.
C.ASSESSMENT METHODOLOGY
The costs associated with the improvements and services shall be fairly distributed among the parcels based
upon the special benefit received by each parcel. Additionally,in compliance with the California Constitution
Article XIIID Section 4, each parcel’s assessment may not exceed the reasonable cost of the proportional
special benefit conferred to that parcel.The benefit formula used to determine the assessment obligation is
therefore based upon both the improvements that benefit the parcels within the District as well as the
proposed land use of each property as compared to other parcels that benefit from those specific
improvements.
The method of apportionment established for this District and described herein, reflects the proportional
special benefit each property receives from the improvements and services based on the actual or
proposed land use of that parcel as compared to other properties within the District based on similarities
and differences in parcel land use.
Equivalent Benefit Units:
To assess benefits equitably it is necessary to relate each property’s proportional special benefits to the
special benefits of the other properties within the District.The method of apportionment established for
most districts formed under the 1982 Act utilizes a weighted method of apportionment known as an
Equivalent Benefit Unit (EBU)methodology that uses the single-family home site as the basic unit of
assessment.A single-family home site equals one Equivalent Benefit Unit (EBU) and the other land uses are
converted to a weighted EBU based on an assessment formula that equates the property’s specific
development status,type of development (land use),and size of the property,as compared to a single-
family home site.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-3
Prepared by NBS –Fiscal Year 2017/18
Although the Equivalent Benefit Unit method of apportioning special benefit is most commonly used and
applied to districts that have a wide range of land use classifications (residential and non-residential use),
this District is comprised of only residential properties and the following apportionment analysis of special
benefit addresses only residential land uses.Not all land use types described in the following are necessarily
applicable to the development of properties within this District,but are presented for comparison purposes
to support the proportional special benefit applied to those land use types within the District.
EBU Application by Land Use:
Single-family Residential —This land use is defined as a fully subdivided residential home site with or
without a structure.This land use is assessed 1.0 EBU per lot or parcel.This is the base value that the
other properties are compared and weighted against (i.e. Equivalent Benefit Unit “EBU”).
Multi-family Residential —This land use is defined as a fully subdivided residential parcel that has
more than one residential unit developed on the property.(This land use typically includes apartments,
duplexes, triplex etc., but does not generally include condominiums,town-homes or mobilehome
parks). Based on average population densities and size of the structure as compared to a typical
single-family residential unit, multi-family residential parcels shall be proportionately assessed for the
parcel’s total number of residential units utilizing a sliding benefit scale. Although multi -family
properties typically receive similar benefits to that of a single-family residential, it would not be
reasonable to conclude that on a per unit basis, the benefits are equal. Studies have consistently shown
that the average multi-family unit impacts infrastructure approximately 75% as much as a single-family
residence (Sample Sources: Institute of Transportation Engineers Informational Report Trip Generation,
Fifth Edition;Metcalf and Eddy,Wastewater Engineering Treatment, Disposal, Reuse, Third Edition).
These various studies indicate that most public improvements and infrastructure are utilized and
impacted at reduced levels by multi-family residential units and a similar reduction in proportional
benefit is appropriate. Furthermore,it is also reasonable to conclude that as the density (number of
units)increases;the proportional benefit per unit tends to decline because the unit size and people
per unit usually decreases. Based on these considerations and the improvements provided by this
District, an appropriate allocation of special benefit for multi-family residential properties as compared
to a single-family residential property is best represented by the following special benefit assignment:
0.75 EBU per unit for the first 50 units;0.50 EBU per unit for units 51 through 100;and 0.25 EBU per
unit for the remaining units.
Condominium/Town-home Units —Condominiums and town-homes tend to share attributes of both
single-family residential and multi-family residential properties and for this reason are identified as a
separate land use classification. Like most single-family residential properties, these properties are not
usually considered rental property and generally, the County assigns each unit a separate APN or
assessment number. However, condominiums and town-homes often have similarities to multi-family
residential properties in that they are generally zoned medium to high density and in some cases may
involve multiple units on a single APN.In consideration of these factors it has been determined that an
appropriate allocation of special benefit for condominiums, town-homes,and similar residential
properties is best represented by an assignment of 0.75 EBU per unit regardless of whether each unit
is assigned an individual APN or there are multiple units assigned to an APN. (There is no adjustment for
parcels with more than five units).
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-4
Prepared by NBS –Fiscal Year 2017/18
Planned-Residential Development —This land use is defined as any property for which a tentative or
final tract map has been filed and approved (a specific number of residential lots and units has been
identified)and the property is expected to be subdivided within the fiscal year or is pa rt of the overall
improvement and development plan for the District. This land use classification often times involves
more than a single parcel (e.g. the approved tract map encompasses more than a single APN). Each
parcel that is part of the approved tract map shall be assessed proportiona tely for the proposed or
estimated residential type and units to be developed on that parcel as part of the approved tract map.
Accordingly,each parcel is assigned an appropriate number of benefit units that reflects the
development of that property at build-out. (The EBU assigned to each parcel shall represent the
combination of single-family, condominium,multi-family units to be developed).
Vacant Residential —This land use is defined as property currently zoned for residential development,
but a tentative or final tract map for the property has not yet been approved.Based upon the opinions
of professional appraisers who appraise market property values for real estate in California,the
land value portion of a property typically ranges from 20 to 30 percent of the total value of a
developed residential property (the average is about 25 percent). Although the assessed value of an
individual property is not a direct reflection of the property’s special benefit,this general correlation
between land value and structure value does provide a reasonable basis for appo rtioning special benefit
for vacant residential properties. Utilizing t his twenty-five percent (25%) apportionment and the
number of single-family residential units typically developed per acre of land (an average of 4
residential units per acre)an Equivalent Benefit Unit of 1.0 EBU per acre (4 units per acre x 25%)is
derived and presents an appropriate apportionment of special benefit for vacant residential
properties.Recognizing that the full and timely utilization of vacant property is reduced as the size of
the property increases,it has been determined that the maximum EBU assigned to a vacant residential
parcel shall not exceed 25.0 EBU (parcels in excess of 25 acres are assigned 25.0 EBU). Parcels less
than one acre, shall be assigned a minimum of 1.0 EBU (similar to a vacant lot within a residential tract).
Exempt Parcels —This land use identifies properties that are not assessed and are assigned 0.0 EBU.
This land use classification may include but is not limited to:
Lots or parcels identified as public streets and other roadways (typically not assigned an
APN by the County);
Dedicated public easements including open space areas,utility rights-of-way, greenbelts,
parkways, parks,or other publicly owned properties that are part of the District improvements
or may provide other benefits to private properties within the District.;
Private properties that cannot be developed independently from an adjacent property, such as
common areas, sliver parcels,or bifurcated lots or properties with very restrictive development
use.
These types of parcels are considered to receive little or no benefit from the improvements and are
therefore exempted from assessment, but shall be reviewed annually by the assessment engineer to
confirm the parcels current development status.Government owned properties or public properties are
not necessarily exempt properties and shall be subject to special benefit assessment unless it qualifies
for an exempt status.
Special Cases —In many districts where multiple land use classifications are involved,there are usually
one or more properties for which the standard land use classifications do not accurately identify
the special benefits received from the improvements.For example,a parcel may be identified as a
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-5
Prepared by NBS –Fiscal Year 2017/18
Vacant Residential property,however only a small percentage of the parcel’s total acreage can actually
be developed. In this case, an appropriate calculation would be based on the net acreage that can be
utilized rather than the gross acreage of the parcel.
The following table provides a summary of land use classifications and the Equivalent Benefit Unit
calculations previously outlined.
Property Type
Equivalent Benefit
Units Multiplier
Single-family Residential 1.00 Per Unit/Lot/Parcel
Multi-family Residential
0.75 Per Unit for the First 50 Units
0.50 Per Unit for Units 51-100
0.25 Per Unit for all Remaining Units
Condominium/Townhome Units 0.75 Per Unit
Planned Residential Development
1.00 Per Planned SF Residential Lot
0.75 Per Planned Condominium
0.75 Per Unit for the First 50 Units
0.50 Per Unit for Units 51-100
0.25 Per Unit for all Remaining Units
Vacant Residential Land 1.00 Per Acre
Exempt Parcels 0.00 Per Parcel
The following formula is used to calculate each parcel’s EBU (proportional benefit).
Parcel Type EBU x Acres or Units = Parcel EBU
The total number of Equivalent Benefit Units (EBU’s)is the sum of the individual EBU's applied to parcels
that receive special benefit from the improvements.An assessment amount per EBU (Assessment Rate)for
the improvements is established by taking the total cost of the improvements and dividing that amount by
the total number of EBU’s of the parcels benefiting from the improvements.This Rate is then applied back
to each parcel’s individual EBU to determine the parcel’s proportionate benefit and assessment obligation
for the improvements.
Total Balance to Levy /Total EBU =Levy per EBU
Levy per EBU x Parcel EBU = Parcel Levy Amount
D.ASSESSMENT RANGE FORMULA
Any new or increased assessment requires certain noticing and meeting requirements by law.Prior to the
passage of Proposition 218 (California Constitution Articles XIIIC and XIIID),legislative changes in the Brown
Act defined a "new or increased assessment"to exclude certain conditions.These conditions included "any
assessment that does not exceed an assessment formula or range of assessments previously adopted by
the agency or approved by the voters in the area where the assessment is imposed."This definition and
conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 5-6
Prepared by NBS –Fiscal Year 2017/18
The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and
inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures,
which could add to the District costs and assessments.As part of the District formation,the notice and
assessment ballots presented to the property owners for approval included a maximum assessment amount
for fiscal year 2005/2006 (initial maximum assessment), identification of the corresponding maximum
assessment rate and a summary of the Assessment Range Formula described herein.
The Assessment Range Formula for this District shall be applied to the future assessments and is generally
defined:
If the proposed annual assessment (levy per EBU)for the upcoming fiscal year is less than or
equal to the adjusted Maximum Assessment Rate,then the proposed annual assessment is not
considered an increased assessment.
The Maximum Assessment Rate is equal to the (Initial)Maximum Assessment Rate established for
fiscal year 2005/2006 adjusted annually by the greater of,three percent (3%)or the annual
percentage change in the Consumer Price Index (CPI)of “All Urban Consumers”for the San
Francisco-Oakland-San Jose Area from February to February.
Beginning with fiscal year 2006/2007 and each fiscal year thereafter,the Maximum Assessment Rate has
been recalculated and a new Maximum Assessment Rate established for the fiscal year utilizing the
Assessment Range Formula described above.The Maximum Assessment Rate is calculated independent of
the District’s annual budget and proposed assessment.The annual percentage change in CPI is based on
available data provided by the U.S.Department of Labor; Bureau of Labor Statistics at the time the annual
Report is prepared. Should the Bureau of Labor Statistics revise such index or discontinue the
preparation of such index,the City shall use the revised index or comparable system as approved by
the City Council for determining fluctuations in the cost of living.
Any proposed annual assessment (rate per EBU)less than or equal to the calculated (adjusted)Maximum
Assessment Rate is not considered an increased assessment,even if the proposed assessment is significantly
greater than the assessment applied in the prior fiscal year.Likewise,modifications to the method of
apportionment that increase the proportional special benefit assigned to a particular land use classification
would be considered an increased assessment.Conversely, reductions in the proportional special benefit
assigned to a land use classification is permitted.Changes in land use or size of an individual property
resulting in an assessment increase,are not considered an increased assessment.
To impose a new or increased assessment other than the annual inflationary adjustment provided
by the preceding Assessment Range Formula,the City must comply with the provisions of the California
Constitution Article XIIID Section 4c,that requires a public hearing and certain protest procedures including
mailed notice of the public hearing and property owner protest balloting.Property owners through the
balloting process must approve a proposed new or increased assessment before such an assessment
may be imposed.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 6-1
Prepared by NBS –Fiscal Year 2017/18
6.ASSESSMENT DIAGRAM
The parcels within the Street and Storm Drain Maintenance District No.01 (Apple Valley)consist of the lots,
parcels,and subdivisions of land located in the residential development known as Apple Valley,Tract 2495.
The District covers approximately twenty-eight acres (28.35 acres)in the northern portion of the City of
Atascadero.
The following map is based on the District Diagram, the San Luis Obispo County Assessor’s Maps and the
San Luis Obispo County Assessor’s information and identifies the parcels of land within the proposed
District,as the same existed at the time the District was formed.The combination of the District Diagram
on file with the City Clerk and the Assessment Roll contained in this Report constitute the District Assessment
Diagram.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
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ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Street & Storm Drain District No. 01 (Apple Valley) Engineer’s Repor t –City of Atascadero 7-1
Prepared by NBS –Fiscal Year 2017/18
7.ASSESSMENT ROLL
Parcel identification for each lot or parcel within the District is based on the Assessment Diagram presented
herein and is based on available parcel maps and property data from the San Luis Obispo County Assessor’s
Office at the time the Engineer’s Report was prepared.A listing of the proposed lots and parcels to be
assessed within this District along with the assessment amounts is provided herein.
Non-assessable lots or parcels may include,but are not limited to public streets and other roadways
(typically not assigned an APN by the County);dedicated public easements,open space areas,right-of-ways,
common areas;landlocked parcels, small parcels vacated by the County,bifurcated lots,and any other
property that can not be developed or has little or no value.These types of parcels are considered to
receive little or no benefit from the improvements and are therefore exempted from assessment.
If any parcel submitted for collection is identified by the County Auditor/Controller to be an invalid parcel
number for the fiscal year, a corrected parcel number and/or new parcel numbers will be identified and
resubmitted to the County Auditor/Controller.The assessment amount to be levied and collected for the
resubmitted parcel or parcels shall be based on the method of apportionment and assessment rate
described in this Report as approved by the City Council. Therefore,if a single parcel is subdivided to
multiple parcels,the assessment amount applied to each of the new parcels shall be recalculated and
applied according to the approved method of apportionment and assessment rate rather than a
proportionate share of the original assessment:
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Assessor's
Parcel Number
Equivalent
Benefit Units
Maximum
Assessment
Proposed
Assessment
049-191-039 0 -$-$
049-191-040 0 --
049-191-041 0 --
049-192-001 1 714.06 400.00
049-192-002 1 714.06 400.00
049-192-003 1 714.06 400.00
049-192-004 1 714.06 400.00
049-192-005 1 714.06 400.00
049-192-006 1 714.06 400.00
049-192-007 1 714.06 400.00
049-192-008 1 714.06 400.00
049-192-009 1 714.06 400.00
049-192-010 1 714.06 400.00
049-192-011 1 714.06 400.00
049-192-012 1 714.06 400.00
049-192-013 1 714.06 400.00
049-192-014 1 714.06 400.00
049-192-015 1 714.06 400.00
049-192-016 1 714.06 400.00
049-192-017 1 714.06 400.00
049-192-018 1 714.06 400.00
049-192-019 1 714.06 400.00
049-192-020 1 714.06 400.00
049-192-021 1 714.06 400.00
049-192-022 1 714.06 400.00
049-193-001 1 714.06 400.00
049-193-002 1 714.06 400.00
049-193-003 1 714.06 400.00
049-193-004 1 714.06 400.00
049-193-005 1 714.06 400.00
049-193-006 1 714.06 400.00
049-193-007 1 714.06 400.00
049-193-008 1 714.06 400.00
049-193-010 1 714.06 400.00
049-193-011 1 714.06 400.00
049-193-012 1 714.06 400.00
049-193-013 1 714.06 400.00
CITY OF ATASCADERO
Street and Storm Drain Maintenance District No. 01
(Apple Valley)
Fiscal Year 2017/2018 Assessment Roll
helping communities fund tomorrow
www.nbsgov.com | 800.676.7516 4/25/2017 Page 1 of 2
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4
Assessor's
Parcel Number
Equivalent
Benefit Units
Maximum
Assessment
Proposed
Assessment
049-193-014 1 714.06 400.00
049-193-015 1 714.06 400.00
049-193-016 1 714.06 400.00
049-193-017 1 714.06 400.00
049-193-018 1 714.06 400.00
049-193-019 1 714.06 400.00
049-193-020 1 714.06 400.00
049-193-021 1 714.06 400.00
049-193-022 1 714.06 400.00
049-193-023 1 714.06 400.00
049-193-024 1 714.06 400.00
049-193-025 1 714.06 400.00
049-193-026 1 714.06 400.00
049-193-027 1 714.06 400.00
049-193-028 1 714.06 400.00
049-193-029 1 714.06 400.00
049-193-030 1 714.06 400.00
049-193-031 1 714.06 400.00
049-193-032 1 714.06 400.00
049-193-033 1 714.06 400.00
049-193-034 1 714.06 400.00
049-193-035 1 714.06 400.00
049-193-036 1 714.06 400.00
049-193-037 1 714.06 400.00
049-193-038 1 714.06 400.00
049-193-039 1 714.06 400.00
049-193-040 1 714.06 400.00
049-193-041 1 714.06 400.00
049-193-042 1 714.06 400.00
049-193-043 1 714.06 400.00
049-193-044 1 714.06 400.00
049-193-045 1 714.06 400.00
049-193-046 1 714.06 400.00
049-193-047 1 714.06 400.00
049-193-048 1 714.06 400.00
049-193-049 0 --
049-193-051 1 714.06 400.00
Totals 70 49,984.20$28,000.00$
(1) Slight variance in charge or total budget are due to rounding for placement on the tax rolls.
helping communities fund tomorrow
www.nbsgov.com | 800.676.7516 4/25/2017 Page 2 of 2
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 4