HomeMy WebLinkAboutAGENDA REPORT 2002 1016 CC REG ITEM 10CTO:
FROM:
DATE:
SUBJECT:
DISCUSSION
MOORPARK CITY COUNCIL
AGENDA REPORT
The Honorable City Council
Kenneth C. Gilbert, Director of Public
ITEM I0, C 0 1
CI T Y ^F � %()nRP 1RRK. C AT.TFOR�NL TA
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Works
October 7, 2002 (Council Meeting 10- 16 -02)
Petition and Waiver to Increase the Assessment amount
for District 16 [AD01 -03: Cabrillo]
A. Background
Assessment District AD01 -3 was formed in August of 2001 (for FY
01/02), to fund City cost for the maintenance of certain storm
drain catch basin filter inserts and for the maintenance of
certain parkway landscaping, for Tract 5161. Said district was
formed at the request of the property owner / developer of the
property: Cabrillo Economic Development Corporation.
In June of 2002, the FY 02/03 assessment was approved. The
Engineer's Report for that action changed the name of this
Assessment District to District 16.
B. Minor Modification Nos. 1 & 2 - RPD 98 -7 [T -5161
The Director of Community Development recently approved Minor
Modification Nos. 1 and 2 for the project. The revisions
approved by that action are summarized as follows:
• the deletion of the sidewalk at the west end of the "loop"
streets to provide for additional landscaping along the block
wall;
• the addition of certain landscaped areas to the landscaping
to be maintained by the City via District 16;
• the addition of certain block wall maintenance to the scope
of improvements to be maintained by the City via District 16;
• a requirement that the property owner/ developer undertake
efforts necessary to amend District 16 to include these
additional responsibilities and to increase the annual
assessment to fund these additional efforts.; and
• the deletion of requirements for the formation of a
Homeowner's Association.
AD 16 Revise 0208
Assessment District 16 Revision
October 7, 2002
Page 2
C. Scope of Improvements to be Maintained
The diagram attached as Exhibit
scope of the improvements to b
District 16. The estimated annual
set forth in the chart attached as
D. Engineer's Report
1 illustrates the revised
e maintained by Assessment
cost of such maintenance is
Exhibit 2.
The City's Assessment Engineer has prepared the Engineer's
Report for District 16 for FY 03/04 (attached to the Petition
/ Waiver - see Exhibit 3). That report sets forth the revised
scope of improvements to be maintained and the revised
assessment amount, as generally described above. All
assessment engineering costs were paid by the developer.
Although City Council action on the approval of this
Engineer's Report is not required until May of 2003, the
report was prepared at this time in order to facilitate the
timely processing of the Petition / Waiver.
E. Petition and Waiver
Attached as Exhibit 3 is a copy of a Petition and Waiver,
signed by the property owner / developer, requesting that the
scope of maintenance and the assessment amount for District 16
be revised as indicated above. If these changes to the District
are to be made, it is necessary for the City Council to take
action on this request from the developer /owner before lots are
sold.
F. Effective Date of Change
As indicated in the Engineer's Report, the increased assessment
amount resulting from this action, will not become effective
July 2003.
STAFF RECOMMENDATION
Accept and approve the subject Petition and Waiver increasing the
assessment amount for District 16 [Cabrillo], as described in the
agenda report.
AD 16 Revise 0208
Exhibit
AD01-3 ' [T51611
Improvements
to be Maintained
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District 16 [ADO 1 -3]: Tract 5161 [Cabrillo]: FY 03/04
Annual Maintenance Cost Estimate / Assessment Amount
Description
Criteria
1 Landscaping
5X480 + 2400 sf
COLA: FY 03/04
2400 sf X $.20 /yr = $80 /yr
6 Citywide District
6,926 sf x $00.8915/yr = $6,175
2 Walls
Repair
Per Lot Assessment
Graffiti
3 Drains
C/B Insert Maint & Replacement
$179.26
See Memo 4/5/01 for Scope
Sub -Total
4 Incidentals / Contengencies /
Administration
Sub -Total
$7,500
$15,675
5 COLA: FY 02/03
2.1%
COLA: FY 03/04
Est.
6 Citywide District
$50 x 59
Total
Per Lot Assessment
59 lots
Page 1 of 1
5- Aug -02
Current Revised
Assessment Assessment
FY 02/03 FY 03/04
$480 - --
---- $6,175
$1,000
$1,000
$7,500
$7,500
$15,675
$7,980
$2,380
$2,380
$10,360
$18,055
$216
$216
$250
$2,950
$21,471
$10,576
$179.26
$363.91
PETITION AND WAIVER
RE: INCREASED ASSESSMENT
FOR ASSESSMENT DISTRICT 16 [ADO1 -3]
(TRACT 5161)
TO: The Honorable City Council_
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
RE: Request for an Increase to the Amount of the Assessment for
Landscape Maintenance Assessment District 16 [ADO 1-3] for Tract No. 5161
The undersigned is the record owner(s) in fee simple of all of the real property identified below ( "the
Property "). The Property is located within the City of Moorpark ( "the City") and is the subject of an
approved Tentative Tract Map 5161 ( "the Tract "). The undersigned stipulates that certain improvements
( "the Improvements "), constructed or to be constructed by the undersigned, will be maintained by a
homeowners' association formed by the undersigned or by an assessment district formed by the City.
The undersigned stipulates that on August 1, 2001, at the request of the undersigned, the City Council of
the City ( "the City Council ") adopted Resolution No. 2001 -1874 forming Landscape Maintenance
Assessment District AD01 -3 [subsequently referred to as District 16] ( "the District ") for the purpose of
having the City maintain certain then designated improvements ( "Previous Scope of Maintenance ") at the
expense of the undersigned and its successors -in- interest, including the subsequent owners of the lots into
which the Property is or will be subdivided upon the recordation of the final maps for the Tract.
The undersigned hereby petitions the City Council to revise the scope of the improvements to be
maintained by the City, to be as generally described in the revised scope of maintenance ( "Revised Scope
of Maintenance ") set forth in the preliminary Engineer's Report attached hereto and made a part hereof as
Exhibit "A ". The undersigned also petitions the City Council to increase the amount of the assessment
for the District to the amounts set forth in Exhibit "A ".
The undersigned hereby waives, for itself and its successors -in- interest, all of the rights conferred upon
the owners of real property under Article XIII D of the California Constitution and the implementing
statute at Article 4.6 of Chapter 4 of Part 1 of Division 2 of Title 5 of the Government Code (commencing
with Section 53750) (collectively "the Article "). The undersigned also waives, for itself and its
successors -in- interest, all of the rights conferred upon the owners of real property under Chapter 2 of the
Landscaping and Lighting Act of 1972 (commencing with Section 22500 of the Streets and Highways
Code) ( "the Act ").
In executing this Petition and Waiver, the undersigns understands, agrees and acknowledges that:
1. The amount of the assessment chargeable to the entire District, the amount chargeable to each lot
within the Tract, the duration of the payments, the reason for the assessment and the basis upon which
the amount of the assessment was calculated are set forth in Exhibit "A ".
2. The amount of the assessment chargeable to each lot within the District, as set forth in Exhibit "A ",
includes an assessment of S50 per lot per year for lighting and landscaping, plus applicable future cost
of living adjustments (the "LL Rate "). If the City of Moorpark forms a new Citywide landscaping
C%,J .tom 1
Petition and Waiver: Tract 5161
September 2002
and lighting assessment district, or increases the existing assessments for its existing Citywide
landscaping and lighting assessment district, the LL Rate will be reduced by the amount of the new
Citywide assessment.
3. The amount chargeable to the District, as set forth in Exhibit "A ", does not exceed the reasonable cost
of the special benefit conferred on the entire Property or Tract.
4. The amount chargeable to each lot, as set forth in Exhibit "A ", does not exceed the reasonable cost of
the proportional special benefit conferred on that lot.
In executing this Petition and Waiver, the undersigns warrants and represents that:
1. It has read the Article and has had an opportunity to have the Article, including the rights conferred
by the Article that are being waived pursuant to this Petition and Waiver, explained to it by legal
counsel of its choice;
It has read the Act and has had an opportunity to have the Act, including the rights conferred by the
Act that are being waived pursuant to this Petition and Waiver, explained to it by legal counsel of its
choice;
It has read this Petition and Waiver, has had the opportunity to have the Petition and Waiver
explained to it by legal counsel of its choice, knows and understands the rights that it is waiving by
this Petition and Waiver, knows and understands the legal effects of the Petition and Waiver, and is
not relying upon any representations by the City Council or any of the officers, employees, servants
or agents of the City.
The undersigned has submitted a check payable to the City in the amount of $2,000.00 ( "the Deposit ") to
be used to pay the costs incurred by the City in 1) the development, processing and approval of this
Petition and Waiver, 2) the development and approval of the Engineer's Report for the District (Exhibit
`A') and other costs associated with the establishment of the District. The undersigned further agrees to
pay, upon demand, any costs incurred by the City in excess of the Deposit.
THIS PETITION AND WAIVER IS KNOWINGLY, INTELLIGENTLY AND VOLUNTARILY
EXECUTED this / day of C''c tx�r , 2002 at `� {-i ( , California.
abrillo Economic Development Corp.
By:
lzi-i_. c
L,�
Karen Flock, Housing Development Direct.
The property that is subject to this Petition And Waiver and owned (not leased or optioned) by the above
named owner(s) is that property subject of Tract No. 5161.
-2—
CITY OF MOORPARK
City of Moorpark Landscaping and Lighting
Maintenance Assessment District
District No. 16
ENGINEER'S REPORT
Fiscal Year 2003 -04
September 2002
(Pursuant to the Landscaping and Lighting Act of 1972
and Article XIIID of the California Constitution)
Engineer of Work
Shilts Consultants, Inc.
2300 Boynton Avenue, Suite 201
Fairfield, CA 94533
(707) 426 -5016
CITY OF MOORPARK
City of Moorpark Landscaping and Lighting Maintenance Assessment District
District No. 16
TABLE OF CONTENTS
I. INTRODUCTION ................................................................................................ ............................... 1
II.
CERTIFICATES ............................................................................................... ..............................2
III.
PLANS & SPECIFICATIONS ........................................................................ ............................... 3
IV.
FISCAL YEAR 2003 -04 ESTIMATE OF COST AND BUDGET ............... ............................... 4
V.
METHOD OF APPORTIONMENT ................................................................... ............................... 5
A.
METHOD OF APPORTIONMENT ............................................................................ ...............................
5
B.
DISCUSSION OF BENEFIT ..................................................................................... ...............................
5
C.
GENEP kL VERSUS SPECIAL BENEFIT ................................................................... ...............................
6
D.
METHOD OF ASSESSMENT ................................................................................... ...............................
7
E.
ASSESSMENT APPORTIONMENT ........................................................................... ...............................
7
1. Citywide Lighting & Landscaping Assessment .............................................. ...............................
8
2. Appeals and Interpretation ............................................................................ ...............................
8
VI.
ASSESSMENT ................................................................................................. ...............................
9
VII.
ASSESSMENT DIAGRAM ........................................................................... ...............................
11
VIII.
APPENDIX A - -1972 ACT APPLICATION ........................................... ...............................
12
IX.
APPENDIX B — ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION .....................
16
X.
APPENDIX C - 2003 -04 ASSESSMENT ROLL .............................................. ...............................
20
I. INTRODUCTION
The City of Moorpark Landscaping and Lighting Assessment District No. AD01 -3 was
formed in August 2001 to provide funding for the installation, maintenance and
improvement of the parkway landscaping and related improvements along and adjacent to
Poindexter Avenue, and maintenance of storm drainage catch basin inserts within
Tentative Tract 5161 (Cabrillo Economic Development). This District was formed at the
request of the property owner / developer of the property, Cabrillo Economic Development
Corporation. In June of 2002 the fiscal year 2002 -03 assessment was approved, and at
that time the name of this Assessment District was changed to District 16 (the "District ").
The developer is processing minor modifications to the project, which will result in a change
in the scope of the landscaping and wall maintenance to be undertaken by the District.
This Engineer's Report ( "Report ") was prepared to establish the budget for the revised
scope of maintenance that would be funded by the proposed fiscal year 2003 -04
assessments and to determine the benefits received from the maintenance and
improvements by property within the District and the method of assessment apportionment
to lots and parcels. This Report and the proposed assessments have been made pursuant
to the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the California Streets
and Highways Code (the "Act ") and Article XIIID of the California Constitution (the "Article ").
For a more complete description of the Act and the Article, please refer to Appendix A and
Appendix B.
In lieu of a mailed ballot proceeding, the property owner will submit a Petition and Waiver to
the Council for approval. In submitting this document to the City, the property owner (1)
requests that the district increase the budget to provide funding for the increased
landscaping and wall maintenance; and (2) waives all rights conferred by Proposition 218
with respect to the approval of the increased assessment by mailed ballot.
Following submittal of this Report and the property owner's Petition /Waiver to the City of
Moorpark City Council (the "Council ") for preliminary approval, the Council may, by
Resolution, call for a Public Hearing on the proposed increase of assessments for the
increased landscaping maintenance and improvements. The public hearing must be held
for the purpose of allowing public testimony regarding the proposed increase of the
assessments. This hearing is scheduled for October 16, 2002 at 6:30 p.m. At this
hearing, the Council may take action to approve the increased assessments and approve
the levy of the assessments for fiscal year 2002 -03. If the assessments are so confirmed
and approved, the levies would be submitted to the County Auditor /Controller in July 2003
for inclusion on the property tax roll for Fiscal Year 2003 -04.
Citv oJ'Nloorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page l
C ' .:s
CITY OF MOORPARK
Landscaping and Lighting Maintenance Assessment District No. 16
IL CERTIFICATES
1. The undersigned respectfully submits the enclosed Engineer's Report and does
hereby certify that this Engineer's Report, and the Assessment and Assessment Diagram
herein, have been prepared by me in accordance with the order of the City Council of the
City of Moorpark, adopted on 2002.
Engineer of Work, License No. C14084
2. I, the Clerk of the City Council, City of Moorpark, County of Ventura, California,
hereby certify that the enclosed Engineer's Report, together with the Assessment and
Assessment Diagram thereto attached, was filed and recorded with me on
, 2002.
Clerk of the City Council
3. I, the Clerk of the City Council, City of Moorpark, County of Ventura, California,
hereby certify that the Assessment in this Engineer's Report was approved and confirmed
by the City Council on 2002, by Resolution No.
Clerk of the City Council
4. I, the Clerk of the City Council of the City of Moorpark, County of Ventura, California,
hereby certify that a copy of the Assessment and Assessment Diagram was filed in the
office of the County Auditor of the County of Ventura, California, on
2003.
Clerk of the City Council
5. I, the County Auditor of the County of Ventura, California, hereby certify that a copy
of the Assessment Roll and Assessment Diagram for fiscal year 2003 -04 was filed with me
on , 2003.
County Auditor, County of Ventura
City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page 2
Ill. PLANS & SPECIFICATIONS
The work and improvements proposed to be undertaken by the City of Moorpark
Landscaping and Lighting Maintenance Assessment District No. 16 (the "District ") and
the cost thereof paid from the levy of the annual assessment provide special benefit to
Assessor Parcels within the District as defined in the Method of Assessment herein.
Consistent with the Landscaping and Lighting Act of 1972, (the "Act ") the work and
improvements are generally described as follows:
Within the landscaping and lighting district, the existing and proposed improvements are
generally described as the installation, maintenance and servicing of turf, ground cover,
shrubs and trees, irrigation systems, drainage systems, lighting, fencing, statuary,
fountains, and other ornamental structures and facilities, entry monuments and all
necessary appurtenances, and labor, materials, supplies, utilities and equipment, as
applicable, for property owned or maintained by the City of Moorpark located in or
adjacent to the properties contained within Tract 5161. Any plans and specifications for
these improvements will be filed with the City of Moorpark and are incorporated herein
by reference.
As applied herein, "maintenance" means the furnishing of services and materials for the
ordinary and usual maintenance, operation and servicing of said improvements,
including repair, removal or replacement of all or any part of any improvement; providing
for the life, growth, health, and beauty of landscaping, and the cleaning, sandblasting,
and painting of walls and other improvements to remove or cover graffiti.
"Servicing" means the furnishing of electric current, or energy, gas or other illuminating
agent for the lighting or operation of any improvements; maintaining, operating and
servicing street and traffic safety lighting, and water for irrigation of any landscaping or
the maintenance of any other improvements.
Cin, of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
Engineer's Report, Fiscal Year 2003 -04, by Shills Consultants, Inc. Page 3
IV. FISCAL YEAR 2003 -04 ESTIMATE OF COST AND BUDGET
Description of Improvements
1. Landscape improvements include: To maintain approximately 6,926 square feet of
parkway landscaping located in and adjacent Tract 5161.
2. Wall Maintenance: Wall maintenance, including graffiti abatement, and repair of the
walls.
3. Drainage improvements include: Drainage maintenance costs associated with twelve
(12) storm water quality catch basin filter inserts placed in twelve (12) catch basins within
Tract 5161.
4. Citywide Lighting and Landscaping Assessment: An assessment of $50 per lot per year
to fund a portion of costs for the maintenance of citywide landscaping and street lighting.
Estimate of Cost FY 2003 -04
Landscape and Irrigation
Landscape Maintenance & Water
$6,640.00
Wall Maintenance
Repair
$1,000.00
Graffiti
$1,000.00
Drainage Improvements
Catch Basin Maintenance & Replacement
$7,500.00
Administrative Costs
$400.00
Total Budget
$16,540.00
Contingency / Incidentals
$1,980.00
Citywide Street Lighting & Landscaping Asmt ($50 per lot)
$2,950.00
Total Budget to Levy $21,470.00
Budget to Assessment
Total Assessment Budget` $21,470.10
Single Family Equivalent Benefit Units 59
Assessment per Single Family Equivalent Unit $363.90
'All assessments are rounded to the lower even penny. Therefore, the budget amount
slightly differs from the assessment rate.
City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page 4
IA. Capital Improvement Reserve Fund
The District has a Capital Improvement Reserve Fund to provide funding for unforeseen
expenses (slope failures, etc.). The projected year -end balance for said Capital
Improvement Reserve Funds shall not exceed three (3) years of estimated program
costs for the district; and if and when it is determined that levying the maximum
authorized assessment for the district in any given year, would cause the Capital
Improvement Reserve Fund for the district to exceed said limit, then the amount of
the approved assessment which shall be "levied" upon the properties in the district, shall
rbe reduced to an amount which is estimated to not cause the Capital Improvement
Reserve Fund year -end balance to exceed said limit. In any event, the amount of the
assessment shall always remain unchanged. Any reduction to the amount actually
levied upon the property, shall not affect the maximum authorized assessment amount
for that or any future year.
V. METHOD OF APPORTIONMENT
1 A. Method of Apportionment
This section of the Engineer's Report includes an explanation of the benefits to be
derived from the installation, maintenance and servicing of lighting and landscaping
facilities throughout the City, and the methodology used to apportion the total
assessment to properties within the City of Moorpark Landscaping and Lighting
Maintenance District No. 16.
The City of Moorpark Landscaping and Lighting Maintenance District No. 16 consists of
all Assessor Parcels within the boundaries of Tentative Tract 5161 as defined by the
County of Ventura tax code areas. The parcels include all privately or publicly owned
parcels within said boundaries. The method used for apportioning the assessment is
based upon the proportional special benefits to be derived by the properties in the City of
Moorpark Landscaping and Lighting Maintenance District No. 16 over and above general
benefits conferred on real property or to the public at large. The apportionment of special
benefit is a two step process: the first step is to identify the types of special benefit
arising from the improvements, and the second step is to allocate the assessments to
property based on the estimated relative special benefit for each type of property.
B. Discussion of Benefit
` In summary, the assessments can only be levied based on the special benefit to
property. This benefit is received by property over and above any general benefits.
Moreover, such benefit is not based on any one property owner's use of the District's
Lsetback landscaping or a property owner's specific demographic status. With reference
to the requirements for assessments, Section 22573 of the Landscaping and Lighting
Act of 1972 states:
I
City of ,Moorpark Landscaping and Lighting ,Maintenance Assessment District No. 16 09124102
Engineer's Report, Fiscal Year 2003 -04, by Shills Consultants, Inc. page 5
"The net amount to be assessed upon lands within an assessment district may
be apportioned by any formula or method which fairly distributes the net
amount among all assessable lots or parcels in proportion to the estimated
benefits to be received by each such lot or parcel from the improvements."
Proposition 218, as codified in Article XIIID of the California Constitution, has confirmed
that assessments must be based on the special benefit to property:
"No assessment shall be imposed on any parcel which exceeds the
reasonable cost of the proportional special benefit conferred on that parcel. "
The following benefit categories summarize the types of special benefit to residential,
commercial, industrial and other lots and parcels resulting from the installation,
maintenance and servicing of landscaping improvements to be provided with the
assessment proceeds. These categories of special benefit are derived from the statutes
passed by the California Legislature and other studies which describe the types of
special benefit received by property from maintenance and improvements such as those
proposed by the City of Moorpark Landscaping and Lighting Assessment District No. 16.
These types of special benefit are summarized as follows:
A. Protection of views, scenery and other resources values and environmental benefits
enjoyed by residents, customers and guests and preservation of public assets
maintained by the City.
B. Potential for increased economic opportunity.
C. Reduced cost of local government in law enforcement, public health care, and fire
prevention because improved and well- maintained facilities provide a healthy
' alternative for youth and adult activities.
D. Enhanced quality of life and desirability of the area.
E. Specific enhancement of property values
These benefit factors, when applied to property in the District, specifically increase the
value of the land within the District. For example, the assessments will provide funding
to improve and maintain the landscaping adjoining the properties in the District. Such
improved and well- maintained setback landscaping enhances the overall quality and
desirability of the properties. In turn, property values are specifically enhanced by the
availability of improved and well- maintained landscaping in the area. In addition, the
setback landscaping allowed for the construction of buildings on the property with
reduced setbacks from the property lines than would otherwise be allowed pursuant to
City zoning requirements. Such reduced setbacks allow for greater improvement
coverage ratios, which specifically enhances the value of the properties in the District.
C. General versus Special Benefit
The proceeds from the City of Moorpark Landscaping and Lighting Assessment District
No. 16 would be used to fund improvements and increased levels of maintenance to the
City of ,Moorpark Landscaping and Lighting :Maintenance Assessment District No. 16 09124102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page 6
grounds adjoining the properties in the District. In absence of the City of Moorpark
Landscaping and Lighting Assessment District No. 16, such improvements would not be
provided and the properties could be subject to increased setback requirements. The
District is specifically proposing an increased assessment to provide additional and
improved public resources and reduced setbacks for property in the District. In absence
of the assessments, these public resources would not be created and revenues would
not be available for their continued maintenance and improvement. Additionally, the
increased burden to the stormwater drainage system, and the consequent requirements
mandated by the City Urban Stormwater Discharge Permit, are a direct result of the
development of the properties in the District. Therefore, the assessments solely provide
special benefit to property in the District over and above the general benefits conferred
by the general facilities of the City.
D: Method of Assessment
The second step in apportioning assessments is to determine the relative special benefit
for each property. This process involves determining the relative benefit received by
each property in relation to a single family home, or, in other words, on the basis of
Single Family Equivalents (SFE). This SFE methodology is commonly used to distribute
assessments in proportion to estimated special benefit and is generally recognized as
providing the basis for a fair and appropriate distribution of assessments. For the
purposes of this Engineer's Report, all properties are designated a SFE value, which is
each property's relative benefit in relation to a single family home on one parcel. In this
case, the "benchmark" property is the single family detached dwelling which is one
Single Family Equivalent or one SFE.
.J
E. Assessment Apportionment
The proposed increased assessments for District 16 would provide an increase in direct
and special benefit to properties in this District. The properties within Tract 5161 consist
of 59 residential single family dwellings that are either improved or proposed for
development, each of which receives similar benefit from the proposed improvements.
Therefore, the Engineer has determined that the appropriate method of apportionment of
the benefits derived by all parcels is on a SFE basis.
All properties that are specially benefited are assessed. Public right -of -way parcels,
well, reservoir or other water rights parcels, limited access open space parcels,
�I watershed parcels and common area parcels typically do not generate employees,
residents, customers or guests. Moreover, many of these parcels have limited economic
value and, therefore, do not benefit from specific enhancement of property value. Such
parcels are, therefore, not specially benefited and are not assessed.
In the event that the annual assessment from a previous fiscal year for property in
District 16 is delinquent and uncollected, the budget for the new fiscal year may be
increased by the amount of delinquent assessment, and the total budget, including the
City of Moorpark Landscaping and Lighting :Maintenance Assessment District No. 16 09124102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. page 7
delinquent assessments, may be allocated to all other non - delinquent properties on an
SFE basis. Any increase in the assessment on other properties in District 16 resulting
from such delinquent assessments, or the annual CPI adjustment, will be considered
authorized increases in the assessment and shall not require additional approval by
property owners through a mailed assessment ballot proceeding, pursuant to Article
XIIID of the California Constitution.
The assessment is subject to an annual adjustment tied to the Consumer Price Index for
the Los Angeles Area as of December of each succeeding year (the CPI). In the event
that the actual assessment rate for any given year is not increased by an amount equal
to the CPI change, any such deferred assessment increase may be added to the total
amount assessed in any subsequent year. In such event, the maximum authorized
assessment amount shall be equal to the base year assessment as adjusted by the
increase to the CPI, plus any and all CPI adjustments deferred in any and all prior years.
In addition, the annual adjustment may be increased due to delinquent assessments on
property in District 16 as specified above.
1. Citywide Lighting & Landscaping Assessment
If the City of Moorpark forms a new Citywide landscaping and lighting assessment
district, or increases the existing assessments for its existing Citywide landscaping and
lighting assessment district and the assessment proceeds are for similar purpose as the
Citywide Lighting and Landscaping item in the budget for this assessment, this
assessment will reduced by the amount of the new Citywide assessment for the
properties in District 16
2. Appeals and Interpretation
Any property owner who feels that the assessment levied on the subject property isin
error as a result of incorrect information being used to apply the foregoing method of
assessment, may file a written appeal with the Director of Public Works or her or his
designee. Any such appeal is limited to correction of an assessment during the then
current or, if before July 1, the upcoming fiscal year. Upon the filing of any such appeal,
the Director of Public Works or his or her designee will promptly review the appeal and
any information provided by the property owner. If the Director of Public Works or her or
his designee finds that the assessment should be modified, the appropriate changes
j) shall be made to the assessment roll. If any such changes are approved after the
assessment roll has been filed with the County for collection, the Director of Public
Works or his or her designee is authorized to refund to the property owner the amount of
any approved reduction. Any property owner who disagrees with the decision of the
Director of Public Works or her or his designee, may refer their appeal to the City
Council of the City of Moorpark and the decision of the City Council of the City of
i Moorpark shall be final.
City of',Moorpark Landscaping and Lighting ;Maintenance assessment District ,Vo. 16 09124102
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page 8
VL ASSESSMENT
WHEREAS, on September 20, 2002 the City Council of the City of Moorpark,
County of Ventura, California, pursuant to the provisions of the Landscaping and
Lighting Act of 1972 and Article XIIID of the California Constitution (collectively "the
Act'), initiated proceedings to increase the assessments for the City of Moorpark
Landscaping and Lighting Maintenance Assessment District No. 16;
WHEREAS, the City of Moorpark directed the undersigned Engineer of Work to
prepare and file a report presenting an estimate of costs, a diagram for the assessment
district and an assessment of the estimated costs of the improvements upon all
assessable parcels within the assessment district;
NOW, THEREFORE, the undersigned, by virtue of the power vested in me under
said Act and the order of the City Council of said City of Moorpark, hereby make the
following assessment to cover the portion of the estimated cost of said improvements,
and the costs and expenses incidental thereto to be paid by the assessment district.
The amount to be paid for said improvements and the expense incidental thereto,
to be paid by the City of Moorpark Landscaping and Lighting Maintenance Assessment
District No. 16 for the fiscal year 2003 -04 is generally as follows:
SUMMARY COST ESTIMATE
F. Y. 2003 -04
Budget
Landscaping and Irrigation $6,640.00
Wall Maintenance $2,000.00
Drainage Catch Basin Maintenance $7,500.00
Incidentals, Contingency and Administration Expenses $2,380.00
TOTAL BUDGET $18,520.00
Citywide Street Landscaping and Lighting Assessment $2,950.00
NET AMOUNT TO ASSESSMENTS $21,470.00
As required by the Act, an Assessment Diagram is hereto attached and made a
part hereof showing the exterior boundaries of said City of Moorpark Landscaping and
Lighting Maintenance Assessment District No. 16. The distinctive number of each parcel
or lot of land in the said City of Moorpark Landscaping and Lighting Maintenance
Assessment District No. 16 is its Assessor Parcel Number appearing on the Assessment
Roll.
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And I do hereby assess and apportion said net amount of the cost and expenses
of said improvements, including the costs and expenses incident thereto, upon the
parcels and lots of land within said City of Moorpark Landscaping and Lighting
Maintenance Assessment District No. 16, in accordance with the special benefits to be
received by each parcel or lot, from the improvements, and more particularly set forth in
the Cost Estimate and Method of Assessment hereto attached and by reference made a
part hereof.
The assessment is made upon the parcels or lots of land within the City of
Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 in
proportion to the special benefits to be received by the parcels or lots of land, from said
improvements.
The assessment is subject to an annual adjustment tied to the Consumer Price
Index for the Los Angeles Area as of December of each succeeding year (the CPI). In
the event that the actual assessment rate for any given year is not increased by an
amount equal to the CPI change, any such deferred assessment increase may be added
to the total amount assessed in any subsequent year. In such event, the maximum
authorized assessment amount shall be equal to the base year assessment as adjusted
by the increase to the CPI, plus any and all CPI adjustments deferred in any and all prior
years. In addition, the annual adjustment may be increased due to delinquent
assessments on property in District 16 as specified in the Assessment Apportionment
section of this Engineer's Report.
Each parcel or lot of land is described in the Assessment Roll by reference to its
parcel number as shown on the Assessor's Maps of the County of Ventura for the fiscal
year 2003 -04. For a more particular description of said property, reference is hereby
made to the deeds and maps on file and of record in the office of the County Recorder of
said County.
I hereby place opposite the Assessor Parcel Number for each parcel or lot within
the Assessment Roll, the amount of the assessment for the fiscal year 2003 -04 for each
parcel or lot of land within the said City of Moorpark Landscaping and Lighting
Maintenance Assessment District No. 16.
Dated: September 23, 2002
Engineer of Work
Joseph L. Shilts, License No. C14084
City of ,Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123%02
Engineer's Report, Fiscal Year 2003 -04, by Shilts Consultants, Inc. Page 10
VII. Assessment Diagram
The boundaries of the City of Moorpark Landscaping and Lighting Assessment District
No. 16 are displayed on the Assessment Diagram below.
4
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City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123,'02
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VIII. Appendix A 1972 ACT APPLICATION
The Landscaping and Lighting Maintenance Assessment District, through the Act, would collect
special benefit assessments and provide funding for the installation, maintenance and servicing
of landscaping features within Tract 5161 [Cabrillo Economic Development]. The assessments
are levied on the basis of benefit and are considered an assessment, not a tax. Pertinent
excerpts from the Act are included below.
§22500 Short Title
This part shall be known and may be cited as the "Landscaping and Lighting Act
of 1972."
§22503 Assessment district; benefited territory
An assessment district shall consist of all territory which, as determined by the
legislative body, will be benefited by the improvements and is to be assessed to
pay the costs thereof.
§22504 Assessment District; territory within local agency
An assessment district may consist of all or any part of the territory within the
local agency and, in the case of a county, may consist of all or any part of the
unincorporated territory of the county.
§22505 Assessment district; contiguous or non - contiguous territory
An assessment district may consist of contiguous or non - contiguous areas. The
improvement in one area need not be of benefit to other areas.
§22523 Engineer
"Engineer" means the city engineer, county engineer, engineer of the district, or
any person designated by the legislative body as the engineer for the purposes
of this part, including officer, board, or employee of the local agency or any
private person or firm specially employed by the Local agency as engineer for the
purposes of this part. (Revised by Article XII ID of the California Constitution)
§22525 Improvement
"Improvement" means one or any combination of the following:
(a) The installation of planting or landscaping.
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(b) The installation or construction of statuary, fountains, or other ornamental
structures and facilities.
(c) The installation or construction of public lighting facilities, including, but not
limited to, traffic signals.
(d) The installation or construction of any facilities which are appurtenant to and
of the foregoing or which are necessary cr convenient for the maintenance or
servicing thereof, including, but not limited to, grading, clearing, removal of
debris, the installation or construction of curbs, gutters, walls, sidewalks, or
paving, or water, irrigation, drainage, or electrical facilities.
(e) The installation of park or recreational improvements, including but not limited
to all of the following:
(1) Land preparation, such as grading, leveling, cutting and filling sod
landscaping, irrigation systems, sidewalks, and drainage.
(2) Lights, playground equipment, play courts, and public restrooms.
(f) The maintenance or servicing or both, of any of the foregoing.
(g) The acquisition of land for park, recreational or open -space purposes.
(h) The acquisition of any existing improvement otherwise authorized pursuant to
this section.
§22569 Estimates of costs; content
The estimate of the costs of the improvements for the fiscal year shall contain
estimates for all of the following:
(a) The total costs for improvements to be made that year, being the total costs
of constructing or installing all proposed improvements and of maintaining and
servicing all existing and proposed improvements, including all incidental
expenses. This may include a reserve which shall not exceed the estimated
costs of maintenance and servicing to December 10 of the fiscal year, or
whenever the city expects to receive its apportionment of special assessments
and tax collections from the county, whichever is later.
(b) The amount of any surplus or deficit in the improvement fund to be carried
over from a previous fiscal year.
(c) The amount of any contributions to be made from sources other than
assessments levied pursuant to this chapter.
City of Moorpark Landscaping and Lighting Maintenance flssessirzent District No. 16 09123!02
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(d) The amount, if any, of the annual installment for the fiscal year where the
legislative body has ordered an assessment for the estimated cost of any
improvements to be levied and collected in annual installments.
(e) The net amount to be assessed upon assessable lands within the
assessment district, being the total improvement costs, as referred to in
subdivision (a), increased or decreased, as the case may be, by any of the
amounts referred to in subdivision (b), (c), or (d).
§22573 Net amount; apportionment
The net amount to be assessed upon lands within an assessment district may be
apportioned by any formula or method which fairly distributes the net amount
among all assessable lots or parcels in proportion to the estimated benefits to be
received by each such lot or parcel from the improvements.
The determination of whether or not a lot or parcel will benefit from the
improvements shall be made pursuant to the Improvement Act of 1911 Division 7
(commencing with Section 5000).
§22574 Classification into zones
The diagram and assessment may classify various areas within an assessment
district into different zones where, by reason of variations in the nature, location,
and extent of the improvements, the various areas will receive differing degrees
of benefit from the improvements. A zone shall consist of all territory that will
receive substantially the same degree of benefit from the improvements.
§22605 Authority of Legislative Bodies
The Legislative body, either in a single proceeding or by separate proceedings,
may order one or any combination of the following changes of organization:
(a) The annexation of territory to an existing assessment district formed under
this part.
(b) The detachment of territory from an existing assessment district formed under
this part.
(c) The dissolution of an existing assessment district formed under this part.
(d) The consolidation into a single assessment district formed under this part any
combination of two or more of any of the following:
(1) An existing assessment district formed pursuant to this part.
(2) An existing lighting, street lighting, maintenance, or tree planting
district formed pursuant to Chapter 26 (commencing with Section 5820) of
City of Moorpark Landscaping and Lighting Alaintenatrce Assessment District No, 16 09/33/02
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Part 3 of Division 14, or Part 1 (commencing with Section 18000),
Part 2 (commencing with Section 18300), Part 3 (commencing with
Section 18600), or Part 4 (commencing with Section 19000) of Division
14, or Part 1 (commencing with Section 22000) of this division, or
pursuant to any procedural ordinance adopted by a charter city.
(e) The legislative body shall not, by annexation, detachment, dissolution, or
consolidation, alter the obligation of property owners to pay the principal of, and
interest on, bonded debt or notes issued pursuant to Section 22662.5. This
section does not prevent the lawful refunding of the bonded debt or notes or the
apportionment of assessments upon the division of properties assessed.
City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
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1X. Appendix 8 — Article XIIID of the California Constitution
(Proposition 218)
Proposition 218 was approved by voters as a Constitutional Amendment on November 6, 1996.
It became Article XIIIC and Article XIIID of the California State Constitution and has imposed
additional requirements for assessment districts. Following is a summary of the Article.
CALIFORNIA CONSTITUTION ARTICLE 13D
(ASSESSMENT AND PROPERTY - RELATED FEE REFORM)
SECTION 1. Application. Notwithstanding any other provision of law, the provisions of
this article shall apply to all assessments, fees and charges, whether imposed pursuant
to state statute or local government charter authority. Nothing in this article or Article
XIIIC shall be construed to:
(a) Provide any new authority to any agency to impose a tax, assessment, fee, or
charge.
(b) Affect existing laws relating to the imposition of fees or charges as a condition of
property development.
(c) Affect existing laws relating to the imposition of timber yield taxes.
CALIFORNIA CONSTITUTION ARTICLE 13D
(ASSESSMENT AND PROPERTY - RELATED FEE REFORM)
SEC. 2. Definitions.
As used in this article:
(a) "Agency" means any local government as defined in subdivision (b) of Section 1
of Article XIIIC.
(b) "Assessment" means any levy or charge upon real property by an agency for a
special benefit conferred upon the real property. "Assessment" includes, but is
not limited to, "special assessment," "benefit assessment," "maintenance
assessment" and "special assessment tax."
(c) "Capital cost" means the cost of acquisition, installation, construction,
reconstruction, or replacement of a permanent public improvement by an agency.
(d) "District" means an area determined by an agency to contain all parcels which will
receive a special benefit from a proposed public improvement or property- related
service.
(e) "Fee" or "charge" means any levy other than an ad valorem tax, a special tax, or
an assessment, imposed by an agency upon a parcel or upon a person as an
incident of property ownership, including a user fee or charge for a property
related service.
City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
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`. �,, r. -u.. r d
(f) "Maintenance and operation expenses" means the cost of rent, repair,
replacement, rehabilitation, fuel, power, electrical current, care, and supervision
necessary to properly operate and maintain a permanent public improvement.
(g) "Property ownership" shall be deemed to include tenancies of real property where
tenants are directly liable to pay the assessment, fee, or charge in question.
(h) "Property- related service" means a public service having a direct relationship to
property ownership.
(i) "Special benefit" means a particular and distinct benefit over and above general
benefits conferred on real property located in the district or to the public at large.
General enhancement of property value does not constitute "special benefit."
CALIFORNIA CONSTITUTION ARTICLE 13D
(ASSESSMENT AND PROPERTY - RELATED FEE REFORM)
SEC. 3. Property Taxes, Assessments, Fees and Charges Limited.
(a) No tax, assessment, fee, or charge shall be assessed by any agency upon any
parcel of property or upon any person as an incident of property ownership
except: (1) The ad valorem property tax imposed pursuant to Article XIII and
Article XIIIA. (2) Any special tax receiving a two - thirds vote pursuant to Section 4
of Article XIIIA. (3) Assessments as provided by this article. (4) Fees or charges
for property related services as provided by this article.
(b) For purposes of this article, fees for the provision of electrical or gas service shall
not be deemed charges or fees imposed as an incident of property ownership.
CALIFORNIA
CONSTITUTION ARTICLE 13D
(ASSESSMENT AND PROPERTY - RELATED FEE REFORM)
SEC. 4. Procedures and Requirements for All Assessments.
(a) An agency which proposes to levy an assessment shall identify all parcels which
will have a special benefit conferred upon them and upon which an assessment
will be imposed. The proportionate special benefit derived by each identified
parcel shall be determined in relationship to the entirety of the capital cost of a
public improvement, the maintenance and operation expenses of a public
improvement, or the cost of the property related service being provided. No
assessment shall be imposed on any parcel which exceeds the reasonable cost
of the proportional special benefit conferred on that parcel. Only special benefits
are assessable, and an agency shall separate the general benefits from the
special benefits conferred on a parcel. Parcels within a district that are owned or
used by any agency, the State of California or the United States shall not be
exempt from assessment unless the agency can demonstrate by clear and
convincing evidence that those publicly owned parcels in fact receive no special
benefit.
(b) All assessments shall be supported by a detailed engineer's report prepared by a
registered professional engineer certified by the State of California.
City oJ'Aloorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123102
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E. it
(c) The amount of the proposed assessment for each identified parcel shall be
calculated and the record owner of each parcel shall be given written notice by
mail of the proposed assessment, the total amount thereof chargeable to the
entire district, the amount chargeable to the owner's particular parcel, the
duration of the payments, the reason for the assessment and the basis upon
which the amount of the proposed assessment was calculated, together with the
date, time, and location of a public hearing on the proposed assessment. Each
notice shall also include, in a conspicuous place thereon, a summary of the
procedures applicable to the completion, return, and tabulation of the ballots
required pursuant to subdivision (d), including a disclosure statement that the
existence of a majority protest, as defined in subdivision (e), will result in the
assessment not being imposed.
(d) Each notice mailed to owners of identified parcels within the district pursuant to
subdivision (c) shall contain a ballot which includes the agency's address for
receipt of the ballot once completed by any owner receiving the notice whereby
the owner may indicate his or her name, reasonable identification of the parcel,
and his or her support or opposition to the proposed assessment.
(e) The agency shall conduct a public hearing upon the proposed assessment not
less than 45 days after mailing the notice of the proposed assessment to record
owners of each identified parcel. At the public hearing, the agency shall consider
all protests against the proposed assessment and tabulate the ballots. The
agency shall not impose an assessment if there is a majority protest. A majority
protest exists if, upon the conclusion of the hearing, ballots submitted in
opposition to the assessment exceed the ballots submitted in favor of the
assessment. In tabulating the ballots, the ballots shall be weighted according to
the proportional financial obligation of the affected property.
(f) In any legal action contesting the validity of any assessment, the burden shall be
on the agency to demonstrate that the property or properties in question receive
a special benefit over and above the benefits conferred on the public at large and
that the amount of any contested assessment is proportional to, and no greater
than, the benefits conferred on the property or properties in question.
(g) Because only special benefits are assessable, electors residing within the district
who do not own property within the district shall not be deemed under this
Constitution to have been deprived of the right to vote for any assessment. If a
court determines that the Constitution of the United States or other federal law
requires otherwise, the assessment shall not be imposed unless approved by a
two- thirds vote of the electorate in the district in addition to being approved by the
property owners as required by subdivision (e).
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CALIFORNIA CONSTITUTION ARTICLE 13D
(ASSESSMENT AND PROPERTY - RELATED FEE REFORM)
SEC. 5. Effective Date.
Pursuant to subdivision (a) of Section 10 of Article II, the provisions of this article shall
become effective the day after the election unless otherwise provided. Beginning July 1,
1997, all existing, new, or increased assessments shall comply with this article.
Notwithstanding the foregoing, the following assessments existing on the effective date
of this article shall be exempt from the procedures and approval process set forth in
Section 4:
(a) Any assessment imposed exclusively to finance the capital costs or maintenance
and operation expenses for sidewalks, streets, sewers, water, flood control,
drainage systems or vector control. Subsequent increases in such assessments
shall be subject to the procedures and approval process set forth in Section 4.
(b) Any assessment imposed pursuant to a petition signed by the persons owning all
of the parcels subject to the assessment at the time the assessment is initially
imposed. Subsequent increases in such assessments shall be subject to the
procedures and approval process set forth in Section 4.
(c) Any assessment the proceeds of which are exclusively used to repay bonded
indebtedness of which the failure to pay would violate the Contract Impairment
Clause of the Constitution of the United States.
(d) Any assessment which previously received majority voter approval from the
voters voting in an election on the issue of the assessment. Subsequent
increases in those assessments shall be subject to the procedures and approval
process set forth in Section 4.
City gJ'MoorparkLandscaping and Lighting Maintenance Assessment District No. 16 09123102
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X. Appendix C - 2003 -04 ASSESSMENT ROLL
An Assessment Roll (a listing of all parcels assessed within the Landscaping and Lighting
Assessment District and the amount of the assessment) has been filed with the City Clerk and
is, by reference, made part of this report and will be available for public inspection during normal
office hours.
Each lot or parcel listed on the Assessment Roll is shown and illustrated on the latest County
Assessor records and these records are, by reference made part of this report. These records
shall govern for all details concerning the description of the lots or parcels.
Parcel No.
Owner
Assessment
SFE 2003 -04
5110170295
CABRILLO ECONOMIC DEV CORP
33 $12,008.70
5110170015
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170025
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170035
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170045
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170055
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170065
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170075
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170085
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170095
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170105
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170115
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170125
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170135
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170145
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170155
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170165
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170175
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170185
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170195
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170205
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170215
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170225
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170235
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170245
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170255
CABRILLO ECONOMIC DEV CORP
1 $363.90
5110170265
CABRILLO ECONOMIC DEV CORP
1 $363.90
Total Assessment Roll
59 $21,470.10
City of Moorpark Landscaping and Lighting Maintenance Assessment District No. 16 09123/02
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co