HomeMy WebLinkAboutAGENDA REPORT 2014 0507 CCSA REG ITEM 09CITEM 9.C.
DATE: April 16, 2014 (Meeting May 7, 2014)
SUBJECT: Consider Resolution Approving the Preliminary Engineer's Report for
the Landscaping and Lighting Maintenance Assessment Districts for
Fiscal Year 2014/2015 and Providing Notice of Public Hearing on June
4, 2014
EXECUTIVE SUMMARY
The City Council is being asked to adopt the attached resolution, approving the
Assessment Engineer's Report (Attachment C), which contains the methodology and
formula for apportioning the property assessment for the City's Landscape and Lighting
Maintenance Assessment Districts (Assessment Districts). Additionally, the resolution
identifies the date for the Public Hearing to consider the levy of said assessment for
fiscal year (FY) 2014/2015.
DISCUSSION
In 1984, a Landscaping and Lighting Maintenance Assessment District No. AD 84-2 (AD
84-2), encompassing the entire City, was created to fund costs associated with street
lighting and the maintenance of various landscaped areas in the City. This was a
successor to the District enacted by the County of Ventura prior to the incorporation of the
City. In subsequent years, Zones of Benefit were added to fund improvements and the
maintenance of certain specific areas. Later, these Zones were changed to District 1
through District 12.
Since 1984, the City has formed additional Assessment Districts to fund the maintenance
of certain landscape improvements in and adjacent to:
2001
• Tract 5201, Wilshire Builders (AD01-1, District 14)
• Tract 4928, Toll Brothers (AD01-2, District 15)
• Tract 5166, Cabrillo (AD01-3, District 16) #
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UiIILI
• Tract 5307, Colmer Development (AD04-01, District 18)
2005
• Tract 5264, M&M Development (AD05-01, District 19)
2006
• Tract 5133, Shea Homes (AD06-01, District 21')
2007
• Tract 5187, Lyon Homes (AD07-02, District 20)
• Tract 5045, Pardee Homes (AD07-01, District 22)
• 1 P 2000-10, Asadurian (AD07-04, District 24) tt
No
• CPD 2004-01, Nearon (AD07-03, District 25)
2009
• CPD 2004-03, Warehouse Discount Center (AD09-01, District 26) ttt
2010
• CPD 2005-02, Tuscany Square (AD10-01, District 31) ttt
• CPD 2005-03, HFR Investment I, LLC (AD10-02, District 32) ttt
Notes: t Districts 13, 17, 27, 28 and 29 are not assigned.
tt District 23 — Tract 5130, Suncal/Vistas was not completed.
ttt Districts 26,31 and 32 are back up maintenance districts.
On November 20,2013 by Resolution No. 2013-3241, Tract 5425 was annexed into District 21.
As part of the annual budget process, the City Council considers whether or not to renew
the subject Assessment Districts and levy assessments for the upcoming fiscal year. In
preparation for that consideration, it is necessary to prepare an Engineer's Report setting
forth certain relevant information pertaining to such an action. On February 5, 2014, the
City Council adopted Resolution No. 2014-3270 directing the preparation of said
Engineer's Report.
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Engineer's Report
The City Council is being presented with the preliminary Engineer's Report (Report) for
consideration and approval. By approving the Report, the Council will be establishing the
assessment levy amount and the formula used to spread the assessment and calculation
of "special" benefit versus "general" benefit. The Report sets forth certain relevant
information, including the following:
• a Boundary Map(s);
• the reason for the assessments;
• the duration of the assessments;
• the method of apportionment;
• the amount of the annual assessments;
• information regarding cost of living adjustments;
• information pertaining to reductions to the amounts levied in order to keep
assessment fund reserve balances within certain prescribed limits; and
• a description of improvements to be maintained.
Improvements to be Maintained
The improvements and maintenance funded by the Assessment Districts is generally
described as follows:
a. Street Lighting: Street lighting energy and maintenance costs (Citywide
assessment).
b. Landscape Maintenance: The maintenance of certain designated parkways
and medians (Citywide assessment).
c. Zones/Districts-
Zone /
ones/Districts:Zone/
District AD Name Location
1 Pecan Avenue
2 Steeple Hill Area
3 Butter Creek/Peppermill
4 Williams Ranch Road
5 Pheasant Run Area
6 Inglewood Street
7 Moorpark Business Park
8 Home Acres Buffer Area
9 Moorpark Industrial Park
10 Mountain Meadows
11 Alyssas Court
12 Carlsberg Specific Plan
Tract 2851
Tract 2865
Tract 3032
Tract 3274
Tracts 3019 & 3525
Tract 3274
LA Ave & Gabbert
Condor Drive
Planned Community 3
Tract 4174
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Zone/
District
14
15
16
18
19
20
21
22
24
25
26
31
32
AD Name
Wilshire Builders
Toll Brothers
Cabrillo Economic Dev't Corp
Colmer
M&MDev't
Lyon Homes
Shea Homes
Pardee Homes
Casino Storage
Nearon
Warehouse Discount Center
Tuscany Partners
HFR Investments I
Location
Tract 5201
Tract 4928
Tract 5161
Tract 5307
Tract 5264
Tract 5187
Tract 5133 & 5425
Tract 5045
LA Ave & Goldman Ave
CPD 2004-01
CPD 2004-03
CPD 2005-02
CPD 2005-03
Notes: Zone/District 2, 5, 10 & 16 include drainage maintenance.
Zone/District 13, 17, 27, 28, 29 & 30 are unassigned.
Zone/District 23 SuncalNistas was not completed.
Tract 5425 was annexed into Zone 21 on November 20, 2013.
FY 2014/2015 Assessment Amounts and Adjustment
The method used to establish the assessment amounts is based on a two-step process:
1) identifying the "special" benefits resulting from the improvements; and 2) allocating
the assessments to the property based on the proportional "special" benefits derived
from improvements over and above the "general" benefits. This method has been
unchanged from prior years. AD 84-2, which includes Zones/Districts 1 to 11, was
established prior to the passage of Proposition 218. As such, the per lot (per acre)
assessment amounts in these Zones/Districts are at the same level. Any action to
otherwise increase these assessments may not be taken without first seeking approval of
such an increase via a mail ballot prepared and processed in accordance with the
requirements of Proposition 218.
Pursuant to language set forth in the formation documents for Zone/Districts 12 through
32, the annual maximum assessments for these Zone/Districts may be increased annually
to cover cost -of -living (COLA) increases. The COLA increase in the Los Angeles Area
Consumer Price Index (CPI) from December 2012 to December 2013 is 1.14 percent
(1.14%). The maximum assessment amounts for FY 2014/2015 include the COLA
adjustments which are also summarized as follows:
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MAXIMUM ASSESSMENTS FOR ZONES 12 — 32
FY 13114 FY 14115
Maximum Maximum
Zone/District
Assessment
COLA -1.14%
Assessment
12
Carlsberg - Residential
$544.84
$6.21
$551.05
12
Carlsberg - Commercial
$197.20
$2.25
$199.44
12
Carlsberg - Institutional
$1,776.04
$20.25
$1,796.28
14
Wilshire Builders T5201
$160.46
$1.83
$162.28
15
Toll Brothers T4928
$1,935.43
$22.06
$1,957.49
16
Cabrillo T5161
$467.55
$5.33
$472.88
18
Colmer T5307
$984.28
$11.22
$995.50
19
M & M Devt T5264
$8,923.23
$101.72
$9,024.95
20
Lyon Homes T5187
$2,477.91
$28.25
$2,506.15
21
Shea Homes T5133/5425
$479.20
$5.46
$484.66
22
Pardee Homes T5045
$3,389.22
$38.64
$3,427.85
24
Casino Storage
$9,818.35
$111.93
$9,930.27
25
Nearon CPD 2004-01
$4,462.92
$50.88
$4,513.79
26
Warehouse Discount CPD 2004-03
$4,764.50
$54.32
$4,818.81
31
Tuscany Partners CPD 2005-02
$5,829.86
$66.46
$5,896.32
32
HFR Investments CPD 2005-03
$10,064.03
$114.73
$10,178.75
Districts 19, 24, 25, 26, 31 and 32 have been established as "back up" Assessment
Districts to manage certain landscape maintenance responsibilities assigned to the
respective property owners. As long as the property owners are adequately maintaining
the prescribed landscape improvements, the approved maximum assessment will not be
levied. In the event the property owners fail to adequately maintain the landscape
improvements, the City can take over the maintenance responsibility and levy the
assessment.
Improvement Reserve Ceiling
The Engineer's Report provides for a Capital Reserve Account for each Assessment
District. Consistent with past City Council's action on September 3, 2008, the Engineer's
Report stipulates that Capital Reserve Account for any Zone/District not exceed an
amount equal to one times the annual operating budget for that Zone/District (prior to
September 3 the Capital Reserve cap was three times the annual operating budget).
Should the projected Year -End Fund Balance for any Zone/District exceed that "ceiling",
the amount of the annual maximum assessment shall be adjusted to reflect the CPI, but
the amount of the assessment to be levied upon the affected properties shall be reduced,
but not lower than 10 percent (10%) of the annual maximum assessment, as determined
by the Assessment Engineer to be consistent with these guidelines.
The Zones/Districts listed below are projected to exceed the Capital Reserve cap should
the maximum assessment be levied. The assessment amounts to be levied are reduced
so as not to cause the fund balance at June 30, 2015 to exceed the established limit.
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Zone /
District
2
11
12
15
16
18
20
21
22
FB, Est Beg
7/1/14
$ 107,018
$ 3,221
$ 500,747
$ 1,682,800
$ 57,815
$ 19,272
$1,166,223
$ 102,174
$ 1,477,354
Fund
Balance,
06/30/15
(Maximum
Assessment)
$ 110,691
$ 4,584
$ 653,638
$ 2,063,533
$ 68,221
$ 32,440
$ 1,414,043
$ 118,125
$ 2,272,046
Annual
Operating
Budget
$ 70,166
$ 1,677
$ 163,279
$ 251,536
$ 17,494
$ 11,719
$ 373,705
$ 16,537
$ 1,032,905
Total
Maximum
Assessment
$ 73,839
$ 3,040
$ 316,169
$ 632,269
$ 27,900
$ 24,888
$ 621,525
$ 32,489
$ 1,827,597
Total
Levy
Amount
$ 36,919
$ 304.00
$ 31,617
$ 63,227
$ 2,790
$ 4,978
$ 3,249
$ 731,039
Remarks
50% of maximum Assessment
10% of maximum Assessment
10% of maximum Assessment
10% of maximum Assessment
10% of maximum Assessment
20% of maximum Assessment
0% of maximum Assessment
10% of maximum Assessment
40% of maximum Assessment
In the near future, the City anticipates acceptance of Districts 20 (Lyon Homes T5187) and
22 (Pardee Homes T5045) and will assume responsibility for the maintenance of the
slope; parkway and median landscape improvements; bio-swales., detention basis and
storm drains. The calculated fund balance for Districts 20 (Lyon Homes T5187) will be
equivalent to over twice its annual operating budget, while District 22 (Pardee Homes
T5045) will only be about fourteen percent (14%) above the reserve ceiling. Therefore, the
City proposes to levy $0.00 for District 20 (Lyon Homes T5187); and $3,427.85 per single
family benefit unit or forty percent (40%) levy of the maximum is recommended for District
22 (Pardee Homes T5045).
Lighting and Landscape Maintenance Budget
This report was prepared in advance of the Council's discussions of the FY 2014/2015
budget. Therefore, the budget figures identified in the Report will not be identical to those
in the draft budget, but will be closely comparable. By adopting the Report, the Council is
not approving any expenditures that will come with the adoption of the City budget.
Adopting the Report simply establishes the assessment amount for the new fiscal year.
The preliminary proposed budget for FY 2014/2015 is $3,010,703 - $181,187 for
salaries and employee benefits; $2,818,019 for services and supplies; and $11,497 for
debris basin expenses. Services and supplies include $1,135,696 for landscaping and
maintenance; $390,000 for street lighting; and $848,012 for water and electricity. The
total proposed expenditures are higher than prior year by $498,944. This increase is
primarily driven by additional landscape and tree trimming ($108,200); basin desilting at
Zone 22 ($138,000); and 17% increase in water and electricity ($163,712). Beginning
FY 2012/2013, the salaries and employee benefits for maintenance staff were
distributed to various Zones/Districts based the Zone/District's size relative to the total
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acreage of 147.12. This is a more reasonable basis for cost sharing and it is expected
to reduce the General Fund support to those Zones/Districts with deficit fund balances.
Funri nafiritc
Since Zones/Districts 1 through 11 were established without a cost -of -living adjustment
factor, the maximum assessment amount per unit cannot be increased. It is anticipated
that the following Zones/Districts will have deficit Fund Balances at the end of FY
2013/2014 and FY 2014/2015:
Due to the fixed maximum assessment rates in the Citywide District and Zones/Districts 1
through 11 and increasing maintenance and operations costs, deficits in street lighting and
landscaped areas will continue to grow. The projected deficit of $223,973 in FY 2013/2014
represents an improvement of $207,828 or 48% from FY 2012/2013 actual deficit as we
assume acceptance of outstanding Districts 20 and 22; and realize the impact of the
change in cost allocation based on Zone/District's relative size to total acreage. The
estimated deficit in fiscal year 2014/2015 is expected to rise to $361,786 due to new
programmed landscape and/trail improvements and utility costs increase.
Public Hearing
Attached as Attachment B is a Resolution approving the subject Engineer's Report and
setting June 4, 2014, as the date of a public hearing to consider the levy of the
assessments for the Landscaping and Lighting Assessment Districts for fiscal year
2014/2015. This resolution will also serve as the public hearing notice for the June 4
public hearing.
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Estimated Fund Balance Deficits
Increase I
Fund
FY 13/14
FY 14/15
(Decrease)
2300 Citywide - Lighting
($116,463)
($151,459)
$34,996
2300 Citywide - Landscape
($44,831)
($120,708)
$75,877
2301 District 1 - Pecan Avenue
($5,233)
($9,893)
$4,660
2303 District 3 - Buttercreek/Peppermill
($766)
($1,006)
$240
2305 District 5 - Pheasant Run Area
($37,590)
($39,967)
$2,377
2306 District 6 - Inglewood St
($574)
($768)
$194
2307 District 7 - Moorpark Business Park
($3,837)
($4,319)
$482
2308 District 8 - Home Acres Buffer
($9,508)
($11,083)
$1,575
2309 District 9 - Moopark Industrial Park
($3,605)
($3,590)
($15)
2310 District 10 - Mountain Meadows
$0
($17,491)
$17,491
2314 District 14 - Wilshire Builders
($1,566)
($1,502)
($64)
TOTAL
($223,973)
($361,786)
$137,813
Due to the fixed maximum assessment rates in the Citywide District and Zones/Districts 1
through 11 and increasing maintenance and operations costs, deficits in street lighting and
landscaped areas will continue to grow. The projected deficit of $223,973 in FY 2013/2014
represents an improvement of $207,828 or 48% from FY 2012/2013 actual deficit as we
assume acceptance of outstanding Districts 20 and 22; and realize the impact of the
change in cost allocation based on Zone/District's relative size to total acreage. The
estimated deficit in fiscal year 2014/2015 is expected to rise to $361,786 due to new
programmed landscape and/trail improvements and utility costs increase.
Public Hearing
Attached as Attachment B is a Resolution approving the subject Engineer's Report and
setting June 4, 2014, as the date of a public hearing to consider the levy of the
assessments for the Landscaping and Lighting Assessment Districts for fiscal year
2014/2015. This resolution will also serve as the public hearing notice for the June 4
public hearing.
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FISCAL IMPACT
The City's practice is to budget current year deficit in the following fiscal year's budget. In
the past, the citywide street lighting deficit was 100% funded by Gas Tax; while
landscaping deficits were funded with a 50/50 split between Gas Tax and General Fund.
The fiscal year 2012/2013 deficit of $431,801 (General Fund) was included in the fiscal
year 2013/2014 budget. The projected deficit of 223,973 for fiscal year 2013/2014 will be
included in the fiscal year 2014/2015 budget. The projected deficit for fiscal year
2014/2015 of $361,786 will be included in the fiscal year 2015/2016 budget. As you are
aware, recent State legislation enables the City to continue to spend Transportation
Development Act (TDA) funds for street purposes. Staff will analyze the combined TDA
and Gas Tax revenues for FY 2014/15 and make a recommendation as part of the budget
presentation to possibly use a portion of the Gas Tax revenue for street lighting costs.
As noted above, the requirements of Proposition 218 prohibit the City from increasing
assessments without a vote. The City's options are to continue funding the growing
deficits, as they have in the past, from City reserves; to consider initiating a mail ballot vote
to increase assessment levels in the Citywide Street Light and Landscape Zone and
Zones 1 —11; or make significant reductions in costs.
STAFF RECOMMENDATIONS
Adopt Resolution No. 2014 -
Attachments: A - Summary of Assessment Amounts
B — Resolution
C — Engineer's Report
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SUMMARY OF ASSESSMENT LEVY AMOUNTS
Zone / District
Citywide - Street Lighting
Citywide - Landscaping Residential
Citywide - Landscaping Commercial/Industrial
1 - Pecan Avenue T 2851
2 - Steeple Hill Area T 2865 US
LS / Drainage
3 - Butler Creek/Peppermill T 3032
4 - Williams Ranch Road T 3274
5 - Pheasant Run Area T 3019/3525 US
LS / Drainage
6 - Inglewood Street T 3306
7 - Moorpark Business Park
LA Ave at Gabbert
8 - Home Acres Buffer Area City
Home Acres
9 - Moorpark Industrial Park
Condor Drive
10 - Mountain Meadows PC -3 Residential US
Residential LS / Drainage
Commercial
11 - Alyssas Court t 4174
12 - Carlsberg Specific Plan Area Residential
Commercial/Industrial
Institutional
14 - Wilshire Builders T 5201
15 - Toll Brothers T 4928
16 - Cabrillo T 5161
18 - Colmer T 5307
19 - M & M Dev't T 5264
20 - Lyon Homes T 5187
21 - Shea Homes T 5133
22 - Pardee Homes T 5045 Residential
Institutional
24 - Casino Storage
Attachment A
$248,517.00
$136,161.30
$47,478.96
$183,640.26
$9,702-00
$33,424.02
$3,495.36
$36,919.38
$3,079.30
$6,382.92
$15,273.52
$8,566.50
$23,840.02
$924.00
$11,297.78
$7,669.20
$7,573.68
$15,242.88
$1,356.69
$ 135,858.50
$ 58,457.22
$ 304.00
$ 29,538.96
$ 1,390.62
$ 687.38
$ 31,616.95
$ 1,622.80
$ 63,226.93
$ 2,789.99
$ 4,977.50
$ 3,248.48
$ 658,497.76
$ 72,541.06
$ 731,038.83
11,925.00
Per Lot Assessment
Landscape Maintenance
US & Drainage Maintenance
Total
$ 17.24
75.00
$ 129.36
574.00
Assessment
48.00
$ 58.23
265.00
$ 11.62
Amount
Units
Amount
Units
Amount
$248,517.00
$136,161.30
$47,478.96
$183,640.26
$9,702-00
$33,424.02
$3,495.36
$36,919.38
$3,079.30
$6,382.92
$15,273.52
$8,566.50
$23,840.02
$924.00
$11,297.78
$7,669.20
$7,573.68
$15,242.88
$1,356.69
$ 135,858.50
$ 58,457.22
$ 304.00
$ 29,538.96
$ 1,390.62
$ 687.38
$ 31,616.95
$ 1,622.80
$ 63,226.93
$ 2,789.99
$ 4,977.50
$ 3,248.48
$ 658,497.76
$ 72,541.06
$ 731,038.83
11,925.00
$ 20.84
41,261.00
$ 3.30
2,754.00
$ 17.24
75.00
$ 129.36
574.00
$ 58.23
48.00
$ 58.23
265.00
$ 11.62
129.00
$ 49.48
142.00
$ 107.56
75.00
$ 107.56
22.00 $
91.74 $
498.00 $
201.00 $
49.46 $
1,775.00 $
669.00 $
11.23 $
9.00 $
536.00 $
69.74 $
3.84 $
4200.
123.15
15.40
37.68
27.43
76.54
76.54
642.57
33.78
55.11
19.94
179.63
10.00
$
162.28
323.00
$
195.75
59.00
$
47.29
25.00
$
199.11
6.27
$
-
248.00
$
-
77.00
$
42.19
526.50
$
1,250.71
58.00
$
1,250.71
48.00 $ 14.59
75.00 $ 6.66
669.00 $ 10.84
LA Ave & Goldman Ave
$
2.53
$
25 - Nearon
$
11.52
$ -
26 - Warehouse Discount Center
$ -
8.15
$ -
31 - Tuscany Partners
$ -
6.96
$ -
32 - HFR Investments 1
$
1.00
$ -
Note: Total Assessment amount differs slightily from Table 1 of the Engineer's Report (Attachment C) due to rounding in the calculation
51
Attachment B
RESOLUTION NO. 2014-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF MOORPARK, CALIFORNIA, DECLARING ITS
INTENTION TO CONTINUE ASSESSMENTS FOR
FISCAL YEAR 2014/2015, PRELIMINARILY APPROVING
ENGINEER'S REPORT, AND PROVIDING FOR NOTICE
OF HEARING FOR THE CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE
ASSESSMENT DISTRICTS
WHEREAS, on February 5, 2014 by Resolution No. 2014-3270, the City Council
ordered the preparation of an Engineer's Report for the City's Landscaping and Lighting
Maintenance Assessment Districts (the "Assessment Districts") for fiscal year 2014/2015;
and
WHEREAS, pursuant to said Resolution, the Engineer's Report was prepared by
SCI Consulting Group, Engineer of Work, in accordance with 22565, et. seq., of the
Streets and Highways Code (the "Report") and Article XIIID of the California Constitution,-
and
onstitution;and
WHEREAS, said Engineer's Report was filed with the City Clerk and the City
Council has reviewed the Report and wishes to take certain actions relative to said
Report and the levy of assessments recommended therein.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF MOORPARK,
CALIFORNIA, DOES RESOLVE AS FOLLOWS:
SECTION 1. The Report for "City of Moorpark Landscaping and Lighting
Maintenance Assessment Districts", for the fiscal year commencing on July 1, 2014 and
ending on June 30, 2015, on file with the City Clerk, has been duly considered by the
Moorpark City Council and is hereby deemed sufficient and approved. The Report shall
stand as the Engineer's Report for all subsequent proceedings under, and pursuant to,
the foregoing resolution.
SECTION 2. It is the intention of this Council to continue to collect assessments
within the Assessment Districts for fiscal year 2014/2015. Within the Assessment
Districts, the existing and proposed improvements, and any substantial changes
proposed to be made to the existing improvements, are generally described as the
installation, maintenance and servicing of public facilities, including but not limited to,
street lights, public lighting facilities, landscaping, sprinkler systems, statuary, fountains,
other ornamental structures and facilities, landscape corridors, ground cover, shrubs and
trees, street frontages, drainage systems, fencing, entry monuments, graffiti removal and
repainting, and labor, materials, supplies, utilities and equipment, as applicable, for
property owned, operated or maintained by the City of Moorpark. Installation means the
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Resolution No. 2014 -
Page 2
construction of lighting and landscaping improvements, including, but not limited to, land
preparation, such as grading, leveling, cutting and filling, sod, landscaping, irrigation
systems, sidewalks and drainage and lights. 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 part of any
improvement; providing for the life, growth, health and beauty of landscaping; and
cleaning, sandblasting and painting of walls and other improvements to remove or cover
graffiti. Servicing means the furnishing of electric current or energy for the operation or
lighting of any improvements, and water for irrigation of any landscaping or the
maintenance of any other improvements.
SECTION 3. The Assessment Districts consists of the lots and parcels shown on
the boundary maps of the Assessment Districts on file with the City Clerk, and reference
is hereby made to such map for further particulars.
SECTION 4. Reference is hereby made to the Engineer's Report for a full and
detailed description of the improvements, the boundaries of the Assessment Districts,
and the proposed assessments upon assessable lots and parcels of land within the
Assessment Districts. The Engineer's Report identifies all parcels which will have a
special benefit conferred upon them and upon which an assessment will be imposed.
SECTION 5. The fiscal year 2014/2015 maximum authorized levy rates are not
proposed to increase, with the exception of Zone 12, District 14, District 15, District 16,
District 18, District 19, District 20, District 21, District 22, District 24, District 25, District 26,
District 31 and District 32. The authorized maximum assessment rate for these Districts
includes an annual adjustment by an amount equal to the annual change in the Los
Angeles Area Consumer Price Index. As the amount of the annual increase in the Los
Angeles Area Consumer Price Index from December 2012 to December 2013 is 1.14%,
the authorized maximum levy rates for fiscal year 2014/2015 are 1.14% above the
maximum levy rate for fiscal year 2013/2014. Including the authorized annual
adjustment, the maximum authorized assessment rates for fiscal year 2014/2015 are as
follows:
Zone 12
$551.05 per single family benefit unit
$199.44 per acre of commercial or industrial property
$1,796.28 per acre of institutional property
District 14
$162.28 per single family benefit unit
District 15
$1,957.49 per single family benefit unit
District 16
$472.88 per single family benefit unit
District 18
$995.50 per single family benefit unit
District 19
$9,024.95 per acre of commercial or industrial property
District 20
$2,506.15 per single family benefit unit
District 21
$484.66 per single family benefit unit
District 22
$3,427.85 per single family benefit unit
District 24
$9,930.27 per acre of commercial or industrial property
District 25
$4,513.79 per acre of commercial or industrial property
53
Resolution No. 2014 -
Page 3
District 26 $4,818.81 per acre of commercial or industrial property
District 31 $5,896.32 per acre of commercial or industrial property
District 32 $10,178.75 per acre of commercial or industrial property
SECTION 6. Notice is hereby given that on June 4, 2014, at the hour of 7:00
o'clock p.m. in the Council Chambers, located at 799 Moorpark Avenue, Moorpark,
California 93021, the Council will hold a public hearing to consider the ordering of the
improvements and the continuation of the proposed assessments.
SECTION 7. Prior to the conclusion of the hearing, any interested person may file
a written protest with the City Clerk, or, having previously filed a protest, may file a written
withdrawal of that protest. A written protest shall state all grounds of objection. A protest
by a property owner shall contain a description sufficient to identify the property owned by
such owner. Such protest or withdrawal of protest should be mailed to the City Clerk,
City of Moorpark, 799 Moorpark Avenue, Moorpark, California 93021.
SECTION 8. The City Clerk shall cause a notice of the hearing to be given by
publishing a copy of this resolution once, at least ten (10) days prior to the date of the
hearing above specified, in a newspaper circulated in the City of Moorpark.
PASSED AND ADOPTED this 7th day of May, 2014.
Janice S. Parvin, Mayor
ATTEST:
Maureen Benson, City Clerk
;VI
Attachment C
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS
ENGINEER'S REPORT
FISCAL YEAR 2014-15
APRIL 2014
PURSUANT TO THE LANDSCAPING AND LIGHTING ACT OF 1972
AND ARTICLE XIIID OF THE CALIFORNIA CONSTITUTION
ENGINEER OF WORK:
CIConsultingGroup
4745 MANGLES BOULEVARD
FAIRFIELD, CALIFORNIA 94534
PHONE 707.430.4300
FAx 707.430.4319
www.sci-cg.com
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PAGE III
TABLE OF CONTENTS
TABLE OF CONTENTS.............................................................................................................III
INTRODUCTION...................................................................................................................... 1
OVERVIEW...................................................................................................................... 1
ENGINEER'S REPORT AND CONTINUATION OF ASSESSMENTS .............................................. 6
LEGISLATIVEANALYSIS.................................................................................................... 6
COMPLIANCE WITH CURRENT LAW.................................................................................... 9
PLANS& SPECIFICATIONS.................................................................................................... 10
FISCAL YEAR 2014-15 ESTIMATE OF COST AND BUDGET ....................................................... 12
METHOD OF APPORTIONMENT............................................................................................... 16
METHOD OF APPORTIONMENT ..............
DISCUSSION OF BENEFIT ......................
GENERAL VERSUS SPECIAL BENEFIT.....
METHOD OF ASSESSMENT ....................
ASSESSMENT APPORTIONMENT ............
APPEALS AND INTERPRETATION ............
..........................................16
..........................................16
..........................................17
.......................................... 21
.......................................... 21
.......................................... 33
ASSESSMENT...................................................................................................................... 34
APPENDIX A - 2014-15 ASSESSMENT ROLL.......................................................................... 36
APPENDIX B - ASSESSMENT DIAGRAM.................................................................................. 37
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CITY OF MOORPARK —1
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INTRODUCTION
OVERVIEW
The City of Moorpark's (the "City") Lighting Maintenance Assessment District 84-2 ("AD84-
2") was formed in 1984 to provide funding for public street lighting and parkway/median
landscape maintenance and improvement expenses through the levy of benefit
assessments. In addition, the City formed Landscaping and Lighting Maintenance
Assessment Districts No. AD -01-1, AD -01-2, AD -01-3, AD -04-1, AD -05-1, AD -06-1, AD -07-
1, AD -07-2, AD -07-3, AD -07-4, AD -09-1, AD -10-1 and AD -10-2 (the "LLDs") to provide
funding for additional parkway landscape maintenance and improvement expenses in
specific areas as described below. These Assessment Districts (collectively "the
Assessment Districts" or "Assessments") were formed pursuant to the provisions of the
Landscaping and Lighting Act of 1972 (the "Act").
Within the Assessment Districts, there are three types of assessments, generally
described as follows:
1. Citywide Assessments: assessments for AD84-2 applied to all parcels
within the City that receive benefits.
2. Zone Assessments: assessments for AD84-2 applied to properties within
certain Zones of Benefit to fund improvements and maintenance services
which benefit those properties.
3. District Assessments: assessments for the LLDs applied to properties
within certain boundaries to fund improvements and maintenance services
which benefit those properties.
CITYWIDE ASSESSMENTS
Within AD84-2, there are two types of expenses funded by distinct Citywide assessments:
1. Street lighting costs associated with City -owned and Southern California
Edison (S.C.E.) owned streetlights distributed to all benefiting properties within
City limits,
2. Landscape maintenance costs associated with parkway/median
maintenance and improvement distributed to all benefiting properties within
City limits.
AD84-2 ZONE OF BENEFIT ASSESSMENTS
Landscape maintenance, servicing and improvement costs for AD84-2 for unique Zones of
Benefit are allocated to all benefiting properties within each given zone of benefit. These
Zones of Benefit are summarized as follows:
Pecan Avenue, Tract No. 2851: Maintenance costs associated with landscaping in the
Ventura County Flood Control Easement and portions of the interior tract entry areas. The
obligation upon these 75 lots is pursuant to a condition of development.
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Steeple Hill Area, Tract No. 2865: Cost for maintenance of specific landscaping areas
within the tract, including landscaping at Christian Barrett & Springs Road; Tierra Rejada
landscaping, and Peach Hill Road landscaping on east side between Christian Barrett and
Tierra Rejada Roads, and the entry monument sign at Christian Barrett and Spring Road.
In addition, the cost of maintaining certain drainage detention and debris basins is
assessed to certain lots within this zone. The obligation upon the lots within this tract is
pursuant to a condition of development.
Buttercreek / eMermill, Tract No. 3032: Maintenance costs associated with
landscaping an entry monument at Buttercreek Road and Los Angeles Avenue. This cost
to be spread to the 265 lots within the tract.
4. Williams Ranch Road, Tract No. 3274: Maintenance costs associated with landscape
areas along Williams Ranch Road parkway adjacent to Peach Hill drain channel and
Edison entries within PC -3. This cost will be borne by the 129 lots within the tract.
Pheasant Run Area, Tract No. 3019 & 3525.• Maintenance costs associated with
landscaping the Tierra Rejada Road slope and parkway areas and parkway on the west
side of Peach Hill Road between Williams Ranch and Tierra Rejada Roads within tract
Nos. 3019 and 3525. These costs are spread to the 217 lots within the tracts. In addition,
the cost of maintaining certain drainage detention and debris basins is assessed to certain
lots within this zone.
6. Inglewood Street, Tract No. 3274: Costs for maintenance of landscape areas within tract
3274 at the westerly terminus of Inglewood Street. The cost is to be spread to the 22 lots
within the tract.
7. Moorpark Business Park, Los Angeles Avenue Parkway. Maintenance costs
associated with landscaping the parkway on the north side of Los Angeles Avenue
between Gabbert Road and Shasta Avenue will be borne by all industrial lots northerly of
Los Angeles Avenue, southerly of Poindexter Avenue, easterly of Gabbert Road, and
westerly of Shasta Avenue.
8. Home Acres Buffer Area: Maintenance costs associated with the buffer area at the west
end of the West Ranch area, is to be split 50-50 between residential properties within the
West Ranch area and the area outside the City known as Home Acres. That portion of this
Zone of Benefit with the City consists of the residential area within Tracts 4340, 4341,
4792 and a portion of tract 4342. This area is bounded on the north by the Arroyo Simi, on
the east by Tierra by Tierra Rejada Road and the commercial property at the corner of
Tierra Rejada Road and Mountain Trail Street, on the south by tracts 4367, 4342-5 and the
City boundary and on the west by the City boundary.
9. Moorpark Industrial Park, Condor Drive: Maintenance costs associated with the
parkway located at the northwest corner of Los Angeles Avenue and Virginia Colony Place
will be borne by the developed parcels within the Industrial park on Condor Drive (Tract
3492).
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10. Mountain Meadows, PC -3: Maintenance costs associated with landscaping within this
area will be borne by all properties within the Mountain Meadows Planned Community
(PC -3). The landscaping to be maintained consists of the Peach Hill Water Linear Park,
the slope along the north side of Peach Hill Wash and the downstream flood control facility
located just east of Mountain Trail Street and certain parkways on Tierra Rejada Road. In
addition, the cost of maintaining certain drainage detention and debris basins is assessed
to certain lots within this zone.
11. Alyssas Court, Tract 4174: Maintenance costs associated with landscaping within this
area will be borne by all properties within the tract.
12. CarlsbgN Specific Plan: Maintenance costs associated with certain landscape
improvements as described in the Boundary Map for Zone 12. The cost for the
maintenance of these improvements will be borne by all of the properties within Zone 12
as defined in said Boundary Maps and generally described as that area bounded by the
Route 23 Freeway, Tierra Rejada Road, Spring Road, the Arroyo Simi and New Los
Angeles Avenue. At the time of formation in July 2000, the City Council directed that the
City pay Zone 12 assessments for property owned by the Moorpark Unified School District.
LLD ASSESSMENTS
Landscape maintenance, servicing and improvement costs for unique services provided to
properties within specific areas are allocated to all benefiting properties within the
boundaries of each given LLD. These Districts are summarized as follows:
14. Wilshire Builders, Tract 5201: Maintenance costs associated with parkway landscaping
along Peach Hill Road and Rolling Knoll Road, including turf, ground cover, shrubs, trees,
irrigation systems, drainage systems, lighting, fencing, statuary, fountains, and other
ornamental structures and facilities, entry monuments and other improvements adjacent to
properties within Tract 5201.
15. TO Brothers, Tract 4928.• Maintenance costs associated with parkway landscaping on
the south side of the street along the Equestrian Trail running between Grimes Canyon
Road and Walnut Canyon Road. Median landscaping at the north side of the Equestrian
Trail at Grimes Canyon Road and Walnut Canyon Road; and landscaping of the
Equestrian Staging Area located on the east side of Grimes Canyon Road. Maintenance
costs associated with maintaining trail and landscape improvements between District 15
and District 20, north of Spring Road, is shared proportionally between the two Districts.
16. Cabrillo Economic Development Corp., Tract 5161: Landscaping maintenance costs
associated with approximately 6,926 square feet of parkway landscaping located in and
adjacent Tract 5161. Wall maintenance, including graffiti abatement, and repair of the
walls. Drainage maintenance costs associated with twelve (12) storm water quality catch
basin filter inserts placed in twelve (12) catch basins within Tract 5161.
18. Colmer, Tract 5307: Landscaping maintenance costs associated with landscaping and
irrigation system, along the west and south perimeter of the Tract, on Flory Street and on
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Los Angeles Avenue. Drainage maintenance of the bio-swales on the north and south
side of Moonsong Court, at the Flory Street entrance to Tract 5307. Beginning fiscal year
2008-09 the drainage maintenance of the bio-swales has been eliminated.
19. M & M Devok ment, Tract 5264: Median and Island landscape and hardscape
maintenance costs associated with the Collins Drive median; the stamped concrete in the
traffic island at the Collins Drive entrance to the center; the stamped concrete in the traffic
island at the freeway on-ramp; and the Campus Park Drive median along the frontage of
the property. Parkway landscaping cost associated with the landscaping of the parkway
improvements along the Campus Park Drive and Collins Drive frontages of the property.
The property owner shall retain the responsibility for the maintenance of the parkway
landscaping, but in the event it is ever determined that said maintenance is inadequate,
the City can take over the maintenance of the parkway improvements. The assessments
for the cost of maintaining the parkway improvements will be levied only if the City takes
over responsibility for the maintenance of the parkway improvements.
20. Lyon Homes, Tract 5187: Landscape maintenance costs associated with the
maintenance of slope, parkway and median landscape improvements located throughout
the District. Drainage maintenance costs associated with the maintenance of bio-swales,
detention basins and storm drains. Maintenance costs associated with maintaining trail
and landscape improvements between District 15 and District 20, north of Spring Road, is
shared proportionally between the two Districts.
21. Shea Homes, Tract 5133: Parkway landscape cost associated with the maintenance of
parkway landscape improvements along Los Angeles Avenue frontage and Millard Street
western perimeter. City maintained drainage costs associated with the maintenance of
filtration systems, six seven foot catch basins, two fourteen foot catch basins and storm
drains located throughout the District. HOA maintained drainage costs associated with the
maintenance of drainage improvements including front yard grass swales (for 77 lots),
catch basin near the northwest corner of the tract, six twelve inch pad catch basins and
pad PVC drains. The Homeowners Association shall retain the responsibility for the
maintenance of these drainage improvements, but in the event it is ever determined that
said maintenance is inadequate, the City can take over the maintenance of these drainage
improvements. The assessments for the cost of maintaining these drainage improvements
will be levied only if the City takes over responsibility for the maintenance of these
drainage improvements.
22. Pardee Homes, Tract 5045 Landscape maintenance costs associated with the
maintenance of slope, parkway and median landscape improvements along Spring Road.
Maintenance of all trails located throughout the District. The maintenance of three
detention basins and four debris basins. Drainage maintenance costs associated with the
maintenance of all storm drains and catch basins. Maintenance of all access roads. HOA
maintained landscape costs associated with the maintenance of slope landscape
improvements along "B" Street and "C" Street. Maintenance of parkway landscape
improvements along "A" Street. The Homeowners Association shall retain the
responsibility for the maintenance of these landscape improvements, but in the event it is
ever determined that said maintenance is inadequate, the City can take over the
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS - ',.COnsultingGroup
ENGINEERS REPORT, FY 2014-15
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maintenance of these landscape improvements. The assessments for the cost of
maintaining these landscape improvements will be levied only if the City takes over
responsibility for the maintenance of these landscape improvements.
24. Asadurian, IPD 2000-10: Landscape maintenance costs associated with the
maintenance of parkway and site landscape improvements along Goldman Avenue and
Los Angeles Avenue. The Property Owner shall retain the responsibility for the
maintenance of the landscape improvements, but in the event it is ever determined that
said maintenance is inadequate, the City can take over the maintenance of the landscape
improvements. The assessments for the cost of maintaining the landscape improvements
will be levied only if the City takes over responsibility for the maintenance of the landscape
improvements.
25 Nearon, CPD 2004-01: Landscape maintenance costs associated with the maintenance
of slope landscape improvements, right of way landscape improvements and project
frontage landscape improvements. Drainage maintenance costs associated with the
maintenance of a bio swale, storm drain system and five catch basins. The Property
Owner shall retain the responsibility for the maintenance of the landscape and drainage
improvements, but in the event it is ever determined that said maintenance is inadequate,
the City can take over the maintenance of the landscape and drainage improvements. The
assessments for the cost of maintaining the landscape and drainage improvements will be
levied only if the City takes over responsibility for the maintenance of the landscape and
drainage improvements.
26 Warehouse Discount Center, CPD 2004-03: Landscaping maintenance costs associated
with the maintenance of slope landscape improvements, right of way landscape
improvements and project frontage landscape improvements. Drainage maintenance
costs associated with the maintenance of storm drain pipes and stormwater filtration
systems. The Property Owner shall retain the responsibility for the maintenance of the
landscape and drainage improvements, but in the event it is ever determined that said
maintenance is inadequate, the City can take over the maintenance of the landscape and
drainage improvements. The assessments for the cost of maintaining the landscape and
drainage improvements will be levied only if the City takes over responsibility for the
maintenance of the landscape and drainage improvements.
31 Tuscany Partners, CPD 2005-02: Landscaping maintenance costs associated with the
maintenance of landscape improvements including but not limited to trees, shrubs, ground
cover, and irrigation systems located within or adjacent to the District along Los Angeles
Avenue, Moorpark Avenue and Park Crest Lane. Drainage maintenance costs associated
with the maintenance of storm drain pipes and stormwater filtration systems. The Property
Owner shall retain the responsibility for the maintenance of the landscape and drainage
improvements, but in the event it is ever determined that said maintenance is inadequate,
the City can take over the maintenance of the landscape and drainage improvements. The
assessments for the cost of maintaining the landscape and drainage improvements will be
levied only if the City takes over responsibility for the maintenance of the landscape and
drainage improvements.
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LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS :Consulting Group
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32 HFR Investments I, CPD 2005-03: Landscaping maintenance costs associated with the
maintenance of landscape improvements including but not limited to trees, shrubs, ground
cover, and irrigation systems located within or adjacent to the District along Park Lane.
Drainage maintenance costs associated with the maintenance of storm drain pipes and
stormwater filtration systems. The Property Owner shall retain the responsibility for the
maintenance of the landscape and drainage improvements, but in the event it is ever
determined that said maintenance is inadequate, the City can take over the maintenance
of the landscape and drainage improvements. The assessments for the cost of maintaining
the landscape and drainage improvements will be levied only if the City takes over
responsibility for the maintenance of the landscape and drainage improvements.
ENGINEERS REPORT AND CONTINUATION OF ASSESSMENTS
This Engineer's Report ("Report") was prepared to establish the budgets for the continued
capital improvement and services expenditures that would be funded by the proposed
2014-15 assessments, determine the benefits received from the lighting and landscaping
maintenance and improvements by property within the Assessment Districts and the
method of assessment apportionment to lots and parcels within the Assessment Districts.
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").
In each subsequent year for which the assessments will be levied, the Council must direct
the preparation of an Engineer's Report, budgets and proposed assessments for the
upcoming fiscal year. After the Engineer's Report is completed, the Council may
preliminarily approve the Engineer's Report and proposed assessments and establish the
date for a public hearing on the continuation of the assessments. This Report was
prepared pursuant to the direction of the Council adopted on February 5, 2014.
If the Council approves this Engineer's Report and the continuation of the assessments by
resolution, a notice of assessment levies must be published in a local paper at least 10
days prior to the date of the public hearing. The resolution preliminarily approving the
Engineer's Report and establishing the date for a public hearing is used for this notice.
Following the minimum 10 -day time period after publishing the notice, a public hearing is
held for the purpose of allowing public testimony about the proposed continuation of the
assessments. This hearing is currently scheduled for June 4, 2014. At this hearing, the
Council would consider approval of a resolution confirming the continuation of the
assessments for fiscal year 2014-15. If so confirmed and approved, the assessments
would be submitted to the County Auditor/Controller for inclusion on the property tax rolls
for Fiscal Year 2014-15.
LEGISLATIVE ANALYSIS
PROPOSITION 218
AD84-2 assessments were formed prior to the passage of Proposition 218, The Right to
Vote on Taxes Act, which was approved by the voters of California on November 6, 1996,
and is now Article XIIIC and XIIID of the California Constitution. (Proposition 218 provides
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for benefit assessments to be levied to fund the cost of providing services, improvements,
as well as maintenance and operation expenses to a public improvement which benefits
the assessed property. ) Although these assessments are consistent with Proposition 218,
the California judiciary has generally referred to pre -Proposition 218 assessments as
"grandfathered assessments" and held them to a lower standard than post Proposition 218
assessments. The other Assessments described in this Engineer's Report that were
formed after the passage of Proposition 218 are consistent with Proposition 218 and the
procedures and requirements established by Proposition 218 for new or increased
assessments.
SILICON VALLEY TAXPAYERS ASSOCIATION, INC. V SANTA CLARA COUNTY OPEN SPACE
AUTHORITY
In July of 2008, the California Supreme Court issued its ruling on the Silicon Valley
Taxpayers Association, Inc. v. Santa Clara County Open Space Authority ("SVTA vs.
SCCOSA"). This ruling is the most significant court case in further legally clarifying the
substantive assessment requirements of Proposition 218. Several of the most important
elements of the ruling included further emphasis that:
Benefit assessments are for special, not general, benefit
The services and/or improvements funded by assessments must be clearly
defined
Special benefits are directly received
property in the assessment district
by and provide a direct advantage to
This Engineer's Report is consistent with the SVTA vs. SCCOSA decision and with the
requirements of Article 13C and 13D of the California Constitution based on the following
factors:
1. The Assessment District(s) are divided into narrowly drawn and separate
zones of benefit / Assessment Districts, and the assessment revenue derived
from real property in each zone / Assessment District is extended only on
specifically identified improvements and/or maintenance and servicing of
those improvements in that zone / Assessment District and other
improvements in the Assessment District(s) that confer special benefits to
property in that zone / Assessment District.
1. The use of narrowly drawn zones of benefit and Assessment Districts ensures that
the improvements constructed and maintained with assessment proceeds are
located in close proximity to the real property subject to the assessment, and that
such improvements provide a direct advantage to the property in the zone /
Assessment District.
2. Due to their proximity to the assessed parcels, the improvements and
maintenance thereof financed with assessment revenues in each zone benefit /
Assessment District the properties in that zone / Assessment District in a manner
different in kind from the benefit that other parcels of real property in the
Assessment Districts derive from such improvements, and the benefits conferred
on such property in each zone / Assessment District are more extensive and direct
than a general increase in property values.
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The assessments paid in each zone of benefit / Assessment District are
proportional to the special benefit that each parcel within that zone / Assessment
District receives from such improvements and the maintenance thereof because:
a. The specific improvements and maintenance and utility costs thereof in
each zone / Assessment District and the costs thereof are specified in this
Engineer's Report; and
b. Such improvement and maintenance costs in each zone / Assessment
District are allocated among different types of property located within each
zone of benefit / Assessment District, and equally among those properties
which have similar characteristics and receive similar special benefits.
DAHMS V. DOWNTOWN POMONA PROPERTY
On June 8, 2009, the 4th Court of Appeal amended its original opinion upholding a benefit
assessment for property in the downtown area of the City of Pomona. On July 22, 2009,
the California Supreme Court denied review, On this date, Dahms became good law and
binding precedent for assessments. In Dahms the Court upheld an assessment that was
100% special benefit (i.e. 0% general benefit) on the rationale that the services and
improvements funded by the assessments were directly provided to property in the
assessment district. The Court also upheld discounts and exemptions from the
assessment for certain properties.
BONANDER V. TOWN OF TIBURON
On December 31, 2009, the 1St District Court of Appeal overturned a benefit assessment
approved by property owners to pay for placing overhead utility lines underground in an
area of the Town of Tiburon. The Court invalidated the assessments on the grounds that
the assessments had been apportioned to assessed property based on in part on relative
costs within sub -areas of the assessment district instead of proportional special benefits.
BEUTZ V. COUNTY OF RIVERSIDE
On May 26, 2010 the 4th District Court of Appeals issued a decision on the Steven Beutz
v. County of Riverside ("Beutz") appeal. This decision overturned an assessment for park
maintenance in Wildomar, California, primarily because the general benefits associated
with improvements and services was not explicitly calculated, quantified and separated
from the special benefits.
GOLDEN HILL NEIGHBORHOOD ASSOCIATION V. CITY OF SAN DIEGO
On September 22, 2011, the San Diego Court of Appeal issued a decision on the Golden
Hill Neighborhood Association v. City of San Diego appeal. This decision overturned an
assessment for street and landscaping maintenance in the Greater Golden Hill
neighborhood of San Diego, California. The court described two primary reasons for its
decision. First, like in Beutz, the court found the general benefits associated with services
were not explicitly calculated, quantified and separated from the special benefits. Second,
the court found that the City of San Diego had failed to record the basis for the assessment
on its own parcels.
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COMPLIANCE WITH CURRENT LAW
This Engineer's Report is consistent with the requirements of Article XIIIC and XIIID of the
California Constitution and with the SVTA decision because the improvements to be
funded are clearly defined; the improvements are directly available to and will directly
benefit property in the Assessment Districts; and the improvements provide a direct
advantage to property in the Assessment Districts that would not be received in absence of
the Assessments.
This Engineer's Report is consistent with Buetz, Dahms and Greater Golden Hill because,
the improvements will directly benefit property in the Assessment Districts and the general
benefits have been explicitly calculated and quantified and excluded from the
Assessments. The Engineer's Report is consistent with Bonander because the
Assessments have been apportioned based on the overall cost of the improvements and
proportional special benefit to each property.
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PLANS & SPECIFICATIONS
The work and improvements (the "Improvements") are proposed to be undertaken by the
City of Moorpark Landscaping and Lighting Maintenance Assessment Districts and the
cost thereof paid from the levy of the annual assessment provide special benefit to
Assessor Parcels within the Assessment Districts 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:
Installation, maintenance and servicing of public facilities, and incidental expenses,
including but not limited to, street lights, public lighting facilities, landscaping, sprinkler
systems, statuary, fountains, other ornamental structures and facilities, landscape
corridors, ground cover, shrubs and trees, street frontages, drainage systems, fencing,
entry monuments, graffiti removal and repainting, and labor, materials, supplies, utilities
and equipment, as applicable, for property owned and maintained by the City of Moorpark.
Any plans and specifications for these improvements will be filed with the Public Works
Director of the City of Moorpark and are incorporated herein by reference.
Installation means the construction of lighting and landscaping improvements, including,
but not limited to: land preparation, such as grading, leveling, cutting and filling, sod,
landscaping, irrigation systems, sidewalks and drainage and lights.
Maintenance means the furnishing of services and materials for the ordinary and usual
maintenance, operation and servicing of any improvement, including repair, removal or
replacement of all or any part of any improvement; providing for the life, growth, health,
and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or
treating for disease or injury; the removal of trimmings, rubbish, debris, and other solid
waste, 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 for the operation or lighting of
any improvements, and water for irrigation of any landscaping or the maintenance of any
other improvements.
Incidental expenses include all of the following: (a) The costs of preparation of the report,
including plans, specifications, estimates, diagram, and assessment; (b) the costs of
printing, advertising, and the giving of published, posted, and mailed notices; (c)
compensation payable to the County for collection of assessments; (d) compensation of
any engineer or attorney employed to render services in proceedings pursuant to this part;
(e) any other expenses incidental to the construction, installation, or maintenance and
servicing of the Improvements; (f) any expenses incidental to the issuance of bonds or
notes pursuant to Streets & Highways Code Section 22662.5; and (g) costs associated
with any elections held for the approval of a new or increased assessment. (Streets &
Highways Code §22526).
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The assessment proceeds will be exclusively used for Improvements within the
Assessment Districts plus Incidental expenses. Reference is made to the Improvement
plans, which are on file with the Department of Public Works of the City of Moorpark.
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FISCAL YEAR 2014-15 ESTIMATE OF COST AND BUDGET
CITY OF MOORPARK
Landscaping and Lighting MADS
Fiscal Year 2014-15 Budget
Zone / District Designation
1
2
3
4
5
6
7
8
Account Number
2300.3100
2300.3102
2301.0000
2302.0000
2303.0000
2304.0000
2305.0000
2306.0000
2307.0000
2308.0000
Assessor Fund Number
District Description
Street Lighting
Landscaping
Tract 2851
Tract 1865
Tract 3031
Wm Ranch Rd
T-3019& T-3515
Tract 3306
L A 0 Gabbert
Buffer
DIRECT COSTS
Salaries & Benefits
$0
$12,127
$1,714
$4,041
$117
$606
$5,512
$32
$974
$2,214
Services & Supplies
$400,000
$292,005
$17,881
$65,660
$3,968
$5,342
$57,795
$1,660
$14,567
$24,096
Debris Basin Expenses
$0
$0
$0
$465
$0
$0
$465
$0
$0
$0
Fixed Equipment Expenses
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Capital Improvement Projects
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Subtotal
$400,000
$304,132
$19,595
$70,166
$4,085
$5,948
$63,772
$1,692
$15,541
$26,310
Total Expense per Benefit Unit
$33.54
$7.37
$261,27
$122.24
$15.42
$46.11
$449.10
$76.91
$169.40
$52.83
RESERVE FUND/OTHER CONTRIBUTIONS
Contribution to/(from) Reserve Funds
($35,020)
($75,661)
($4,660)
($33,247)
($240)
$435
($2,342)
($194)
($406)
($1,559)
Contribution to/(from) General Fund
($116,463)
($44,831)
($5,233)
$0
($766)
$0
($37,590)
($574)
($3,837)
($9,508)
Contribution to/(from) Capital Improvement Fund
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Contribution (from) Other / Interest Income
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Subtotal
($151,483)
($120,492)
($9,893)
($33,247)
($1,006)
$435
($39,932)
($768)
($4,243)
($11,067)
Balance to Levy
$248,517
$183,640
$9,702
$36,919
$3,079
$6,383
$23,840
$924
$11,298
$15,243
DISTRICT STATISTICS
Total Parcels
11,221
11,221
88
623
269
131
217
22
107
725
Total Benefit Units - (Zone A) Residential
11,925.00
41,261.00
75.00
574.00
265.00
129.00
142.00
22.00
91.74
498.00
Total Benefit Units - (Zone B) Com./Indus.
2,754.00
48.00
75.00
201.00
Total Benefit Units - (Zone C) Institutional
Levy per Unit (Zone A)
$20.84
$3.30 '
$129.36
$58.23
$11.62
$49.48
$107.56
$42.00
$123.15
$15.40
Levy per Unit (Zone B)
$17.24
$72.82
$114.22
$37.68
Levy per Unit (Zone C)
Total Assessment Levy
$248,517.00
$183,640
$9,702.00
$36,919.38
$3,079.30
$6,382.92
$23,840.02
$924.00
$11,297.78
$15,242.88
FUND BALANCES
Estimated Beginning Fund Balance 7/1/14
($116,463)
($44,831)
($5,233)
$107,018
($766)
$359
($35,766)
($574)
($3,837)
($9,508)
Net Outlays and Contributions
($35,020)
($75,661)
($4,660)
($33,247)
($240)
$435
($2,342)
($194)
($406)
($1,559)
Estimated Ending Fund Balance 6/30/15
($151,483)
($120,492)
($9,893)
$73,771
($1,006)
$794
($38,107)
($768)
($4,243)
($11,067)
HISTORICAL INFORMATION
2013-14 Net Levy per Unit/Acre
$20.84
$3.301$17.24
$129.36
$116.46/8145.64
$11.62
$49.48
$107.56/$11422
$42.00
$123.15
$15.401$37.68
2012-13 Net Levy per Unit/Acre
$20.84
$3.301$17.24
$129.36
$116,46/$145,64
$11.62
$49.48
$107.56/$114.22
$42.00
$123.15
$15.40/$37.68
2011-12 Net Levy per Unit/Acre
$20.84
$3.301$17.24
$129.36
$116.46/$145.64
$11.62
$49.48
$107.56/$114.22
$42.00
$123.15
$15.40/$37 68
2010-11 Net Levy per Unit/Acre
$20.84
$3.301$17.24
$129.36
$116.46/$145.64
$11.62
$49.48
$107.56/$114.22
$42.00
$123.15
$15.40/$37.68
2009-10 Net Levy per Unit/Acre
$20.84
$3,30/$17.24
$129.36
$116.46/$145.64
$11.62
$49.48
$10756/$114.22
$42.00
$123.15
$15.40/$37.68
CITY OF MOORPARK
q_:r-
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS
�iCC lConsultingGroup
ENGINEERS REPORT, FY 2014-15
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PAGE 13
CITY OF MOORPARK
Landscaping and Lighting MADS
Fiscal Year 2014-15 Budget
Zone / District Designation
9
10
11
12
14
15
16
18
19
20
Account Number
2309.0000
2310.0000
2311.0000
2312.0000
2314.0000
2315.0000
2316.0000
2318.0000
2319.0000
2320.0000
Assessor Fund Number
District Description
Condor Dr.
Mr. Meadows
Tract 4174
Carlsberg
Wilshire Builders
Toll Brothers
Cabrillo
Colmer
M&M
Lyon Homes
DIRECT COSTS
Salaries & Benefits
$483
$20,830
$117
$14,947
$362
$11,272
$483
$606
$0
$30,995
Services & Supplies
$4,464
$196,159
$1,560
$148,332
$2,745
$240,264
$12,011
$11,113
$0
$342,710
Debris Basin Expenses
$0
$5,567
$0
$0
$0
$0
$5,000
$0
$0
$0
Fixed Equipment Expenses
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Capital Improvement Projects
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Subtotal
$4,947
$222,556
$1,677
$163,279
$3,107
$251,536
$17,494
$11,719
$0
$373,705
Total Expense per Benefit Unit
$100.02
$125.38
$186.33
$304.63
$310.70
$778.75
$296.51
$468.76
$0.00
$1,506.88
RESERVE FUND/OTHER CONTRIBUTIONS
Contribution to/(from) Reserve Funds
$15
($21,024)
($1,373)
($124,662)
$82
($164,309)
($14,204)
($6,742)
$0
($358,705)
Contribution to/(from) General Fund
($3,605)
$0
$0
$0
($1,566)
$0
$0
$0
$0
$0
Contribution to/(from) Capital Improvement Fund
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Contribution (from) Other / Interest Income
$0
$0
$0
($7,000)
$0
($24,000)
($500)
$0
$0
($15,000)
Subtotal
($3,590)
($21,024)
($1,373)
($131,662)
($11484)
($188,309)
($14,704)
($6,742)
$0
($373,705)
Balance to Levy
$1,357
$201,532
$304
$31,617
$1,623
$63,227
$2,790
$4,978
$0
$0
DISTRICT STATISTICS
Total Parcels
13
2,493
9
563
10
251
59
26
4
260
Total Benefit Units - (Zone A) Residential
1,775.00
9.00
536.00
10.00
323.00
59.00
25.00
6.27
248.00
Total Benefit Units - (Zone B) Com./Indus.
49.46
669.00
69.74
Total Benefit Units - (Zone C) Institutional
1123
3.84
Levy per Unit (Zone A)
$27.43
$76.54
$33.78
$55.11
$162.28
$195.75
$47.29
$199.10
$0.00
$0,00
Levy per Unit (Zone B)
$87.38
$19.94
Levy per Unit (Zone C)
$642.57
$179.63
Total Assessment Levy
$1,356.69
$201,531.78
$304.00
$31,616.95
$1,622.80
$63,226.93
$2,789.99
$4,977.50
$0.00
$0.00
FUND BALANCES
Estimated Beginning Fund Balance 7/1/14
($3,605)
$46,602
$3,221
$500,747
($1,566)
$1,682,800
$57,815
$19,272
$61,939
$1,166,223
Net Outlays and Contributions
$15
($21,024)
($1,373)
($124,662)
$82
($164,309)
($14,204)
($6,742)
$0
($358,705)
Estimated Ending Fund Balance 6/30/15
($3,590)
$25,578
$1,848
$376,085
($1,484)
$1,518,491
$43,611
$12,530
$61,939
$807,518
HISTORICAL INFORMATION
2013-14 Net Levy per Unit/Acre
$27.43 $76.54/$87.381642.57
$337.78 $5448/$19.72/$177.60
$160.46
$193.54
$70.13
$196.86
$0.00
$0.00
2012-13 Net Levy per Unit/Acre
$27.43 $76.541$87.38/642.57
$337.78 $53.45/$19.35/$174.24
$157.43
$189.88
$45.87
$96.56
$0.00
$243.10
2011-12 Net Levy per Unit/Acre
$27.43 $76.541$87.381642.57
$337.78 470 86/$17043/$1534.e
$154.09
$185.85
$44.90
$94.52
$0.00
$237.94
2010-11 Net Levy per Unit/Acre
$27.43 $76.54/$87.381642.57
$337.78 46464/$168.18/$1514.5
$152.06
$183.39
$44.30
$93.27
$0.00
$234.79
2009-10 Net Levy per Unit/Acre
$27,43 $76.54/$87.38/642.57
$337.78 $5070/$1835/$165.26
$149.33
$180.10
$130.52
$824.31
$0.00
$230.57
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS >':'?Con su[tin gGroup
ENGINEERS REPORT, FY 2014.15
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CITY OF MOORPARK
Estimated Beginning Fund Balance 7/1/14
Landscaping and Lighting MADs
$1,477,354
$22,460
$6,828
$4,433
$586
$663 $5,038,346
Net Outlays and Contributions
($12,088)
Fiscal Year 2014-15 Budget
$0
$0
$0
$0
$0 ($1,132,770)
Estimated Ending Fund Balance 6/30/15
$90,085
$1,200,487
Zone / District Designation
21
22
24
25
26
31
32
Account Number
2321.0000
2322.0000
2324.0000
2325.0000
2326.0000
2331.0000
2332.0000
$0.00
Assessor Fund Number
$0.00
$0.00
2012-13 Net Levy per Unit/Acre
$40,93
$303.30
$0.00
$0.00
$0.00
$0.00
$0.00
2011-12 Net Levy per Unit/Acre
$40.06
$296.86
Warehouse
$0.00
$0.00
$0.00
District Description
Shea Homes
Pardee Homes
Asadurtan
Nearon
Disct Ctr
Tuscany Square
HFR
Totals
DIRECT COSTS
$194.11
$287.67
$0.00
$0.00
Salaries 8 Benefits
$242
$73,513
$0
$0
$0
$0
$0
$181,187
Services 8 Supplies
$16,295
$959,392
$0
$0
$0
$0
$0
$2,818,019
Debris Basin Expenses
$0
$0
$0
$0
$0
$0
$0
$11,497
Fixed Equipment Expenses
$0
$0
$0
$0
$0
$0
$0
$0
Capital Improvement Projects
$0
$0
$0
$0
$0
$0
$0
$0
Subtotal
$16,537
$1,032,905
$0
$0
$0
$0
$0
$3,010,703
Total Expense per Benefit Unit
$214.77
$1,961.83
$0.00
$0.00
$0.00
$0.00
$0.00
RESERVE FUND/OTHER CONTRIBUTIONS
Contribution to/(from) Reserve Funds
($12,088)
($276,866)
$0
$0
$0
$0
$0
($1,132,770)
Contribution tol(from) General Fund
$0
$0
$0
$0
$0
$0
$0
($223,973)
Contribution to/(from) Capital Improvement Fund
$0
$0
$0
$0
$0
$0
$0
$0
Contribution (from) Other / Interest Income
($1,200)
($25,000)
$0
$0
$0
$0
$0
($72,700)
Subtotal
($13,288)
($301,866)
$0
$0
$0
$0
$0
($1,429,443)
Balance to Levy
$3,249
$731,039
$0
$0
$0
$0
$0
$1,581,260
DISTRICT STATISTICS
Total Parcels
59
559
2
1
2
4
1
Total Benefit Units - (Zone A) Residential
77.00
526.50
Total Benefit Units - (Zone B) Com./Indus.
-
2.53
11.52
8.15
6.96
1.00
Total Benefit Units - (Zone C) Institutional
58.00
Levy per Unit (Zone A)
$42.19
$1,250.71
Levy per Unit (Zone B)
$0.00
$0.00
$0.00
$0.00
$0.00
Levy per Unit (Zone C)
Total Assessment Levy
$3,248.86
$731,038.83
$0.00
$0.00
$0.00
$0.00
$0.00
$1,581,260
FUND BALANCES
Estimated Beginning Fund Balance 7/1/14
$102,174
$1,477,354
$22,460
$6,828
$4,433
$586
$663 $5,038,346
Net Outlays and Contributions
($12,088)
($276,866)
$0
$0
$0
$0
$0 ($1,132,770)
Estimated Ending Fund Balance 6/30/15
$90,085
$1,200,487
$22,460
$6,828
$4,433
$586
$663 $3,905,576
HISTORICAL INFORMATION
2013-14 Net Levy per Unit/Acre
$104.30
$556.48
$0.00
$0.00
$0.00
$0.00
$0.00
2012-13 Net Levy per Unit/Acre
$40,93
$303.30
$0.00
$0.00
$0.00
$0.00
$0.00
2011-12 Net Levy per Unit/Acre
$40.06
$296.86
$0.00
$0.00
$0.00
$0.00
$0.00
2010-11 Net Levy per Unit/Acre
$79.06
$292.93
$0.00
$0.00
$61.35
$71.84
$500.00
2009-10 Net Levy per Unit/Acre
$194.11
$287.67
$0.00
$0.00
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS
ENGINEERS REPORT, FY 2014-15
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PAGE 15
Notes To The Estimate Of Cost
1) Landscape Assessment Rate for Single Family, Level 1 x Levy per Unit (Zone A) = Annual
Landscaping Assessment (4 x $3.30 = $13.20). Due to rounding, Assessment differs slightly from Table
1 of the Engineer's Report.
2) The Fund Balance shown on the budget includes operating reserves and the Capital Improvement
Reserve Fund. Each Assessment District and / or Zone 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 one (1) year of estimated program costs for each
district or zone; and if and when it is determined that levying the maximum authorized assessment for
any district or zone in any given year, would cause the Capital Improvement Reserve Fund for that
district or zone to exceed said limit, then the amount of the approved assessment which shall be "levied"
upon the properties in said district or zone, shall be reduced to an amount which is estimated to not
cause said 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. In the event the amount levied is less than the maximum authorized assessment amount, the
amount levied shall not be less than 10% of the maximum authorized assessment.
CITY OF MOORPARK ;- 1
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS <. ; ! Consulting G roup
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PAGE 16
METHOD OF APPORTIONMENT
METHOD OF APPORTIONMENT
This section of the Engineer's Report explains the special and general 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 Assessment Districts.
The Assessment Districts consists of all Assessor Parcels within the boundaries of the City
of Moorpark 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 Assessment Districts 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.
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. With reference
to the requirements for assessments, Section 22573 of the Landscaping and Lighting Act
of 1972 states:
"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 and that the value of
the special benefits must reasonably exceed the cost of the assessment:
"No assessment shall be imposed on any parcel which exceeds the reasonable cost of the
proportional special benefit conferred on that parcel."
Benefit categories have been established that represent the types of special benefit to
residential, commercial, industrial and other lots and parcels resulting from the installation,
maintenance and servicing lighting and landscaping improvements to be provided with the
assessment proceeds. These categories of special benefit are summarized as follows:
A. Proximity to Improved Landscaped Areas and Other Public Improvements
within the Assessment Districts.
B. Access to Improved landscaped areas and Other Public Improvements within
the Assessment Districts.
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LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS '--'ConsultingGroup
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C. Improved Views within the Assessment Districts.
D. Extension of a property's outdoor areas and green spaces for properties within
close proximity to the Improvements.
E. Creation of individual lots for residential and commercial use that, in absence
of the assessments, would not have been created.
F. Drainage of water and runoff from property in the District
G. Protection from flooding and standing water due to the improved drainage
systems
In this case, the recent the SVTA v. SCCOSA decision provides enhanced clarity to the
definitions of special benefits to properties in three distinct areas:
Proximity
Expanded or improved access
Views
The SVTA v. SCCOSA decision also clarifies that a special benefit is a service or
improvement that provides a direct advantage to a parcel and that indirect or derivative
advantages resulting from the overall public benefits from a service or improvement are
general benefits. The SVTA v. SCCOSA decision also provides specific guidance that
park improvements are a direct advantage and special benefit to property that is proximate
to a park that is improved by an assessment:
The characterization of a benefit may depend on whether the parcel
receives a direct advantage from the improvement (e.g. proximity to a
park) or receives an indlrect, derivative advantage resulting from the
overall public benefits of the improvement (e.g. general enhancement of
the district's property values).
Proximity, improved access and views, in addition to the other special benefits listed above
further strengthen the basis of these assessments.
GENERAL VERSUS SPECIAL BENEFIT
The Assessments allow the City to provide permanent public Improvements within its
boundaries at a much higher level than what otherwise would be provided in absence of
the Assessments. Moreover, in absence of the Assessments, the Improvements would not
be provided because the City does not have alternative available funds to provide the
Improvements.
All of the Assessment proceeds derived from the Assessment Districts will be utilized to
fund the cost of providing a level of tangible "special benefits" in the form of landscaped
parkways, landscaped medians, landscaped corridors, lights, signs, trail systems, drainage
facilities, other Improvements and costs incidental to providing the Improvements and
collecting the Assessments. The Assessments are also structured to provide specific
Improvements within each Zone of Benefit and / or Assessment District, further ensuring
CITY OF MOORPARK 1
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS COnsultingGroup
ENGINEERS REPORT, FY 2014-15
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that the Improvements funded by the Assessments are of specific and special benefit to
property within each Zone of Benefit and / or Assessment District.
Although these Improvements may be available to the general public at large, the
permanent public Improvements in the Assessment Districts were specifically designed,
located and created to provide additional and improved public resources for the direct
advantage of property inside the Assessment Districts, and not the public at large. Other
properties that are either outside the Assessment Districts or within the Assessment
Districts and not assessed, do not enjoy the unique proximity, access, views and other
special benefit factors described previously. Moreover, many of the homes in the
Assessment Districts would not have been built if the Assessments were not established
because an assessment for the Improvements was a condition of development approval.
In summary, real property located within the boundaries of the Assessment Districts
distinctly and directly benefits from closer proximity, access and views of Improvements
funded by the Assessments, the creation of developable parcels, the extension of usable
land area provided by the Assessments and other special benefits. The Improvements are
specifically designed to serve local properties in each Assessment District, not other
properties or the public at large. The Assessment Districts have been narrowly drawn to
include those parcels that receive a direct advantage from the Improvements. The public
at large and other properties outside the Assessment Districts receive only limited benefits
from the Improvements because they do not have proximity, good access or views of the
Improvements. These are special benefits to property in the Assessment Districts in much
the same way that sewer and water facilities, sidewalks and paved streets enhance the
utility and desirability of property and make them more functional to use, safer and easier
to access.
Without the Assessments, the public improvements within the Assessment Districts would
not be maintained and would turn into brown, unmaintained and unusable public
improvements and public lands. If this happened, it would create a significant and material
negative impact on the desirability, utility and value of property in the Assessment Districts.
The Improvements are, therefore, clearly above what otherwise would be provided. In fact,
it is reasonable to assume that if Assessments were not collected and the Improvements
were not maintained as a result, properties in the Assessment Districts would decline in
desirability, utility and value by significantly more than the amount of the Assessment. We
therefore conclude that all the landscaping Improvements funded by the Assessment are
of special benefit to the identified benefiting properties located within the Assessment
Districts and that the value of the special benefits from such Improvements to property in
the Assessment Districts reasonably exceeds the cost of the Assessments for every
assessed parcel in the Assessment Districts. (In other words, as required by Proposition
218: the reasonable cost of the proportional special benefit conferred on each parcel
reasonably exceeds the cost of the assessments.)
QUANTIFICATION OF GENERAL BENEFIT
Although the analysis used to support these Assessments concludes that the benefits are
solely special, as described above, consideration is made for the suggestion that a portion
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of the benefits are general. General benefits cannot be funded by these assessments - the
funding must come from other sources.
The maintenance and servicing of these Improvements is also partially funded, directly and
indirectly from other sources including City of Moorpark, the County of Ventura and the
State of California. This funding comes in the form of grants, development fees, special
programs, and general funds, as well as direct maintenance and servicing of facilities (e.g.
curbs, gutters, streets, drainage systems, etc.) This funding from other sources more than
compensates for general benefits, if any, received by the properties within the
Assessments Districts.
In the 2009 Dahms case, the court upheld an assessment that was 100% special benefit
on the rationale that the services funded by the assessments were directly provided within
the assessment district. It is also important to note that the improvements and services
funded by the assessments in Pomona are similar to the improvements and services
funded by the Assessments described in this Engineer's Report and the Court found these
improvements and services to be 100% special benefit. Also similar to the assessments in
Pomona, the Assessments described in this Engineer's Report fund improvements and
services directly provided within the Assessment Districts and every benefiting property in
the Assessment Districts enjoys proximity and access to the Improvements. Therefore,
Dahms establishes a basis for minimal or zero general benefits from the Assessments.
The General Benefits from these Assessments may be quantified as illustrated in the
following table.
100 1.2
Total Calculated General Benefit= 1.2%
As a result, the City will contribute at least 1.2% of the total budget from sources other than
the Assessments. This contribution offsets any general benefits from the Improvements.
This general benefit contribution is the sum of the following components:
The City and / or Homeowners Association owns, maintains, rehabilitates and replaces
curb and gutter along the border of the Assessment Districts Improvements. This curb and
gutter serves to support, contain, retain, manage irrigation flow and growth, and provide a
boundary for the improvements. The contribution from the City and / or Homeowners
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Relative
Relative
General Benefit
General
Benefit Factor
Weight
Contribution
Benefit
Creation of parcels
90
01%
0
Extension of recreation area
2
10%
0.2
Proximity to improved parks and recreational facilities
2
10%
0.2
Access to improved parks, open space and recreational areas
2
10%
0.2
Improved views
2
10%
0.2
Improved nighttime visibility and safety from streetlights
2
20%
0.4
100 1.2
Total Calculated General Benefit= 1.2%
As a result, the City will contribute at least 1.2% of the total budget from sources other than
the Assessments. This contribution offsets any general benefits from the Improvements.
This general benefit contribution is the sum of the following components:
The City and / or Homeowners Association owns, maintains, rehabilitates and replaces
curb and gutter along the border of the Assessment Districts Improvements. This curb and
gutter serves to support, contain, retain, manage irrigation flow and growth, and provide a
boundary for the improvements. The contribution from the City and / or Homeowners
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Association towards general benefit from the maintenance, rehabilitation and replacement
of the curb and gutter is conservatively estimated to be 1 %.
The City and / or Homeowners Association owns and maintains local public streets along
the border of the Assessment District Improvements. These public streets provide access
to the Improvements for its enjoyment as well as efficient maintenance. The contribution
from the City and / or Homeowners Association towards general benefit from the
maintenance of local public streets is conservatively estimated to be 1 %.
The value of the construction of the Improvements can be quantified and monetized as an
annuity. Since this construction was performed and paid for by non -assessment funds,
this "annuity' can be used to offset general benefit costs, and is conservatively estimated
to contribute 25%.
Therefore the total General Benefit is conservatively quantified at 1.2% which is more than
offset by the total non -assessment contribution towards general benefit of 27%.
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METHOD OF ASSESSMENT
The next 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 as the base unit. This base unit 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
base unit 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 assigned one Equivalent Dwelling Unit ("EDU") or base unit.
ASSESSMENT APPORTIONMENT
LIGHTING
The single family home has been selected as the base unit for the assessments. By
definition, a single family home located on a street that has existing streetlights is assigned
1 EDU or base benefit unit. This assessment rate, which is composed of benefit factors,
which correspond to the following types of benefit.
People Use - People related benefits 0.50
Security Benefit - Property protection 0.25
Intensity - Degree of illumination 0.25
Assessment Rate: 1.00
Parcels in other land use categories, including publicly owned parcels, were then rated by
comparison with the basic unit.
People Use - People related benefits
1. Reduction in night accidents.
2. Reduced vulnerability to criminal assault during hours of business.
3. Promotion of business operations during evening hours.
4. Increased safety on roads and highways.
Security Benefit - Property Protection
1. Reduction in vandalism and other criminal acts, and damage to improvements.
2, Reduction in burglaries.
Intensity:
Intensity or degree of illumination provided on streets varies with type of street, date of
installation and the use of the property adjacent thereto.
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LANDSCAPING
The landscaping element of the spread formula recognizes that all properties within the
City benefit from the maintenance of the landscaping within the public right-of-way and
easements. These benefits include improved safety resulting from a regular tree trimming
program and improved street sweeping capabilities resulting from trimming trees which
may otherwise interface with street sweeping operations.
The method of spreading maintenance costs is based upon the assessment rates, and the
assessment rates are determined by the "people use" attributed to each land use within
the City. This method was chosen because the benefit received is directly proportionate to
the number of people generated by each land use. Recognizing that residential land uses
within the City derive a higher degree of benefit than non-residential land uses the formula
was subdivided into two main groups, with residential land uses contributing in 75% of the
assessment and non-residential uses being assessed for the remaining 25% of the
maintenance costs.
The single family home has been selected as the base unit for the spread of assessment.
The base unit has assigned an assessment rate of 4. Parcels in other land use categories,
including publicly owned parcels, were rated by comparison with the basic unit. See Table
1 for further detail regarding the assessment rates and annual assessment for property by
land use classification.
ASSESSMENT APPORTIONMENT BY AD84-2 ZONE I AND LLD
ZONE 1
75 lots within Tract No. 2851 are assessed an additional landscape maintenance
assessment for a portion of the Ventura County Flood Control Easement immediately north
of Campus Park Drive, as well as portions of the parkway landscaping at the entrance to
and within the interior of Tract 2851. The additional per lot assessment is $129.37. The
obligation upon these lots is pursuant to a condition of development.
ZONE 2
623 lots within Tract 2865 are assessed an additional landscape maintenance assessment
for the maintenance of specific landscape areas and debris basins within the tract. The
landscaped areas include certain parkways, the Tierra Rejada Road slope and streetscape
areas, and the monument sign within the tract. The additional per lot assessment is
$116.46. 48 lots are assessed an additional $29.17 per lot for the maintenance of the
debris basins. The obligations upon these lots are pursuant to a condition of development.
It has been determined that the projected year-end fund balance will exceed one (1) year
of estimated program costs for this Zone if the maximum authorized assessment is levied.
The amount of the approved assessment which shall be 'levied" upon the properties in this
Zone shall be reduced to an amount which is estimated to not cause the year-end balance
to exceed said limit. In the event the amount levied is less than the maximum authorized
assessment amount, the amount levied shall not be less than 10% of the maximum
authorized assessment. The proposed rates to be levied for fiscal year 2014-15 are
$58.23 per lot and an additional $14.59 per lot for the maintenance of the debris basins.
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ZONE 3
265 lots within Tract No. 3032 are assessed an additional landscape maintenance
assessment for the maintenance of an entry monument at Butter Creek Road and Los
Angeles Avenue and landscaping on the South side of Pepper Mill Street. The additional
per lot assessment is $11.62.
ZONE 4
129 lots within Tract No. 3274 are assessed an additional landscape maintenance
assessment for the maintenance of the landscaped barrier in Williams Ranch Road at the
Edison power lines, and the parkway landscaping on both sides of Williams Ranch Road
east and west of the Edison Easement. The additional per lot assessment is $49.48. The
obligation upon these lots is pursuant to a condition of development.
ZONE 5
217 lots within Tract No. 3019 and 3525 are assessed an additional landscape
maintenance assessment for the maintenance of the Tierra Rejada Road slope and
parkways, including the entry statements at Pheasant Run Street, and the parkway on the
west side of Peach Hill Road between Williams Ranch and Tierra Rejada Roads. The
additional per lot assessment is $107.56. 75 lots are assessed an additional $6.67 per lot
for the maintenance of debris basins. The obligation upon these lots is pursuant to a
condition of development.
ZONE 6
22 lots within Tract No. 3306 are assessed an additional landscape maintenance
assessment for the maintenance of landscape area at the terminus of Inglewood Street.
The additional per lot assessment is $42.00. The obligation upon these lots is pursuant to
a condition of development.
ZONE 7
90+ acres northerly of Los Angeles Avenue, southerly of Poindexter Avenue, and between
Gabbert and Shasta Avenue are assessed an additional landscape maintenance
assessment for the maintenance of the parkway on the north side of Los Angeles Avenue
Parkway. The additional per lot assessment is $123.15 per acre.
ZONE 8
498 lots within Tract No. 4340, 4341, 4792 and a portion of Tract 4342 are assessed an
additional $15.40 for 50% of the maintenance costs for the Home Acres Buffer Areas. The
remaining 50% of such costs are recovered via an assessment upon 201 lots in the Home
Acres area, in the amount of $37.69 per lot. This is the total amount of the assessment on
the lots within Home Acres. Said lots are not assessed for Citywide lighting or
landscaping.
ZONE 9
49 acres in the Industrial Park on Condor Drive are assessed an additional landscape
maintenance assessment for the maintenance of the parkway located at the southwest
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corner of Los Angeles Avenue and Virginia Colony Place. The additional per lot
assessment is $27.43 per acre.
ZONE 10
2448 residential lots and one commercial property within the Mountain Meadows Planned
Community (PC -3) are assessed an additional landscape maintenance assessment for the
maintenance of the landscaping within the Peach Hill Wash Linear Park, the slope along
the north side of the Peach Hill Wash and the downstream flood control facility located just
east of Mountain Trail Street and within certain parkways along Terra Rejada Road. The
additional per lot assessment for residential properties is $76.55 and the assessment for
the commercial property at the southwest corner of Mountain Trail Street and Tierra
Rejada Road is $642.57 per acre [118.81 ac x 8EDU/ac = 95 EDU >> x $76.55/EDU =
$7,272.25 / 11.23 ac = $642.571. 669 lots are assessed an additional $10.84 per lot for the
maintenance of debris basins. The obligation upon these lots is pursuant to a condition of
development.
Zone 11
9 lots within Tract No. 4174 are assessed an additional landscape maintenance
assessment for the maintenance of parkway landscaping within the tract. The additional
per lot assessment is $337.78. It has been determined that the projected year-end fund
balance will exceed one (1) year of estimated program costs for this Zone if the maximum
authorized assessment is levied. The amount of the approved assessment which shall be
"levied" upon the properties in this Zone shall be reduced to an amount which is estimated
to not cause the year-end balance to exceed said limit. In the event the amount levied is
less than the maximum authorized assessment amount, the amount levied shall not be
less than 10% of the maximum authorized assessment. The proposed rate to be levied for
fiscal year 2014-15 is $33.78.
Zone 12
The maintenance costs for Zone 12 are allocated to the approved ultimate land uses within
Zone 12 as follows:
nt
Science Drive Parkways& Medians
Science Drive Sope Easements
Tierra Rejada Rd. Parkways& Sopes
Tierra Rejada Median
Spring Road Parkway
Spring Road 9ope Wasements
Spring Road Median
Comm -/Ind. Institutional Fbsiden6al
25%
75%
100%
100%
0%
0% 0%
34% 66%
100%
0%
0% 0%
It has been determined by the assessment engineer that formed this Zone of Benefit that
Water Utility and Flood Control properties receive no benefit from the proposed
improvements. Accordingly, all such properties shall be exempt from the Zone 12
CITY OF MOORPARK
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assessments. In addition, in that the portion of the total assessment allocated to the
Institutional Properties is spread to only lots 3 and 4 of Tract 4974, the slope adjacent to
Spring Road (APN # 512-0-270-065) is exempt.
The assessments for Zone 12 can be increased annually after fiscal year 2000-01 to cover
increases in the cost of maintenance, installation and servicing of the improvements. The
rate of any annual increase shall be based upon the increase in the Consumer Price Index
("CPI") for all Urban Consumers for the Los Angeles Metropolitan Area, for the calendar
year ending the December prior to the Fiscal Year of the proposed assessment. Any
increase to the assessment for Zone 12 may include any increase deferred in any and all
prior years. As the amount of the annual increase in the Los Angeles Area Consumer
Price Index from December 2012 to December 2013 is 1.14% the maximum levy rate for
fiscal year 2014-15 is 1.14% above the maximum levy rate for fiscal year 2013-14.
Including the authorized annual adjustment, the maximum authorized assessment rates for
fiscal year 2014-15 for each land use category are as follows:
■ Commercial/Industrial: $199.44 /ac
■ Institutional $1,796.28 /ac
■ Residential $551.05 /Lot or EDU
It has been determined that the projected year-end fund balance will exceed one (1) year
of estimated program costs for this Zone if the maximum authorized assessment is levied.
The amount of the approved assessment which shall be 'levied" upon the properties in this
Zone shall be reduced to an amount which is estimated to not cause the year-end balance
to exceed said limit. In the event the amount levied is less than the maximum authorized
assessment amount, the amount levied shall not be less than 10% of the maximum
authorized assessment. The proposed rates to be levied for fiscal year 2014-15 are:
■ Commercial/Industrial: $19.94 /ac
■ Institutional $179.63 /ac
■ Residential $55.11 /Lot or EDU
DISTRICT 14
10 lots within Tract No. 5201 are assessed an additional landscape maintenance
assessment for the maintenance of parkway landscaping within the tract. The additional
per lot maximum authorized assessment rate is $162.28. This district is subject to an
annual maximum authorized rate increase including the authorized CPI adjustment based
upon the change in the CPI.
DISTRICT 15
216 residential lots and two golf course parcels within Tract 4928 are assessed an
additional landscape maintenance assessment for the maintenance of trails and parkway
and median landscaping within and adjacent to the tract. The Engineer has determined
that the appropriate method of apportionment of the benefits derived by all parcels is on an
EDU basis, with one third of EDU units to be allocated to the golf course parcels, and the
remaining two thirds of EDU units to be allocated to the residential properties. The
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additional per EDU maximum authorized assessment rate for fiscal year 2014-15 is
$1,957.49. This district is subject to an annual maximum authorized rate increase
including the authorized CPI adjustment based upon the change in the CPI. It has been
determined that the projected year-end fund balance will exceed one (1) year of estimated
program costs for this district if the maximum authorized assessment is levied. The amount
of the approved assessment which shall be "levied" upon the properties in this district shall
be reduced to an amount which is estimated to not cause the year-end balance to exceed
said limit. In the event the amount levied is less than the maximum authorized
assessment amount, the amount levied shall not be less than 10% of the maximum
authorized assessment. The proposed rate to be levied for fiscal year 2014-15 is $195.75.
DISTRICT 16
59 lots within Tract 5161 are assessed an additional landscape maintenance assessment
for the maintenance of parkway landscaping and drainage improvements. The additional
per lot maximum authorized assessment rate for fiscal year 2014-15 is $472.88. This
district is subject to an annual maximum authorized rate increase including the authorized
CPI adjustment based upon the change in the CPI. It has been determined that the
projected year-end fund balance will exceed one (1) year of estimated program costs for
this district if the maximum authorized assessment is levied. The amount of the approved
assessment which shall be "levied" upon the properties in this district shall be reduced to
an amount which is estimated to not cause the year-end balance to exceed said limit. In
the event the amount levied is less than the maximum authorized assessment amount, the
amount levied shall not be less than 10% of the maximum authorized assessment. The
proposed rate to be levied for fiscal year 2014-15 is $47.29.
DISTRICT 18
25 lots within Tract 5307 are assessed an additional landscape maintenance assessment
for maintenance of landscaping and irrigation system, along the west and south perimeter
of the Tract on Flory Street and on Los Angeles Avenue and drainage maintenance of bio-
swales. The additional per lot maximum authorized assessment rate for fiscal year 2014-
15 is $995.50. This district is subject to an annual maximum authorized rate increase
including the authorized CPI adjustment based upon the change in the CPI. Beginning
fiscal year 2008-09 the drainage maintenance of the bio-swales has been eliminated. The
elimination of the drainage maintenance results in a $5,000 reduction in drainage
maintenance costs; causing the proposed assessment levy to be reduced. The proposed
rate to be levied for fiscal year 2014-15 is $199.10.
DISTRICT 19
Parcels within Tract 5264 (M & M Development) are assessed an additional landscape
maintenance assessment for maintenance of medians and islands on Collins Drive and the
Campus Park Drive median along the frontage of the property. The additional per acre
maximum authorized assessment rate for fiscal year 2014-15 is $2,389.23. Parcels in
Tract 5264 are also subject to an additional landscape maintenance assessment for
maintenance of parkway landscaping along the Campus Park Drive and Collins Drive. The
property owner shall retain the responsibility for the maintenance of the parkway
landscaping, but in the event it is ever determined that said maintenance is inadequate,
CITY OF MOORPARK
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the City can take over the maintenance of the parkway improvements. The assessment for
the cost of maintaining the parkway improvements will be levied only if the City takes over
responsibility for the maintenance of the parkway improvements. The additional per acre
maximum authorized assessment rate for fiscal year 2014-15 including parkway
landscaping is $9,024.95. This district is subject to an annual maximum authorized rate
increase including the authorized CPI adjustment based upon the change in the CPI. It
has been determined that the projected year-end fund balance will exceed one (1) year of
estimated program costs for this district if the maximum authorized assessment is levied.
The amount of the approved assessment which shall be "levied" upon the properties in this
district shall be reduced to an amount which is estimated to not cause the year-end
balance to exceed said limit. The proposed rate to be levied for fiscal year 2014-15 is
$0.00.
DISTRICT 20
Parcels within Tract 5187 (Lyon Homes) are assessed an additional landscape
maintenance assessment for maintenance of trails, slope, parkway and median landscape
improvements located throughout and adjacent to the District. In addition parcels within
Tract 5187 are also subject to an additional assessment for maintenance of bio-swales,
detention basins and storm drains. The developer has not turned over these
improvements to the City and the property owners remain responsible for the
maintenance. The assessment will be levied only if the City accepts the responsibility for
the maintenance of these improvements. The additional per lot maximum authorized
assessment rate for fiscal year 2014-15 is $2,506.15. This district is subject to an annual
maximum authorized rate increase including the authorized CPI adjustment based upon
the change in the CPI. It has been determined that the projected year-end fund balance
will exceed one (1) year of estimated program costs for this district if the maximum
authorized assessment is levied. The amount of the approved assessment which shall be
"levied" upon the properties in this district shall be reduced to an amount which is
estimated to not cause the year-end balance to exceed said limit. The proposed rate to be
levied for fiscal year 2014-15 is $0.00.
DISTRICT 21
Parcels within Tract 5133 (Shea Homes) are assessed an additional landscape
maintenance assessment for maintenance of parkway landscaping along Los Angeles
Avenue frontage and Millard Street western perimeter. In addition parcels within Tract
5133 are also subject to an additional assessment for maintenance of drainage
improvements including the maintenance of filtration systems, six seven foot catch basins,
two fourteen foot catch basins and storm drains located throughout the District. The
additional per lot maximum authorized assessment rate for fiscal year 2014-15 is $421.93.
Parcels in Tract 5133 are also subject to an additional drainage maintenance assessment
for the maintenance of drainage improvements including front yard grass swales (for 77
lots), catch basin near the northwest corner of the tract, six twelve inch pad catch basins
and pad PVC drains. The Homeowners Association shall retain the responsibility for the
maintenance of these drainage improvements, but in the event it is ever determined that
said maintenance is inadequate, the City can take over the maintenance of these drainage
improvements. The assessments for the cost of maintaining these drainage improvements
CITY OF MOORPARK
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will be levied only if the City takes over responsibility for the maintenance of these
drainage improvements. The additional per lot maximum authorized assessment rate for
fiscal year 2014-15 including HOA maintained drainage improvements is $484.66. This
district is subject to an annual maximum authorized rate increase including the authorized
CPI adjustment based upon the change in the CPI. It has been determined that the
projected year-end fund balance will exceed one (1) year of estimated program costs for
this district if the maximum authorized assessment is levied. The amount of the approved
assessment which shall be "levied" upon the properties in this district shall be reduced to
an amount which is estimated to not cause the year-end balance to exceed said limit. In
the event the amount levied is less than the maximum authorized assessment amount, the
amount levied shall not be less than 10% of the maximum authorized assessment. The
proposed rate to be levied for fiscal year 2014-15 is $42.19.
DISTRICT 22
Parcels within Tract 5045 (Pardee Homes) are assessed an additional assessment
associated with the maintenance of slope, parkway and median landscape improvements
along Spring Road. Maintenance of trails located throughout the District. In addition
parcels within Tract 5045 are also subject to an additional assessment for maintenance of
drainage improvements. The additional per lot maximum authorized assessment rate for
fiscal year 2014-15 is $3,126.77. Parcels in Tract 5045 are also subject to an additional
landscape maintenance assessment for the maintenance of slope landscape
improvements along "B" Street and "C" Street and maintenance of parkway landscape
improvements along "A" Street. The Homeowners Association shall retain the
responsibility for the maintenance of these landscape improvements, but in the event it is
ever determined that said maintenance is inadequate, the City can take over the
maintenance of these landscape improvements. The assessments for the cost of
maintaining these landscape improvements will be levied only if the City takes over
responsibility for the maintenance of these landscape improvements. The additional per
lot maximum authorized assessment rate for fiscal year 2014-15 including HOA
maintained landscape improvements is $3,427.85. It has been determined that the
projected year-end fund balance will exceed one (1) year of estimated program costs for
this district if the maximum authorized assessment is levied. The amount of the approved
assessment which shall be "levied" upon the properties in this district shall be reduced to
an amount which is estimated to not cause the year-end balance to exceed said limit. In
the event the amount levied is less than the maximum authorized assessment amount, the
amount levied shall not be less than 10% of the maximum authorized assessment. The
proposed rate to be levied for fiscal year 2014-15 is $1,250.71. This district is subject to
an annual maximum authorized rate increase including the authorized CPI adjustment
based upon the change in the CPI.
DISTRICT 24
Parcels within IPD 2000-10 (Asadurian) are subject to an additional landscape
maintenance assessment associated with the maintenance of parkway and site landscape
improvements along Goldman Avenue and Los Angeles Avenue. The Property Owner
shall retain the responsibility for the maintenance of the landscape improvements, but in
the event it is ever determined that said maintenance is inadequate, the City can take over
CITY OF MOORPARK m ��
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ENGINEERS REPORT, FY 2014-15
PAGE 29
the maintenance of the landscape improvements. The assessments for the cost of
maintaining the landscape improvements will be levied only if the City takes over
responsibility for the maintenance of the landscape improvements. The additional per acre
maximum authorized assessment rate for fiscal year 2014-15 is $223.09. The additional
per acre maximum authorized assessment rate for fiscal year 2014-15 including Property
Owner maintained landscape and drainage improvements is $9,930.27. This district is
subject to an annual maximum authorized rate increase including the authorized CPI
adjustment based upon the change in the CPI. It has been determined that the projected
year-end fund balance will exceed one (1) year of estimated program costs for this district
if the maximum authorized assessment is levied. The amount of the approved assessment
which shall be "levied" upon the properties in this district shall be reduced to an amount
which is estimated to not cause the year-end balance to exceed said limit. The proposed
rate to be levied for fiscal year 2014-15 is $0.00.
DISTRICT 25
Parcels within CPD 2004-01 (Nearon) are subject to an additional landscape maintenance
assessment associated with the maintenance of slope landscape improvements, right of
way landscape improvements and project frontage landscape improvements. Drainage
maintenance costs associated with the maintenance of a bio swale, storm drain system
and five catch basins. The Property Owner shall retain the responsibility for the
maintenance of the landscape and drainage improvements, but in the event it is ever
determined that said maintenance is inadequate, the City can take over the maintenance
of the landscape and drainage improvements. The assessments for the cost of maintaining
the landscape and drainage improvements will be levied only if the City takes over
responsibility for the maintenance of the landscape and drainage improvements. The
additional per acre maximum authorized assessment rate for fiscal year 2014-15 is
$100.26. The additional per acre maximum authorized assessment rate for fiscal year
2014-15 including Property Owner maintained landscape improvements is $4,513.79. This
district is subject to an annual maximum authorized rate increase including the authorized
CPI adjustment based upon the change in the CPI. It has been determined that the
projected year-end fund balance will exceed one (1) year of estimated program costs for
this district if the maximum authorized assessment is levied. The amount of the approved
assessment which shall be "levied" upon the properties in this district shall be reduced to
an amount which is estimated to not cause the year-end balance to exceed said limit. The
proposed rate to be levied for fiscal year 2014-15 is $0.00.
DISTRICT 26
Parcels within CPD 2004-03 (Warehouse Discount Center) are subject to an additional
landscape maintenance assessment associated with the maintenance of slope landscape
improvements, right of way landscape improvements and project frontage landscape
improvements. Drainage maintenance costs associated with the maintenance of storm
drain pipes and stormwater filtration systems. The Property Owner shall retain the
responsibility for the maintenance of the landscape and drainage improvements, but in the
event it is ever determined that said maintenance is inadequate, the City can take over the
maintenance of the landscape and drainage improvements. The assessments for the cost
of maintaining the landscape and drainage improvements will be levied only if the City
CITY OF MOORPARK
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ENGINEERS REPORT, FY 2014-15
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takes over responsibility for the maintenance of the landscape and drainage
improvements. The additional per acre maximum authorized assessment rate for fiscal
year 2014-15 is $65.46. The additional per acre maximum authorized assessment rate for
fiscal year 2014-15 including Property Owner maintained improvements is $4,818.81. This
district is subject to an annual maximum authorized rate increase including the authorized
CPI adjustment based upon the change in the CPI. It has been determined that the
projected year-end fund balance will exceed one (1) year of estimated program costs for
this district if the maximum authorized assessment is levied. The amount of the approved
assessment which shall be "levied" upon the properties in this district shall be reduced to
an amount which is estimated to not cause the year-end balance to exceed said limit. The
proposed rate to be levied for fiscal year 2014-15 is $0.00.
DISTRICT 31
Parcels within CPD 2005-02 (Tuscany Partners) are subject to an additional landscape
maintenance assessment associated with the maintenance of including but not limited to
trees, shrubs, ground cover, and irrigation systems located within or adjacent to the District
along Los Angeles Avenue, Moorpark Avenue and Park Crest Lane. Drainage
maintenance costs associated with the maintenance of storm drain pipes and stormwater
filtration systems. The Property Owner shall retain the responsibility for the maintenance
of the improvements, but in the event it is ever determined that said maintenance is
inadequate, the City can take over the maintenance of the improvements. The
assessments for the cost of maintaining the landscape and drainage improvements will be
levied only if the City takes over responsibility for the maintenance of the landscape and
drainage improvements. The additional per acre maximum authorized assessment rate for
fiscal year 2014-15 is $76.66. The additional per acre maximum authorized assessment
rate for fiscal year 2014-15 including Property Owner maintained improvements is
$5,896.32. This district is subject to an annual maximum authorized rate increase including
the authorized CPI adjustment based upon the change in the CPI. It has been determined
that the projected year-end fund balance will exceed one (1) year of estimated program
costs for this district if the maximum authorized assessment is levied. The amount of
the approved assessment which shall be "levied" upon the properties in this district shall
be reduced to an amount which is estimated to not cause the year-end balance to exceed
said limit. The proposed rate to be levied for fiscal year 2014-15 is $0.00.
DISTRICT 32
Parcels within CPD 2005-03 (HFR Investments) are subject to an additional landscape
maintenance assessment associated with the maintenance of including but not limited to
trees, shrubs, ground cover, and irrigation systems located within or adjacent to the District
along Park Lane. Drainage maintenance costs associated with the maintenance of storm
drain pipes and stormwater filtration systems. The Property Owner shall retain the
responsibility for the maintenance of the improvements, but in the event it is ever
determined that said maintenance is inadequate, the City can take over the maintenance
of the improvements. The assessments for the cost of maintaining the landscape and
drainage improvements will be levied only if the City takes over responsibility for the
maintenance of the landscape and drainage improvements. The additional per acre
maximum authorized assessment rate for fiscal year 2014-15 is $533.69. The additional
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS SC"'ConsultingGroup
ENGINEERS REPORT, FY 2014-15
PAGE 31
per acre maximum authorized assessment rate for fiscal year 2014-15 including Property
Owner maintained improvements is $10,178.75. This district is subject to an annual
maximum authorized rate increase including the authorized CPI adjustment based upon
the change in the CPI. It has been determined that the projected year-end fund balance
will exceed one (1) year of estimated program costs for this district if the maximum
authorized assessment is levied. The amount of the approved assessment which shall be
"levied" upon the properties in this district shall be reduced to an amount which is
estimated to not cause the year-end balance to exceed said limit. The proposed rate to be
levied for fiscal year 2014-15 is $0.00.
CITY OF MOORPARK -�
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS Consulting Group
ENGINEERS REPORT, FY 2014-15
PAGE 32
TABLE 1 - AD84-2 ASSESSMENT RATE AND ASSESSMENT BY LAND USE CLASSIFICATION
Landclass Description
Lighting Annual Landscape
Assessment Lighting Assessment
Rate Assessment Rate
Annual
Landscaping
Assessment
0
Residential Vacant
0.25
5.20
0
0.00
1
Single Family, Level 1
1
20.84
4
13.18
2
Mobile Home
0
0.00
0
0.00
3
Condominium
1
20.84
3
9.88
4
Residential Income, 2-4 Units
1
20.84
3
9.88
5
Apartments, (5+ Units)
0.75
15.64
3
9.88
6
Single Family, Level 2
0.75
15.64
4
13.18
9
Mobile Home and Trailer Parks
0.75
15.64
3
9.88
10
Commercial, Vacant
0.25
15.64
0
0.00
11
Retail Stores, Single Story
4
83.40
3
51.70
12
Store and Office (Combination)
4
83.40
3
51.70
15
Shopping Centers (Neighborhood)
6.5
135.51
10
172.38
16
Shopping Centers (Regional)
6.5
135.54
30
517.14
17
Office Building (1 Story)
3
62.56
3
51.70
18
Office Stores (Multi -Story)
4
83.40
6
103.42
19
Retail Stores (Multi -Story)
4
83.40
6
103.42
21
Restaurants & Cocktail Lounge
5
104.26
3
51.70
24
Banks, Savings & Loans
3
62.56
3
51 70
25
Service Stations
4
83.40
3
51.70
26
Auto Sales, Repair
4
83.40
1
17.24
30
Industrial, Vacant Land
0.25
5.20
0
0.00
31
Light Manufacturing
5
104.26
12
206.86
32
Warehousing
4
83.40
4
68.94
33
Industrial Condos, Co-ops, PUD's
5
104.26
3
51.70
38
Mineral Processing
3
62.56
3
51.70
44
Truck Crops
1
2084.
2
34.48
46
Pasture (Permanent)
1
20.84
2
34.48
48
Poultry
1
20.84
2
34.48
49
Flowers, Seed Production
1
20.84
2
34.48
51
Orchards
1
20.84
2
34.48
53
Field Crops, Dry
1
20.84
2
34.48
54
Pasture of Graze, Dry
1
20.84
2
34.48
55
Feed Lots
1
20.84
2
34.48
57
Tree Farms
1
20.84
2
34.48
61
Theater
5
104.26
2
34.48
69
Parks
0
0.00
0
0.00
70
Institutional Vacant Land
0.25
5.20
0
0.00
71
Churches, Convent, Rectory
0.25
5.20
0
0.00
72
Schools
0
0.00
0
0.00
73
Colleges
0
0.00
0
0.00
78
Public Buildings, Firehouses, Museums, Etc.
0
0.00
0
0.00
79
Flood Control
0
0.00
0
0.00
80
Miscellaneous Vacant Land
0.25
5.20
0
0.00
81
Utility Water Company
0
0.00
0
0.00
83
Petroleum & Gas
2
41.70
1
17.24
86
Water Rights, Pumps
0
0.00
0
0.00
88
Highways & Streets
0
0.00
0
0.00
91
Utility Edison
0
0.00
0
0.00
92
Telephone
0
0.00
0
0.00
93
S.P.R.R.
0
0.00
0
0.00
94
Undedicated Community Condo. Dev.
0
0.00
0
0.00
95
State Property
0
0.00
0
0.00
96
County Property
0
0.00
0
0.00
97
City Property
0
0.00
0
0 00
99
Exempt
0
0.00
0
0.00
CITY OF MOORPARK ^�
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS ;COnsultingGroup
ENGINEERS REPORT, FY 2014-15
M
PAGE 33
DURATION OF ASSESSMENT
It is proposed that the Assessment be levied the first year and continued every year
thereafter, so long as the maintenance and improvement of landscapes and street lighting
services in the City of Moorpark requires funding from the assessments for its
Improvements in the Assessment Districts. As noted previously, the Assessment can
continue be levied annually after the City of Moorpark City Council approves an annually
updated Engineer's Report, budget for the assessment, Improvements to be provided, and
other specifics of the assessment. In addition, the City Council must hold an annual public
hearing to continue the assessment.
APPEALS AND INTERPRETATION
Any property owner who feels that the assessment levied on the subject property is in error
as a result of incorrect information being used to apply the foregoing method of
assessment, may file a written appeal with the Finance Director 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 Finance
Director or his or her designee will promptly review the appeal and any information
provided by the property owner. If the Finance Director or her or his designee finds that
the assessment should be modified, the appropriate changes 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 Finance Director 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 Finance Director 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 Moorpark shall be final.
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS 'ConsultingGroup
ENGINEERS REPORT, FY 2014-15
91
ASSESSMENT
PAGE 34
WHEREAS, on February 5th, 2014 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'), adopted its
Resolution Initiating Proceedings For the Levying of Annual Assessments for "Moorpark
Landscaping and Lighting Maintenance Assessment Districts" for the Fiscal Year
Commencing July 1, 2014 and ending June 30, 2015, and Ordering the Preparation and
Filing of a Report Relating Thereto; and
WHEREAS, said Resolution directed the undersigned Engineer of Work to prepare and file
a report presenting an estimate of costs, a diagram for the assessment districts and an
assessment of the estimated costs of the improvements upon all assessable parcels within
the assessment districts, to which Resolution and the description of said proposed
improvements therein contained, reference is hereby made for further particulars;
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 districts.
The amount to be paid for said improvements and the expense incidental thereto, to be
paid by the Landscaping and Lighting Maintenance Assessment Districts for the fiscal year
2014-15 is generally as follows:
SUMMARY COST ESTIMATE
F. Y. 2014-15
M -Ie -
Direct Cost $3,010,703
Contribution to/from reserve fund ($1,429,443)
NET AMOUNT TO ASSESSMENTS $1,581,260
As required by the Act, Assessment Diagrams for the Assessment Districts showing the
exterior boundaries of said Landscaping and Lighting Maintenance Assessment Districts
have been prepared and are on file with the City. Reference is hereby made to such
Diagrams. The distinctive number of each parcel or lot of land in the said Landscaping
and Lighting Maintenance Assessment Districts is its Assessor Parcel Number appearing
on the Assessment Roll.
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS
ENGINEERS REPORT, FY 2014-15
;'.ConsultingGroup
92
PAGE 35
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 Landscaping and Lighting Maintenance Assessment Districts, 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 Landscaping and
Lighting Maintenance Assessment Districts in proportion to the special benefits to be
received by the parcels or lots of land from said improvements.
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
2014-15. 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 2014-15 for each parcel
or lot of land within the said Landscaping and Lighting Maintenance Assessment Districts.
Dated: April 14, 2014
W.
No. C052091
Exp: i 31 I
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS
ENGINEER'S REPORT, FY 2014-15
Engineer of Work
John W. Bliss, License No. C052091
�r:'ConsultingGroup
93
PAGE 36
APPENDIX A - 2014-15 ASSESSMENT ROLL
An Assessment Roll (a listing of all parcels assessed within the Assessment Districts and
the amount of the assessment) will be filed with the City Clerk and is, by reference, made
part of this report and is 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.
CITY OF MOORPARK
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS S C ConsultingGroup
ENGINEERS REPORT, FY 2014-15
W
PAGE 37
APPENDIX B - ASSESSMENT DIAGRAM
Assessment Diagrams for the Assessment Districts have been prepared and are on file
with the City. Reference is hereby made to such Diagrams, and they are incorporated
herein by reference.
The boundaries of the Assessment Districts are displayed on the following Assessment
Diagram and supporting maps.
CITY OF MOORPARK -�
LANDSCAPING AND LIGHTING MAINTENANCE ASSESSMENT DISTRICTS C 'ConsuitingGroup
ENGINEERS REPORT, FY 2014-15
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