CITY OF PLEASANT HILL ASSESSMENT DISTRICT NO. 22

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1 ENGINEER'S REPORT On the levy of an annual assessment ithin CITY OF PLEASANT HILL ASSESSMENT DISTRICT NO. 22 for the Fiscal Year pursuant to the Landscaping and Lighting Act of 1972 City of Pleasant Hill Contra Costa County, California prepared by Leptien, Cronin, Cooper, Morris & Poore, Inc. dba LCC, Inc Civil Engineering & Land Surveying 93 Estudillo Street Martine, CA JUNE 215

2 City of Pleasant Hill Assessment District No. 22, FY Engineer's Report Fiscal Year CONTENTS Contents Certifications 11 Engineer's Report Part A - District Boundaries and Properties to be Assessed Part B - Description of Improvements Pait C - Estimate of Cost Part D - Assessment Rationale Part E - Calculation of Assessments Part F - Assessment Roll Tables Table 1 - Estimate of Cost, Grayson Woods Table 2 - Estimate of Cost, Gallery Walk Table 3 -EDUs by Land Use, Grayson Woods Table 4 - EDUs by Land Use, Gallery Walk Attachments Assessment Roll (8 Pages) Assessment Diagrams (2 11" x 1 7") Assessor's Parcel Maps ( 4 pages) Bureau of Labor Statistics Data (Consumer Price Index-All Urban Consumers) Plans and Specifications for the ork (bound separately)

3 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 City of Pleasant Hill. LEPTIEN, CRONIN, COOPER, MORRIS & POORE, Inc. I HEREBY CERTIFY that the enclosed Engineer's Report, together ith Assessment and Assessment Diagram thereto attached, as filed ith me on the day of, 215. City Clerk City of Pleasant Hill Contra Costa County, California _ I HEREBY CERTIFY that the enclosed Engineer's Report, together ith Assessment and Assessment Diagram thereto attached, as approved and confirmed by the City Council of the City of Pleasant Hill, California, on the of, 215. City Clerk City of Pleasant Hill Contra Costa County, California day I HEREBY CERTIFY that the enclosed Engineer's Report, together ith Assessment and Assessment Diagram thereto attached, as filed ith the County Auditor of Contra Costa County on the day of, 215. City Clerk City of Pleasant Hill Contra Costa County, California ii

4 City of Pleasant Hill Assessment District No. 22, FY ENGINEER'S REPORT On December 1, 1997 the City Council of the City of Pleasant Hill acting pursuant to the provisions of Section 225 et. seq. of the Streets and Highays Code (The Landscaping and Lighting Act of 1972) adopted Resolution No forming Assessment District No. 22 (Grayson Woods), hereafter the "District." On April 1, 22 the City Council of the City of Pleasant Hill adopted Resolution No annexing Subdivision 834 (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 report, as directed by the City Council, pursuant to Section of the Streets and Highays Code (Landscaping and Lighting Act of 172) and Article XIIID of the Constitution of the state of California. The improvements, hich are the subject of this report, are briefly described as the installation; servicing and maintenance of public landscaping and street lighting ithin the boundaries of Assessment District No. 22. This Engineer's Report contains the folloing 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) Part 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, oner, street address, oner's mailing address and the assessment on each parcel (Assessment Roll) The amounts to be paid for the improvements, including incidental expenses are summaried as follos: INCOME AND EXPENSE SUMMARY Grayson Woods ESTIMATE PROJECTED ESTIMATE Balance July 1 8,4 72,4 77,353 Income 35,961 35,665 35,961 Expense 33,988 3,612 58,16 Balance June 3 81,977 77,353 55, Gallery Walk ESTIMATE PROJECTED ESTIMATE Balance July 1 83,971 81,343 83,3 Income 27,91 27,91 29,567 Expense 39,551 25, ,682 Balance June 3 71,511 83,3 18, 186

5 City of Pleasant Hill Assessment District No. 22, FY No bonds or notes are proposed to be issued in for the purpose of financing the improvements hich are the subject of this report. Reference is made to the engineer's cost estimate provided elsehere in this report for details not provided in the summary cost estimate above. The special benefits to be received by each parcel of land ithin Assessment District No. 22 are more particularly described in Parts A through F of this report. We do hereby assess the net cost of the improvements upon the various parcels of land ithin the District in proportion to the estimated special benefits to be received, respectfully, by each parcel from the improvements. Leptien, Cronin, Cooper, Morris & Poore, Inc. Engineer of Work 2

6 City of Pleasant Hill Assessment District No. 22, FY 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 ithin the heavy black lines on the maps entitled "Amended Map, Subdivision 7243, Grayson Woods" and "Subdivision 834, Gallery Walk." The assessment district contains 237 single-family residential lots, a golf course, open space, scenic easements, public streets and rights of ays. In total there are 248 assessor's parcels ithin the District Boundaries. The District Boundaries and each of the parcels ithin the District are shon on the maps entitled "Assessment Diagram" hich are attached to this report and are on file ith 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 ithin the District. Each parcel on the Assessment Diagram is keyed to the assessment, hich 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 ays immediately adjacent to and ithin 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, turf, and asphalt pathays. The services to be provided include but are not limited to litter and debris removal, irrigation system adjustment, maintenance and repairs; pruning, staking, fertiliing, plant replacement and restoration; eed control; erosion control; trimming of vegetation and removal of debris in creek areas. The improvements to be maintained and serviced ere installed in 1997 /98 by the developer of Grayson Woods at an estimated cost of $24,. Street lighting installed by the developer of Grayson Woods is shon on the improvement plans for Relie 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 revie in the office of the City Engineer and are incorporated in this report by reference. There are 3 total lights to be serviced and maintained: 6 on Relie Valley Road, 5 on Grayson Road, 8 on Fairay Street and 11 on Golf Links Street and adjoining culdesacs. The County ill service and maintain the lights on Relie 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 PG&E and are incorporated into this report by reference. The landscaping to be maintained by the assessment district is shon on the Landscape Plans for Grayson Woods prepared by Rose Associates, dated , hich plans are available for revie in the office of the City Engineer and are incorporated into this report by reference. Areas to be maintained lie ithin scenic landscape easements dedicated on the amended subdivision map along the north side of Grayson Road and the east side of Relie Valley Road. A 1 Y" irrigation ater meter located at the esterly return of Golf Links Street serves the Grayson Road frontage and a 1 Y" meter located on Iron Hill Street serves the Relie Valley Road frontage. According to the report prepared by the City's Maintenance Superintendent dated July 9, 1997, a copy of hich is available in the office of the City Engineer, there is approximately 66, square feet of landscaped 3

7 City of Pleasant Hill Assessment District No. 22, FY According to the report prepared by the City's Maintenance Superintendent dated July 9, 1997, a copy of hich is available in the office of the City Engineer, there is approximately 66, square feet of landscaped area ithin the project. There are 1,768 trees, shrubs and vines planted along the easement. There are also 2,5 square feet of turf area, and several hundred square feet of raised annual color beds. The landscape maintenance services to be provided include moing and edging of turf, eekly litter control, adjusting the irrigation system, pruning, staking, fertiliing and plant replacement. Annual raised color beds must be changed three times a year. Weed control must be provided on an as needed basis, eekly at first and then monthly. Erosion control and repairs are to be provided as necessary. The small creek along the east side of Relie Valley Road empties into a 48" pipe ith a trash rack. Vegetation in a creek running through a landscaped easement must be pruned and cleaned and periodic slope stabiliation provided as necessary to assure proper drainage. Maintenance of public open space parcels F, H & I ill be provided under the District. Other services, hich the District may provide but hich have not been budgeted in the current year, include the repair or resurfacing of the asphalt path along Relie Valley Road. Maintenance of the public open space ithin the development may be provided under the District but has also not been budgeted in the current fiscal year estimate. An installment payment to a capital reserve fund, hich may be used to repair the entrance sign, street lights or other facilities, has been included. In fiscal year 27-8 City staff began the maintenance services that had previously been contracted ith a private landscape maintenance firm. In fiscal year 28-9 erosion slope repairs along the estern borders of the Grayson Woods Subdivision ere made. To large soil /slump areas developed during the inter storms of 25 and 27 and damaged the stability of the slope behind 46 and 462 Ironhill Road. The City of Pleasant Hill proposed a lo cost method to keep stabilie the soil and slope. A Plate Pile System inserts plates affixed to steel poles into stable earth 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 ith less disturbance and cost. In improvements ere made to the entrance and the median on Iron Hill St. The median on Iron Hill Street received ne bark and the existing shrubs ere groomed. Before 21"'.1 l Improvement: 4

8 City of Pleasant Hill Assessment District No. 22, FY After Improvements: June 215 Iron Hill Street 5

9 City of Pleasant Hill Assessment District No. 22, FY June 215 Golf Links St. s> / 'If ' Grayson Road '.,. 6

10 City of Pleasant Hill Assessment District No. 22, FY Iron Hill Street Grayson Road Golf Links Street In several Park Mutt Mitt dispensers have been installed along Grayson Road. In in addition to routine maintenance Staff ill revie the scope of ork for a Pathay Resurfacing and Restoration Project that ould resurface the path along Relie Valley Road. There are no other ne improvements or substantial changes in improvements proposed for Grayson Woods for the fiscal year. 2. Gallery Walk The subdivision contains 133 residential lots, private streets and common area. These parcels of land ere annexed to the existing assessment district are shon on the diagram attached. The landscaping to be maintained by the assessment district is shon on the Landscape Plans for Subdivision 834 prepared by Thomas Baak & Associates, dated December.2, hich plans are on file ith the City Engineer and are incorporated into this report by reference. 7

11 City of Pleasant Hill Assessment District No. 22, FY Areas to be maintained lie ithin an area marked "Scenic Easement" indicated on Subdivision Map 432 M 44 and in the public right of ay generally located along West Hookston Road, Cleveland Road, Astrid Drive and on the East Bay Municipal Utility District right of ay. The improvements consist of the maintenance, servicing, installation, and construction of the landscaping and street lighting on public streets, easements, right of ays immediately adjacent to Subdivision 834, 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 sidealks and asphalt pathays. The services to be provided include but are not limited to litter and debris removal, irrigation system adjustment, maintenance and repairs; pruning, staking, fertiliing, plant replacement and restoration; eed control; erosion control; and trimming of vegetation. The services in the public right of ay 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 to be provided by the property oner or the Homeoner's Association.1 In 27-8 projects included planting of trees and shrubs, irrigation, benches, ornamental trash cans and ditch improvements along W. Hookston Rd, maintenance of AC pathay, including placement of bark, shrubs and boulders in bare areas. In 28-9 projects included the installation of benches and ornamental trash cans, maintenance of AC pathay, including placement of bark, plantings and boulders in bare areas. The ork also included an irrigation controller backflo device and irrigation system improvements. June 215 The photograph above shos the AC path looking north from Astrid Dr to West Hookston Rd. 1 Added per Council Direction. 4/1/2 8

12 City of Pleasant Hill Assessment District No. 22, FY In Landscape improvements consisted of the construction of a mound ith shrubs and moss rocks on the East side along the buildings to improve the appearance. Benches, Mutt Mitt dispensers and garbage cans ere installed as ell. June 215 June 215 Projects in fiscal year included transferring the cost of maintaining five (5) street lights, hich ere installed ith the subdivision, to the District and to be paid for by District funds. They are identified in the table belo and shon on the Assessment Diagram. The folloing street lights are eligible for inclusion in the Gallery Walk expense: Street Light# Location 2326 North comer of Astrid Dr. & Cleaveland Rd East side Cleaveland Rd ± 14' South of Beatrice Rd East side Cleaveland Rd± 3.' South of Babette Ct., 2323 South side West Hookston Rd. ± 115' East of Cleaveland Rd South side West Hookston Rd. ± 47' East of Cleaveland Rd. 9

13 City of Pleasant Hill Assessment District No. 22, FY In in addition to routine maintenance Staff and the District Engineer continued to coordinate ongoing discussions beteen the City, EBMUD and CCCSD to investigate the possibility of installing a ne recycled ater irrigation system on the EBMUD right of ay. The conclusion of this investigation suggested that at this time a recycled ater system ould be too costly to bring to this site. In in addition to routine maintenance Staff and the District Engineer ill focus on a EBMUD Greenbelt Landscape Redesign Project hich ill convert the large expanse of lan that makes up the majority of the site into an aesthetically pleasing, lo ater, lo maintenance landscape area. There are no other ne improvements or substantial changes in improvements proposed for Gallery Walk for the fiscal year. 1

14 City of Pleasant Hill Assessment District No. 22, FY 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, hich is estimated to be received by oners of property outside of the District boundaries. It has been assumed that there ill be an occasional need to repair the stone monument entrance signs, electroliers or other facilities. An annual installment payment of $1, has been included for replacement of facilities. Surplus funds may also be used to resurface the asphalt path along the Relie 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, hich is estimated to be received by oners of property outside of the District boundaries. The amount of the Contribution has been increased beginning in 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 forard may be used to resurface the asphalt concrete path in the future and to install drought tolerant and ater conservation measures on the EBMUD R/W. 11

15 Table 1 ESTIMATE OF COST (Grayson Woods} 214/15 214/15 215/16 Estimate Projection Estimate Balance Forard 8,4 72,4 77,353 Revenues Interest 1, 1, 1, Assessments 32,55 32,55 32,55 General Benefit Contrib 2,411 2,411 2,411 Total Revenues 35,961 35,961 35,961 EXPENDITURES: Maint Div./Sal Benefit ( 1) 14,322 16,949 17, Engineering Annual Report 4,9 4,9 4,9 13 C/S Professional 139 C/S Construction (3) 24, 1493 Maint. Sdk MainVLandscape 1497 Maint/Walls/Bar 211 Util/Gas-Elect 3,6 3,7 3,6 213 Util/Water 4,968 1,792 1, Util/other 1,42 1,29 1,42 22 Advertising Govt Lie and Fees Supls/Land Mtrl/Equipment (2) 3,5 1,657 3,5 Total Expenditures 33,988 3,612 58,16 Ending Balance 81,977 77,353 55,298 ( 1) City Staff began maintenance of area as of 8/1/7. Includes Engineering staff time. (2) Includes improvements to Entrance of Grayson Woods including ne color and mulch. (3) Pathay Resurfacing and Restoration Project = $24,

16 Table 2 ESTIMATE OF COST (Gallery Walk) 214/15 214/15 215/16 Estimate Projection Estimate Balance Forard 83,971 81,343 83,3 Revenues Interest 1,241 1,241 1,241 Assessments 24,936 24,936 24,936 General Benefit Contrib (4) ,39 Total Revenues 27,91 27,91 29,567 EXPENDITURES: Maint Div./Sal Benefit (1) 17,661 16,337 16, Engineering LCC Annual Report 4,9 4,9 4,9 13 C/S Professional (4) 14, C/S Construction (5) 13, 55, 1493 Maint. Sdk 1, 1, 1, 211 Util/GasElect (2) Util/Water (3) 215 Util/Other Advertising Govt Lie and Fees Supls/Land Mtrl/Equipment 2, 2, 14 2, Total Expenditures 39,551 25, ,682 Ending Balance 71,511 83,3 18, 186 Note: (1) Work performed by City Cres. Includes Engineering Division Staff time/costs. (2) Street Lights (3) General Benefit increased to 13.3% x Maintenance Cost (Total less ale 13) (4) Landscape Design Services = $14, 19. (5) Landscape Construction = $55, (Greenbelt Landscape Redesign)

17 City of Pleasant Hill Assessment District No. 22, FY 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 ithin 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 hich to live and ork. The relative benefits estimated to be received from the improvements by improved and unimproved use ithin the District is discussed in the folloing paragraphs. SPECIAL BENEFIT 1. Grayson Woods a. Street Lighting Residential parcels Street lighting provides for the safety of motorists as ell for the safety of pedestrians on streets that are ithin and immediately adjacent to the Grayson Woods and Gallery Walk subdivisions. Street lighting also enhances the appearance of property at night. It facilitates la enforcement and thereby improves property security. The estimated special benefit received by an improved residential parcel of land ithin the Grayson Woods and Gallery Walk subdivisions from street lighting is directly proportionate to that parcels 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 ith 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. culdesac 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 Relie Valley Road is seen to be of equal benefit because all properties must access the subdivision by one of these routes. Golf Course Clubhouse/Restaurant & 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 ell as from enhanced property appearance and security. The clubhouse parking lot frontage is roughly equivalent to that for 4 average lots and its street lighting benefit is presumed to proportionately the same. 14

18 City of Pleasant Hill Assessment District No. 22, FY Remainder of Golf Course The remainder of the golf course including its fairay, rough, greens and open space receives limited special benefit from street lighting. That portion of the fairay, hich fronts on a lighted street benefits from the safety provided to pedestrians and motorists. Lighting provides security as ell. Assuming a typical lot has a frontage of 5 feet, an equivalent number of units of street lighting benefit for the golf course fairay may be calculated by dividing a parcel's street frontage by 5. 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 Relie Valley Road and Grayson Road is of special benefit to all residential property ithin the Grayson Woods development in that it enhances the appearance of the development and improves the quality of life ithin 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 Relie Valley Road or Grayson Road and the benefit to each single family residential parcel is presumed to be the same irrespective of location ithin the development. Golf Course Clubhouse/Restaurant & 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 4 residential parcels. The access to this facility is over Grayson Road or Relie Valley Road and the enhanced appearance of these frontages is of special benefit to the oners of this facility. Remainder of Golf Course The remainder of the golf course including its fairays, greens, rough and open space does not benefit from the landscape maintenance services provided on Relie Valley and Grayson Roads. Open Space and Scenic Easements These parcels do not benefit from landscape maintenance and are not assessed. The ork performed 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 834, Gallery Walk, and are, of special benefit to the various parcels of land ithin the subdivision boundaries. 15

19 City of Pleasant Hill Assessment District No. 22, FY Street lighting provides for the safety of motorists as ell for the safety of pedestrians on streets that is ithin and immediately adjacent to the Gallery Walk subdivision. Street lighting also enhances the appearance of property at night. It facilitates la 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 ithin the Gallery Walk development in that it enhances the appearance of the development and improves the quality of life ithin the development on a day to day basis. The cleaning, removal of debris and maintenance along and adjacent to the path on the East Bay Municipal right of ay assures that properties ithin 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 ithin 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 Relie Valley Road and on Grayson Road is not only of benefit to residents, oners and employees in Grayson Woods. It benefits the remaining traffic on these to streets as ell. This "general benefit" hich accrues to property oners outside of the assessment district boundaries may not be assessed to the oners of the Grayson Woods development. It is estimated that 5% of the lighting, i.e. the lighting hich benefits the est side of Relie Valley Road and the south side of Grayson Road is general benefit. The lights on Relie 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, hich these facilities provide. b. Landscape Maintenance The pathay, hich traverses the easterly side of Relie 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 beteen the path and the road, hoever, is to be maintained by the district. It is reasonable that the cost to maintain this landscaping, approximately 8,5 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 beteen the development and the public. The estimate of cost provides for a contribution to this effect. 1 Revised per City Council direction, 4/112 16

20 City of Pleasant Hill Assessment District No. 22, FY Gallery Walk a. Street Lighting The street lighting on West Hooks ton Road, Cleveland Road and Astrid Road is not only of benefit to residents and oners in Gallery Walk. It benefits the remaining properties on these three streets as ell. The "general benefit" hich accrues to property oners outside of the assessment district boundaries may not be assessed to the oners of the Gallery Walk development. It is estimated that 5% of the lighting, i.e. the lighting hich benefits the north side of West Hookston Road and the est 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 est side of Cleveland Road are paid for by the City, hich offsets the cost estimated for general benefit, hich the ne facilities ill provide. b. Landscape Maintenance The pathay hich traverses the East Bay Municipal right of ay is an existmg 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, hich offsets the general benefit to the public. In the general benefit contribution has been increased to reflect the benefit of the landscaping adjacent to the path to the property oners 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 Blvd. and Astrid Dr. These properties include one single family residence (SFR), six commercial stores and to 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, e calculate the general benefit of adjacent land as = 6 x Y + 2 x + 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 hile 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 (1) percent is a reasonable alloance. Assuming pass through benefit to be 1% - the total general benefit is estimated to be % = 13.3% Summary of Assessment Rationale In summary, each residential parcel ithin the Gallery 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

21 City of Pleasant Hill Assessment District No. 22, FY PART E- CALCULATION OF ASSESSMENTS 1. Grayson Wood In summary each improved single family residential parcel is assumed to benefit equally from the landscaping and lighting improvements ithin the Grayson Woods development. Unimproved residential lots are assumed to receive 1% 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 5 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.7. The general benefit estimated to be received by property oners outside of the District is offset by contributions in the cost estimate. Based on the foregoing equivalent delling units (EDUs) have been assigned to each assessor's parcel number (APN) by land use. They are listed in Table 3 belo: Table 3 Grayson Woods EDUs by Land Use Description APNs EDUs per Parcel Total EDUs Single Family Residential Golf Course Clubhouse Open Space (F,H & I) 4.. Total The net total amount to be assessed has been distributed among the various parcels of land ithin the District in accordance ith the estimated special benefits to be received, respectively by each parcel from the improvements. The annual assessment amounts ill be calculated each fiscal year as follos: 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 category by multiplying the assessment per EDU by the EDU factor for that land use category. Upon formation the amount of assessment levied per EDU as established to fall ithin a range from $289 to $359, ith the exact amount to be levied in any given year to be determined by the budget for that year. This range of assessments as the range for fiscal year 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 18

22 City of Pleasant Hill Assessment District No. 22, FY assessments for fiscal year 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 annualied 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 $359, as adjusted by the CPI, unless assessments are increased in accordance ith the la. From FY through FY 24-5 it as not necessary to increase assessments by the increase in the CPI and assessments ere levied at the rate of $289. per EDU. Increased maintenance costs have resulted from an increase in the cost of living during this period. In FY 25-6 assessments ere adjusted by approximately 4% from $289 to $3 per EDU. The City contributes to this District for general benefit and adjusted its contribution by 4% as ell. The maximum range of assessments as adjusted in FY 28-9 by the increase in the CPI, 3.3%. The assessment for FY ill be $39.9 and the maximum assessment ill remain at $359. per EDU per year. Assessments from FY 1998/99 through 22-3 included an annual installment of $1, for repairs to the entrance monument (sign) or other facilities. It as assumed that this repair ould be necessary ithin 5 years. This installment payment as 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 ithin the Gallery Walk Annexation in accordance ith the estimated special benefits to be received, respectively by each parcel from the improvements. Each residential lot is assigned an equal delling unit, "EDU." The assessment per EDU is calculated as the total estimated cost less the general benefit contribution by the City is shon in Table 2 divided by the total EDUs. Table 4 Gallery Walk EDUs by Land Use Description APNs EDU s per Parcel Total EDUs Single Family Residential Total The total amount of assessment levied per equivalent unit shall be in a range from $ to $234.35, ith 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 fiscal year 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 annualied California Consumer Price Index, San Francisco Bay Region, All Urban (CPI), as determined by the California 19

23 City of Pleasant Hill Assessment District No. 22, FY 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 ith the la. In FY 22-3 assessments ere levied at the maximum rate (234.36) in order to establish a reserve fund for plant establishment. In FY 23-4 assessments ere levied at the loer rate indicated in the initial report ($187.49). The maximum range of assessments ill not be adjusted in FY by the increase in the CPI and the maximum assessment ill remain $ Upon formation of the District and for several years folloing, the EB MUD Right of Way as not landscaped and there ere no significant maintenance costs associated ith the Right of Way except the deferred maintenance costs for the asphalt path. The general benefit contribution as calculated as 1% of the deferred cost of an asphalt concrete overlay. The Right of Way is no fully landscaped and the general benefit to properties outside of the District Boundaries accrues due to the maintenance of the planting and irrigation improvements as ell 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 13, engineering studies) or.133 x $25,492 = $3,39. MAXIMUM RESERVE The maximum reserve permitted in any year is calculated as the annual maintenance budget necessary to maintain the improvements through January 1 of the fiscal year plus the installment payment reserve authoried by resolution of the City Council. January 1 represents approximately 5% of the fiscal year in days. The surplus in excess of 5% 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 ofthis report. The Assessment Roll hich includes the net annual assessment for FY and shos the Assessor's parcel number, oner of record, situs address and mailing address for each parcel as of the Assessor's current onership roll. Roll listing parcel data is on file in the City Clerk's Office. 2

24 ATTACHMENTS 1. Assessment Roll ( 8 pages ) 2. Assessment Diagram ( 2 11" x 1 7") 3. Assessor's Parcel Maps ( 4 pages) 4. Bureau of Labor Statistics Data (Consumer Price Index-All Urban Consumers) 5. Plans and Specifications for the ork (bound separately)

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37 The Bay Area Consumer Price Index (CPI) -1a1 t> About ABAG Planning Projects ""' Research & Forecasting Research Home Policy Based Forecasts Bay Area CPI Projections 29 Bay Area Census Data Bay Area index Monitoring Publications land Use &. Maps Links to other data The Bay Area Consumer Price Index The Consumer Price Index (CPI) measures the change in the price of goods over time. The change in the index is referred to as the rate of inflation. The numbers presented here are distributed by the Bureau of Labor Statistics (BLS) for the Consolidated Metropolitan Statistical Area (CMSA) covering San Francisco - Oakland - San Jose. This series is generally used as representative of the CPI for the nine-county bay region. Higher inflation rates ere common during the period as skyrocketing gasoline prices and extraordinarily high interest rates prevailed. More controlled inflation characteried the post-1985 era, ith a notable donard trend beginning in 199. Ra BLS CPI numbers are provided belo. Annual averages are provided, folloed by bimonthly values. The base year is an average of 1982, 1983, & 1984 (hence =1). Projections 29 Before Printing: Rease choose 'Landscape' in page setup' 1 of3 5/28/215 11:47 AM

38 The Bay Area Consumer Price Index (CPI) 2 of3 5/28/215 11:47 AM

39 The Bay Area Consumer Price Index (CPI) http: //.abag.ca.gov/planning/research/ cpi.html j 1975 I 56.oj % 5.4% ft975 r / 7.9%1 1.2% j 1914 I oj 12.5%f 9.8% f ol42.8l7.lo1:r 5.9% j %1 3.3% I 1971 I %r- 3.7% f191 L----L E-2C _ ---C- --- (*)April and June 2 are revised values, issued by the Census Bureau on 9/28/. For further information, the Bureau of Labor Statistics San Francisco Office provides a narrative describing the latest index and additional data. CPI values for other regions and for the US as a hole, along ith detailed descriptions, can be found at the BLS Consumer Price Indexes page. Copyright ABAG All rights reserved. (51) Association of Bay Area Governments I 11 Eighth St. Oakland CA 9467 I (51) I info@abag.ca.gov 3 of3 5/28/215 11:47 AM