RESOLUTION NO

Transcription

1 RESOLUTION NO A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLEASANT HILL APPROVING THE ENGINEER'S REPORT, CONFIRMING DIAGRAM AND ASSESSMENT, AND ORDERING LEVY OF ASSESSMENTS FOR FISCAL YEAR 2017/2018 IN ASSESSMENT DISTRICT NO. 22 WHEREAS, on February 27, 2017, the City Council adopted Resolution No directing the preparation of the fiscal year (FY) 2017/2018 Annual Report for Assessment District No. 22 (AD 22); and WHEREAS, on June 5, 2017, the City Council adopted Resolution No entitled "A Resolution of Intention of the City Council of the to Order Improvements, Levy Assessments and Provide for Public Hearing and Notice in Assessment District 22, 2017/2018 Fiscal Year" (the Resolution oflntention); and WHEREAS, pursuant to the Re solution of Intention, the Engineer's Report on the Levy and Collection of Assessments for FY 2017/2018 for AD 22 prepared by LCC Engineering & Surveying ~ Inc., was filed with the City Clerk and preliminarily approved subject to certain conditions set forth therein; and WHEREAS, the Engineer's Report contains the proposed amounts of the assessments to be levied on assessable lots and parcels or property in all areas of AD 22 for FY 2017/20 18; the plans and specifications for the improvements; an estimate of the costs of the improvements; a diagram for the assessment district; and an assessment of the estimated costs of the improvements; a description of any substantial changes in the improvements; and the other matters required by Section through of the Streets and Highways Code; and WHEREAS, the individual assessments for FY 2017/2018 are not proposed to be increased beyond the maximum assessment range levied in the previous year; and WHEREAS, the Resolution of Intention directed that June 19,2017 at 7:30p.m. at 100 Gregory Lane, Pleasant Hill, California, be the time and place for the City Council to hold a public hearing on the proposed improvements and the proposed assessments for FY 2017/2018; and WHEREAS, a duly noticed public hearing was held on the proposed improvements and the proposed assessments for FY 2017/2018 on June 19, 2017; and WHEREAS, the City Council considered all oral and written protests at the public hearing; and WHEREAS, the City Council may proceed, pursuant to Section of the Streets and Highways Code, to adopt a resolution confirming the levy of the assessments on the assessable parcels of property in the Assessment District, and the adoption of such a resolution shall constitute the levy of assessments on all assessable lots and parcels of property within such zones for fiscal year2017/2018; and

2 Whereas, the assessments which are contained in the Engineer's Report and which will be levied on assessable lots and parcels of property in AD 22 will not exceed the amounts of the assessments which were approved by the property owners by assessment ballots in proceedings for the formation of AD 22. that: NOW, THEREFORE, BE IT RESOLVED, by the City Council of the 1. The public interest, convenience and necessity require that the levy be made. 2. The assessable lots and parcels or property benefited by the improvements and to be assessed to pay the costs and expenses thereof, and the exterior boundaries thereof, are as shown by the Boundary Map and Assessment Diagram of Assessment District No. 22 (FY 2017/20 18) filed in the office of the City Clerk, which is made a part hereof by this reference. 3. Any protests to the proposed improvements and the estimated costs and assessments are overruled. 4. The Engineer's Report is approved and confirmed, including: (a) a description of the plans and specifications of the improvements, any substantial changes to the improvements, the Engineer's estimate of the itemized and total costs and expenses of maintaining the improvements and of the incidental expenses m connection therewith; and (b) the diagram showing Assessment District No. 22, plans and specifications for the improvements to be maintained and the boundaries and dimensions of the respective lots and parcels of land within the assessment district; and (c) the assessment of the total amount of the costs and expenses of the proposed maintenance of improvements upon the several lots and parcels of land in the assessment district in proportion to the estimated benefits to be received by such lots and parcels, respectively, from the maintenance, and of the expenses incidental thereto. 5. The Engineer's Report, the Assessment Diagram, and the assessment contained therein for the payment of the costs of the maintenance and servicing of the improvements in Assessment District No. 22 for fiscal year 2017/2018 are confirmed and hereby levied. The adoption and approval of the Engineer's Report as a whole, and of the plans and specifications, estimate of costs and expenses, the diagram and the assessment, as contained in the report, as herein above determined and ordered, is intended to and shall refer and apply to the report, or any portion thereof. 6. Based upon oral and documentary evidence, including the Engineer's Report, offered and received at the hearing, this City Council expressly finds and determines that: (a) each of

3 the several lots, parcels of land, and property will be specially benefited by the installation and maintenance of the improvements; (b) the amount of the assessment imposed on any parcel will not exceed the reasonable cost of the proportional special benefit conferred on that parcels; and (c) there is substantial evidence to support, and the weight of the evidence preponderates in favor of, the aforesaid finding and determination as to special benefits. 7. Imm:ediately, upon the adoption of this resolution, but in no event later than August 10, 2017, following such adoption, the City Clerk, shall file a certified copy of the diagram and assessment and a certified copy of this resolution with the Auditor of the County of Contra Costa. Upon such filing, the County Auditor shall enter on the County property tax roll opposite each lot or parcel of land the amount of assessment thereupon as shown in the Engineer' s Report. The assessments shall be collected at the same time and in the same manner as County taxes and all laws applying to the collection and enforcement of County taxes shall apply to the collection and enforcement of the assessments. After collection by the County, the net amount of the assessments, after deduction of any costs of collections, shall be paid to the. 8. Upon receipt of the money representing the collection of the assessments, the City shall deposit said collections in a special fund to be used for the costs within the assessment district for the installing or constructing of improvements, servicing, and maintenance, herein ordered. ADOPTED by the City Council of the at a regular meeting of said Council held on the 19th day of June, 2017 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Carlson, Flaherty, Noack, Rinn, Harris None None None MICHAEL G. HARRIS, OD, Mayor ATTEST: {#----- CAROL W. WU, City Clerk APPR,~ FORM; c?t7?-- JANifECOLESON, City Attorney

4 CITY OF PLEASANT HILL ASSESSMENT DISTRICT NO. 22, Contra Costa County, California prepared by LCC Engineering & Smveying, Inc. Martinez, California MAY 2017

5 TABLE OF CONTENTS Table of Contents 1 Certificate of Filing 11 Part A District Boundaries and Properties to be Assessed 3 Part B Description of Improvements 3 'Part C stimate of Cost 11 ~ Part D Assessment Rationale PartE Calculation of Assessments 18 Part F Assessment Roll 20 Tables 1. Estimate of Cost, Grayson Woods 2. Estimate of Cost, Galle1y Walk 3. EDUs by Land Use, Grayson Woods EDUs by Land Use, Gallery Walk , -, 1 Attachments I 1. Assessment Roll ( 8 pages) fl ~::::::~;;~;:~:'a~:(~~l~e:) 17, ) 4. Bureau of Labor Statistics Data (Consumer Price Index-All Urban Consumers) 5. Plans and Specifications for the work (bound separately)

6 CERTIFICATE OF FILING CITY OF PLEASANT HIL, ASSESSMENT DISTRICT NO. 22 CONTRA COSTA COUNTY, CALIFORNIA (Pursuant to the Landscaping and Lighting Act of 1972) The undersigned respectfully submits the enclosed Engineer's Report as directed by the City Council of the. LCC Engineering & Surveying, Inc. Date: ll1t; /; 'Jif/7 By. I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was filed with me on the lc.j*' day of /11a.'J-, City Clerk Contra Costa County, California By: ~kdfdz_ Pt,IJu'; C/lej Clll'/c I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was approved and confirmed by the City Council of the, California, on the of, day City Clerk Contra Costa County, California By: I HEREBY CERTIFY that the enclosed Engineer's Report, together with Assessment and Assessment Diagram thereto attached, was filed with the County Auditor of Contra Costa County on the day of, City Clerk Contra Costa County, California By: ii

7 ENGINEER'S STATEMENT On December 1, 1997 the City Council of the acting pursuant to the provisions of Section et. seq. of the Streets and Highways Code (The Landscaping and Lighting Act of 1972) adopted Resolution No forming Assessment District No. 22 (Grayson Woods), hereafter the "District." On April!, 2002 the City Council of the adopted Resolution No annexing Subdivision 8304 (Gallery Walk) into Assessment District No. 22. The annual cost to maintain improvements in the Gallery Walk Annexation is tracked separately from Grayson Woods by the City Finance Department. The undersigned being duly appointed as Engineer of Work for Assessment District No. 22, City of Pleasant Hill, Contra Costa County, California, Fiscal Year, makes this rep01i, as directed by the City Council, pursuant to Section of the Streets and Highways Code (Landscaping and Lighting Act of 1 072) and Article XIIID of the Constitution of the state of California. The improvements, which are the subject of this report, are briefly described as the installation; servicing and maintenance of public landscaping and street lighting within the boundaries of Assessment District No. 22. This Engineer's Rep01i contains the following parts and attachments: Part A- A description of the District boundaries and properties to be assessed (including attached assessor's parcel maps and assessment diagram) Pati B A description of the improvements to be made Part C An estimate of the cost of the improvements Part D- The rationale for distributing the cost of the improvements Part E- A statement of the method used to calculate the assessment for each parcel Part F-A list of parcels by assessor's parcel number, owner, street address, owner's mailing address and the assessment on each parcel (Assessment Roll) The amounts to be paid for the improvements, including incidental expenses are summarized as follows: INCOME AND EXPENSE SUMMARY Grayson Woods ESTIMATE PROJECTED ESTIMATE Balance July 1 72,722 73,353 59,910 Income 35,961 35,961 35,961 Expense 32,047 49,404 53,103 Balance June 30 76,636 59,910 42, Gallery Walk ESTIMATE PROJECTED ESTIMATE Balance July 1 76,013 97,236 88,785 Income 29,567 29,567 29,567 Expense 94,112 38,018 94,526 Balance June 30 11,468 88,785 23,826

8 No bonds or notes are proposed to be issued in for the purpose of financing the improvements which are the subject of this report. Reference is made to the engineer's cost estimate provided elsewhere in this report for details not provided in the summary cost estimate above. The special benefits to be received by each parcel of land within Assessment District No. 22 are more pa11icularly described in Pm1s A through F of this rep011. We do hereby assess the net cost of the improvements upon the various parcels of land within the District in propmtion to the estimated special benefits to be received, respectfully, by each parcel from the improvements. LCC Engineering & Surveying, Inc. Engineer of Work 2

9 Part A- DISTRICT BOUNDARIES AND PROPERTY TO BE ASSESSED The boundaries of Assessment District No. 22 are identical to the boundaries of the tracts of land identified and embraced within the heavy black lines on the maps entitled "Amended Map, Subdivision 7243, Grayson Woods" and "Subdivision 8304, Gallery Walk." The Assessment District contains 237 single-family residential lots, a golf course, open space, scenic easements, public streets and rights of ways. In total there are 248 assessor's parcels within the District Boundaries. The District Boundaries and each of the parcels within the District are shown on the maps entitled "Assessment Diagram" which are attached to this report and are on file with the City Clerk. The Assessment Diagram refers to the attached Maps of the Contra Costa County Assessor for an exact description of the lines and dimensions of each lot or parcel of land within the District. Each parcel on the Assessment Diagram is keyed to the assessment, which appears in the Assessment Roll, by its Assessor's Parcel Number. Copies of the Assessor's Maps are attached to this report. Part B- DESCRIPTION OF IMPROVEMENTS 1. Grayson Woods The improvements consist of the maintenance, servicing, installation and construction of landscaping and street lighting on public streets, easements, and right of ways immediately adjacent to and within the Grayson Woods subdivision. The improvements to be maintained consist of public street lighting systems and public landscaping including, but not limited to, trees, shrubs, vines, ground cover, tmf, and asphalt pathways. The services to be provided include, but are not limited to, litter and debris removal, irrigation system adjustment, maintenance and repairs, pruning, staking, fetiilizing, plant replacement and restoration, weed control, erosion control, trimming of vegetation, and removal of debris in creek areas. The improvements to be maintained and serviced were installed in by the developer of Grayson Woods at an estimated cost of$240,000. Street lighting installed by the developer of Grayson Woods is shown on the improvement plans for Reliez Valley Road Widening, revision dated , 11 sheets and on the improvement plans for Subdivision 7243, revision , 19 sheets. Both sets of improvement plans are available for review in the office of the City Engineer and are incorporated in this repmi by reference. There are 30 total lights to be serviced and maintained: 6 on Reliez Valley Road, 5 on Grayson Road, 8 on Fairway Street and 11 on Golf Links Street and adjoining culdesacs. The County will service and maintain the lights on Reliez Valley Road and this cost has been excluded from the District. Plans and specifications for the service and maintenance of public street lights are published by PGandE and are incorporated into this report by reference. The landscaping to be maintained by the assessment district is shown on the Landscape Plans for Grayson Woods prepared by Rose Associates, dated , which plans are available for review in the office of the City Engineer and are incorporated into this report by reference. Areas to be maintained lie within scenic landscape easements dedicated on the amended subdivision map along the north side of Grayson Road and the east side of Reliez Valley Road. A 1 W' irrigation water meter located at the westerly return of Golf Links Street serves the Grayson Road frontage and a 1 Yz" meter located on Iron Hill Street serves the Reliez Valley Road frontage. According to the report prepared by the City's Maintenance Superintendent dated July 9, 1997, a copy of which is available in the office of the City Engineer, there are approximately 66,000 square feet oflandscaped 3

10 area within the project. There are 1,768 trees, shrubs and vines planted along the easement. There are also 2,500 square feet of tmf area, and several hundred square feet of raised annual color beds. The landscape maintenance services to be provided include mowing and edging of tmf, weekly litter control, adjusting the irrigation system, pruning, staking, fe1tilizing and plant replacement. Annual raised color beds must be changed three times a year. Weed control must be provided on an as needed basis, weekly at first, and then monthly. Erosion control and repairs are to be provided as necessary. The small creek along the east side of Reliez Valley Road empties into a 48" pipe with a trash rack. Vegetation in a creek running through a landscaped easement must be pruned and cleaned and periodic slope stabilization provided as necessary to assure proper drainage. Maintenance of public open space parcels F, H and I will be provided under the District. Other services, which the District may provide but which have not been budgeted in the cunent year, include the repair or resmfacing of the asphalt path along Reliez Valley Road. Maintenance of the public open space within the development may be provided under the District but has also not been budgeted in the current fiscal year estimate. In FY City staff began the maintenance services that had previously been contracted with a private landscape maintenance firm. In FY erosion slope repairs along the western borders of the Grayson Woods Subdivision were made. Two large soil /slump areas developed during the winter storms of 2005 and 2007 and damaged the stability of the slope behind 460 and 462 Ironhill Road. The proposed a low cost method to keep stabilize the soil and slope. A Plate Pile System inse1ts plates affixed to steel poles into stable emth underneath the loose soil, transmitting the slide forces into the stiffer soil. The technique is similar to pin-piles used in large landslide repair, but with less disturbance and Street In improvements were made to the entrance and the median on Iron Hill Street. The median on Iron Hill Street received new bark and the existing shrubs were groomed. Before 20 I 0-11 Improvement: 4

11 After Improvements: June 2015 May 2016 Iron Hill Street 5

12 The entrance to Grayson Woods on Golf Links Street and the roadside on Grayson Road between Iron Hill Street and Golf Links Street received enhancements as well. June 2015 GolfLinks Street Grayson Road 6

13 Iron Hill Street Grayson Road GolfLinks Street In FY , several Park Mutt Mitt dispensers have been installed along Grayson Road. In FY , in addition to routine maintenance a Pathway Resurfacing and Restoration Project resurfaced the path along Reliez Valley Road. In FY there were no new or substantial changes in improvements for Grayson Woods New improvements or substantial changes in improvements proposed for Grayson Woods for the fiscal year, include the reconstruction of approximately 335 linear feet of the four foot-wide asphalt pathway along Grayson Road and Reliez Valley Road. 2. Gallery Walk The subdivision contains 133 residential lots, private streets and common area. These parcels of land were annexed to the existing assessment district and are shown on the diagram attached. The landscaping to be maintained by the Assessment District is shown on the Landscape Plans for Subdivision 8304 prepared by Thomas Baak and Associates, dated December 2000, which plans are on file with the City Engineer and are incorporated into this repot1 by reference. 7

14 Areas to be maintained lie within an area marked "Scenic Easement" indicated on Subdivision Map 432 M 44 and in the public right of way generally located along West Hookston Road, Cleveland Road, Astrid Drive and on the East Bay Municipal Utility District (EBMUD) right of way. The improvements consist of the maintenance, servicing, installation, and construction of the landscaping and street lighting on public streets, easements, right of ways immediately adjacent to Subdivision 8304, Gallery Walk. The improvements to be maintained consist of public street lighting systems and public landscaping including but not limited to trees, shrubs, vines, ground cover, turf, concrete sidewalks, and asphalt pathways. The services to be provided include, but are not limited to litter: and debris removal; irrigation system adjustment, maintenance and repairs; pruning, staking, fertilizing, plant replacement and restoration; weed control; erosion control; and trimming of vegetation. The services in the public right of way adjacent to West Hookston Road, Cleaveland Road, and Astrid Drive are limited to street lighting and street tree trimming. The maintenance of ground cover, turf, irrigation, and litter and debris removal in these areas is provided by the property owner or the Homeowner' s Association. 1 In FY , projects included planting of trees and shrubs, irrigation, benches, ornamental trash cans and ditch improvements along W. Hookston Rd, and maintenance of the asphalt pathway, including placement of bark, shrubs and boulders in bare areas. In FY , projects included the installation of benches and ornamental trash cans, and maintenance of the asphalt pathway, including placement of bark, plantings and boulders in bare areas. The work also included an irrigation controller backflow device and irrigation system improvements. June 2015 The photograph above shows the asphalt path looking nmih from Astrid Dr to West Hookston Road 1 Added per Council Direction, 4/1102 8

15 In FY , Landscape improvements consisted of the construction of a mound with shrubs and moss rocks on the East side along the buildings to improve the appearance. Benches, Mutt Mitt dispensers and garbage cans were installed as well. June 2015 June 2015 Projects in FY included transferring the cost of maintaining five street lights, which were installed with the subdivision, to the District and to be paid for by District funds. They are identified in the table below and shown on the Assessment Diagram. The following street lights are eligible for inclusion in the Gallery Walk expense: Street Light # Location 2326 Nmih corner of Astrid Drive and Cleaveland Road 2325 East side Cleaveland Rd + 140' South ofbeatrice Road 2324 East side Cleaveland Rd + 30' South of Babette Ct South side West Hookston Road + 115' East of Cleaveland Road 2322 South side West Hookston Road+ 407' East of Cleaveland Road 9

16 Assessment District No. 22, FY In FY , in addition to routine maintenance staff and the District Engineer continued to coordinate ongoing discussions between the City, EBMUD and Central Contra Costa Sanitary District (CCCSD) to investigate the possibility of installing a new recycled water irrigation system on the EBMUD right of way. The conclusion of this investigation suggested that at this time a recycled water system would be too costly to bring to this site. In FY , in addition to routine maintenance staff and the District Engineer focused on a EBMUD Greenbelt Landscape Redesign Project which will convert the large expanse of lawn that makes up the majority of the site into an aesthetically pleasing, low water, low maintenance landscape area. In FY , design of the EBMUD Greenbelt Landscape Improvement Project at Gallety Walk was completed; this project will convert a portion of the lawn area, into an aesthetically pleasing, low water, low maintenance landscape area. New improvements or substantial changes in improvements in FY include the construction of the EBMUD Greenbelt Landscape Improvement Project. 10

17 Part C- ESTIMATE OF COST Grayson Woods The estimated cost of the improvements for the current fiscal year including incidental expense is indicated in Table 1. The total cost of the improvements has been reduced by a contribution from the City for the general benefit, which is estimated to be received by owners of property outside of the District boundaries. It has been assumed that there will be an occasional need to repair the stone monument entrance signs, electroliers or other facilities. Surplus funds will be used to replace facilities when required and may also be used to resurface the asphalt path along the Reliez Valley Road frontage. Gallery Walk The estimated cost of the improvements for the current fiscal year including incidental expense is indicated in Table 2. The total cost of the improvements has been reduced by a contribution from the City for general benefit, which is estimated to be received by owners of property outside of the District boundaries. The amount of the contribution was increased beginning in FY The increase is for the general benefit attributable to the mature landscaping that is maintained by this development as discussed in Part D. The balance forward may be used to resurface the asphalt concrete path in the future and to install drought tolerant and water conservation measures on the EBMUD RJW. 11

18 Table 1 ESTIMATE OF COST (Grayson Woods) Balance Forward Estimate Projection 72,722 73, Estimate 59,910 Revenues Interest Assessments General Benefit Contrib 1,000 1,000 32,550 32,550 2,411 2,411 1,000 32,550 2,411 Total Revenues 35,961 35,961 35,961 EXPENDITURES: AD 22 Genl Maint Div./Sal Benefit (1) Engineering Annual Report C/S Professional C/S Construction (3) Maint. Sdwk Maint!Landscape Maint!Walls/Bar Utii/Gas-Eiect Utii/Water Util/other Advertising Govt Lie and Fees Supls/Land Mtri/Equipment (2) 1,267 13,271 14,140 6,000 6,000 16, ,600 3,417 2,947 2,615 1,420 1, ,500 3,500 1,500 14,564 6,000 20, ,600 2,693 1, ,500 Total Expenditures 32,047 49,404 53,103 Ending Balance 76,636 59,910 42,768 (1) (2) (3) City Staff began maintenance of area as of 8/1/07. Includes Engineering staff time. Includes improvements to Entrance of Grayson Woods including new color and mulch..asphalt pathway (Grayson Road and Reliez Valley Road)= $20,

19 Table 2 ESTIMATE OF COST (Gallery Walk) Balance Forward Estimate 76, Projection 97, Estimate 88,785 Revenues Interest Assessments General Benefit Contrib (4) 1,241 24,936 3,390 1,241 24,936 3,390 1,241 24,936 3,390 Total Revenues 29,567 29,567 29, Note: EXPENDITURES: AD 22 Genl Maint Div./Sal Benefit (1) Engineering LCC Annual Report CIS Professional (3) CIS Construction (4) Main\. Sdwk UtiiiGas-Eiect (2) Utii/Water (3) 13,791 6,000 70,000 1, ,800 13,791 6,000 12,380 1,000 1,801 14,205 6,000 70,000 1, UtiiiOther Advertising Govt Lie and Fees Suplslland MtriiEquipment --:::-,=2.!:.;.,0,.:..,00; 7,0.,.:,00~-----.,...,-2-::-,0'::-0::-0 Total Expenditures 94,112 38,018 94,526 Ending Balance 11,468 88,785 23,826 (1) Work performed by City Crews. Includes Engineering Division Staff time/costs. (2) Street Lights (3) Landscape Design Services = $12,380 (4) Landscape Construction = $70,000 (Greenbelt Landscape Redesign)

20 Part D- ASSESSMENT RATIONALE All of the improvements to be serviced and maintained by the assessment district have been constructed for the benefit of either Grayson Woods or Gallery Walk subdivisions and are of special benefit to the various parcels of land within the subdivision boundaries. They improve the quality of life on a day to day basis by providing an attractive, clean, safe and secure environment in which to live and work. The relative benefits estimated to be received from the improvements by improved and unimproved use within the District is discussed in the following paragraphs. SPECIAL BENEFIT 1. Grayson Woods a. Street Lighting Residential parcels Street lighting provides for the safety of motorists as well for the safety of pedestrians on streets that are within and immediately adjacent to the Grayson Woods and Gallery Walk subdivisions. Street lighting also enhances the appearance of property at night. It facilitates law enforcement and thereby improves propet1y security. The estimated special benefit received by an improved residential parcel of land within the Grayson Woods and Gallery Walk subdivisions from street lighting is directly proportionate to that parcel's lighted frontage. Street lighting is distributed uniformly throughout the developments and all parcels have essentially the same level of illumination. Parcel frontages may be seen to vary due to location, for example, cul de sac or comer lots, and due to topography as may be seen with hillside lots. This variation in parcel frontage is seen to be of little consequence in terms of the relative benefit received by a single family residential parcel, (i.e. cul de sac and comer lots benefit the same from street lighting as do midblock lots). It is reasonable to assume that each single family residential lot receives the same benefit from street lighting and each is assessed an equal unit of street lighting benefit. The net cost to provide street lighting on Grayson Road and on Reliez Valley Road is seen to be of equal benefit because all propetiies must access the subdivision by one of these routes. Golf Course Clubhouse/Restaurant and Parking The benefit received by the golf course clubhouse/restaurant and parking area from street lighting may be evaluated in terms of the benefit received by a single family residence. The clubhouse benefits the same from vehicle and pedestrian safety as well as from enhanced property appearance and security. The clubhouse parking lot frontage is roughly equivalent to that for four average lots and its street lighting benefit is presumed to propmiionately the same. 14

21 Assessment District No. 22, FY Remainder of Golf Course The remainder of the golf course including its fairway, rough, greens, and open space receives limited special benefit from street lighting. That portion of the fairway which fronts on a lighted street benefits from the safety provided to pedestrians and motorists. Lighting provides security as well. Assuming a typical lot has a frontage of 50 feet, an equivalent number of units of street lighting benefit for the golf course fairway may be calculated by dividing a parcel's street frontage by 50. Open Space and Scenic Easements These parcels do not have lighted frontage paid for by the District and do not benefit from street lighting and they therefore have not been assessed. b. Landscape Maintenance Residential parcels The maintenance of landscaping along Reliez Valley Road and Grayson Road is of special benefit to all residential property within the Grayson Woods development in that it enhances the appearance of the development and improves the quality of life within the development on a day to day basis. The cleaning and removal of debris from drainage ditches assures that drainage from upstream properties may pass freely through the development. All properties must access the property via Reliez Valley Road or Grayson Road and the benefit to each single family residential parcel is presumed to be the same irrespective of location within the development. Golf Course Clubhouse/Restaurant and Parking Based upon frontage, it is reasonable to assume that the relative benefit received by the golf course clubhouse/restaurant and parking area is equivalent to that received by four residential parcels. The access to this facility is over Grayson Road or Reliez Valley Road and the enhanced appearance of these frontages is of special benefit to the owners of this facility. Remainder of Golf Course The remainder of the golf course including its fairways, greens, rough, and open space does not benefit from the landscape maintenance services provided on Reliez Valley and Grayson Roads. Open Space and Scenic Easements These parcels do not benefit from landscape maintenance and are not assessed. The work perfotmed on these parcels is for the special benefit of the adjoining properties. Unimproved Parcels This development has been built out and no vacant (unimproved) parcels remain. 2. Gallery Walk All of the improvements to be serviced and maintained by the annexation to the Assessment District have been constructed for the benefit of Subdivision 8304, Gallery Walk, and are of special benefit to the various parcels of land within the subdivision boundaries. 15

22 Street lighting provides for the safety of motorists as well for the safety of pedestrians on streets that are within and immediately adjacent to the Gallery Walk subdivision. Street lighting also enhances the appearance of property at night. It facilitates law enforcement and thereby improves property security. The trimming of street trees 1 along West Hookston, Cleveland Road, and Astrid Road is of special benefit to all residential property within the Gallery Walk development in that it enhances the appearance of the development and improves the quality of life within the development on a day to day basis. The cleaning, removal of debris, and maintenance along and adjacent to the path on the EBMUD right of way assures that properties within the development are enhanced. The net cost to provide street lighting on West Hookston Road, Cleveland Road and on Astrid Road is seen to be of equal benefit because all properties must access the subdivision by one of these routes. Since all properties must access the development via West Hookston Road, Cleveland Road or Astrid Road, the benefit to each residential parcel is presumed to be the same irrespective of location within the development. The special benefit received by the areas designated as common area on the Subdivision Map is assigned on an equal basis to the residential properties and is included in the assessment for the residential parcels. Common areas themselves are not assessed. GENERAL BENEFIT 1. Grayson Woods a. Street Lighting The street lighting on Reliez Valley Road and on Grayson Road is not only of benefit to residents, owners and employees in Grayson Woods. It benefits the remaining traffic on these two streets as well. This "general benefit" which accrues to property owners outside of the assessment district boundaries may not be assessed to the owners of the Grayson Woods development. It is estimated that 50% of the lighting, (i.e. the lighting which benefits the west side of Reliez Valley Road) and the south side of Grayson Road is general benefit. The lights on Reliez Valley Road are paid for by the County. The estimate of cost provides for a contribution to be made by the City for one half of the cost to service and maintain the lights on Grayson Road to offset the estimated general benefit, which these facilities provide. b. Landscape Maintenance The pathway, which traverses the easterly side of Reliez Valley Road, is a continuous path not specifically related to the Grayson Woods development. While it is of benefit to the tract, it also benefits the general public. The cost to maintain the path itself has not been included in the current cost estimate. The adjoining landscaping between the path and the road, however, is to be maintained by the district. It is reasonable that the cost to maintain this landscaping, approximately 8,500 square feet, be shared by the development and the general public. Assuming that the General Benefit is represented by the opposite side of the street, it is reasonable that cost be divided equally between the development and the public. The estimate of cost provides for a contribution to this effect. 1 Revised per City Council direction, 4/1/02 16

23 2. Gallery Walk a. Street Lighting The street lighting on West Hookston Road, Cleveland Road and Astrid Road is not only of benefit to residents and owners in Gallery Walk. It benefits the remaining properties on these three streets as well. The general benefit which accrues to property owners outside of the assessment district boundaries may not be assessed to the owners of the Gallery Walk development. It is estimated that 50% of the lighting, (i.e. the lighting which benefits the notih side of West Hookston Road and the west side of Cleveland Road and the south side of Astrid Road) is general benefit. The existing lights on the north side of West Hookston Road, and the west side of Cleveland Road are paid for by the City, which offsets the cost estimated for general benefit, which the new facilities will provide. b. Landscape Maintenance The pathway which traverses the EBMUD right of way is an existing continuous path not specifically related to the Gallery Walk development and benefits both the tract and public. The cost to maintain the path itself has been included in the current cost estimate. The estimate of cost also provides for a contribution, which offsets the general benefit to the public. In FY the general benefit contribution has been increased to reflect the benefit of the landscaping adjacent to the path to the property owners outside of the District Boundaries. The general benefit received may be related to the benefit received by the properties adjacent to the south east of the EBMUD Right of Way in the block bounded by West Hookston Rd., Contra Costa Boulevard and Astrid Drive These properties include one single family residence (SFR), six commercial stores, and two vacant commercial lots. The benefit received by a commercial store for park and recreation improvements is much less than for residential use. Assuming that this benefit is in the order of one half of a SFR and vacant land is one half the commercial benefit, we calculate the general benefit of adjacent land as = 6 x Y2 + 2 x 1;4 + 1 = 4.5 EDU. The %benefit received by this block may be calculated as= 4.5 I ( ) = 3.3% In addition, general benefit accrues to the public at large based upon the improved experience while traversing the path on bicycle or foot or from occasional visitors from outside the neighborhood. This "pass through" general benefit is difficult to quantify. Ten percent is a reasonable allowance. Assuming pass through benefit to be 1 0%, the total general benefit is estimated to be % = 13.3%. Summaty of Assessment Rationale In summary, each residential parcel within the Gallety Walk Annexation benefits equally from street lighting and landscaping improvements and the total estimated cost of the improvements less the City contribution for general benefit has been distributed equally among the parcels. 17

24 PARTE CALCULATION OF ASSESSMENTS 1. Grayson Woods In summmy, each improved single family residential parcel is assumed to benefit equally from the landscaping and lighting improvements within the Grayson Woods development. Unimproved residential lots are assumed to receive 100% of the benefit of an improved residential lot. The golf course clubhouse benefit is assumed to be equal to that for 4 single family residences. Remaining areas of the golf course benefit from street lighting only. This street lighting benefit is calculated by dividing the parcel's frontage by 50 feet, a typical frontage for a residence. Street lighting costs are roughly 7% of the total operating cost and equivalent units of benefit are calculated by multiplying the street lighting units by The general benefit estimated to be received by property owners outside of the District is offset by contributions in the cost estimate. Based on the foregoing equivalent dwelling units (EDUs) have been assigned to each assessor's parcel number (APN) by land use. They are listed in Table 3 below: Table 3 Grayson Woods EDUs by Land Use Description APNs Single Family Residential 104 Golf Course Clubhouse 2 Open Space (F,H and I) 4 Total 110 EDUs per Parcel Total EDUs The net total amount to be assessed has been distributed among the various parcels of land within the District in accordance with the estimated special benefits to be received, respectively by each parcel from the improvements. The annual assessment amounts will be calculated each fiscal year as follows: Step 1: Calculate the assessment per EDU by dividing the total net assessment (Table 1) by the total ED Us in the District (Table 3). Step 2: Calculate the annual assessment amount for each land use categoty by multiplying the assessment per EDU by the EDU factor for that land use categoty. Upon formation, the amount of assessment levied per EDU was established to fall within a range from $289 to $359, with the exact amount to be levied in any given year to be determined by the budget for that year. This range of assessments was the range for FY and the report provided that it may be increased in each subsequent year by the percentage of the California Consumer Price Index (CPI). This range of assessments for FY and in each subsequent year may be by the percentage increase from December of the prior year to December of the current year in the annualized California Consumer Price Index, San Francisco Bay 18

25 Region, All Urban (CPI), as determined by the California Department of Industrial Relations. The maximum amount of assessment in any future year shall not exceed $359, as adjusted by the CPI, unless assessments are increased in accordance with the law. From FY through , it was not necessary to increase assessments by the increase in the CPI and assessments were levied at the rate of $ per EDU. Increased maintenance costs have resulted from an increase in the cost of living during this period. In FY , assessments were adjusted by approximately 4% from $289 to $300 per EDU. The City contributes to this District for general benefit and adjusted its contribution by 4% as well. The maximum range of assessments was adjusted in FY by the increase in the CPI, 3.3%. The assessment for FY will be $ and the maximum assessment will remain at $ per EDU per year. Assessments from FY through included an annual installment of $1,000 for repairs to the entrance monument (sign) or other facilities. It was assumed that this repair would be necessary within five years. This installment payment was provided for in Resolution No upon formation of the District. To date repairs have not been required and the funds accumulated remain in reserve. 2. Gallery Walk The net total amount to be assessed has been distributed among the various parcels of land within the Gallety Walk Annexation in accordance with the estimated special benefits to be received, respectively by each parcel from the improvements. Each residential lot is assigned an equal dwelling unit, "EDU." The assessment per EDU is calculated as the total estimated cost less the general benefit contribution by the City is shown in Table 2 divided by the total EDUs. Table 4 Gallery Walk EDUs by Land Use Description APNs Single Family Residential 133 Total 133 EDUs per Parcel 1.00 Total EDUs The total amount of assessment levied per equivalent unit shall be in a range from $ to $234.35, with the exact amount to be levied in any given year to be determined by the budget for that year. This range of assessments is the range for FY and it may be adjusted in each subsequent year by the percentage increase from December of the prior year to December of the current year in the annualized California Consumer Price Index, San Francisco Bay Region, All Urban (CPI), as determined by the California Department of Industrial Relations. The maximum amount of assessment in any future year shall not exceed the maximum amount stated, as adjusted by the CPI, unless assessments are increased in accordance with the law. 19

26 In FY assessments were levied at the maximum rate (234.36) in order to establish a reserve fund for plant establishment. In FY assessments were levied at the lower rate indicated in the initial report ($187.49). The maximum range of assessments will not be adjusted in FY by the increase in the CPI and the maximum assessment will remain $ Upon formation of the District and for several years following, the EBMUD Right of Way was not landscaped and there were no significant maintenance costs associated with the Right of Way except the deferred maintenance costs for the asphalt path. The general benefit contribution was calculated as 10% of the deferred cost of an asphalt concrete overlay. The Right of Way is now fully landscaped and the general benefit to prope1ties outside of the District Boundaries accrues due to the maintenance of the planting and irrigation improvements as well as the maintenance of the path. The percentage of General Benefit is calculated on page 18. The general benefit is calculated as 13.3% of the estimated cost of maintenance (not including ale 1300, engineering studies) or X $25,492 = $3,390. MAXIMUM RESERVE The maximum reserve permitted in any year is calculated as the annual maintenance budget necessary to maintain the improvements through December 31 of the fiscal year plus the installment payment reserve authorized by resolution of the City Council. December 31 represents approximately 50% of the fiscal year in days. The surplus in excess of 50% has been programmed to pay for the deferred maintenance of the asphalt path in each subdivision. In addition a Water Conservation Project is being planned for Gallery Walk. PART F- ASSESSMENT ROLL An Assessment Roll for the District has been prepared, based on the Assessment Methodology described in Parts D and E of this rep mi. The Assessment Roll which includes the net annual assessment for FY and shows the Assessor's parcel number, owner of record, situs address and mailing address for each parcel as ofthe Assessor's current ownership roll. Roll listing parcel data is on file in the City Clerk's Office. 20