HomeMy WebLinkAboutResolution 2017-008Annual Engineer’s Report
Landscaping and Lighting District No. 01
(Apple Valley)
City of Atascadero
Fiscal Year 2017/18
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
CITY OF ATASCADERO
Landscaping &Lighting 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: 8
Landscaping & Lighting 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.DESCRIPTION OF THE DISTRICT ............................................................3-1
B.IMPROVEMENTS AND SERVICES AUTHORIZED BY THE 1972 ACT ..........3-1
C.DESCRIPTION OF IMPROVEMENTS AND SERVICES ................................3-2
4.ESTIMATE OF COSTS 4-1
5.METHOD OF ASSESSMENT 5-1
A.GENERAL ..............................................................................................5-1
B.BENEFIT ANALYSIS................................................................................5-1
C.ASSESSMENT METHODOLOGY .............................................................5-3
D.ASSESSMENT RANGE FORMULA...........................................................5-6
6.ASSESSMENT DIAGRAM 6-1
7.ASSESSMENT ROLL 7-1
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 2-1
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2.EXECUTIVE SUMMARY
Pursuant to the provisions of the Landscaping and Lighting Act of 1972, being Part 2 of Division 15
of the California Streets and Highways Code, commencing with Section 22500 (hereafter referred to
as the “1972 Act”), and in compliance with the substantive and procedural requirements of the
California State Constitution Article XIIID (hereafter referred to as “Article XIIID”), the City Council of
the City of Atascadero, County of San Luis Obispo, State of California (hereafter referred to as
“City”), executed the proceedings required for the establishment of the special benefit assessment
district designated as:
Landscaping and Lighting 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 fisca l year 2017/18, as required
pursuant to Chapter 1, Article 4 of the 1972 Act.
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 expense s required to service
and maintain the landscaping and lighting improvements 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 1972 Act and the substantive and
procedural provisions of Article XIIID.
This Report describes the District, the improvements, and the proposed assessments to be levied
against properties in connection with the special benefits the proper ties will receive from the
maintenance and servicing of the District improvements. The annual assessments will provide a
funding source for the continued operation and maintenance of public landscaping and lighting
improvements installed in connection with the development of properties within the District.
The improvements and assessments described in this Report are based on the planned
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
improvements. The boundaries of the District, the proposed 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 this 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 the District formation, the City of Atascadero 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
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 2-2
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conducted a noticed public hearing on May 24, 2005 to consider public testimonies, comments and
written protests regarding the formation of the 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. Tabulation of the
ballots indicated that majority protest did not exist for the proposed assessments and the
assessment range formula presented and described herein, 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, an Engineer’s Report shall be prepar ed and presented to the City
Council describing the District any changes to the District or improvements and the proposed
budget and assessments for that fiscal year and the City Council shall 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: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 3-1
Prepared by NBS –Fiscal Year 2017/18
3.PLANS AND SPECIFICATIONS
A.DESCRIPTION OF THE DISTRICT
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 of Atascadero just southwest of Highway 101 and is
generally located:
South of Del Rio Road;
North of Conejo Road;
W est of Ramona Road;and,
East of Graves Creek
B.IMPROVEMENTS AND SERVICES AUTHORIZED BY THE 1972 ACT
As generally defined by the 1972 Act and applicable to this District,the improvements and
associated assessments may include one or more of the following:
1)The installation or planting of landscaping;
2)The installation or construction of statuary,fountains,and other ornamental structures and
facilities;
3)The installation or construction of public lighting facilities including,but not limited to
street lights and traffic signals;
4)The installation or construction of any facilities which are appurtenant to any of the
foregoing or which are necessary or convenient for the maintenance or servicing thereof;
5)The installation of park or recreational improvements,including,but not limited to,all of
the following:
a)Land preparation,such as grading,leveling,cutting and filling,sod, landscaping,
irrigation systems, sidewalks, and drainage.
b)Lights,playground equipment,play courts,and public restrooms.
6)The acquisition of land for park,recreational,or open-space purposes or any existing
improvement otherwise authorized pursuant to this section.
7)The maintenance or servicing,of any of the foregoing including the furnishing of services
and materials for the ordinary and usual maintenance,operation,and servicing of any
improvement including but not limited to:
a)Repair,removal,or replacement of all or any part of any improvements;
b)Grading,clearing,removal of debris,the installation or construction of curbs,gutters,
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 3-2
Prepared by NBS –Fiscal Year 2017/18
walls,sidewalks,or paving,or water,irrigation, drainage,or electrical facilities;
c)Providing for the life,growth,health,and beauty of landscaping, including cultivation,
irrigation,trimming,spraying,fertilizing,or treating for disease or injury;
d)The removal of trimmings,rubbish,debris,and other solid waste;
e)The cleaning,sandblasting,and painting of walls and other improvements to remove
or cover graffiti;
f)Electric current or energy,gas,or other illuminating agent for any public lighting
facilities or for the lighting or operation of any other improvements;
g)Water for the irrigation of any landscaping, the operation of any fountains, or the
maintenance of any other improvements.
8)Incidental expenses associated with the improvements including, but not limited to:
a)The cost of preparation of the report, including plans, specifications, estimates,
diagram, and assessment;
b)The costs of printing, advertising, and the publishing, posting and mailing of notices;
c)Compensation payable to the County for collection of assessments;
d)Compensation of any engineer or attorney employed to render services;
e)Any other expenses incidental to the construction, installation,or maintenance and
servicing of the improvements;
f)Costs associated with any elections held for the approval of a new or increased
assessment.
C.DESCRIPTION OF IMPROVEMENTS AND SERVICES
The purpose of this District is to ensure the ongoing maintenance,operation and servicing of local
landscaping and street lighting improvements established or installed in connection with
development of properties within the District.The improvements may consist of all or a portion
of the public landscaped areas,street lighting and appurtenant facilities within and adjacent to the
District (Tract 2495). These improvements generally include,but are not limited to the materials,
equipment,utilities,labor,appurtenant facilities and expenses necessary for the ongoing
maintenance and operation of public street lighting as well as landscaped parkways,medians,
slopes,trails,park areas,drainage basins,open space areas and other designated easements or
right-of-ways constructed and installed as part of the development plans and agreements approved
for the development of each lot and parcel within the District.The improvements to be maintained
and funded entirely or partially through the District assessments are generally described as:
Streetscape landscaping including street trees located on the perimeter of the development
and interior streets of Tract 2495 that are within the public right -of-ways or easements and
dedicated to the City for maintenance;
Open space areas and fuel modification areas within or adjacent to the District
boundaries;
Park areas,recreational equipment,trails and landscaped drainage facilities developed and
constructed as part of developing properties within Tract 2495;
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 3-3
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Public lighting facilities including street lighting,safety lighting and ornamental lighting
installed as part of the residential development or landscaped improvement areas;
Appurtenant facilities,equipment,materials and utilities related to the aforementioned
improvements;
Specifically not included as District improvements are those improvements located on
private property,improvements and facilities that may be provided or maintained by an
agency other than the City; improvements and facilities that may be provide by another
assessment or tax levied by the City or any improvement 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 W orks 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.
Landscape Improvements
The landscape improvements for the District may include,but are not limited to turf,ground
cover,shrubs and plants,trees,irrigation and drainage systems,ornamental lighting,masonry
walls or other fencing,hardscape improvements,monuments,and associated appurtenant facilities
located within the landscape easements or public right-of-ways.Specifically the landscape
improvement areas for this District are identified as:
Approximately 30,580 square feet of streetscape (parkway) landscaping within the public
right-of-ways located on the perimeter of the development (south side of Del Rio Road); and
along various locations of the interior streets including Via Colonia Court, San Ramon Road,
Via Huerto Court, Avenida Manzana, and San Ramon Road.
Approximately 108 street trees located along Del Rio Road, Via Colonia Court,San Ramon
Road,Via Huerto Court,Avenida Manzana,San Ramon Road and Conejo Road;
Approximately 12,541 square feet of landscaping and trees within the median islands on San
Ramon Road located at the two entryways to the development (Del Rio Road and Conejo
Road);
Approximately 106,460 square feet of non-irrigated open space area within the District;
Approximately 109,837 square feet of irrigated park and open space areas within the
boundaries of the District including 56,647 square feet of turf; 40,335 square feet of irrigated
open space; and 12,855 square feet of landscaped slopes within two drainage basins (6,690
and 6,165 square feet respectively); along with various trees and picnic areas;
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 3-4
Prepared by NBS –Fiscal Year 2017/18
Approximately 10,320 square feet of paths and trails,25,394 square feet sidewalks and
5,145 linear feet of fencing within and adjacent to the various landscape improvement
areas.
Public Lighting Improvements
The lighting improvements may include but are not limited to the cost of providing electrical energy
and servicing of lighting fixtures,poles,meters,conduits,electrical cable and associated appurtenant
facilities associated with:
Lighting facilities located within the landscaped areas including safety lights,security lights
or ornamental lights installed as part of the District improvements.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 4-1
Prepared by NBS –Fiscal Year 2017/18
4.ESTIMATE OF COSTS
BUDGET Total Budget
Costs Not
Assessed
Fiscal Year
2017/18
DIRECT COSTS
Annual Maintenance
Landscape Services $31,714 $5,940 $25,774
Landscape Supplies 2,500 0 2,500
Landscape Utilities 12,220 3,055 9,165
City Landscape Services 8,000 0 8,000
Total Annual Direct Costs $54,434 $8,995 $45,439
ADMINISTRATION EXEPNSES $20,000 $0 $20,000
Capital Projects $20,000 $0 $20,000
Total Annual Capital Projects
Annual Administration Expenses
City Annual Administration $2,100 0 $2,100
Engineer's Report & Services 4,000 0 4,000
Public Noticing 150 0 150
Total Annual Administration Costs $6,250 0 $6,250
TOTAL DIRECT & ADMINISTRATION COSTS $80,684 $8,995 $71,689
CAPITAL RESERVE COLLECTIONS/(USES)
Landscape Rehabilitation/Replacement $1,300 $650 $650
Median Rehabilitation/Replacement 238 0 238
Open Space Rehabilitation/Replacement 1,120 0 1,120
Tree Rehabilitation/Replacement 2,033 0 2,033
Other Rehabilitation/Replacement 800 0 800
Use of Reserves (1,739)0 (1,739)
Total Annual Capital Reserve Collections/(Uses)$3,752 $650 $3,102
LEVY ADJUSTMENTS
Interest Income -Improvement Fund ($781)0 ($781)
Interest Income -Operating Reserve Fund (510)0 (510)
Contributions from Other Sources (9,645)(9,645)0
Total Levy Adjustments ($10,936)(9,645)($1,291)
BALANCE TO LEVY $73,500 $0 $73,500
DISTRICT STATISTICS
Total Parcels 74
Parcels Levied 70
Total EBU 70
Levy per EBU(1)$1,050.00
Maximum Levy per EBU $1,560.45
FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $39,445
Operational Reserve Interest 510
Use of Operational Reserve Interest (510)
Estimated Ending Operating Reserve Balance $39,445
Beginning Improvement Fund Balance $72,589
Improvement Fund Interest 781
Use of Improvement Fund Interest (781)
Improvement Fund Collection (Use)(3,102)
Estimated Ending Improvement Fund Balance $69,487
(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: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-1
Prepared by NBS –Fiscal Year 2017/18
5.METHOD OF ASSESSMENT
A.GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of
providing certain public improvements,which include the construction,maintenance,and servicing
of public lights,landscaping and appurtenant facilities.The 1972 Act further requires that the cost of
these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount among
all assessable lots or parcels in proportion to the estimated benefits to be received by
each such lot or parcel from the improvements.”
The method of apportionment described in this Report for allocation of special benefit assessments
utilizes commonly accepted engineering practices and have been established pursuant to the 1972
Act and the provisions of Article XIIID. 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,the associated costs and assessments have been carefully
reviewed,identified and allocated based on special benefit pursuant to the provisions of the 1972
Act and Article XIIID. The improvements provided by this District and for which properties will be
assessed have been identified as necessary,required and/or desired 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 General Plan.As such,these improvements would be necessary and
required of individual property owners for the development of such properties and the ongoing
operation,servicing and maintenance of these improvements would be the financial obligation of
those properties.Therefore,the improvements and the annual costs of ensuring the maintenance
and operation of the improvements are a distinct and special benefit to the properties within the
District.Any improvement or portion thereof that is considered to be of general benefit shall be
funded by other revenue sources and not included as part of the special benefit assessments
allocated to properties within the District.
Special Benefit
The method of apportionment (method of assessment)established herein is based on the premise
that each assessed parcel within the District receives special benefits from the improvements and
the desirability and security of those properties is enhanced by the presence of public lighting and
well-maintained landscaping in close proximity to those properties.
The special benefits associated with landscape improvements are specifically:
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-2
Prepared by NBS –Fiscal Year 2017/18
Enhanced desirability of properties through association with the improvements.
Improved aesthetic appeal of properties providing a positive representation of the area and
properties.
Enhanced adaptation of the urban environment within the natural environment from
adequate green space and landscaping.
Environmental enhancement through improved erosion resistance,dust and debris
control,and fire prevention.
Increased sense of pride in ownership of property within the District resulting from well-
maintained improvements associated with the properties.
Enhanced quality of life through well-maintained green space and landscaped areas.
Reduced criminal activity and property-related crimes (especially vandalism)against
properties in the District through well-maintained surroundings and amenities including
abatement of graffiti.
Enhanced environmental quality of the parcels by moderating temperatures,providing
oxygenation and attenuating noise.
The special benefits of street lighting and other public lighting facilities are the convenience,safety,
and security of property,improvements,and goods.Specifically:
Enhanced deterrence of crime and the aid to police protection.
Increased nighttime safety on roads,streets and public areas.
Improved ability of pedestrians and motorists to see.
Improved ingress and egress to property.
Reduced vandalism and other criminal act and damage to improvements or property.
Improved traffic circulation and reduced nighttime accidents and personal property loss.
The preceding special benefits contribute to the esthetic value and desirability of each of the
assessed parcels within the District and thereby provide a special enhancement of the properties.
Furthermore,it has been determined that the lack of funding to properly service and maintain the
District improvements would have a negative impact on the properties within the District.
General Benefit
In reviewing each of the District improvements,the proximity of those improvements to both
properties within the District and those outside the District as well as the reasons for installing and
ITEM NUMBER: A-2
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ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-3
Prepared by NBS –Fiscal Year 2017/18
constructing such improvements,it is evident that the improvements are solely the result of
developing properties within the District and the ongoing maintenance and operation of these
improvements will directly effect the properties within the District.Although the improvements
include public areas,easements,right-of-ways and other amenities available or visible to the public
at large,the construction and installation of these improvements were only necessary for the
development of properties within the District and 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 improvements
and the ongoing maintenance,servicing and operation of those 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.
C.ASSESSMENT METHODOLOGY
The method of apportionment for the District calculates the receipt of special benefit from the
respective improvements based on the actual or proposed land use of the parcels within the District.
The special benefit received by each lot or parcel is equated to the overall land use of parcels within
the District based on the parcel’s actual land use or proposed development.
The costs associated with the improvements shall be fairly distributed among the parcels based
upon the special benefit received by each parcel.Additionally,in compliance with the 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.
To identify and determine the special benefit to be received by each parcel and their proportionate
share of the improvement costs it is necessary to consider the entire scope of the planned
improvements as well as individual property development within the District.Upon review of the
proposed improvements it has been determined that each of the residential parcels within the
District receives special benefits from the improvements to be funded by annual assessments and
based on the planned property development a single zone of benefit is appropriate for the allocation
of the assessments and proportional benefit.
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 1972 Act utilizes a weighted method of
apportionment known as an Equivalent Benefit Unit 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: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-4
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.
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 1.00 EBU per lot or parcel.This is the
base value that the other properties are compared and weighted against regarding special
benefit.
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
mobile home 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,W astewater 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 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
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: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-5
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 part 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 proportionately 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 apportioning special benefit for vacant residential properties.Utilizing this 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 1.00
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 25.00 EBU (parcels in
excess of 25 acres are assigned 25.00 EBU).Parcels less than one acre,shall be assigned a
minimum of 1.00 EBU (similar to a vacant lot within a residential tract).
Exempt Parcels —This land use identifies properties that are not assessed and are assigned 0.00
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.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-6
Prepared by NBS –Fiscal Year 2017/18
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 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
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-7
Prepared by NBS –Fiscal Year 2017/18
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).
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 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.The Maximum Assessment
rate was increased by 3.44%for fiscal year 2017/18.
Beginning with the second fiscal year (fiscal year 2006/2007)and each fiscal year thereafter,the
Maximum Assessment Rate has been recalculated and a new Maximum Assessment Rate is
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 classifications are
permitted.Changes in land use or size of an individual property resulting in an assessment increase,
is 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 Article
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 5-8
Prepared by NBS –Fiscal Year 2017/18
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: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –City of Atascadero 6-1
Prepared by NBS –Fiscal Year 2017/18
6.ASSESSMENT DIAGRAM
The parcels within the Landscaping and Lighting District No.01 (Apple Valley)consist of the lots,
parcels and subdivisions of land located in the planned 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: 8
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ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
Landscaping & Lighting District No. 01 (Apple Valley) Engineer’s Report –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
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.
The following is a list of the parcels and assessment amounts for each of the parcels within the
District as determined by the assessment rates and method of apportionment described herein.
ITEM NUMBER: A-2
DATE: 05/09/17
ATTACHMENT: 8
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 1,560.45 1,050.00
049-192-002 1 1,560.45 1,050.00
049-192-003 1 1,560.45 1,050.00
049-192-004 1 1,560.45 1,050.00
049-192-005 1 1,560.45 1,050.00
049-192-006 1 1,560.45 1,050.00
049-192-007 1 1,560.45 1,050.00
049-192-008 1 1,560.45 1,050.00
049-192-009 1 1,560.45 1,050.00
049-192-010 1 1,560.45 1,050.00
049-192-011 1 1,560.45 1,050.00
049-192-012 1 1,560.45 1,050.00
049-192-013 1 1,560.45 1,050.00
049-192-014 1 1,560.45 1,050.00
049-192-015 1 1,560.45 1,050.00
049-192-016 1 1,560.45 1,050.00
049-192-017 1 1,560.45 1,050.00
049-192-018 1 1,560.45 1,050.00
049-192-019 1 1,560.45 1,050.00
049-192-020 1 1,560.45 1,050.00
049-192-021 1 1,560.45 1,050.00
049-192-022 1 1,560.45 1,050.00
049-193-001 1 1,560.45 1,050.00
049-193-002 1 1,560.45 1,050.00
049-193-003 1 1,560.45 1,050.00
049-193-004 1 1,560.45 1,050.00
049-193-005 1 1,560.45 1,050.00
049-193-006 1 1,560.45 1,050.00
049-193-007 1 1,560.45 1,050.00
049-193-008 1 1,560.45 1,050.00
049-193-010 1 1,560.45 1,050.00
049-193-011 1 1,560.45 1,050.00
049-193-012 1 1,560.45 1,050.00
049-193-013 1 1,560.45 1,050.00
CITY OF ATASCADERO
Landscaping and Lighting 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: 8
Assessor's
Parcel Number
Equivalent
Benefit Units
Maximum
Assessment
Proposed
Assessment
049-193-014 1 1,560.45 1,050.00
049-193-015 1 1,560.45 1,050.00
049-193-016 1 1,560.45 1,050.00
049-193-017 1 1,560.45 1,050.00
049-193-018 1 1,560.45 1,050.00
049-193-019 1 1,560.45 1,050.00
049-193-020 1 1,560.45 1,050.00
049-193-021 1 1,560.45 1,050.00
049-193-022 1 1,560.45 1,050.00
049-193-023 1 1,560.45 1,050.00
049-193-024 1 1,560.45 1,050.00
049-193-025 1 1,560.45 1,050.00
049-193-026 1 1,560.45 1,050.00
049-193-027 1 1,560.45 1,050.00
049-193-028 1 1,560.45 1,050.00
049-193-029 1 1,560.45 1,050.00
049-193-030 1 1,560.45 1,050.00
049-193-031 1 1,560.45 1,050.00
049-193-032 1 1,560.45 1,050.00
049-193-033 1 1,560.45 1,050.00
049-193-034 1 1,560.45 1,050.00
049-193-035 1 1,560.45 1,050.00
049-193-036 1 1,560.45 1,050.00
049-193-037 1 1,560.45 1,050.00
049-193-038 1 1,560.45 1,050.00
049-193-039 1 1,560.45 1,050.00
049-193-040 1 1,560.45 1,050.00
049-193-041 1 1,560.45 1,050.00
049-193-042 1 1,560.45 1,050.00
049-193-043 1 1,560.45 1,050.00
049-193-044 1 1,560.45 1,050.00
049-193-045 1 1,560.45 1,050.00
049-193-046 1 1,560.45 1,050.00
049-193-047 1 1,560.45 1,050.00
049-193-048 1 1,560.45 1,050.00
049-193-049 0 --
049-193-051 1 1,560.45 1,050.00
Totals 70 109,231.50$73,500.00$
(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: 8