HomeMy WebLinkAboutResolution 2018-038
OFFICE LOCATIONS:
Temecula – Corporate Headquarters
32605 Temecula Parkway, Suite 100
Temecula, CA 92592
San Francisco – Regional Office
870 Market Street, Suite 1223
San Francisco, CA 94102
California Satellite Offices
Atascadero, Davis
Huntington Beach,
Joshua Tree, Riverside
Sacramento, San Jose
www.nbsgov.com
Prepared by:
Street and Storm Drain Maintenance
District No. 01 (Apple Valley)
2018/19 Engineer’s Report
May 2018
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
TABLE OF CONTENTS
Engineer’s Letter .......................................................................................................... 1-1
Executive Summary ..................................................................................................... 2-1
Plans and Specifications ............................................................................................... 3-1
Benefiting Properties within the District .................................................................... 3-1
Funding Authorized by The 1982 Act ......................................................................... 3-1
Description of Improvements and Services ................................................................ 3-1
Estimate of Costs ......................................................................................................... 4-1
Method of Assessment ................................................................................................ 5-1
General .................................................................................................................... 5-1
Benefit Analysis ........................................................................................................ 5-1
Assessment Methodology ......................................................................................... 5-2
Assesssment Range Formula ..................................................................................... 5-5
Assessment Diagram .................................................................................................... 6-1
Assessment Roll ........................................................................................................... 7-1
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 1-1
ENGINEER’S LETTER
WHEREAS, on March 24, 2005 by Resolution No. 2005-042, the City Council of the City of Atascadero (the
”City”), State of California, in accordance with and 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”), established
the City of Atascadero Street and Storm Drain Maintenance District No. 01 (Apple Valley) (the “District”);
and
WHEREAS, on May 8, 2018, the City Council, under the 1982 Act, adopted its Resolution Initiating
Proceedings for the Annual Levy of Assessments and Ordering the Preparation of an Engineer’s Report for
the District; and
WHEREAS, the Resolution Initiating Proceedings directed NBS to prepare and file a report describing the
general nature, location, and extent of the improvements to be maintained; an estimate of the costs of the
maintenance, operations, and servicing of the improvements for the District for the referenced fiscal year; a
diagram for the District, showing the area and properties to be assessed; and an assessment of the
estimated costs of the administration, maintenance, operations, and servicing the improvements, assessing
the net amount upon all assessable lots and/or parcels within the District in proportion to the special
benefit received.
NOW THEREFORE, the assessments as detailed in this Engineer’s Report and as summarized in the table
below are made to cover the portion of the estimated costs of maintenance, operation and servicing of the
improvements to be paid by the assessable real property within the District in proportion to the special
benefit received. The following table summarizes the proposed assessment for fiscal year 2018/19:
FY 2018/19 Summary of Assessment
Description Amount
Estimated Annual Costs $20,587
Capital Reserve Collection/(Uses) 24,090
Levy Adjustments (16,677)
Balance to Levy $28,000
Fiscal Year 2018/19 Maximum Rate $739.52
Fiscal Year 2018/19 Proposed Applied Rate $400.00
I, the undersigned, respectfully submit the enclosed Engineer’s Report and, to the best of my knowledge,
information, and belief, the Engineer’s Report, Assessments, and the Assessment Diagram herein have been
prepared, computed, and levied in accordance with the assessment methodology adopted, approved, and
ordered by the City Council of the City of Atascadero and the 1982 Act.
City Engineer
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 2-1
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 2018/19.
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 in 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 streets 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 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 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 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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 2-2
The tabulation of the ballots indicated that majority protest did not exist for the 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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 3-1
PLANS AND SPECIFICATIONS
Benefiting Properties within 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 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.
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.
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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 3-2
The maintenance of the improvements and related activities shall be funded entirely or partially through the
District assessments. The District 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);
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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 3-3
replacements or reconstruction. Although 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 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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 3-4
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 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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 4-1
ESTIMATE OF COSTS
BUDGET FY 2018/19
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 EXPENSES
City Annual Administration $2,000
Engineer's Report & Services 3,087
Public Noticing 300
Total Annual Administration Costs $5,387
TOTAL DIRECT & ADMINISTRATION COSTS $20,587
CAPITAL RESERVE COLLECTIONS/(USES)
Collection for Street Surface Activities $21,800
Collection for Street Re-striping 80
Collection for Repair Activities: Curbs, Gutters, Approaches & Sidewalks 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 ($4,207)
Interest Income - Operating Reserve Fund (143)
Improvement Fund Reserve Fund Collection/(Use) (12,327)
Total Levy Adjustments ($16,677)
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 739.52
FUND BALANCE INFORMATION
Beginning Operating Reserve Balance $13,381
Operational Reserve Interest 143
Use of Operational Reserve Interest (143)
Operational Reserve Collection/(Use) 0
Estimated Ending Operating Reserve Balance $13,381
Beginning Improvement Fund Balance $381,114
Improvement Fund Interest 4,207
Use of Improvement Fund Interest (4,207)
Improvement Fund Collection/(Use) 11,763
Estimated Ending Improvement Fund Balance $392,877
(1) Levy per EBU rate does not include the County of San Luis Obispo fee of $2.00 per parcel
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-1
METHOD OF ASSESSMENT
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.
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 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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-2
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.
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.
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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-3
EBU Application by Land Use:
(1) 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”).
(2) 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, 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.
(3) 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).
(4) 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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-4
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).
(5) 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 1.0 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).
(6) 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.
(7) 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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-5
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
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).
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
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 5-6
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. In January 2018, BLS introduced a new geographic area sample for the CPI. As
part of the change the index for this area was renamed from San Francisco-Oakland-San Jose to San
Francisco-Oakland-Hayward. The metropolitan area is comprised of Alameda, Contra Costa, Marin, San
Francisco, San Mateo Counties in the State of California. This CPI will be used going forward.
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. In January 2018, BLS introduced a new geographic area sample for the CPI. As
part of the change the index for this area was renamed from San Francisco-Oakland-San Jose to San Francisco-
Oakland-Hayward. The metropolitan area is comprised of Alameda, Contra Costa, Marin, San Francisco, San
Mateo Counties in the State of California. This CPI will be used going forward.
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.
City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 6-1
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.
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City of Atascadero
2018/19 Engineer’s Report – Street and Storm Drain Maintenance District No. 01 (Apple Valley) 7-1
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.
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 1 739.52 400.00
049-192-002 1 739.52 400.00
049-192-003 1 739.52 400.00
049-192-004 1 739.52 400.00
049-192-005 1 739.52 400.00
049-192-006 1 739.52 400.00
049-192-007 1 739.52 400.00
049-192-008 1 739.52 400.00
049-192-009 1 739.52 400.00
049-192-010 1 739.52 400.00
049-192-011 1 739.52 400.00
049-192-012 1 739.52 400.00
049-192-013 1 739.52 400.00
049-192-014 1 739.52 400.00
049-192-015 1 739.52 400.00
049-192-016 1 739.52 400.00
049-192-017 1 739.52 400.00
049-192-018 1 739.52 400.00
049-192-019 1 739.52 400.00
049-192-020 1 739.52 400.00
049-192-021 1 739.52 400.00
049-192-022 1 739.52 400.00
049-193-001 1 739.52 400.00
049-193-002 1 739.52 400.00
049-193-003 1 739.52 400.00
049-193-004 1 739.52 400.00
049-193-005 1 739.52 400.00
049-193-006 1 739.52 400.00
049-193-007 1 739.52 400.00
049-193-008 1 739.52 400.00
049-193-010 1 739.52 400.00
049-193-011 1 739.52 400.00
049-193-012 1 739.52 400.00
049-193-013 1 739.52 400.00
CITY OF ATASCADERO
Street and Storm Drain Maintenance District No. 01
(Apple Valley)
Fiscal Year 2018/2019 Assessment Roll
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Assessor's
Parcel Number
Equivalent
Benefit Units
Maximum
Assessment
Proposed
Assessment
049-193-014 1 739.52 400.00
049-193-015 1 739.52 400.00
049-193-016 1 739.52 400.00
049-193-017 1 739.52 400.00
049-193-018 1 739.52 400.00
049-193-019 1 739.52 400.00
049-193-020 1 739.52 400.00
049-193-021 1 739.52 400.00
049-193-022 1 739.52 400.00
049-193-023 1 739.52 400.00
049-193-024 1 739.52 400.00
049-193-025 1 739.52 400.00
049-193-026 1 739.52 400.00
049-193-027 1 739.52 400.00
049-193-028 1 739.52 400.00
049-193-029 1 739.52 400.00
049-193-030 1 739.52 400.00
049-193-031 1 739.52 400.00
049-193-032 1 739.52 400.00
049-193-033 1 739.52 400.00
049-193-034 1 739.52 400.00
049-193-035 1 739.52 400.00
049-193-036 1 739.52 400.00
049-193-037 1 739.52 400.00
049-193-038 1 739.52 400.00
049-193-039 1 739.52 400.00
049-193-040 1 739.52 400.00
049-193-041 1 739.52 400.00
049-193-042 1 739.52 400.00
049-193-043 1 739.52 400.00
049-193-044 1 739.52 400.00
049-193-045 1 739.52 400.00
049-193-046 1 739.52 400.00
049-193-047 1 739.52 400.00
049-193-048 1 739.52 400.00
049-193-049 0 - -
049-193-051 1 739.52 400.00
Totals 70 51,766.40$ 28,000.00$
(1) Slight variance in charge or total budget are due to rounding for placement on the tax rolls.
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